HomeMy WebLinkAboutItem 05 Ardmor VillageCity of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: February 22, 2023
Subject: Packet Material for the March 2, 2023 Planning Commission Meeting
Agenda
Item: Ardmor Manufactured Home Park Conditional Use Permit
Action Deadline: March 28, 2023
BACKGROUND
Independence Engineering, on behalf of Ardmor MHC LLC, has submitted a conditional
use permit application to add six manufactured home units in the RSMH, Single Family
Manufactured Home Park District. Ardmor Manufactured Home Park is located east of
Cedar Avenue (CSAH 23) and north of Lakeville Boulevard (CSAH 50).
The Ardmor CUP plans have been distributed to Engineering Division staff for review.
EXHIBITS
A. Aerial Location Map
B. Zoning Map
C. Overall Existing Conditions
D. Demolition Plan
E. Site Plan
F. Grading and Utility Plan
G. Project Narrative
PLANNING A NALYSIS
Existing Conditions. The property is currently developed as a manufactured home park
with approximately 340 units. The park was constructed in the early 1970s. The area
proposed for the expansion was previously used for RV and boat parking and was
surrounded by a wooden fence and gate. The site also includes a mailbox station, across
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from Caesar Street, that will remain, as well as some off-street parking spaces that will be
removed. The existing wood fence will remain along much of Shakespeare Boulevard and
will be repaired as needed. The remainder of the fence along Brutus Drive will be
removed along with the paved and gravel parking areas and an existing
dirt/bituminous/concrete pile within the fenced area. Grass will be established in the
areas not covered by concrete pads and parking sites. (Exhibit D)
Proposed Units. Ardmor MHP proposes to add six homesites to the existing park, in an
area that was previously used as RV parking and storage. Each of the proposed sites
includes a 16’ by 66’ concrete pad, a paved off-street parking pad to accommodate two
passenger vehicles, and a paved walkway from the parking area to the pad site. (Exhibit E)
Adjacent Land Uses. Adjacent land uses and zoning are as follows:
North – Single-family homes (RS-3)
East – Undeveloped land (City of Farmington)
South – Undeveloped land (C-2), East Branch of South Creek (P/OS)
West – Cedar Avenue (CSAH 23), Detached townhomes (RST-2)
Lot Setbacks. Section 11-55-15.B.8 establishes individual manufactured home lot
setbacks based on when the park was created. For Ardmor MHP, all manufactured homes
must be a minimum of 20 feet from a street surface and a minimum of 20 feet from an
adjacent manufactured home. The proposed units all meet these setback requirements.
MUSA. The Ardmor MHP is located within the current MUSA.
GENERAL P ERFORMANCE STANDARDS
A conditional use permit application has been submitted to add units to a manufactured
home park in the RSMH District. Section 11-4-7 lists the following performance
standards for conditional use permits:
A. The use and the site in question shall be served by a street of sufficient capacity to
accommodate the type and volume of traffic which would be generated and adequate
right of way shall be provided.
Brutus Drive and Shakespeare Boulevard are private streets of sufficient capacity to serve
the site, including vehicle trips generated by six additional homesites.
B. The site design for access and parking shall minimize internal as well as external traffic
conflicts and shall be in compliance with chapter 19 of the Zoning Ordinance.
Access to the sites will be from Brutus Drive. No vehicle access to the homesites will be
from Shakespeare Boulevard, which serves as a private collector road within the park.
C. If applicable, a pedestrian circulation system shall be clearly defined and appropriate
provisions made to protect such areas from encroachment by parked or moving vehicles.
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Not applicable.
D. Adequate off-street parking and off-street loading shall be provided in compliance
with chapters 19 and 20 of the Zoning Ordinance.
Two paved, off-street parking spaces are being provided for each of the new homesites.
This complies with Section 11-19-13, which requires two off-street spaces per single
family home.
E. Loading areas and drive-up facilities shall be positioned so as to minimize internal site
access problems and maneuvering conflicts, to avoid visual or noise impacts on any
"adjacent" residential use or district, and provided in compliance with chapter 20 of this
title.
Not applicable.
F. Whenever a nonresidential use "is adjacent to" a residential use or district, a buffer area
with screening and landscaping shall be provided in compliance with chapter 21 of this
title.
Not applicable.
G. General site screening and landscaping shall be provided in compliance with chapter
21 of this title.
There are some existing trees within the expansion area, mostly along the south property
line, that will remain on site. No additional plantings are proposed at this time.
H. All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right of way or neighboring residential uses or districts, and shall be in compliance
with section 11-16-17 of the Zoning Ordinance.
No additional lighting is proposed to be added to the site.
I. Potential exterior noise generated by the use shall be identified and mitigation measures
as may be necessary shall be imposed to ensure compliance with section 11-16-25 of the
Zoning Ordinance.
Not applicable.
J. The site drainage system shall be subject to the review and approval of the city engineer.
The Engineering Division has reviewed and determined that no changes to the site
drainage system are required.
K. The architectural appearance and functional design of the building and site shall not be
so dissimilar to the existing or potential buildings and area so as to cause a blighting
influence. All sides of the principal and accessory structures are to have essentially the
same or coordinated, harmonious exterior finish materials and treatment.
Not applicable.
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L. Provisions shall be made for daily litter control, an interior location for recycling, and
trash handling and storage or an outdoor, enclosed receptacle area shall be provided in
compliance with section 11-18-11 of the Zoning Ordinance.
Each homesite is responsible for their own trash and recycling removal.
M. All signs and informational or visual communication devices shall be in compliance
with chapter 23 of the Zoning Ordinance.
No additional signage is proposed to be added with these units.
N. The use and site shall be in compliance with any federal, state or county law or
regulation that is applicable and any related permits shall be obtained and documented to
the city.
Not applicable.
O. Any applicable business licenses mandated by this code are approved and obtained.
Not applicable.
P. The hours of operation may be restricted when there is judged to be an incompatibility
with a residential use or district.
Not applicable
Q. The use complies with all applicable performance standards of the zoning district in
which it is located and where applicable, any nonconformities shall be eliminated.
Not applicable.
R. All additional conditions pertaining to a specific site are subject to change when the
council, upon investigation in relation to a formal request, finds that the general welfare
and public betterment can be served as well or better by modifying or expanding the
conditions set forth herein.
Not applicable.
RECOMMENDATION
Planning Department staff recommends approval of the Ardmor MHP conditional use
permit, subject to the following stipulations:
