HomeMy WebLinkAboutII.4.b. Biscayne Business Park FP
EXECUTIVE SUMMARY
Planning Commission Meeting: June 25, 2019
Tentative City Council Meeting: July 16, 2019
AGENDA ITEM: 19-37-FP: Request by Appro
Development for Final Plat Approval for
Biscayne Business Park
AGENDA SECTION:
Consent
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 4.b.
ATTACHMENTS: Site Location Map; Final Plat; Updated
Project Development Plans: Site Data,
Overall SWPP, Existing Site and
Removals, Utility Plan, Road and Utility
Plans, Site Plan, Hydrant Coverage,
Overall Grading, Detailed Grading, Site
Restoration, Landscaping, Lighting and
Photometric Plan; City Engineer Review
Memo; Parks and Recreation Review
Memo
APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Biscayne Business Park, subject to the following conditions:
1. Execution of a subdivision agreement.
2. Provision of $112,880 for Fee-in-Lieu of Park Dedication for the entire subdivision.
This fee may also be paid prior to the issuance of a building permit for each lot in the
amount consistent with the City’s most recent fee schedule or any updates.
3. The applicant shall create a master association that will assume maintenance
responsibility for all shared roads, driveways, and storm water infiltration and
retention basins in accordance with the approved Stormwater Management
Maintenance Plan for Biscayne Business Park.
4. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated June 19, 2019.
SUMMARY
Applicant: Jim Connelly, Appro Development, 21476 Grenada Avenue,
Lakeville, MN
Property Owner: Tom Stordahl, 1001 Main Street East, Wabasha, MN
Comp. Guide Plan Designation: BP – Business Park
Current Zoning: BP/PUD – Business Park/Planned Unit Development
Gross Area: 15.32 Acres
Net Area: 14.55 Acres
Lots/Units: 8 Lots
The Planning Commission is being asked to consider a Final Plat request from Jim Connelly of Appro
Development for Biscayne Business Park to create eight lots associated with the City’s recent approval of a
planned unit development (PUD) on the site. The applicant intends to build an 18,000 square foot
building on Lot 1, Block 1 shortly after final plat approval, and then will market the remaining lots to
individuals or companies looking for office, manufacturing, and warehousing space. The final plat is
necessary to facilitate subdivision of the property into individual lots along with the required street
dedication along Biscayne Avenue. Staff finds the application consistent with the Biscayne Business Park
Preliminary Plat and recommends approval of this application subject to the conditions listed above.
BACKGROUND
The Planning Commission reviewed a preliminary plat and planned unit development (PUD) master
development plan for Biscayne Business Park at its April 23, 2019 meeting. The City Council approved
the preliminary plat and PUD plans at its May 21, 2019 meeting based on the recommendation of the
Planning Commission. The applicant has subsequently submitted a final plat for the entire project area,
which will create eight individual lots as describes within the overall master PUD development plan. The
final plat will cover the entire PUD area, which will allow the applicant to complete mass grading for the
entire site and install the private road to serve each of the individual lots. Future lot buyers will then be
able to construct buildings consistent with the master PUD development plan without needing to further
subdivide the property or perform additional mass grading on their lot.
Because the property is zoned BP – Business Park/PUD, permit review for building construction will be
conducted administratively consistent with the BP ordinance. The applicant has previously provided
preliminary building details for Lot 1, Block 1, and these plans will serve as the template for future lot
development within the business park. The approved PUD agreement allows for variation in the materials
and colors of individual buildings as long as they remain consistent with the general design proposed for
Lot 1. Additionally, all future buildings will need to conform to the City’s architectural review
requirements listed in the BP district development standards. The first building is being constructed as a
spec building, and the applicant has not identified a specific user for the site in advance of the Planning
Commission meeting. Since the proposed final plat incorporates all of the Biscayne Business Park PUD
area, the applicant will not need to come forward with another final plat before building any future
structures within the PUD development area.
ISSUE ANALYSIS
Legal Authority. 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.
Land Use and Zoning . The proposed eight lot business park development is consistent with the land use
and zoning classifications for the project area. The subject property is guided BP – Business Park and zoned
BP/PUD Business Park with the Biscayne Business Park Planned Unit Development (PUD). As a result,
the property is subject to all the standards of the BP – Business Park zoning district as well as the specific
development standards for the project area described in the PUD. The Biscayne Business Park PUD
included deviations from the base BP zoning; the including the following:
1. Section 11-5-2.C.6.d. Driveways in Commercial, Business Park, and Industrial, and
Residential Developments: Shared driveways will be allowed with zero (0) setback to the
adjoining property.
2. Section 11-2-7 Street Access Required: Lots will be allowed to be platted without access to
a public street; all access to individual lots will occur from a private street.
Overall, the final plat conforms to the BP district standards and Biscayne Business Park PUD requirements,
2
with the smallest lot within the final plat at 1.41 acres (one acre required) and the width of the narrowest lot
at 214 feet (120 feet required). Many of the other standards will be addressed at the building permit stage
when an individual site survey is reviewed by the City.
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land
subdivision. In this case, the preliminary plat was approved on May 21st consisting of eight lots. The
current application proposes to plat all eight of these lots for Biscayne Business Park and to dedicate the
easements necessary to construct the storm water retention areas within the overall project area. The
developer has been working to address the City’s preliminary plat review comments and the updated site
and development plans reflect some of this work.
The majority of the staff review comments concerning the project were incorporated into the
PUD/preliminary plat review memorandum and supporting documentation. Some of the updates to the
previous review are noted as follows:
Parks and Open Space. The City’s Parks and Recreation Department had previously recommended
that the City accept a fee in lieu of land dedication for the entire subdivision because there are no
planned municipal parks in the area. Based on the amount of land within the subdivision and City’s
current fee schedule, the applicant will need to pay a fee of $112,880 for the entire plat area. The City
is willing to either accept this payment with the final plat, or to allocate the fee throughout the
subdivision with each individual building permit. If the applicant elects to pay the fee at the time of
each building permit, the fee per lot will be calculated on a pro-rated basis consistent with the
adopted fee schedule in time at the time of each permit.
Storm Water Management. The City’s previous review identified two major areas of concern with
the overall storm water management plan for the subdivision. First, the City wanted to see some
consolidation of the storm water retention basins planned on each individual lot. After further
reviewing these comments, the developer has made minor modifications to the overall system, but
still is planning for a series of small interconnected ponds within each lot. Staff believes the system
will function properly overall, but is concerned about the long-term ownership and maintenance of
each pond, especially since the City is ultimately responsible for the basins under its city-wide MS4
(Municipal Separate Storm Sewer System) permit. To address the long-term maintenance issue, staff
is recommending that an overall master association for the business park assume responsibility for
maintenance of the entire storm water ponding system. This will help ensure that eight individual lot
owners will not be directly responsible for eight smaller pond systems on their lots.
Landscaping . The developer has updated the landscape plan to include nine additional plantings
along Biscayne Avenue that will be installed in conjunction with the overall site grading and
construction of the proposed building on Lot 1, Block 1. A site-specific landscape plan must be
submitted with each individual building permit and final site development plan associated with all of
the other lots within the subdivision.
Engineering . All public improvements depicted on the preliminary development plans are included
on the attached submission materials. The City Engineer has provided a review memorandum for the
proposed final plat, and all issues identified by the City Engineer must be addressed prior to the
release of the final plat for recording.
RECOMMENDATION
3
Staff is recommending approval of the final plat, subject to conditions, based on the information provided
by the applicant and reviewed within this report.
4
Location Map—Biscayne Business Park
BISCAYNE BUSINESS PARK
SHEET 1 OF 2 SHEETS
KNOW ALL PERSONS BY THESE PRESENTS: That Stordahl Partnership, L.L.L.P., a Minnesota limited liability partnership, owner of
the following described property:
The South Half of the Southeast Quarter of Section 32, Township 115, Range 19, except the West 1645.05 feet and except the
South 656.14 feet, Dakota County, Minnesota..
Has caused the same to be surveyed and platted as BISCAYNE BUSINESS PARK and does hereby dedicate to the public for public use
the public way and drainage and utility easements as created by this plat.
In witness whereof said Stordahl Partnership, L.L.L.P., a Minnesota limited liability partnership, has caused these presents to be signed
by its proper partner this _______ day of ___________________, 20_____.
Signed: Stordahl Partnership, L.L.L.P.
By _____________________________________________
Tom Stordahl, Gerneral Partner
State of ____________________________
County of ____________________________
This instrument was acknowledged before me on _______________________, 20_____ by Tom Stordahl, General Partner of Stordahl
Partnership, L.L.L.P., a Minnesota limited liability partnership, on behalf of the partnership.
_______________________________________________________
Signature
_______________________________________________________
Printed
Notary Public ____________________________________________
My Commission Expires ___________________________________
SURVEYORS CERTIFICATE
I, Mark A. Schwanz, 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, 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_____.
_____________________________________________
Mark A. Schwanz, Licensed Land Surveyor
Minnesota License No. 45817
State of Minnesota
County of Rice
This instrument was acknowledged before me on _______________________, 20_____ by Mark A. Schwanz.
_____________________________________________
Jennifer R. Canedo
Notary Public, Minnesota
My Commission Expires January 31, 2020
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 Apple Valley, Minnesota at a regular meeting thereof held this _______ day of
_______________________, 20_____, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
By: _____________________________________________, Mayor By: _____________________________________________, Chair
COUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF 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: _____________________________________________
Todd B. Tollefson
Dakota County Surveyor
DEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF 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 entered this _______ day of ___________________,
20_____.
By: _____________________________________________
Amy A. Koethe
Director, Department of Property Taxation and Records
COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that this plat of BISCAYNE BUSINESS PARK 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: _____________________________________________
Amy A. Koethe
Dakota County Recorder
N89°41'05"E 995.03N00°20'03"E 670.24N89°34'26"E 993.29
N00°11'04"E 672.15259.79 50.00303.1366.00107.3950.00
NORTH 304.56EAST 672.40
N61°
5
2'
2
3"
E
70.00
70.
0
0
S6
1
°
5
2
'
2
3
"
E
L=371.10R=70.00Δ=303°44'44"260.77
70.58128.02BLOCK
1
1 N00°11'04"E 672.05OUTLOT A
BISCAYNE AVENUEEAST LINE OF S 1/2 SE 1/4
SEC. 32 - T115 - R19
N89°34'26"E 254.78
NORTH
21.41
N89°34'26"E
82.15 NORTH63.26N45°59'01"E17.87N89°34'26"E 233.85 S5
0
°
2
1
'
4
0
"E
1
9
.
1
4
SOUTH66.50N89°34'26"E 172.78 NORTH43.57N53°2
3'
5
4
"
E
15.55 N89°34'26"E 86.81S56°37'35"E16.50SOUTH41.11N89°34'26"E
59.46
N89°41'05"E 260.86NORTH45.58NORTH34.4382.10
N89°41'05"E
SOUTH70.3368.82NORTHN89°41'05"E
84.33 181.1174.35
N89°41'05"E
S00°11'04"W73.2921
.
