HomeMy WebLinkAboutItem 06.r Date: Item No.
KENWOOD HILLS 2ND ADDITION FINAL PLAT AND PUD AMENDMENT
Proposed Action
Staff recommends adoption of the following motion: Move to approve a resolution approving the
Kenwood Hills 2nd Addition final plat and an ordinance amending the Kenwood Hills PUD.
Overview
Kenwood Hills, LLC (a/k/a Homestead Partners) representatives are requesting approval of the Kenwood
Hills 2nd Addition final plat and PUD amendment. The Kenwood Hills PUD consists of 45 detached
townhome units located west of Kenwood Trail (CSAH 50) at Jurel Way. The Kenwood Hills 2nd
Addition final plat adjusts the detached townhome unit lot lines to better accommodate dwelling unit
design, allowing the decks to be located within the unit lot and not encroach into the HOA common lots.
The Kenwood Hills 2nd Addition final plat does not increase the number of lots in the Kenwood Hills
development. The PUD amendment will allow a reduced front yard setback for the detached townhomes
fronting Jurel Way.
The Kenwood Hills preliminary plat, Comp. Plan amendment and rezoning were approved by the City
Council on December 1, 2014. The Kenwood Hills final plat was approved by the City Council on April 6,
2015 and the first amendment to the Kenwood Hills PUD, to reduce the setback between buildings from
20 feet to 10 feet, was approved by the City Council on January 19, 2016.
The Planning Commission held a public hearing on the Kenwood Hills 2nd Addition PUD amendment at
their September 8, 2016 meeting. There was no public comment. The Planning Commission
unanimously recommended approval of the PUD amendment.
Primary Issues to Consider
• Why is a trail on the west side of Jurel Way no longer required?
• What design flexibilities have been approved with the Kenwood Hills PUD?
Supporting Information
• Staff response to primary issues to consider
• Final plat resolution
• Ordinance amending the Kenwood Hills PUD
• Signed second amendment to the Kenwood Hills development contract
• September 8, 2016 draft Planning Commission meeting minutes
• September 14, 2016 planning report (revised)
Financial Impact: $ Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.):
Envision Lakeville Community Values: A Home for All Ages and Stages of Life
Report Completed by: Daryl Morey, Planning Director
September 19, 2016
Subdivision Ordinance, Kenwood Hills PUD
Staff Response to Primary Issues to Consider
• Why is a trail on the west side of Jurel Way no longer required?
The developer is constructing (extending) the sidewalk on the east side of Jurel Way within the
Kenwood Hills development. The Comp. Plan amendment approved with the Kenwood Hills
preliminary plat in 2014 reduced the development density of the subject property from high density
residential to low/medium density residential. Staff has determined that a trail on the west side of
Jurel Way is no longer needed due to the reduction in the number of units being developed. In
conjunction with the elimination of this trail, the developer is requesting a reduced setback for the
detached townhome units that front Jurel Way from 25 feet to 20 feet.
Since construction of the trail is no longer required, the developer must reimburse the City for the
credit provided by the City with the initial Kenwood Hills development contract. The credit
reimbursement is $4,185 and amounts to 3/8ths (City portion) of the cost of constructing the trail.
An amendment to the Kenwood Hills development contract is included with the Kenwood Hills 2nd
Addition final plat to reflect the trail credit reimbursement.
In exchange for not requiring the construction (extension) of this trail, the developer will be required
to remove the existing dead-end trail segment located west of the Southfork Village 3rd Addition
private sidewalk connection to the existing trail on the west side of Jurel Court. In addition, the
developer has agreed to have the Kenwood Hills HOA maintain the sidewalk on the east side of Jurel
Way. This will be reflected in revised HOA documents that will be submitted to the City prior to
release of the Kenwood Hills 2nd Addition final plat mylars.
• What design flexibilities have been approved with the Kenwood Hills PUD?