1. That the site be developed in accordance with the plans approved by the City Council.
Findings of Fact for approval of the conditional use permit request are attached.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
City of Lakeville
Site Location Map
Ardmor Manufactured
Home Park CUP
EXHIBIT A
LAKEVILL
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DGLADE AVEGEMINI TRL
City of FarmingtonCEDAR AVE (CSAH 23)Ardmor Manufactured
Home Park
210TH ST
205TH ST
Location of additional units&
City of Lakeville
Zoning Map
Ardmor Manufactured
Home Park CUP
LAKEVILL
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DGLADE AVEGEMINI TRL
City of FarmingtonCEDAR AVE (CSAH 23)Ardmor Manufactured
Home Park
210TH ST
205TH ST
EXHIBIT B
Location of additional units&RSMH
C-2
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C-2
C-2
I-2
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RM-2
RST-2
RS-4
RS-3
RST-2
P/OS
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XXXXOHEOHEEXISTING RIGHT-OF-WAYEXISTING PROPERTY LINEEXISTING EASEMENTEXISTING FENCEEXISTING TREELINEEXISTING OVERHEAD WIRESLODLODLIMIT OF DISTURBANCEEXISTING UTILITY POLE W/ GUY WIREEXISTING ELECTRIC METEREXISTING TELEPHONE PEDESTALEXISTING SANITARY MANHOLEEXISTING STORM MANHOLESDTELEGENDEXISTING WATER METEREXISTING FIRE HYDRANTWWVEXISTING WATER VALVEEXISTING LIGHTEXISTING SETBACK LINEWWEXISTING DOMESTIC WATER SERVICESANSANSANEXISTING SANITARY PIPEXXXXXX SSTTTTETWVWVWDTTDWWWWWPARCEL ID #: 22-16620-00-020OWNER: CITY OF LAKEVILLEPARCEL ID #: 22-16620-00-020OWNER: CITY OF LAKEVILLEPARCEL ID #: 22-71450-00-060OWNER: CITY OF LAKEVILLEPARCEL ID #: 22-03400-25-022OWNER: ABC LAKEVILLE , LLC.PARCEL ID #: 22-73501-02-010OWNER: J&R LAKEVILLE, LLC.PARCEL ID #: 22-16740-00-040OWNER: CITY OF LAKEVILLEPARCEL ID #: 22-02700-51-01020990 CEDAR AVENUE, CITY OF SOUTH LAKEVILLE, MN 55044TOTAL ACREAGE: 71.32 ±LISTED OWNER: ARDMOR MHC, LLC.8800 BRONX AVE N FL 2, SKOKIE, IL 60077SHAKESPEARE BLVDCAESAR DRIVEBRUTUS DRIVEANTHONY DRIVECEDAR AVENUE SHAKESPEARE B
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EEXISTINGTENNISCOURTEXISTINGRECREATIONALCENTEREXISTINGSTORMSHELTERXXXXEX. PARKEX. WOODED AREAEX. WOODED AREAEX. WOODED AREAEX. BITUMINOUS SURFACE (TYP.)EX. BITUMINOUS SURFACE (TYP.)PARCEL ID: 22-02800-76-010OWNER: ARDMOR MHC LLCACREAGE: 2.63 PARCEL ID: 22-02800-76-010OWNER: ARDMOR MHC LLCACREAGE: 2.63PARCEL ID #: 22-03400-25-030OWNER: WRC PARTNERS LPSANSANSANSANS
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SANLOCLOCLOCLOCLOCLOCLOCLOCLOCLOC LOCAREA OF CONSTRUCTIONWWWWWWWW
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SHEET OFCHECKEDDRAWNSCALEDESIGNEDDATEPROJECTID #FINAL LAND DEVELOPMENT SITE PLANS
FOR
ARDMOR VILLAGE MOBILE HOME COMMUNITY
20990 CEDAR AVENUE, CITY OF LAKEVILLE,
DAKOTA COUNTY, MN 55044
102 FARNSWORTH AVENUE, SUITE 310
BORDENTOWN, NJ 08505
(609) 496-9369 INDEPENDENCE@INDEPENDENCE.ENGINEERING
ENGINEERING LLC
REV DATE DESCRIPTION BY
01/24/2023KAL JWJ029-01001/23/23EXHIBIT C
XXXXTTGGEEEXISTING RIGHT-OF-WAYEXISTING PROPERTY LINEEXISTING EASEMENTEXISTING FENCEEXISTING CONTOUR LINE - MAJOREXISTING CONTOUR LINE - MINOREXISTING TREELINEEXISTING UNDERGROUND ELECTRICEXISTING TELEPHONE LINEEXISTING GAS SERVICEEXISTING SANITARY PIPEEXISTING UTILITY POLE W/ GUY WIREEXISTING ELECTRIC METEREXISTING TELEPHONE PEDESTALEXISTING SANITARY MANHOLEEXISTING STORM MANHOLESDTELEGENDWWEXISTING DOMESTIC WATER SERVICEEXISTING WATER METEREXISTING FIRE HYDRANTWWVEXISTING WATER VALVEEXISTING FEATURE TO BE REMOVEDTBRCCEXISTING CABLE/COMMS WIRE3033EXISTING LIGHTEXISTING SETBACK LINESANSANSANXXXBLDG-HGT-12.418" MAPLE30" TRIPLE ASH15" SPRUCE15" SPRUCE12" SPRUCE9" SPRUCE12" SPRUCEDIRT/ BIT/ CONC PILESEEET T T T T T
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960961962960 EX. WOODENFENCEEX. PARKINGEX. PARKINGTT968967 TBRTBRTBRTBREX. FENCEAND GATETBRTBRTBREX. WOODENFENCETO REMAINTO REMAINEX. WOODENFENCETO REMAINTBRTBRCEDAR AVENUE(VARIABLE-WIDTH PUBLIC RIGHT-OF WAYAKA C.A.S.H. NO 23)N89° 57' 00"E165.00'S89° 56' 00"E2638.10'S00° 26' 00"W693.18'EX. LIGHTTBRTO REMAINEX. LIGHTTO REMAINAPPROX. LOCATIONOF WATER TO BEFIELD VERIFIEDWWWWWWWWWWWWWWWWWSANSANSANSANSANSANSANSAN40.00' DRAINAGE &UTUILITY EASE. NO.5R/W PLAT 228, 228ADOC. NO. 1894995329'EX. GRAVELTBRTBREX. SANITARY MHTOC: 950.81INV: 930.71EX. SANITARY MHTOC: 95094INV: 930.04300 15GRAPHIC SCALE: 1" = 30'7C310DEMOLITION PLAN1" = 30'3GENERAL DEMOLITION NOTES:1. ALL CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR PRIOR TO SUBMITTING A BID, AND SHALL BE ADJUSTED IF NECESSARY.BASE MAP AND BOUNDARY INFORMATION SHOWN HEREON TAKEN FROM A PLAN ENTITLED "TOPOGRAFIC SURVEY" PREPARED BYNORTHSTAR SURVEYING, 310 EAST STREET, LITCHFIELD, MINNESOTA, DATED 