4
0
S4
5
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3
9
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3
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E
170.48
N89°41'05"E
35.12DRAINAGE AND UTILITY EASEMENTNORTH 305.74NORTH 271.69341.34EAST 201.60328.91254.04 213.65 213.65 261.95
302.92213.65213.65257.94
136.26 213.64
EAST 610.67
EAST 610.88NORTH 299.38NORTH 300.97136.26 213.64 260.98
234
8765
L =91.38 Δ=74°4
7'2
9
"L=94.17Δ=77°04'5 3 "L=94.17Δ=77
°0
4'53"
L =9 1.3 8 Δ =7 4 °4 7'29"NORTH 262.56N18°44'25
"W
108
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7
8
N89°41'05"E 150.30
N89°41'05"E
107.23
1010 S00°11'04"W 1328.31NE CORNER S1/2 SE 1/4
SEC. 32 - T115- R19
FOUND CAST IRON MONUMENT
EAST LINE OF
S 1/2 OF SE 1/4
DRAINAGE AND UTILITY EASEMENT
79,082 SQ. FEET - 1.82 ACRES65,194 SQ. FEET - 1.50 ACRES63,248 SQ. FEET - 1.45 ACRES84,759 SQ. FEET - 1.95 ACRES
81,344 SQ. FEET - 1.87 ACRES 61,594 SQ. FEET - 1.41 ACRES 64,130 SQ. FEET - 1.47 ACRES 78,944 SQ. FEET - 1.81 ACRES
BISCAYNE BUSINESS PARK
Denotes Found Iron Monument
Indicates 1/2" Dia. x 18"
Long Solid Iron Pipe Set
With Plastic Cap Marked By
ISG, License No. 45817
LEGEND
BEARING NOTE:
The east line of the South Half of the Southeast Quarter of Section 32,
Township 115, Range 19 is assumed to bear N00°11'04"E.
SEC. 32, TWP. 115, RGE. 19
VICINITY MAP
(NOT TO SCALE)
Dakota County, MNNW 1/4NE 1/4SE 1/4SW 1/4Biscayne AvenueC.S.A.H. No. 46 (160th Street West)
SITE
0
SCALE IN FEET
50 100
SHEET 2 OF 2 SHEETS
Drainage And Utility
Easements Are Shown Thus:10101010
10
Drainage And
Utility Easement
Lines
Lot Lines
Right-of-Way Line
Being 10 feet in width and adjoining lot lines,
right - of - way lines and rear lot lines, unless
otherwise indicated on the plat.
AREA TABLE:
Existing:
Total Area = 667,236 sq. ft. = 15.32 acres
Proposed:
Biscayne R/W = 33,605 sq. ft. = .77 acres
Street R/W = 55,336 sq. ft. = 1.27 acres
Lot 1, Block 1 = 79,082 sq. ft. = 1.82 acres
Lot 2, Block 1 = 65,194 sq. ft. = 1.50 acres
Lot 3, Block 1 = 63,248 sq. ft. = 1.45 acres
Lot 4, Block 1 =84,759 sq. ft. = 1.95 acres
Lot 5, Block 1 =81,344 sq. ft. = 1.87 acres
Lot 6, Block 1 = 61,594 sq. ft. = 1.41 acres
Lot 7, Block 1 = 64,130 sq. ft. = 1.47 acres
Lot 8, Block 1 = 78,944 sq. ft. = 1.81 acres
Total Area = 667,236 sq. ft. = 15.32 acres
06/07/19 CITY COMMENTS TTK
22185 C0-DATA
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C0-10
SITE DATA SHEET
PROJECT LOCATION
N
S
W E
LOCATION MAP
0
SCALE IN FEET
2000 4000
SITE SUMMARY
ZONING:BP - BUSINESS PARK
SITE/LOT AREA:SITE = 667,236 SF / 15.32 AC LOT 1 = 79,082 SF / 1.82 AC
IMPERVIOUS AREA:SITE = 80,720 SF / 1.85 AC LOT 1 = 45,558 SF / 1.05 AC
GREENSPACE
PROVIDED:SITE = 586,516 SF / 13.46 AC LOT 1 = 33,524 SF / 0.77 AC
PARKING REQUIREMENTS (PER CITY CODE)
TYPE UNIT / AREA STALLS REQUIRED STALLS PROVIDED
OFFICE - 1 PER 200 SF GFA 3,456 SF 17 17
MANUFACTURING - 1 PER
300 SF GFA 3,456 SF 12 14
WAREHOUSE - 1 PER
2,000 SF GFA 10,368 SF 5 5
TOTAL:34 36
SETBACKS
PARKING BUILDING
FRONT YARD 20'-0"30'-0"
SIDE YARD 10'-0"10'-0"
REAR YARD 10'-0"10'-0"
PROJECT LOCATION:
MN05 T115M R19W SEC 32
THE NORTHERN HALF OF THE SW
QUARTER OF THE SW QUARTER OF
SEC 32
ROSEMOUNT TWP
ROSEMOUNT, MINNESOTA
B.M. ELEVATION=957.80
TIE IN NW SIDE OF PP LOCATED AT
THE SOUTHEAST PROPERTY CORNER
APPROX. 650' NORTH OF CR 46
1.ALL WORK SHALL CONFORM TO THE CONTRACT DOCUMENTS, WHICH INCLUDE, BUT
ARE NOT LIMITED TO, THE OWNER - CONTRACTOR AGREEMENT, THE PROJECT MANUAL
(WHICH INCLUDES GENERAL SUPPLEMENTARY CONDITIONS AND SPECIFICATIONS),
DRAWINGS OF ALL DISCIPLINES AND ALL ADDENDA, MODIFICATIONS AND CLARIFICATIONS
ISSUED BY THE ARCHITECT/ENGINEER.
2.CONTRACT DOCUMENTS SHALL BE ISSUED TO ALL SUBCONTRACTORS BY THE
GENERAL CONTRACTOR IN COMPLETE SETS IN ORDER TO ACHIEVE THE FULL EXTENT AND
COMPLETE COORDINATION OF ALL WORK.
3.WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. NOTIFY
ARCHITECT/ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRING INFORMATION
OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK.
4.FIELD VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS. NOTIFY
ARCHITECT/ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRING INFORMATION
OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK.
5.DETAILS SHOWN ARE INTENDED TO BE INDICATIVE OF THE PROFILES AND TYPE OF
DETAILING REQUIRED THROUGHOUT THE WORK. DETAILS NOT SHOWN ARE SIMILAR IN
CHARACTER TO DETAILS SHOWN. WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN
INTENT CANNOT BE DETERMINED, NOTIFY ARCHITECT/ENGINEER BEFORE PROCEEDING
WITH THE WORK.
6.ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE APPLIED,
INSTALLED, CONNECTED, ERECTED, CLEANED AND CONDITIONED ACCORDING TO
MANUFACTURERS' INSTRUCTIONS. IN CASE OF DISCREPANCIES BETWEEN
MANUFACTURERS' INSTRUCTIONS AND THE CONTRACT DOCUMENTS, NOTIFY
ARCHITECT/ENGINEER BEFORE PROCEEDING WITH THE WORK.
7.ALL DISSIMILAR METALS SHALL BE EFFECTIVELY ISOLATED FROM EACH OTHER TO
AVOID GALVANIC CORROSION.
8.THE LOCATION AND TYPE OF ALL INPLACE UTILITIES SHOWN ON THE PLANS ARE FOR
GENERAL INFORMATION ONLY AND ARE ACCURATE AND COMPLETE TO THE BEST OF THE
KNOWLEDGE OF I & S GROUP, INC. (ISG). NO WARRANTY OR GUARANTEE IS IMPLIED. THE
CONTRACTOR SHALL VERIFY THE SIZES, LOCATIONS AND ELEVATIONS OF ALL INPLACE
UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL IMMEDIATELY NOTIFY
ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN.
9.THE CONTRACTOR IS TO CONTACT "GOPHER STATE ONE CALL" FOR UTILITY
LOCATIONS, MINIMUM 2 BUSINESS DAYS PRIOR TO ANY EXCAVATION / CONSTRUCTION
(1-800-252-1166).
PROJECT GENERAL NOTES
ALL CONSTRUCTION SHALL COMPLY WITH THE CITY OF ROSEMOUNT REQUIREMENTS AND
MnDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION, 2018 EDITION, THE STANDARD
SPECIFICATIONS FOR SANITARY SEWER, STORM DRAIN AND WATERMAIN AS PROPOSED BY
THE CITY ENGINEERS ASSOCIATION OF MINNESOTA 2013, AND CURRENT VERSION OF THE
MINNESOTA STATE PLUMBING CODE UNLESS DIRECTED OTHERWISE.
HORIZONTAL COORDINATES HAVE BEEN REFERENCED TO THE NORTH AMERICAN DATUM
OF 1983 (NAD83), 1996 ADJUSTMENT (NAD83(1996)) ON THE DAKOTA COUNTY COORDINATE
SYSTEM, IN U.S. SURVEY FEET.
ELEVATIONS HAVE BEEN REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF
1988 (NAVD 88).
RTK GPS METHODS WERE USED TO ESTABLISH HORIZONTAL AND VERTICAL COORDINATES
FOR THIS PROJECT.
