HomeMy WebLinkAboutItem 05 Keswick Medical Addition1
City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: October 12, 2022
Subject: Packet Material for the October 20, 2022 Planning Commission Meeting
Agenda Item: Keswick Medical Addition preliminary and final plat
Application Action Deadline: January 27, 2023
INTRODUCTION
Ross Hedlund of Frauenshuh, Incorporated, representing Hack Family, LLC, has submitted
applications for a preliminary plat and final plat of 5.5 acres of property in conjunction with the
proposed development of a 44,255 square foot, two story medical office building located at
21074 Keswick Loop, south of 210th Street (CSAH 70) and west of Interstate 35. The medical
office building will be constructed by Twin Cities Orthopedics (TCO). TCO has 35 locations
including five in Wisconsin. The proposed Lakeville location is anticipated to employ
approximately 40 people.
The preliminary and final plat plans have been reviewed by Planning Department, Engineering
Division and Parks and Recreation Department staff and the Dakota County Plat Commission.
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo
C. Project Narrative
D. Preliminary Plat (2 Pages)
E. Final Plat
2
F. Site Plan
G. Grading and Drainage Plan
H. Stormwater Plan
I. Utility Plan
J. Landscape Plan (2 Pages)
K. Exterior Elevations and Floor Plans (3 Pages)
L. Dakota County Plat Commission letter, dated September 2, 2022
PLANNING A NALYSIS
P RELIMINARY AND FINAL PLAT
Background. The subject property totals 5.5 acres of which 0.47 acres will be dedicated as public
street right-of-way. The parcel was created from the parent parcel that is being developed for United
Christian Academy located south of Keswick Loop.
Existing Conditions. The subject parcel is an un-platted metes and bounds described property
with a moderate south to north slope. A private stormwater basin on the northwest corner of the
property was constructed in 2015 with the construction of the Candlewood Suites.
Comprehensive Plan. The 2040 Comprehensive Land Use Plan guides the property for commercial
development. The proposed TCO use of the property is consistent with the guided commercial land
use designation of the property.
Zoning. The property is zoned C-3, General Commercial District which allows medical and
professional office buildings as a permitted use.
Surrounding Land Uses and Zoning
North – 210th Street (CSAH 70)
South – Keswick Loop and UCA Development (RM-2 and C-3 Districts)
East – Compeer Financial Credit Union (C-3 District)
West – Candlewood Suites hotel (C-3 District)
MUSA. The preliminary and final plat of Keswick Medical Addition is within the current MUSA
(Metropolitan Urban Service Area) and can be served with City sanitary sewer, water and storm
sewer infrastructure.
Premature Subdivision Criteria. A preliminary and/or final plat may be deemed premature if any of
the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance apply. The criteria are primarily
3
related to the ability to provide sewer, water, storm sewer and transportation facilities. Staff has
determined that the Keswick Medical Addition is not a premature subdivision.
Lot Requirements. Lots within the C-3 District must provide 20,000 square feet of lot area and 100
feet of lot width as measured at the front setback line. The net area of proposed Lot 1, Block 1,
Keswick Medical Addition is 5.08 acres. The lot width at the front setback line along Keswick Loop
is 606 feet.
Outlot. No outlots are proposed with Keswick Medical Addition.
Streets and Access. Keswick Medical Addition abuts two public streets. 210th Street (CSAH 70)
is an A-minor arterial roadway under the jurisdiction of Dakota County. Keswick Loop is
classified as a major collector roadway. Right-of-way being dedicated for 210th Street (CSAH 70)
totals 0.47 acres. No additional right-of-way dedication is required for Keswick Loop.
Trails and Sidewalks. A 10-foot wide bituminous trail is located along the south side of 210th
Street. United Christian Academy will construct an eight foot wide bituminous trail on the north
side of Keswick Loop adjacent to Keswick Medical Addition. TCO will construct a private
sidewalk from the parking lot north to the sidewalk abutting the medical office building.
Park Dedication. The City’s Park and Open Space Plan does not identify any park land needs in
the area of the Keswick Medical Addition preliminary and final plat. Therefore, park dedication
requirements are to be satisfied as a cash fee in lieu of land as required by the Subdivision
Ordinance. Park dedication fees are due at the time of final plat approval. The park dedication
fee is calculated as follows:
5.55 acres - 0.47 acres x $8,078/acre = $41,036.24
Area of Lot 1, Block 1 Less ROW Dedication Commercial Park Total
Dedication Fee Rate
Tree Preservation. There are no significant trees located on the property.
Wetlands. The wetland delineation provided for the development of Candlewood Suites in 2015
identified two wetlands, one of which is on the subject property. No changes or impacts are
proposed with the preliminary and final plat of Keswick Medical Addition.
Grading and Utilities. Grading, drainage, erosion control and utility plans have been submitted
to the Engineering Division for review. Sewer utilities serving the Keswick Medical Addition plat
are located along the south side of 210th Street.
4
All grading, drainage and erosion control items must be completed as outlined in the attached
October 12, 2022 engineering report.
SITE P LAN
The TCO building will be situated near the east property line on the site with parking located
south and west of the building.
Setbacks. Setbacks for buildings and parking within the C-3 District are as follows:
Yard Abutting
Streets
Sides
(interior)
Parking
(abutting streets)
Parking (interior)
Setback 30 feet 10 feet (east)
15 feet
5 feet
The building and parking lot comply with the setback requirements.
Access. Site access will be from two driveways at Keswick Loop. The west driveway access will be
shared with the Candlewood Suites hotel.
Parking. The proposed 44,255 square foot office building requires a minimum of 199 parking
spaces at a ratio of one space for each 200 square feet of gross building floor area, minus an
allowable 10% floor area credit. Parking requirements are calculated as follows:
44,255 sf – 10% = 39,829 / 200 = 199 parking spaces
A total of 214 parking spaces are proposed on the site plan, however, staff recommends that the
four parking spaces west of the west driveway entrance drive and three parking spaces at the east
side of the east driveway entrance drive be removed to reduce potential traffic conflicts at those
driveway entrances. This would reduce the proposed number of parking spaces to 207.
The parking aisles, stall width and stall depth all meet the minimum size and dimension
requirements of the Zoning Ordinance as follows:
Stall Width: Nine feet
Stall Depth: 20 feet or 18 feet with a two-foot overhang
Aisle Width: 24 feet
5
Building Design/Height. The exterior materials of the building include dark and light brick face
and stone inlay architectural pre-cast concrete panels, glazing (glass) (Grade A), precast concrete
buff-acid etch as the smooth texture wall materials (Grade B), and pre-finished ornamental metal
panels as roof-top mechanical screening (Grade C). The building will be 30 feet tall at the top
roof line with a 2 foot tall parapet and an eight foot tall mechanical equipment screening wall.
The parapet wall and screening wall are not included in the overall building height. The Zoning
Ordinance allows a maximum building height of 35 feet. The proposed building materials and
height meet Zoning Ordinance requirements.
Trash and Recyclables Storage. The site plan proposes an outdoor trash/recycling container in
the northwest corner of the site. The enclosure must be designed in accordance with Zoning
Ordinance design standards for height and exterior materials including a durable maintenance
free material gate. The architectural plans show an eight foot tall enclosure with foundation and
wall materials consistent with the exterior materials on the principal building. Metal wall panels
are proposed for the gate material.
Landscaping. The landscape plan consists of a mixture of evergreen and deciduous trees and
various shrubs throughout the site, parking lot, and building foundation. The plan proposes 23
deciduous trees, five spruce trees, and four ornamental trees including various shrubs and
grasses. An in-ground irrigation system for landscaping maintenance is proposed as required by
the Zoning Ordinance. The proposed landscaping is consistent with Zoning Ordinance
requirements and the Corridor and Gateway Design Study standards. A financial security
totaling $30,000 shall be submitted as a condition of final plat approval to guarantee installation
of the landscaping per the approved landscape plan.
Signage. The property is located in the Freeway Corridor District which allows additional area
and height for a freestanding sign. Each commercial property is allowed one freestanding sign
(pylon or monument) not to exceed 150 square feet in area for each side and 30 feet in height.
Two wall signs up to 150 square feet in area are allowed on a through (double frontage) lot. The
sign plan proposes wall signs on the north, south, and east walls of the building. One of the wall
signs will have to be removed to comply with Zoning Ordinance requirements. A 10 foot tall
monument sign mounted on a three foot tall brick base is proposed near the east driveway
entrance. A sign permit is required prior to installation of any signage.
Lighting. The exterior lighting plan includes both parking lot and building exterior lighting. All
lights will be downcast LED fixtures. The plan includes nine light poles with 11 light fixtures in
the parking lot area. Wall mounted canister type light fixtures will be installed on the building to
light the building exterior and entrances. The lighting plan and fixtures are comparable to the
lighting at Candlewood Suites to the west and Compeer Financial to the east. None of the foot
6
candle measurements exceed 1.0 fc at the public road right-of-way as required by the Zoning
Ordinance.
RECOMMENDATION
Planning Department staff recommends approval of the Keswick Medical Addition preliminary
and final plat subject to the following stipulations:
1. The site shall be developed in accordance with the approved preliminary and final plat
plans and in compliance with Zoning Ordinance requirements.
2. The site shall be developed in accordance with the recommendations listed in the October
12, 2022 engineering report.
3. The property owner shall be responsible for maintenance of all landscaping, including
within the boulevard. A financial security of $30,000 shall be submitted to guarantee
installation of the landscaping per the approved landscape plan.
4. Site lighting shall be installed in accordance with the approved lighting plan and shall
meet the requirements of the Zoning Ordinance.
5. All signage on the property must meet the requirements of Section 11-23 of the Zoning
Ordinance. A sign permit is required prior to the installation of any signs.
6. Snow storage shall not occur within required parking spaces and vehicle driving lanes.
7. Modify the site plan to remove the four parking spaces west of the west driveway entrance
drive and three parking spaces at the east side of the east driveway entrance drive prior to
City Council consideration of the preliminary and final plat.
8. Prior to City Council consideration, the final plat must be revised to include a permanent
drainage and utility easement over the public utilities being extended through the site to
serve the UCA Development.
I-35210TH ST (CSAH 70)
Proposed
Location
City of Lakeville
Zoning Map
Keswick Medical Add.
EXHIBIT AKEOKUK AVERST-2
C-3
C-3
C-3
RH-2
RA
RH-2
P/OS
RM-2
C-3
KEOKUK AVEKESWICK LOOP
RH-2
C-3
M-1
C-3
Keswick Medical Addition Preliminary and Final Plat
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed.
This is not a legal document and should not be substituted for a title search,appraisal, survey, or
for zoning verification.
Map Scale
1 inch = 600 feet
10/3/2022
Project Narrative
6442 City West Parkway, Suite 300, Eden Prairie, MN 55344
952.996.9662
8/1/2022
Twin Cities Orthopedics (TCO)
Medical Office Building
Lakeville, MN
SRa #:21-009
Project Description
Twin Cities Orthopedics (TCO) is planning to develop a new medical office building that is located along the South
side of County Rd 70 (210th Street West). The medical office building will house Physical Therapy & Athletic
Training Services, Hand Therapy Services, Orthopedic Clinic services, and Imaging (see Operation Description
below for additional information).
The medical office building will be a 2-story building. The total building area is 44,255 sf. The building will be
serviced by mechanical roof top units that will be located in a screened area on the roof. The roof will be drained
internally with overflow drains that daylight above grade. There is an exterior enclosure for trash and recycling to
be collected with easy access for trucks to traverse the site.
The site has previously been graded to prepare for building development and there are no significant trees on site.
A new landscape plan has been developed and included in the documentation.
