HomeMy WebLinkAboutItem 09
November 25, 2014 Item No. _______
KENWOOD HILLS
DECEMBER 1, 2014 CITY COUNCIL MEETING
Proposed Action
Staff recommends adoption of the following motion: Move to approve: A) a resolution approving a
Comprehensive Plan amendment to re-guide property from high density residential to low/medium
density residential, 2) an ordinance rezoning property from RH-1 to PUD, and 3) the preliminary plat
of Kenwood Hills, and adopt the findings of fact.
Passage of this motion will allow the development of 45 detached townhomes on property located
west of Kenwood Trail (CSAH 50) at Jurel Way.
Overview
Kenwood Hills, LLC is requesting approval of the Kenwood Hills preliminary plat of 45 detached
townhome unit lots and two outlots on 17.7 acres, a Comprehensive Plan amendment to re-guide
property from high density residential to low/medium density residential, and a Zoning Map
amendment to rezone property from RH-1 to PUD.
The Planning Commission held a public hearing on the preliminary plat, and Comprehensive Plan
and Zoning Map amendments at their November 20, 2014 meeting and unanimously recommended
approval. There was no public comment. The Parks, Recreation and Natural Resources Committee
recommended unanimous approval of the preliminary plat at their November 19, 2014 meeting.
Staff also recommends approval subject to authorization of the Comprehensive Plan amendment by
the Metropolitan Council.
Primary Issues to Consider
• Why is the property being rezoned to PUD?
Supporting Information
• Staff analysis of issues
• Comprehensive Plan Amendment Resolution
• Rezoning Ordinance
• Findings of fact
• Planning Commission and Parks, Recreation & Natural Resources Committee draft minutes
• November 13, 2014 planning and engineering reports
__________________________
Daryl Morey, Planning Director
Financial Impact: $____________Budgeted: Y/N ____ Source: _______________________________________
Related Documents (CIP, ERP, etc.): _Zoning and Subdivision Ordinances, Comprehensive Plan____________
Notes: _____________________________________________________________________________________
Staff Analysis of Primary Issues
• Why is the property being rezoned to PUD?
The developer is requesting PUD zoning for the property to allow flexibility in the site design due
to the severe physical constraints affecting the development of the site including steep slopes,
wetlands, significant trees, and a 75 foot wide electric transmission line easement that bisects the
property. The site design flexibility allowed under the PUD zoning will reduce grading, wetland
and significant tree impacts.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. _________
RESOLUTION APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN TO RE-GUIDE
PROPERTY FROM HIGH DENSITY RESIDENTIAL TO LOW/MEDIUM DENSITY RESIDENTIAL
WHEREAS, on November 20, 2014, the Lakeville Planning Commission met to consider
the application of Kenwood Hills, LLC for a Comprehensive Plan amendment to re-guide Outlot
A, Lakeway Park East Campus from high density residential to low/medium density residential
in conjunction with the preliminary plat of Kenwood Hills. The Planning Commission
conducted a public hearing on the proposed Comprehensive Plan amendment preceded by
published and mailed notice and unanimously recommended approval; and
WHEREAS, the detached townhome development proposed by the Comprehensive
Plan amendment is consistent with the housing policies and goals of the Comprehensive Plan;
and
WHEREAS, the City Council has considered the proposed Comprehensive Plan
amendment.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lakeville,
Minnesota:
l. The Comprehensive Plan amendment will not have a substantial impact on or
contain a substantial departure from Metropolitan System Plans.
2. The Comprehensive Plan amendment is hereby approved subject to
authorization by the Metropolitan Council and the recording of the Kenwood Hills final plat.
DATED this 1st day of December, 2014.
CITY OF LAKEVILLE
BY: _____________________
Matt Little, Mayor
ATTEST:
________________________
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
(
CITY OF LAKEVILLE )
I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the
resolution presented to and adopted by the City Council of the City of Lakeville at a duly
authorized meeting thereof held on the 1st day of December, 2014, as shown by the minutes
of said meeting in my possession.
________________________
Charlene Friedges, City Clerk
(SEAL)
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. _____
AN ORDINANCE REZONING PROPERTY FROM RH-1 TO PUD
IN CONJUNCTION WITH THE KENWOOD HILLS PLAT
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The following described property located within the City of
Lakeville, Dakota County, Minnesota is hereby rezoned from RH-1, Multiple Family Residential
District to PUD, Planned Unit Development District:
Outlot A, Lakeway Park East Campus
Section 2. Zoning Map. The zoning map of the City of Lakeville, adopted by Section 11-45-5
of the City Code, shall not be republished to show the aforesaid rezoning, but the Zoning
Administrator shall appropriately mark the zoning map on file in the Zoning Administrator’s
office for the purpose of indicating the rezoning hereinabove provided for in this Ordinance,
and all of the notations, references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 3. Effective Date. This ordinance shall be effective upon its passage by the City
Council, Metropolitan Council authorization of the Kenwood Hills Comprehensive Plan
amendment, and the recording of the Kenwood Hills final plat with Dakota County.
Adopted by the Lakeville City Council this 1st day of December, 2014.
CITY OF LAKEVILLE
BY: _______________________
Matt Little, Mayor
ATTEST:
___________________________
Charlene Friedges, City Clerk
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
KENWOOD HILLS COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS
FINDINGS OF FACT
On November 20, 2014, the Lakeville Planning Commission met at its regularly scheduled
meeting to consider applications to amend the Comprehensive Plan to change the guided land
use and amend the Zoning Map to change the zoning designation of property located west of
Kenwood Trail (CSAH 50) at Jurel Way in conjunction with the Kenwood Hills preliminary plat.
The Planning Commission conducted a public hearing on the proposed applications preceded
by published and mailed notice. The applicant was present and the Planning Commission
heard testimony from all interested persons wishing to speak. The City Council hereby adopts
the following Findings of Fact:
1. The subject site is located in Comprehensive Planning District 1, I-35/CR 50/Orchard Lake,
which guides the property for High Density Residential land uses.
2. The subject site is zoned RH-1, Multiple Family Residential District.
3. Legal description of the property is:
Outlot A, Lakeway Park East Campus
4. The applicant is requesting amendment of the 2030 Land Use Plan to guide the subject site
for Low-to-Medium Density Residential uses and amend the Zoning Map to zone the subject
site as PUD, Planned Unit Development District.
5. The 2008 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville
Zoning Ordinance establish criteria by which the Planning Commission is to consider the
applications. The criteria and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: There are severe physical constraints affecting the potential development of
the subject site including steep slopes and wetlands. There is also a 75 foot wide
electric transmission line easement bisecting the property that affects the site design for
any proposed land use. The applicant has designed their development within the
constraints of the existing natural conditions of the site and the utility easement and
bases the requested Comprehensive Plan amendment, rezoning to PUD and PUD
District performance standards on the feasibility of developing the site in consideration of
these constraints. The proposed single family detached townhome housing style is
consistent with the following policies established by the 2008 Lakeville Comprehensive
Plan:
• Provide for a healthy variety of housing types, styles and choice to meet the life cycle
needs.
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• Develop townhouse and multiple family housing alternatives as attractive life cycle
housing option.