10/17/2022. COORDINATED BY BUREAU VERITAS, 510E. MEMORIAL ROAD, SUITE A-1, OKLAHOMA CITY, OKLAHOMA.2. CONTRACTOR IS RESPONSIBLE TO CALL DIG SAFE 811 FOR UTILITY MARK OUT PRIOR TO ANY EXCAVATION.3. CONTRACTOR IS RESPONSIBLE FOR FIELD VERIFYING ANY EXISTING SITE IMPROVEMENTS AND UTILITIES. ALL DISCREPANCIESSHALL BE IDENTIFIED TO THE ENGINEER IN WRITING PRIOR TO COMMENCEMENT OF CONSTRUCTION.4.ALL DEMOLITION SHALL BE PERFORMED IN STRICT ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL REGULATIONS.5. DEMOLITION SHALL PROCEED FROM THE TOP OF THE STRUCTURE TO THE GROUND.6. ALL DEMOLITION WORK SHALL BE COMPLETED ON A GIVEN FLOOR OF A BUILDING BEFORE ANY STRUCTURAL ELEMENTS OF THELOWER FLOORS ARE DISTURBED.7. CONCRETE AND MASONRY SHALL BE DEMOLISHED IN SMALL SECTIONS.8. STRUCTURAL MEMBERS SHALL BE REMOVED AND LOWERED TO THE GROUND USING HOISTS, DERRICKS, AND/OR OTHERINDUSTRY-ACCEPTED METHODS.9. CONCRETE SLABS-ON-GRADE SHALL BE BROKEN UP UNLESS OTHERWISE DIRECTED.10. DEMOLITION EQUIPMENT SHALL BE LOCATED SPARSELY THROUGHOUT THE STRUCTURE AND MATERIALS REMOVED IN A MANNERTO AVOID THE IMPOSITION OF EXCESSIVE LOADS ON REMAINING STRUCTURAL ELEMENTS.11. INTERIOR AND EXTERIOR SHORING, BRACING, AND/OR SUPPORTS SHALL BE PROVIDED TO PREVENT MOVEMENT, SETTLEMENT,AND COLLAPSE OF STRUCTURES TO BE DEMOLISHED AND ADJACENT FACILITIES.12. ALL FOUNDATION WALLS, FOOTINGS, AND OTHER MATERIALS WITHIN THE FOOTPRINT OF THE FUTURE STRUCTURE SHALL BEDEMOLISHED. ALL OTHER FOUNDATION SYSTEMS SHALL BE DEMOLISHED TO A DEPTH OF NO LESS THAN TWELVE (12) INCHESBELOW THE GRADE OF PROPOSED PAVEMENT. BASEMENT FLOOR SLABS SHALL BE BROKEN. ALL OPEN UTILITY LINES SHALL BESEALED WITH CONCRETE.13. COVERED PASSAGEWAYS SHALL BE ERECTED ADJACENT TO AREAS OF DEMOLITION TO PROVIDE SAFE PASSAGE TOPEDESTRIANS. ALL DEMOLITION OPERATIONS SHALL BE PERFORMED TO PREVENT DAMAGE TO STRUCTURES AND ADJACENTBUILDINGS, AND INJURY TO PERSONS.14. EXPLOSIVES SHALL NOT BE USED WITHOUT PRIOR WRITTEN CONSENT OF OWNER AND AUTHORITIES HAVING JURISDICTION.15. DEMOLITION SHALL BE PERFORMED TO MINIMIZE INTERFERENCE WITH ROADS, STREETS, WALKS, AND OTHER WAYS. ROADS,STREETS, WALKS, AND OTHER WAYS SHALL NOT BE CLOSED WITHOUT PRIOR WRITTEN CONSENT OF OWNER AND AUTHORITIESHAVING JURISDICTION. ALTERNATE TRAVEL ROUTES SHALL BE PROVIDED AROUND CLOSED OR OBSTRUCTED WAYS IF REQUIREDBY AUTHORITIES HAVING JURISDICTION.16. WATERING, TEMPORARY ENCLOSURES, AND/OR OTHER APPROPRIATE METHODS SHALL BE EMPLOYED AS NECESSARY TOMINIMIZE THE AMOUNT OF DUST LEAVING THE DEMOLITION SITE. ADJACENT IMPROVEMENTS SHALL BE CLEANED OF ALL DUSTAND DEBRIS CAUSED BY DEMOLITION OPERATIONS. ALL ADJACENT AREAS SHALL BE RETURNED TO THE CONDITIONS INEXISTENCE AT THE COMMENCEMENT OF WORK.17. DEMOLITION SHALL BE PERFORMED TO PREVENT UNAUTHORIZED ENTRY OF ANY PERSONS TO THE SITE AT ANY TIME.18. BELOW GRADE AREAS AND VOIDS RESULTING FROM DEMOLITION OF STRUCTURES AND FOUNDATIONS SHALL BE FILLED WITHSOIL MATERIALS CONSISTING OF STONE, GRAVEL, AND SAND, FREE FROM DEBRIS, TRASH, FROZEN MATERIALS, ROOTS, ANDOTHER ORGANIC MATTER. STONES LARGER THAN SIX (6) INCHES IN DIMENSION SHALL NOT BE USED. DEMOLITION MATERIALSMAY NOT BE USED AS FILL. AREAS TO BE FILLED SHALL BE FREE STANDING WATER, FROST, FROZEN MATERIAL, TRASH, ANDDEBRIS PRIOR TO FILLING. FILL MATERIALS SHALL BE PLACED IN HORIZONTAL LAYERS NOT EXCEEDING SIX (6) INCHES IN LOOSEDEPTH, AND EACH COMPACTED TO 95% OPTIMUM DRY DENSITY. THE SURFACE SHALL BE GRADED TO MEET ADJACENTCONTOURS AND TO PROVIDE ADEQUATE SURFACE DRAINAGE AWAY FROM FILL AREA.19. ALL DEBRIS, RUBBISH, SALVAGEABLE ITEMS, AND HAZARDOUS AND COMBUSTIBLE MATERIALS SHALL BE REMOVED FROM THESITE AT THE EARLIEST POSSIBLE TIME. MATERIALS TO BE REMOVED MAY NOT BE STORED, SOLD, OR BURNED ON SITE.HAZARDOUS AND COMBUSTIBLE MATERIALS SHALL BE REMOVED IN CONFORMANCE WITH ALL FEDERAL, STATE, AND LOCALREGULATIONS, AND PROCEDURES ENFORCED BY THE FIRE DEPARTMENT AND OTHER AUTHORITIES HAVING JURISDICTION.20. ALL UTILITIES SERVICING STRUCTURES TO BE DEMOLISHED SHALL BE DISCONNECTED, SHUT OFF, AND SEALED IN CONCRETEPRIOR TO THE COMMENCEMENT OF DEMOLITION. ALL UTILITY, DRAINAGE, AND SANITARY LINES SHALL BE MARKED FOR POSITIONPRIOR TO DISCONNECTION, AND ALL ACTIVE LINES SHALL BE PROTECTED CONSISTENT WITH ACCEPTED INDUSTRY STANDARDS.ALL UTILITY SERVICES TO BE INTERRUPTED SHALL BE CLEARLY MARKED PRIOR TO DEMOLITION, AND ALL LOCAL UTILITYAGENCIES SHALL BE NOTIFIED TO ENSURE THE CONTINUATION OF SERVICE.21. ALL EXISTING UTILITIES SHALL BE REMOVED, AS NECESSARY, IN ACCORDANCE WITH LOCAL UTILITY AGENCY REQUIREMENTS.22. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY PRECAUTIONS NECESSARY.23. TEMPORARY SEEDING TO BE IN ACCORDANCE WITH LOCAL AND STATE EROSION AND SEDIMENT CONTROL STANDARDS.
