HomeMy WebLinkAboutITEM 6
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Daryl Morey, Planning Director
FROM: D. Daniel Licht, AICP
DATE: 13 June 2019
RE: Lakeville – Springs at Lakeville
TPC FILE: 135.01
BACKGROUND
Continental Properties has submitted plans for development of 15.45 acres located at the
northwest quadrant of the intersection of Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH
9). The proposed development consists of 260 rental apartments within 13 buildings, a
community clubhouse, and detached accessory garage and maintenance related buildings. The
applications involved in considering the proposed development include a Zoning Map
amendment rezoning the property to PUD, Planned Unit Development District, PUD
Development Stage Plan, Preliminary Plat, and Final Plat. A public hearing has been noticed for
the Planning Commission meeting on 20 June 2019 to consider the applications.
Exhibits:
A. Site location map
B. Project Description Narrative (2 pages)
C. Certificate of Survey
D. Preliminary Plat
E. Final Plat
F. Overall Site Plan
G. Site Plan, Views 1-3 (3 pages)
H. Overall Grading, Drainage and Erosion Control Plan
I. Grading Plan, Views 1-3 (3 pages)
J. Overall Sanitary Sewer & Watermain Plan
K. Sanitary Sewer & Watermain Plan, Views 1-3 (3 pages)
L. Overall Storm Sewer Plan
M. Storm Sewer Plan, Views 1-3 (3 pages)
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N. Tree Preservation Plan (2 pages)
O. Overall Landscape Plan
P. Landscape Plan, Views 1-3 and Details (4 pages)
Q. Photometric Plan and Fixture Detail (2 pages)
R. Clubhouse Floor Plan
S. Color Elevations (5 pages)
T. Sign Plans (4 pages)
U. Dakota County Plat Commission letter (2 pages)
ANALYSIS
Comprehensive Plan. The subject site is guided for commercial land uses by the 2030 Land Use
Plan, which would not allow for the proposed multiple family use. However, the Economic
Development Commission has identified as part of the Strategic Plan for Economic
Development high density housing as a priority and further identified sites that may provide
opportunities for such development. The subject site is one of the locations identified by the
EDC as an opportunity for high density residential development. Direction was given by the City
Council that City staff will work with developers on consideration of multiple family uses within
existing commercially guided parcels identified by the Strategic Plan for Economic
Development. The Planning Commission also discussed this issue and supports the
recommendations of the EDC and direction of the City Council.
The draft 2040 Land Use Plan guides the subject site for Corridor Mixed Use land uses, which is
to include high density residential development. The proposed CMU land use designation of
the subject site reflects planning for the Cedar Avenue corridor to include future Bus Rapid
Transit, provides market support for existing and planned commercial uses in the area, and is
compatible with surrounding medium-to-high density and low density residential uses to the
west. The designation of CMU land uses and development of high density residential use of the
subject site is also appropriate given the planned realignment of Dodd Boulevard (CSAH 9)
south to the 179th Street corridor and changes to the existing Cedar Avenue (CSAH 23)
intersection that will restrict full-turning movements and cross traffic.
Zoning. The subject site is currently zoned C-3, General Commercial District consistent with the
2030 Land Use Plan. Implementation of the 2040 Lakeville Comprehensive Plan will include
adoption of zoning standards applicable to parcels guided for CMU land uses. However, as the
subject site was previously identified by the EDC 2014-2016 Strategic Plan for Economic
Development as an opportunity site for multiple family housing, the proposed development
may be allowed prior to final approval of the 2040 Comprehensive Plan and creation of the
CMU zoning district and performance standards by rezoning the property to PUD, Planned Unit
Development District.
The City Council and Planning Commission discussions of the EDC recommendations were
supportive of the approach to use a PUD District based on the requirements of the RH-2,
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Multiple Family Residential District to allow for development of apartment uses on sites
identified by the EDC as opportunity locations. The City approved multiple family housing
projects based on modified standards after further investigation within the Avonlea, Lee Lake
Commercial, and Spirit of Brandtjen Farm developments. City staff proposes these modified
standards for multiple family uses within a PUD District be applied to the subject site to allow
for the proposed development.
Surrounding Uses. The subject site is bounded by existing commercial land uses to the west
and north. There are back-to-back townhouses across Glacier Way from the subject site.
Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) are physical barriers that define the
south and east boundary of the subject site. The proposed high density residential land uses
will be compatible with the mix of existing residential and commercial activity in the area at the
northwest quadrant of Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9).
Use. The proposed use includes 13 principal buildings each with 20 dwelling units for rental
occupancy and 6 accessory buildings within a single lot to be maintained under single
ownership. The Zoning Ordinance includes the following definitions:
o DWELLING, MULTIPLE-FAMILY (APARTMENT): A building designed with
three (3) or more dwelling units exclusively for occupancy by three (3) or
more families living independently of each other, but sharing hallways and
main entrances and exits.
o DWELLING, TOWNHOUSES: Structures housing three (3) or more dwelling
units contiguous to each other only by the sharing of one or more common
walls with each unit having a separate entrance/exit, such structures to be of
the townhouse or row house type as contrasted to multiple-family dwelling
apartment structures.
The proposed dwelling units are a hybrid of townhouse and apartment style dwellings in that
the dwellings include stacked and side-by-side units each with individual exterior entrances.
The proposed dwelling unit type and property configuration is best addressed through a PUD
District. It may be possible in the future to provide for private ownership of individual
dwellings if a Common Interest Community were to be established.
Lot Requirements. The subject site has an area of 15.45 acres and is to be preliminary and
final platted as one lot. Based on 260 dwelling units, there is 2,588 square feet of lot area per
dwelling unit. Section 11-62-13.B of the Zoning Ordinance requires a minimum of 5,000 square
feet of lot area per townhouse dwelling and 2,500 square feet of lot area per apartment
dwelling. The proposed density of the development is consistent with the character of a
multiple family use, appropriate for the subject site within the Cedar Avenue corridor, and
exceeds the minimum lot area requirement for such uses.
Setbacks. Section 11-97-7 of the Zoning Ordinance establishes that various setback regulations
of the RH-2 District are to be considered presumptively appropriate for the subject site, but
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may be departed from to accomplish the purposes of the PUD District. The following setbacks
of the RH-2 District would apply to the subject site:
Yard North Cedar
Ave.
Dodd
Blvd.
West
Min Setback 30ft. 50ft. 50ft 30ft.
The minimum 50 foot setback required from Cedar Avenue (CSAH 23) and Dodd Boulevard
(CSAH 9) is based on the requirements for a residential buffer yard abutting minor arterial
roadways established by Section 11-19-21.E of the Zoning Ordinance. The CMU land use
designation as being established by the 2040 Comprehensive Plan is intended to provide for a
more urban character of development for high density residential uses within the Cedar
Corridor. To this end, the need for a residential buffer yard setback would not be applicable to
the subject site. Principal and accessory buildings are required to be setback a minimum of 30
feet from Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9).
There are 2 detached accessory garage buildings along the west property line and 2 detached
accessory garage buildings abutting Dodd Boulevard (CSAH 9) within the required 30 foot
setback. City staff supports allowing the 2 detached accessory garage buildings along the west
property line to encroach into the required 30 foot setback as this yard is a transition to the
rear of the commercial buildings on the abutting properties to the west and the building
locations provide added screening. The developer is requesting consideration that the 2
detached accessory garages adjacent to Dodd Boulevard (CSAH 9) be allowed at this location
with a 15 foot setback from the Dodd Boulevard ROW based on a 2 to 3 foot elevation change
above the roadway and setback of 50 feet from the roadway and 35 feet from the interior edge
of the trail to be constructed abutting the subject site. The developer believes that the 14
garage stalls within these 2 buildings are an important amenity for the development and will
also buffer the site from Dodd Boulevard.
The architectural plans for the garage buildings include brick and fiber cement siding on all
elevations, including the rear elevation to present a front as viewed from the public street. The
landscape plan includes ornamental trees and shrubs on the sides and rear of the garages to
provide additional screening.
A detached waste container enclosure is also shown within the 30 foot setback required in the
yard along Glacier Way to the southwest of Building 1. The structure is 9 feet tall and
constructed with fiber cement siding on all four sides with gates on the east and south
elevations. The landscape plan provides for evergreen shrubs on the west and north sides of
the enclosure for screening purposes. The perimeter fence and shrubs are also located to the
west of the enclosure. City staff supports the location of the proposed enclosure within the 30
foot setback required from Glacier Way right-of-way from an operation and site functionality
standpoint.
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Dwelling Unit Size. The table below summarized the breakdown in the number of dwelling
units by number of bedrooms. There is an average of 1.6 bedrooms per dwelling unit within
the proposed development. Section 11-17-15 limits the number of efficiency units to not more
than 10 percent of the total number of dwelling units, which the site plan complies with. The
architectural plans include the floor areas for each type of dwelling unit, which verify
compliance the minimum floor areas specified by Section 11-17-13.B of the Zoning Ordinance.
Unit Type Number Percent Floor Area
Minimum
Required
Minimum
Proposed
Efficiency 26 10% 500sf. 633sf. (SO)
1 Bedroom 104 40% 700sf. 803sf. (1DC)
2 Bedroom 104 40% 800sf. 1,093sf. (2GC)
3 Bedroom 26 10% 880sf. 1,349sf. (3GC)
Storm Shelter. The submitted plans indicate that the proposed principal buildings are to be
constructed without basements. Section 11-17-27 of the Zoning Ordinance requires that any
such dwelling units include provisions for storm protection internally to the dwelling unit. The
Zoning Ordinance requires that storm shelters are to be provided in a bathroom or laundry
room so as to ensure accessibility and that the storm shelter is not obstructed by storage. The
developer is proposing to submit plans for storm shelters prior to the 20 June 2019 Planning
Commission meeting. Compliance with the intent of the requirements of the Zoning Ordinance
for storm shelters is subject to review by City staff, including the Building Department, and
must be determined prior to City Council consideration of the applications.
Exterior Materials. Section 11-62-19.B of the Zoning Ordinance requires the exterior of
multiple-family dwelling structures include a variation in building materials which are to be
distributed throughout the building elevations and coordinated into the architectural design of
the structure to create an architecturally balanced appearance. To this end, a minimum of 50
percent of the combined area of all elevations of a structure is required to have an exterior
finish of brick, stucco and/or natural or artificial stone. The multiple principal and accessory
buildings within the subject site utilize the following exterior material finishes:
Elevations of each building facing outward at the perimeter of the subject site comply
with the exterior finish material requirements for multiple family buildings with 50
percent brick, stucco, or stone materials.
Building elevations facing the interior of the subject site comply with the exterior
material requirements for townhouses as follows:
o A minimum 25 percent of the area of each internal elevation of a structure shall
have an exterior finish of brick, stucco and/or natural or artificial stone.
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o Except for brick, stucco, and/or natural or artificial stone, no single interior
elevation shall have more than 75 percent of one type of exterior finish.
o Except for brick, stucco, and/or natural or artificial stone, no more than 60
percent of all interior elevations shall be of one type of exterior finish.
o Building elevation plans for the proposed clubhouse building, maintenance
building, and detached accessory garage buildings have also been submitted
illustrating use of the same exterior materials as for the principal buildings in
accordance with Section 11-18-9.E of the Zoning Ordinance.
Building Height. Principal buildings within the RH-2 District are limited to a height of 4 stories
or 45 feet by Section 11-62-21.A of the Zoning Ordinance. The proposed apartment buildings
are two story structures. The proposed clubhouse building is a single story structure. The
height of accessory buildings is limited to 15 feet by Section 11-18-.9C of the Zoning Ordinance;
the proposed building elevations indicate that the height of these buildings is 11 feet measured
to the mid-point of the pitched roof.
Landscaping. The plans include a landscape plan that addresses the requirements of Section
11-21-7 and 11-21-9 of the Zoning Ordinance at the site perimeter, interior yards, and building
foundations.
No residential buffer yard as outlined by Section 11-21-19.E of the Zoning Ordinance is to be
required along Cedar Avenue (CSAH 23) or Dodd Boulevard (CSAH 9) based on the type of
development promoted for areas to be guided CMU land uses by the proposed 2040 Land Use
Plan. However, the landscape plan takes measures to mitigate the noise and light generated by
the roadway corridor by planting evergreen trees, tall growing evergreen shrubs, ornamental
trees, and shade trees along these lot lines.
The site plan provides for off-street parking stalls perpendicular to and facing Glacier Way. To
screen the view of vehicles parked in these stalls and minimize headlight glare cast to the public
street or residential uses on the opposite side of the roadway, a row of low-growing shrubs is
incorporated on the outside of the fence at the front of the parking stalls. The plantings on the
outside of the fence enhance the aesthetics of the streetscape and prevent people from
approaching the fence as well as screen parked cars.
Fence. The submitted plans provide for a perimeter fence surrounding the proposed
residential dwellings along the east, south, and west property lines and along the south side of
the primary driveway access from Glacier Way. Detail plans for the height and materials for
the proposed fence have been submitted indicating a 5 foot height with metal rails that is more
than 75 percent opaque. Section 11-19-5.F.3 of the Zoning Ordinance limits the fence along
Glacier Way to 4 feet in height and 75 percent opacity; along Cedar Avenue (CSAH 23) and
Dodd Boulevard (CSAH 9), the fence is allowed to be up to 6 feet in height if setback 10 feet
from the right-of-way; along the north and west lot lines, the fence in the side yard (measured
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30 feet back from Glacier Way) is allowed to be up to 6 feet in height. The height of the fence
in the yards along Glacier Way, Cedar Avenue (CSAH 23), and Dodd Boulevard (CSAH 9) may be
allowed to be setback less than 10 feet from the ROW line within the proposed PUD District
based on the special purpose for the fence, the integrated nature of the site plan, decorative
materials used for the fence, and landscaping enhancements.
Pedestrian Access. There is an existing trail on the west side of Cedar Avenue (CSAH 23)
abutting the subject site. The submitted plans show construction of a new trail along Dodd
Boulevard (CSAH 9) from Cedar Avenue (CSAH 23). The trail will be extended to 175th Street
and connected with an existing sidewalk terminating at the intersection of Dodd Boulevard
(CSAH 9) and 175th Street. The cost of the trail will be divided between the developer and the
City in accordance with the provisions of Section 10-4-3.H.4 of the Subdivision Ordinance,
except that the City will reimburse the developer for the segment of trail west of the subject
property.
The submitted plans also show construction of a sidewalk along Glacier Way abutting the
subject site between the west and north property lines. The width of the sidewalk is 5 feet and
matches into the existing sidewalks to the west and north. The cost of the sidewalk is to be
funded by the developer in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance.
There are sidewalks throughout the interior of the site to provide access between buildings and
the clubhouse facility. There is also a sidewalk along the primary driveway access from Glacier
Way to provide non-vehicular connectivity between the subject site and Cherryview Park or
nearby commercial businesses via the sidewalk along Glacier Way. A pedestrian trail is also
provided from the site to the trail on Dodd Boulevard (CSAH 9) to the east of the most westerly
detached garage. Access from the interior of the site to the trail abutting the subject site on
Cedar Avenue (CSAH 23) should also be provided, using steps or a ramp parallel to the right-of-
way, if necessary, to traverse the elevation change.
Vehicle Access. The subject site is proposed to have one primary vehicular access point from
Glacier Way at the northwest corner of the subject site. Glacier Way is identified on the
Transportation Plan as a major collector street. Section 11-19-7.I.6 of the Zoning Ordinance
prohibits direct lot access to a major collector street from a residential use. The proposed
driveway may be allowed by a PUD District given the single access point from a managed
residential property, intended character of the area as guided by the draft 2040 Land Use Plan,
and continued functionality of the street. Section 11-19-7.I.6 of the Zoning Ordinance also
requires that individual driveways to major collector streets be spaced a minimum of 200 feet,
which the proposed access location complies with.
There are vehicular and pedestrian gates located on the east side of the clubhouse building for
resident and visitor access to the dwelling units within the subject site. The proposed location
of the primary vehicle gate is such that there is no potential for vehicles entering or exiting the
site to cause traffic congestion on Glacier Way. The submitted plans also illustrate a second
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access gate to Glacier Way at the west end of the subject site for emergency purposes only.
Control of the emergency access gates is subject to review and approval of the Fire Chief.
Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family uses to
provide 2.5 off-street parking stalls per dwelling unit. Based on 260 dwelling units, 650 off-
street parking stalls are required. The City has allowed apartment uses within ½ mile of transit
facilities that have an average of 2.0 bedrooms or less per dwelling unit to provide off-street
parking at a ratio of 2.0 stalls per dwelling unit, which would equal 520 stalls for the proposed
number of dwelling units. The submitted plans indicates the following off-street parking stalls
within the subject site:
# of Stalls
Enclosed parking 138
Guest Parking 340
SUBTOTAL 478
Apron parking 80
TOTAL 558
The site plan has a deficit of 42 parking stalls available within a garage or guest parking areas
from the requirement allowed apartment developments near transit facilities with 2.0
bedrooms per unit or less. The additional 80 parking stalls available at the garage aprons
would also be available for resident or guest parking given the unique design of the
development. Based upon the low 1.6 bedrooms per dwelling unit figure and managed
characteristics of the entire property, the 80 additional parking stalls available at the garage
apron is an adequate off-set of the stall deficit of garage or guest parking stalls shown on the
site plan.
The site plan illustrates that the proposed surface off-street parking stalls and drive aisles are
setback at least 15 feet from public rights-of-way and 5 feet from side lot lines as required by
Section 11-19-11 of the Zoning Ordinance. The surface parking stalls and drive aisles are shown
to comply with the minimum dimensions of Section 11-19-7.I.1 of the Zoning Ordinance. The
floor plans for the principal and accessory buildings demonstrate that the proposed enclosed
parking stalls comply with the minimum dimensional requirements of Section 11-19-7.I.3 of the
Zoning Ordinance. Concrete curb is required by Section 11-18-7.I.15 of the Zoning Ordinance at
the perimeter of all off street parking stalls and drive aisles, which is shown on the submitted
plans.
Exterior Lighting. A photometric lighting plan indicating the type, location, height, and
illumination pattern of all proposed exterior lighting must be submitted. All exterior lighting is
shielded as required by Section 11-16-17.B.1 of the Zoning Ordinance. The intensity of the
exterior fixture complies with the limits as outlined by Section 11-16-17.A of the Zoning
Ordinance except for two fixtures along the north property line that cast more than 1.0 foot-
candle at the property line. Additional shielding may be required for these fixtures in order to
comply with the Zoning Ordinance.
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Waste Storage. The submitted plans indicate a structure for trash storage in the yard along
Glacier Way as noted above. The waste storage enclosure is to be 9 feet in height and
constructed of materials matching those used for the principal buildings, which complies with
Section 11-18-11.B of the Zoning Ordinance.
Signs. Section 11-23-19.B.2 of the Zoning Ordinance establishes sign allowances for multiple
family uses within RH Districts:
Section 11-23-19.B.2.a of the Zoning Ordinance allows 1 free standing sign with an area
of 50 square feet and maximum height of 10 feet. The submitted plans indicate a
monument site at the entrance from Glacier Way. The proposed sign has an area of 40
square feet and the structure is 7 feet in height. The proposed free standing sign
complies with the allowances of the Zoning Ordinance.
Section 11-23-19.B.2.b of the Zoning Ordinance allows 2 wall signs up to 50 square feet
based on frontage to Glacier Way and Cedar Avenue (CSAH 23)/Dodd Boulevard (CSAH
9). The sign plan indicates a 20 square foot wall sign on the north and east sides of the
tower. Although the north elevation does not face a public street, this is the front of the
building facing the interior access driveway; the location of a sign on the north elevation
is appropriate in this context.
The sign plan also illustrates a 39 square foot sign mounted on the retaining wall at the
northeast corner of the subject site facing north to Cedar Avenue (CSAH 23) and a 112
square foot sign mounted on the retaining wall at the southeast corner of the subject
site facing the Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) intersection. The
developer is proposing to incorporate the City logo as part of the later sign, which would
be consistent with the recommendations of the City’s Corridor and Gateway Design
Study.
Section 11-23-15.X.1 makes allowances for area identification signs for subdivisions with
3 or more principal buildings. An area identification sign up to 100 square feet in area is
allowed for each entrance to a development from a major collector or arterial roadway.
The proposed area identification signs do not meet the location requirement adjacent to
a development access, but do provide directional benefit for identification purposes.
City staff recommends allowing only the 1 proposed retaining wall mounted sign at the
Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) intersection, provided that the
area is reduced to not more than 100 square feet, under the flexibility available within a
PUD District.
Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify dedication of
land to the City for public parks from the area of the subject site. Park dedication requirements
are to be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as
provided for by Section 10-4-8.J of the Subdivision Ordinance.
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Storm Water Management. The submitted plans include information regarding tree
preservation and site grading. The submitted plans also illustrate retaining walls along the
north entrance drive, along the right-of-way for Cedar Avenue and Dodd Boulevard, and
surrounding the central storm water basin. All grading, drainage, and erosion control issues are
subject to review and approval by the City Engineer.
Utilities. The subject site is included within the current MUSA. All utility plans are subject to
review and approval of the City Engineer.
Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage and
utility easements at the perimeter of the lot. The preliminary plat and final plat indicate
dedication to the City of drainage and utility easements as required by the Subdivision
Ordinance. Drainage and utility easements are also to be required to overlay internal utility
pipes and/or stormwater drainage facilities. All drainage and utility easements are subject to
review and approval of the City Engineer.
Outlots. There are no outlots within the preliminary and final plat.
Development Agreement. Section 10-5-1.A of the Subdivision Ordinance requires the
developer to provide construction and warranty securities for the public improvements within
the final plat that are to be outlined within a development agreement. The development
agreement will be drafted by the City Attorney and is to be executed by the applicant prior to
City Council consideration of the final plat.
Dakota County. The subject site abuts Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9).
The proposed preliminary and final plats are therefore subject to review and approval of the
Dakota County Plat Commission. The Plat Commission approved the preliminary plat at their
29 April 2019 meeting.
CONCLUSION
The proposed Springs of Lakeville development is consistent with the policy objectives of the
City as discussed by the City Council, Planning Commission and Economic Development
Commission in 2016. Moreover, the proposed development is consistent with the draft
recommendation of the 2040 Lakeville Comprehensive Plan to provide opportunities for high
density housing within the Cedar Corridor in support of existing commercial uses and future
transit services. Our office and City staff recommend approval of the requested applications
subject to the conditions outlined below:
1. The following principal and accessory building setbacks shall be established within the
PUD District:
11
Minimum Setback
Yard North Cedar
Ave.
Dodd
Blvd.
West
Apartment Buildings and
Clubhouse
30ft. 30ft. 30ft 30ft.
Accessory buildings 10ft. 30ft. 15ft. 10ft.
2. Provision of a storm shelter to satisfy the requirements of Section 11-17-27 of the
Zoning Ordinance shall be subject to review and approval of City staff prior to City
Council consideration of the applications.
3. Building elevation plans for exterior finish materials shall comply with the following:
a. Principal buildings:
(1) A minimum of 50 percent of elevations facing outward at the perimeter
shall be surfaced with brick, stucco, or stone materials.
(2) A minimum of 25 percent of the area of each internal elevation of a
structure shall have an exterior finish of brick, stucco and/or natural or
artificial stone.
(3) Except for brick, stucco, and/or natural or artificial stone, no single
interior elevation shall have more than 75 percent of one type of exterior
finish.
(4) Except for brick, stucco, and/or natural or artificial stone, no more than
60 percent of all interior elevations shall be of one type of exterior finish.
b. The exterior materials for accessory buildings shall be the same as used for the
principal buildings in accordance with Section 11-18-9.E of the Zoning Ordinance.
4. Landscaping shall be installed according to the approved landscape plan. The developer
shall provide a cost estimate for the landscaping prior to City Council consideration of
the applications.
5. The cost of the proposed trail abutting Dodd Boulevard (CSAH 9) extended to 175th
Street shall be divided between the developer and the City in accordance with the
provisions of Section 10-4-3.H.4 of the Subdivision Ordinance, except that the City will
reimburse the developer for the segment of trail west of the subject property.
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6. The site plan shall be revised to provide access from the interior of the site to the trail
abutting the subject site on Cedar Avenue (CSAH 23).
7. Vehicle access for fire protection and control of proposed emergency access gates shall
be subject to review and approval of the Fire Chief.
8. The exterior lighting plan shall be revised such that light cast at the north property line
complies with Section 11-16-7.A.2 of the Zoning Ordinance.
9. One retaining wall mounted sign not to exceed 100 square feet in area shall be allowed
at the Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) intersection consistent
with the provisions of Section 11-23-15.X.1 of the Zoning Ordinance.
10. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land
at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision
Ordinance.
11. All grading, drainage, and erosion control plans are subject to review and approval by
the City Engineer.
12. All utility plans are subject to review and approval of the City Engineer.
13. All drainage and utility easements are subject to review and approval of City staff.
14. The developer shall execute a development agreement with the City as drafted by City
Attorney and subject to approval of the City Council.
c. Justin Miller, City Administrator
David Olson, Community and Economic Development Director
John Hennen, Parks and Recreation Director
Alex Jordan, Assistant City Engineer
±CEDAR AVESprings at Lakeville
plat area
D O D D B L V D
GL ACIER WAY
Springs at L akeville
Pre & Final plat,
PUD plan
City of Lakeville
Aerial Map
179TH ST
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
PROJECT DESCRIPTION
PUD Designation Request
________________________________________________________________________________________________________
Continental 476 Fund LLC (“Continental”) is proposing a market-rate multifamily community in the city of Lakeville,
MN on approximately 15.5 acres at the northwest corner of Cedar Avenue (CH 23) and Dodd Boulevard (CH 9) as
shown on the enclosed site plan. More specifically described as follows: Outlot C and Outlot D, Cherry Highlands
Third, Dakota County, Minnesota. Please accept this project narrative and accompanying site development plan
submittal materials.
Continental’s proposed apartment community includes 260 homes within 13
residential buildings. The development will be enclosed and secured by a perimeter
fence and automatic vehicular gates at the community entry. Buildings offer a
townhouse-like design featuring private, ground-level entrances to each home. All
buildings are two-stories in height or less. Residents have a choice between
attached, direct-access garages, detached garages and ample surface parking to best
fit their needs. There will be a variety of home types including studio, 1-bedroom,
2-bedroom, and 3-bedroom homes, see table for detailed quantities.
Exterior elevations provide architectural interest through varied rooflines and four-sided architecture. Quality building
materials, such as HardiePlank lap siding, HardiePanel vertical siding, and brick masonry are incorporated into the
building elevation design adding further visual interest and promoting a sustainable approach through more durable
maintenance free building materials. Alongside a carefully selected color palette, roof accents over unit entries bring
additional articulation and sense of place to the buildings and homes within. Large-scale windows are provided in
each unit to promote natural lighting, creating opportunities to optimize passive solar heating and cooling. Each
building provides articulation to break up the structure’s massing and provide human scale by incorporating balconies,
covered doorways, and unit projections to create variation with each façade. All ancillary structures also feature the
same quality and durable materials stated above.
Several tenant amenities are included within the Springs community. Connectivity among buildings and tenant
amenities is provided through an internal sidewalk network. The sidewalk network also provides connections to the
adjacent public sidewalks to promote walkability and connectivity to surrounding areas within the Town Center.
Among the facilities are a 4,000 square foot clubhouse, car care area, pet wash station, a fenced pet playground, picnic
areas, and storage lockers. The clubhouse includes a large gathering room, 24-hour fitness center, kitchen area, coffee
bar, and office space for Continental’s property management team. A pool and sun deck for the residents are provided
behind the clubhouse along with an outdoor grilling area. The fitness room features a large garage-style door which
may be opened during warmer months for an open-air workout area. The clubhouse and pool area are served by
wireless internet service. Beyond resident amenities and high-quality finishes (both interior and exterior) open space,
landscaping, a courtyard approach to building layout provides
pedestrian connectivity throughout and fosters neighbor interaction.
The future guided land use designation of “Cedar Corridor / Mixed
Use” in the City’s comprehensive plan calls for residential densities up
to 26 dwelling units per acre; The planned density of the community
is ±17 dwelling units per acre. The Springs development will provide
quality housing options that are near local businesses and retail. As a
result, the Springs community will support the local business and
retailors fostering future retail and employment growth.
The City of Lakeville identified in the EDC 2014 – 2016 Strategic Plan
for Economic Development guidance supporting use of a PUD district
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
based on the requirements of the RH-2 district. These technical parameters are futher stated in the concept or sketch
plan memo dated March 7, 2019 from The Planning Company. Incoporated in the accompanying submittal materials
and stated below, Continental is requesting specific minor deviations of those standards.
Proposed Deviations:
Principal and accessory stuctures are to comply with a minimum 30-foot setback from all frontages. The exception
requested is to allow for reduction of that setback for select accessory buildings provided approval of City Staff. Due
to the odd geometry of the side and the desire to remain compatible with the neighborhood Continental is requested
for detached covered parking garages to be less than the 30’ setback along Dodd Boulevard, along the western property
line adjacent the neighboring commercial use, and in a singular instance on Glacier Way. The singular instance on
Glacier way is subject to Staff’s approval of the use of opaque fence screening and dense landscaping in lieu of the
setback.
R=2 6 0 .00
L=15 4.85
Δ=3 4 °07 '29"¾N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
N52°01'27"E17.23S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
6
0
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"FOUND IRON MONUMENT LIC. NO. TELEPHONE BOXCATCH BASINWATER VALVEHYDRANTSANITARY MANHOLESTORM MANHOLESANITARY SEWERSTORM SEWERWATERMAINPOWER POLE AND LIGHT POLEFIBER OPTICSET CAP IRON MONUMENT 18425UNDERGROUND TELEPHONEDENOTES RESTRICTED ACCESS PER OVERHEAD UTILITYHAND HOLECHERRY HIGHLANDS THIRDTRAFFIC SYMBOLDENOTES CONCRETE SURFACEDENOTES BITUMINOUS PATHWAY 18425, UNLESS OTHERWISE NOTED.TITLE EXCEPTION NO.ELECTRIC BOXTRANSFORMERLIGHT POLE5 FT PVC FENCEUNDERGROUND ELECTRICELECTRIC MANHOLETREEHIGHLIGHTED TREES IN TABLE ARE LOCATED WITHIN THE PROPERTY BOUNDARYEDGE OF TREESSPRINGS AT LAKEVILLE
CERTIFICATE OF SURVEY 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700Real property in the City of Lakeville, County of Dakota, State of Minnesota, described as follows:Outlot C and Outlot D, Cherry Highlands Third, Dakota County, Minnesota.[Abstract Property]1.This survey and the property description shown here on are based upon information found in the commitment for title insurance preparedby First American Title Insurance Company National Commercial Services as agent for First American Title Insurance Company, file no.NCS-921778-MKE, dated August 22, 2018.2.The locations of underground utilities are depicted based on Gopher State One Call, available city maps, records and field locations andmay not be exact. Verify critical utilities prior to construction or design.3.7KHHDVWOLQHRIWKH6RXWKHDVW4XDUWHURI6HFWLRQ 7RZQVKLS5DQJHLVDVVXPHGWRKDYHDEHDULQJRI6
µ(4.All distances are in feet.5.The area of the above described property is 672,959 square feet or 15.449 acres.6.There are no regular striped parking stalls and no handicapped parking stalls on subject property.7.The property lies within Zone X (unshaded - areas determined to be outside the 0.2% annual chance floodplain) of Federal EmergencyManagement Agency (FEMA) Flood Insurance Community Panel Nos. 27037C0203E and 27037C0204E, effective December 2, 2011.8.Names of adjoining owners are depicted based on Dakota County GIS tax information.9.Benchmark: Top Nut of Hydrant located approximately 468 feet north of northeast corner of property in the northwest quadrant of CedarAvenue and Glacier Way has an elevation of 1006.29 feet NGVD 29.