THIS PROJECT'S TOPOGRAPHIC SURVEY CONSISTS OF DATA COLLECTED IN SEPTEMBER
2018 BY I&S GROUP.
SPECIFICATIONS REFERENCE
PROJECT DATUM
TOPOGRAPHIC SURVEY
LEGEND
EXISTING
CITY LIMITS
ACCESS CONTROL
SECTION LINE
QUARTER SECTION LINE
RIGHT OF WAY LINE
PROPERTY / LOTLINE
EASEMENT LINE
CULVERT
WATER EDGE
WETLAND BOUNDARY
WETLAND / MARSH
WATER
FENCE LINE
STORM SEWER
SANITARY SEWER
SANITARY SEWER FORCEMAIN
CONTOUR (MAJOR)
UNDERGROUND TELEPHONE
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TV
GAS
UNDERGROUND FIBER OPTIC
CONTOUR (MINOR)
DECIDUOUS TREE
CONIFEROUS TREE
TREE LINE
MANHOLE/STRUCTURE
CATCH BASIN
HYDRANT
CURB STOP
VALVE
UTILITY PEDESTAL / CABINET
POWER POLE
990
989
PROPOSED
CULVERT
STORM SEWER
SANITARY SEWER SERVICE
WATER SERVICE
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TV
GAS
CONTOUR
STORM SEWER MANHOLE
SANITARY SEWER MANHOLE
HYDRANT
VALVE
EASEMENT
RIGHT OF WAY
1015
LOT LINE
OVERHEAD UTILITY
UNDERGROUND UTILITY
CITY OF
ROSEMOUNT
C0-10 SITE DATA SHEET
300 22185 C0-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
CIVIL SHEET INDEX
Sheet Number Sheet Title
C0-10 SITE DATA SHEET
C0-20 CITY OF ROSEMOUNT STANDARD DETAILS
C0-21 CITY OF ROSEMOUNT STANDARD DETAILS
C0-22 SITE DETAILS
C0-23 SITE DETAILS
C0-24 SITE DETAILS
C0-25 SITE DETAILS
C0-26 SITE DETAILS
C1-10 OVERALL SWPPP
C1-20 SWPPP NOTES
C1-21 SWPPP NOTES
C1-22 SWPPP NOTES
C1-23 SWPPP NOTES
C1-24 SWPPP DETAILS
C2-10 EXISTING SITE & REMOVALS PLAN
C3-10 OVERALL SITE & UTILITY PLAN
C3-20 PLANNED ROAD & UTILITY CONSTRUCTION
C3-21 PLANNED ROAD & UTILITY CONSTRUCTION
C3-22 DETAILED SITE PLAN
C3-30 UTILITY SCHEDULES
C3-40 HYDRANT COVERAGE PLAN
C4-10 OVERALL GRADING PLAN
C4-20 DETAILED GRADING PLAN
C5-10 SITE RESTORATION PLAN
C5-20 LANDSCAPING PLAN
C5-30 LANDSCAPING DETAILS AND NOTES
C6-10 SITE LIGHTING PLAN
C6-11 PHOTOMETRICS PLAN
CR RD 46CR RD 3BISCAYNE AVE145TH ST W
BONNIE PATH W
AKRON AVEPILOT KNOB RD170TH ST W
160TH ST WDIAMOND PATHCHIPPENDALE AVE W150TH ST W
145TH ST W
SANITARY SEWER
WATER
DEVELOPER:
JIM CONNELLY
APPRO DEVELOPMENT
21476 GRENADA AVE
LAKEVILLE, MN 55044
PROJECT MANAGER: REESE SUDTELGTE
EMAIL: REESE.SUDTELGTE@IS-GRP.COM
MANAGING OFFICE:
7900 INTERNATIONAL DRIVE
INTERNATIONAL PLAZA
SUITE 550
MINNEAPOLIS, MN 55425
PHONE: 952.426.0699
MINNEAPOLIS /
ST. PAUL OFFICE
R=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
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T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF LOT 8
78,944 SF
LOT 4
84,759 SF
LOT 3
63,248 SF
LOT 2
65,194 SF
PROPOSED BUILDING18,000 SQ. FT.FFE = 955.75SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKING95
5954
955
953
954
950950
951
951
952
952
953
953
954
954
950
950
949949
951
951
951
952
952
952
953
953
953
953
954
940
945
939
941 942 943 944
950
948 949
951 952 953953
951951
952
952
953
953
954
954
950
950
948 948
949
949
951
951
952
952
952
953
953
953
954
953
954
950 955955955947948949951
952
953
953
953954954954
9
5
0
955955
946
9
4
7
948
949 9519519
5
1 95295295
2
9
5
3
953
953954
95
4
9
5
4 955955
955952953954954
954956 95606/07/19 CITY COMMENTS TTK
22185 C1-SWPPP
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C1-10
OVERALL SWPPP
C1-10 OVERALL SWPPP
300 22185 C1-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
50 100 150
PROPERTY LINE, TYP.
EROSION CONTROL LEGEND
SYMBOL ITEM
NO.DESCRIPTION UNITS QUANTITY
2511.507 RANDOM RIPRAP, CLASS III CY 162
2511.504 GEOTEXTILE FILTER, TYPE IV SY 100
PERIMETER CONTROL LF 9,341
2573.502 EXISTING STORM DRAIN INLET
PROTECTION EACH 2
2573.502 PROPOSED STORM DRAIN
INLET PROTECTION EACH 14
2573.501 STABILIZED CONSTRUCTION
EXIT EACH 1
2575.504 EROSION CONTROL BLANKET,
CATEGORY 3N SY 17,534
CONCRETE WASHOUT AREA EA 1
EXISTING DRAINAGE ARROW
PROPOSED DRAINAGE ARROW
PERIMETER CONTROL CAN BE SILT FENCE OR SEDIMENT CONTROL LOG.
QUANTITIES ARE FOR INFORMATIONAL PURPOSES TO MEET THE REQUIREMENTS OF THE
CONSTRUCTION STORMWATER PERMIT. NO GUARANTEE IS MADE TO THE ACTUAL QUANTITIES
REQUIRED.
THE QUANTITIES SHOWN ARE TOTAL FOR THE ENTIRE PROJECT NOT SPECIFIC TO THIS SHEET.
SEE SITE RESTORATION PLAN FOR FINAL TURF ESTABLISHMENT
NOTE: SWPPP COVERAGE INCLUDES ELECTRIC, GAS, TELEPHONE, AND CABLE INSTALLATION. EACH
COMPANY OR THEIR SUBCONTRACTOR IS RESPONSIBLE TO FOLLOW THE REQUIREMENTS OF THIS
SWPPP INCLUDING PROVIDING THEIR OWN RESTORATION IF INSTALLATION OCCURS AFTER PRIMARY
INSTALLATION OF SEEDING/SODDING/MULCHING DURING CONSTRUCTION OF EACH UTILITY.
LOT LINE, TYP.
UTILITY EASEMENT, TYP.
PERIMETER CONTROL, TYP.EROSION CONTROL BLANKET, TYP.INLET PROTECTION, TYP.
PROPOSED SURFACE DRAINAGE ARROW, TYP.
EXISTING SURFACE DRAINAGE ARROW, TYP.
CONSTRUCTION ENTRANCE
CONCRETE WASHOUT AREARIGHT-OF-WAY, TYP.157TH STREET
R=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22
BENCHMARK TIE IN PP
ELEV = 957.80 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
9459
5
0
955 9559559449469479489499519519
5
1 95295295
2
95
3 95395395495495
4
946947947948948 955952953954956 955951952953954956 950955951952953954956955
956
06/07/19 CITY COMMENTS TTK
22185 C2-EXIST
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C2-10
EXISTING SITE &
REMOVALS PLAN
C2-10 EXISTING SITE & REMOVALS PLAN
300 22185 C2-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
50 100 150
PROPERTY LINE, TYP.
PROTECT POWER POLE
PROTECT POWER POLE
EXISTING SURFACE CONTOUR, TYP.
EXITING FIELD EDGE, TYP.
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND FIBER OPTIC LINE
EXISTING GRAVEL, TYP.670.24'960.3'
REMOVAL LEGEND
SYMBOL DESCRIPTION
REMOVE GRAVEL SURFACE
CONTRACTOR SHALL VERIFY EXISTING PAVEMENT SECTION
AND NOTIFY ENGINEER OF ANY DISCREPANCIES.
PAVEMENT REMOVALS SHALL INCLUDE FULL DEPTH
SAWCUT & SECTION REMOVAL.
REMOVE GRAVEL SURFACING
NOTE:
CONTRACTOR TO PROVIDE TRAFFIC CONTROL IN ACCORDANCE WITH THE
MNDOT TEMPORARY TRAFFIC CONTROL MANUAL AND THE CITY OF
OWATONNA REQUIREMENTS.
SALVAGE SIGN FOR REINSTALLMENT
REMOVE 7 LF OF WATERMAIN
CONTRACTOR TO FIELD VERIFY SIZE, DEPTH
AND LOCATION OF EXISTING UTILITIES
962.03'
LOT 5
81,344 SF
LOT 6
61,594 SF LOT 7
64,130 SF LOT 8
78,944 SF
LOT 4
84,759 SF
LOT 3
63,248 SF
LOT 2
65,194 SF
PROPOSED BUILDING18,000 SQ. FT.FFE = 955.75SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKINGR=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22
BENCHMARK TIE IN PP
ELEV = 957.80 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
012345678910A-7
FES-1A
FES-2
FES-1
A-10
FES-3AFES-4 FES-3
FES-7
FES-4A
FES-8A
FES-8 FES-9A
FES-9
FES-5A
FES-5
FES-6
A-2
P-1 (15")
P-3 (24")P-4 (24")
P-8 (24")P-9 (24")
P-10 (15")P-5 (24")P-6 (24")P-
7
(
2
4
"
)P-2 (12")S-2
S-3
EX S-1
S-5
S-4
8" PLUG
SP-4 (8")SP-3 (8")SP-2 (8")
SP
-
1
(
8
"
)
SP-1A (8")
12''x6'' TEE
12''x6'' TEE
12''x12'' TEE
12''x6'' REDUCER
6'' GV & BOX
6'' GV & BOX
6'' GV & BOX
12" WATERMAIN (C900)
6" WATERMAIN (C900)
8'' GV & BOX
8''x45° BEND
12''x8'' TEE
12''x8'' TEE
8''x45° BEND
8'' GV & BOX
8" WATERMAIN (C900)
8" WATERMAIN (C900)
8" WATERMAIN (C900)
8" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
12''x8'' TEE
8'' GV & BOX
8" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
12''x8'' TEE
8'' GV & BOX
8" WATERMAIN (C900)
12''x8'' TEE
6" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
8'' GV & BOX 8" WATERMAIN (C900)
8" WATERMAIN (C900)
5''x 7'-6'' HYDRANT
5''x 7'-6'' HYDRANT
5''x 7'-6'' HYDRANT
12'' GV & BOX
12'' GV & BOX
8'' CAP8'' CAP
8'' CAP
8'' CAP
8'' CAP
8'' CAP
8'' CAP
06/07/19 CITY COMMENTS TTK
22185 C3-SITE
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C3-10
OVERALL SITE &
UTILITY PLAN
C3-10 OVERALL SITE & UTILITY PLAN
300 22185 C3-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
PROPERTY LINE, TYP.LOT LINE, TYP.OUTLOT A
0
SCALE IN FEET
40 80 120
FUTURE BUILDING PADS, TYP.
STUB 6" SANITARY SERVICE
TO ROAD EASEMENT, TYP.
STUB WATER SERVICE TO ROAD EASEMENT, TYP.
CONNECT TO MET COUNCIL
SANITARY SEWER (SEE NOTES)RIGHT-OF-WAY, TYP.DRAINAGE AND UTILITY EASEMENT, TYP.
157TH STREET
STUB P-10 TO PROPERTY LINE
FOR CONNECTION TO BISCAYNE
AVE FUTURE STORM
CONSERVATION EASEMENT SIGN (SEE DETAIL)
CONSERVATION EASEMENT SIGN (SEE DETAIL)
CONSERVATION EASEMENT SIGN (SEE DETAIL)
CONSERVATION EASEMENT SIGN (SEE DETAIL)
MCES CONNECTION NOTES:
THE CONTRACTOR IS REQUIRED TO CONTACT MIKE OLERICH AT 651-602-8908 BETWEEN 7:30 AM AND 3:30 PM AT
LEAST 48 HOUTS IN ADVANCE TO ARRANGE TO HAVE AN INSPECTOR ON SITE AT THE TIME THE CONNECTION IS
BEING MADE. INSPECTIONS PERFORMED OUTSIDE NORMAL HOURS, MONDAY THROUGH FRIDAY 7:00 AM - 3:30 PM,
MAY REQUIRE REIMBURSEMENT TO MCES FOR OVERTIME. SHOULD THE CONTRACTOR ELECT TO PERFORM THE
CONNECTION OUTSIDE OF NORMAL BUSINESS HOURS, THE CONTRACTOR SHALL PAY FOR ANY ADDITIONAL FEES.