The overall Floor Area was calculated with a 10% reduction of area as allowed in 11-19-7 for the General
Provisions for Ch 19 Off Street Parking Requirements. The site has been designed to allow for patient and staff
parking with a total of 214 parking stalls including 8 accessible parking stalls. This provides a total of 5.37 parking
stalls per 1,000 SF (44,255 sf x 90% = 39,830 sf/1000 = 39.83 x 5 stalls per 1000 sf = 199.15 or 200 required
stalls), which is more than adequate for other TCO locations.
Operation Description
The facility will house a traditional physical therapy and occupational therapy clinic that supports outpatient
ambulatory surgical and non-surgical rehabilitation. These services are conducted in a 1:1 provider (therapist) to
patient ratio. The Facility will also be suited for use in areas such as athletic medicine and personal training.
These activities may be conducted in 1:1 trainer to client ratio.
Twin Cities Orthopedics would expect to have up to 40 employees at the facility in a given day, likely not more
than 30 at a time. TCO expects up to 300 total patients a day. Thus, during peak hours of a particular day, we
could expect to see up to 80 individuals at the facility.
The primary business will occur between the hours of 7 a.m. to 5:30 p.m. Monday through Friday; however, the
Facility will likely have certain appointments scheduled as early as 6:00 a.m. and as late as 7:00 pm. One
provider will work on Saturdays. The facility will be closed Sundays other than for special appointments.
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 08 /01 / 2022 1:1 PMW:\2022\22267\CADD DATA\SURVEY\_dwg Sheet Files\S22267-PPLATOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDIC
21219 Keokuk Avenue
Lakeville, MN 55044
SRA
SPERIDES REINER
ARCHITECTS
6442 City West Parkway
Suite 300
Eden Prairie, MN 55344
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Max L. Stanislowski - PLS
48988
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
22267
MLS
NJL
MLS
BRS
08/01/22
08/01/22 SURVEY ISSUED
SITE
FOUND 1/2 MONUMENT, MARKED "23189"
FOUND CAST IRON MONUMENT
FOUND PK NAIL
TOP NUT HYDRANT
HYDRANT
UNLESS SHOWN OTHERWISE
LEGENDGENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1.Prepared July x, 2022.
2.The address, as disclosed in documents provided to the surveyor, obtained by the surveyor, or observed while
conducting the fieldwork is 21219 Keokuk Avenue, Lakeville, MN 55044.
3.The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust).
3.Benchmark: MnDOT 1980 C 1: At Lakeville, 3.3 miles south of the junction of Trunk Highway 50 and Interstate
Highway 35, 1.5 miles north of the Dakota-Scott County line, in the southeast corner of northbound Interstate
Highway 35 bridge number 19844 over County Road 64 and a bike path.
Elevation = 1062.17 feet (NGVD29)
Site Benchmark: Top nut of hydrant on the west side of the property, 186.0± feet north of the bituminous edge of
Keswick Loop and 4.6± feet east of the existing back of curb.
Elevation = 1115.13 feet (NGVD29)
4.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood
Insurance Rate Map No. 27037C0193E, Community Panel No. 2701070193E, effective date of 12/02/11.
5.See sheet 2 for the existing conditions and the proposed site plan overlay.
6.The field work was completed on 06/06/22.
OWNER/DEVELOPER:
Frauenshuh Commercial Real Estate
7101 West 78th Street, Suite 100
Bloomington, MN 55439
952-829-3480
Current Zoning: XXX
Any current zoning classification, setback requirements, height and floor space area restrictions, and parking
requirements, shown hereon, are per a report or letter by ________ , dated ____________ , for the subject property are
as follows:
Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements,
shown hereon, was researched to the best of our ability and is open to interpretation. Per the City of ______________
Zoning Map and City Code, on ________ , information for the subject property is as follows:
Current Setbacks:
Front XX feet
Side XX feet
Rear XX feet
Height XX feet
Proposed Zoning: XXX
Proposed Setbacks:
Front XX feet
Side XX feet
Rear XX feet
Height XX feet
ZONING INFORMATION
Areas:
Right of Way Dedication Area = 20,333 +/- square feet or 0.47 +/- acres
Net Property Area = 221,413 +/- square feet or 5.08 +/- acres
Total Property Area = 241,746 +/- square feet or 5.55 +/- acres
SITE DATA
(Per Schedule A of the herein referenced Title Commitment)
That part of the East Half of the Northeast Quarter of Section 35, Township 114, Range 21, Dakota County, Minnesota,
described as follows:
Beginning at the southeast corner of said East Half of the Northeast Quarter; thence west on the south line thereof a
distance of 477.93 feet; thence north parallel with the east line of said East Half of the Northeast Quarter a distance of
435.60 feet; thence west parallel with said south line of the East Half of the Northeast Quarter a distance of 502.92
feet to the east line of the west 329.02 feet of said East Half of the Northeast Quarter; thence north on said east line
of the west 329.02 feet a distance of 888.63 feet to the north line of the Southeast Quarter of the Northeast Quarter;
thence west on the north line of said Southeast Half of the Northeast Quarter a distance of 329.04 feet to the west line
of said East Half of the Northeast Quarter; thence north on said west line a distance of 779.14 feet to the south line of
the north 544.50 feet of said East Half of the Northeast Quarter; thence east on said south line of the north 544.50
feet a distance of 280.03 feet to the east line of the west 280.00 feet of said East Half of the Northeast Quarter;
thence north on said east line of the west 280.00 feet a distance of 544.55 feet to the north line of said East Half of the
Northeast Quarter; thence east on said north line a distance of 370.02 feet to a point 660.00 feet west of the northeast
corner of said East Half of the Northeast Quarter; thence south parallel with the east line of said East Half of the
Northeast Quarter a distance of 660.06 feet; thence east, parallel with the north line of said East Half of the Northeast
Quarter, a distance of 660.00 feet to the east line of said East Half of the Northeast Quarter; thence south on said east
line a distance of 1991.62 feet to the point of beginning.
That lies northerly of the northerly line of Parcel 31 (identified as Keokuk Avenue) as shown on Dakota County Road
Right of Way Map No. 300A.
Abstract Property
LEGAL DESCRIPTION
PRELIMINARY
PLAT KESWICK
MEDICAL
ADDITION
1 OF 2SCALE IN FEET
0 N100 200
PROPOSED PROPERTY DESCRIPTION
Lot 1, Block 1, KESWICK MEDICAL ADDITION, Dakota County, Minnesota.
444444444444 4 4 4
8888888888884PROPOSED BUILDING
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 08 /01 / 2022 12:27 PMW:\2022\22267\CADD DATA\SURVEY\_dwg Sheet Files\S22267-PPLATOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDIC
21219 Keokuk Avenue
Lakeville, MN 55044
SRA
SPERIDES REINER
ARCHITECTS
6442 City West Parkway
Suite 300
Eden Prairie, MN 55344
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Max L. Stanislowski - PLS
48988
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
22267
MLS
NJL
MLS
BRS
08/01/22
08/01/22 SURVEY ISSUED
SITE
SCALE IN FEET
0 40 80
N
PRELIMINARY
PLAT KESWICK
MEDICAL
ADDITION
2 OF 2
PROPOSED PROPERTY DESCRIPTION
Lot 1, Block 1, KESWICK MEDICAL ADDITION, Dakota County, Minnesota.
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AND PLAT BOUNDARY LINES, AS SHOWN
ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
SPOT ELEVATIONSIGN
CATCH BASIN
CONTOUR
CONCRETE CURB
STORM SEWER
SANITARY SEWER
CONCRETE
ELECTRIC TRANSFORMER
TELEPHONE PEDESTAL
ELECTRIC MANHOLE
ELECTRIC METER
HAND HOLE
CULVERT
GUARD POST
ELEV @ THRESHOLD
OUTLET CONTROL STRUCTURE
FLARED END SECTION
TOP OF CURB
FOUND 1/2 MONUMENT, MARKED "23189"
FOUND CAST IRON MONUMENT
FOUND PK NAIL
TOP NUT HYDRANT
WATER LINE
SERVICE CLEANOUT
EXISTING BUILDING
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
UNLESS SHOWN OTHERWISE
SANITARY MANHOLE
STORM MANHOLE
CATCH BASIN
MAPPED SANITARY SEWER
MAPPED WATERMAIN
MAPPED UNDERGROUND FIBER OPTIC
MAPPED UNDERGROUND ELECTRIC
MAPPED UNDERGROUND GAS
LIGHT POLE RIP-RAP
LEGEND
MAPPED UNDERGROUND UTILITY
TE
TE
TE
SPRUCE
MAPLE
CONIFEROUS TREE
DECIDUOUS TREE
1 SCHEDULE B II ITEM
STRUCTURE RIM & INVERT
TE PROPOSED TEMPORARY EASEMENT
INFORMATION AS SHOWN ON PLANS
NOT FIELD VERIFIED
PROPOSED LEGEND
WATERMAIN
SANITARY MANHOLE
CONCRETE CURB
BUILDING
NO PARKING
SANITARY SEWER SERVICE
3PARKING SETBACK LINE
BUILDING SETBACK LINE 3ACCESSIBLE PARKING STALL
SURVEY REPORT
1.The purpose of this sheet is to show the proposed Civil Site Plan overlaid onto the existing conditions and the proposed plat.
2.See sheets 1 and 2 for the ALTA/NSPS Land Title Survey.
LOUCKS
SECTION 35, TOWNSHIP 114, RANGE 21
DAKOTA COUNTY, MINNESOTA
VICINITY MAP
N
NOT TO SCALE
(CSAH NO 70)
SHEET 2 OF 2 SHEETS
210TH ST W
INTERSTATE NO 35215TH ST W KEOKUK AVEKESWICK
LOOPSITE
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AND PLAT BOUNDARY LINES, AS SHOWN
ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
BEARINGS ARE BASED ON THE SOUTH LINE OF
THE EAST HALF OF THE NORTHEAST QUARTER OF
SECTION 35, TOWNSHIP 114, RANGE 21, HAVING
A BEARING OF S89°46'18"W.NDENOTES FOUND "PK NAIL"
SCALE IN FEET
0
DENOTES FOUND 1/2 INCH IRON MONUMENT,
MARKED "23189", UNLESS OTHERWISE SHOWN
(D)DENOTES DEED DISTANCE
100 200
DENOTES FOUND DAKOTA COUNTY MONUMENT
NO PARKINGNO PARKINGNO PARKINGNO PARKINGFFE=1112.5
NWL: 1091.0
10-YR: 1093.03
HWL: 1094.11
FILTRATION BASIN
BOT: 1091.0
10-YR: 1092.59
HWL: 1093.86
NO PARKINGWETLAND 1
10-YR: 1089.67
100-YR: 1091.31
7
16
99999999
13 13 13 13
3
27
4
8-VAN ACCESSIBLE
HC STALLS
20.024.0
20.020.0
24.0
20.020.0
24.0
18.0
18.0
24.0
18.024.0
20.0
20.0
24.0
18.0
10.3
18.024.020.020.024.020.020.024.018.0
TRASH ENCLOSURE
8.0
14.0
TCO
148.9
181.3
24.0
10.0
5.0
5.0
33.0
MONUMENT SIGN
25
RETAINING WALL
LIGHT POLE, TYP.
CONCRETE APRON
12'x12' CONCRETE
TRANSFORMER PAD
INGRESS & EGRESS EASEMENT
PER DOC. NO. 3086870
SEE PLAT FOR DETAIL
ADA RAMP
BY OTHERS N
SCALE IN FEET
0 30 60
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 3:52 PMW:\2022\22267\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 - SITE PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
22267
VJV
TRG
VJV
09-09-22
09-09-22
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
SITE PLAN
C2-1
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8.REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
SITE NOTES
1.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8.ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKS INC, TOPOGRAPHIC SURVEY DATED 06-06-22.