• Promote development of a variety of dwelling types and balanced housing stock in
Lakeville to satisfy the needs, desires and income levels of all people. The proposed
product will serve the entry level housing market.
• Develop a mix of housing types in Lakeville consistent with the 2030 Land Use Plan
recognizing the development of detached single family townhouses as opportunities
to supplement and expand upon existing single family homes in consideration of
community priorities and local market demands.
• Protect environmentally sensitive areas in Lakeville characterized by steep slopes,
tree massing, wetlands, lakes, etc.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is surrounded by the following existing and planned land uses
shown in the table below. The proposed land use will be compatible with existing and
planned land uses surrounding the subject site.
Direction Land Use Plan Zoning Map Existing Use
North HD Residential RH-1 District Rental Townhouses
East Restricted
HD Residential
POS District
RH-1 District
City stormwater basin
Undeveloped
South Restricted POS District City-owned Passive Park
West Commercial PUD District CP Rail ROW
TimberCrest
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development will comply with applicable provisions of the Zoning
Ordinance, Subdivision Ordinance and City Code, subject to the conditions outlined in
the 13 November 2014 Planning Report prepared by The Planning Company LLC.
d. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: The subject site is within the current MUSA and there is adequate public
infrastructure and services available to accommodate the proposed development.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site has access to Kenwood Trail (CSAH 5), which has adequate
capacity to accommodate traffic generated by the proposed use.
5. The report dated 13 November 2014 prepared by The Planning Company LLC is
incorporated herein.
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DATED: December 1, 2014
CITY OF LAKEVILLE
BY: __________________________
Matt Little, Mayor
BY: __________________________
Charlene Friedges, City Clerk
3
PLANNING REPORT
TO: Daryl Morey
FROM: Daniel Licht, AICP
DATE: 13 November 2014
RE: Lakeville – Kenwood Hills; Preliminary Plat
TPC FILE: 135.01
BACKGROUND
Kenwood Hills, LLC has submitted a preliminary plat application and plans for the
development of a 17.7 acre parcel located west of Kenwood Trail (CSAH 50) at Jurel
Way. The proposed development consists of 45 detached townhouse dwelling units.
The applications involved with development of the subject site include a Comprehensive
Plan amendment to change the land use designation on the 2030 Land Use Plan from
high density residential to low/medium density residential. The developer is also
requesting a Zoning Map amendment to rezone the property from RH-1, Multiple Family
Residential District to PUD, Planned Unit Development District.
Exhibits:
A. Zoning/Location Map
B. Aerial Photo Map
C. Certificate of Survey
D. Preliminary Plat
E. Site Plan
F. Grading Plan
G. SWPP Plan
H. Utility Plan
I. Landscape Plan
J. Tree Inventory/Preservation Plan
2
ANALYSIS
Existing Conditions. There are severe physical constraints effecting the potential
development of the subject site including steep slopes and wetlands. There is also a
75 foot wide electric transmission line easement bisecting the property that affects the
site design for any proposed land use. The applicant has designed their development
within the constraints of the existing natural conditions of the site and the utility
easement and bases the requested Comprehensive Plan amendment, rezoning to PUD
and PUD District performance standards on the feasibility of developing the site in
consideration of these constraints.
Comprehensive Plan. The 2030 Land Use Plan guides the subject site for high
density residential uses defined as more than 9.0 dwelling units per acre. The City is
required to maintain an average of 3.0 dwelling units per acre density for residential
development within the MUSA in implementing the 2030 Land Use Plan. The
calculation of density for Comprehensive Plan purposes is based on the net area of
development excluding arterial and major collector stree t rights-of-way, wetlands and
parks. No land is required to be dedicated for arterial or major collector streets or parks
as part of the subdivision of the property. The submitted narrative indicates the net area
of the subject site to be 14.8 acres excluding wetlands and the 75 foot wide utility
easement. Therefore, the net area of the subject site is 3.04 dwelling units per acre,
which is within the range of development density for low to medium density residential
land uses at the 3.0 to 5.0 units per acre typical for detached townhouse uses.
Zoning. The subject site is zoned RH-1, Multiple Family Residential District
corresponding to the high density residential land use guided by the 2030 Land Use
Plan. The developer is requesting consideration of a rezoning of the subject site to
PUD, Planned Unit Development District to provide flexibility in the application of lot
requirements and subdivision design standards for the proposed development. Section
11-96-3 allows for establishment of PUD Districts for developments of parcels other
than those guided for low density residential development by the 2030 Comprehensive
Land Use Plan. We recommend that the application be processed as a PUD District
consistent with the purpose statements outline d in Section 11-96-1 of the Zoning
Ordinance as outlined in the developer’s submittal. The PUD District would be based
upon the standards of the RST-2 District except as specifically modified by approval of
the PUD Development Stage Plan.
Surrounding Land Uses. The subject site is surrounded by the following existing and
planned land uses shown in the table below. The proposed land use will be compatible
with existing and planned land uses surrounding the subject site.
Direction Land Use Plan Zoning Map Existing Use
North HD Residential RH-1 District Rental Townhouses
East Restricted
HD Residential
POS District
RH-1 District
City stormwater basin
Undeveloped
South Restricted POS District City-owned Passive
Park
3
West Commercial PUD District CP Rail ROW
TimberCrest
Streets. The subject site will be accessed at its northeast corner by the extension of
Jurel Way. The Transportation Plan designates Jurel Way as a minor collector
roadway. With the reduction in density proposed to be developed within the subject
site, traffic volumes utilizing Jurel Way would not be at minor collector street levels. As
such, the extension of Jurel Way has been designed as a local street with a 32 foot
wide section within a 66 foot right-of-way, which is subject to approval of the City
Engineer. The proposed street provides for extension of the existing eight foot wide
trail and five foot wide sidewalk on the west and east sides of the street, respectively.
Jurel Way will terminate as a temporary cul-de-sac at the southeast corner of the
subject site. The temporary cul-de-sac meets the design requirements of Section 10-4-
3.D of the Subdivision Ordinance. The temporary cul-de-sac must be located within a
temporary turnaround easement and a security for the fut ure removal of the temporary
cul-de-sac when Jurel Way is extended with the development of the adjacent parcel to
the east must be provided with the final plat.
The Kenwood Hills preliminary plat proposes two cul-de-sac streets within the
development. Section 10-4-3.S.2 of the Subdivision Ordinance states that cul-de-sacs
are only to be allowed when topography, wetlands or other physical constraints require
them, which the two proposed cul-de-sacs are consistent with. Both cul-de-sacs are at
least 150 feet but not more than 600 feet in length as required by Section 10 -4-3.S.3 of
the Subdivision Ordinance. The two proposed cul-de-sacs are designed as 28 foot
wide streets within 50 foot wide rights-of-way based on the flexibility allowed by Section
10-4-3.S.4 of the Subdivision Ordinance for environmentally sensitive areas but must be
posted as no parking zones on one side. The submitted plans indicate that the radius
at the terminus of the cul-de-sacs is 60 feet. Street names shown for the cul-de-sacs
are subject to approval by the City.