N:\029 LAKESHORE MANAGEMENT\010 ARDMOR VILLAGE LAKEVILLE MN\PROJECT ENGINEERING\DRAWINGS\029010-S-DEMO - MARK SHEARER-2023-01-24
SHEET OFCHECKEDDRAWNSCALEDESIGNEDDATEPROJECTID #FINAL LAND DEVELOPMENT SITE PLANS
FOR
ARDMOR VILLAGE MOBILE HOME COMMUNITY
20990 CEDAR AVENUE, CITY OF LAKEVILLE,
DAKOTA COUNTY, MN 55044
102 FARNSWORTH AVENUE, SUITE 310
BORDENTOWN, NJ 08505
(609) 496-9369 INDEPENDENCE@INDEPENDENCE.ENGINEERING
ENGINEERING LLC
REV DATE DESCRIPTION BY
01/24/2023KAL JWJ029-01001/23/23ESCEXHIBIT D
XXXBLDG-HGT-12.4OHWTOC= 965.68INV= 962.15(FULL OF WATER)BENCHMARK=CAST IRON MONUMENT= 963.05SHA
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DBRUTUS DREX. WOODENFENCEEX.MAILBOXESSSEX. ASPHALTSURFACEEX. LIGHTEX. LIGHTEX. SIGNEX. FLAGPOLEEX. ASPHALTSURFACEEX. SIGNEX. SIGNEX. SIGNEX. SIGNEX. SIGNEX. SIGNEX. SIGNEX. SIGNTTTTETWVWVWEX. TRAILERHOMEDEX. WOODENFENCEEX. WIREFENCEEX. WIREFENCEEX. WOODEN FENCE TOREMAIN ALONGSHAKESPEARE BLDV. REPAIRWITH SAME WHERE NEEDED.TTEX. WOODENFENCEEX. WOODENFENCECEDAR AVENUE(VARIABLE-WIDTH PUBLIC RIGHT-OF WAYAKA C.A.S.H. NO 23)40.00' DRAINAGE &UTUILITY EASE. NO.5R/W PLAT 228, 228ADOC. NO. 18949929'PROP. 16' x 66'CONC. PAD1234565'R5'R5'R5'RPROP.20'x18' DRIVEWAYPROP.40'x3' WALKWAYPROP.40'x3' WALKWAYPROP.20'x18' DRIVEWAYPROP.20'x18' DRIVEWAYPROP.30'x3' WALKWAYPROP.20'x18' DRIVEWAYPROP.40'x3' WALKWAYPROP. 16' x 66'CONC. PADPROP. 16' x 66'CONC. PADPROP. 16' x 66'CONC. PADP
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PROP.40'x3' WALKWAYPROP.20'x18' DRIVEWAYPROP.GRASSPROP.GRASS3'RPROP. 16' x 66'CONC. PAD5'RWVWVWVWVWVWVWVWVWV
PROP.30'x3' WALKWAYPROP.24'x10' DRIVEWAYSPROP. 4' MAX. HIGHRETAINING WALL(2' BEHIND CURB)20.00'20.00'20.00'20.00'5'R5'R20.00'20.00'22.25'PROP.GRASS5'RPROP. SANITARYMANHOLEPROP. SANITARYCLEANOUT (TYP.)PROP. WATERVALVE (TYP.)XXXXEXISTING RIGHT-OF-WAYEXISTING PROPERTY LINEEXISTING EASEMENTEXISTING FENCEEXISTING TREELINEEXISTING UTILITY POLE W/ GUY WIREEXISTING ELECTRIC METEREXISTING TELEPHONE PEDESTALEXISTING SANITARY MANHOLEEXISTING STORM MANHOLELEGENDEXISTING WATER METEREXISTING FIRE HYDRANTEXISTING WATER VALVESDTEWWVEXISTING LIGHTEXISTING SETBACK LINEWDSWVPROPOSED SANITARY CLEANOUTPROPOSED WATER VALVEPROPOSED WATER METERPROPOSED STORM MANHOLEPROPOSED SANITARY MANHOLE+373.62PROPOSED SPOT ELEVATION+100.25EXISTING SPOT ELEVATION300 15GRAPHIC SCALE: 1" = 30'SITE PLAN NOTES:1. PROPERTY:20990 CEDAR AVENUECITY OF LAKEVILLEDAKOTA COUNTY, MN 55044PARCEL ID: 22-02700-51-010 & 22-02800-76-010AREA: 3,221,174 SF (73.95 AC.)AREA: 114,562.8 SF (2.63AC)ZONING USE: RSMH(SINGLE FAMILY MANUFACTURED HOME PARK DISTRICT)2. OWNER:ARDMOR MHC LLC8800 N. BRONX AVENUE, SUITE 200SKOKIE, IL 60077PHONE: (847) 626-04003. APPLICANT:LAKESHORE MANAGEMENT, INC8800 N. BRONX AVENUE, SUITE 200SKOKIE, IL 60077PHONE: (847) 626-04004. ENGINEER:INDEPENDENCE ENGINEERING LLC102 FARNSWORTH AVENUE, SUITE 310BORDENTOWN, NJ 08505PHONE: (609) 496-93695. SURVEYOR:NORTHSTAR SURVEYING310 EAST DEPOT STREETLITCHFIELD CITY, MINNESOTA 55355PHONE: (320) 693-37106. ALL CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR PRIOR TO SUBMITTING A BID, AND SHALL BE ADJUSTED IF NECESSARY.NO ADDITIONAL COMPENSATION WILL BE GRANTED AFTER A BID AWARD FOR ANY EQUIPMENT, MATERIAL, OR LABOR REQUIREDTO MODIFY THE DESIGN TO MATCH FIELD CONDITIONS.7. BASE MAP AND BOUNDARY INFORMATION SHOWN HEREON TAKEN FROM A PLAN ENTITLED "TOPOGRAFIC SURVEY" PREPARED BYNORTHSTAR SURVEYING, 310 EAST STREET, LITCHFIELD, MINNESOTA, DATED 10/17/2022. COORDINATED BY BUREAU VERITAS,510E. MEMORIAL ROAD, SUITE A-1, OKLAHOMA CITY, OKLAHOMA.8. PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUESTED PERMITSAND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UNTIL THE CONTRACTOR HASRECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS PROVIDED BY ALL APPLICABLE PERMITTINGAUTHORITIES.9. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS AND THE REQUIREMENTS ANDSTANDARDS OF THE LOCAL GOVERNING AUTHORITY.10. SITE CLEARING SHALL INCLUDE THE LOCATION AND REMOVAL OF ALL UNDERGROUND TANKS, PIPES, VALVES, ETC. CONTRACTORSHALL REPAIR ANY DISTURBED AREAS TO EXISTING CONDITION, INCLUDING PAVED AREAS AND LANDSCAPED AREAS.11. SOLID WASTE SHALL BE DISPOSED OF BY CONTRACTOR IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL REGULATIONS.12. ALL UNSUITABLE EXCAVATED MATERIAL SHALL BE TRANSPORTED TO AN APPROVED DISPOSAL LOCATION.13. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SHORING REQUIRED DURING CONSTRUCTION. SHORING SHALL BECONSTRUCTED AND MAINTAINED IN ACCORDANCE WITH CURRENT OSHA STANDARDS. CONTRACTOR SHALL MAKE SUFFICIENTADDITIONAL PROVISIONS TO ENSURE STABILITY OF ALL CONTIGUOUS AND ADJACENT STRUCTURES, AS FIELD CONDITIONS MAYDICTATE.14. CONTRACTOR AND ANY SUBCONTRACTORS SHALL CARRY STATUTORY WORKERS' COMPENSATION INSURANCE, EMPLOYERS'LIABILITY INSURANCE, AND COMMERCIAL GENERAL LIABILITY INSURANCE AT REQUIRED LIMITS OF COVERAGE. ALLCONTRACTORS SHALL HAVE CGL POLICIES ISSUED TO INCLUDE INDEPENDENCE ENGINEERING LLC, WITH ITS SUBCONSULTANTSLISTED AS ADDITIONAL INSURED. ALL CONTRACTORS MUST FURNISH INDEPENDENCE ENGINEERING LLC WITH CERTIFICATES OFINSURANCE PRIOR TO THE COMMENCEMENT OF WORK, AND UPON RENEWAL OF EACH POLICY DURING THE TERM OFCONSTRUCTION. CONTRACTOR SHALL INDEMNIFY AND HOLD HARMLESS INDEPENDENCE ENGINEERING LLC AND ITSSUBCONSULTANTS AGAINST ANY DAMAGES, LIABILITIES, OR COSTS, INCLUDING REASONABLE ATTORNEYS' FEES AND DEFENSECOSTS CONNECTED WITH THE PROJECT, INCLUDING