NWL 1023PHASE 2PHASE 1
PHASE
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PHASE
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BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10R=2 6 0 .0 0
L=15 4.85
Δ=3 4 °07'29"¾N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
N52°01'27"E17.23S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
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5
Δ
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"10' DRAINAGE ANDUTILITY EASEMENT15' PARKING SETBACK30' BUILDING SETBACK10' DRAINAGE ANDUTILITY EASEMENT15' PARKING SETBACK30' BUILDING SETBACK10' DRAINAGE ANDUTILITY EASEMENT15' PARKING SETBACK50' BUILDING SETBACK10' DRAINAGE ANDUTILITY EASEMENT15' PARKING SETBACK30' BUILDING SETBACKN52°01'27"E17.23FOUND IRON MONUMENT LIC. NO. TELEPHONE BOXCATCH BASINWATER VALVEHYDRANTSANITARY MANHOLESTORM MANHOLESANITARY SEWERSTORM SEWERWATERMAINPOWER POLE AND LIGHT POLEFIBER OPTICSET CAP IRON MONUMENT 18425UNDERGROUND TELEPHONEDENOTES RESTRICTED ACCESS PER OVERHEAD UTILITYHAND HOLECHERRY HIGHLANDS THIRDTRAFFIC SYMBOLDENOTES CONCRETE SURFACEDENOTES BITUMINOUS PATHWAY 18425, UNLESS OTHERWISE NOTED.ELECTRIC BOXTRANSFORMERLIGHT POLE5 FT PVC FENCEUNDERGROUND ELECTRICELECTRIC MANHOLEHIGHLIGHTED TREES IN TABLE ARE LOCATED WITHIN THE PROPERTY BOUNDARYEDGE OF TREESSPRINGS AT LAKEVILLE
PRELIMINARY PLAT 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LEGEND: LOT AREA TABLE
CONSTRUCTION LIMITSEXISTING CURB & GUTTERCONCRETE PAVEMENTPROPOSED LIGHT FIXTURESEE PHOTOMETRIC PLANPROPERTY LINEBUILDING SETBACKB612 CURB & GUTTER(EXCEPT IN ROW)LIGHT DUTY BITUMINOUSHEAVY DUTY BITUMINOUSLANDSCAPE AREAPARKING SETBACK10' DRAINAGE AND UTILITY EASEMENTBITUMINOUS TRAILR=2 6 0 .00
L=15 4.85
Δ=3 4 °07'29"N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00
L
=7
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Δ
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"MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 3
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BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10TYP.FLAGPOLESCLUB HOUSE REFERTO ARCHITECTURALDRAWINGSPOOLVEHICULARGATEPEDESTRIAN GATEMAIL KIOSKTRASHENCLOSURE(6) GARAGE PARKINGWITH STORAGELOCKERS(6) GARAGE PARKING(8) GARAGEPARKING(8) GARAGEPARKINGMAINTENANCEBUILDING(8) GARAGEPARKINGMODULAR BLOCK RETAINING WALLSEE DETAIL, 14 SHEET C-7.0 FORADDITIONAL INFORMATIONCONCRETE SIDEWALK ALONGGLACIER WAYVEHICULAR GATE AT EMERGENCYACCESS POINTPROPERTY ENTRYCONCRETE DRIVEWAY APRON,TYP.STORMWATERDETENTION PONDPLANTED PARKING MEDIANREFER TO LANDSCAPE PLAN SHEETL-1.0 FOR PLANT LAYOUTS ANDSPECIES SELECTIONCONCRETE SIDEWALK,REFER TO DETAIL 5 SHEETC-7.0AIR CONDITIONINGUNIT BANKARCHITECTURAL COLUMNS ANDSTOOP REFER TO ARCHITECTURALDRAWINGSFENCED LAWN AREAVINYL CHAIN LINKFENCE. TYP.PLANTED PARKING MEDIANARCHITECTURAL COLUMNS AND STOOPREFER TO ARCHITECTURAL DRAWINGSFENCED LAWN AREAFENCED LAWN AREAORNAMENTALFENCEPEDESTRIAN RAMP,TYP.MOUNTABLE CURBACCESS ISLE ANDPEDESTRIAN RAMP TYP.REFER TO DETAIL 11SHEET C-7.0FENCED LAWN AREALIGHT DUTY BITUMINOUSPAVEMENT REFER TODETAIL 3 SHEET C-7.0PLANTED PARKING LOT ISLAND REFER TOLANDSCAPE PLAN SHEET L-1.0 FOR PLANTMATERIAL LAYOUT AND SPECIES SELECTIONLIGHT DUTY BITUMINOUS PAVEMENT IN DRIVEISLES AND PARKING STALLS, REFER TO DETAIL 3SHEET C-7.0ORNAMENTAL FENCING ANDLANDSCAPE BUFFERCONCRETE SIDEWALK WITHINGLACIER WAY R.O.W.EXISTING GLACIER WAY CURBCONCRETE SIDEWALK, REFER TODETAIL 5 SHEET C-7.0ARCHITECTURAL COLUMNSAND STOOP REFER TOARCHITECTURAL DRAWINGSGUEST PARKINGA.D.A. ACCESSIBLE PARKINGSTALLS REFER TO DETAIL12&13 SHEET C-7.0CONCRETE MODULAR BLOCK RETAINING WALLSEE DETAIL 11 SHEET C-7.0BOULEVARD FENCING ANDLANDSCAPE BUFFERAIR CONDITIONINGUNIT BANKLANDSCAPE AREASREFER TO LANDSCAPEPLAN SHEET L-1.0TYP.TYP.TYP.TYP.ALL SIDEWALKS TO BE 4'IN WIDTH MINIMUM TOMEET A.D.A. STANDARDSPROPERTY LINEPROPERTY LINEPROPERTY LINEPEDESTRIAN GATEMODULAR CONCRETE BLOCK RETAININGWALL REFER TO DETAIL 14 SHEET C-7.0FOR ADDITIONAL INFORMATIONPROPERTY LINEBUILDINGSETBACK MONUMENT SIGN MONUMENT SIGN15' PARKING SETBACK30' BUILDING SETBACK10' DRAINAGE AND UTILITYEASEMENTS10' DRAINAGE AND UTILITYEASEMENTSLIGHT DUTY BITUMINOUSPAVEMENT, REFER TO DETAIL 3SHEET C-7.0 FOR ADDITIONALINFORMATIONROCK MULCH OVER SANDFILTER MEDIA TODEPTH OF 1023.0 REFER TOSHEET L-1.0 FOR ADDITIONALINFORMATION(6) GARAGEPARKINGCONCRETE MODULAR BLOCK RETAINING WALL SEEDETAIL 14 SHEET C-7.010' DRAINAGE AND UTILITYEASEMENT15' PARKING SETBACK30' BUILDING SETBACKEXISTING PATHWAY TO REMAINCONSTRUCTIONLIMITSCONSTRUCTIONLIMITSPROPERTY LINECONSTRUCTION LIMITS15' PARKINGSETBACKPROPERTYLINE50' BUILDINGSETBACKELECTRICALTRANSFORMER TYP.HEAVY DUTY BITUMINOUSPAVEMENT, REFER TO DETAIL 4SHEET C-7.0 FOR ADDITIONALINFORMATIONELECTRICALTRANSFORMER TYP.BY OTHERSCONCRETE SIDEWALK REFER TODETAIL 5 SHEET C-7.0DETECTABLE WARNING PLATE WITH TRUNCATEDDOMES, TYP. REFER TO MNDOT DETAIL SHEETC-7.2 FOR ADDITIONAL INFORMATIONVINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.VINYL CHAIN LINKFENCE. TYP.10' DRAINAGE ANDUTILITY EASEMENT15' PARKINGSETBACK30' BUILDINGSETBACK8' WIDTH BITUMINOUSTRAILEXISTING 8' WIDTHBITUMINOUS TRAILCONNECT PROPOSEDTRAIL TO EXISTING TRAILPROPOSED CONCRETESIDEWALK CONNECTION TOBITUMINOUS TRAILCONCRETE PADEXISTING SIGNALIZEDINTERSECTIONPEDESTRIANGATEPEDESTRIAN RAMP WITHTRUNCATED DOMES, TYP.ORNAMENTAL FENCEORNAMENTAL FENCEORNAMENTAL FENCEORNAMENTAL FENCEORNAMENTAL FENCEDETECTABLE WARNING PLATE WITH TRUNCATEDDOMES, TYP. REFER TO MNDOT DETAIL SHEETC-7.2 FOR ADDITIONAL INFORMATIONROCK MULCH OVER SAND FILTER MEDIA TODEPTH OF 1023.0 REFER TO SHEET L-1.0FOR ADDITIONAL INFORMATION30' BUILDING SETBACK15' PARKING SETBACKORNAMENTAL FENCERELOCATE EXISTING UTILITIES ASNEEDED, COORDINATE WITHUTILITY PROVIDERSRELOCATE EXISTING UTILITIESAS NEEDED, COORDINATEWITH UTILITY PROVIDERSSTAIRCASE, PROVIDERAILINGS BOTH SIDESPEDESTRIAN GATE,PROVIDE 6' LANDINGAT TOP OF STAIRSCONCRETE MODULAR BLOCK RETAININGWALL BOTH SIDES OF STAIRCASE SEEDETAIL 11 SHEET C-7.0CONCRETESIDEWALK, REFER TODETAIL 5 SHEET C-7.0(2)EMPLOYEEPARKINGA.D.A. ACCESSIBLE PARKINGSTALLS REFER TO DETAIL12&13 SHEET C-7.0PEDESTRIANRAMPCONCRETE SIDEWALKAT ENTRANCE TOTRASH ROOMA.D.A. ACCESSIBLE PARKINGSTALLS REFER TO DETAIL12&13 SHEET C-7.0PROPOSED LUMINARIESREFER TO PHOTOMETRICPLAN SHEET P-1.0 FORADDITIONAL INFORMATIONDECORATIVE FENCEAROUND DETENTION PONDMODULAR CONCRETE BLOCKRETAINING WALL REFER TO DETAIL14 SHEET C-7.0 FOR ADDITIONALINFORMATIONSPRINGS AT LAKEVILLE
OVERALL SITE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700SITE DATA: SITE NOTES:
R=2 6 0 .0 0L=15 4.85Δ=3 4 °07 '29"
S01°31'27"W
100.00
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SITE PLAN - VIEW 1 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00R=450.00L=760.25Δ=96°47'52"MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 2 MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1 BLDG 8BLDG 7BLDG 6BLDG 5TYP.(6) GARAGEPARKING WITHSTORAGELOCKERS(6) GARAGEPARKINGMODULAR BLOCK RETAINING WALLSEE DETAIL, 14 SHEET C-7.0 FORADDITIONAL INFORMATIONSTORMWATERDETENTION PONDPLANTED PARKING MEDIANREFER TO LANDSCAPE PLANSHEET L-1.0 FOR PLANTLAYOUTS AND SPECIESSELECTIONCONCRETESIDEWALK,REFER TO DETAIL5 SHEET C-7.0AIRCONDITIONINGUNIT BANKARCHITECTURAL COLUMNSAND STOOP REFER TOARCHITECTURAL DRAWINGSFENCED LAWN AREAVINYL CHAINLINK FENCE.TYP.PLANTED PARKING MEDIANAIRCONDITIONINGUNIT BANKTYP.TYP.ALL SIDEWALKS TO BE4' IN WIDTH MINIMUM TOMEET A.D.A.STANDARDSPROPERTY LINEPROPERTY LINEPROPERTY LINEMODULAR CONCRETEBLOCK RETAINING WALLREFER TO DETAIL 14 SHEETC-7.0 FOR ADDITIONALINFORMATIONLIGHT DUTY BITUMINOUSPAVEMENT, REFER TODETAIL 3 SHEET C-7.0 FORADDITIONAL INFORMATION(6) GARAGEPARKINGCONSTRUCTIONLIMITSELECTRICALTRANSFORMERTYP.ELECTRICALTRANSFORMERTYP.BY OTHERSVINYL CHAINLINK FENCE.TYP.VINYL CHAINLINK FENCE.VINYL CHAINLINK FENCE.TYP.EXISTINGSIGNALIZEDINTERSECTIONORNAMENTALFENCEDETECTABLE WARNING PLATEWITH TRUNCATED DOMES, TYP.REFER TO MNDOT DETAIL SHEETC-7.2 FOR ADDITIONALINFORMATIONROCK MULCH OVER SAND FILTER MEDIA TODEPTH OF 1023.0 REFER TO SHEET L-1.0FOR ADDITIONAL INFORMATIONROCK MULCH OVER SAND FILTERMEDIA TODEPTH OF 1023.0 REFER TO SHEETL-1.0 FOR ADDITIONAL INFORMATION30' BUILDINGSETBACK15' PARKINGSETBACKORNAMENTALFENCE(2)EMPLOYEEPARKINGDECORATIVE FENCEAROUND DETENTION PONDMODULAR CONCRETEBLOCK RETAININGWALL REFER TODETAIL 14 SHEET C-7.0FOR ADDITIONALINFORMATIONCONSTRUCTION LIMITSEXISTING CURB & GUTTERPROPERTY LINECONCRETE PAVEMENTPROPOSED LIGHT FIXTURESEE PHOTOMETRIC PLANBUILDING SETBACKLIGHT DUTY BITUMINOUSPARKING SETBACK10' DRAINAGE AND UTILITY EASEMENTLANDSCAPE AREAB612 CURB & GUTTER(EXCEPT IN ROW)HEAVY DUTY BITUMINOUSBITUMINOUS TRAILSPRINGS AT LAKEVILLE
SITE PLAN - VIEW 2 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58R=4
5
0
.
0
0
L
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5
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BLDG 8BLDG 12BLDG 13BLDG 9BLDG 11BLDG 10(8)GARAGEPARKING(8)GARAGEPARKINGMAINTENANCEBUILDING(8) GARAGEPARKINGCONCRETE SIDEWALKALONG GLACIER WAYVEHICULAR GATE ATEMERGENCY ACCESS POINTARCHITECTURAL COLUMNS AND STOOPREFER TO ARCHITECTURAL DRAWINGSFENCED LAWNAREAFENCED LAWNAREAORNAMENTALFENCEPEDESTRIANRAMP, TYP.MOUNTABLE CURBACCESS ISLE ANDPEDESTRIAN RAMPTYP. REFER TODETAIL 11 SHEETC-7.0FENCEDLAWN AREALIGHT DUTY BITUMINOUS PAVEMENTREFER TO DETAIL 3 SHEET C-7.0BOULEVARDFENCING ANDLANDSCAPE BUFFERPROPERTY LINEBUILDINGSETBACK15' PARKINGSETBACK30' BUILDINGSETBACK10' DRAINAGE ANDUTILITY EASEMENTSPROPERTYLINECONSTRUCTIONLIMITS15'PARKINGSETBACKPROPERTYLINE50' BUILDINGSETBACKELECTRICALTRANSFORMERTYP.ELECTRICALTRANSFORMERBY OTHERSCONCRETE SIDEWALKREFER TO DETAIL 5SHEET C-7.0VINYL CHAINLINK FENCE.TYP.VINYL CHAINLINK FENCE.TYP.VINYL CHAINLINK FENCE.TYP.VINYL CHAINLINK FENCE.TYP.VINYL CHAINLINK FENCE.TYP.8' WIDTHBITUMINOUSTRAILPROPOSED CONCRETESIDEWALK CONNECTIONTO BITUMINOUS TRAILCONCRETEPADPEDESTRIANGATEORNAMENTALFENCEORNAMENTALFENCEROCK MULCH OVER SAND FILTER MEDIA TODEPTH OF 1023.0 REFER TO SHEET L-1.0FOR ADDITIONAL INFORMATIONRELOCATE EXISTING UTILITIES ASNEEDED, COORDINATE WITHUTILITY PROVIDERSRELOCATE EXISTING UTILITIES ASNEEDED, COORDINATE WITHUTILITY PROVIDERSA.D.A. ACCESSIBLEPARKING STALLSREFER TO DETAIL12&13 SHEET C-7.0PEDESTRIANRAMPCONSTRUCTION LIMITSEXISTING CURB & GUTTERPROPERTY LINECONCRETE PAVEMENTPROPOSED LIGHT FIXTURESEE PHOTOMETRIC PLANBUILDING SETBACKLIGHT DUTY BITUMINOUSPARKING SETBACK10' DRAINAGE AND UTILITY EASEMENTLANDSCAPE AREAB612 CURB & GUTTER(EXCEPT IN ROW)HEAVY DUTY BITUMINOUSBITUMINOUS TRAILSPRINGS AT LAKEVILLE
SITE PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2
MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1
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BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10R=2 6 0 .00
L=15 4 .85
Δ=3 4 °07 '29"N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00
L
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6
0
.