13.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
14.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
15.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
16.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
17.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
18. WORKING HOURS ARE 7 AM - 7 PM (MONDAY - FRIDAY) AND 9 AM - 7 PM ( SATURDAY.) A 48 HOUR
NOTICE IS REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
PARKING SUMMARY
INTERIOR STALLS - 9'x20'
EXTERIOR STALLS - 9'x18'
206 STALLS
8 HC STALLS
214 TOTAL STALLS
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
PAVEMENT TYPES
BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
NO PARKINGNO PARKINGNO PARKINGNO PARKINGFFE=1112.5
888888888888888888818.14 EX.
17.27 EX.
16.21 EX.15.58 EX.
16.41
18.34
14.35
14.00
14.35
13.70
12.90
14.00
13.70 14.25
14.00
14.55 15.25
14.12
14.64
15.71 EX.15.12 EX.15.54
15.30
13.70 13.67
13.64
13.63
13.60
13.75 13.24
12.9012.90
13.24
14.13 14.13
10.20
11.30
11.55
11.4311.42
10.7511.00
11.90 12.25
12.50
12.15
12.30
12.00
12.1511.85
12.00
11.60
12.50
12.50 12.50
12.25
10.20
10.55
10.8011.15
11.40
10.80
10.2011.30
11.00
11.1511.15
10.20
11.10 10.70
10.50
10.65
12.00
12.20
10.00
10.70
10.20
10.40
10.35
10.50
10.90
9.70
10.10
9.70
11.45
11.3511.20
11.20
10.75
10.75
11.00
10.50
10.50
11.10
10.85
11.15
11.40
11.10
10.10
10.70
10.40
10.40
10.50
10.75
10.75
11.00
12.00
11.59 11.82
12.50
12.50
12.5012.10
11.30
11.20
11.55
11.45
12.00
11.60
10.40
12.25 12.50
12.00
11.75
11.75
11.85
12.25
TW=1106.50
TW=1112.00
TW=1110.40TW=1110.40TW=1110.35
TW=1110.40
TW=1112.20
TW=1110.75TW=1111.25
TW=1110.00
GW=1110.00
GW=1107.00 GW=1100.00
GW=1101.00
GW=1094.00
GW=1094.00 GW=1094.00 GW=1103.50
GW=1105.00
GW=1106.00
1
1
1
0
1110111
2
1
1
1
2
111
4
1
1
1
4
11
1
21112 11.58
11.78
NWL: 1091.0
10-YR: 1093.03
HWL: 1094.11
FILTRATION BASIN
BOT: 1091.0
10-YR: 1092.59
HWL: 1093.86
x
1095.4
EOF
2.2%1.1%1.4%0.4%2.9%3.3%3.3%3.3%3.0%NO PARKINGWETLAND 1
10-YR: 1089.67
100-YR: 1091.31
x
1095.5
EOF
x
1093.8
EOF
N
SCALE IN FEET
0 30 60
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 3:54 PMW:\2022\22267\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 - GRADING AND DRAINAGE PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
22267
VJV
TRG
VJV
09-09-22
09-09-22
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
GRADING &
DRAINAGE
PLAN
C3-1
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
3.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF PREMIUM TOP SOIL
AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED. VERIFY WITH LANDSCAPE PLAN.
4.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED
WALL COURSES).
5.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW FOR AN EXISTING
SUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
6.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS, OR AS DIRECTED BY CITY. A REGULAR
SWEEPING SCHEDULE MUST BE ESTABLISHED.
7.DUST MUST BE ADEQUATELY CONTROLLED.
8.SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
9.SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
10.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
11.A STREET SWEEPER MUST BE AVAILABLE WITHIN 3 HOURS UPON NOTICE FROM THE CITY THAT THE
STREETS NEED TO BE SWEPT.
12.THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND
APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS AND THE NPDES
PERMIT FROM THE MPCA.
13.INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING
ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS AND TEMPORARY SILT PONDS MAY
BE INSTALLED AS GRADING OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS
THROUGHOUT THE GRADING PROCESS AND REMOVE WHEN TURF HAS BEEN ESTABLISHED.
14.THE CONTRACTOR SHALL ADHERE TO ALL REQUIREMENTS OF THE MPCA NPDES PERMIT. THE AREA
TO BE DISTURBED SHALL BE MINIMIZED AND TURF SHALL BE ESTABLISHED WITHIN THE TIME
REQUIRED.
15.GRADES SHOWN ARE FINISHED GRADES.
16.FINAL GRADING TOLERANCES ARE +/-0.1 FEET TO FINISH GRADES.
17.UNDER PAVEMENTS COMPACT THE UPPER 3 FEET OF SUBGRADE TO 100% STANDARD PROCTOR
DENSITY AT OPTIMUM MOISTURE CONTENT AND 95% STANDARD PROCTOR DENSITY BLOW THE
UPPER 3 FEET OF SUBGRADE. OUTSIDE PAVEMENT AREAS COMPACT EMBANKMENTS TO 95%
STANDARD PROCTOR DENSITY.
18. WORKING HOURS ARE 7:00 AM - 10:00 PM, MONDAY - SATURDAY. A 48 HOUR NOTICED IS
REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED PRIOR TO WORKING WITHIN CITY ROW.
21.TURF REINFORCEMENT MAT (TRM) SHALL BE LANDLOK 450, AS MANUFACTURED BY PROPEX
GEOSOLUTIONS, OR APPROVED EQUAL. THE CONTRACTOR SHALL FOLLOW ALL OF THE
MANUFACTURERS INSTRUCTIONS FOR INSTALLATION.
22.STRUCTURAL RETAINING WALL, FENCING AND HANDRAIL DESIGN BY OTHERS. REFER TO
ARCHITECTURAL PLANS.
GRADING, DRAINAGE & EROSION CONTROL SPECIFICATIONS
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
444444444444444 4 4 4 4
NO PARKINGNO PARKINGNO PARKINGNO PARKINGFFE=1112.5
888888888888888888818.14 EX.
17.27 EX.
16.21 EX.15.58 EX.
16.41
18.34
14.35
14.00
14.35
13.70
12.90
14.00
13.70 14.25
14.00
14.55 15.25
14.12
14.64
15.71 EX.15.12 EX.15.30
13.70 13.67
13.64
13.63
13.60
13.75 13.24
12.9012.90
13.24
14.13 14.13
10.20
11.30
11.55
11.4311.42
10.7511.00
11.90 12.25
12.50
12.15
12.30
12.00
12.1511.85
12.00
11.60
12.50
12.50 12.50
12.25
10.20
10.55
10.8011.15
11.40
10.80
10.2011.30
11.00
11.1511.15
10.20
11.10 10.70
10.50
10.65
12.00
12.20
10.00
10.70
10.20
10.40
10.35
10.50
10.90
9.70
10.10
9.70
11.45
11.3511.20
11.20
10.75
10.75
11.00
10.50
10.50
11.10
10.85
11.15
11.40
11.10
10.10
10.70
10.40
10.40
10.50
10.75
10.75
11.00
12.00
11.59 11.82
12.50
12.50
12.5012.10
11.30
11.20
11.55
11.45
12.00
11.60
10.40
12.25 12.50
12.00
11.75
11.75
11.85
12.25
TW=1106.50
TW=1112.00
TW=1110.40TW=1110.40TW=1110.35
TW=1110.40
TW=1112.20
TW=1110.75TW=1111.25
TW=1110.00
4GW=1110.00
GW=1107.00 GW=1100.00
GW=1101.00
GW=1094.00
GW=1094.00 GW=1094.00 GW=1103.50
GW=1105.00
GW=1106.00
1
1
1
0
1110111
2
1
1
1
2
111
4
1
1
1
4
11
1
21112 11.58
11.78
NWL: 1091.0
10-YR: 1093.03
HWL: 1094.11
FILTRATION BASIN
BOT: 1091.0
10-YR: 1092.59
HWL: 1093.86
x
1095.4
EOF
2.2%1.1%1.4%0.4%2.9%3.3%3.3%3.3%3.0%NO PARKINGWETLAND 1
10-YR: 1089.67
100-YR: 1091.31
x
1095.5
EOF
x
1093.8
EOF
INLET
PROTECTION
TYP
ROCK
CONSTRUCTION
ENTRANCE
INLET
PROTECTION
TYP
SILT FENCE
SILT FENCE
N
SCALE IN FEET
0 30 60
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 3:55 PMW:\2022\22267\CADD DATA\CIVIL\_dwg Sheet Files\C3-2 - SWPP PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
22267
VJV
TRG
VJV
09-09-22
09-09-22
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
STORM WATER
POLLUTION
PREVENTION
PLAN
C3-2
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
1.SEE SHEET C3-3 FOR SWPP NOTES AND DETAILS.
NOTES
SWPPP LEGEND
INLET PROTECTION
SILT FENCE
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
BIO ROLLS
EROSION CONTROL BLANKET
444444444444444 4 4 4 4
NO PARKINGNO PARKINGNO PARKINGNO PARKINGFFE=1112.5
88888888888888888884NO PARKING6" C900 PVC WATER
CONNECT TO SANI. MH W/AN
OUTSIDE DROP AND NEW 6"
SERVICE
CB
RIM= 1110.20
INV= 1106.20
CBMH
RIM= 1110.20
INV= 1105.46
124 LF 12 IN RCP @ 0.6%126 LF 15 IN RCP @ 0.6%
12 LF 12 IN RCP @ 0.6%
CBMH
RIM= 1110.20
INV= 1105.39
CBMH
RIM= 1110.20
INV= 1104.63
71 LF 15 IN RCP @ 0.6%
CBMH
RIM= 1109.70
INV= 1104.20
63 LF 18 IN RCP @ 0.6%
CBMH
RIM= 1109.70
INV= 1103.82
60 LF 24 IN RCP @ 0.6%CBMH
RIM= 1109.70
INV(S)= 1103.46
INV(N)=1094.55
SUMP= 1090.55
31 LF 24 IN RCP
@ 5.0%
FES= 1093.0
127 LF 12 IN PVC @ 1.0%
ROOF LEADER
INV= 1105.09
SANITARY SEWER AND WATER
LINES TO BE INSTALLED BY OTHERS
SANITARY SEWER AND WATER
LINES TO BE INSTALLED BY OTHERS
6" COMBINED
DOMESTIC AND
FIRE SERVICE
FDC
45° BEND
6" WET-TAP & GV
43 LF 6" PVC @ 5.0%
INV-1103.5
45° BEND
10.3
ADJUST CASTING
TO MATCH SITE
GRADES
INV-1093.24 E
INV-1093.34 W
ADJUST CASTING
TO MATCH SITE
GRADES
INV-1094.04 E
INV-1094.14 S
ADJUST CASTING
TO MATCH SITE
GRADES
INV-1095.03 N
INV-1095.13 S
LIGHT POLE, TYP.
LIGHT POLE, TYP.
ADJUST CASTING
TO MATCH SITE
GRADES
INV-1095.86 N
INV-1095.96 S
PROPOSED EASEMENT
N
SCALE IN FEET
0 30 60
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 4:3 PMW:\2022\22267\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 - UTILITY PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
22267
VJV
TRG
VJV
09-09-22
09-09-22
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
UTILITY PLAN
C4-1
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
UTILITY NOTES
1.BACKGROUND INFORMATION IS BASED ON A FIELD SURVEY BY LOUCKS AND RECORD
UTILITY DRAWINGS FROM THE CITY. LOUCKS DOES NOT GUARANTEE THE ACCURACY OF
INFORMATION PROVIDED BY OTHERS.
2.ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED
AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE MINNESOTA
PLUMBING CODE, THE CITY AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION. HDPE PIPE
CONNECTIONS INTO ALL CONCRETE STRUCTURES SHALL BE MADE WITH WATER TIGHT
MATERIALS, UTILIZING AN A-LOK OR WATERSTOP GASKET OR BOOT, CAST-IN-PLACE
RUBBER BOOT, OR APPROVED EQUAL. WHERE THE ALIGNMENT PRECLUDES THE USE OF
THE ABOVE APPROVED WATERTIGHT METHODS, CONSEAL 231 WATERSTOP SEALANT, OR
APPROVED EQUAL WILL ONLY BE ALLOWED AS APPROVED BY THE ENGINEER. ALL
SANITARY SEWER MAIN LINE SHALL BE SDR 35.