Easements. The preliminary plat indicates that Lot 13, Block 1, Lot 23, Block 2 and
Lot 12, Block 3 are to be overlaid by drainage and utility easements as required by
Section 10-4-4 of the Subdivision Ordinance. There is an existing 75 foot wide electric
utility easement bisecting the subject site. The submitted development plans indicate
encroachment within the easement area by public streets and utilities as well as
extensive grading within the easement. The developer has submitted correspondence
from the utility company as to their ability to perform these actions and install these
improvements within the utility easement.
Park Dedication. The 2006 Parks, Trails and Open Space plan does not identify
acquisition of park land within the subject site. Park dedication requirements will be
required to be satisfied as a cash fee in lieu of land based on the proposed net density
of the development at the time of final plat in accordance with Section 10 -4-8 of the
Subdivision Ordinance.
Grading Plan. The submitted plans include a preliminary grading plan which is subject
to review and approval by the City Engineer. In conjunction with the grading plan, the
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developer has submitted a survey of trees within the prop osed construction limits for the
development. The developer is proposing that the wetland buffer required by Section
11-16-13.C.1 of the Zoning Ordinance be averaged. Wetlands and wetland buffer areas
are platted within Outlots A and B, which will be deeded to the City in accordance with
Section 11-16-13.C.1.d of the Zoning Ordinance. The proposed grading plan, tree
preservation plan and wetland impacts and purchase of wetland bank credits are
subject to review by the City Engineer and Environmental Resources Manager.
Lot Requirements. Section 11-57-13.B.2 of the Zoning Ordinance establishes the
maximum development density of detached townhouse by requiring a minimum of 7,500
square feet of lot area per dwelling unit. There is 8,033 square feet of lot area per
dwelling unit provided by the base lots and unit lots shown on the preliminary plat and
site plan, which meets the requirements of the Zoning Ordinance.
Setbacks. Section 11-57-15.B of the Zoning Ordinance lists the setbacks required for
the detached townhouse dwellings as shown below.
Yard Minimum Setback
RST-2 Proposed
Base Lot 30ft. Less than 30ft.
Street 30ft. 25ft.
Private Drive 30ft. 25ft.
Between Bldgs. 20ft. 25ft.
Guest Parking 15ft. 15ft.
The proposed setback from the public street is shown on the site plan (Sheet C2-2).
The applicant is requesting a reduction in the required setback from the public right -of-
way and private drives from 30 feet to 25 feet for the proposed detached townhouse
dwellings. The reduction in setback minimizes the depth of site grading beyond the
right-of-way and private drives to avoid additional slope impacts. The 25 foot depth of
the driveway apron will be the minimum necessary to be functional for parking vehicles
in the driveway while allowing visibility behind vehicles for pedestrian safety and not
obstructing the sidewalk, trail or private drive. The unit on Lot 1, Block 3 is setback less
than 30 feet from the perimeter of the base lot at the boundaries of the preliminary plat.
Given that this dwelling unit abuts a City owned parcel restricted from development, the
reduced setbacks is acceptable.
Homeowners Association. Lot 13, Block 1, Lot 23, Block 2 and Lot 12, Block 3 are
common open space and include the private drives. These lots must be owned by a
homeowners association as required by Section 11-57-17 of the Zoning Ordinance to
provide for long-term maintenance. Documents establishing the homeowners
association must be submitted for review and approval by the City Attorney with the final
plat application.
Building Design. The developer has submitted three example building plans for the
proposed detached townhouse dwellings, which are subject to compliance with the
5
design and construction standards outlined in Section 11-57-19.C and D of the Zoning
Ordinance:
Exterior Materials. The developer indicates the proposed building will use LP
Smartside on all four sides of the structure. Section 11-57-19.C.4 of the Zoning
Ordinance requires a minimum of 25 percent of each façade have brick, stone or
stucco finish. Fiber cement products such as Hardiboard siding or LP Smart
Side are allowed to be used to meet the masonry material requirement. City
staff recommends that the 25 percent requirement specifically for brick, stone or
stucco finish be required on the front façade of each detached townhome for
aesthetic reasons in consideration of flexibilities granted under the PUD District.
Garages. The submitted building floor plans indicate each of the house designs
has a 440 square foot attached garage that is 20 feet wide, which complies with
the requirements of Section 11-57-19.D of the Zoning Ordinance for detached
townhouse dwellings with basements.
Private Drives. There are two private drives extending off of Jude Court. Although the
RST-2 District specifies in Section 11-57-19.H of the Zoning Ordinance that all streets
are to be public, flexibility to allow private drives consistent wit h the standards of the
RM-1 District is appropriate under the PUD District based on the environmental
constraints within the subject site. Section 11-58-21.I specifies that private drives may
not access more than six dwelling units per side and the two proposed private drives
serve four and three dwelling units, respectively. The proposed private drives are 24
feet wide and include space for four visitor parking stalls at each terminus meeting the
requirement for provision of one-half stall of guest parking per townhouse dwelling unit
served by private drives. The proposed private drives must be posted as no parking
zones. The developer has revised the site plan to indicate that there are 97 additional
parking stalls available on the public streets for guest parking purposes. The private
drives must be maintained by a homeowners association.
Landscape Plan. The developer has submitted a landscape plan illustrating front yard
plantings along the public streets and private drives and typical foundation plantings.
The developer must also provide information regarding the value of the proposed
plantings required by Section 11-57-19.I of the Zoning Ordinance with the submittal of
the final plat application. The proposed plantings comply with the material type and size
requirements of Section 11-21-9.C of the Zoning Ordinance.
Signs. The applicant has not identified on the submitted plans the location of any
proposed subdivision identification signs. Details as to the height, area and
construction of any subdivision identification signs are subject to compliance with
Section 23 of the Zoning Ordinance and require a sign permit prior to construction.
Utility Plan. The developer has submitted a preliminary utility plan that is subject to
review and approval by the City Engineer.
6
Phasing Plan. The developer has stated site improvements are to be completed in a
single phase.
CONCLUSION
The proposed land use and flexibilities requested through the PUD District and
development stage plan is consistent with the goals of the Comprehensive Plan and the
intent of the requirements established by the Zoning Ordinance , in consideration of the
environmental constraints within the subject site. Our office and City staff recommends
that approval of the Comprehensive Plan amendment, Zoning Map amendment and
preliminary plat applications subject to the following conditions:
1. The exterior building materials shall comply with Section 11-57-19.C.4 of the
Zoning Ordinance requiring a minimum of 25 percent of the front façade have
brick, stone or stucco finish, with fiber cement siding used for the sides and rear
facades of each detached townhouse building.
2. The landscape plan shall comply with, and the developer must provide the
information required by, Section 11-57-19.I of the Zoning Ordinance.
3. The tree preservation plan is subject to review and approval by the City Engineer
and Environmental Resources Coordinator.
4. Outlots A and B shall be deeded to the City with the final plat.
5. All grading, drainage and erosion control plans shall be subject to review and
approval by the City Engineer.
6. All wetland impacts shall be subject to review and approval by the City Engineer
and Environmental Resources Coordinator.