The subject property was rezoned to PUD, Planned Unit Development in conjunction with the City
Council’s approval of the Kenwood Hills preliminary plat in 2014. The PUD allows flexibility in the
site design to reduce grading, wetland and significant tree impacts due to the physical constraints
affecting the development of the property, including wetlands, steep slopes, and a 75 foot wide electric
transmission line easement that bisects the property. The existing and proposed design flexibilities
include exterior building material requirements, the allowance of two private drives, reduced building
setbacks, and the allowance of a temporary off-premise subdivision identification sign. These PUD
flexibilities are included in the ordinance amending the Kenwood Hills PUD.
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. __________
RESOLUTION APPROVING THE FINAL PLAT OF
KENWOOD HILLS 2ND ADDITION
WHEREAS, the owner of the plat described as Kenwood Hills 2nd Addition has
requested final plat approval; and
WHEREAS, the Kenwood Hills 2nd Addition final plat is a re-plat of the Kenwood
Hills final plat to adjust the detached townhome unit lot lines; and
WHEREAS, the Kenwood Hills 2nd Addition final plat does not increase the
number of lots in the Kenwood Hills development; and
WHEREAS, the Kenwood Hills 2nd Addition final plat is consistent with the
approved preliminary plat; and
WHEREAS, the Kenwood Hills 2nd Addition final plat is acceptable to the City.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The final plat of Kenwood Hills 2nd Addition is hereby approved subject to the
second amendment to the Kenwood Hills development contract and the
ordinance amending the Kenwood Hills PUD.
2. The Mayor and City Clerk are hereby directed to sign the second amendment
to the Kenwood Hills development contract, the ordinance amending the
Kenwood Hills PUD, and the Kenwood Hills 2nd Addition final plat mylars.
3. The City Clerk is directed to file a certified copy of this resolution with the
Dakota County Recorder.
DATED this 19th day of September 2016.
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 19th day of September 2016, as shown by
the minutes of said meeting in my possession.
________________________
Charlene Friedges, City Clerk
(SEAL)
ORDINANCE NO._______
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE KENWOOD HILLS
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property included in the
Kenwood Hills PUD District is as follows:
Lots 1-13, Block 1, Lots 1-23, Block 2, and Lots 1-12, Block 3, Kenwood Hills.
Section 2. Kenwood Hills PUD District. The Kenwood Hills PUD District shall be subject to
the requirements of the RST-2, Single and Two Family Residential District except for the
following:
A. Exterior building finish (Section 11-57-19.C.4.b and c of the Zoning Ordinance).
B. The allowance of two private drives.
C. The following building setbacks shall apply:
Base Lot – 30 feet, except Lots 1 and 11, Block 3 as shown on the approved site plan
Street ROW – 25 feet, except Lots 1 and 16-22, Block 2 at 20 feet
Private Drives – 25 feet
Guest Parking – 15 feet
Between Buildings – 10 feet
D. A temporary off-premise subdivision identification sign located at the project entrance
off of Kenwood Trail (CSAH 50) within Outlot A, Southfork Village 3rd Addition and
subject to the requirements of Section 11-23-15.X.2 of the Zoning Ordinance.
Section 3. Effective Date. This ordinance shall be effective upon its passage by the City
Council.
Adopted by the Lakeville City Council this 19th day of September, 2016.
CITY OF LAKEVILLE
BY: _______________________
Matt Little, Mayor
ATTEST:
___________________________
Charlene Friedges, City Clerk
MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 14 September 2016
RE: Lakeville – Kenwood Hills 2nd Addition
TPC FILE: 135.01
BACKGROUND
Homestead Partners, LLC has submitted revised PUD Development Stage plans for Kenwood
Hills, which consists of 45 detached townhome dwellings within 17.7 acres of land located west
of Kenwood Trail (CSAH 50) at Jurel Way. On 1 December 2014 the City Council approved a
Comprehensive Plan amendment for Low-Medium Density residential uses, rezoning to PUD
District, preliminary plat and PUD Development Stage Plan for Kenwood Hills. The City Council
approved an amendment to the preliminary plat and PUD Development Stage Plan on 19
January 2016 to establish a minimum setback of 10 feet between dwelling units. The
developer has identified additional issues with the configuration whereby the proposed
dwelling units cannot be adequately accommodated within the final platted unit lots. The
developer is proposing an amendment of the PUD Development Stage Plan and the Kenwood
Hills 2nd Addition final plat to modify the site plans to better accommodate the dwelling unit
design.