3.SEE SHEETS C8-3 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS
AND UTILITY SERVICE DETAILS.
4.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL
PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CEAM SPECIFICATION.
5.THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48
HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND WORK.
6.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED
GRADES WHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY
OWNERS. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS
REQUIREMENTS FOR TRAFFIC LOADING.
7.PROPOSED PIPE MATERIALS:
7.1.WATER SERVICE 6" PVC C900 7.5' BURY DEPTH, ASTM D1785, ASTM D 2464
7.2.SANITARY SERVICE 6" PVC SCHEDULE 40 SERVICE, ASTM D2665
8.STORM SEWER PIPE SHALL MEET OF EXCEED AASHTO M294 MINIMUM PIPE STIFFNESS PER
ASTM D2412 60PSI FOR 8"-18".
9.PROPOSED GAS, TELEPHONE & ELECTRIC SERVICES ARE APPROXIMATE LOCATIONS ONLY.
COORDINATE EACH SERVICE WITH THE UTILITY OWNER AND GENERAL CONTRACTOR. IF
ANY PROPOSED SERVICE LOCATION VARY SIGNIFICANTLY OR CONFLICT, THE ENGINEER
MUST BE NOTIFIED PRIOR TO THE INSTALLATION OF THE SERVICE.
10.THE REMOVAL OF EXISTING SERVICES WITHIN THE CONSTRUCTION LIMITS SHALL BE
COORDINATED WITH THE GENERAL CONTRACTOR AND UTILITY OWNER. ADDITIONAL
SERVICES MAY EXIST.
11.ALL WATER SERVICES MUST BE INSTALLED AT A 7.5-FT BURY DEPTH.
11.1.INSULATE ALL CROSSINGS INVOLVING WATER AND SEWER WITH SEPARATION OF 18"
OR LESS.
12.PVC SANITARY SEWERS MUST MEET ONE OF THE FOLLOWING ASTM STANDARDS: D3034,
F789, D2665, OR F891. ASTM D2241 PIPE MAY BE USED FOR SEWERS 6-INCH AND LARGER.
THE INSTALLATION MUST COMPLY WITH ASTM D2321, WHICH REQUIRES INSTALLATION BY
OPEN TRENCH ON A CONTINUOUS GRANULAR BED (SEE CURRENT MINNESOTA RULES,
PART 4714).
13.RCP STORM SEWERS MUST COMPLY WITH ASTM C76 (SEE CURRENT MINNESOTA RULES,
PART 4714).
14.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH CURRENT
MINNESOTA RULES, PART 4714:
14.1.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
14.2.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
14.3.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
14.4.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
15.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE CURRENT MINNESOTA RULES, PART 4714). APPROVED RESILIENT RUBBER
JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES,
CATCHBASINS, AND OTHER STRUCTURES.
16.WATER SERVICE LINES MUST BE INSTALLED AT LEAST 10-FEET HORIZONTALLY FROM ANY
MANHOLE, CATCHBASIN, OR OTHER SOURCE OF CONTAMINATION, MEASURED FROM
OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE CONTAMINATION SOURCE (SEE
CURRENT MINNESOTA RULES, PART 4714).
17.THE BOTTOM OF WATER SERVICE PIPES LOCATED WITHIN 10-FEET OF THE SEWER
CROSSING MUST BE AT LEAST 12-INCHES ABOVE THE TOP OF THE SEWER. WHEN THIS IS
NOT FEASIBLE, THE SEWER PIPE MUST BE CONSTRUCTED OF MATERIALS LISTED IN
CURRENT MINNESOTA RULES, PART 4714. THE WATER SERVICE SHOULD NOT CONTAIN
ANY JOINTS OR CONNECTIONS WITHIN 10-FEET OF A CROSSING.
18.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10-FEET OF THE
BUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH CURRENT
MINNESOTA RULES, PART 4714.
4444444444444444 4 4 4 4
NO PARKINGNO PARKINGNO PARKINGNO PARKING888888888888888888841
1
1
0
1110111
2
1
1
1
2
111
4
1
1
1
4
1112
11
1
21112NWL: 1091.0
10-YR: 1093.03
HWL: 1094.11
FILTRATION BASIN
BOT: 1091.0
10-YR: 1092.59
HWL: 1093.86
NO PARKINGWETLAND 1
10-YR: 1089.67
100-YR: 1091.31
TCO
18" MAINTENANCE STRIP
WITH ROCK MULCH
AROUND BUILDING
18" MAINTENANCE STRIP
WITH ROCK MULCH AROUND
ENTIRE RETAINING WALL -
BOTH TOP AND BOTTOM OF WALL
ROCK MULCH BETWEEN
BACK OF CURB AND TOP
OF RETAINING WALL
SOD (TYP.)
SEED (TYP.)
SEED (TYP.)
SOD (TYP.)SOD (TYP.)
LIGHT POLES (TYP.)
WOOD MULCH (TYP.)
SOD (TYP.)
SEED (TYP.)
WOOD MULCH
(TYP.)
ENTRY SIGN PLANTINGS
ORNAMENTAL TREE (TYP.)
CONIFEROUS TREE (TYP.)
OVERSTORY
TREE (TYP.)
FRONT ENTRY PLANTINGS
EDGER (TYP.)
EDGER (TYP.)
IRRIGATION LIMITS (TYP.)
IRRIGATION LIMITS (TYP.)
SOD (TYP.)
SOD - PLACE SIX (6') FEET
BEHIND BACK OF CURB SEED (TYP.)SOD (TYP.)N
SCALE IN FEET
0 30 60
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 12:47 PMW:\2022\22267\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 - LANDSCAPE PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Chad E. Feigum - LA
46508
22267
VJV
CEF
CEF
09-09-22
09-09-22
LANDSCAPE
PLAN
L1-1
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING
CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY
DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND / OR INTENT OF THE PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING
PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES. CONTRACTOR TO
PROVIDE THE NECESSARY PROTECTION FOR THE UTILITIES BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS.
CONTRACTOR TO NOTIFY GENERAL CONTRACTOR OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED
TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND
NOTIFY LANDSCAPE ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT
REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY
CHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT.
REFER TO SHEET L2-1 LANDSCAPE DETAILS FOR PLANTING SCHEDULE, PLANTING NOTES, AND IRRIGATION NOTES.
LANDSCAPE DATA:
ALL EXPOSED GROUND AREAS, INCLUDING STREET BOULEVARDS, AND AREAS NOT DEVOTED TO OFF STREET PARKING, DRIVES,
SIDEWALKS, PATIOS OR OTHER SUCH IMPROVEMENTS SHALL BE LANDSCAPED WITH GRASS, SHRUBS, TREES (EXCEPT BOULEVARD
PORTIONS OF THE PUBLIC RIGHT OF WAY) OR OTHER ORNAMENTAL LANDSCAPE MATERIALS WITHIN ONE YEAR FOLLOWING THE
DATE OF BUILDING OCCUPANCY, AS DETERMINED BY THE CERTIFICATE OF OCCUPANCY.
REQUIRED LANDSCAPING FOR NEW COMMERCIAL OR INSTITUTIONAL USES SHALL INCLUDE PLANTINGS AT THE PROPERTY
PERIMETER, OFF STREET PARKING PERIMETER LANDSCAPING AND INTERIOR LANDSCAPE PLANTINGS.
PLANTINGS PROVIDED:
OVERSTORY TREES:23
CONIFEROUS TREES: 5
ORNAMENTAL TREES: 4
SHRUBS:86
ORNAMENTAL GRASSES:32
PERENNIALS:40
DECIDUOUS TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
AE 8 ACCOLADE ELM Ulmus `Morton`B & B 2.5"Cal
BO 6 BURR OAK Quercus macrocarpa B & B 2.5"Cal
CH 5 COMMON HACKBERRY Celtis occidentalis B & B 2.5"Cal
GD2 4 KENTUCKY COFFEETREE ESPRESSO Gymnocladus dioica 'Espresso'B & B 2.5"Cal
EVERGREEN TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
BS 5 BLACK HILLS SPRUCE
FULL FORM Picea glauca `Densata`B & B 8` HGT
ORNAMENTAL TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
SSC 4 SPRING SNOW CRABAPPLE Malus x `Spring Snow`B & B 2"Cal
SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
AH 5 ANNABELLE HYDRANGEA Hydrangea arborescens `Annabelle`5 gal 24" HGT 48" o.c.
AD 23 ARCTIC FIRE DOGWOOD Cornus sericea `Artic Fire`5 gal 24" HGT 48" o.c.
GF 15 GRO-LOW FRAGRANT SUMAC Rhus aromatica `Gro-Low`5 gal 24" SPRD 48" o.c.
LPS 18 LITTLE PRINCESS SPIREA Spirea japonica `Little Princess`5 gal 24" HGT 36" o.c.
RGD 9 RED GNOME DOGWOOD Cornus alba sibirica `Red Gnome`5 gal 24" HGT 60" o.c.
SNS 6 SNOWMOUND SPIREA Spirea nipponica `Snowmound`5 gal 24" HGT 48" o.c.
GRASSES CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
BBL 9 BIG BLUESTEM Andropogon gerardii 1 gal 24" o.c.
LIB 10 LITTLE BLUESTEM Schizachyrium scoparium 1 gal 18" o.c.
SSG 16 SHENANDOAH SWITCH GRASS Panicum virgatum `Shenendoah`1 gal 36" o.c.
CONIFEROUS SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
ARJ 7 ARCADIA JUNIPER Juniperus sabina `Arcadia`5 gal 18" SPRD 60" o.c.
MJJ 9 MINT JULEP JUNIPER Juniperus chinensis `Monlep`5 gal 18" SPRD 60" o.c.
PERENNIALS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
ASD 24 APRICOT SPARKLES DAYLILY Hemerocallis x 'Apricot Sparkles'1 gal 18" o.c.
RSD 16 RUBY STELLA DAYLILY Hemerocallis x `Ruby Stella`1 gal 24" o.c.
GROUND COVERS CODE QTY COMMON NAME BOTANICAL NAME
SM 1 2,904 sf
ROCK MULCH
GREY DRESSER TRAP ROCK
2.5" SIZE, TYPE 804, AT 3" DEPTH
FROM ADJACENT FINISHED GRADE
WM 1 3,149 sf WOOD MULCH
SHREDDED HARDWOOD MULCH
SOD/SEED CODE QTY COMMON NAME BOTANICAL NAME
SEED 20,628 sf TURF SEED
SOD 25,985 sf TURF SOD
PLANT SCHEDULE
C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 09 /09 / 2022 12:50 PMW:\2022\22267\CADD DATA\LANDSCAPE\_dwg Sheet Files\L2-1 - LANDSCAPE DETAILSOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
TWIN CITIES
ORTHOPEDICS
LAKEVILLE, MINNESOTA
TCO REAL ESTATE
FUND 3
4200 DAHLBERG DRIVE
SUITE #300
GOLDEN VALLEY, MN 55422
CITY SUBMITTAL 07-29-22
REVISED CITY SUBMITTAL 09-09-22
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C3-2 STORM WATER POLLUTION
PREVENTION PLAN
C3-3 STORM WATER POLLUTION
PREVENTION NOTES & DETAILS
C4-1 UTILITY PLAN
C8-1 DETAIL SHEET
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Chad E. Feigum - LA
46508
22267
VJV
CEF
CEF
09-09-22
09-09-22
LANDSCAPE
DETAILS
L2-1
GENERAL NOTES
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER
CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN
THE IMMEDIATE AREA.ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL
FLAGGING AND LABELS FROM PLANTS.
IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY DEFICIENCIES IN THE PLANT
SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT
PLANT ESTABLISHMENT, SURVIVAL OR GUARANTEE, HE MUST BRING THESE DEFICIENCIES TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND / OR INSTALLATION.
PROTECT ALL EXISTING TREES ON SITE SCHEDULED TO REMAIN. IF EXISTING TREES ARE DAMAGED IN
ANY MANNER, ABOVE OR BELOW GROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT
SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING.
SOIL & GROUNDCOVER
ALL PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS, AND / OR VINES SHALL
RECEIVE A MINIMUM OF 12" DEPTH OF PLANTING SOIL CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45
PARTS PEAT OR MANURE AND 10 PARTS SAND.
WHERE SOD / SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD / SEED SHALL BE HELD 1" BELOW
SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC.
SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE AREAS NOTED TO RECEIVE SOD.
SEED SHALL BE INSTALLED AND MULCHED AS PER MNDOT SPECS.
SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALL BE LAID PARALLEL TO THE
CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE
SWALES, THE SOD SHALL BE STAKED TO THE GROUND.
LANDSCAPE CONTRACTOR SHALL VERIFY THAT SOIL AND COMPACTION CONDITIONS ARE ADEQUATE
TO ALLOW FOR PROPER DRAINAGE AT AND AROUND THE BUILDING SITE.
PLANTINGS INFO
ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR
NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS
SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH. ORNAMENTAL
TREES SHALL HAVE NO V CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' ABOVE ROOT
BALL. STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 5' ABOVE FINISHED
GRADE.
ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES SHALL NOT BE USED. ALL
CONIFEROUS TREES SHALL BE FULL FORM, NATURAL TO THE SPECIES, WITHOUT PRUNING.
PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR / ROOT FLAIR IS LOCATED AT THE TOP OF
THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT
COLLAR / ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR / ROOT FLAIR
SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.
ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN. ADJUSTMENTS IN
LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE
ADVISED, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED.
PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN QUANTITIES EXIST.
SPECIFICATIONS TAKE PRECEDENCE OVER NOTES.
NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE
LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID AND /
OR QUOTATION.
WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN CALIPER THAN THE TREE
BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF CREPE PAPER MANUFACTURED FOR THIS
PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL
WRAPPING AFTER 5-1.
FERTILIZER
ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A 27-3-3 SLOW RELEASE
FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS. PLANTS
MAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR 27-3-3
AT 6 OZ PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF 27-3-3
THE FOLLOWING SPRING IN THE TREE SAUCER.
EDGING FOR PLANTING BEDS
BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, AND ANNUALS WHERE BED
MEETS SOD / SEED UNLESS NOTED OTHERWISE.
PLANTING BED PREPARATION
ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH
WITH NO WEED BARRIER.
ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH AND FIBER MAT WEED
BARRIER.
ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH RING WITH NO
MULCH IN DIRECT CONTACT WITH TREE TRUNK.
SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER MANUFACTURER'S
RECOMMENDATIONS UNDER ALL MULCHED AREAS.
MAINTENANCE STRIPS TO HAVE EDGER AND ROCK MULCH AS SPECIFIED / INDICATED ON DRAWING OR
IN SPECIFICATION. MAINTENANCE STRIPS SHALL BE 18" AROUND BUILDING AND AROUND RETAINING
WALLS - BOTH TOP AND BOTTOM OF WALLS.
INSPECTION AND WARRANTY
CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER ACCEPTANCE INSPECTION OF ALL
LANDSCAPE AND SITE IMPROVEMENTS.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY INSTALLED MATERIALS
UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR
PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR
SHALL PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING, BUT NOT NECESSARILY
LIMITED TO, PRUNING, FERTILIZATION AND DISEASE / PEST CONTROL.
CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE (1) CALENDAR YEAR FROM
THE DATE OF OWNER ACCEPTANCE.
WARRANTY (ONE (1) FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL BEGIN ON THE DATE
OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING OF ALL
LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED.
TIMING OF INSTALLATION
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANT MATERIAL INSTALLATION AND
SEED / SOD PLACEMENT IS FROM THE TIME GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER 1. FALL SEEDING FROM
AUGUST 15 - SEPTEMBER 15; DORMANT SEEDING IN THE FALL SHALL NOT OCCUR PRIOR TO NOVEMBER
1. FALL CONIFEROUS PLANTING MAY OCCUR FROM AUGUST 15 - OCTOBER 1 AND DECIDUOUS
PLANTING FROM THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES IS NOT
RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT.
TREES ARE NOT TO BE PRUNED, REMOVED OR TRANSPLANTED BETWEEN APRIL 15 AND JULY 1. NOTIFY
LANDSCAPE ARCHITECT IF THESE DATES ARE UNAVOIDABLE.
REFER TO SHEET L1-1 LANDSCAPE PLAN FOR PLANTING LOCATIONS, LANDSCAPE DATA, AND GENERAL
NOTES.
IRRIGATION NOTES:
VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM
COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN
IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE SCOPE OF
WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE
ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT SHALL BE THE
LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED /
SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE
AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN
IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND
TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR SHALL THE
SYSTEM SPRINKLE THE BUILDING.
THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED
REGULARLY UNTIL PLANTING / SOD / SEED HAS BEEN ESTABLISHED.
LANDSCAPE INSTALLATION:
LOUCKS
Deciduous Tree Planting.dwgN.T.S.
2x ROOT BALL WIDTH
NOTE:
CONTRACTOR IS RESPONSIBLE FOR TESTING
PERCOLATION RATES PRIOR TO PLANTING.
NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY IF
POOR DRAINAGE EXISTS.
DECIDUOUS TREE PLANTING
SET PLANT ON UNDISTURBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR
TO PLANTING
EDGE VARIES
WOOD STAKE
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP. NO MULCH IN CONTACT WITH
TRUNK - SEE NOTES OR SPECS.
ROOT FLARE EVEN WITH OR JUST ABOVE GRADE
SAFETY FLAGGING - ONE PER WIRE
TREE WRAP TO FIRST BRANCH
16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP
NOTES:
THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB POSITION
THROUGH THE WARRANTY PERIOD. STAKING IS
SUGGESTED, BUT NOT REQUIRED. ANY STAKING
MUST CONFORM WITH PRACTICES AS DEFINED IN
A.N.A. GUIDELINES FOR STANDARD PRACTICES.
PRUNE DAMAGED AND CROSSING BRANCHES
AFTER PLANTING IS COMPLETE.
CUT BACK WIRE BASKET.
WATER TREE THOROUGHLY DURING PLANTING
OPERATIONS. PLACE BACKFILL IN 8-12" LIFTS AND
SATURATE SOIL WITH WATER. DO NOT COMPACT
MORE THAN NECESSARY TO MAINTAIN PLUMB.
1 CONIFEROUS TREE PLANTING LOUCKS
Coniferous Tree Planting.dwgN.T.S.
2 x ROOT BALL WIDTH
NOTE:
CONTRACTOR IS RESPONSIBLE FOR TESTING
PERCOLATION RATES PRIOR TO PLANTING.
NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY IF
POOR DRAINAGE EXISTS.
ROOT BALL SET ON UNDISTURBED SUBGRADE
SCARIFY BOTTOM AND SIDES OF HOLE
PRIOR TO PLANTING
EDGE VARIES - SEE PLAN
WOOD STAKE (OPTIONAL)
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP - SEE NOTES OR SPECS. MULCH
MUST NOT BE IN CONTACT WITH TRUNK.
SAFETY FLAGGING - ONE PER WIRE
16" x2" POLYPROPYLENE OR
POLYETHYLENE STRAP
NOTES:
THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB POSITION
THROUGH THE WARRANTY PERIOD. STAKING IS
SUGGESTED, BUT NOT REQUIRED. ANY STAKING
MUST CONFORM WITH PRACTICES AS DEFINED IN
A.N.A. GUIDELINES FOR STANDARD PRACTICES.
PRUNE ANY DAMAGED BRANCHES AFTER PLANTING
IS COMPLETE.
WATER TREE THOROUGHLY DURING PLANTING
OPERATIONS. PLACE BACKFILL IN 8-12" LIFTS AND
SATURATE SOIL WITH WATER. DO NOT COMPACT
MORE THAN NECESSARY TO MAINTAIN PLUMB.
2
REFER TO PLAN
18" MIN.
LOOSEN ROOTS OF ALL CONTAINERIZED PLANTS. SCARIFY
BOTTOM AND SIDES OF HOLE PRIOR TO PLANTINGBUILDING WALL (TYP)SHRUB PLANTING LOUCKS
Shrub Planting.dwgN.T.S.
EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES OR SPEC.
LANDSCAPE FABRIC - SEE NOTES OR SPEC.
MULCH - 3" DEPTH - SEE NOTES OR SPEC.
PLANTING SOIL - SEE NOTES OR SPEC.