ALL CLAIMS BY CONTRACTOR'S EMPLOYEES, TO THE FULLEST EXTENTPERMITTED BY LAW.15. NEITHER THE PROFESSIONAL ACTIVITIES OF INDEPENDENCE ENGINEERING LLC NOR THE PRESENCE OF ITS EMPLOYEES AT THEPROJECT SITE SHALL RELIEVE THE CONTRACTOR OF ITS DUTIES, OBLIGATIONS, AND/OR RESPONSIBILITIES, INCLUDING BUT NOTLIMITED TO CONSTRUCTION MEANS, METHODS, SEQUENCING AND/OR PROTOCOLS NECESSARY FOR PERFORMING,COORDINATING, AND/OR SUPERINTENDING THE WORK IN ACCORDANCE WITH THE PROJECT DOCUMENTS AND APPLICABLEHEALTH AND SAFETY REGULATIONS. THE CONTRACTOR SHALL BEAR SOLE RESPONSIBILITY FOR SITE SAFETY PLANNING,PROVISIONING, IMPLEMENTATION, AND MAINTENANCE. INDEPENDENCE ENGINEERING LLC BEARS NO AUTHORITY TO EXERCISECONTROL OVER CONTRACTOR OR ITS EMPLOYEES IN CONNECTION WITH CONSTRUCTION.16. INDEPENDENCE ENGINEERING LLC SHALL REVIEW AND TAKE APPROPRIATE ACTION ON SUBMITTALS TO BE SUBMITTED BYCONTRACTOR PRIOR TO THE COMMENCEMENT OF CONSTRUCTION, INCLUDING BUT NOT LIMITED TO SHOP DRAWINGS, PRODUCT,DATA, AND MATERIAL SAMPLES. INDEPENDENCE ENGINEERING LLC SHALL REVIEW SUBMITTALS ONLY FOR CONSISTENCY WITHTHE DESIGN DRAWINGS. SUBMITTALS SHALL NOT BE REVIEWED FOR CONSTRUCTION MEANS AND METHODS, COORDINATION OFTRADES, OR SITE SAFETY, WHICH ARE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. INDEPENDENCE ENGINEERING LLCSHALL NOT BE LIABLE FOR DEVIATIONS OR THE RESULTS THEREFROM FROM THE APPROVED CONSTRUCTION DRAWINGS,UNLESS SAID DEVIATIONS ARE PROVIDED IN WRITING BY THE CONTRACTOR PRIOR TO IMPLEMENTATION, AND APPROVED INWRITING BY INDEPENDENCE ENGINEERING LLC.17. THE CONTRACTOR SHALL NOT DEVIATE FROM THE PLANS AND SPECIFICATIONS, INCLUDING THE NOTES THEREON, WITHOUTPRIOR WRITTEN AUTHORIZATION FROM INDEPENDENCE ENGINEERING LLC AND THE PROJECT OWNER. SHOULD THECONTRACTOR DEVIATE FROM THE APPROVED PROJECT DOCUMENTS, HE SHALL BEAR SOLE RESPONSIBILITY FOR FINES,PENALTIES, AND ALL COMPENSATORY AND PUNITIVE DAMAGES RESULTING THEREFROM. IN SUCH CASE, THE CONTRACTORSHALL INDEMNIFY AND HOLD INDEPENDENCE ENGINEERING LLC HARMLESS AGAINST ANY DAMAGES, LIABILITIES, OR COSTS,INCLUDING REASONABLE ATTORNEYS' FEES AND DEFENSE COSTS CONNECTED WITH THE PROJECT, INCLUDING ALL CLAIMS BYCONTRACTOR'S EMPLOYEES, TO THE FULLEST EXTENT PERMITTED BY LAW.18. DISPUTES BETWEEN INDEPENDENCE ENGINEERING LLC AND THE CONTRACTOR SHALL BE SUBMITTED TO NONBINDINGMEDIATION UNLESS THE PARTIES MUTUALLY AGREE OTHERWISE.19. THE CONTRACTOR AND ITS SUBCONTRACTORS SHALL INCLUDE A PROVISION IN THEIR CONTRACTS WITH THEIRSUBCONTRACTORS, SUBCONSULTANTS, AND SUPPLIERS, PROVIDING FOR MEDIATION AS THE PRIMARY METHOD OF DISPUTERESOLUTION BETWEEN THOSE PARTIES.20. ALL TRAFFIC SIGNS AND STRIPING SHALL FOLLOW THE REQUIREMENTS SPECIFIED IN THE “MANUAL ON UNIFORM TRAFFICCONTROL DEVICES FOR STREETS AND HIGHWAYS,” PUBLISHED BY THE FEDERAL HIGHWAY ADMINISTRATION, INCLUDING LOCALLYADOPTED REVISIONS THERETO.21. BUILDING SETBACKS SHOWN HEREON ARE MEASURED FROM THE EXTERIOR FACE OF BUILDING WALLS. SETBACKS DO NOTACCOUNT FOR ROOF OVERHANGS, ORNAMENTAL ARCHITECTURAL ELEMENTS, SIGNAGE, OR OTHER EXTERIOR EXTENSIONUNLESS OTHERWISE NOTED.22. LOCATION OF ALL EXISTING AND PROPOSED SERVICES AND CONNECTION POINTS ARE APPROXIMATE AND MUST BE CONFIRMEDINDEPENDENTLY IN THE FIELD AND WITH LOCAL UTILITY COMPANIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION OREXCAVATION. ALL DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE ENGINEER.23. THE CONTRACTOR SHALL BE RESPONSIBLE TO NOTIFY “DIG SAFE 811” 72 HOURS PRIOR TO ANY EXCAVATION ON SITE.CONTRACTOR SHALL ALSO NOTIFY LOCAL WATER AND SEWER AUTHORITIES TO MARK OUT THEIR SYSTEMS.24. THE CONTRACTOR SHALL COMPLETELY FILL BELOW-GRADE AREAS AND VOIDS RESULTING FROM THE DEMOLITION OFSTRUCTURES AND FOUNDATIONS WITH SOIL MATERIALS CONSISTING OF STONE, GRAVEL, AND SAND, FREE FROM DEBRIS, TRASH,FROZEN MATERIALS, ROOTS, AND OTHER ORGANIC MATTER. STONES SHALL NOT BE LARGER THAN 6 INCHES IN ANY DIMENSION.DEMOLITION MATERIALS MAY NOT BE USED AS FILL. FILL MATERIALS SHALL BE PLACED IN HORIZONTAL LAYERS NOT EXCEEDING6 INCHES IN LOOSE DEPTH CONTOURS AND TO PROVIDE SURFACE DRAINAGE.25. ALL DEBRIS, RUBBISH, SALVAGE, HAZARDOUS AND COMBUSTIBLE MATERIALS SHALL BE REMOVED AT THE EARLIEST POSSIBLETIME. REMOVED MATERIALS MAY NOT BE STORED, SOLD, OR BURNED ON SITE. HAZARDOUS AND COMBUSTIBLE MATERIALSSHALL BE REMOVED IN ACCORDANCE WITH PROCEDURES ADOPTED BY THE LOCAL FIRE DEPARTMENT AND OTHERJURISDICTIONAL AGENCIES.7C400SITE PLAN1" = 30'ESC4N:\029 LAKESHORE MANAGEMENT\010 ARDMOR VILLAGE LAKEVILLE MN\PROJECT ENGINEERING\DRAWINGS\029010-S-SITE - MARK SHEARER-2023-01-24
SHEET OFCHECKEDDRAWNSCALEDESIGNEDDATEPROJECTID #FINAL LAND DEVELOPMENT SITE PLANS
FOR
ARDMOR VILLAGE MOBILE HOME COMMUNITY
20990 CEDAR AVENUE, CITY OF LAKEVILLE,
DAKOTA COUNTY, MN 55044
102 FARNSWORTH AVENUE, SUITE 310
BORDENTOWN, NJ 08505
(609) 496-9369 INDEPENDENCE@INDEPENDENCE.ENGINEERING
ENGINEERING LLC
REV DATE DESCRIPTION BY
029-01001/23/23KAL JWJEXHIBIT E
LEGENDXXXXTTSANSANSANGGEEEXISTING RIGHT-OF-WAYEXISTING PROPERTY LINEEXISTING EASEMENTEXISTING FENCEEXISTING TREELINEEXISTING UNDERGROUND ELECTRICEXISTING TELEPHONE LINEEXISTING GAS SERVICEEXISTING SANITARY PIPEEXISTING UTILITY POLE W/ GUY WIREEXISTING ELECTRIC METEREXISTING TELEPHONE PEDESTALEXISTING SANITARY MANHOLEEXISTING STORM MANHOLESDTEEXISTING WATER METEREXISTING FIRE HYDRANTWCCEXISTING CABLE/COMMS WIREWVEXISTING CONTOUR LINE - MAJOREXISTING CONTOUR LINE - MINORGEXISTING GAS METER3033EXISTING LIGHTEXISTING SETBACK LINEWWEXISTING DOMESTIC WATER SERVICEWCOSWVPROPOSED TREELINEPROPOSED SHRUBLINEPROPOSED SANITARY CLEANOUTPROPOSED WATER VALVEPROPOSED WATER METERPROPOSED SANITARY MANHOLEPROP. CONTOUR - MAJORPROP. CONTOUR - MINOR00+373.62PROPOSED SPOT ELEVATION+100.25EXISTING SPOT ELEVATIONSSSWWWWWSSPROPOSED SANITARY SERVICEPROPOSED SANITARY LATERALPROPOSED WATER SERVICEPROPOSED WATER LATERALEXISTING WATER VALVEXXXBLDG-HGT-12.4EEET T T T T T