2
5
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4
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"FFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1030.67GFE: 1030.00FFE: 1034.33GFE: 1034.00FFE: 1032.33GFE: 1032.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1033.67
GFE: 1033.00
FFE: 1030.33GFE: 1030.00FFE: 1035.67GFE: 1035.00SPRINGS AT LAKEVILLE
OVERALL GRADING, DRAINAGE, AND EROSION CONTROL PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023BLDG 3BLDG 2BLDG 1BLDG 4CLUBHOUSER=2 6 0 .00L=15 4 .85Δ=3 4 °07 '29"
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L=760.25Δ=96°47'52"FFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1032.73GFE: 1032.06FFE: 1030.67GFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1030.33GFE: 1030.00SPRINGS AT LAKEVILLE
GRADING PLAN - VIEW 1 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 2 MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1 BLDG 8BLDG 7BLDG 6BLDG 5S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"WR=450.00L=760.25Δ=96°47'52"FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1033.67GFE: 1033.00
SPRINGS AT LAKEVILLE
GRADING PLAN - VIEW 2 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2 PHASE 2PHASE 1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 13BLDG 9BLDG 11BLDG 10N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58R=4
5
0
.
0
0
L
=7
6
0
.
2
5
Δ=9
6
°
4
7
'
5
2
"FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1034.33GFE: 1034.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1035.67GFE: 1035.00SPRINGS AT LAKEVILLE
GRADING PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
R=2 6 0 .00
L=15 4 .85
Δ=3 4 °07 '29"N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
6
0
.
2
5
Δ
=9
6
°
4
7'5
2
"¾MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2
MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1
PHASE
2
PHASE
1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10FFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1030.67GFE: 1030.00FFE: 1034.33GFE: 1034.00FFE: 1032.33GFE: 1032.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1033.67
GFE: 1033.00
FFE: 1030.33GFE: 1030.00FFE: 1035.67GFE: 1035.00SPRINGS AT LAKEVILLE
OVERALL SANITARY SEWER & WATERMAIN PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND
R=26 0 .00L=15 4 .85Δ=3 4 °07 '29"
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L=760.25Δ=96°47'52"MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023BLDG 3BLDG 2BLDG 1BLDG 4CLUBHOUSEFFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1032.73GFE: 1032.06FFE: 1030.67GFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1030.33GFE: 1030.00SPRINGS AT LAKEVILLE
SANITARY SEWER & WATERMAIN PLAN - VIEW 1 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND SANITARY SEWER SCHEDULE: MHPIPEO.D.[IN]PIPE SLOPE[FT/FT]PIPE LENGTH[FT]INVERTFROMINVERTTORIMELEVSTRUCTURESIZE [IN]MANHOLEBUILD [FT]PIPE TYPEFROMTOBLDG 12 SERVICEMH 160.010027.711025.001024.721034.00489.00SDR-35BLDG 13 SERVICEMH 160.010042.681025.001024.571034.00489.00SDR-35MH 1SERV. WYE 280.010089.691024.471023.581033.50489.03SDR-35MAINT. BLDG SERV.SERV. WYE 240.04005.851023.811023.581033.00489.19SDR-35SERV. WYE 2MH 380.010051.661023.581023.061033.10489.52SDR-35MH 3MH 580.0100121.161022.961021.751032.45489.49SDR-35BLDG 10 SERVICEMH 460.020043.731026.001025.131035.00489.00SDR-35MH 4MH 580.0200106.661025.031022.891034.40489.37C-900MH 5EXISTING 180.010013.331002.641002.511032.504829.86C-900BLDG 11 SERVICEMH 660.010033.111026.961026.631035.00488.04SDR-35MH 6MH 780.0050243.661026.531025.311034.40487.87SDR-35BLDG 9 SERVICEMH 760.010032.401026.001025.681035.00489.00SDR-35MH 7SERV. WYE 880.0050238.721025.211024.021034.40489.19SDR-35BLDG 7 SERVICESERV. WYE 860.060033.041026.001024.021035.00489.00SDR-35SERV. WYE 8MH 980.0050140.201024.021023.321034.404810.38SDR-35MH 9SERV. WYE 1080.0050155.251023.221022.441033.254810.03SDR-35BLDG 6 SERVICESERV. WYE 1060.053029.521024.001022.441033.00489.00SDR-35SERV. WYE 10MH 1380.0050140.681022.441021.731032.504810.06SDR-35BLDG 5 SERVICEMH 1160.010049.031024.001023.511033.00489.00SDR-35MH 11SERV. WYE 1280.005035.191023.411023.231031.40487.99SDR-35BLDG 4 SERVICESERV. WYE 1260.024131.861024.001023.231032.00488.00SDR-35SERV. WYE 12MH 1380.0050142.571023.231022.521031.40488.17SDR-35MH 13SERV. WYE 1480.005028.801021.631021.491030.10488.47SDR-35BLDG 3 SERVICESERV. WYE 1460.064823.321023.001021.491032.00489.00SDR-35SERV. WYE 14MH 1580.005097.271021.491021.001031.10489.61SDR-35MH 15MH 1680.006065.531020.901020.511030.80489.90SDR-35MH 16EXISTING 280.008020.901020.411020.241030.804810.39SDR-35CLUB HOUSE SERV.MH 1760.010021.361022.891022.681029.67486.78SDR-35MH 17MH 1880.0050121.391022.581021.971029.50486.92SDR-35MH 18SERV. WYE 1980.005067.831021.871021.531031.30489.43SDR-35BLDG 2 SERVICESERV. WYE 1960.032545.151023.001021.531032.00489.00SDR-35SERV. WYE 19SERV. WYE 2080.0050131.351021.531020.871030.80489.27SDR-35BLDG 1 SERVICESERV. WYE 2060.030836.621022.001020.871030.00488.00SDR-35SERV. WYE 20MH 2180.0050107.501020.871020.331029.80488.93SDR-35PIPE LENGTHS ARE MEASURED FROM THE CENTER OF THE STRUCTURE
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"WR=450.00L=760.25Δ=96°47'52"¾MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 2 MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1 BLDG 8BLDG 7BLDG 6BLDG 5FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1033.67GFE: 1033.00
SPRINGS AT LAKEVILLE
SANITARY SEWER & WATERMAIN PLAN - VIEW 2 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND MHPIPEO.D.[IN]PIPE SLOPE[FT/FT]PIPE LENGTH[FT]INVERTFROMINVERTTORIMELEVSTRUCTURESIZE [IN]MANHOLEBUILD [FT]PIPE TYPEFROMTOBLDG 12 SERVICEMH 160.010027.711025.001024.721034.00489.00SDR-35BLDG 13 SERVICEMH 160.010042.681025.001024.571034.00489.00SDR-35MH 1SERV. WYE 280.010089.691024.471023.581033.50489.03SDR-35MAINT. BLDG SERV.SERV. WYE 240.04005.851023.811023.581033.00489.19SDR-35SERV. WYE 2MH 380.010051.661023.581023.061033.10489.52SDR-35MH 3MH 580.0100121.161022.961021.751032.45489.49SDR-35BLDG 10 SERVICEMH 460.020043.731026.001025.131035.00489.00SDR-35MH 4MH 580.0200106.661025.031022.891034.40489.37C-900MH 5EXISTING 180.010013.331002.641002.511032.504829.86C-900BLDG 11 SERVICEMH 660.010033.111026.961026.631035.00488.04SDR-35MH 6MH 780.0050243.661026.531025.311034.40487.87SDR-35BLDG 9 SERVICEMH 760.010032.401026.001025.681035.00489.00SDR-35MH 7SERV. WYE 880.0050238.721025.211024.021034.40489.19SDR-35BLDG 7 SERVICESERV. WYE 860.060033.041026.001024.021035.00489.00SDR-35SERV. WYE 8MH 980.0050140.201024.021023.321034.404810.38SDR-35MH 9SERV. WYE 1080.0050155.251023.221022.441033.254810.03SDR-35BLDG 6 SERVICESERV. WYE 1060.053029.521024.001022.441033.00489.00SDR-35SERV. WYE 10MH 1380.0050140.681022.441021.731032.504810.06SDR-35BLDG 5 SERVICEMH 1160.010049.031024.001023.511033.00489.00SDR-35MH 11SERV. WYE 1280.005035.191023.411023.231031.40487.99SDR-35BLDG 4 SERVICESERV. WYE 1260.024131.861024.001023.231032.00488.00SDR-35SERV. WYE 12MH 1380.0050142.571023.231022.521031.40488.17SDR-35MH 13SERV. WYE 1480.005028.801021.631021.491030.10488.47SDR-35BLDG 3 SERVICESERV. WYE 1460.064823.321023.001021.491032.00489.00SDR-35SERV. WYE 14MH 1580.005097.271021.491021.001031.10489.61SDR-35MH 15MH 1680.006065.531020.901020.511030.80489.90SDR-35MH 16EXISTING 280.008020.901020.411020.241030.804810.39SDR-35CLUB HOUSE SERV.MH 1760.010021.361022.891022.681029.67486.78SDR-35MH 17MH 1880.0050121.391022.581021.971029.50486.92SDR-35MH 18SERV. WYE 1980.005067.831021.871021.531031.30489.43SDR-35BLDG 2 SERVICESERV. WYE 1960.032545.151023.001021.531032.00489.00SDR-35SERV. WYE 19SERV. WYE 2080.0050131.351021.531020.871030.80489.27SDR-35BLDG 1 SERVICESERV. WYE 2060.030836.621022.001020.871030.00488.00SDR-35SERV. WYE 20MH 2180.0050107.501020.871020.331029.80488.93SDR-35PIPE LENGTHS ARE MEASURED FROM THE CENTER OF THE STRUCTURESANITARY SEWER SCHEDULE:
N89°23'33"E 377.67N00°53'24"W 474.71
R=4
5
0
.
0
0
L
=7
6
0
.
2
5
ΔMATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2 PHASE 2PHASE 1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 13BLDG 9BLDG 11BLDG 10FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1034.33GFE: 1034.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1035.67GFE: 1035.00SPRINGS AT LAKEVILLE
SANITARY SEWER & WATERMAIN PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND SANITARY SEWER SCHEDULE: MHPIPEO.D.[IN]PIPE SLOPE[FT/FT]PIPE LENGTH[FT]INVERTFROMINVERTTORIMELEVSTRUCTURESIZE [IN]MANHOLEBUILD [FT]PIPE TYPEFROMTOBLDG 12 SERVICEMH 160.010027.711025.001024.721034.00489.00SDR-35BLDG 13 SERVICEMH 160.010042.681025.001024.571034.00489.00SDR-35MH 1SERV. WYE 280.010089.691024.471023.581033.50489.03SDR-35MAINT. BLDG SERV.SERV. WYE 240.04005.851023.811023.581033.00489.19SDR-35SERV. WYE 2MH 380.010051.661023.581023.061033.10489.52SDR-35MH 3MH 580.0100121.161022.961021.751032.45489.49SDR-35BLDG 10 SERVICEMH 460.020043.731026.001025.131035.00489.00SDR-35MH 4MH 580.0200106.661025.031022.891034.40489.37C-900MH 5EXISTING 180.010013.331002.641002.511032.504829.86C-900BLDG 11 SERVICEMH 660.010033.111026.961026.631035.00488.04SDR-35MH 6MH 780.0050243.661026.531025.311034.40487.87SDR-35BLDG 9 SERVICEMH 760.010032.401026.001025.681035.00489.00SDR-35MH 7SERV. WYE 880.0050238.721025.211024.021034.40489.19SDR-35BLDG 7 SERVICESERV. WYE 860.060033.041026.001024.021035.00489.00SDR-35SERV. WYE 8MH 980.0050140.201024.021023.321034.404810.38SDR-35MH 9SERV. WYE 1080.0050155.251023.221022.441033.254810.03SDR-35BLDG 6 SERVICESERV. WYE 1060.053029.521024.001022.441033.00489.00SDR-35SERV. WYE 10MH 1380.0050140.681022.441021.731032.504810.06SDR-35BLDG 5 SERVICEMH 1160.010049.031024.001023.511033.00489.00SDR-35MH 11SERV. WYE 1280.005035.191023.411023.231031.40487.99SDR-35BLDG 4 SERVICESERV. WYE 1260.024131.861024.001023.231032.00488.00SDR-35SERV. WYE 12MH 1380.0050142.571023.231022.521031.40488.17SDR-35MH 13SERV. WYE 1480.005028.801021.631021.491030.10488.47SDR-35BLDG 3 SERVICESERV. WYE 1460.064823.321023.001021.491032.00489.00SDR-35SERV. WYE 14MH 1580.005097.271021.491021.001031.10489.61SDR-35MH 15MH 1680.006065.531020.901020.511030.80489.90SDR-35MH 16EXISTING 280.008020.901020.411020.241030.804810.39SDR-35CLUB HOUSE SERV.MH 1760.010021.361022.891022.681029.67486.78SDR-35MH 17MH 1880.0050121.391022.581021.971029.50486.92SDR-35MH 18SERV. WYE 1980.005067.831021.871021.531031.30489.43SDR-35BLDG 2 SERVICESERV. WYE 1960.032545.151023.001021.531032.00489.00SDR-35SERV. WYE 19SERV. WYE 2080.0050131.351021.531020.871030.80489.27SDR-35BLDG 1 SERVICESERV. WYE 2060.030836.621022.001020.871030.00488.00SDR-35SERV. WYE 20MH 2180.0050107.501020.871020.331029.80488.93SDR-35PIPE LENGTHS ARE MEASURED FROM THE CENTER OF THE STRUCTURE
R=2 6 0 .00
L=15 4 .85
Δ=3 4 °07 '29"N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
6
0
.