7. All utility plans shall be subject to review and approval by the City Engineer.
8. All easements shall be subject to review and approval by the City Engineer.
9. Park dedication requirements shall be satisfied as a cash fee in lieu of land
based on the fee in effect at the time of final plat approval.
10. Documents establishing the homeowners association must be submitted for
review and approval by the City Attorney prior to approval of a final plat.
11. The Comprehensive Plan and Zoning Map amendments and the preliminary plat
are contingent upon the developer submitting formal written documentation from
Xcel Energy allowing the construction of public improvements within the 75 foot
wide utility easement that bisects the subject property. This formal written
documentation must be submitted prior to consideration of the final plat.
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12. The Jurel Way temporary cul-de-sac must be located within a temporary
turnaround easement and a security for the future removal of the temporary cul-
de-sac when Jurel Way is extended with the development of the adjacent parcel
to the east must be provided with the final plat.
13. The public cul-de-sac streets must be posted as no parking on one side and the
private drives must be posted as no parking on both sides.
14. The following building setbacks shall apply to the Kenwood Hills PUD:
Yard Setback
Base Lot 30ft
Street 25ft
Private Drive 25ft
Between Bldgs. 25ft
Guest Parking 15ft
c. Zachary Johnson, City Engineer
Brett Altergott, Parks and Recreation Director
RH-1
RH-1
P/OS
RH-1
P/OS
RH-1
O-R
RS-2
P/OS
PUD
P/OS
PUD
C-3
RS-3
RM-1
RS-2
K
E
N
W
O
O
D
T
R
L
181ST ST W
K
E
N
W
O
O
D
T
R
L
J U R E L W A Y
J
A
G
U
A
R
P
A
T
H
JARL CT
JUREL CT
ORCHARDTRL
J A V A
T R L
K E N R I C K A V E
KENRIC
K
A
V
E
±
City of Lakeville
Location and Zoning Map
Kenwood Hills
Preliminary Plat
Comp Plan Amend.
Zoning Map Amend.
EXHIBIT A
J u r e l W a y
Jurel Ct
Jubilee Way
K
e
n
w
o
o
d
T
r
a
i
l
(
C
S
A
H
5
0
)
K a c h i n a C t
JarlCt
J a g u a r P a t h
K e n r i c k A v e
185th St (CSAH 60)
OrchardTrail
±
Kenwood
Hills
Preliminary
Plat
Kenwood Hills
Prelim ina ry Plat
Comp Plan Amend
Zoning Map Amend
City of Lakeville
Aerial Ma p
EXHIBIT B
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
W:
\
2
0
1
3
\
1
3
5
8
5
\
C
A
D
D
D
A
T
A
\
S
U
R
V
E
Y
Pl
o
t
t
e
d
:
11
/
1
1
/
2
0
1
4
8
:
5
1
A
M
Vicinity Map:
Revisions:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
S13585-MASTER.DWG /CERT
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/12/14 PRELIMINARY PLAT-CITY COMMENTS
N
SCALE IN FEET
0 50
C1-1
RLL SFM
RLL
Richard L. Licht - PLS
26724
License No.Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws
of the State of Minnesota.
Vicinity Map:Sheet Index:
NOTE:
1.Contours shown hereon were obtained from the MnTopo
website http://arcgis.dnr.state.mn.us/maps/mntopo/ on June
19, 2014.
2.The wetlands shown hereon were obtained from a previous
delineation performed by Earth Science Associates, Inc.
3. Benchmark: Top nut of hydrant located at end of
constructed Jurel Way as shown.
Elev. = 1088.93 Feet (City of Lakeville Datum)
DESCRIPTION OF PROPERTY SURVEYED
(Per Schedule A as described in the Commitment for Title Insurance issued by
Custom Home Builders Title, LLC as issuing agent for Stewart Title Guaranty Company,
File No. HB-27199, dated November 12, 2013)
Outlot A in Lakeway Park East Campus, according to the recorded plat thereof, Dakota County, Minnesota.
Torrens Property
Torrens Certificate No. 151844
NOTES
1)The easements of record, shown hereon, were obtained from the above described title commitment.
2)This property is contained in Zone X (areas determined to be outside the 0.2% annual chance
floodplain) per Flood Insurance Rate Map, Community Panel No. 27037C0191E, effective date of
December 2, 2011.
3)The Gross land area is 771,983 +/- square feet or 17.7 +/- acres.
4)We have shown buried structures and utilities on and/or serving the site Per Gopher State One-Call
Ticket No.'s 141152199 and 141152239. The following utilities and municipalities were notified:
ARVIG (218) 298-1025
CHARTER COMMUNICATIONS (800) 778-9140
AT&T TRANSMISSION (903) 753-3145
CENTER POINT ENERGY (763) 559-5185
CITY OF LAKEVILLE (952) 985-2740
GREAT RIVER ENERGY (763) 241-2301
DAKOTA COUNTY HIGHWAY DEPT (952) 891-7900
DAKOTA ELECTRIC (651) 463-6268
DEPARTMENT OF TRANSPORTATION (651) 366-5750
FRONTIER COMMUNICATIONS (763) 682-3514
LEVEL 3 COMMUNICATIONS (877) 366-8344
QWEST COMMUNICATIONS (800) 283-4237
ZAYO BANDWIDTH (888) 267-1063
i)Utility operators do not consistently respond to locate requests through the Gopher State One Call
service for boundary purposes such as this. Those utility operators that do respond often will not
locate services from their main line to the customer's structure or facility - they consider those
segments private installations that are outside their jurisdiction. If a private service to an adjoiner's site
crosses this site or a service to this site crosses an adjoiner, it may not be located since most
operators will not mark such "private" services.
ii)Snow and ice conditions during winter months may obscure otherwise visible evidence of a buried
structure or utility.
iii)Maps provided by operators, either along with a field location or in lieu of such a location, are very
often inaccurate or inconclusive. EXTREME CAUTION MUST BE EXERCISED BEFORE AN
EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. BEFORE DIGGING, YOU ARE REQUIRED
BY LAW TO NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT
651/454-0002.
Submittal:
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
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Vicinity Map:
Revisions:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
S13585-MASTER.DWG /PRE-PLAT
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
PRELIM
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09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
Richard L. Licht - PLS
26724
License No.Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws
of the State of Minnesota.
Vicinity Map:
N
SCALE IN FEET
0 50
PRELIMINARY PLAT GENERAL NOTES
SURVEYOR:OWNER/DEVELOPER:
Loucks Associates, Inc.Homestead Partners
7200 Hemlock Lane, Suite 300 525 - 15th Avenue South
Maple Grove, MN 55330 Hopkins, MN 55343
763-424-5505 952-294-2113
LEGAL DESCRIPTION:
Outlot A, LAKEWAY PARK EAST CAMPUS, according to the recorded
plat thereof, Dakota County, Minnesota
Torren Property (Certificate No. 151844)
DATE OF PREPARATION:
June 2014
BENCHMARK:
Top nut of hydrant located at end of constructed Jurel Way as shown.
Elev. = 1088.93 Feet (City of Lakeville Datum)
EXISTING ZONING:
Zone (RM-1) Medium Density Residential District
PROPOSED ZONING:
Zone (PUD)
AREAS:
45 Lots @ 2,200 Sq. Ft. Each = 99,000 Sq. Ft.
Lot 13, Block 1 = 95,120 Sq. Ft.