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EEEEEEEEEEEEOHW12"12"12"TOC=962.81TOP OF D.I.P.=953.51INV=950.71TOC= 965.68INV= 962.15(FULL OF WATER)BENCHMARK=CAST IRON MONUMENT= 963.05SHA
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963959958958 960966
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EX. WOODENFENCEEX. WOODENFENCECEDAR AVENUE(VARIABLE-WIDTH PUBLIC RIGHT-OF WAYAKA C.A.S.H. NO 23)N89° 57' 00"E165.00'S89° 56' 00"E2638.10'S00° 26' 00"W693.18'EX. LIGHTEX. LIGHTAPPROX. LOCATIONOF WATER TO BEFIELD VERIFIEDWWWWWWWWWWWWWWWWWSANSANSANSANSANSANSANSAN40.00' DRAINAGE &UTUILITY EASE. NO.5R/W PLAT 228, 228ADOC. NO. 18949929'EX. SANITARY MHTOC: 950.81INV: 930.71EX. SANITARY MHTOC: 95094INV: 930.04WWWWWWVWVWVWWWWWWWSSSSSSSSSSSSSSWVWVWVWVWVWV
PROP. SANITARY MHRIM: 955.00INV: 948.00PROP. SANITARY SEWER150 LF 8" PVC @ 1%+9
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+957.3+959.2+957.9+957.4+957.4+957.9+957.4+956.9+957.4+956.9+959.0+954.5+955.0+953.6+954.0+954.7+953.00+953.3+957.2+957.7+957.2+957.2+956.2+952.9+951.33+956.6+955.5+956.50+956.5+957.0+956.50+954.50+952.0+954.8+955.3+955.8+955.3+955.3+954.6+955.1+954.6+954.6+951.12+950.9+952.6+954.6+952.7+954.1+954.0+952.40+953.9+953.7+952.0+950.40+950.30+951.2FFE: 957.00FFE: 957.7FFE: 957.9F
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954PROP. 4' MAX. HIGHRETAINING WALL(2' BEHIND CURB)COCOCOCOCOPROP. 4" DOMESTICWATER SERVICEPROP. 1" WATER LATERALCO3.
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955953N:\029 LAKESHORE MANAGEMENT\010 ARDMOR VILLAGE LAKEVILLE MN\PROJECT ENGINEERING\DRAWINGS\029010-S-GRADE - MARK SHEARER-2023-01-24
SHEETOFCHECKEDDRAWNSCALEDESIGNEDDATEPROJECTID #FINAL LAND DEVELOPMENT SITE PLANS
FOR
ARDMOR VILLAGE MOBILE HOME COMMUNITY
20990 CEDAR AVENUE, CITY OF LAKEVILLE,
DAKOTA COUNTY, MN 55044
102 FARNSWORTH AVENUE, SUITE 310
BORDENTOWN, NJ 08505
(609) 496-9369 INDEPENDENCE@INDEPENDENCE.ENGINEERING
ENGINEERING LLC
REV DATE DESCRIPTION BY
01/24/2023KAL JWJ029-01001/23/23GRADING NOTES:1. SITE GRADING SHALL BE PERFORMED IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS AND THE RECOMMENDATIONSSET FORTH IN THE SOILS REPORT REFERENCED IN THIS PLAN SET. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVINGAND REPLACING ALL SOFT, YIELDING, OR UNSUITABLE MATERIALS AND REPLACING WITH SUITABLE MATERIALS AS SPECIFIED INTHE SOILS REPORT (IF ONE HAS BEEN PREPARED). ALL EXCAVATED OR FILLED AREAS SHALL BE COMPACTED TO 95% OFMODIFIED PROCTOR MAXIMUM DENSITY PER ASTM TEST D-1557. MOISTURE CONTENT AT THE TIME OF PLACEMENT SHALL NOTEXCEED 2% ABOVE NOR 3% BELOW OPTIMUM. CONTRACTOR SHALL SUBMIT A COMPACTION REPORT PREPARED BY A QUALIFIEDSOILS ENGINEER, REGISTERED IN THE STATE IN WHICH THE WORK IS PERFORMED, VERIFYING THAT ALL FILLED AREAS ANDSUBGRADE AREAS WITHIN THE BUILDING PAD AREA AND AREAS TO BE PAVED HAVE BEEN COMPACTED IN ACCORDANCE WITHTHESE PLANS AND SPECS AND THE RECOMMENDATIONS SET FORTH IN THE SOILS REPORT.2. CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF EXISTING TOPOGRAPHIC INFORMATION AND UTILITY INVERT ELEVATIONSPRIOR TO COMMENCEMENT OF ANY CONSTRUCTION. CONTRACTOR TO ENSURE 0.75% MINIMUM SLOPE AGAINST ALL ISLANDS,GUTTERS, CURBS, AND MINIMUM 0.7% SLOPE ON ALL CONCRETE AND ASPHALT SURFACES TO PREVENT PONDING. ANYDISCREPANCIES THAT MAY AFFECT THE PUBLIC SAFETY OF PROJECT COST MUST BE IDENTIFIED TO THE ENGINEER IN WRITINGIMMEDIATELY. PROCEEDING WITH CONSTRUCTION WITH KNOWN DESIGN TOLERANCE DISCREPANCIES SHALL BE AT THECONTRACTOR'S RISK.3. SUBBASE MATERIAL FOR SIDEWALKS, CURB, OR ASPHALT SHALL BE FREE OF ORGANICS AND OTHER UNSUITABLE MATERIALS.SHOULD SUBBASE BE DEEMED UNSUITABLE, SUBBASE IS TO BE REMOVED AND FILLED WITH APPROVED FILL MATERIALCOMPACTED TO 95% OPTIMUM DENSITY, AS DETERMINED BY MODIFIED PROCTOR METHOD.4. IN CASE OF DISCREPANCIES BETWEEN THE PLANS, THE SITE PLAN SHALL SUPERSEDE. CONTRACTOR SHALL NOTIFY ENGINEEROF ANY CONFLICT IMMEDIATELY.5. MAXIMUM CROSS-SLOPE OF 2.0% ON ALL SIDEWALKS, ACCESSIBLE PARKING SPACES, ACCESSIBLE ROUTES, AND ACCESSIBLESTRIPING AREAS.6. OWNER SHALL RETAIN A QUALIFIED GEOTECHNICAL ENGINEER TO TEST PERMEABILITY AND PROVIDE CONSTRUCTION PHASEINSPECTIONS OF BASIN BOTTOM MATERIALS, INCLUDING INFILTRATION AND RETENTION BASINS. CONTRACTOR SHALL REMOVEUNSUITABLE OR OVERLY COMPACT SOIL OR ROCK MATERIAL AS NEEDED TO ACHIEVE REQUIRED PERMEABILITY AS DIRECTED BYTHE OWNER'S GEOTECHNICAL ENGINEER, AND PLACED FILL SHALL HAVE A PERMEABILITY GREATER THAN OR EQUAL TO DESIGNCRITERIA.7. CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING THE OWNER'S GEOTECHNICAL ENGINEER PRIOR TO CONSTRUCTION TOCONFIRM MEANS, METHODS, AND MATERIALS, AND TO SCHEDULE REQUIRED INSPECTIONS.8. CONTRACTOR IS RESPONSIBLE FOR AS-BUILT PLANS AND GRADE CONTROL UNLESS OTHERWISE SPECIFIED IN THE CONTRACTDOCUMENTS.9. PERMANENT SEEDING TO BE IN ACCORDANCE WITH LOCAL AND STATE EROSION AND SEDIMENT CONTROL STANDARDS.10. REFER TO SITE PLAN NOTES FOR ADDITIONAL NOTES.300 15GRAPHIC SCALE: 1" = 