SHRUBS TO BE PLACED SO THAT TOP OF
CONTAINER SITS FLUSH WITH PROPOSED GRADE
3
VARIES
SEE PLAN
NOTE:
LOOSEN ROOTS OF PLANT MATERIAL PRIOR TO
PLANTING
PERENNIAL PLANTING LOUCKS
Perennial Planting.dwgN.T.S.BUILDING WALL (TYP)12" DEPTH (MIN) LOAM PLANTING SOIL
SEE NOTES
EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES
MULCH - 3" MIN. DEPTH - SEE NOTES
4
LEVEL 1
100' -0"
LEVEL 2
115' -0"
ROOF
130' -0"
FIELDHOUSE
ROOF
125' -0"
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
BPC-2
PRECAST CONCRETE -
THIN BRICK -IVORY
BLEND
ASF-1
ALUMINUM FRAMED
STOREFRONT -
THERMALLY BROKEN
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
PC-1 PRECAST CONCRETE -
BUFF -ACID ETCH
MPC-1 METAL PANEL -
VANCOUVER COPPER
MP-1 4" CORRUGATED T15
METAL WALL PANEL
63 SF SIGNAGE AREA
5' - 0"4' - 0"25' - 0"1' - 0"35' - 0"33' - 0"MPC-2METAL PANEL -BLACK
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
ACW-1GLAZED ALUMINUM
CURTAIN WALL
ACW-1 GLAZED ALUMINUM
CURTAIN WALL
PFMF-3
PRE-FINISHED METAL
FLASHING -SHERWIN
WILLIAMS NOMADIC
DESERT 6107
2' - 0"13' - 0"14' - 0"4' - 0"LEVEL 1
100' -0"
LEVEL 2
115' -0"
ROOF
130' -0"
FIELDHOUSE
ROOF
125' -0"
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
BPC-2
PRECAST CONCRETE -
THIN BRICK -IVORY
BLEND
ASF-1
ALUMINUM FRAMED
STOREFRONT -
THERMALLY BROKEN
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
PC-1PRECAST CONCRETE -
BUFF -ACID ETCH
MPC-1METAL PANEL -
VANCOUVER COPPER
ACW-1GLAZED ALUMINUM
CURTAIN WALL
35' - 0"5' - 0"29' - 0"1' - 0"35' - 0"2' - 0"5' - 0"8' - 0"14' - 0"4' - 0"33' - 0"MP-1 4" CORRUGATED T15
METAL WALL PANEL
MPC-2 METAL PANEL -BLACK
PC-3 PRECAST CONCRETE -
BUFF -FORMLINER
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PFMF-2 PRE-FINISHED METAL
FLASHING -DARK GRAY
PC-2 PRECAST CONCRETE -
BUFF -SANDBLAST
ACW-1 GLAZED ALUMINUM
CURTAIN WALL PFMF-3
PRE-FINISHED METAL
FLASHING -SHERWIN
WILLIAMS NOMADIC
DESERT 6107
24' - 9 1/2"2' - 8"4' - 1 1/2"14' - 0"4' - 0"LT-1 6" ROUND 2 DIRECTION
WALL MOUNT LIGHT
4' - 0"4' - 0"8' - 0"7' - 0"6"PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
MPC-2METAL PANEL -BLACK
MP-14" CORRUGATED T15
METAL WALL PANEL
4' - 0"4' - 0"8' - 0"PC-2 PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PC-3 PRECAST CONCRETE -
BUFF -FORMLINER
MPC-2 METAL PANEL -BLACK
4' - 0"4' - 0"8' - 0"PC-3 PRECAST CONCRETE -
BUFF -FORMLINER
PC-2 PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
MPC-2 METAL PANEL -BLACK
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
MPC-2METAL PANEL -BLACK
4' - 0"4' - 0"8' - 0"BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
7' - 0"3' - 0"10' - 0"PROJECT NO:
DRAWN BY:
CHECKED BY:6442 CITY WEST PARKWAYSUITE 300EDEN PRAIRIE, MINNESOTA 55344PH: 952-996-9662WWW.SRA-MN.COMCOPYRIGHT 2020SPERIDES REINERS ARCHITECTS, INCCPRELIMINARYNOT FOR CONSTRUCTIONSRaARCHITECTURE + INTERIORS8/1/2022 1:34:00 PM
DK/BW
DM
21-009
A302.1TCO LakevilleEXTERIOR
ELEVATIONS 21219 KEOKUK AVENUE,LAKEVILLE, MN 55044SCALE:1/8" = 1'-0"A302.1
1 SOUTH ELEVATION - CITY SUBMITTAL
SCALE:1/8" = 1'-0"A302.1
2 WEST ELEVATION - CITY SUBMITTAL
SCALE:1/8" = 1'-0"A302.1
3 TRASH ENCLOSURE SOUTH ELEV
SCALE:1/8" = 1'-0"A302.1
4 TRASH ENCLOSURE EAST ELEV
SCALE:1/8" = 1'-0"A302.1
5 TRASH ENCLOSURE NORTH ELEV
SCALE:1/8" = 1'-0"A302.1
6 TRASH ENCLOSURE WEST ELEV
SCALE:1/8" = 1'-0"A302.1
7 MONUMENT SIGN ELEVATION ISSUE RECORDISSUE # DATE DESCRIPTION08/01/2022 CITY SUBMITTAL
LEVEL 1
100' -0"
LEVEL 2
115' -0"
ROOF
130' -0"
FIELDHOUSE
ROOF
125' -0"
PC-1PRECAST CONCRETE -
BUFF -ACID ETCH
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
BPC-2
PRECAST CONCRETE -
THIN BRICK -IVORY
BLEND
ASF-1
ALUMINUM FRAMED
STOREFRONT -
THERMALLY BROKEN
ACW-1GLAZED ALUMINUM
CURTAIN WALL
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
ASF-1
ALUMINUM FRAMED
STOREFRONT -
THERMALLY BROKEN
65 SF SIGNAGE AREA
MP-14" CORRUGATED T15
METAL WALL PANEL
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
24' - 9 1/2"33' - 0"2' - 0"13' - 0"14' - 0"4' - 0"33' - 0"35' - 0"LT-16" ROUND 2 DIRECTION
WALL MOUNT LIGHT
LEVEL 1
100' -0"
LEVEL 2
115' -0"
ROOF
130' -0"
FIELDHOUSE
ROOF
125' -0"
ACW-1GLAZED ALUMINUM
CURTAIN WALL
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
PFMF-2PRE-FINISHED METAL
FLASHING -DARK GRAY
MP-14" CORRUGATED T15
METAL WALL PANEL
MP-14" CORRUGATED T15
METAL WALL PANEL
135 SF SIGNAGE AREA
24' - 9 1/2"33' - 0"35' - 1 5/8"PC-1PRECAST CONCRETE -
BUFF -ACID ETCH PC-3PRECAST CONCRETE -
BUFF -FORMLINERPC-2PRECAST CONCRETE -
BUFF -SANDBLAST MPC-1METAL PANEL -
VANCOUVER COPPER
MPC-2METAL PANEL -BLACK BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
BPC-2
PRECAST CONCRETE -
THIN BRICK -IVORY
BLEND
MP-14" CORRUGATED T15
METAL WALL PANEL
MATERIAL LEGEND
EXTERIOR ELEVATION MATIERAL QUANTITIES
EAST TOTAL SF: 5,635 SF
BRICK: 2,120 SF 38%
METAL PANEL: 362 SF 6%
GLAZING: 1,791 SF 32%
FORMLINER PRECAST: 397 SF 7%
PRECAST (ACID ETCH/ SANDBLASTED): 965 SF 17%
NORTH TOTAL SF: 5,257 SF
BRICK:1,480 SF 28%
METAL PANEL:1,641 SF 31%
GLAZING:1,569 SF 30%
FORMLINER PRECAST: 411 SF 8%
PRECAST (ACID ETCH/ SANDBLASTED): 156 SF 3%
SOUTH TOTAL SF: 5,048 SF
BRICK:1,545 SF 31%
METAL PANEL: 551 SF 11%
GLAZING:1,741 SF 34%
FORMLINER PRECAST: 259 SF 5%
PRECAST (ACID ETCH/ SANDBLASTED): 9,88SF 19%
WEST TOTAL SF: 5,501 SF
BRICK:2,295 SF 42%
METAL PANEL: 671 SF 12%
GLAZING:1,628 SF 30%
FORMLINER PRECAST: 452 SF 8%
PRECAST (ACID ETCH/ SANDBLASTED): 455 SF 8%
TOTAL PERIMETER SF: 21,477 SF
BRICK:7,440 SF 35%
METAL PANEL:3,225 SF 15%
GLAZING:6,729 SF 31%
FORMLINER PRECAST:1,519 SF 7%
PRECAST (ACID ETCH/ SANDBLASTED):2,564 SF 12%
LEVEL 1
100' -0"4 1/2"1' - 3"6"8"6"1' - 2"6"7 1/2" TYP.5' - 0"5' - 0"
1/2" TYP.5"1' - 2" 8" 2' - 0"
6" 2' - 0" 1' - 10"
1' - 0" 6" 1' - 6" 10"
6" 1' - 8" 1' - 4" 8"
1' - 8" 1' - 8"
8" 1' - 8" 6" 1' - 6"
10" 1' - 8" 1' - 6"
1' - 4" 1' - 10" 6"
1' - 8" 1' - 8"
6" 1' - 8" 1' - 4" 8"
1' - 0" 6" 1' - 6" 10"
6" 2' - 0" 1' - 10"
1' - 2" 8" 2' - 0"
8" 1' - 8" 6" 1' - 6"
10" 1' - 0" 1' - 6"
PROJECT NO:
DRAWN BY:
CHECKED BY:6442 CITY WEST PARKWAYSUITE 300EDEN PRAIRIE, MINNESOTA 55344PH: 952-996-9662WWW.SRA-MN.COMCOPYRIGHT 2020SPERIDES REINERS ARCHITECTS, INCCPRELIMINARYNOT FOR CONSTRUCTIONSRaARCHITECTURE + INTERIORS8/1/2022 1:33:55 PM
DK/BW
DM
21-009
A301.1TCO LakevilleEXTERIOR
ELEVATIONS 21219 KEOKUK AVENUE,LAKEVILLE, MN 55044SCALE:1/8" = 1'-0"A301.1
1 EAST ELEVATION - CITY SUBMITTAL
SCALE:1/8" = 1'-0"A301.1
2 NORTH ELEVATION - CITY SUBMITTAL
EXTERIOR MATERIAL SCHEDULE
MATERIAL ID SPEC SECTION MATERIAL DESCRIPTION MANUFACTURER NOTES
ACW-1 084413 GLAZED ALUMINUM CURTAIN WALL EFCO BLACK MULLIONS
ASF-1 084313 ALUMINUM FRAMED STOREFRONT - THERMALLY BROKEN EFCO BLACK MULLIONS
BPC-1 074213 PRECAST CONCRETE - THIN BRICK - DARK IRONSPOT ENDICOTT
BPC-2 074213 PRECAST CONCRETE - THIN BRICK - IVORY BLEND ENDICOTT
LT-1 034100 6" ROUND 2 DIRECTION WALL MOUNT LIGHT LITON LIGHTING
MP-1 074213 4" CORRUGATED T15 METAL WALL PANEL FIRESTONE OMEGA VR CLASSIC - ANODIZED ALUMINUM
MPC-1 074213 METAL PANEL - VANCOUVER COPPER REYNOBOND
MPC-2 074213 METAL PANEL - BLACK REYNOBOND
PC-1 034100 PRECAST CONCRETE - BUFF - ACID ETCH WELLS CONCRETE
PC-2 034100 PRECAST CONCRETE - BUFF - SANDBLAST WELLS CONCRETE
PC-3 034100 PRECAST CONCRETE - BUFF - FORMLINER RECKLI FORMLINERS
PFMF-1 076200 PRE-FINISHED METAL FLASHING - VANCOUVER COPPER FIRESTONE TO MATCH MPC-1
PFMF-2 076200 PRE-FINISHED METAL FLASHING - DARK GRAY FIRESTONE TO MATCH MPC-2
PFMF-3 076200 PRE-FINISHED METAL FLASHING - SHERWIN W ILLIAMS NOMADIC DESERT 6107 FLUROPON TO MATCH PC-4
BPC-1
PRECAST CONCRETE -
THIN BRICK -DARK
IRONSPOT
BPC-2
PRECAST CONCRETE -
THIN BRICK -IVORY
BLEND
PC-2PRECAST CONCRETE -
BUFF -SANDBLAST
PC-1 PRECAST CONCRETE -
BUFF -ACID ETCH
MP-1 4" CORRUGATED T15
METAL WALL PANEL
MPC-2 METAL PANEL -BLACK
MPC-1 METAL PANEL -
VANCOUVER COPPER
PFMF-3
PRE-FINISHED METAL
FLASHING -SHERWIN
WILLIAMS NOMADIC
DESERT 6107
PC-3PRECAST CONCRETE -
BUFF -FORMLINER
PFMF-1
PRE-FINISHED METAL
FLASHING -
VANCOUVER COPPER
PC-2 PRECAST CONCRETE -
BUFF -SANDBLAST
PFMF-2 PRE-FINISHED METAL
FLASHING -DARK GRAY
1/2" = 1'-0"
FORMLINER TYPE ISSUE RECORDISSUE # DATE DESCRIPTION08/01/2022 CITY SUBMITTAL
UP
UP
UP
DN DN
DN
-
-
CANOPY
TWO STORY MEDICAL OFFICE BUILDING
44,255 SF TOTAL 1A301.12
A301.1
1
A302.12A302.1-
ELEVATORS
VESTIBULE
ELEVATORS
TWO STORY MEDICAL OFFICE BUILDING
44,255 SF TOTAL
OPEN TO BELOW
2
A301.1
1
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MECHANICAL SCREEN
TRASH ENCLOSURE
MONUMENT
SIGN
SEE CIVIL PLAN PREPARED
BY LOUCKS
7A302.1CODE SUMMARY
MINNESOTA STATE BUILDING CODE 2020, INCLUDING:
- ELECTRICAL CODE
- GAS CODE
- MECHANICAL CODE
- FIRE PREVENTION CODE (NFPA 101)
- ENERGY CODE
- ACCESSIBILITY CODE
APPLICABLE CODES
CHAPTER 5: GENERAL BUILDING HEIGHTS AND AREAS
PER SECTION 503 ALLOWABLE HEIGHT AND BUILDING AREAS:
OCCUPANCY TYPE:B - BUSINESS
CONSTRUCTION TYPE:II-B
ALLOWABLE HEIGHT:4 STORIES = 75'-0"
SPRINKLER SYSTEM:BUILDING IS FULLY SPRINKLERED
AREA INCREASE FACTOR DUE TO FRONTAGE, SECTION 506.3.3:F = 474 FT, P = 651 FT; If = [(474/651) - 0.25] x 24.58/30 = 0.39
ALLOWABLE AREA, SECTION 506.2.1:Aa = 69,000 + (23,000 x 0.39) x 2 = 155,940 SF
PROPOSED BUILDING AREA PER FLOOR:
FIRST FLOOR 25,830 S.F.