2
5
Δ
=9
6
°
4
7'5
2
"¾MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2
MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1
PHASE
2
PHASE
1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10FFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1030.67GFE: 1030.00FFE: 1034.33GFE: 1034.00FFE: 1032.33GFE: 1032.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1033.67
GFE: 1033.00
FFE: 1030.33GFE: 1030.00FFE: 1035.67GFE: 1035.00SPRINGS AT LAKEVILLE
OVERALL STORM SEWER PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND
R=2 6 0 .00L=15 4 .85Δ=3 4 °07 '29"
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L=760.25Δ=96°47'52"MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023BLDG 3BLDG 2BLDG 1BLDG 4CLUBHOUSEFFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1032.33GFE: 1032.00FFE: 1032.73GFE: 1032.06FFE: 1030.67GFE: 1030.00FFE: 1032.33GFE: 1032.00FFE: 1030.33GFE: 1030.00CBMH 201MH 202150.0040HDPE143.91027.151026.581034.0048R-3067-V6.85N-12CBMH 202CBMH 203150.0050HDPE172.31026.481025.621033.2048R-25016.72N-12CBMH 203CBMH 209180.0030HDPE111.51025.371025.031033.3548R-3067-V7.98N-12CBMH 205CBMH 206120.0040HDPE75.01027.901027.601031.2048R-25013.30N-12CBMH 206CBMH 207120.0040HDPE98.31027.501027.111031.2048R-25013.70N-12CBMH 207CBMH 208180.0040HDPE87.31026.611026.261030.9048R-3067-V4.29N-12CBMH 208CBMH 209180.0040HDPE58.81026.161025.931031.2048R-3067-V5.04N-12CBMH 209CBMH 210180.0040HDPE43.51025.831025.651030.1048R-3067-V4.27N-12CBMH 210-ACBMH 210240.0040HDPE81.91025.801025.471030.5048R-3067-V4.70N-12CBMH 210FES 211240.0035RCP37.01023.131023.001030.4048R-3067-V11.27CL-IIICB 300CBMH 301120.0040HDPE106.21026.641026.221030.342x3R-3067-V3.70N-12CBMH 301CBMH 302120.0040HDPE66.51026.121025.851030.8048R-3067-V4.68N-12CBMH 302CBMH 303120.0040HDPE19.81025.751025.671031.5048R-3067-V5.75N-12CBMH 303CBMH 306120.0040HDPE44.51025.571025.391031.3548R-3067-V9.78N-12CB 304CBMH 305120.0040HDPE78.21025.501025.191029.2027R-25013.70N-12CBMH 305CBMH 306120.0040HDPE84.11025.091024.751029.2048R-25014.11N-12CBMH 306CBMH 307180.0050HDPE96.51024.651024.171029.0060R-3067-V9.35N-12CBMH 307MH 308180.0050HDPE123.31024.071023.451029.4060R-3067-V10.33N-12MH 308PE 309180.0067HDPE52.61022.851022.501030.6048R-3067-V9.75N-12MH/CBP. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)CB 400PE 401120.0050HDPE20.71023.901023.801027.6048R-3067-V5.70N-12CB 402CBMH 403120.0090HDPE27.51023.451023.201027.152x3R-3067-V3.70N-12CBMH 403PE 404120.0100HDPE10.31023.101023.001027.1548R-3067-V8.05N-12PE 500OCS 501300.0000RCP80.01019.501019.50NANANANACL-IIIOCS 501MH 502240.0087HDPE108.11020.001019.061031.0060R-164211.00N-12MH 502MH 503240.0087HDPE172.31018.961017.471032.0048R-164213.04N-12MH 503MH 504240.0087HDPE122.81017.371016.311031.0048R-164213.63N-12MH 505MH 507240.0087HDPE121.11016.211015.161031.0048R-164214.79N-12PE 506MH 507240.0800HDPE13.01021.801020.76NANANANAN-12MH 507EX. STUB240.0087RCP62.81013.241012.701029.5048R-164216.26CL-IVPE 600OCS 601240.0000RCP100.01018.001018.00NANANANAN-12OCS 601MH 602240.0015HDPE273.21018.001017.591035.0048R-164217.00N-12MH 602MH 603240.0015HDPE145.01017.591017.371034.5048R-164216.91N-12MH 603EX. CBMH240.0015RCP76.51017.371017.261031.5048R-164214.13CL-IV*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESP. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)YD 1YD 280.0065HDPE21.61027.541027.401029.91YDOPEN2.37N-12YD 2YD 380.0065HDPE30.11027.401027.211029.67YDOPEN2.27N-12YD 3YD 480.0065HDPE51.51027.211026.871029.38YDOPEN2.17N-12YD 4WYE 680.0065HDPE25.81026.871026.701028.08YDOPEN1.21N-12YD 5WYE 680.0065HDPE26.01025.731025.561028.10YDOPEN2.37N-12WYE 6WYE 1080.0065HDPE38.31025.561025.321029.00WYEN/A3.44N-12YD 7YD 880.0065HDPE42.11026.301026.031028.67YDOPEN2.37N-12YD 8YD 980.0065HDPE49.21026.031025.711028.67YDOPEN2.64N-12YD 9WYE 1080.0065HDPE25.91025.711025.541028.15YDOPEN2.44N-12WYE 10YD 1180.0065HDPE7.11025.321025.271029.00WYEN/A3.68N-12YD 11YD 12100.0065HDPE47.61025.101024.791028.97YDOPEN3.87N-12YD 12WYE 15100.0065HDPE5.61024.791024.761028.78YDOPEN3.99N-12CO 13YD 1480.0065HDPE111.61027.031026.311029.40YDOPEN2.37N-12YD 14WYE 1580.0065HDPE18.71026.311026.191028.96YDOPEN2.65N-12WYE 15YD 16100.0065HDPE71.71024.761024.291029.00WYEN/A4.24N-12YD 16CBMH 307100.0065HDPE10.91024.291024.221028.14YDOPEN3.85N-12YD 100YD 10180.0065HDPE19.61029.051028.931031.42YDOPEN2.37N-12YD 101YD 10280.0065HDPE31.71028.931028.721031.37YDOPEN2.44N-12YD 102YD 10580.0065HDPE15.51028.721028.621031.02YDOPEN2.30N-12YD 103YD 10480.0065HDPE27.31029.081028.911031.45YDOPEN2.37N-12YD 104YD 10580.0065HDPE27.61028.911028.731031.24YDOPEN2.33N-12YD 105YD 10780.0065HDPE27.21028.621028.441031.00YDOPEN2.38N-12YD 106YD 10780.0065HDPE13.81028.451028.361030.82YDOPEN2.37N-12YD 107YD 10980.0065HDPE60.31028.361027.971030.64YDOPEN2.28N-12YD 108YD 10980.0065HDPE24.11028.631028.481031.00YDOPEN2.37N-12YD 109YD 111100.0065HDPE37.31027.801027.561030.83YDOPEN3.03N-12YD 110YD 11180.0065HDPE19.11029.391029.271031.76YDOPEN2.37N-12YD 111YD 112120.0065HDPE29.11027.401027.211031.00YDOPEN3.60N-12YD 112WYE 114120.0065HDPE8.01027.211027.151031.00YDOPEN3.79N-12YD 113WYE 11480.0065HDPE13.61027.941027.851030.31YDOPEN2.37N-12WYE 114YD 121120.0065HDPE38.01027.151026.911031.50WYEN/A4.35N-12YD 115WYE 11780.0065HDPE5.31028.961028.931031.33YDOPEN2.37N-12YD 116WYE 11780.0065HDPE18.01028.431028.321030.80YDOPEN2.37N-12WYE 117YD 118100.0065HDPE29.71028.321028.121031.50WYEN/A3.18N-12YD 118WYE 120100.0065HDPE16.31028.121028.021031.61YDOPEN3.49N-12YD 119WYE 12080.0065HDPE21.01028.391028.261030.76YDOPEN2.37N-12WYE 120YD 121100.0065HDPE22.71028.021027.871031.50WYEN/A3.48N-12YD 121YD 122120.0065HDPE26.51026.911026.731030.00YDOPEN3.09N-12YD 122YD 124120.0065HDPE22.31026.731026.591031.33YDOPEN4.60N-12YD 123YD 12480.0065HDPE27.01028.631028.461031.00YDOPEN2.37N-12YD 124YD 126120.0065HDPE23.01026.591026.441031.00YDOPEN4.41N-12YD 125YD 12680.0065HDPE19.21029.061028.941031.43YDOPEN2.37N-12YD 126YD 128120.0065HDPE36.91026.441026.201031.84YDOPEN5.40N-12YD 127YD 12880.0065HDPE20.01029.221029.091031.59YDOPEN2.37N-12YD 128CBMH 206120.0065HDPE30.91026.201026.001031.00YDOPEN4.80N-12YD 129TRUNK80.0162HDPE20.71029.131028.801031.50YDOPEN2.37N-12YD 130YD 13180.0573HDPE23.11028.961027.641031.33YDOPEN2.37N-12YD 131YD 13280.0573HDPE20.91027.541026.341031.43YDOPEN3.89N-12YD 132CBMH 30380.0573HDPE9.01026.241025.731031.10YDOPNE4.86N-12YD 133TRUNK80.5659HDPE4.41029.361026.851031.73YDOPEN2.37N-12YD 134TRUNK80.1238HDPE21.71029.631026.951032.00YDOPEN2.37N-12YD 135CO 13680.0200HDPE37.91028.971028.211031.34YDOPEN2.37N-12CO 136CB 30080.0200HDPE59.31028.111026.931032.40YDCLOSED4.29N-12YD 137YD 13880.0320HDPE27.71028.751027.871031.12YDOPEN2.37N-12YD 138YD 13980.0320HDPE72.31027.771025.451031.30YDOPEN3.53N-12YD 139WYE 14180.0320HDPE42.61025.351023.991031.84YDOPEN6.49N-12YD 140WYE 14180.0320HDPE49.21029.211027.641031.58YDOPEN2.37N-12WYE 141CBMH 308100.0050HDPE51.51023.821023.571031.00WYEN/A7.18N-12*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESSPRINGS AT LAKEVILLE
STORM SEWER PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND STORM SEWER SCHEDULE: YARD DRAIN SCHEDULE:
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"WR=450.00L=760.25Δ=96°47'52"¾MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 2 MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1 BLDG 8BLDG 7BLDG 6BLDG 5FFE: 1033.33GFE: 1033.00FFE: 1033.33GFE: 1033.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1032.73GFE: 1032.06FFE: 1034.42GFE: 1033.75FFE: 1033.67GFE: 1033.00
MH/CBP. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)P. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)CB 100CBMH 101120.0040HDPE99.01027.701027.301031.402x3R-3067-V3.70N-12CBMH 101MH 102120.0040HDPE71.11027.201026.921031.4048R-3067-V4.20N-12MH 102CBMH 103120.0040HDPE136.41026.821026.271033.0048R-16426.18N-12CBMH 103CBMH 104150.0050HDPE113.51026.021025.461031.3048R-3067-V5.28N-12CBMH 104CBMH 105180.0028HDPE86.61025.211024.961032.1048R-3067-V6.89N-12CBMH 105MH 106180.0038HDPE99.11024.861024.491032.1048R-3067-V7.24N-12MH 106CBMH 108180.0038HDPE43.31024.391024.221032.3048R-16427.91N-12CBMH 108FES 109240.0020RCP43.11023.081023.001031.5048R-3067-V12.42CL-IVCB 200CBMH 201120.0040HDPE86.81027.751027.401031.452x3R-3067-V3.70N-12CBMH 201MH 202150.0040HDPE143.91027.151026.581034.0048R-3067-V6.85N-12CBMH 202CBMH 203150.0050HDPE172.31026.481025.621033.2048R-25016.72N-12CBMH 203CBMH 209180.0030HDPE111.51025.371025.031033.3548R-3067-V7.98N-12CBMH 205CBMH 206120.0040HDPE75.01027.901027.601031.2048R-25013.30N-12CBMH 206CBMH 207120.0040HDPE98.31027.501027.111031.2048R-25013.70N-12CBMH 207CBMH 208180.0040HDPE87.31026.611026.261030.9048R-3067-V4.29N-12CBMH 208CBMH 209180.0040HDPE58.81026.161025.931031.2048R-3067-V5.04N-12CBMH 209CBMH 210180.0040HDPE43.51025.831025.651030.1048R-3067-V4.27N-12CBMH 210-ACBMH 210240.0040HDPE81.91025.801025.471030.5048R-3067-V4.70N-12CBMH 210FES 211240.0035RCP37.01023.131023.001030.4048R-3067-V11.27CL-IIIPE 500OCS 501300.0000RCP80.01019.501019.50NANANANACL-IIIOCS 501MH 502240.0087HDPE108.11020.001019.061031.0060R-164211.00N-12MH 502MH 503240.0087HDPE172.31018.961017.471032.0048R-164213.04N-12MH 503MH 504240.0087HDPE122.81017.371016.311031.0048R-164213.63N-12MH 505MH 507240.0087HDPE121.11016.211015.161031.0048R-164214.79N-12PE 506MH 507240.0800HDPE13.01021.801020.76NANANANAN-12MH 507EX. STUB240.0087RCP62.81013.241012.701029.5048R-164216.26CL-IVPE 600OCS 601240.0000RCP100.01018.001018.00NANANANAN-12OCS 601MH 602240.0015HDPE273.21018.001017.591035.0048R-164217.00N-12MH 602MH 603240.0015HDPE145.01017.591017.371034.5048R-164216.91N-12MH 603EX. CBMH240.0015RCP76.51017.371017.261031.5048R-164214.13CL-IV*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESYD 200YD 20180.0100HDPE47.01030.071029.601032.44YDOPEN2.37N-12YD 201WYE 20480.0100HDPE21.11029.501029.291031.84YDOPEN2.34N-12YD 202YD 20380.0100HDPE25.81029.251029.001031.62YDOPEN2.37N-12YD 203WYE 20480.0100HDPE5.91028.901028.841032.09YDOPEN3.19N-12WYE 204YD 20580.0100HDPE25.71028.841028.581032.50WYEN/A3.66N-12YD 205WYE 20780.0100HDPE18.01028.481028.301031.49YDOPEN3.01N-12YD 206WYE 20780.0100HDPE14.41029.721029.581032.09YDOPEN2.37N-12WYE 207YD 20980.0100HDPE32.61028.301027.971032.50WYEN/A4.20N-12YD 208YD 20980.0100HDPE17.51029.451029.281031.82YDOPEN2.37N-12YD 209YD 211100.0100HDPE42.41027.871027.451031.83YDOPEN3.96N-12YD 210YD 21180.0100HDPE18.31029.641029.461032.01YDOPEN2.37N-12YD 211YD 213100.0100HDPE44.21027.351026.911032.02YDOPEN4.67N-12YD 212YD 21380.0100HDPE15.91029.421029.261031.79YDOPEN2.37N-12YD 213CBMH 103100.0100HDPE86.01026.811025.951031.78YDOPEN4.97N-12YD 214CO 21580.0210HDPE47.61030.031029.031032.40 YDOPEN2.37N-12CO 215CB 10080.0200HDPE41.01028.931028.111032.50COCLOSED3.57N-12CO 216CBMH 10180.0390HDPE40.11029.131027.571032.50COCLOSED3.37N-12YD 217YD 21880.1100HDPE29.21030.271027.061032.64YDOPEN2.37N-12YD 218MH 10680.1100HDPE18.11026.961024.971032.97YDOPEN6.01N-12CO 300CO 30180.0260HDPE81.51030.631028.511034.00COCLOSED3.37N-12CO 301WYE 30380.0260HDPE3.51028.411028.321034.29COCLOSED5.88N-12YD 302WYE 30380.0260HDPE12.41031.791031.471034.16YDOPEN2.37N-12WYE 303YD 30480.0260HDPE39.61028.321027.291034.50WYEN/A6.18N-12YD 304YD 30580.0260HDPE27.91027.191026.471034.45YDOPEN7.26N-12YD 305CO 30680.0260HDPE25.61026.371025.701034.20YDOPEN7.83N-12CO 306YD 30780.0260HDPE51.91025.601024.251034.08YDOPEN8.48N-12YD 308CBMH 2180.4800HDPE17.11031.471023.271033.84YDOPEN2.37N-12YD 309TRUNK80.0065HDPE17.11031.551031.441033.92YDOPEN2.37N-12YD 310TRUNK80.0065HDPE15.01031.581031.491033.95YDOPEN2.37N-12YD 311YD 31280.0770HDPE51.61032.001028.031034.37YDOPRN2.37N-12YD 312YD 31380.0770HDPE32.41027.931025.441034.37YDOPEN6.44N-12YD 313CBMH 2180.0770HDPE27.01025.341023.261034.18YDOPEN8.84N-12YD 314TRUNK80.0065HDPE6.51031.391031.351033.76YDOPEN2.37N-12YD 315TRUNK80.0065HDPE4.31031.631031.611034.00YDOPEN2.37N-12CO 316CO 31780.0355HDPE109.21032.481028.611034.85COCLOSED2.37N-12CO 317CBMH 20380.0355HDPE68.71028.511026.071034.00COCLOSED5.49N-12YD 318YD 31980.0750HDPE21.51032.541030.931034.91YDOPEN2.37N-12YD 319YD 32080.0750HDPE37.61030.831028.011034.32YDOPEN3.49N-12YD 320TRUNK80.0750HDPE16.21027.911026.701033.69YDOPEN5.78N-12YD 321CBMH 2030--40.1--1033.76YDOPEN7.91N-12CO 322TRUNK80.0260HDPE91.41030.631028.261034.00COCLOSED3.37N-12*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESSPRINGS AT LAKEVILLE
STORM SEWER PLAN - VIEW 2 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND STORM SEWER SCHEDULE: YARD DRAIN SCHEDULE: OCS 501: OCS 601:
N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58R=4
5
0
.
0
0
L
=7
6
0
.