Lot 23, Block 2 = 118,467 Sq. Ft.
Lot 12, Block 3 = 48,878 Sq. Ft.
Outlot A = 275,858 Sq. Ft.
Outlot B = 29,554 Sq. Ft.
Right of way Dedication Area = 105,106 Sq. Ft.
Total Area = 771,983 Sq. Ft.
FLOOD ZONE DESIGNATION:
This property is contained in Zone X (areas determined to be outside the
0.2% annual chance floodplain) per Flood Insurance Rate Map,
Community Panel No. 27037C0191E, effective date of December 2, 2011.
C2-1
PAK SFM
RLL
NOTE:
1.The wetlands shown hereon were obtained from a previous
delineation performed by Earth Science Associates, Inc.
Sheet Index:
Submittal:
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
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Sheet Index:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
C2-2 SITE PLAN.DWG /C2-2
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
Todd W. McLouth - PE
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
20383
License No.Date
PRELIM
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N
A
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Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
C2-2
TWM DDL
TWM 11/13/14
N
SITE PLAN GENERAL NOTES
SETBACKS:
FRONT BUILDING SETBACK = 25'
ZONING:
EXISTING ZONING = RST-2 MULTIPLE FAMILEY RESIDENTIAL
PROPOSED ZONING = PLANNED UNIT DEVELOPMENT
SITE AREA:
TOTAL AREA = ~17.7 AC
TOTAL HOUSING UNITS = 45
NET DENSITY = 3.11 UNITS/ACRE
IMPERVIOUS SURFACE AREA = 4.0 AC = 22.6%
PERVIOUS SURFACE AREA = 13.7 AC = 77.4%
ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER SHEET C8-1 AND THE REQUIREMENTS OF THE
CITY.
CURB AND GUTTER SHALL BE D412 PER CITY DETAIL. ALL INLET LOCATIONS SHALL BE B618 AT
AS PER CITY DETAIL
THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPT. AND THE
CONSTRUCTION ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK
WITHIN THE STREET RIGHT OF WAY (SIDEWALK, STREET OR DRIVEWAYS)
MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR
TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
APPROXIMATE LOCATION OF ON STREET PARKING STALL. (8'X22')
TOTAL ON STREET PARKING STALLS - 87
WETLAND DATA:
AREA OF EXISTING WETLANDS (ON PROPERTY):
WETLAND 'A' = 14,262 SF
WETLAND 'B' = 6,904 SF
WETLAND 'C' = 3,628 SF
WETLAND 'D' = 7,432 SF
WETLAND 'E' = 1,982 SF
WETLAND 'F' = 10,686 SF
WETLAND 'G' = 16,974 SF
WETLAND 'H' = 2,059 SF
TOTAL AREA OF IMPACTED WETLAND = 11,984 SF
WETLAND BUFFERS ARE BEING AVERAGED FOR WIDTH (SEE PLAN).
PROPOSED WETLAND BUFFER TOTAL AREA - 83,381 SF
PROPOSED GRADING AND RESTORATION PLAN FOR THE WETLAND MITIGATION AREAS TO
BE CORDINATED WITH THE CITY OF LAKEVILLE AND THE VERMILLION RIVER WMO.
AREA OF UTILITY EASMENT - APPROX. 60,182 SF
(INCLUDES ALL PAVEMENT, ESTIMATED HOME AREA, AND ESTIMATED DRIVEWAY AREA)
28'
28.0'
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
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Sheet Index:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
C3-1 GRADING PLAN.DWG /C3-1
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
Todd W. McLouth - PE
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
20383
License No.Date
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
C3-1
TWM DDL
TWM 11/13/14
N
N
GRADING, DRAINAGE & EROSION CONTROL NOTES
1.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 6 INCHES OF TOP
SOIL AND SOD OR SEED. THESE AREAS SHALL BE WATERED BY THE CONTRACTOR
UNTIL THE SOD OR SEED IS GROWING IN A HEALTHY MANNER.
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.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL
SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE
NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER
PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE
APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
4.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.
5.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION
REVIEW OF THE CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE
REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES IN, OR NEAR
THE CONSTRUCTION SITE.
6.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL A
TEMPORARY ROCK ENTRANCE PAD AT ALL POINTS OF VEHICLE EXIT FROM THE
PROJECT SITE. SAID ROCK ENTRANCE PAD SHALL BE MAINTAINED BY THE
CONTRACTOR FOR THE DURATION OF THE PROJECT. SEE DETAILS SHOWN ON SHEET
C8-1 OF THE PROJECT PLANS.
7.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
DETAILS SHOWN ON SHEET C8-1 OF THE PROJECT PLANS.
8.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE PERFORMED PER
THE REQUIREMENTS OF THE CITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
ALL PERMITS AND NOTIFICATIONS AS REQUIRED BY THE CITY.
9.SEE UTILITY PLAN (C4-1) FURTHER DETAIL REGARDING THE STORM SEWER AND
OTHER UTILITY STRUCTURE CASTING ELEVATION DETAILS.
10.EACH LOT SHALL HAVE A BACK YARD SLOPE OF 10:1 OR FLATTER FOR A MINIMUM
OF 20 FEET FROM THE BUILDING.
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
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Sheet Index:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
C3-2 STORMWATER POLLUTION PREVENTION
PLAN.DWG /C3-2
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
Todd W. McLouth - PE
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
20383
License No.Date
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
C3-2
TWM DDL
TWM 11/13/14
N
STORM WATER POLLUTION PREVENTION PLAN (SWPPP)
GENERAL NOTES:
1. THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING: A SINGLE FAMILY RESIDENTIAL DEVELOPMENT WITH STREETS,
UTILITIES, STORM WATER MANAGEMENT AND MASS GRADING OF LOTS.
2. THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:
1. INSTALL STABILIZED ROCK CONSTRUCTION ENTRANCE PAD.
2. INSTALLATION OF STAGE 1 SILT FENCE AROUND SITE.
3. CLEAR AND GRUB FOR TEMPORARY SEDIMENT BASIN
4.INSTALL STAGE 2 SILT FENCE AROUND STRUCTURES, PONDS AND DITCHES.
5. CONSTRUCT TEMPORARY SEDIMENTATION BASIN.
6. CLEAR AND GRUB REMAINDER OF SITE
7. STRIP AND STOCKPILE TOPSOIL.
8. ROUGH GRADING OF SITE
9. STABILIZE DENUDED AREAS AND STOCKPILES
10. INSTALL SANITARY, WATER, STORM SEWER AND SERVICES
11. SUB-CUT STREET, INSTALL STREET SECTION
12.INSTALL CURB AND GUTTER.
13.BITUMINOUS ON STREETS.
14. FINAL GRADE BOULEVARD INSTALL SEED AND MULCH.
15. INSTALL STAGE 3 SILT FENCE BEHIND ALL CURB.
16. REMOVE ACCUMULATED SEDIMENT FROM BASIN.
17. REPEAT STEPS 1-16 AS NECESSARY THROUGH PHASES UNTIL CONSTRUCTION IS COMPLETE.
18. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT FENCE AND RESEED ANY AREAS
DISTURBED BY THE REMOVAL.