Exhibits:
A. Location Map
B. Final Plat
C. Grading Plan
D. Utility Plan
E. Landscape Plan (3 pages)
F. Tree Inventory
G. Site Plan
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ANALYSIS
Existing Conditions. There are severe physical constraints effecting the 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 the City has based the approved
Comprehensive Plan amendment, rezoning to PUD and PUD District performance standards on
the feasibility of developing the site in consideration of these constraints.
Zoning. The subject site is zoned PUD, Planned Unit Development based upon the standards of
the RST-2 District except as specifically modified by the approved PUD Development Stage Plan.
In revising the PUD Development Stage Plan, the developer is proposing to increase the area of
the individual unit lots within which the detached townhouse dwellings are to be constructed
and modify the required setback from public streets and private drives as discussed in
subsequent paragraphs.
Setbacks. The table below lists the setbacks required for the detached townhouse dwellings
within the base RST-2 District, as required by the approved PUD Development Stage Plan, and
as proposed with the amendment of the preliminary plat, PUD Development Stage Plan, and
final plat:
Minimum Setback
RST-2 Approved Proposed
Base Lot 30ft. Less than 30ft. 30ft., except Lot
6, Block 1 and
Lots 1 and 11,
Block 3 as shown
on site plan
Street 30ft. 25ft. 25ft., except Lot
1 and Lots 16-22,
Block 2 at 20ft
Private Drive 30ft. 25ft. 25ft.
Between Bldgs. 20ft. 10ft. 10ft.
Guest Parking 15ft. 15ft. 15ft.
The applicant is requesting a reduction in the required setback from the public right-of-way on
the west side of Jurel Way, south of Jurel Court. The setback approved with the PUD
Development Stage Plan was already reduced from 30 feet to 25 feet. However, the approved
building envelope for Lots 1 and 16 through 22, Block 2 is not adequate to accommodate the
proposed dwellings. The lack of depth is due in part to the 66 foot wide right-of-way for Jurel
Way. As noted below, this right-of-way would be consistent with that required for a minor
collector street, but Jurel Way will function as a local street due to the reduced density of the
Kenwood Hills development versus a medium or high density development as originally guided
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on the 2008 Comprehensive Land Use Plan. As with the approved setback reduction, the
additional five foot reduction requested now will serve to minimize the depth of site grading
beyond the right-of-way and private drives to avoid impacts to the existing steep slopes of the
subject site.
Streets. The subject site is 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 was approved
as designed to be a local street with a 32 foot wide section within a 66 foot right-of-way. The
approved PUD Development Stage Plan provided for extension of the existing eight foot trail
and five foot sidewalk on the west and east sides of Jurel Way, respectively.
In conjunction with the amendment of the PUD Development Stage Plan, the developer is
requesting that the extension of the trail on the west side of Jurel Way not be required. The
elimination of the trail will facilitate a proposed reduction in the front yard setback maintaining
visibility along the street for when vehicles may be parked in the driveways. With the
environmental constraints of the subject site effectively reducing the depth of the building pad
and reduced population density of the development based on the approved Comprehensive
Plan amendment, City staff supports removal of the planned trail west of Jurel Court. The
segment between Jurel Court and Kenwood Trail (CSAH 50) is to remain. In exchange for the
City not requiring a trail on the west side of Jurel Way west of Jurel Court, the PUD amendment
will require the Kenwood Hills HOA maintain the sidewalk on the east side of Jurel Way within
the Kenwood Hills plat and adjacent City owned outlot to the east.