SECOND FLOOR 18,425 S.F.
PROPOSED TOTAL BUILDING AREA: 44,255 S.F.
PROPOSED BUILDING HEIGHT: 35 FEET TO TALLEST PARAPET (HIGHEST ROOF LINE OF SLOPED FLAT ROOF 32 FEET)
BUILDING TO BE EQUIPPED THROUGHOUT WITH AUTOMATIC FIRE PROTECTION SYSTEM PER IBC 903.3.1.1 NFPA 13
CHAPTER 9: FIRE PROTECTION SYSTEMS
PROJECT NO:
DRAWN BY:
CHECKED BY:6442 CITY WEST PARKWAYSUITE 300EDEN PRAIRIE, MINNESOTA 55344PH: 952-996-9662WWW.SRA-MN.COMCOPYRIGHT 2020SPERIDES REINERS ARCHITECTS, INCCPRELIMINARYNOT FOR CONSTRUCTIONSRaARCHITECTURE + INTERIORS8/1/2022 1:33:52 PM
DK/BW
DM
21-009
A200.1TCO LakevilleFLOOR PLANS 21219 KEOKUK AVENUE,LAKEVILLE, MN 55044SCALE:1/16" = 1'-0"A200.1
1 FIRST FLOOR PLAN - CITY SUBMITTAL
SCALE:1/16" = 1'-0"A200.1
2 SECOND FLOOR PLAN - CITY SUBMITTAL
SCALE:1" = 50'-0"A200.1
3 ARCHITECTURAL SITE PLAN - CITY SUBMITTAL
N N
N ISSUE RECORDISSUE # DATE DESCRIPTION08/01/2022 CITY SUBMITTAL
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
September 2, 2022
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: KESWICK MEDICAL ADDITION
The Dakota County Plat Commission met on August 31, 2022, to consider the preliminary plat of the
above referenced plat. The plat is adjacent to CSAH 70 (210th St. W.) and is therefore subject to the
Dakota County Contiguous Plat Ordinance.
The proposed site includes a medical building with access along Keswick Road (a city street). The plat
meets the future right-of-way needs of 75 feet of ½ right of way along CSAH 70. Restricted access should
be shown along all of CSAH 70. A quit claim deed to Dakota County for restricted access is required with
the recording of the plat mylars
The Plat Commission has approved the preliminary and final plat, provided that the described conditions
are met, and will recommend approval to the County Board of Commissioners on September 20, 2022.
Traffic volumes on CSAH 70 are 6,700 ADT and are anticipated to be 8.200 ADT by the year 2040.
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 Gordon 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:
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Frank Dempsey, Associate Planner
From: Lucas Ritchie, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Alex Jordan, Assistant City Engineer
Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Tina Goodroad, Community and Economic Development Director
Date: October 12, 2022
Subject: Keswick Medical Addition
• Preliminary and Final Plat Review
• Site Plan Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Frauenshuh Commercial Real Estate, on behalf of Hack Family, LLC and Twin City Orthopedics,
has submitted a preliminary and final plat named Keswick Medical Addition and plans to
construct a two-story, 44,255 square-foot, medical office facility. The proposed development
is located south of and adjacent to 210th Street (CSAH 70), west of Interstate 35/CSAH 70
entrance/exist ramps, and north of and adjacent to Keswick Loop. The parent parcel consists
of one meets and bounds parcel zoned C-3, General Commercial District (PID No.
220350001019). The preliminary and final plats consist of one lot within one block on 5.55
acres.
The proposed development will be completed by:
Developer: Frauenshuh Commercial Real Estate
Engineer/Surveyor: Loucks Engineering/Land Surveying
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 22 OOFF 88
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site contains undeveloped agricultural land that slopes from the south to the
north to a privately owned and maintained stormwater basin located on the north section of
the property.
EEAASSEEMMEENNTTSS
The following easements will remain and will not be impacted by the site development:
• 75-ft wide Northern Natural Gas Company Easement per Doc. No. 1296192
• Shared Drainage and Utility Easement per Doc. No. 3086869
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
210th Street (CSAH 70)
Keswick Medical Addition is located south of and adjacent to 210th Street (CSAH 70), a minor
arterial county roadway, as identified in the City’s Transportation Plan. 210th Street is
constructed as a four-lane divided roadway with bituminous trails along both sides of the
roadway within 160-feet of right-of-way. The Developer has incorporated the necessary right-
of-way, as shown on the final plat. The preliminary plat was reviewed for approval by the
Dakota County Plat Commission at its March 2, 2022 meeting.
Keswick Loop
Keswick Medical Addition is located north of and adjacent to Keswick Loop, a major collector
roadway, as identified in the City’s Transportation Plan. Keswick Loop is constructed as a two-
lane undivided rural roadway within 80-feet of right-of-way. No additional right-of-way will
be required with the final plat for Keswick Loop.
Access to the Keswick Medical Addition site is proposed from two driveway entrances on
Keswick Loop. An existing driveway entrance on the west side of the property on Keswick
Loop will be modified to serve the Keswick Medical Addition site along side the existing
entrance to the Candlewood Suites site.
SSIITTEE PPLLAANN
Access to the site will be from two driveway entrances along Keswick Loop, located on the
south plat boundary. The driveway designs shall include a stop sign and stop bar. The
Developer shall provide an $10,000 security with the final plat for the construction of a
commercial driveway apron and modifications to the existing driveway entrance on the south
west plat boundary.
An at-grade parking lot will be constructed to provide for employee and guest parking
meeting the minimum parking requirements.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 33 OOFF 88
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, building and parking lot
construction shall be from a single rock construction entrance on Keswick Loop.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS
The Park Dedication requirement for the parent parcel has not been paid and will be satisfied
through a cash contribution with the final plat, calculated as follows:
(5.55 acres - 0.47 acres) x $8,078.00 = $41,036.24
Area of
Lot 1 , Block 1
Less the area of
ROW dedication
Commercial Park
Dedication Rate
Commercial Park
Dedication
The United Christian Academy development includes the construction of a pedestrian trail
along the north side of Keswick Loop adjacent to the parcel parent, connecting to the existing
trail system along CSAH 70.
UUTTIILLIITTIIEESS
SSAANN IITTAARRYY SSEE WWEERR
Keswick Medical Addition is located within subdistrict SC-13420 of the South Creek sanitary
sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be
conveyed via existing trunk sanitary sewer to the MCES Elko/New Market Interceptor and
continue to the Empire Wastewater Treatment Facility. The downstream facilities have
sufficient capacity to serve the proposed commercial development.
Development of United Christian Academy (UCA) to the south of the parent parcel includes
the extension of public sanitary sewer to serve upstream properties within subdistrict SC-
13420. The Developer for Keswick Medical Addition shall dedicate the necessary permanent
utility easements on the final plat and connect to the extension provided by the UCA
development, consistent with the City’s Comprehensive Plan. Connection to the sanitary
sewer shall not be permitted until the downstream utilities have been tested and accepted by
the City.
The Sanitary Sewer Availability Charge will be collected for the proposed building and will be
required to be paid with the application for a building permit.
WWAATTEERRMMAAIINN
Development of United Christian Academy (UCA) to the south of the parent parcel includes
the extension of public 8” watermain through the parent parcel to serve the Keswick Medical
Addition. The Developer for Keswick Medical Addition shall dedicate the necessary
permanent utility easements on the final plat and connect to the watermain provided by the
UCA development, consistent with the City’s Comprehensive Plan. Connection to the
watermain will not be permitted until the utility has been tested and accepted by the City.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 44 OOFF 88
The parent parcel is located within a “Future Boosted Pressure Zone” as identified in the City’s
Water Plan. Due to the elevation of the site and no redundancy in the City’s service, water
pressures for the site are below typical adequate domestic and fire suppression requirements.
In order to provide adequate service, the City plans to extend watermain from the east,
providing a redundant connection the City’s high pressure trunk watermain. Additionally, the
City will construct a booster station to increase service pressures. The City’s water extension
and booster station improvements are expected to be completed in 2023. Any improvements
necessary to construct the proposed improvements with the existing service pressures will be
required to be completed by the Developer.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the building permit application and final construction plans.
OOVVEERRHHEEAADD LLIINN EESS
There are no overhead utilities adjacent to the parent parcel.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Keswick Medical Addition is located within subdistrict ML-082 of the Marion Lake stormwater
district as identified in the City’s Water Resources Management Plan.
Development of Keswick Medical Addition includes minor rate control modifications to the
existing private detention basin and filtration basin. The private basins will be located on Lot
1, Block 1 and will continue to treat the Candlewood Suites site to the west of the parent
parcel along with the Keswick Medical Addition site runoff. The Developer and Candlewood
Suites property owner shall sign a private shared maintenance agreement for the stormwater
basins and dedicate a maintenance easement over the basin areas prior to City Council
consideration of the final plat. The stormwater management 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 Certificates of Occupancy will
not be issued until a soils report and an as-built certified grading plan have been submitted
and approved by City staff.
Keswick Medical Addition 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.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 55 OOFF 88
SSTTOORRMM SSEEWWEERR
Development of Keswick Medical Addition includes minor improvements to the privately
owned and maintained storm sewer system.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be
paid with the final plat, calculated as follows:
(241,746 SF - 20,333 SF) x $0.25 / SF = $55,353.25
Area of
Lot 1 , Block 1
Less the area of
ROW dedication
Commercial Area
Charge
Trunk Storm Sewer
Area Charge
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 Keswick Medical Addition includes the construction of a privately owned and
maintained retaining wall. The proposed retaining wall will be located north of the parking lot
and building adjacent to the existing private stormwater basins. 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. Additionally, an encroachment
agreement is required with the final plat for the retaining wall proposed within drainage and
utility easements prior to recording the final plat.
The Developer shall post a $100,000 security with the final plat for the construction of the
wall, which will be released when the wall is completed and certified by the design engineer
following construction.
FEMA FLOODPLAIN ANALYSIS
Keswick Medical Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X, which
is not designated as a Special Flood Hazard Area (SFHA) as determined by FEMA.
WWEETTLLAANNDDSS
The wetland delineation and replacement plan for the site was completed with the adjacent
Candlewood Suites development to the west of the parent parcel. The wetland on the site
was mitigated with the Candlewood Suites development.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 66 OOFF 88
TTRREEEE PPRREESSEERRVVAATTIIOONN
The site was mass graded with development of the Candlewood Suites site. There are no
significant trees on the parent parcel.
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. An on-site
preconstruction meeting shall be held with the City prior to the issuance of a building permit.
The MS4 Administration Fee has not been collected on the parent parcels and must be paid
with the final plat.
SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Keswick Medical Addition.
CONSTRUCTION COSTS
Retaining Wall $100,000.00
Driveway Entrances
Erosion Control, Grading and Restoration
10,000.00
15,240.00
SUBTOTAL - CONSTRUCTION COSTS $ 125,240.00
OTHER COSTS
Developer’s Design (3.0%) $ 3,757.20
Developer’s Construction Survey (2.5%) 3,131.00
City’s Legal Expense (0.5%) 626.20
City Construction Observation (5.0%) 6,262.00
Developer’s Record Drawing (0.5%) 626.60
Landscaping 30,000.00
Street Lights 2,800.00
Lot Corners/Iron Monuments 100.00
SUBTOTAL - OTHER COSTS $47,302.60
TOTAL PROJECT SECURITY $ 172,542.60
The street light security totals $2,800.00 which consists of two (2) mast-arm street light at
$1,400 each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
$100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all
irons have been placed following site grading, street and utility construction.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 77 OOFF 88
CCAASSHH FFEEEESS
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
606.93 lf x $.2832/ff/qtr. x 4 qtrs. = $687.53
Lot 1, Block 1
Keswick Loop Frontage Streetlight Operating Fee Total
A cash fee for one-year of environmental resources expenses shall be paid at the time of final
plat approval and is calculated as follows:
5.08 acres x $71.52/acre/year x 4.2 = $1,525.95
Lot 1, Block 1 Area
Environmental Resources Fee Utility Factor Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
1 units x $90.00/unit = $90.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction cost, or $3,757.20.