BACKUP CONTACTS ARE AS FOLLOWS: MATT AMUNDSON AT 651-262-8053 AND DAVE ELZINGA AT 651-602-8924.
THE CONTRACTOR SHALL TAKE MEASUREMENTS BEFORE BEGINNING CONSTRUCTION TO ENSURE THAT SERVICE
CONNECTIONS SHALL NOT BE CUT INTO MAINTENANCE ACCESS STRUCTURE JOINTS OR PIPE BARREL JOINTS.
CUTTING INTO JOINTS WILL NOT BE ALLOWED.
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF
LOT 4
84,759 SF LOT 3
63,248 SF
LOT 2
65,194 SF
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
012345FES-5A
FES-5
FES-6
P-5 (24")P-6 (24")S-5
S-4
SP-4 (8")SP-3 (8")12''x6'' TEE
12''x6'' REDUCER
6'' GV & BOX
6'' GV & BOX
12" WATERMAIN
6" WATERMAIN 6" WATERMAIN6" WATERMAIN
8'' GV & BOX
8" WATERMAIN (C900)
8''x45° BEND
12''x8'' TEE
12''x8'' TEE 8''x45° BEND
8'' GV & BOX
8" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
12''x8'' TEE
8" WATERMAIN (C900)
8'' GV & BOX
8" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
8" WATERMAIN (C900)
12''x8'' TEE
8'' GV & BOX
8" WATERMAIN (C900)
5''x 7'-6'' HYDRANT
BREAK=953.98
5''x 7'-6'' HYDRANT
BREAK=953.47
8'' CAP
8'' CAP
8'' CAP
8'' CAP
8'' CAP
8'' CAP
MATCH LINE: 4+90STA. 5+52
S = 946.38
STA. 5+57
S = 946.36
STA. 3+99
S = 947.25
STA. 2+39
S = 948.22
STA. 2+32
S = 948.13
STA. 4+04
S = 947.22
0+00952.90+25953.2953.780+50953.6953.920+75954.0954.171+00954.4954.321+25954.6954.181+50954.9954.041+75955.1953.882+00955.3951.772+25955.5954.812+50955.6954.692+75955.7954.563+00955.8954.313+25955.8954.073+50955.8953.953+75955.6953.944+00955.3953.944+25954.4953.944+50953.6953.944+75952.8953.945+00952.1953.945+25951.4953.9440.3' @ -1.00%363.1' @ 0.00%3+11.90954.19953.943+61.90L = 50.0'
K = 50.00
A.D. = 1.00%
S-5
R=954.80
I=947.11 (8") SP-4
SP-4 300'x8" @0.50%
S-4
R=953.94
I=945.61 (8") SP-4
I=945.51 (8") SP-3
6" WATERMAIN (C900)
6" WATERMAIN (C900)
6'' GV & BOX
12''x6'' REDUCER
12" WATERMAIN (C900)
12''x6'' TEE
P-5
C
C
NOTE:
XXX.X - EXISTING GROUND L
XXX.XX - PROPOSED GRADE L
12''x8'' TEE
12''x8'' TEE
12" WATERMAIN (C900)
12''x8'' TEE12''x8'' TEE
12" WATERMAIN (C900)
12''x8'' TEE
12''x8'' TEE
930
935
940
945
950
955
960
965
970
975
930
935
940
945
950
955
960
965
970
975
06/07/19 CITY COMMENTS TTK
22185 C3-PROFILES
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C3-20
PLANNED ROAD &
UTILITY
CONSTRUCTION
C3-20 PLANNED ROAD & UTILITY CONSTRUCTION
300 22185 C3-20
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60
PROPOSED DITCH GRADE, 31' RIGHT OF CENTERLINE
PROPOSED CENTERLINE GRADE, TYP.EXISTING GRADE, TYP.
STUB WATER SERVICE TO ROAD EASEMENT, TYP.
STUB 6" SANITARY SERVICE TO ROAD EASEMENT, TYP.
UTILITY EASEMENT, TYP.LOT LINE, TYP.PROPERTY LINE, TYP.STA. 0+00 TO 5+50PROPOSED 66' ROAD EASEMENT30'R30'
R30'
R55'
R70'7.5' MIN BURY DEPTH18" MIN. SEPARATION5"x7'-6" HYDRANT
PROPOSED DITCH GRADE, 31' LEFT OF CENTERLINE
10' MIN. SEPARATION
10' MIN. SEPARATION
157TH STREET
0
V
E
R
T.
5
10
NOTE:
STA: 00+00 SANITARY WYE STATION
S = 0.0 SANITARY STUB INVERT ELEVATION
INSULATE SANITARY SERVICE
UNDER DITCH CROSSING
INSULATE SANITARY SERVICE
UNDER DITCH CROSSING
LOT 7
64,130 SF
LOT 8
78,944 SF
LOT 2
65,194 SF
17
19
PARKINGR=956.43
SAN MH
I=919.18
FO
BISCAYNE AVEEX 12" WATERMAINREGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
5678910FES-1AFES-1
A-2
P-1 (15")
S-2
S-3
EX S-1
S-4
8" PLUG
SP-2 (8")
SP
-
1
(
8
"
)
SP-1A (8")SP-3 (8")12''x6'' TEE
12''x12'' TEE
6'' GV & BOX 6" WATERMAIN12" WATERMAIN
8'' GV & BOX
12''x8'' TEE
8" WATERMAIN (C900)
12''x8'' TEE
8'' GV & BOX
8" WATERMAIN (C900)
8'' GV & BOX
12''x8'' TEE
12''x8'' TEE
8'' GV & BOX
8" WATERMAIN (C900)8" WATERMAIN (C900)5''x 7'-6'' HYDRANT
BREAK=954.04
12'' GV & BOX
8'' CAP
8'' CAP 8'' CAP
MATCH LINE: 4+90STA. 8+60
S = 944.74STA. 5+52
S = 946.38
STA. 5+57
S = 946.36
12'' GV & BOX
5+25951.4953.945+50951.0953.945+75950.8953.946+00950.8953.946+25951.1953.946+50951.3953.946+75951.7953.947+00952.2953.947+25952.9953.947+50953.5954.027+75954.0954.278+00954.5954.608+25954.6954.938+50954.7955.268+75954.8955.609+00954.7955.939+25954.5956.149+50954.7956.089+75955.7955.8310+00956.310+25955.410+50955.125.0' @ -1.00%
363.1' @ 0.00%
128.1' @ 1.33%7+25.00953.94954.277+75.00L = 50.0'
K = 21.48
A.D. = 2.33%
L = 50.0'
K = 37.66
A.D. = 1.33%956.169+31.649+03.12955.97956.059+53.12SP-3 300'x8" @0.50%
S-4
R=953.94
I=945.61 (8") SP-4
I=945.51 (8") SP-3
S-3
R=954.95
I=944.01 (8") SP-3
I=943.91 (8") SP-2
SP-2 114'x8" @0.50%
S-2
R=956.14
I=943.34 (8") SP-2
I=943.24 (8") SP-1
I=943.24 (8") SP-1A
SP-1 123'x8" @0.50%
EX S-1
R=955.13
I=942.63 (8") SP-1
951.769
5
2
.
1
2
P-1 90'x15" @0.40%
12''x12'' TEE12''x6'' TEE
12" WATERMAIN (C900)
930
935
940
945
950
955
960
965
970
975
930
935
940
945
950
955
960
965
970
975
C
C
NOTE:
XXX.X - EXISTING GROUND L
XXX.XX - PROPOSED GRADE L
12''x8'' TEE
12''x8'' TEE
12''x8'' TEE
12''x8'' TEE
12" WATERMAIN (C900)
12'' GV & BOXBISCAYNE AVE06/07/19 CITY COMMENTS TTK
22185 C3-PROFILES
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C3-21
PLANNED ROAD &
UTILITY
CONSTRUCTION
C3-21 PLANNED ROAD & UTILITY CONSTRUCTION
300 22185 C3-21
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60
PROPOSED DITCH GRADE, 31' LEFT OF CENTERLINE
PROPOSED CENTERLINE GRADE, TYP.EXISTING GRADE, TYP.
STUB WATER SERVICE TO ROAD EASEMENT, TYP.STUB 6" SANITARY SERVICE TO ROAD EASEMENT, TYP.UTILITY EASEMENT, TYP.LOT LINE, TYP.PROPERTY LINE, TYP.STA. 5+00 TO 10+75
CONSTRUCT WATER SERVICE AND 6" SANITARY SERVICE
TO WITHIN 5' FROM THE BUILDING. CONNECTION INTO
BUILDING BY MECHANICAL CONTRACTOR. (VERIFY
LOCATIONS WITH MECHANICAL PLANS)RIGHT-OF-WAY, TYP.CONTRACTOR TO DAM SP-1A
UNTIL CONNECTION TO FUTURE
CITY SANITARY IS ESTABLISHED
NOTE:
CONTRACTOR TO PROVIDE TRAFFIC CONTROL IN ACCORDANCE WITH THE
MNDOT TEMPORARY TRAFFIC CONTROL MANUAL AND THE CITY OF
ROSEMOUNT REQUIREMENTS.7.5' MIN. BURY DEPTHPROPOSED DITCH GRADE, 31' RIGHT OF CENTERLINE
10' MIN. SEPARATION
10' MIN. SEPARATION
10' MIN. SEPARATION
10' MIN. SEPARATION
PROVIDE TEMPORARY INSIDE DROP
CONNECTION TO SANITARY MANHOLE
ASSUMED DEPTH OF 947.2
CONTRACTOR TO FIELD VERIFY
SIZE, DEPTH AND LOCATION.
CONTRACTOR TO FIELD VERIFY SIZE, DEPTH
AND LOCATION OF EXISTING UTILITIES
157TH STREET
0
V
E
R
T.
5
10
FUTURE TRAIL (BY OTHERS)
SANITARY WYE = 8+55
NOTE:
STA: 00+00 SANITARY WYE STATION
S = 0.0 SANITARY STUB INVERT ELEVATION
PROPOSED 66' ROAD EASEMENT30'R35'
R35'
LOT 7
64,130 SF
LOT 8
78,944 SF
LOT 2
65,194 SF
17
19
PROPOSED BUILDING
18,000 SQ. FT.
FFE = 955.75
SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKINGG
R=956.43
SAN MH
I=919.18
FO
BENCHMARK TIE IN PP
ELEV = 957.80 BISCAYNE AVEI=955.36 EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
06/07/19 CITY COMMENTS TTK
22185 C3-SITE
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C3-22
DETAILED SITE
PLAN
C3-22 DETAILED SITE PLAN
300 22185 C3-22
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60
PAVEMENT LEGEND
SYMBOL DESCRIPTION
BITUMINOUS PAVEMENT
HEAVY DUTY BITUMINOUS
PAVEMENT
CONCRETE PAVEMENT
HEAVY DUTY CONCRETE
PAVEMENT
CONCRETE SIDEWALK
ROAD EASEMENT, TYP.