Trails. The approved Kenwood Hills final plat credited the developer for 3/8ths of the cost of
construction for the planned trail along the west side of Jurel Way. Since the trail is no longer
to be required, the developer is required to pay back the credit, which was $4,185.00. City staff
is further recommending that the developer remove the existing segment of trail located east
of the Kenwood Hills plat and west of the Southfork Village 3rd Addition sidewalk located west
of Jurel Court in consideration of the City not requiring extension of the trail through Kenwood
Hills.
Homeowners Association. Lot 13, Block 1, Lot 23, Block 2 and Lot 12, Block 3 are common
open space lots 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 were submitted with the
Kenwood Hills final plat application. The developer will need to submit revised homeowners
association documents addressing the change in the legal description of the development as
Kenwood Hills 2nd Addition prior to City Council consideration of the application.
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 proposed
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plantings comply with the material type and size requirements of Section 11-21-9.C of the
Zoning Ordinance.
Subdivision Identification Sign. The amended PUD Development Stage Plan identifies a
subdivision area identification sign on Lot 23, Block 2 at the southeast corner of Jurel Way and
Jurel Circle. Section 11-23-15.X.1 of the Zoning Ordinance allows this sign to be a maximum of
100 square feet in area with a height of up to 10 feet. A temporary subdivision identification
sign is proposed at the project entrance and subject to Section 11-23-15.X.2 of the Zoning
Ordinance for a sign with a maximum area of 64 square feet and height up to eight feet. The
temporary sign may be displayed for up to three years or all of the lots are sold. Both the
permanent and temporary signs require a permit as outlined in Section 11-23-5 of the Zoning
Ordinance.
Grading Plan. The submitted plans include a revised grading plan that is subject to review and
approval by the City Engineer. In conjunction with the revised grading plan, the developer has
submitted a survey of trees within the proposed construction limits for the development. The
existing wetlands and wetland buffer required by Section 11-16-13.C.1 of the Zoning Ordinance
are platted within outlots that have been deeded to the City in accordance with Section 11-16-
13.C.1.d of the Zoning Ordinance. The proposed amendment of the PUD Development Stage
Plan and the Kenwood Hills 2nd Addition final plat does not affect wetlands, wetland buffers, or
wetland setbacks.
Utility Plan. The developer has submitted a revised utility plan that is subject to review and
approval by the City Engineer. The proposed amendment of the PUD Development Stage Plan
and the Kenwood Hills 2nd Addition final plat does not affect utilities.
Easements. The approved final plat provided for dedication of 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 easements dedicated with the
approved final plat are not affected by the proposed amendment of the PUD Development
Stage Plan and the Kenwood Hills 2nd Addition final plat.
CONCLUSION
The proposed amendment of the Kenwood Hills PUD Development Stage Plan and the
Kenwood Hills 2nd Addition final plat 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. The developer must address the following
issues prior to consideration of the application by the Planning Commission:
1. The following principal building setbacks shall apply to the Kenwood Hills PUD, except as
indicated on the PUD Development Stage Plan:
5
Setback
Base Lot 30ft., except Lot
6, Block 1 and
Lots 1 and 11,
Block 3 as shown
on site plan
Street 25ft., except Lots
1 and 16-22,
Block 2 at 20ft
Private Drive 25ft
Between Bldgs. 10ft
Guest Parking 15ft
2. The Kenwood Hills HOA shall maintain the sidewalk on the east side of Jurel Way within
the final plat and adjacent to Outlot A, Southfork 3rd Addition.
3. The developer shall remove the portion of the existing trail located on the northwest
side of Jurel Way located east of the Kenwood Hills plat and west of the Southfork
Village 3rd Addition sidewalk located west of Jurel Court.
4. The developer shall reimburse the City the $4,185.00 that was credited to them with the
Kenwood Hills development agreement for the City’s 3/8th share of the construction of
the trail within the Kenwood Hills plat.
5. The developer shall submit revised Kenwood Hills HOA documents addressing the
change in the legal description of the development as Kenwood Hills 2nd Addition,
subject to review by the City Attorney and approval of the City Council.
6. Installation of subdivision signs as allowed by Section 11-23-15.X of the Zoning
Ordinance shall require issuance of a sign permit.