2
5
Δ=9
6
°
4
7
'
5
2
"MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2 PHASE 2PHASE 1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 13BLDG 9BLDG 11BLDG 10FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1035.33GFE: 1035.00FFE: 1034.33GFE: 1034.00FFE: 1033.97GFE: 1033.30FFE: 1034.33GFE: 1034.00FFE: 1034.67GFE: 1034.00FFE; 1034.67GFE: 1034.00
FFE: 1035.67GFE: 1035.00P. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)MH/CBP. DIA.P. SLOPEP. TYPEPIPEFROMTORIMSTR.CASTBUILDPIPECLASSFROMTO[IN]S [%]LENGTH [FT]INVERTINVERTELEVTYPETYPE(FT)CB 1-ACBMH 2150.0028HDPE65.01028.001027.821031.952x3R-3067-V3.95N-12CBMH 1-BCBMH 4150.0030HDPE78.11027.721027.481033.5048R-25015.78N-12CBMH 2CBMH 4150.0030HDPE26.91027.381027.301032.4048R-25015.02N-12CB 3CBMH 4120.0040HDPE82.31030.501030.171034.2027R-25013.70N-12CBMH 4CBMH 5150.0028HDPE137.21027.201026.821033.1548R-3067-V5.95N-12CBMH 5CBMH 14180.0022HDPE84.81026.571026.381032.4048R-43425.83N-12CB 6CBMH 7120.0040HDPE87.71029.401029.051033.1027R-43423.70N-12CBMH 7MH 9120.0040HDPE78.81028.951028.631033.1048R-25014.15N-12CB 8MH 9120.0040HDPE44.71028.601028.421032.3027R-3067-V3.70N-12MH 9MH 11150.0030HDPE30.01028.171028.081033.2848R-16425.11N-12CB 10MH 11120.0040HDPE13.01029.401029.351033.1027R-25013.70N-12MH 11CBMH 12150.0030HDPE79.91027.981027.741033.3048R-16425.32N-12CBMH 12CBMH 13150.0045HDPE101.61027.641027.181032.7048R-25015.06N-12CBMH 13CBMH 14180.0023HDPE60.81027.081026.941032.4548R-25015.37N-12CBMH 14CBMH 16240.0022HDPE127.11025.881025.601033.4448R-43427.56N-12CB 15CBMH 16120.0070HDPE155.61029.501028.411033.2027R-25013.70N-12CBMH 16CBMH 17300.0012HDPE131.81025.101024.941034.3060R-43429.20N-12CBMH 17CBMH 20300.0013HDPE115.41024.841024.691034.0860R-43429.24N-12CB 18CBMH 19120.0040HDPE174.61029.401028.701033.102x3R-3067-V3.70N-12CBMH 19CBMH 20120.0120HDPE158.41028.601026.701033.2048R-25014.60N-12CBMH 20CBMH 21300.0011HDPE127.31024.591024.451034.1360R-43429.54N-12CBMH 21FES 22300.0011RCP47.21023.051023.001034.0060R-434214.95CL-IVCB 200CBMH 201120.0040HDPE86.81027.751027.401031.452x3R-3067-V3.70N-12CBMH 201MH 202150.0040HDPE143.91027.151026.581034.0048R-3067-V6.85N-12CBMH 202CBMH 203150.0050HDPE172.31026.481025.621033.2048R-25016.72N-12CBMH 203CBMH 209180.0030HDPE111.51025.371025.031033.3548R-3067-V7.98N-12CBMH 205CBMH 206120.0040HDPE75.01027.901027.601031.2048R-25013.30N-12CBMH 206CBMH 207120.0040HDPE98.31027.501027.111031.2048R-25013.70N-12CBMH 207CBMH 208180.0040HDPE87.31026.611026.261030.9048R-3067-V4.29N-12CBMH 208CBMH 209180.0040HDPE58.81026.161025.931031.2048R-3067-V5.04N-12CBMH 209CBMH 210180.0040HDPE43.51025.831025.651030.1048R-3067-V4.27N-12CBMH 210-ACBMH 210240.0040HDPE81.91025.801025.471030.5048R-3067-V4.70N-12CBMH 210FES 211240.0035RCP37.01023.131023.001030.4048R-3067-V11.27CL-IIIPE 600OCS 601240.0000RCP100.01018.001018.00NANANANAN-12OCS 601MH 602240.0015HDPE273.21018.001017.591035.0048R-164217.00N-12MH 602MH 603240.0015HDPE145.01017.591017.371034.5048R-164216.91N-12MH 603EX. CBMH240.0015RCP76.51017.371017.261031.5048R-164214.13CL-IV*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESCO 300CO 30180.0260HDPE81.51030.631028.511034.00COCLOSED3.37N-12CO 301WYE 30380.0260HDPE3.51028.411028.321034.29COCLOSED5.88N-12YD 302WYE 30380.0260HDPE12.41031.791031.471034.16YDOPEN2.37N-12WYE 303YD 30480.0260HDPE39.61028.321027.291034.50WYEN/A6.18N-12YD 304YD 30580.0260HDPE27.91027.191026.471034.45YDOPEN7.26N-12YD 305CO 30680.0260HDPE25.61026.371025.701034.20YDOPEN7.83N-12CO 306YD 30780.0260HDPE51.91025.601024.251034.08YDOPEN8.48N-12YD 308CBMH 2180.4800HDPE17.11031.471023.271033.84YDOPEN2.37N-12YD 309TRUNK80.0065HDPE17.11031.551031.441033.92YDOPEN2.37N-12YD 310TRUNK80.0065HDPE15.01031.581031.491033.95YDOPEN2.37N-12YD 311YD 31280.0770HDPE51.61032.001028.031034.37YDOPRN2.37N-12YD 312YD 31380.0770HDPE32.41027.931025.441034.37YDOPEN6.44N-12YD 313CBMH 2180.0770HDPE27.01025.341023.261034.18YDOPEN8.84N-12YD 314TRUNK80.0065HDPE6.51031.391031.351033.76YDOPEN2.37N-12YD 315TRUNK80.0065HDPE4.31031.631031.611034.00YDOPEN2.37N-12CO 316CO 31780.0355HDPE109.21032.481028.611034.85COCLOSED2.37N-12CO 317CBMH 20380.0355HDPE68.71028.511026.071034.00COCLOSED5.49N-12YD 318YD 31980.0750HDPE21.51032.541030.931034.91YDOPEN2.37N-12YD 319YD 32080.0750HDPE37.61030.831028.011034.32YDOPEN3.49N-12YD 320TRUNK80.0750HDPE16.21027.911026.701033.69YDOPEN5.78N-12YD 321CBMH 2030--40.1--1033.76YDOPEN7.91N-12CO 322TRUNK80.0260HDPE91.41030.631028.261034.00COCLOSED3.37N-12CO 400WYE 40280.0100HDPE57.71030.631030.061034.00COCLOSED3.37N-12YD 401WYE 40280.0100HDPE6.91032.001031.931034.37YDOPEN2.37N-12WYE 402TRUNK80.0100HDPE47.61030.061029.581034.50WYEN/A4.44N-12YD 403TRUNK80.0100HDPE16.41032.391032.231034.76YDOPEN2.37N-12YD 404TRUNK80.0100HDPE4.01032.211032.171034.58YDOPEN2.37N-12YD 405TRUNK80.0100HDPE21.71031.931031.721034.30YDOPEN2.37N-12YD 406TRUNK80.0100HDPE5.11031.781031.731034.15YDOPEN2.37N-12YD 407TRUNK80.0100HDPE4.71031.901031.861034.27YDOPEN2.37N-12YD 408TRUNK80.0100HDPE24.11031.381031.141033.75YDOPEN2.37N-12YD 409TRUNK80.0100HDPE5.91031.511031.451033.88YDOPEN2.37N-12YD 410TRUNK80.0080HDPE16.81031.301031.171033.67YDOPEN2.37N-12YD 411TRUNK80.0080HDPE16.41031.821031.691034.19YDOPEN2.37N-12YD 412CBMH 1780.0080HDPE17.41031.561031.421033.93YDOPEN2.37N-12YD 413YD 41480.0080HDPE15.21031.541031.421033.91YDOPEN2.37N-12YD 414CBMH 1730--30.4--1033.71YDOPEN2.39N-12YD 415TRUNK80.0080HDPE13.31031.691031.591034.06YDOPEN2.37N-12YD 416TRUNK80.0080HDPE9.41031.461031.391033.83YDOPEN2.37N-12CO 417TRUNK80.0100HDPE92.61030.631029.711034.00COCLOSED3.37N-12YD 420YD 42180.0080HDPE44.81032.211031.861034.58YDOPEN2.37N-12YD 421YD 42280.0080HDPE20.71031.761031.591034.45YDOPEN2.69N-12YD 422YD 42380.0080HDPE32.01031.491031.231034.39YDOPEN2.90N-12YD 423TRUNK80.0080HDPE30.41031.131030.891033.98YDOPEN2.85N-12YD 424TRUNK80.0080HDPE19.01031.741031.591034.11YDOPEN2.37N-12YD 425TRUNK80.0080HDPE16.01031.431031.311033.80YDOPEN2.37N-12YD 426TRUNK80.0080HDPE11.71031.431031.341033.80YDOPEN2.37N-12YD 427YD 42980.0080HDPE29.91032.411032.171034.78YDOPEN2.37N-12YD 428YD 43080.0080HDPE34.61032.071031.801034.50YDOPEN2.43N-12YD 429CBMH 1780.0080HDPE14.71031.701031.581033.71YDOPEN2.01N-12YD 430CO 43280.0080HDPE125.51032.031031.031034.40YDOPEN2.37N-12YD 431CO 43280.0080HDPE30.81032.421032.181034.79YDOPEN2.37N-12CO 432CBMH 20180.0080HDPE44.61031.031030.671034.00COCLOSED2.97N-12CO 500TRUNK80.0100HDPE73.51030.631029.891033.00YDOPEN2.37N-12YD 501YD 50280.0100HDPE19.61032.431032.231034.80YDOPEN2.37N-12YD 502TRUNK80.0150HDPE4.51032.131032.071034.73YDOPEN2.60N-12YD 503YD 50480.0100HDPE20.71032.031031.821034.40YDOPEN2.37N-12YD 504TRUNK80.0150HDPE4.61031.721031.651034.32YDOPEN2.60N-12YD 505TRUNK80.0100HDPE24.91031.931031.681034.30YDOPEN2.37N-12YD 506TRUNK80.0150HDPE5.51031.841031.761034.21YDOPEN2.37N-12YD 507TRUNK80.0100HDPE25.51031.541031.281033.91YDOPEN2.37N-12YD 508WYE 50980.0100HDPE24.31031.381031.141033.75YDOPEN2.37N-12WYE 509TRUNK80.0150HDPE15.91031.041030.801033.00YDOPEN1.96N-12YD 510CBMH 1480.0100HDPE22.01031.651031.431034.02YDOPEN2.37N-12YD 511TRUNK80.0100HDPE24.61031.451031.201033.82YDOPEN2.37N-12YD 512TRUNK80.0100HDPE24.21031.681031.441034.05YDOPEN2.37N-12YD 513TRUNK80.0100HDPE6.81030.611030.541032.98YDOPEN2.37N-12YD 514TRUNK80.0100HDPE10.41032.241032.131034.61YDOPEN2.37N-12YD 515TRUNK80.0150HDPE11.01032.181032.011034.55YDOPEN2.37N-12YD 520YD 52180.0100HDPE36.81030.831030.461033.20YDOPEN2.37N-12YD 521YD 52280.0150HDPE39.51030.361029.771033.75YDOPEN3.39N-12YD 522CBMH 280.0150HDPE9.21029.671029.531033.00YDOPEN3.33N-12YD 523TRUNK80.0100HDPE20.41030.731030.531033.10YDOPEN2.37N-12YD 524YD 52580.0100HDPE18.41030.841030.661033.21YDOPEN2.37N-12YD 526YD 52780.0100HDPE20.11030.461030.261032.83YDOPEN2.37N-12YD 527TRUNK80.0100HDPE7.31030.161030.091033.00YDOPEN2.84N-12YD 528TRUNK80.0100HDPE31.11030.681030.371033.05YDOPEN2.37N-12YD 529CBMH 580.0100HDPE38.91030.391030.001032.76YDOPEN2.37N-12YD 530TRUNK80.0100HDPE23.11031.231031.001033.60YDOPEN2.37N-12YD 531TRUNK80.0100HDPE20.21031.121030.921033.49YDOPEN2.37N-12YD 532TRUNK80.0100HDPE8.51031.271031.181033.64YDOPEN2.37N-12YD 533CB 680.0100HDPE32.81031.471031.141033.84YDOPEN2.37N-12YD 534YD 53480.0100HDPE54.81031.631031.081034.00YDOPEN2.37N-12YD 535TRUNK80.0150HDPE56.71030.981030.131034.00YDOPEN3.02N-12YD 600YD 60180.0100HDPE39.41030.831030.441033.20YDOPEN2.37N-12YD 601YD 60280.0150HDPE33.91030.341029.831033.28YDOPEN2.94N-12YD 602CB 880.0150HDPE23.41029.731029.381033.57YDOPEN3.84N-12YD 603CB 880.0323HDPE29.41029.831028.881032.70YDOPEN2.87N-12YD 604YD 61080.0100HDPE53.21030.981030.451033.35YDOPEN2.37N-12YD 605YD 60680.0100HDPE21.81030.831030.621033.20YDOPEN2.37N-12YD 606YD 60780.0100HDPE45.11030.521030.061032.78YDOPEN2.26N-12YD 607YD 608100.0050HDPE39.51029.961029.771033.04YDOPEN3.08N-12YD 608YD 609100.0050HDPE57.11029.671029.381032.83YDOPEN3.16N-12YD 609YD 610100.0050HDPE27.11029.281029.151032.57YDOPEN3.29N-12YD 610CB 200120.0050HDPE50.51029.151028.891032.00YDCLOSED2.85N-12*PIPE LENGTHS MEASURED TO THE CENTER OF STRUCTURESSPRINGS AT LAKEVILLE
STORM SEWER PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700UTILITY NOTES LEGEND STORM SEWER SCHEDULE: YARD DRAIN SCHEDULE:
R=2 6 0 .00
L=15 4.85
Δ=3 4 °07 '29"¾N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
N52°01'27"E17.23S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
6
0
.
2
5
Δ
=9
6
°
4
7'5
2
"FOUND IRON MONUMENT LIC. NO. TELEPHONE BOXCATCH BASINWATER VALVEHYDRANTSANITARY MANHOLESTORM MANHOLESANITARY SEWERSTORM SEWERWATERMAINPOWER POLE AND LIGHT POLEFIBER OPTICSET CAP IRON MONUMENT 18425UNDERGROUND TELEPHONEDENOTES RESTRICTED ACCESS PER OVERHEAD UTILITYHAND HOLECHERRY HIGHLANDS THIRDTRAFFIC SYMBOLDENOTES CONCRETE SURFACEDENOTES BITUMINOUS PATHWAY 18425, UNLESS OTHERWISE NOTED.TITLE EXCEPTION NO.ELECTRIC BOXTRANSFORMERLIGHT POLE5 FT PVC FENCEUNDERGROUND ELECTRICELECTRIC MANHOLETREEHIGHLIGHTED TREES IN TABLE ARE LOCATED WITHIN THE PROPERTY BOUNDARYEDGE OF TREESSPRINGS AT LAKEVILLE
TREE PRESERVATION PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700REMOVE EXISTING TREETREE PROTECTION FENCE
MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2
MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1
PHASE
2
PHASE
1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 3BLDG 2BLDG 13BLDG 9BLDG 1BLDG 4BLDG 7BLDG 11BLDG 6CLUBHOUSEBLDG 5BLDG 10R=2 6 0 .00
L=15 4 .85
Δ=3 4 °07 '29"N89°23'33"E 377.67N00°53'24"W 474.71
S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.10R=450.00L
=7
6
0
.
2
5
Δ=9
6°4
7
'5
2
"
SPRINGS AT LAKEVILLE
OVERALL LANDSCAPE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LANDSCAPE REQUIREMENTS:
MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 2MATCH LINE - VIEW 1BLDG 3BLDG 2BLDG 1BLDG 4CLUBHOUSER=26 0 .00L=15 4.85Δ=3 4°07 '29"
S01°31'27"W
100.00
S25°01'29"W22.92S00°28'31"E 452.93 N89°31'30"E 344.55N26°43'10"E41.100L=760.25Δ=96°47'52"
SPRINGS AT LAKEVILLE
LANDSCAPE PLAN - VIEW 1 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 2MATCH LINE - VIEW 1MATCH LINE - VIEW 3MATCH LINE - VIEW 2 MATCH LINE - VIEW 2MATCH LINE - VIEW 1NWL 1023PHASE 2PHASE 1PHASE 2PHASE 1 BLDG 8BLDG 7BLDG 6BLDG 5S73°23'52"W 1262.58
S01°02'26"E 252.87
S01°31'27"W
100.00R=450.00L=760.25Δ=96°47'52"SPRINGS AT LAKEVILLE
LANDSCAPE PLAN - VIEW 2 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
MATCH LINE - VIEW 3MATCH LINE - VIEW 3
MATCH LINE - VIEW 2 PHASE 2PHASE 1
PHASE 2PHASE 1
BLDG 8BLDG 12BLDG 13BLDG 9BLDG 11BLDG 10N89°23'33"E 377.67N00°53'24"W 474.71
R=4
5
0
.
0
0
L
=7
6
0
.