30'7C500GRADING & UTILITY PLAN1" = 30'KAL JWJ5300 15GRAPHIC SCALE: 1" = 30'EXISTING UTILITY NOTES:1. CONTRACTOR TO LOCATE AND UTILIZE EXISTING WATER SERVICE CONNECTION IF FEASIBLE.2. IF REUSE OF EXISTING WATER SERVICE IS INFEASIBLE, THEN IT SHALL BE REMOVED AND CAPPED AT THE PUBLIC MAIN, INACCORDANCE WITH THE REQUIREMENTS AND SPECIFICATIONS OF THE CITY OF LAKEVILLE DEPARTMENT OF PUBLIC WORKS.TERMINATION MUST BE APPROVED BY THE CITY OF LAKEVILLE DEPARTMENT OF PUBLIC WORKS PRIOR TO COMPLETION.3. NEW WATER SERVICE LOCATIONS SHALL BE COORDINATED WITH THE CITY OF LAKEVILLE DEPARTMENT OF PUBLIC WORKS.4. CONTRACTOR IS RESPONSIBLE FOR ALL REQUIRED STREET OPENING PERMITS FOR REMOVAL OF EXISTING WATER SERVICESAND/OR INSTALLATION OF NEW WATER SERVICES.5. CONTRACTOR TO LOCATE AND UTILIZE EXISTING GAS SERVICE CONNECTION IF FEASIBLE.6. IF REUSE OF EXISTING GAS SERVICE IS INFEASIBLE, THEN IT SHALL BE REMOVED AND CAPPED AT THE MAIN, IN ACCORDANCEWITH THE REQUIREMENTS AND SPECIFICATIONS OF THE LOCAL GAS COMPANY. TERMINATION MUST BE APPROVED BY THELOCAL GAS COMPANY PRIOR TO COMPLETION.7. NEW GAS SERVICE LOCATIONS SHALL BE COORDINATED WITH THE LOCAL GAS COMPANY.8. CONTRACTOR IS RESPONSIBLE FOR ALL REQUIRED STREET OPENING PERMITS FOR REMOVAL OF EXISTING GAS SERVICESAND/OR INSTALLATION OF NEW GAS SERVICES.9. CONTRACTOR TO LOCATE AND UTILIZE EXISTING SANITARY SEWER SERVICE CONNECTION IF FEASIBLE AND ADEQUATELY SIZED.10. IF REUSE OF EXISTING SANITARY SEWER SERVICE IS INFEASIBLE, THEN IT SHALL BE REMOVED AND CAPPED AT THE PUBLIC MAIN,IN ACCORDANCE WITH THE REQUIREMENTS AND SPECIFICATIONS OF THE CITY OF LAKEVILLE DEPARTMENT OF PUBLIC WORKS.TERMINATION MUST BE APPROVED BY THE CITY OF LAKEVILLE DEPARTMENT OF PUBLIC WORKS PRIOR TO COMPLETION.11. NEW SANITARY SEWER SERVICE LOCATIONS SHALL BE COORDINATED WITH THE CITY OF LAKEVILLE DEPARTMENT OF PUBLICWORKS.12. CONTRACTOR IS RESPONSIBLE FOR ALL REQUIRED STREET OPENING PERMITS FOR REMOVAL OF EXISTING SANITARY SEWERSERVICES AND/OR INSTALLATION OF NEW SANITARY SEWER SERVICES.UTILITY NOTES:1. LOCATION OF ALL EXISTING AND PROPOSED SERVICES, INCLUDING BUT NOT LIMITED TO SANITARY, WATER, ELECTRIC, STORM,GAS, AND TELECOMMUNICATIONS, ARE APPROXIMATE AND MUST BE CONFIRMED INDEPENDENTLY WITH LOCAL UTILITY AGENCIESAND AUTHORITIES PRIOR TO ANY CONSTRUCTION OR EXCAVATION. ANY DISCREPANCY SHALL BE REPORTED IMMEDIATELY INWRITING TO THE ENGINEER.2. CONSTRUCTION OF SANITARY AND STORM FACILITIES SHALL BEGIN AT THE LOWEST ELEVATION (POINT OF CONNECTION) ANDPROGRESS UP GRADIENT. PROPOSED CROSSINGS WITH EXISTING UTILITIES SHALL BE FIELD VERIFIED BY TEST PIT PRIOR TOCOMMENCEMENT OF CONSTRUCTION.3. CONTRACTOR IS RESPONSIBLE TO NOTIFY DIG SAFE 811 AT LEAST SEVENTY-TWO (72) HOURS PRIOR TO ANY EXCAVATION ONSITE. CONTRACTOR SHALL ALSO NOTIFY LOCAL UTILITY AGENCIES AND AUTHORITIES TO MARK OUT FACILITIES PRIOR TOEXCAVATION.4. EXACT LOCATIONS AND SERVICE SIZES OF BUILDING UTILITY CONNECTIONS ARE SHOWN ON THE ARCHITECTURAL PLANS.CONTRACTOR SHALL NOTIFY ENGINEER OF ANY CONFLICTS PRIOR TO CONSTRUCTION.5. ALL PROPOSED UTILITIES TO BE INSTALLED UNDERGROUND UNLESS OTHERWISE SPECIFIED.6. ALL SEWER AND WATER FACILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE CITY OFLAKEVILLE DEPARTMENT OF PUBLIC WORKS.7. WATER SERVICE MATERIALS SHALL BE SPECIFIED BY THE LOCAL WATER UTILITY. ENGINEER IS NOT RESPONSIBLE FOR THECOSTS ASSOCIATED WITH FEES AND APPURTENANCES REQUIRED BY THE LOCAL WATER UTILITY.8. SANITARY SEWER MAINS SHALL BE SEPARATED FROM WATER MAINS BY AT LEAST TEN (10) FEET HORIZONTALLY. WHERE SUCHSEPARATION IS NOT POSSIBLE, SEWER AND WATER MAINS SHALL BE IN SEPARATE TRENCHES, WITH THE SEWER MAIN AT LEASTEIGHTEEN (18) INCHES BELOW THE WATER MAIN.9. ALL SEWER PIPE INSTALLED WITH LESS THAN THREE (3) FEET OF COVER, GREATER THAN TWENTY (20) FEET OF COVER, ORWITHIN EIGHTEEN (18) INCHES OF A WATER MAIN SHALL BE CONSTRUCTED OF DUCTILE IRON PIPE, UNLESS OTHERWISESPECIFIED.10. WHERE SANITARY SEWER LATERAL CONNECTIONS ARE GREATER THAN TEN (10) FEET DEEP AT THE POINT OF CONNECTION TOTHE MAIN, A CONCRETE DROP MANHOLE SHALL BE USED.11. GAS, ELECTRIC, AND TELECOMMUNICATIONS LINES LOCATED HEREON ARE APPROXIMATE. ACTUAL LOCATION AND LAYOUT FORGAS, ELECTRIC, AND TELECOMMUNICATIONS SHALL BE AT THE DIRECTION OF THE APPROPRIATE PROVIDER.12. MEANS, METHODS, AND MATERIALS SHALL BE DONE IN ACCORDANCE WITH THE OWNER'S SPECIFICATIONS. IF SAIDSPECIFICATIONS DO NOT EXIST, ALL MEANS, METHODS, AND MATERIALS SHALL BE PROVIDED CONSISTENT WITH ACCEPTEDINDUSTRY STANDARDS.ESCN:\029 LAKESHORE MANAGEMENT\010 ARDMOR VILLAGE LAKEVILLE MN\PROJECT ENGINEERING\DRAWINGS\029010-S-GRADE - MARK SHEARER-2023-01-24
SHEET OFCHECKEDDRAWNSCALEDESIGNEDDATEPROJECTID #FINAL LAND DEVELOPMENT SITE PLANS
FOR
ARDMOR VILLAGE MOBILE HOME COMMUNITY
20990 CEDAR AVENUE, CITY OF LAKEVILLE,
DAKOTA COUNTY, MN 55044
102 FARNSWORTH AVENUE, SUITE 310
BORDENTOWN, NJ 08505
(609) 496-9369 INDEPENDENCE@INDEPENDENCE.ENGINEERING
ENGINEERING LLC
REV DATE DESCRIPTION BY
01/24/2023KAL JWJ029-01001/23/23EXHIBIT F
Lakeshore Management – Ardmor Village MN January 2023
Project Narrative IE Job #029-010
- 1 -
I
Site Information
Location and Surrounding Uses
The Ardmor Village mobile home community located in the City of Lakeville, Dakota County, Minnesota
consists of approximately 340 existing mobile home lots spread over 74 acres. The community is located
in the RSMH Single Family Manufactured Home Park District, at the main address of 20990 Cedar