CASH REQUIREMENTS
Park Dedication Fee
Trunk Storm Sewer Area Charge
Lateral Sanitary Sewer Access Charge
Lateral Watermain Access Charge
MS4 Admin Fee
$41,036.24
55,353.25
15,355.83
17,760.96
304.80
Streetlight Operating Fee 687.53
Environmental Resources Fee 1,525.95
City Base Map Updating Fee 90.00
City Engineering Administration (3.00%) 3,757.20
SUBTOTAL - CASH REQUIREMENTS
$135,871.76
TOTAL - CASH REQUIREMENTS $135,871.76
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 88 OOFF 88
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary and final plat, site plan, grading and
erosion control plan, and utility plan for Keswick Medical Addition, subject to the
requirements and stipulations within this report.
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Frank Dempsey, Associate Planner
From: Lucas Ritchie, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Alex Jordan, Assistant City Engineer
Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Tina Goodroad, Community and Economic Development Director
Date: October 12, 2022
Subject: Keswick Medical Addition
• Preliminary and Final Plat Review
• Site Plan Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Frauenshuh Commercial Real Estate, on behalf of Hack Family, LLC and Twin City Orthopedics,
has submitted a preliminary and final plat named Keswick Medical Addition and plans to
construct a two-story, 44,255 square-foot, medical office facility. The proposed development
is located south of and adjacent to 210th Street (CSAH 70), west of Interstate 35/CSAH 70
entrance/exist ramps, and north of and adjacent to Keswick Loop. The parent parcel consists
of one meets and bounds parcel zoned C-3, General Commercial District (PID No.
220350001019). The preliminary and final plats consist of one lot within one block on 5.55
acres.
The proposed development will be completed by:
Developer: Frauenshuh Commercial Real Estate
Engineer/Surveyor: Loucks Engineering/Land Surveying
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 22 OOFF 88
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site contains undeveloped agricultural land that slopes from the south to the
north to a privately owned and maintained stormwater basin located on the north section of
the property.
EEAASSEEMMEENNTTSS
The following easements will remain and will not be impacted by the site development:
• 75-ft wide Northern Natural Gas Company Easement per Doc. No. 1296192
• Shared Drainage and Utility Easement per Doc. No. 3086869
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
210th Street (CSAH 70)
Keswick Medical Addition is located south of and adjacent to 210th Street (CSAH 70), a minor
arterial county roadway, as identified in the City’s Transportation Plan. 210th Street is
constructed as a four-lane divided roadway with bituminous trails along both sides of the
roadway within 160-feet of right-of-way. The Developer has incorporated the necessary right-
of-way, as shown on the final plat. The preliminary plat was reviewed for approval by the
Dakota County Plat Commission at its March 2, 2022 meeting.
Keswick Loop
Keswick Medical Addition is located north of and adjacent to Keswick Loop, a major collector
roadway, as identified in the City’s Transportation Plan. Keswick Loop is constructed as a two-
lane undivided rural roadway within 80-feet of right-of-way. No additional right-of-way will
be required with the final plat for Keswick Loop.
Access to the Keswick Medical Addition site is proposed from two driveway entrances on
Keswick Loop. An existing driveway entrance on the west side of the property on Keswick
Loop will be modified to serve the Keswick Medical Addition site along side the existing
entrance to the Candlewood Suites site.
SSIITTEE PPLLAANN
Access to the site will be from two driveway entrances along Keswick Loop, located on the
south plat boundary. The driveway designs shall include a stop sign and stop bar. The
Developer shall provide an $10,000 security with the final plat for the construction of a
commercial driveway apron and modifications to the existing driveway entrance on the south
west plat boundary.
An at-grade parking lot will be constructed to provide for employee and guest parking
meeting the minimum parking requirements.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 33 OOFF 88
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, building and parking lot
construction shall be from a single rock construction entrance on Keswick Loop.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS
The Park Dedication requirement for the parent parcel has not been paid and will be satisfied
through a cash contribution with the final plat, calculated as follows:
(5.55 acres - 0.47 acres) x $8,078.00 = $41,036.24
Area of
Lot 1 , Block 1
Less the area of
ROW dedication
Commercial Park
Dedication Rate
Commercial Park
Dedication
The United Christian Academy development includes the construction of a pedestrian trail
along the north side of Keswick Loop adjacent to the parcel parent, connecting to the existing
trail system along CSAH 70.
UUTTIILLIITTIIEESS
SSAANN IITTAARRYY SSEE WWEERR
Keswick Medical Addition is located within subdistrict SC-13420 of the South Creek sanitary
sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be
conveyed via existing trunk sanitary sewer to the MCES Elko/New Market Interceptor and
continue to the Empire Wastewater Treatment Facility. The downstream facilities have
sufficient capacity to serve the proposed commercial development.
Development of United Christian Academy (UCA) to the south of the parent parcel includes
the extension of public sanitary sewer to serve upstream properties within subdistrict SC-
13420. The Developer for Keswick Medical Addition shall dedicate the necessary permanent
utility easements on the final plat and connect to the extension provided by the UCA
development, consistent with the City’s Comprehensive Plan. Connection to the sanitary
sewer shall not be permitted until the downstream utilities have been tested and accepted by
the City.
The Sanitary Sewer Availability Charge will be collected for the proposed building and will be
required to be paid with the application for a building permit.
WWAATTEERRMMAAIINN
Development of United Christian Academy (UCA) to the south of the parent parcel includes
the extension of public 8” watermain through the parent parcel to serve the Keswick Medical
Addition. The Developer for Keswick Medical Addition shall dedicate the necessary
permanent utility easements on the final plat and connect to the watermain provided by the
UCA development, consistent with the City’s Comprehensive Plan. Connection to the
watermain will not be permitted until the utility has been tested and accepted by the City.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 44 OOFF 88
The parent parcel is located within a “Future Boosted Pressure Zone” as identified in the City’s
Water Plan. Due to the elevation of the site and no redundancy in the City’s service, water
pressures for the site are below typical adequate domestic and fire suppression requirements.
In order to provide adequate service, the City plans to extend watermain from the east,
providing a redundant connection the City’s high pressure trunk watermain. Additionally, the
City will construct a booster station to increase service pressures. The City’s water extension
and booster station improvements are expected to be completed in 2023. Any improvements
necessary to construct the proposed improvements with the existing service pressures will be
required to be completed by the Developer.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the building permit application and final construction plans.
OOVVEERRHHEEAADD LLIINN EESS
There are no overhead utilities adjacent to the parent parcel.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Keswick Medical Addition is located within subdistrict ML-082 of the Marion Lake stormwater
district as identified in the City’s Water Resources Management Plan.
Development of Keswick Medical Addition includes minor rate control modifications to the
existing private detention basin and filtration basin. The private basins will be located on Lot
1, Block 1 and will continue to treat the Candlewood Suites site to the west of the parent
parcel along with the Keswick Medical Addition site runoff. The Developer and Candlewood
Suites property owner shall sign a private shared maintenance agreement for the stormwater
basins and dedicate a maintenance easement over the basin areas prior to City Council
consideration of the final plat. The stormwater management 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 Certificates of Occupancy will
not be issued until a soils report and an as-built certified grading plan have been submitted
and approved by City staff.
Keswick Medical Addition 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.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 55 OOFF 88
SSTTOORRMM SSEEWWEERR
Development of Keswick Medical Addition includes minor improvements to the privately
owned and maintained storm sewer system.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be
paid with the final plat, calculated as follows:
(241,746 SF - 20,333 SF) x $0.25 / SF = $55,353.25
Area of
Lot 1 , Block 1
Less the area of
ROW dedication
Commercial Area
Charge
Trunk Storm Sewer
Area Charge
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 Keswick Medical Addition includes the construction of a privately owned and
maintained retaining wall. The proposed retaining wall will be located north of the parking lot
and building adjacent to the existing private stormwater basins. 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. Additionally, an encroachment
agreement is required with the final plat for the retaining wall proposed within drainage and
utility easements prior to recording the final plat.
The Developer shall post a $100,000 security with the final plat for the construction of the
wall, which will be released when the wall is completed and certified by the design engineer
following construction.
FEMA FLOODPLAIN ANALYSIS
Keswick Medical Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X, which
is not designated as a Special Flood Hazard Area (SFHA) as determined by FEMA.
WWEETTLLAANNDDSS
The wetland delineation and replacement plan for the site was completed with the adjacent
Candlewood Suites development to the west of the parent parcel. The wetland on the site
was mitigated with the Candlewood Suites development.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 66 OOFF 88
TTRREEEE PPRREESSEERRVVAATTIIOONN
The site was mass graded with development of the Candlewood Suites site. There are no
significant trees on the parent parcel.
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. An on-site
preconstruction meeting shall be held with the City prior to the issuance of a building permit.
The MS4 Administration Fee has not been collected on the parent parcels and must be paid
with the final plat.
SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Keswick Medical Addition.
CONSTRUCTION COSTS
Retaining Wall $100,000.00
Driveway Entrances
Erosion Control, Grading and Restoration
10,000.00
15,240.00
SUBTOTAL - CONSTRUCTION COSTS $ 125,240.00
OTHER COSTS
Developer’s Design (3.0%) $ 3,757.20
Developer’s Construction Survey (2.5%) 3,131.00
City’s Legal Expense (0.5%) 626.20
City Construction Observation (5.0%) 6,262.00
Developer’s Record Drawing (0.5%) 626.60
Landscaping 30,000.00
Street Lights 2,800.00
Lot Corners/Iron Monuments 100.00
SUBTOTAL - OTHER COSTS $47,302.60
TOTAL PROJECT SECURITY $ 172,542.60
The street light security totals $2,800.00 which consists of two (2) mast-arm street light at
$1,400 each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
$100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all
irons have been placed following site grading, street and utility construction.
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 77 OOFF 88
CCAASSHH FFEEEESS
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
606.93 lf x $.2832/ff/qtr. x 4 qtrs. = $687.53
Lot 1, Block 1
Keswick Loop Frontage Streetlight Operating Fee Total
A cash fee for one-year of environmental resources expenses shall be paid at the time of final
plat approval and is calculated as follows:
5.08 acres x $71.52/acre/year x 4.2 = $1,525.95
Lot 1, Block 1 Area
Environmental Resources Fee Utility Factor Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
1 units x $90.00/unit = $90.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction cost, or $3,757.20.
CASH REQUIREMENTS
Park Dedication Fee
Trunk Storm Sewer Area Charge
Lateral Sanitary Sewer Access Charge
Lateral Watermain Access Charge
MS4 Admin Fee
$41,036.24
55,353.25
15,355.83
17,760.96
304.80
Streetlight Operating Fee 687.53
Environmental Resources Fee 1,525.95
City Base Map Updating Fee 90.00
City Engineering Administration (3.00%) 3,757.20
SUBTOTAL - CASH REQUIREMENTS
$135,871.76
TOTAL - CASH REQUIREMENTS $135,871.76
KKEESSWWIICCKK MMEEDDIICCAALL AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
OOCCTTOOBBEERR 1122,, 22002222
PPAAGGEE 88 OOFF 88
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary and final plat, site plan, grading and
erosion control plan, and utility plan for Keswick Medical Addition, subject to the
requirements and stipulations within this report.