2
5
Δ=9
6
°
4
7
'5
2
SPRINGS AT LAKEVILLE
LANDSCAPE PLAN - VIEW 3 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700
SPRINGS AT LAKEVILLE
LANDSCAPE DETAILS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700MULCH AT SOD DETAILNOT TO SCALE5MULCH AT SIDEWALK DETAILNOT TO SCALE43PERENNIAL PLANTINGSNOT TO SCALESHRUB PLANTINGNOT TO SCALE2TREE PLANTINGNOT TO SCALE1SEED PLANTING NOTES: PLANTING NOTES: LANDSCAPE SCHEDULE
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CCCCCCDDDDDDDDDDDDDDDDDDAAAAAABAAAAAABABAAAAAAAEEEEEBAABAABBADDDSCALE: 1" = 60'1PHOTOMETRIC PLANP:\2019\219005\219005.03\Dwg\CAD\TB_24x36_CP-KahlerSlaterLogoBlack-4480228.jpgE102SPHOTOMETRICPLAN04/08/2019219005.03Sheet No.Project No.Sheet TitleDrawing DateCEDAR AVENUE & DODD BOULEVARDLAKEVILLE, MN 55044RevisionsNOT FOR
CONSTRUCTION P:\2019\219005\219005.03\Dwg\CAD\TB_24x36_CP-ContinentalLogo-4480278.jpgW134 N8675 EXECUTIVE PARKWAYMENOMONEE FALLS, WI 53051262.502.5500 * FAX 262.502.5522CONTINENTAL 476 FUND LLCSPRINGS AT LAKEVILLEStatisticsDescription Symbol Avg Max Min Max/Min Avg/MinSite0.9 fc 5.1 fc 0.0 fc N/A N/AScheduleSymbol Label QuantityManufacturerCatalog NumberDescriptionLampNumber LampsFilenameLumens Per LampLight Loss FactorWattageA25 Beacon ProductsVP-S-24NB-55-4K-T3SMALL VIPER, TYPE III DISTRIBUTION, MTD ON 20FT POLEC-70-CRI DATA SHOWN IS SCALED FROM 15.015181 VP-S-24NB-55-4K-T3.ies55540.9555B7 BEACON PRODUCTSVP-S-24NB-55-4K-T5QMSMALL VIPER, TYPE V DISTRIBUTION, MTD ON 20FT POLEC-70-CRI DATA SHOWN IS SCALED FROM 3,0041 VP-S-24NB-55-4K-T5QM.ies61140.9555.8C108 Lithonia LightingDSXW2 LED 20C 350 40K T3M MVOLTDSXW2 LED WITH 2 LIGHT ENGINES, 20 LED's, 350mA DRIVER, 4000K LED, TYPE 3 MEDIUM OPTICLED1 DSXW2_LED_20C_350_40K_T3M_MVOLT.ies29990.9525D21 Lithonia LightingDSXW1 LED 10C 700 30K T3M MVOLT HSDSXW1 LED WITH (1) 10 LED LIGHT ENGINES, TYPE T3M OPTIC, 3000K, @ 700mA WITH HOUSE-SIDE SHIELDS.LED1 DSXW1_LED_10C_700_30K_T3M_MVOLT_HS.ies20570.9526.2E5 Beacon ProductsVP-S-24NB-55-4K-T3SMALL VIPER, TYPE III DISTRIBUTION, MTD ON 14FT POLEC-70-CRI DATA SHOWN IS SCALED FROM 15.015181 VP-S-24NB-55-4K-T3.ies55540.9555...ATLANTA • CHARLOTTE • GREENVILLE • RICHMOND877.4.DEVITA • corp@devitainc.comDrawn By: DRW Checked By: CHKDeVita & Associates, Inc. Project : 19052-04
FIXTURE "A", "B" AND "E"P:\2019\219005\219005.03\Dwg\CAD\TB_24x36_CP-KahlerSlaterLogoBlack-4480228.jpgE103SSITE LIGHTINGFIXTURES04/08/2019219005.03Sheet No.Project No.Sheet TitleDrawing DateCEDAR AVENUE & DODD BOULEVARDLAKEVILLE, MN 55044RevisionsNOT FOR
CONSTRUCTION P:\2019\219005\219005.03\Dwg\CAD\TB_24x36_CP-ContinentalLogo-4480278.jpgW134 N8675 EXECUTIVE PARKWAYMENOMONEE FALLS, WI 53051262.502.5500 * FAX 262.502.5522CONTINENTAL 476 FUND LLCSPRINGS AT LAKEVILLEFIXTURE "C"FIXTURE "D"20' POLE14' POLEATLANTA • CHARLOTTE • GREENVILLE • RICHMOND877.4.DEVITA • corp@devitainc.comDrawn By: DRW Checked By: CHKDeVita & Associates, Inc. Project : 19052-04
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FLOOR PLAN GENERAL NOTES
1. CONDENSER PADS ARE SHOWN AS GRAPHIC REPRESENTATION OF PAD LOCATION. COORDINATE W/
MECHANICAL FOR FINAL LOCATION AND SPECS. REFER TO SHEET A580 FOR SITE DETAILS.
2. REFER TO MEP DRAWINGS FOR FIRE ALARM, PULL, CONTROL PANEL, SIGNALS, HORN LOCATIONS AND
EXIT SIGNS.
3. CONSTRUCTION TO COMPLY WITH SECTION 1609 OF MICHIGAN BUILDING CODE REFER TO STRUCTURAL
SHEETS FOR FRAMING CONNECTION DETAILS.
4. REFER TO SHEET G070A, G071A AND G072A FOR ACCESSIBILITY REQUIREMENTS.
5. PROVIDE R-13 SOUND INSULATION AT ALL BATHROOM PERIMETER WALLS.
6. ALL INTERIOR PARTITIONS TO BE PARTITION TYPE P4 UNLESS NOTED OTHERWISE.
7. ALL EXTERIOR PARTITIONS TO BE WALL ASSEMBLY 02 UNLESS NOTED OTHERWISE. SEE ELEVATIONS FOR
SIDING MATERIALS.
8. REFER TO SHEETS A600A FOR DOOR SCHEDULE AND WINDOW SCHEDULE.
9. REFER TO SHEET A610A FOR ROOM FINISH SCHEDULE
10. PULL TWO CAT6 WIRES AT EACH JACK LOCATION (TYP). REFER TO ELEC DRAWINGS FOR LOCATIONS.
11. OWNER TO PURCHASE TVs AND GC TO INSTALL. COORDINATE BLOCKING AS REQUIRED.
2' - 1 7/8"2' - 1 7/8"
16' - 3"41' - 4 1/2"A201A2
A201A 1
4' - 5 1/2"19' - 8"6' - 6"6' - 10"3' - 11"6' - 0"A202A
1
FILES / IT
CONFERENCE ROOM
OFFICE
VESTIBULE
FITNESS CENTER
MEP
POOL EQUIP.
ACID ROOM CHLORINE ROOM
MEN'S
WOMEN'S
JANITOR CLOSET
A203A7
A203A5
4' - 4 1/4"8' - 0"4' - 4 1/4"4' - 0"16' - 0"4' - 0"
98' - 7"
1' - 8 7/8"12' - 3 1/8"11' - 7 1/2"14' - 0"11' - 7 1/2"6' - 7 1/2"16' - 8 1/2"24' - 0"
4' - 4 3/4" 3' - 5 1/2" 3' - 9 1/4"1' - 0"12' - 0"1' - 0"3' - 7 7/8" 3' - 5 1/2" 4' - 6 1/8"4' - 1 5/8" 3' - 5 1/2" 4' - 8"4' - 11"2' - 0"10' - 6 1/2"8' - 7"12' - 6 3/4"16' - 0"4' - 0"15' - 10 3/4"2' - 11 1/2"2' - 11 1/2"19' - 5 1/4"11' - 2"3' - 8" 2' - 6" 3' - 6 5/8" 4' - 11 1/2" 4' - 11 1/2" 3' - 3 3/8"2' - 6"4' - 3"9' - 8 1/4"
24' - 5 7/8"
16' - 9"
24' - 3"16' - 9"16' - 5 1/4"2' - 0"3' - 8"2' - 0"3' - 8"8' - 0"13' - 4 1/2"8' - 6 1/2"16' - 5 1/2"2' - 6"2' - 6"6' - 6"A02A04A05A07A08A21A10 A17
A16
A15A20
A19
A12
A11 A18A13A14A06
A0310' - 10"1' - 3"23' - 7 3/4"1' - 3"10' - 11"2' - 10"14' - 3 5/8"8' - 0"OFFICE
A1 A1
A.7
A.7
A.7
A.7
A.7 A.7
A.4
A.3
A151A
3
A150A
1
A151A
1
2
A302A
2
A302A
3
A302A
3
A302A
1
A301A
1
A301A
2
A300A
2
A300A
1
A302A
1
A302A
1
A300A
1
A300A
A151A
11
A150A11
3
A311A
3
6
A203A 4
A202A
4
A1
A1 A11
A1A1A1
A2
A1
A2
A1
10' - 7 1/8"A.9
A.9A.9
A.9 A.9
A.9
A.9 A.9
A.9
A.5
A.5
A.5A.6
A.6
A.6
PATIO
CLOSING
LOUNGE
RECEPTION
HALLWAY
24-HOUR ENTRY
OUTDOOR
FITNESSCAFE
A.8A.8
A.12 A.12 A.12 A.12
A.12A.12A.12C CC
A.13
A.13
A.13
A.14
A.14
A.15A.15
A.15
A.15A.15
A.15A.15
A.15
A.15
A152A
1
BL1 BL1
A.7
A.7 A.7
A.9A.9
CLEAR
8' - 10"
A.19
A150A 11
OPP.
A.2
6' - 3"3' - 8"2' - 5 5/8"3' - 7 1/2"6' - 11"41' - 3"A203A1
A01A.31A.31
A.4
A.7
A.7
A.15
A.7 A.7
6' - 7"3' - 0"2' - 4 1/4"11' - 0 1/2"A.15
SF1
41' - 1 3/4"
DS
DS
DS
DS
DS
A.7A.7
A.7A.7
57' - 5 1/4"
DS
DSDS
6' - 0"2
A301A
2
A301A 12' - 2 1/2"10' - 7"A523
5
TYP.
11'-4"11'-4"
A16 A43 A16
A200A
1
A.7
A.15
A.24
A.26
A.34
A.34
A.42
3' - 0"6' - 7"54' - 9 1/2"A.9
A.9
A.9
3' - 7 3/4"DS
2' - 3 1/4"3' - 10"3' - 10"5' - 11"
A09
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 476 FUND LLC
4/9/2019 12:39:23 PMA111A
FIRST FLOOR PLAN -
CLUBHOUSE
05/04/2019
219005.03
CEDAR AVENUE & DODD BOULEVARD
LAKEVILLE, MN 55044
CLUBHOUSE
SPRINGS AT LAKEVILLE
1/4" = 1'-0"1 FIRST FLOOR PLAN - CLUBHOUSE
KEYED NOTES
A.2 ADA ACCESSIBLE (HI-LO) DRINKING FOUNTAIN - SEE PLUMBING
A.3 MOP SINK W/SHELF AND MOP HOOKS. PROVIDE FRP FOR MIN 4'-0" ADJACENT TO MOP SINK.
A.4 PLYWOOD ON WALL FROM TOP OF BASE TO CEILING, PAINT.
A.5 A/C CONDENSER UNITS
A.6 ELECTRICAL METERS/EQUIPMENT
A.7 PROVIDE BLINDS ON ALL FIRST FLOOR, NON-TRANSOM WINDOWS
A.8 DECORATIVE, STAMPED CONCRETE PATIO CONTINUE EXTENT OF PATIO TO POOL DECK
A.9 PROVIDE TEMPERED GLAZING AT LOCATION INDICATED
A.12 FLOOR MOUNTED RATED ELECTRICAL BOX - COVER PLATE FINISH TO BE STAINLESS/NICKEL
A.13 WALL MOUNTED ELECTRICAL BOX - SEE ELECTRICAL
A.14 SEMI-RECESSED FIRE EXTINGUISHER CABINET AND FIRE EXTINGUISHER-CONFIRM
LOCATION WITH AHJ
A.15 ART WALL. DO NOT INSTALL OBSTRUCTION ON THIS WALL 24"-96" AFF IN THIS AREA
A.19 GARAGE DOOR OPENER
A.24 DRINKING FOUNTAIN TO HAVE BOTTLE FILLER
A.26 H20 LINE FOR WATER
A.31 GLASS BREAK ALARM / SENSOR TIED TO SECURITY SYSTEM
A.34 REFER TO CIVIL FOR SIDEWALK CONTINUATION
A.42 GATE EXIT BUTTON PEDESTAL MOUNT. BOTTON MOUNTED AT 48" AFG MAX. INSTALL 5'-0"
MIN. FROM EXTERIOR FENCE.
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 476 FUND LLC
4/9/2019 12:45:47 PMA200C
B20 EXTERIOR
ELEVATIONS (COLOR
SCHEME A)
04/08/2019
219005.03
CEDAR AVENUE & DODD BOULEVARD
LAKEVILLE, MN 55044
B20E APARTMENT
BUILDING
SPRINGS AT LAKEVILLE
1/8" = 1'-0"1 FRONT ELEVATION
1/8" = 1'-0"2 LEFT ELEVATION
1/8" = 1'-0"3 RIGHT ELEVATION
1/8" = 1'-0"4 REAR ELEVATION
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 476 FUND LLC
4/9/2019 1:05:05 PMA201C
B20 EXTERIOR
ELEVATIONS (COLOR
SCHEME B)
04/08/2019
219005.03
CEDAR AVENUE & DODD BOULEVARD
LAKEVILLE, MN 55044
SPRINGS AT LAKEVILLE
1/8" = 1'-0"1 FRONT ELEVATION
1/8" = 1'-0"2 LEFT ELEVATION
1/8" = 1'-0"3 RIGHT ELEVATION
1/8" = 1'-0"4 REAR ELEVATION
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 000123 FUND LLC
4/9/2019 11:53:03 AMA200
CONCEPT COLORED
ELEVATIONS
04/09/19
219005.03
CEDAR AVE & DODD BOULEVARD
LAKEVILLE, MN 55044
SPRINGS AT LAKEVILLE
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 000123 FUND LLC
4/9/2019 12:27:18 PMA201
CONCEPT COLORED
ELEVATIONS
04/09/19
219005.03
CEDAR AVE & DODD BOULEVARD
LAKEVILLE, MN 55044
SPRINGS AT LAKEVILLE
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 000123 FUND LLC
4/9/2019 12:27:18 PMA202
CONCEPT COLORED
ELEVATIONS
04/09/19
219005.03
CEDAR AVE & DODD BOULEVARD
LAKEVILLE, MN 55044
SPRINGS AT LAKEVILLE
0000
at lakeville
Simulated Illumination
0000
at lakeville
51” x 111”
40 Total Square Feet
53”
66”
21”156”
18”126”
15”111”
12”103”
84”
36”
51”
21”
Illuminated
Front ViewSide View
40 Square Foot Monument
Double Sided Internally Illuminated
C o n t i n e n t a l P r o p e r t i e s / S p r i n g s a t L a k e v i l l e / L a k e v i l l e , M N
Lakeville, MN
Approved
Approved as Noted
Revise & Re-submit
Name
Title
Date
Sales Rep
CJ Hines
File Name
springs LAKEVILLE
Design
TDH
Draft: 05.21.19
Rev 1:
Rev 2:
Rev 3:
Rev 4:
Rev 5:
Rev 6:
A
24”
120”
3”
Front View20 Square Feet Quantity (3)Side View
1.5”
Front Elevation
2014 Clubhouse
Left Side Elevation Right Side Elevation
Clubhouse Tower Halo Letters
Elevation depiction intended for general concept illustration and is not to exact scale. Actual sizing & perspective will vary slightly from image.
Simulated Illumination
Illuminated
C o n t i n e n t a l P r o p e r t i e s / S p r i n g s a t L a k e v i l l e / L a k e v i l l e , M N
L a kev il le , M N
Approved
Approved as Noted
Revise & Re-submit
Name
Title
Date
Sa les R ep
C J H i nes
Fi le N a me
s pr in gs LAK EV ILLE
Des ig n
TD H
Dr a f t: 0 5.2 1.19
Rev 1 :
Rev 2 :
Rev 3 :
Rev 4 :
Rev 5 :
Rev 6 :
A
Non-illuminated Retainer Wall Channel Letters
C o n t i n e n t a l P r o p e r t i e s / S p r i n g s a t L a k e v i l l e / L a k e v i l l e , M N
Lakeville, MN
Approved
Approved as Noted
Revise & Re-submit
Name
Title
Date
Sales Rep
CJ Hines
File Name
springs LAKEVILLE
Design
TDH
Draft: 05.21.19
Rev 1:
Rev 2:
Rev 3:
Rev 4:
Rev 5:
Rev 6:
A
36”
60”
156”
268”
Description Non-illuminated 2” deep aluminum reverse
channel letters mounted to masonry retaining wall
Description Non-illuminated 4” deep aluminum reverse channel letters mounted to masonry retaining wall
Front View
Front View
Side View
Side View
36”
18”
at lakeville
at lakeville
Site Plan
Not to exact scale
C o n t i n e n t a l P r o p e r t i e s / S p r i n g s a t L a k e v i l l e / L a k e v i l l e , M N
L a kev il le , M N
Approved
Approved as Noted
Revise & Re-submit
Name
Title
Date
Sa les R ep
C J H i nes
Fi le N a me
s pr in gs LAK EV ILLE
Des ig n
TD H
Dr a f t: 0 5.2 1.19
Rev 1 :
Rev 2 :
Rev 3 :
Rev 4 :
Rev 5 :
Rev 6 :
A
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
952.891 -7087 Fax 952.891 -7127 www.co.dakota.mn.us
May 1, 2019
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: SPRINGS AT LAKEVILLE
The Dakota County Plat Commission met on April 29, 2019, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 9 (Dodd Blvd.) and CSAH 23 (Cedar Ave.), and is therefore
subject to the Dakota County Contiguous Plat Ordinance.