PROPERTY LINE, TYP.LOT LINE, TYP.32'19'24'19'24'9'9'
CONSTRUCT TURN DOWN WALK
(SEE DETAIL)6'6'
CONSTRUCT CONCRETE WALK
(SEE DETAIL)
CONSTRUCT TURN DOWN WALK
(SEE DETAIL)5'20'20'5'
FUTURE BUILDING PAD
CONSTRUCT B618 CURB & GUTTER
(SEE DETAIL)
3' CURB TAPER
3' CURB TAPER
R50'
R15'
R15'
R30'R30'
R15'
R39'
CONSTRUCT WATER SERVICE AND 6" SANITARY SERVICE
TO WITHIN 5' FROM THE BUILDING. CONNECTION INTO
BUILDING BY MECHANICAL CONTRACTOR. (VERIFY
LOCATIONS WITH MECHANICAL PLANS)
SANITARY CLEANOUT
R = 955.65
I =944.01 10'F&I: ACCESSIBLE PARKING SIGNS
SOUTHEAST BASIN
SOUTH BASIN
17'
R50'
R3', TYP.RIGHT-OF-WAYF&I: 4" WHITE STRIPING, TYP.
CONSTRUCT ACCESSIBLE
PARKING AREA (SEE DETAIL)
CONNECT TO MET COUNCIL
SANITARY SEWER
PATCH GRAVEL SURFACING
TO MATCH EXISTING
(SEE DETAIL)
SALVAGE & REINSTALL
SIGNAGE AS NEEDED
NOTE:
CONTRACTOR TO PROVIDE TRAFFIC CONTROL IN ACCORDANCE WITH THE
MNDOT TEMPORARY TRAFFIC CONTROL MANUAL AND THE CITY OF
ROSEMOUNT REQUIREMENTS.
CONTRACTOR TO PROTECT AND FIELD VERIFY
SIZE, DEPTH AND LOCATION OF EXISTING UTILITIES
DRAINAGE AND UTILITY EASEMENT, TYP.
157TH STREET
CONSTRUCT 2' GRAVEL SHOULDER
18'18'FUTURE TRAIL (BY OTHERS)
R1-1 (30x30)
CONSTRUCT 12" RIBBON CURB (SEE DETAIL)
CONSERVATION
EASEMENT SIGN
(SEE DETAIL)
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF LOT 8
78,944 SF
LOT 4
84,759 SF
LOT 3
63,248 SF
LOT 2
65,194 SF
PROPOSED BUILDING18,000 SQ. FT.FFE = 955.75SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKINGR=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22
BENCHMARK TIE IN PP
ELEV = 957.80 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
22185 C3-SITE
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C3-40
HYDRANT
COVERAGE PLAN
C3-40 HYDRANT COVERAGE PLAN
300 22185 C3-40
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
PROPERTY LINE, TYP.
LOT LINE, TYP.
ROAD EASEMENT, TYP.
0
SCALE IN FEET
50 100 150
HYDRANT COVERAGE LEGEND
EXISTING HYDRANT
PROPOSED HYDRANT
R250'
R250'RIGHT-OF-WAY, TYP.
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF LOT 8
78,944 SF
LOT 4
84,759 SF
LOT 3
63,248 SF
LOT 2
65,194 SF
PROPOSED BUILDING18,000 SQ. FT.FFE = 955.75SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKINGR=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
95
5954
956
955
950 951 952 953 954
953
955953
954
956957951 950 951 952 953
954
951 952 953
954
950
947 948 949
951 952 953953
955
952
953
954
955
951952953
954
950
9
4
9
951
952
95
3
9539539
5
4
95
4 955951
951952952953954
950 951 952 953
953
940
945
939
941 942 943 944
952
953
954
952
953
954
-1.9%-2.3%-1.2%-
2
.
1%-2.0%-1.7%-0.6%-
3
.
3%-2.8%-3.1%-2.9%-2.9%-
3
.
6%
-3.1%-2.0%954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47954.87954.87954.87954.87954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47954.47956-0.7%-0.7%-0.6%
-0.6%
-1.7%-0.7%-1.2%-1
.5%-2.4%-
2
.
4%-2.0%-2.0%950 948949948949947948949950947948949950NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75
SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
06/07/19 CITY COMMENTS TTK
22185 C4-GRADE
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C4-10
OVERALL GRADING
PLAN
C4-10 OVERALL GRADING PLAN
300 22185 C4-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
PROPERTY LINE, TYP.
LOT LINE, TYP.
UTILITY EASEMENT, TYP.
0
SCALE IN FEET
50 100 150
GRADING LEGEND
EXISTING CONTOUR (MINOR INTERVAL)
EXISTING CONTOUR (MAJOR INTERVAL)
PROPOSED CONTOUR (MINOR INTERVAL)
PROPOSED CONTOUR (MAJOR INTERVAL)
PROPOSED SPOT ELEVATION
PROPOSED TOP BACK OF CURB SPOT ELEVATION
SURFACE GRADE / DIRECTION
GENERAL GRADING NOTES
PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD
DOWNS ARE NOT INCLUDED.
REFER TO GEOTECHNICAL REPORT FOR SOIL INFORMATION.
101
100
101
100
XXX.XXXXX.XX-X.X%RIGHT-OF-WAY, TYP.APPROXIMATE FFE = 955.3APPROXIMATE FFE = 955.3
APPROXIMATE FFE = 955.3
APPROXIMATE FFE = 955.3
APPROXIMATE FFE = 955.3
APPROXIMATE FFE = 955.3
APPROXIMATE FFE = 955.7
FUTURE PAVEMENT, TYP.
GRADING NOTES:
A SHRINKAGE FACTOR OF 1.15 (EMBANKMENT) & 1.20 (TOPSOIL) WERE
APPLIED TO ALL EXCAVATION MATERIAL WHEN DETERMINING SITE BALANCE.
NO WARRANTY IS MADE OR IMPLIED AS TO THE ACCURACY, SUFFICIENCY,
OR RELIABILITY OF SHRINKAGE FACTORS.
18" OF TOPSOIL WAS CALCULATED IN ALL TOPSOIL STRIP AREAS. GREEN
SPACE AREAS SHALL BE DRESSED WITH A MINIMUM OF 6" OF TOPSOIL AND A
MAXIMUM OF 18" OF TOPSOIL. SEE TOPSOIL NOTES FOR FUTURE AREAS.
THE SITE BALANCE PROVIDED ABOVE IS FOR INFORMATIONAL PURPOSES. IT
IS THE CONTRACTORS RESPONSIBILITY TO VERIFY ALL QUANTITIES PRIOR
TO SUBMITTING A BID FOR THE PROJECT.
157TH STREET
EMERGENCY OVERFLOW @ 953.00
(SEE DETAIL)
EMERGENCY OVERFLOW STRUCTURE
(SEE DETAIL) TO BE CONNECTED TO
FUTURE BISCAYNE STORM SEWER
MAINTENANCE ACCESS ROUTEMAINTENANCE ACCESS ROUTE
MAINTENANCE ACCESS NOTE:
UNTIL LOTS 3-8 HAVE BEEN DEVELOPED TO A POINT WHERE THE
MAINTENANCE ACCESS ROUTE SHOWN ON THE PLAN IS VIABLE,
MAINTENANCE VEHICLES SHALL USE THE SHARED ACCESS DRIVE FOR LOTS
1 & 2 TO ACCESS THE STORMWATER BASINS.
EMERGENCY OVERFLOW @ 953.50
(SEE DETAIL)
TOPSOIL NOTES:
CONTRACTOR TO ENSURE NO MORE THAN 6" OF TOPSOIL IS PLACED IN THE
INFILTRATION BASIN AREAS.
CONTRACTOR TO ENSURE NO MORE THAN 6" OF TOPSOIL IS PLACED IN THE
FUTURE BUILDING PADS.
CONTRACTOR TO ENSURE NO MORE THAN 12" OF TOPSOIL IS PLACED IN THE
FUTURE PAVEMENT AREAS.
CONTRACTOR SHALL STOCKPILE EXCESS TOPSOIL IN A LOCATION
DETERMINED BY THE OWNER. THE STOCKPILE SHALL BE NO MORE THAN 8'
HIGH AND SHALL BE TEMPORARILY SEEDED TO ENSURE STABILITY. EROSION
CONTROL DEVICES (SILT FENCE, BIOROLL, ETC.) SHALL BE PLACED AROUND
THE PERIMETER OF THE STOCKPILE TO ENSURE NO SOIL LOSS. THIS
STOCKPILING SHALL BE CONSIDERED INCIDENTAL TO THE PROJECT.
LOT 8
78,944 SF
PROPOSED BUILDING
18,000 SQ. FT.
FFE = 955.75
SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'NOPARKINGG
R=956.43
SAN MH
I=919.18
FO
BISCAYNE AVEI=955.36 EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
95
5954
956
955
950 951
952
953
954
953
955953
954
956957953-2.8%-3.1%-2.0%-4.1%955.25955.25955.75955.75955.75955.65955.65955.75955.75955.65955.65955.75955.65955.75955.65955.75955.65955.65955.75955.75955.75955.25955.75955.75952.25955.25953.12952.06953.109
5
4
.
0
0
LP954.32LP9
5
4
.
0
1
LP954.37954.69954.37954.01HP954.63HP954.30HP955.35954.99954.68955.65955.65955.65955.569
5
5
.
5
6
955.56953.71954.23955.20HP955.20HP955.09954.91954.40954.90954.86954.83954.76954.68954.74954.43954.47954.58954.20954.74954.69954.669
5
4
.
6
5954.58954.20954.35954.52
954.43954.56954.44953.64954.04953.649
5
4
.
0
0
954.36954.47954.47-1
.5%-2.4%-
2
.
4%-2.0%-2.0%-2.1%
-1.7%
-4.0%-0.7%-2.1%
-25.0%
-10.3%
-8.
3
%953.93954.74955.35952.15952.25948949947SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'NOPARKING955.56955.562" CURB955.562" CURB955.56BIT955.37955.37954.90954.86955.19955.19955.56FULL CURB9
5
5
.
5
6
F
U
L
L
C
U
R
B955.560" CURB955.560" CURB955.38BIT955.06BIT955.56BIT955.38BIT955.06BIT06/07/19 CITY COMMENTS TTK
22185 C4-GRADE
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C4-20
DETAILED
GRADING PLAN
C4-20 DETAILED GRADING PLAN
300 22185 C4-20
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60
UTILITY EASEMENT, TYP.