7. The revised grading plan shall be subject to review and approval of the City Engineer.
8. The revised utility plan shall be subject to review and approval of the City Engineer.
c. Justin Miller, City Administrator
Zachary Johnson, City Engineer
John Hennen, Parks and Recreation Director
Roger Knutson, City Attorney
Tom Bakritges, Homestead Partners, LLC
PUD
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City of Lakeville
Location and Zoning Map
Kenwood Hills
Final Plat
EXHIBIT A
NW
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Vicinty Map
Sec 13, Twp 114, Rng 21
SHEET 2 OF 2 SHEETS
LOUCKS
SCALE IN FEET
0 40
EXHIBIT B
C0.1
C3.1
C3.2
C4.1
C4.2-C4.6
C5.1-C5.3
C8.1-C8.3
L1.1
L1.2
L1.3
COVER SHEET
GRADING PLAN
SWPP PLAN
UTILITY PLAN
STREET/STORM SEWER PLAN & PROFILES
SAN. SEWER/WATER PLAN & PROFILES
CIVIL DETAILS
LANDSCAPE PLAN
LANDSCAPE DETAILS
TREE INVENTORY PLAN
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
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
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Sheet Index:
Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C3-1 GRADING PLAN.DWG
C3.1
TWM TRG
TWM 07-22-15
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.
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 PLANS FOR FURTHER DETAIL REGARDING THE STORM SEWER.
10. EACH LOT SHALL HAVE A BACK YARD SLOPE OF 10:1 OR FLATTER FOR A MINIMUM
OF 20 FEET FROM THE BUILDING.
11. POWER POLE TO BE LOWERED BY OTHERS.
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%
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
(INCLUDES ALL PAVEMENT, ESTIMATED HOME AREA, AND ESTIMATED DRIVEWAY AREA)
EXHIBIT C
C0.1
C3.1
C3.2
C4.1
C4.2-C4.6
C5.1-C5.3
C8.1-C8.3
L1.1
L1.2
L1.3
COVER SHEET
GRADING PLAN
SWPP PLAN
UTILITY PLAN
STREET/STORM SEWER PLAN & PROFILES
SAN. SEWER/WATER PLAN & PROFILES
CIVIL DETAILS
LANDSCAPE PLAN
LANDSCAPE DETAILS
TREE INVENTORY PLAN
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
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
W:
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Sheet Index:
Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
C4-1 UTILITY PLAN - FLIPPED.DWG
C4-1
TWM TRG
TWM 07-22-15
EX
SAN MH
SAN MH
#1
SAN MH
#2
CB #109
CBMH
#108
SAN MH
#3
CBMH
#107
CB
#110
SAN MH
#4
SAN MH
#5
SAN MH
#6
CBMH
#106
SAN MH
#12
SAN MH
#13
SAN MH
#14
CBMH
#105
FES #2
FES #4
FES #6
OCS #1
FES #5
FES #1
FES #7
CBMH
#101
SAN MH
#11
CBMH
#102
SAN MH
#8
SAN MH
#9
STMH
#103
SAN MH
#10
CBMH
#104
CB #113
CB
#112
CBMH
#111
FES #3
OCS #2
FES #9
FES #8
FES #11
FES #10
HYDRANT
HYDRANT
HYDRANT
HYDRANT
SAN MH
#7
HYDRANT
HYDRANT
HYDRANT
EXHIBIT D
C0.1
C3.1
C3.2
C4.1
C4.2-C4.6
C5.1-C5.3
C8.1-C8.3
L1.1
L1.2
L1.3
COVER SHEET
GRADING PLAN
SWPP PLAN
UTILITY PLAN
STREET/STORM SEWER PLAN & PROFILES
SAN. SEWER/WATER PLAN & PROFILES
CIVIL DETAILS
LANDSCAPE PLAN
LANDSCAPE DETAILS
TREE INVENTORY PLAN
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
W:
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Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
L1-1 LANDSCAPE PLAN2436.DWG
L1.1
TWM TJF
DDL 02/13/15
PLANT SCHEDULE:
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 PLAN:
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:
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.