3. SITE DATA:
AREA TO BE DISTURBED = 17.7 ac.
PRIOR TO CONSTRUCTION POST CONSTRUCTION
IMPERVIOUS AREA: 0 ac. 4.0 ac.
SOIL TYPES: SEE SOILS REPORT
POST CONSTRUCTION RUNOFF COEFFICIENT: CN=70
4. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC. BEFORE
CONSTRUCTION BEGINS.
5. CONSTRUCTION ACTIVITY - EROSION PREVENTION PRACTICES
TIME AN AREA CAN REMAIN
OPEN WHEN NOT ACTIVELY
BEING WORKED TYPE OF SLOPE
7 DAYS STEEPER THAN 3:1
7 DAYS 10:1 TO 3:1
7 DAYS FLATTER THAN 10:1
AREAS TO BE COVERED WITH EROSION CONTROL BLANKET.
6. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS CAN NOT BE GREATER
THAN 75 FEET.
7. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE STABILIZED.
8. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE WATERS OR
STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC
COMPOUNDS ARE EXEMPT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES.
9. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT POSSIBLE, IT MUST BE
TREATED WITH THE APPROPRIATE BMP'S.
10. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS.
11. EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE.
12. NO ENGINE DEGREASING IS ALLOWED ON SITE.
13. THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE FOR COMPLIANCE WITH ALL
TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A
PERMITTEE FOR PARTS II.B., PART II.C AND PART IV. OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE OWNER FOR
COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
14. ALL CONSTRUCTION DOCUMENTS AND SPECIFICATIONS ARE CONSIDERED PART OF THE SWPPP.
15. DOCUMENTATION OF INFEASABILITY-THE PERMITEE MUST DOCUMENT THE DETERMINATION AND SUBSTITUTE BMP'S IN THE
SWPPP IF THEY DETERMINE THAT COMPLIANCE WITH THE REQUIREMENTS FOR TEMPORARY SEDIMENT BASINS(III.C) OR OBTAINING
ROW (III.D) IS INFEASIBLE.
16. CHANGE OF COVERAGE-UPON COMPLETION OF GRADING, UTILITIES, AND STREET CONSTRUCTION THE NEW OWNER (HOME
BUILDER) MUST SUBMIT A SUBDIVISION REGISTRATION WITHIN 7 DAYS OF ASSUMING OPERATIONAL CONTROL OF THE SITE,
COMMENCING WORK ON THEIR PORTION OF THE SITE, OR OF THE LEGAL TRANSFER, SALE OR CLOSING ON THE PROPERTY. NOTE:
THE NEW CAN IMPLEMENT THE ORIGINAL SWPPP CREATED FOR THE PROJECT OR DEVELOP AND IMPLEMENT THEIR OWN SWPPP.
17. TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF TERMINATION (NOT)
TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR MORE OF THE FOLLOWING CONDITIONS
HAVE BEEN MET:
A. FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. AND DEFINITION IN APPENDIX B HAS BEEN ACHIEVED ON ALL PORTIONS
OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.
B. ANOTHER OWNER HAS ASSUMED CONTROL OVER ALL AREAS OF THE SITE THAT HAVE NOT BEEN FINALLY STABILIZED.
18. INSPECTIONS
A. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED.
B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24 HOURS RAIN EVENT.
C. STABILIZED AREAS: ONCE EVERY 30 DAYS
D. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING CONSTRUCTION.
19. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, ALL INSPECTIONS AND MAINTENANCE, PERMANENT
OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM
WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE YEARS. RECORDS TO INCLUDE: DATE & TIME OF
INSPECTION, NAME OF INSPECTOR, FINDINGS & RECOMMENDATIONS OF CORRECTIVE ACTIONS, DATE & AMOUNT OF RAINFALL
EVENTS GREATER THAN 0.5" IN 24 HOURS.
20. SWPPP MUST BE AMENDED WHEN:
A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS THAT HAS A SIGNIFICANT
EFFECT ON DISCHARGE
B. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER QUALITY STANDARDS.
C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT CONSISTENT WITH THE TERMS
AND CONDITIONS OF THE PERMIT.
21. OWNER: HOMESTEAD PARTNERS
MATT HANISH
525 15TH AVENUE S.
HOPKINS, MN 55343
(952) 949-3630
CONTRACTOR: PENDING
THE CONTRACTOR SHALL OVERSEE THE IMPLEMENTATION OF THE SWPPP AND SHALL BE THE RESPONSIBLE PARTY FOR ALL
OPERATIONS ON SITE. IF THE CONTRACTOR FAILS TO IMPLEMENT THE SWPPP THE OWNER SHALL ASSUME RESPONSIBILITY FOR THE
SWPPP. THE OWNER SHALL BE RESPONSIBLE FOR THE LONG TERM OPERATION & MAINTAINABLE OF THE
SEDIMENTATION/DETENTION BASIN AND STORM SEWER ON SITE. THE CONTRACTOR SHALL PROVIDE DOCUMENTATION
COMPLYING WITH THE REQUIREMENTS AS STATED IN PART III OF THE NPDES PERMIT.
22. BMP TABULATION: APPROXIMATE QUANTITIES
SILT FENCE - 5,800 LF
ROCK ENTRANCE PAD - 1 EA
SEED/MULCH - 13.7 AC
EROSION CONTROL BLANKET - 3,600 SY
SWPP MAINTENANCE - 1 EA
23. THE FOLLOWING INDIVIDUALS MUST BE TRAINED IN ACCORDANCE WITH THE NPDES PERMIT REQUIREMENTS: THE INDIVIDUAL
WHO PREPARES THE SWPPP; THE INDIVIDUAL OVERSEEING THE IMPLEMENTATION, REVISING, & AMENDING THE SWPPP; THE
INDIVIDUAL(S) PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE, & REPAIR OF THE BMP'S.
24.HAZARDOUS MATERIALS SUCH AS OIL, GASOLINE, PAINT, AND ANY OTHER HAZARDOUS SUBSTANCES MUST BE PROPERLY
STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS, OR OTHER DISCHARGES. RESTRICTED ACCESS
TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDALISM. CONCRETE WASH MUST BE LIMITED TO A DEFINED AREA OF
THE SITE AND RUNOFF MUST BE CONTAINED WITHIN THE DEFINED AREA.
25. ALL WASTE AND UNUSED BUILDING MATERIALS SHALL BE PROPERLY DISPOSED OF OFF SITE AND NOT ALLOWED TO BE CARRIED
BY RUNOFF INTO A RECEIVING CHANNEL OR STORAGE SEWER SYSTEM.
26.CONTRACTOR TO SEE SHEET C8-1 FOR STANDARD DETAILS FOR EROSION CONTROL DEVICES.
SILT FENCE REQUIRED MAINTENANCE:
1. WHEN SEDIMENT REACHES 1/3 THE HEIGHT OF SILT FENCE IT MUST
BE REMOVED WITHIN 24 HOURS.