PROPERTY LINE, TYP.LOT LINE, TYP.GRADING LEGEND
EXISTING CONTOUR (MINOR INTERVAL)
EXISTING CONTOUR (MAJOR INTERVAL)
PROPOSED CONTOUR (MINOR INTERVAL)
PROPOSED CONTOUR (MAJOR INTERVAL)
PROPOSED SPOT ELEVATION
PROPOSED TOP BACK OF CURB SPOT ELEVATION
SURFACE GRADE / DIRECTION
GENERAL GRADING NOTES
PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD
DOWNS ARE NOT INCLUDED.
REFER TO GEOTECHNICAL REPORT FOR SOIL INFORMATION.
101
100
101
100
XXX.XXXXX.XX-X.X%
TOPSOIL NOTE:
CONTRACTOR TO ENSURE NO MORE THAN 6" OF TOPSOIL IS PLACED IN THE
FUTURE BUILDING PADS.
CONTRACTOR TO ENSURE NO MORE THAN 12" OF TOPSOIL IS PLACED IN THE
FUTURE PAVEMENT AREAS.
FUTURE PAVEMENT, TYP.
0
SCALE IN FEET
5 10 15
INSET A
SEE INSET A
157TH STREET
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF LOT 8
78,944 SF
LOT 4
84,759 SF
LOT 3
63,248 SF
LOT 2
65,194 SF
PROPOSED BUILDING18,000 SQ. FT.FFE = 955.75SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
SOUTHWEST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 951.00
NORTHWEST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 945.75
NORTH POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
NWL = 951.00
NORTHEAST POND
100-YR EVENT HWL = 953.21'
100-YR SNOWMELT HWL = 953.40'
SOUTH POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'
NWL = 949.75 NOPARKINGR=954.59
SAN MH
I=
G
R=956.43
SAN MH
I=919.18FO
I=948.22 BISCAYNE AVEI=954.77
I=955.36EX 12" WATERMAINDAKO
T
A
U
N
L
I
M
I
T
E
D
PID: 3
4
0
3
2
1
0
8
5
0
5
1
SPOW
D
D
E
V
E
L
O
P
M
E
N
T
L
L
C
PID: 3
4
0
3
2
1
0
8
5
0
4
0
METR
O
M
O
S
Q
U
I
T
O
C
O
N
T
R
O
L
PID: 3
4
0
3
2
1
0
8
5
0
1
9
PAHL
F
A
M
I
L
Y
L
I
M
I
T
E
D
P
A
R
T
N
E
R
S
H
I
P
PID: 3
4
0
3
2
1
0
7
5
0
1
5
DONA
L
D
R
.
W
A
C
H
T
E
R
&
S
A
N
D
R
A
M
.
R
A
H
N
PID: 3
4
0
3
2
1
0
7
5
0
1
2
REGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
06/07/19 CITY COMMENTS TTK
22185 C5-LAND
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
PRO
PRO
RAS
18-22185
06/10/2019
C5-10
SITE RESTORATION
PLAN
C5-10 SITE RESTORATION PLAN
300 22185 C5-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
PROPERTY LINE, TYP.
LOT LINE, TYP.
ROAD EASEMENT, TYP.
0
SCALE IN FEET
50 100 150 RIGHT-OF-WAY, TYP.TURF RESTORATION LEGEND
SYMBOL ITEM
NO.DESCRIPTION UNITS QUANTITY
2575.505 SEED, MIXTURE 25-151 AC 10.64
2575.505 SEED, MIXTURE 33-261 AC 2.29
2575.509 MULCH MATERIAL, TYPE 6 CY 47
THE QUANTITIES SHOWN ARE TOTAL FOR THE ENTIRE PROJECT NOT SPECIFIC TO THIS SHEET.
*SHALL MEET MNDOT SPECIFICATION 3876. SEED SHALL BE PLACED IN ACCORDANCE WITH MNDOT
2575.
TEMPORARY EROSION CONTROL MEASURES, INCLUDING PERIMETER CONTROL AND INLET
PROTECTION MUST BE MAINTAINED UNTIL FINAL STABILIZATION MEASURES ARE IN PLACE AND
APPROVED BY THE OWNERS REPRESENTATIVE. REFER TO THE STORM WATER POLLUTION
PREVENTION PLAN (SWPPP) FOR ADDITIONAL INFORMATION.
157TH STREET
PROPOSED BUILDING
18,000 SQ. FT.
FFE = 955.75
SOUTHEAST POND
100-YR EVENT HWL = 952.88'
100-YR SNOWMELT HWL = 953.04'BISCAYNE AVEI=955.36 EX 12" WATERMAINCK - (3)
TO - (1)
GT - (1)
HL - (5)
SM - (2)
BF - (5)
GT - (2)
(1) - GT
(1) - AA
(3) - TR
(3) - PG
(1) - AA
(1) - GT
(3) - AM
(3) - PG
SG - (9)
(6) - CK
(2) - TO
(3) - TB
(2) - TO
(6) - CK
(2) - TB
(5) - HL
(1) - TO
(3) - CK
(1) - SM
(2) - BN
(1) - TO
(3) - CK
AA - (1)
DL - (4)
SG - (5)
SM - (6)
DL - (8)
EVERGREEN TREE QTY COMMON / BOTANICAL NAME SIZE ROOT
PG 9 Black Hills Spruce
Picea glauca `Densata`
2" CAL B & B
OVERSTORY TREE QTY COMMON / BOTANICAL NAME SIZE ROOT
AA 5 Autumn Blaze Maple
Acer x freemanii `Jeffsred`
2" CAL B & B
AM 3 Green Mountain Sugar Maple
Acer saccharum `Green Mountain` TM
2" CAL B & B
BF 5 Dakota Pinnacle Asian White Birch
Betula platyphylla `Fargo` TM
2" CAL B & B
BN 2 River Birch Multi-Trunk
Betula nigra
2" CAL B & B
GT 6 Skyline Honeylocust
Gleditsia triacanthos `Skycole`
2" CAL B & B
TR 6 Redmond American Linden
Tilia americana `Redmond`
2" CAL B & B
SHRUBS QTY COMMON / BOTANICAL NAME SIZE ROOT
CK 21 Feather Reed Grass
Calamagrostis x acutiflora `Karl Foerster`
3 GAL CONT
DL 12 Dwarf Bush Honeysuckle
Diervilla lonicera
5 GAL CONT
HL 10 Little Lime Hydrangea
Hydrangea paniculata `Little Lime`
5 GAL CONT
SG 14 Goldflame Spirea
Spiraea x bumalda `Goldflame`
5 GAL CONT
SM 9 Dwarf Korean Lilac
Syringa meyeri `Palibin`
5 GAL CONT
TB 5 Mr. Bowling Ball Arborvitae
Thuja occidentalis `Bobazam`
5 GAL CONT
TO 7 Technito Arborvitae
Thuja occidentalis `Bailjohn`
5 GAL CONT
PLANT SCHEDULE
(1) - GT
(1) - AA
(1) - AA
(3) - TR
(3) - PG
06/07/19 CITY COMMENTS MW
22185 C5-LAND
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
PRO
PRO
RAS
18-22185
06/10/2019
C5-20
LANDSCAPING
PLAN
C5-20 LANDSCAPING PLAN
300 22185 C5-20
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60LOT LINE, TYP.CITY PLANTING REQUIREMENTS
1.A MINIMUM OF 5% OF THE PARKING AREA SHALL BE LANDSCAPED. THE LANDSCAPING SHALL BE
LOCATED ON ISLANDS, PENINSULAS OR THE LIKE WITHIN THE PERIMETER OF THE PARKING AREA.
1.1.15,666 SQ FT x .05% = 783 SQ FT LANDSCAPED AREA REQUIRED. 1036 SQ FT LANDSCAPED
AREA SHOWN.
TREE REQUIREMENTS:
1.8 TREES OR 1 PER 3,000 SQUARE FEET LAND AREA
1.1.79,527 SQ FT/3,000 = 27 TREES REQUIRED
2.75% OF OVERSTORY TREES MUST BE DECIDUOUS
2.1.27 x .75 = 20 DECIDUOUS OVERSTORY TREES REQUIRED
FOUNDATION PLANTING REQUIREMENTS:
1.1 FOUNDATION PLANTING PER 10 LINEAR FEET OF BUILDING PERIMETER
1.1.552 LINEAR FEET/10 = 55 FOUNDATION PLANTINGS REQUIRED
MATCHLINE- SEE THIS SHEET
MATCHLINE- SEE THIS SHEET
22185 C5-LAND
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
PRO
PRO
RAS
18-22185
06/10/2019
C5-30
LANDSCAPING
DETAILS AND
NOTES
C5-30 LANDSCAPING DETAILS AND NOTES
300 22185 C5-30
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
1.COORDINATE LOCATION OF ALL UTILITIES (LINES, DUCTS,
CONDUITS, SLEEVES, FOOTINGS, ETC.) WITH LOCATIONS OF
PROPOSED LANDSCAPE ELEMENTS (FENCE, FOOTINGS, TREE
ROOTBALLS, ETC.). CONTRACTOR SHALL REPORT ANY
DISCREPANCIES TO OWNER'S REPRESENTATIVE PRIOR TO
CONTINUING WORK.
2.REMOVE ALL CONSTRUCTION DEBRIS AND MATERIALS
INJURIOUS TO PLANT GROWTH FROM PLANTING PITS AND
BEDS PRIOR TO BACKFILLING WITH PLANTING MIX.
3.LAWN AREAS SHALL HAVE 6" MINIMUM DEPTH OF TOPSOIL.
TOPSOIL SHALL BE COMPACTED TO 85% MAXIMUM DENSITY AT
OPTIMUM MOISTURE CONTENT.
4.REFER TO PLANTING DETAILS PLAN FOR AMENDED SOIL DEPTH
IN PLANTING BEDS AND SURROUNDING TREES. REFER TO
SPECIFICATIONS FOR MIX TYPE.
5.OWNER'S REPRESENTATIVE SHALL APPROVE ALL PLANT
LOCATIONS PRIOR TO INSTALLATION. OWNER RESERVES THE
RIGHT TO REVISE PLANTING LAYOUT AT TIME OF
INSTALLATION.
6.ALL PLANT MATERIALS SHALL BE TRUE TO THEIR SCIENTIFIC
NAME AND SIZE AS INDICATED IN THE PLANT SCHEDULE.
7.IF DISCREPANCIES EXIST BETWEEN THE NUMBER OF PLANTS
DRAWN ON THE PLANTING PLAN AND THE NUMBER OF PLANTS
IN THE SCHEDULE, THE PLANTING PLAN SHALL GOVERN.
8.OWNER RESERVES THE RIGHT TO REVISE QUANTITIES TO SUIT
BUDGET LIMITATIONS. CONTRACTOR'S UNIT BID PRICES SHALL
PREVAIL FOR ANY CHANGES IN QUANTITIES.
9.ANY PROPOSED SUBSTITUTIONS OF PLANT SPECIES SHALL BE
MADE WITH PLANTS OF EQUIVALENT OVERALL FORM, HEIGHT,
BRANCHING HABIT, FLOWER, LEAF, COLOR, FRUIT AND
CULTURE, AND ONLY AFTER WRITTEN APPROVAL OF THE
OWNER'S REPRESENTATIVE AND OWNER.