02/10/15
EXHIBIT E
C0.1
C3.1
C3.2
C4.1
C4.2-C4.6
C5.1-C5.3
C8.1-C8.3
L1.1
L1.2
L1.3
COVER SHEET
GRADING PLAN
SWPP PLAN
UTILITY PLAN
STREET/STORM SEWER PLAN & PROFILES
SAN. SEWER/WATER PLAN & PROFILES
CIVIL DETAILS
LANDSCAPE PLAN
LANDSCAPE DETAILS
TREE INVENTORY PLAN
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
W:
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Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
L1-1 LANDSCAPE PLAN2436.DWG
L1.2
TWM TJF
DDL 02/10/15
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.
02/10/15
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.
ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN
FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT MUST
BE NOTIFIED.
COORDINATE W/ OWNER FOR TIMING OF ALL TREE INSTALLATION.
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.
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.
CONTRACTOR TO REFER TO TREE PRESERVATION PLAN FOR TREE REMOVALS.
CONTRACTOR RESPONSIBLE FOR REGULAR WATERING OF INSTALLED PLANT
MATERIAL.
TYPICAL HOUSE FOUNDATION PLANTINGS:
FOUNDATION PLANTINGS MUST CONSIST OF A COMBINATION OF
DECIDUOUS AND CONIFEROUS SHRUBS AS WELL AS PERENNIALS.
EACH HOME UNIT SHALL INCLUDE A MINIMUM 10 SHRUBS AND 10
PERENNIALS. PLANTINGS TO BE INSTALLED BY BUILDER AT TIME OF
HOME CONSTRUCTION.
OVERALL TREE DATA:
TOTAL NUMBER OF TREES SURVEYED: 358 TREES
TREE INFORMATION FOR TREE INVENTORY:
L1.3
TWM DDL
TWM 02/10/15
C0.1
C3.1
C3.2
C4.1
C4.2-C4.6
C5.1-C5.3
C8.1-C8.3
L1.1
L1.2
L1.3
COVER SHEET
GRADING PLAN
SWPP PLAN
UTILITY PLAN
STREET/STORM SEWER PLAN & PROFILES
SAN. SEWER/WATER PLAN & PROFILES
CIVIL DETAILS
LANDSCAPE PLAN
LANDSCAPE DETAILS
TREE INVENTORY PLAN
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
W:
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Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
L1-3 TREE INVENTORY.DWG
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 ON SHEET L1.2 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.
3800
TREE LEGEND:
TREE TO REMAIN
TREE TO BE REMOVED
ALL TREES WITHIN THE
CONSTRUCTION LIMITS WERE
SURVEYED. TREES 50' BEYOND
CONSTRUCTION LIMITS ON
PROJECT PROPERTY WERE
SURVEYED.
3800
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.
02/10/15
EXHIBIT F
C2-2
TWM DDL
TWM --
SITE PLAN GENERAL NOTES
MINIMUM SETBACKS:
BASE LOT = 30 FT, EXCEPT LOTS 1 AND 11, BLOCK 3 AS SHOWN ON SITE PLAN
ZONING:
EXISTING 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' = 12,808 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
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)
SITE PLAN GENERAL NOTES
..
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
Sheet No.:
Project No.:
Sheet Title:
Checked By:Review Date:
Quality Control:
Project Lead:Drawn By:
Professional Signature:
Submittal:
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
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
by the Consultant. With the Consultant's approval, others
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
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,
CADD Qualification:
Professional Services:
Project Name:
W:
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Owner/Developer:
2016
7200 Hemlock Lane - Suite 300
Maple Grove, MN 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
525 15th Avenue South
Hopkins, MN 55343
STREET = 25FT, EXCEPT LOTS 16-22, BLOCK 22 AT 20 FT
PRIVATE DRIVE = 25 FT
GUEST PARKING = 15 FT
BETWEEN BUILDINGS = 10 FT
EXHIBIT G