The site is located in the northwest quadrant of CSAH 23 and CSAH 9, which proposes 260 multiple family
dwelling units. The right-of-way needs along CSAH 23 are 100 feet of half right of way. The right-of-way
needs along CSAH 9 are 75 feet of half right of way. The existing right of way is 60 feet of half right of way. As
discussed, CSAH 9 is planned to be turned back to the City as part of the realignment of future Dodd
Blvd/179th Street; therefore, no additional right of way is required along CSAH 9. Also the existing right of
way along CSAH 9 should be able to accommodate the proposed trail but if not, the City will work with the
developer on a trail easement. Restricted access is shown along all of CSAH 23 per the underlying plat of
CHERRY HIGHLANDS THIRD ADDITION.
As noted, the existing CSAH 23/CSAH 9 intersection will be a restricted access location in the future with the
realignment of 179th Street/Dodd Blvd. and turn back of portions of Dodd Blvd. to the City.
The Plat Commission has approved the preliminary plat provided that the described conditions are met. The
Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is
made to the County Board of Commissioners.
Traffic volumes on CSAH 9 and CSAH 23 are 12,200 and 29,000 ADT, respectively, and are anticipated to be
15,000 and 37,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise
standards for residential units could be exceeded for the proposed plat. Residential developments along
County highways commonly result in noise complaints. In order for noise levels from the highway to meet
acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise
mitigation elements should be incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc.
Please contact Butch McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson
regarding Plat Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
c: Bob McCaigue, Continental
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
SPRINGS AT LAKEVILLE
ZONING MAP AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On 20 June 2019, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Continental Properties for a Zoning Map amendment to rezone
property to PUD, Planned Unit Development District for development of Springs of Lakeville. The
Planning Commission conducted a public hearing on the application preceded by published and
mailed notice. The applicant was present and the Planning Commission heard testimony from all
interested persons wishing to speak.
FINDINGS OF FACT
1. The subject property is located in Comprehensive Planning District 3, which guides the
property for commercial land uses.
2. The subject site is zoned C-3, General Commercial District.
3. Legal description of the property is:
Outlot C and Outlot D, Cherry Highlands Third
4. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning
Commission shall consider possible effects of the proposed amendment. Its judgment shall be
based upon, but not limited to, the following factors:
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: The Economic Development Commission (EDC) has identified as part of the
Strategic Plan for Economic Development high density housing as a priority and further
identified sites that may provide opportunities for such development. The subject site is
one of the locations identified by the EDC as an opportunity for high density residential
development. Direction was given by the City Council and supported by the Planning
Commission to encourage development of high density residential uses at locations such
as the subject site based on the recommendations of the EDC as consistent with the City’s
goals stated in the 2008 Comprehensive Plan.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is bounded by existing commercial land uses to the west and
north. There are back-to-back townhouses across Glacier Way from the subject site.
Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) are physical barriers that define
the south and east boundary of the subject site. The proposed high density residential
2
land uses will be compatible with the mix of existing residential and commercial activity in
the area at the northwest quadrant of Cedar Avenue (CSAH 23) and Dodd Boulevard
(CSAH 9).
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed use will conform to all of the requirements of the Zoning Ordinance
except as specifically modified by the PUD District.
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 MUSA and planned for urban uses; the City has
adequate existing service capacity to accommodate the proposed use.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The property is access from Glacier Way, which is designated as a minor
collector street by the Transportation Plan. Glacier Way, with existing accesses to Cedar
Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) has adequate capacity to
accommodate traffic that will be generated by the proposed use.
5. The report dated 13 June 2019 prepared by The Planning Company LLC is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Zoning Map
amendment in the form attached thereto .
DATED: June 20, 2019
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Pat Kaluza, Chair
1
ORDINANCE NO. 2019-___
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT
DISTRICT FOR SPRINGS AT LAKEVILLE
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property included
in the PUD District shall be Lot 1, Block 1, Springs at Lakeville.
Section 2. Zoning Map Amendment. The property is hereby rezoned from C-3,
General Commercial District to PUD, Planned Unit Development District subject to the
terms and conditions set forth herein.
Section 3. Allowed Uses. The allowed uses within the PUD District shall
include the uses as provided for and subject to the approval process as required within
the RH-2, Multiple-Family Residential District.
Section 4. Performance Standards. Uses within the PUD District shall be
subject to the performance standards applicable to uses developed within the RH-2
District.
Section 5. Lot Requirements. Lots within the PUD District shall be subject
to the minimum lot area, lot width, and setback requirements applicable to lots within the
RH-2 District and the following:
A. The following principal and accessory building setbacks shall be established
within the PUD District:
Minimum Setback
Yard North Cedar
Ave.
Dodd
Blvd.
West
Apartment Buildings and
Clubhouse
30ft. 30ft. 30ft 30ft.
Accessory buildings 10ft. 30ft. 15ft. 10ft.
Section 6. Amendments. Modification of the allowed uses, performance
standards, and lot requirements established by this PUD District or the inclusion of
additional lands within this PUD District shall be processed in accordance with Section 11-
96-21 of the Zoning Ordinance.
2
Section 7. Zoning Map. The Zoning Map of the City of Lakeville shall not be
republished to show the aforesaid Zoning Map amendment, but the City Clerk shall
appropriately mark the Zoning Map on file in the City Clerk’s office for the purpose of
indicating the amendment 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 8. Effective Date. This Ordinance shall be effective upon its passage
and publication.
ADOPTED by the Lakeville City Council this _____ day of _________ 2019.
CITY OF LAKEVILLE
BY:_____________________________
Douglas P. Anderson, Mayor
ATTEST
BY:_____________________________
Charlene Friedges, City Clerk
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
From: Alex Jordan, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Dave Olson, Community and Economic Development Director
Date: June 13, 2019
Subject: Springs at Lakeville
• Preliminary Plat Review
• Site Plan Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Continental 476 Fund, LLC. has submitted a preliminary plat named Springs at Lakeville and a
rezoning application to Planned Unit Development for the construction of a 260-unit
apartment complex within 13 multi-unit buildings. The proposed development is located
west of and adjacent to Cedar Avenue (CSAH 23), north of and adjacent to Dodd Boulevard
(CSAH 9), and south and east of and adjacent to Glacier Way. The parent parcels consist of
Outlots C and D, Cherry Highlands Third, zoned C-3, General Commercial District (PID Nos.
221860000011 and 221860000012).
The preliminary plat consists of one lot within one block on 15.45 acres.
The proposed development will be completed by:
Developer: Continental 476 Fund, LLC
Engineer/Surveyor: Alliant Engineering
SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY PPLLAATT
JJUUNNEE 1133,, 22001199
PPAAGGEE 22 OOFF 66
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site contains vacant agricultural land. An overhead utility line is located adjacent
to the south property line of the parent parcels. Existing utility service stubs were extended to
the property with the development of Cherry Highlands Third subdivision.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Cedar Avenue (CSAH 23)
Springs at Lakeville is located west of and adjacent to Cedar Avenue, a minor arterial County
roadway as identified by the City’s Transportation Plan. Dakota County controls the right-of-
way requirements and access locations along Cedar Avenue. Cedar Avenue is currently
constructed as a four-lane divided urban roadway adjacent to the plat. The intersection of
Cedar Avenue and Dodd Boulevard adjacent to the site is controlled by a traffic signal. No
modifications are proposed to the signalized intersection. A ten-foot wide bituminous trail is
located along both sides of Cedar Avenue. The current Dakota County Plat Needs Map dated
April 16, 2013 identifies Cedar Avenue as a six-lane divided roadway with 100-feet of half
right-of-way. The preliminary plat was reviewed and recommended for approval by the
Dakota County Plat Commission at its April 29, 2019 meeting. The Developer is dedicating the
necessary right-of-way as shown on the preliminary plat. No access is proposed from the site
directly onto Cedar Avenue.
The Developer is required to coordinate with Dakota County to determine if improvements
will be required along Cedar Avenue. The plan for any County road improvements must be
approved by Dakota County, and a permit for the work within the right-of-way must be
obtained from the County.
Dodd Boulevard (CSAH 9)
Springs at Lakeville is located north of and adjacent to Dodd Boulevard. Dodd Boulevard is
currently under the jurisdiction of Dakota County, and is identified in the City’s Transportation
Plan as a major collector. Dodd Boulevard will ultimately be turned-backed to the City
following the extension of 179th Street from Highview Avenue to Pilot Knob Road, as
identified in the Dakota County East-West Corridor Preservation Study completed in 2003. 60-
feet of ½ right-of-way was dedicated with the Cedar Highlands Third final plat. The current
Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way
requirement. No additional right-of-way is required with the final plat, due to the future turn-
back of Dodd Boulevard to the City. No access is proposed from the site directly onto Dodd
Boulevard.
Glacier Way
Springs at Lakeville is located south and east of Glacier Way, a major collector roadway as
identified by the City’s Transportation Plan. Glacier Way is currently constructed as a 44-foot
wide 2-lane undivided urban roadway within 80-feet of right-of-way adjacent to the site. No
additional right-of-way is required along Glacier Way.
SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY PPLLAATT
JJUUNNEE 1133,, 22001199
PPAAGGEE 33 OOFF 66
The Developer is proposing to construct two driveway accesses to Glacier Way; a main
driveway entrance for the development and a secondary emergency only access. The
emergency entrance will include a vehicular gate and the Developer shall coordinate with the
City’s Police, Fire and Public Works Department to allow access to the gate at all times. The
Developer shall construct commercial driveway aprons, stop signs, stop bars, and pedestrian
access ramps at the driveway access locations along Glacier Way.
Private Drives
The Developer proposes to construct privately owned and maintained drives within the
interior of the site extending from the driveway entrances. The private drives will provide
access to each of the buildings and parking areas within the subdivision.
SSIITTEE PPLLAANN
Springs at Lakeville includes the construction of thirteen (13) multi-unit apartment buildings,
totaling 260 units. Access to each of the buildings will be provided by private drives
circulating the site. Access to the private drives and site will be controlled with an automated
vehicular gate. The Developer has prepared turning movement templates demonstrating
appropriate turn moves for residential, delivery and emergency vehicles through the site.
Additionally, the Developer’s Engineer completed a traffic study to determine if any
improvements would be required outside of the plat to support the development. The study
concluded that no off-site improvements would be required due to the development,
however the Developer should review the site lines along Glacier Way from the proposed site
entrance. The City’s traffic engineering consultant reviewed the study and agreed with the
recommendations outlined in the study.
At grade parking areas and garage parking will be provided for the buildings and connecting
to the private drives. Each building will include garage stalls within the building. Privately
owned and maintained sidewalks will be constructed within the site allowing pedestrian
access and connectivity within the site. A clubhouse is proposed with an outdoor pool and
dedicated parking lot.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, building and street construction
shall be from a single rock construction entrance on Glacier Way as shown on the Erosion
Control Plan.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Park Dedication requirement for the parent parcels has not been paid and will be satisfied
through a cash contribution with the final plat.
The Developer shall construct an 8-foot wide bituminous trail along the north side of Dodd
Boulevard from 175th Street to Cedar Avenue and an 8-foot wide sidewalk along the east side
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of Glacier Way connecting the existing sidewalks, consistent with the City’s Transportation
Plan. The Developer will be eligible to receive a credit for 3/8 of the trail construction costs
and 100% of the trail construction costs not adjacent to the plat with the final plat.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Springs at Lakeville is located within subdistrict NC-20680 of the North Creek sanitary sewer
district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be
conveyed via existing sanitary sewer to the Empire Treatment Facility. The downstream
facilities have sufficient capacity to serve the proposed commercial development.
Development of Springs at Lakeville includes the construction and extension of privately
owned and maintained sanitary sewer throughout the site.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall
be collected with the Building Permit Application. The Sanitary Sewer Availability Charge will
be calculated at the rate in effect at the time of approval of the Building Permit Application, as
determined by the City’s Building Official.
WWAATTEERRMMAAIINN
The watermain within Glacier Way to serve the proposed development was constructed with
the Cedar Highlands Third subdivision. Development of Springs at Lakeville includes the
construction and extension of a privately owned and maintained watermain system with
private utility service to the buildings. The Developer shall loop the interior watermain back
to Glacier Way to provide a looped distribution system.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the building permit applications and final construction plans.
OOVVEERRHHEEAADD LLIINNEESS
Overhead utility lines and poles are located on the south plat boundary. Consistent with the
City’s Public Ways and Property Ordinance, the overhead utilities must be removed with
development of the property. A security will be required with the final plat for the removal of
the overhead utility lines and poles.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Springs at Lakeville is located within subdistrict NC-39 of the North Creek stormwater district
and FO-9 of the Farmington stormwater district as identified in the City’s Water Resources
Management Plan.
Development of Springs at Lakeville includes the construction of a privately owned and
maintained stormwater basin and underground filtration chamber system. The private basin
and chamber will be located within Lot 1, Block 1. The Developer shall sign a private
maintenance agreement for the basins and dedicate a maintenance easement over the basin
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area prior to City Council consideration of the final plat. The stormwater management basin
design is consistent with City requirements.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building Certificate of Occupancies will
not be issued until a soils report and an as-built certified grading plan have been submitted
and approved by City staff.
Springs at Lakeville contains more than one acre of site disturbance. A National Pollution
Discharge Elimination System General Stormwater Permit for construction activity is required
from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed
by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the
City upon receipt from the MPCA.
SSTTOORRMM SSEEWWEERR
Development of Springs at Lakeville includes the construction of a privately owned and
maintained storm sewer system. The private storm sewer system will connect to existing
public storm sewer within Glacier Way and Cedar Avenue.
The Trunk Storm Sewer Area Charge has not been collected and will be required to be paid
with the final plat.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the
building permit application and final construction plans.
RREETTAAIINNIINNGG WWAALLLLSS
Development of Springs at Lakeville includes the construction of three privately owned and
maintained retaining walls. The proposed retaining walls will be located within a drainage
and utility easement on Lot 1 along Cedar Avenue, Dodd Boulevard and the north plat
boundary. The Developer shall post a security and enter into an encroachment and
maintenance agreement with the City prior to City Council consideration of the final plat for
the private improvements to be constructed within the City’s easement.
Retaining walls with a combined height greater than four feet shall be designed by a
registered geotechnical or structural engineer and constructed in accordance with plans and
specifications consistent with MnDOT requirements. A separate building permit from the
City’s Building Official is required prior to the construction of the wall. The wall shall be
inspected during construction and certified by the design engineer following construction.
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FEMA FLOODPLAIN ANALYSIS
Springs at Lakeville is located within areas shown on the Flood Insurance Rate Map (FIRM) as
Zone X, as determined by FEMA. Based on this designation, no areas within the plat are
located within a Special Flood Hazard Area (SFHA).
WWEETTLLAANNDDSS
There are no wetland located on the site.
TTRREEEE PPRREESSEERRVVAATTIIOONN
The tree preservation plan identifies 128 total trees in the project area. The plan proposes to
save 16 trees. Prior to any removals the tree protection fence line must be staked and
reviewed by City Staff. Minor changes may result in additional removals or saves based on
location or condition of the tree.
EERROOSSIIOONN CCOONNTTRROOLL
The plans include a detailed erosion and sediment control plan. The Developer is responsible
for meeting all the requirements of the MPCA Construction Permit. Additional erosion control
measures may be required during construction as deemed necessary by City staff. Any
additional measures required shall be installed and maintained by the Developer.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat, site plan, grading and erosion
control plan, utility plan, and tree preservation plan for Springs at Lakeville, subject to the
requirements and stipulations within this report.