10.ALL PLANT MATERIALS MUST CONFORM TO AMERICAN
STANDARDS FOR NURSERY STOCK (A.N.S.I.), LATEST EDITION
PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN,
WASHINGTON D.C. LARGER SIZED PLANT MATERIALS OF THE
SPECIES LISTED MAY BE USED IF THE STOCK CONFORMS TO
A.N.S.I.
11.ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN A LIVE
AND HEALTHY GROWING CONDITION FOR ONE FULL GROWING
SEASON (ONE YEAR) AFTER FINAL PROJECT ACCEPTANCE OR
SHALL BE REPLACED FREE OF CHARGE WITH THE SAME GRADE
AND SPECIES. ALL TREES SHALL HAVE A STRONG CENTRAL
LEADER.
12.CONTRACTOR IS RESPONSIBLE FOR ALL DAMAGE DUE TO
OPERATIONS. ANY AREAS THAT ARE DISTURBED SHALL BE
RESTORED TO ITS ORIGINAL CONDITION AT NO ADDITIONAL
COST TO THE OWNER.
14.PLANTING BED EDGING - USE 3/4" x 6" PROFESSIONAL GRADE
POLY EDGING IN ALL AREAS WHERE PLANTING BED MEETS
LAWN AREAS OR WHERE INDICATED. USE 12" METAL SPIKES AS
INSTRUCTED BY MANUFACTURER.
14.PROVIDE SHREDDED HARDWOOD MULCH, NATURAL COLOR,
SURROUNDING ALL PROPOSED TREES(5' Ø) AND WITHIN
PLANTING BEDS TO A 3-INCH MINIMUM DEPTH AS SHOWN IN
TREE PLANTING DETAIL. DO NOT USE AN UNDERLAYMENT
SUCH AS PLASTIC SHEET OR LANDSCAPE FABRIC. APPLY
PRE-EMERGENT TO ALL PLANTING BEDS PRIOR TO MULCHING.
REFER TO PLANS FOR ADDITIONAL DETAILS. REFER TO
STORMWATER DETAILS FOR BASIN CONSTRUCTION AND
MULCH APPLICATION.
15.ALL GROUND AREAS NOT WITHIN PLANT BEDS OR HAVE A
DIFFERENT GROUNDCOVER INDICATED SHALL BE SODDED.
TURF AREAS DISTURBED BY CONSTRUCTION SHALL BE
SODDED. SOD SECTIONS SHALL BE NO SMALLER THAN 24" X
36" STAKED IN PLACE WITH BIODEGRADABLE SOD STAKES
WHEN SLOPE IS STEEPER THAN 5:1 OR WHEN CONDITIONS
REQUIRE.
16.FOR SHRUB LOCATIONS: CONTRACTOR IS PERMITTED TO USE
DISCRETION AS NECESSARY TO AVOID DRIVEWAYS, UTILITIES,
OR OTHER CONFLICTS. THE TOTAL NUMBER OF PLANTS,
INCLUDING SHRUBS AND TREES SHALL MEET CITY CODE.
21.INDICATED QUANTITIES ARE ESTIMATES AND SHOULD BE
CONFIRMED BY THE CONTRACTOR/BIDDER.
GENERAL PLANTING NOTES
CONIFER / EVERGREEN TREE PLANTING DETAIL
SCALE: 1" = 1'-0"
TIE NYLON STRAP AROUND TRUNK AS SHOWN
CUT AND REMOVE AT MINIMUM THE TOP HALF OF WIRE BASKETS,
BURLAP AND/OR TWINE AND REMOVE FROM THE PLANTING PIT.
AVOID CUTTING OR SCARING ROOTS. ANY ROOTS THAT ARE
SCARED OR BROKEN DURING PLANTING SHOULD BE CUT CLEAN
AT 90 DEGREES
BACKFILL PLANTING PIT PER TREE PLANTING SPECIFICATIONS
WHEN PROVIDED, OR WITH NATIVE SOIL-EXCEPT WHEN IN HEAVY
CLAY, MIX AMENDED TOPSOIL FROM A LOCAL SOURCE WITH
NATIVE SOIL
EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO THE DEPTH OF
THE ROOTBALL MINUS 3" AND A MINIMUM TWICE THE DIAMETER OF
THE ROOTBALL
3" LAYER OF SHREDDED HARDWOOD MULCH MOUNDED AT EDGE
TO FORM A SHALLOW SAUCER - DO NOT PLACE MULCH DIRECTLY
ON TREE TRUNK, LEAVE A MIN. 3" RING AROUND CROWN
ROOTBALL DIA
1.5 X ROOTBALL DIA
DEPTH OF
ROOTBALL
NEVER CUT PRIMARY LEADER
PRUNE ALL BROKEN, DAMAGED, OR RUBBING LIMBS AND
BRANCHES IMMEDIATELY AFTER PLANTING - ALL PRUNING CUTS
CLEAN AT 90 DEGREES
TREES 8'+TREES 6'-8'
TOP OF ROOTBALL TO BE SET ABOVE GRADE 3"
1/2" WIDE NYLON STRAPPING - COLOR TO BE APPROVED BY
LANDSCAPE ARCHITECT
*NOTE: DO NOT STAKE
TREES UNLESS
INDICATED.
STAKING DIAGRAM,
NO STAKING TREES UNDER
6'
REMOVE AT MINIMUM THE TOP HALF OF WIRE
BASKETS, BURLAP, TWINE - REMOVE THESE AND ALL
NON-BIODEGRADIBLE MATURIALS FROM THE
PLANTING PIT. AVOID CUTTING OR SCARING ROOTS.
ANY ROOTS THAT ARE SCARED OR BROKEN DURING
PLANTING SHOULD BE CUT CLEAN AT 90 DEGREES
BACKFILL PLANTING PIT PER TREE PLANTING
SPECIFICATIONS WHEN PROVIDED, OR WITH NATIVE
SOIL-EXCEPT WHEN IN HEAVY CLAY, MIX AMENDED
TOPSOIL FROM A LOCAL SOURCE WITH NATIVE SOIL.
DO NOT TAMP SOIL, BUT SATURATE WITH WATER
THROUGHOUT BACKFILL PROCESS.
EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO
THE DEPTH OF THE ROOTBALL MINUS 3" AND A
MINIMUM TWICE THE DIAMETER OF THE ROOTBALL
3" LAYER OF SHREDDED HARDWOOD MULCH
MOUNDED AT EDGE TO FORM A SHALLOW SAUCER -
DO NOT PLACE MULCH WITHIN 3" OF TRUCK. WHEN IN
PLANT BED, SUBSTITUTE WITH PLANT BED MULCH.
ROOTBALL DIA
2X ROOTBALL DIA
DEPTH OF
ROOTBALL
NEVER CUT PRIMARY LEADER
PRUNE ALL BROKEN, DAMAGED, OR RUBBING LIMBS
AND BRANCHES IMMEDIATELY AFTER PLANTING -
ALL PRUNING CUTS CLEAN AT 90 DEGREES
TREES 8'+TREES 6'-8'
SET ROOT FLAIR ABOVE GRADE 3"
WHEN STAKED, ATTACH 1/2" WIDE NYLON
STRAPPING SNUGLY AROUND TRUCK AND, WITH
SOME LOOSENESS, TO STAKES AS SHOWN
NOTE:
* AVOID STAKING
UNLESS NECESSARY.
* NO STAKING TREES
UNDER 6'.
STAKING DIAGRAM
MUST MAINTAIN TRUNK IN VERTICAL ORIENTATION
TREE PLANTING DETAIL
NO SCALE
UNDISTURBED SOIL
MULCH, PER PLANS AND NOTES
BACKFILL PLANTING PIT PER SHRUB PLANTING
SPECIFICATIONS WHEN PROVIDED, OR WITH NATIVE
SOIL-EXCEPT WHEN IN HEAVY CLAY, MIX AMENDED
TOPSOIL FROM A LOCAL SOURCE WITH NATIVE SOIL
EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO THE
DEPTH OF THE ROOTBALL / CONTAINER MINUS 3" AND
A MINIMUM TWICE THE DIAMETER OF THE ROOTBALL
/ CONTAINER - TILL ALL PLANTING BEDS TO A
MINIMUM DEPTH OF 6" THROUGHT
PLACE ROOTBALL ON UNDISTURBED SOIL AND
ENSURE PLANT IS PLUMB
ALL PLANTS TO BE INSTALLED SO THAT THE TOP OF
THE CROWN OF THE PLANT IS SLIGHTLY ABOVE
FINISH GRADE 3"
ROOTBALL DIA
2 TIMES ROOTBALL DIA
DEPTH OF
ROOTBALL
CUT AND REMOVE AT MINIMUM THE TOP HALF OF
WIRE BASKETS, BURLAP AND/OR TWINE, OR ENTIRE
CONTAINER, AND REMOVE FROM THE PLANTING PIT,
SCARIFY ROOTS FOR ALL CONTAINERIZED PLANTS 5
GALLONS OR SMALLER
CONTAINER DIA
2 TIMES CONTAINER DIA
SHRUB PLANTING DETAIL
NO SCALE
LOT 8
78,944 SF
NOPARKINGG
R=956.43
SAN MH
I=919.18
FO
BISCAYNE AVEEX 12" WATERMAINREGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
Z1
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF
LOT 4
84,759 SF LOT 3
63,248 SF
LOT 2
65,194 SFZ1 06/07/19 CITY COMMENTS TTK
22185 C6-LIGHT
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C6-10
SITE LIGHTING
PLAN
C6-10 SITE LIGHTING PLAN
300 22185 C6-10
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
UTILITY EASEMENT, TYP.
0
SCALE IN FEET
20 40 60
MANUFACTURER/MODEL NUMBER
LIGHT FIXTURE SCHEDULE
STYLETYPE LAMPS REMARKS
Provide light fixtures as shown on Fixture Schedule. Substitutions shall have prior approval by the Project Engineer before bid date. Being listed as an
acceptable Manufacturer in no way relieves the Contractors obligation to provide all equipment and features in accordance with these specifications.
LIGHT POLE BASE DETAIL
N.T.S.
157TH STREET
UTILITY EASEMENT, TYP.