2. REPAIR OR REPLACE DYSFUNCTIONAL SILT FENCE WITHIN 24 HOURS.
3. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN 7 DAYS.
4. SITE EXITS INSPECTED AND TRACKED SEDIMENT REMOVED
WITHIN 24 HOURS.
INLET PROTECTION REQU'D MAINTENANCE:
BASKET DEPTH IT MUST BE CLEANED WITHIN 24 HOURS.
2. REPAIR OR REPLACE DYSFUNCTIONAL INLET PROTECTION
WITHIN 24 HOURS.
1. WHEN SEDIMENT REACHES 1/3 THE HEIGHT OF
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
W:
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Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
C4-1 UTILITY PLAN.DWG /C4-1
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
Todd W. McLouth - PE
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
20383
License No.Date
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
C4-1
TWM DDL
TWM 11/13/14
N
UTILITY PLAN GENERAL NOTES
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE
FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE
CITY AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION. ALL HDPE CONNECTIONS TO
CONCRETE MANHOLES SHALL BE CONNECTED WITH AN INTERNAL RUBBER GASKET
OR BY USING ADS WATERSTOP GASKET. ALL SANITARY SEWER MAIN LINE SHALL BE
SDR 35. ALL SANITARY SEWER SERVICES SHALL BE SDR 26.
2. SEE SHEET C8-1 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS
AND UTILITY SERVICE DETAILS.
3. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR
MATERIAL PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE
PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION.
4. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CITY. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF
WAY, OR WORK IMPACTING PUBLIC UTILITIES.
5. ALL SANITARY SEWER AND WATER SERVICES SHALL TERMINATE AT THE PROPERTY
LINE UNLESS OTHERWISE NOTED.
6. THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND
WORK.
7. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF
WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM
DEPTH CAN NOT BE ATTAINED.
8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND
SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF
UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDE
ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC
STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE
PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
9. ALL NEW WATERMAIN MUST HAVE A MINIMUM OF 7.5 FEET OF COVER.
10. 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.
11. HORIZONTAL SEPARATION BETWEEN WATERMAIN AND SANITARY SEWER TO BE 10
FEET.
12. PROPOSED PIPE MATERIALS:
WATERMAIN C900 PVC NO LESS THAN 8' DEEP.
WATER SERVICE COPPER TYPE K,1" SERVICE TO PROPERTY LINE.
SANITARY SEWER PVC SDR 35 NO MORE THAN 20' DEEP.
SANITARY SEWER PVC SDR 26 20' - 25' DEEP.
SANITARY SEWER PVC 4" SCH. 40 SERVICE TO PROPERTY LINE.
STORM SEWER RCP CLASS 5 12" TO 30" DIAMETER.
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
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Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
L1-1 LANDSCAPE PLAN.DWG /L1-1
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
L1-1
TWM DDL
TWM 11/13/14
N
Date
of the State of Minnesota.
Douglas D. Loken, LA
I am a duly Licensed Landscape Architect under the laws
prepared by me or under my direct supervision and that
I hereby certify that this plan, specification or report was
45591
License No.
PLANT SCHEDULE:
THE CITY REQUIRES LANDSCAPE AT SITE PERIMETER. A CONIFEROUS
TREE ROW HAS BEEN PLACED ON THE NORTHERN PERIMETER TO
PROVIDE SCREEN FROM ADJACENT RESIDENTIAL NEIGHBORHOOD.
CITY REQUIRES LANDSCAPING QUANTITIES BASED ON A PERCENTAGE
OF SITE IMPROVEMENTS TO COST. THIS FIGURE IS UNKNOWN AT
THIS TIME. THE PLAN SHOWS 1 TREE PER LOT, AT STREET
INTERSECTIONS, AS WELL AS THE PERIMETER.
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.
LANDSCAPE INSTALLATION:
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING
INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING AND
CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
WHERE SOD/SEED ABUTS PAVED SURFACES, FINISHED GRADE OF
SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL,
SLAB, CURB, ETC.
SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE
AREAS NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED AND
MULCHED AS PER MNDOT SPECS. 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, DECIDUOUS SHRUBS
SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED SHRUB HEIGHT.
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 6'
ABOVE FINISHED GRADE.
ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE
SALES SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL
FORM, NATURAL TO THE SPECIES, WITHOUT PRUNING.
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.
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
DRIED BONE MEAL, OTHER APPROVED FERTILIZER MIXED IN WITH THE
PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS OR MAY BE
TREATED FOR SUMMER AND FALL INSTALLATION WITH AN APPLICATION
OF GRANULAR 0-20-20 OF 12 OZ PER 2.5" CALIPER PER TREE AND 6 OZ
PER SHRUB WITH AN ADDITIONAL APPLICATION OF 10-10-10 THE
FOLLOWING SPRING IN THE TREE SAUCER.
ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS.
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.
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
MANUFACTURES RECOMMENDATIONS UNDER ALL MULCHED AREAS.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH A
WATERING SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS
AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
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.
REPRODUCIBLE AS-BUILT DRAWING(S) OF ALL LANDSCAPE
INSTALLATION AND SITE IMPROVEMENTS UPON COMPLETION OF
CONSTRUCTION INSTALLATION AND PRIOR TO PROJECT ACCEPTANCE.
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING
PLANT MATERIAL INSTALLATION AND SEED/SOD PLACEMENT IS FROM
THE TIME GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 -
NOVEMBER 1. FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15;
DORMANT SEEDING IN THE FALL SHALL NOT OCCUR PRIOR TO
NOVEMBER 1. PLANTING OUTSIDE THESE DATES IS NOT
RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING
BY THE LANDSCAPE ARCHITECT.
CONIFEROUS PLANTING MAY OCCUR FROM AUGUST 15 - OCTOBER 1
AND FALL 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.
PROTECT ALL EXISTING OAKS ON SITE SCHEDULED TO REMAIN. IF
EXISTING OAKS ARE DAMAGED IN ANY MANNER, ABOVE OR BELOW
GROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT
SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING. OAKS ARE NOT
TO BE PRUNED, REMOVED OR TRANSPLANTED BETWEEN APRIL 15 AND
JULY 1. NOTIFY LANDSCAPE ARCHITECT IF THESE DATES ARE
UNAVOIDABLE.
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.
LANDSCAPE PLAN:
NOTES:
TURF SEED MIX - MNDOT SEED MIX # 25-131.
APPLY AT 220 LBS/AC.
MID TERM STABILIZATION SEED MIX - MNDOT SEED
MIX # 22-112. APPLY AT 40 LBS/AC.
DRY PRAIRIE SEED MIX - MNDOT SEED MIX # 35-221.
APPLY AT 36.5 LBS/AC.
STORMWATER POND SEED MIX - MNDOT SEED MIX #
33-261. APPLY AT 35 LBS/AC.
DRY POND SEED MIX - MNDOT SEED MIX # 33-262.
APPLY AT 44 LBS/AC.
SEEDING LEGEND:
SITE IMPROVEMENTS CONSTRUCTION COST IS ESTIMATED TO BE LESS
THAN $1M. TWO PERCENT OF THIS COST IS TO BE USED FOR
LANDSCAPING. EXACT COST IS CURRENTLY UNKNOWN. THIS
INFORMATION IS TO BE PROVIDED AFTER CONSTRUCTION
DOCUMENTS ARE GENERATED.