157TH STREET
LOT 8
78,944 SF
NOPARKINGG
R=956.43
SAN MH
I=919.18
FO
BISCAYNE AVEEX 12" WATERMAINREGE
N
T
S
O
F
U
O
F
M
PID: 3
4
0
3
3
1
0
0
1
0
1
0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0
0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.7 0.8 0.9 0.9 0.9 0.7 0.6 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.1
0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.0 1.4 1.8 2.0 2.1 1.9 1.5 1.2 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.1
0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.7 1.1 1.5 2.2 3.0 3.8 4.1 3.5 2.6 1.8 1.3 0.9 0.6 0.4 0.3 0.2 0.1 0.1
0.0 0.0 0.1 0.1 0.2 0.4 0.6 1.0 1.5 2.0 2.7 3.7 5.8 6.7 4.5 3.0 2.3 1.7 1.2 0.8 0.5 0.3 0.2 0.1 0.1
0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.9 1.4 2.0 2.6 4.0 4.8 5.8 4.2 3.3 2.3 1.6 1.1 0.7 0.5 0.3 0.2 0.1 0.0
0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.6 0.8 1.1 1.3 1.5 2.8 4.1 1.9 1.4 1.2 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 1.1 1.2 0.8 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Z1
LOT 5
81,344 SF
LOT 6
61,594 SF
LOT 7
64,130 SF
LOT 4
84,759 SF LOT 3
63,248 SF
LOT 2
65,194 SFZ1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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0.2
0.2
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.2
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0.4
0.4
0.4
0.4
0.5
0.4
0.3
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.7
0.8
0.9
0.9
0.9
0.7
0.6
0.4
0.3
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.7
1.0
1.4
1.8
2.0
2.1
1.9
1.5
1.2
0.8
0.6
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.7
1.1
1.5
2.2
3.0
3.8
4.1
3.5
2.6
1.8
1.3
0.9
0.6
0.4
0.3
0.2
0.1
0.1
0.0
0.1
0.1
0.2
0.4
0.6
1.0
1.5
2.0
2.7
3.7
5.8
6.7
4.5
3.0
2.3
1.7
1.2
0.8
0.5
0.3
0.2
0.1
0.1
0.0
0.1
0.1
0.2
0.4
0.6
0.9
1.4
2.0
2.6
4.0
4.8
5.8
4.2
3.3
2.3
1.6
1.1
0.7
0.5
0.3
0.2
0.1
0.0
0.0
0.0
0.1
0.1
0.3
0.4
0.6
0.8
1.1
1.3
1.5
2.8
4.1
1.9
1.4
1.2
0.9
0.7
0.5
0.3
0.2
0.1
0.1
0.0
0.0
0.0
0.0
0.1
0.1
0.2
0.2
0.2
0.3
0.4
0.5
1.1
1.2
0.8
0.4
0.3
0.3
0.2
0.2
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
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0.1
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0.1
0.0
0.0
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0.0
0.0
06/07/19 CITY COMMENTS TTK
22185 C6-LIGHT
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
-
TTK
TTK
RAS
18-22185
06/10/2019
C6-11
PHOTOMETRICS
PLAN
C6-11 PHOTOMETRICS PLAN
300 22185 C6-11
APPRO
DEVELOPMENT
BISCAYNE
BUSINESS PARK
MINNESOTAROSEMOUNT
LIC. NO.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
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.
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
PRELIMINARY NOT FOR CONSTRUCTIONPRELIMINARY NOT FOR CONSTRUCTIONREESE SUDTELGTE
XX/XX/XXXX 54243
NOTE:
THE CLARITY OF THESE PLANS DEPEND
UPON COLOR COPIES. IF THIS TEXT DOES
NOT APPEAR IN COLOR, THIS IS NOT AN
ORIGINAL PLAN SET AND MAY RESULT IN
MISINTERPRETATION.
0
SCALE IN FEET
20 40 60
157TH STREET
157TH STREET
MEMORANDUM
To: Kyle Klatt, Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
From: Stephanie Smith, Assistant City Engineer
Date: June 25, 2019
Subject: Biscayne Business Park Final Plat - Engineering Review
SUBMITTAL:
The plans for Biscayne Business Park have been prepared by I & S Group (ISG), dated June 7th,
2019. Engineering review comments were generated from the following documents included in
the submittal:
▫ Final Plat
▫ Existing Survey and Removal Plan
▫ Site Plan
▫ Road and Utility Plan
▫ Grading Plan
▫ SWPPP
▫ Restoration and Landscaping Plans
▫ Lighting Plan
▫ Stormwater Management Report
GENERAL COMMENTS:
The applicant has applied for both a final plat of the entire site and a site plan for Lot 1, Block 1.
Additional site plans will be submitted for the remaining lots as the applicant is ready to
development them. Note: all site plans must meet the requirements for the overall development
plat.
1. Development fees are required based on the current Schedule of Rates and Fees. For
2018, the estimated development fees are listed below:
GIS Fee: $10 / parcel
Storm Sewer Trunk Charge: $ 6,865 / acre
Sanitary Sewer Trunk Charge: $ 1,075 / acre
Watermain Trunk Charge: $ 6,500 / acre
2. The developer shall be responsible for a pro-rated share of the future cost associated
with the improvement of Biscayne Avenue. The front-foot rate is $110/FF.
3. Plans must be signed by an engineer registered in the state of Minnesota prior to grading
on site.
RIGHT OF WAY AND EASEMENTS:
4. Permits are required for work in Right-of-Way (ROW).
5. The width of Drainage and Utility (D&U) easements over all public utilities shall be
verified during final design.
6. Easements are required over all ponding and infiltration areas, and shall encompass at
minimum the HWL and all naturally vegetated areas. Signage for easements shall be
provided by the developer and an extended maintenance warranty shall be required to
ensure establishment of the naturally vegetated areas.
STREETS & PARKING LOTS
1. To maintain the integrity of the pavement, 157th Street shall have 24” ribbon curb.
2. Truck turning movements shall be shown on the plans for the driveway entrances.
3. The plans shall show the proposed radius for the cul-de-sac bubble.
4. The plan shall include an intersection detail for 157th Street and Biscayne Avenue.
5. The applicant shall submit a signage plan for review.
6. The street lighting plan shall be revised to comply with City standards.
WATERMAIN AND SANITARY SEWER
Biscayne Avenue does not have City sanitary main at this time. The applicant has proposed
temporarily connecting to a Metropolitan Council sanitary manhole on Biscayne Avenue.
7. When City-owned sanitary main is installed on Biscayne Avenue (anticipated in 2020),
the applicant shall permanently connect to City-sanitary. At the time of final plat, the
applicant shall deposit a security with the City to cover the cost of the removal of the
MCES connection, new connection to City sewer and restoration of the street. Plans and
a cost estimate for this connection shall be submitted to the City prior to construction.
8. The water and sanitary main lines shall be owned and maintained by the City.
9. The proposed water service lines are 8” diameter. The applicant shall verify with City
staff whether this is an appropriate service size for these properties.
10. The water and sanitary sewer construction plans shall be designed consistent with City of
Rosemount Engineering Guidelines and Standard Specifications and Detail Plates.
11. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will
include number and placement of hydrants, gate valves and manholes.
STORMWATER
The stormwater management plan for this development proposes six infiltration basins with a
total of 8 cells, three on the northern property line and three on the southern property line.
12. City Engineering Guideline’s direct the construction of regional basins to promote
efficiencies in treatment and maintenance. As this development will continue to come to
the City with additional site plans, staff recommends developing a temporary stormwater
condition. As the applicant comes to staff with site plans, working towards consolidation
of the number of basins to produce efficiencies in the treatment and maintenance of the
stormwater system.
13. Stormwater facilities shall be owned and maintained by the business park’s HOA. The
applicant shall enter into a Stormwater Management Agreement with the City to be
recorded against the property. The agreement shall detail the applicant’s inspection and
maintenance responsibilities for their stormwater BMPs.
14. Upon completion of the infiltration basins, the applicant’s engineer shall submit
infiltrometer testing to certify the functionality of the basins as modeled.
WSB Engineering reviewed the Biscayne Business Park plans on behalf of the City. The full
memorandum, dated June 20, 2019, is included as an attachment. The recommendations are
summarized below:
15. Preference to provide stormwater management through the use of a regional system
versus site-by-site systems remains. Applicant will need to provide evidence for why a
regional basin is not feasible if current stormwater management system is to be
approved. Additionally, if a regional system is not feasible it is preferred that the
stormwater system only be constructed to handle Lot 1 development at this time and
that interim conditions stormwater modeling and plans be submitted. As the plans for
the reconstruction of Biscayne Avenue are being developed, additional conversations
between the City and the developer over possible collaboration for stormwater treatment
for the Biscayne Business Park and the road reconstruction are recommended.
16. Based on the equalizer pipe elevation, it appears the maintained water level for the
southwest basin will be set at 949.75. Similarly, it appears the maintained water level for
the northwest basin will be set at 951.0. Applicant should update the pipe elevations or
update the HydroCAD modeling as applicable.
17. Emergency overflow elevations and locations should be called out for all basins (SW,
south, SE, NW, north and NE) to ensure water will not flood proposed and future
buildings if pipes are not functioning as designed.
18. Grading between the 949 and 951 contours shown in the southeast pond have a slope of
2:1. Applicant should update grading to meet requirements listed above. Additionally,
maintenance benches should be graded extending upwards from the NWL rather than
below the water level surface as currently shown.
19. It is recommended that additional consideration be given to the design of the storm
sewer northeast of the cul-de-sac. Applicant should consider providing additional
separation between FES 5 and FES 6 by changing the ditch grading in the area.
20. It appears there is still HDPE proposed under driving surfaces. Pipes P2 and P3 are both
called out as HDPE and are shown under a proposed driving surface. Applicant should
update the plans so RCP pipes are being used under proposed driving surfaces, including
future proposed driving surfaces.
21. Pipe P-2 should be upsized to a 15” pipe per the City Engineering Guidelines.
22. Applicant should add proposed roof drain locations to the plans.
23. It is unclear what area is being counted towards the ‘provided infiltration area’ in Table
3.1 of the stormwater management report. Applicant should include calculations for the
provided infiltration area.
24. Dead pool calculations were not found in Appendix E. The contours below the surface
water for the stormwater ponds should be included in the HydroCAD model to confirm
required dead pool storage is being provided.
25. The area below the NWL of the ponds will need to be lined to ensure they hold water on
a permanent basis as designed.
SITE PLAN
The following conditions of approval are for the site plan proposed at Lot 1, Block 1 of the
Biscayne Business Park.
26. The site plan must meet the applicable conditions of approval for the overall
development plat as listed above.
27. A 10-foot turnaround at the end of the parking lot shall be added to the plan.
28. Additional flow arrows shall be labeled on the grading plan.
29. Label the contour line northwest of the building corner to determine if that area is a rise
or a depression.
Should you have any questions or comments regarding the items listed above, please contact me
at 651-322-2015.
Attachment:
WSB Memorandum Re: Biscayne Business Park Plan Review, dated 4/16/2019
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
Brian Erickson, City Engineer/Public Works Director
Stephanie Smith, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: June 18, 2019
Subject: Biscayne Business Park Final Plat
The Parks and Recreation Department recently reviewed the plans for the Biscayne Business Park
Final Plat. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
The parks dedication requirement for business park development is 10% of the land area or the cash
in lieu of land at $8,500 per acre. The total cash in lieu of land dedication for the entire development
is $112,880 ($8,500 per acre x 13.28 acres, which does not include road ROW).
Staff is recommending that the City collect cash in lieu of land for the Biscayne Business Park and
that the cash payment should be paid for each lot being created at the time of issuance of the
building permit for each lot in the plat. The price per lot is $14,110.
Please let me know if you have any questions about this memo.