MINIMUM LANDSCAPE VALUE:
TYPICAL HOUSE FOUNDATION PLANTINGS:
FOUNDATION PLANTINGS MUST CONSIST OF A COMBINATION OF
DECIDUOUS AND CONIFEROUS SHRUBS AS WELL AS PERENNIALS.
EACH TOWNHOME UNIT SHALL INCLUDE A MINIMUM 10 SHRUBS
AND 10 PERENNIALS. PLANTINGS TO BE INSTALLED BY BUILDER AT
TIME OF HOME CONSTRUCTION.
Professional Services:
CADD Qualification:
by the Consultant. With the Consultant's approval, others
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
Professional Signature:
Quality Control:
Sheet Title:
Sheet No.:
Project No.:
Checked By:
Project Lead:
Review Date:
Drawn By:
Project Name:
Owner/Developer Name:
W:
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Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
2014
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C0-1
C1-1
C2-1
C2-2
C3-1
C3-2
C4-1
C8-1
L1-1
L1-2
COVER SHEET
CERTIFICATE OF SURVEY
PRELIMINARY PLAT
SITE PLAN
GRADING PLAN
SWPP PLAN
UTILITY PLAN
CIVIL DETAILS
LANDSCAPE PLAN
TREE INVENTORY PLAN
L1-2 TREE INVENTORY.DWG /L1-2
06/27/14 CITY SUBMITTAL
07/11/14 PRELIMINARY PLAT SUBMITTAL
PRELIM
I
N
A
R
Y
09/04/14 PRELIMINARY PLAT RE-SUBMITTAL
10/06/14 PRELIMINARY PLAT-CITY COMMENTS
11/03/14 PRELIMINARY PLAT-CITY COMMENTS
11/13/14 PRELIMINARY PLAT-CITY COMMENTS
L1-2
PAK DDL
DDL 11/13/14
N
OVERALL TREE DATA:
TOTAL NUMBER OF TREES SURVEYED: 358 TREES
Date
of the State of Minnesota.
Douglas D. Loken, LA
I am a duly Licensed Landscape Architect under the laws
prepared by me or under my direct supervision and that
I hereby certify that this plan, specification or report was
45591
License No.
TREE INFORMATION:
TREE INVENTORY NOTES:
THE EXISTING TREES SHOWN ON THIS PLAN WERE
SURVEYED BY LOUCKS ASSOCIATES FROM 10/29/14 TO
11/05/14. SEE CHART BELOW FOR TREE INFORMATION. NOT
ALL TREES LISTED ARE ON THE PROJECT'S PROPERTY. SOME
TREES LISTED ARE ON ADJACENT PROPERTIES.
ALL TREES WITHIN THE CONSTRUCTION LIMITS WERE
SURVEYED. TREES 50' BEYOND CONSTRUCTION LIMITS ON
PROJECT PROPERTY WERE SURVEYED.
ALL TREES WITHIN THE
CONSTRUCTION LIMITS WERE
SURVEYED. TREES 50' BEYOND
CONSTRUCTION LIMITS ON
PROJECT PROPERTY WERE
SURVEYED.
ALL TREES WITHIN THE
CONSTRUCTION LIMITS WERE
SURVEYED. TREES 50' BEYOND
CONSTRUCTION LIMITS ON
PROJECT PROPERTY WERE
SURVEYED.
ALL TREES WITHIN THE
CONSTRUCTION LIMITS WERE
SURVEYED. TREES 50' BEYOND
CONSTRUCTION LIMITS ON
PROJECT PROPERTY WERE
SURVEYED.
3800
TREE LEGEND:
TREE TO REMAIN
TREE TO BE REMOVED
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
KENWOOD HILLS COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS
FINDINGS OF FACT
On November 20, 2014, the Lakeville Planning Commission met at its regularly scheduled
meeting to consider applications to amend the Comprehensive Plan to change the guided land
use and amend the Zoning Map to change the zoning designation of property located west of
Kenwood Trail (CSAH 50) at Jurel Way in conjunction with the Kenwood Hills preliminary plat.
The Planning Commission conducted a public hearing on the proposed applications preceded
by published and mailed notice. The applicant was present and the Planning Commission
heard testimony from all interested persons wishing to speak.
1. The subject site is located in Comprehensive Planning District 1, I-35/CR 50/Orchard Lake,
which guides the property for High Density Residential land uses.
2. The subject site is zoned RH-1, Multiple Family Residential District.
3. Legal description of the property is:
Outlot A, Lakeway Park East Campus
4. The applicant is requesting amendment of the 2030 Land Use Plan to guide the subject site
for Low-to-Medium Density Residential uses and amend the Zoning Map to zone the subject
site as PUD, Planned Unit Development District.
5. The 2008 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville
Zoning Ordinance establish criteria by which the Planning Commission is to consider the
applications. The criteria and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: There are severe physical constraints effecting the potential development of
the subject site including steep slopes and wetlands. There is also a 75 foot wide
electric transmission line easement bisecting the property that affects the site design for
any proposed land use. The applicant has designed their development within the
constraints of the existing natural conditions of the site and the utility easement and
bases the requested Comprehensive Plan amendment, rezoning to PUD and PUD
District performance standards on the feasibility of developing the site in consideration of
these constraints. The proposed single family detached townhome housing style is
consistent with the following policies established by the 2008 Lakeville Comprehensive
Plan:
Provide for a healthy variety of housing types, styles and choice to meet the life cycle
needs.
Develop townhouse and multiple family housing alternatives as attractive life cycle
housing option.
2
Promote development of a variety of dwelling types and balanced housing stock in
Lakeville to satisfy the needs, desires and income levels of all people. The proposed
product will serve the entry level housing market.
Develop a mix of housing types in Lakeville consistent with the 2030 Land Use Plan
recognizing the development of detached single family townhouses as opportunities
to supplement and expand upon existing single family homes in consideration of
community priorities and local market demands.
Protect environmentally sensitive areas in Lakeville characterized by steep slopes,
tree massing, wetlands, lakes, etc.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is surrounded by the following existing and planned land uses
shown in the table below. The proposed land use will be compatible with existing and
planned land uses surrounding the subject site.
Direction Land Use Plan Zoning Map Existing Use
North HD Residential RH-1 District Rental Townhouses
East Restricted
HD Residential
POS District
RH-1 District
City stormwater basin
Undeveloped
South Restricted POS District City-owned Passive Park
West Commercial PUD District CP Rail ROW
TimberCrest
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development will comply with applicable provisions of the Zoning
Ordinance, Subdivision Ordinance and City Code, subject to the conditions outlined in
the 13 November 2014 Planning Report prepared by The Planning Company LLC.
d. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: The subject site is within the current MUSA and there is adequate public
infrastructure and services available to accommodate the proposed development.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site has access to Kenwood Trail (CSAH 5), which has adequate
capacity to accommodate traffic generated by the proposed use.
5. The report dated 13 November 2014 prepared by The Planning Company LLC is
incorporated herein.
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