Avenue. The two parcels that cover the property are listed as 22-02700-51-010 and 22-02800-76-010.
The only area for proposed development at this time is the current RV storage lot located at the southwest
corner of the community.
Existing Conditions
The site for development (the existing RV parking area) is currently mostly vacant with some existing
impervious pavement and fencing. The site does include a 40 ft utility easement off of Shakespeare
Boulevard, though it does not interfere with the area for proposed new mobile homes. Utilities run along
the frontage of the site off of Brutus Drive, including underground telephone, gas and electric lines. The
area for development is bounded to the south by the park’s property line and trees, and bounded by
Shakespeare Boulevard to the west and Brutus Drive to the east, with the two roads joining at the north to
create a triangular lot that has been used as an RV and boat storage lot. Shakespeare Boulevard is the
community’s main passageway, and its access point to Cedar Avenue. Brutus Drive is a residential circle
that continues east beyond the subject vacant lot.
All utilities are available to be used.
The site in the area for development currently drains from west to east towards Brutus Drive, and from
north to south towards the bottom of Brutus Drive where it then continues east. Drainage appears to
continue east along Brutus Drive’s sloped curb and gutter, and there are storm inlets around the bend at
the southeast part of Brutus Drive.
Proposed Conditions
Lakeshore Management proposes to add up to six new mobile home units to the triangular area between
Shakespeare Boulevard and Brutus Drive, each lot complete with paved private off-street parking for two
cars and a 3 ft wide walkway from the driveway to the home’s entrance.
The existing paved area where the RVs and other recreational vehicles currently sit will be removed and
replaced with grass in all areas applicable. The two existing off-street parking areas will also be removed
and replaced with grass and new curbing and/or new private driveway as noted on the site plans.
The general flow pattern of this area will remain the same, with consideration of the new impervious
cover, for the proposed condition.
Soil Types
The soils information for the site can be found on the USDA Natural Resources Conservation Service’s
Web Soil Survey, located at http://websoilsurvey.nrcs.usda.gov. The single soil type in the site’s area for
development is indicated as Udorthents, wet (1027). This is the same soil type as is present in the rest of
the Ardmor Village community.
EXHIBIT G
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
ARDMOR MANUFACTURED HOME PARK CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On March 2, 2023 the Lakeville Planning Commission met at its regularly scheduled meeting to consider
the request of Independence Engineering, on behalf of Ardmor MHC LLC, for a conditional use permit for
a manufactured home park use in the RSMH, Single Family Manufactured Home Park District. The
Planning Commission conducted a public hearing on the proposed conditional use permit preceded by
published and mailed notice. The applicant was present and the Planning Commission heard testimony
from all interested persons wishing to speak.
FINDINGS OF FACT
1. The subject property is located in Comprehensive Planning District 5, which guides the property
for Manufactured Housing.
2. The subject site is zoned RSMH, Single Family Manufactured Home Park District.
3. The legal description of the property is attached in Exhibit A.
4. Chapter 4 of the City of Lakeville Zoning Ordinance provides that a conditional use permit may
not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
Finding: The six additional manufactured home pad sites are consistent with the guided
manufactured housing use of the property.
b. The proposed use is or will be compatible with future land uses of the area.
Finding: The six additional manufactured home pad sites are compatible with the existing
and future land uses in the area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: Provided compliance with the stipulations of the conditional use permit, the six
additional manufactured home pad sites will conform to all performance standards
contained in the Zoning Ordinance and City Code.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The six additional manufactured home pad sites can be accommodated with
existing public services and will not overburden the City’s service capacity.
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e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The streets serving this site are adequate to accommodate traffic from the six
additional manufactured home pad sites.
5. The report dated February 22, 2022 and prepared by Kris Jenson, Associate Planner is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the conditional use permit
conditioned upon compliance with the planning report prepared by Kris Jenson, Associate Planner,
dated February 22, 2023.
DATED: March 2, 2023
LAKEVILLE PLANNING COMMISSION
BY: _______________________________
Jenna Majorowicz, Chair
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Exhibit A
That part of the Southwest Quarter of Section 27, Township 114, Range 20, Dakota County, Minnesota,
lying South of a line beginning at the southeast corner of said Southwest Quarter of Section 27; thence
north 0 degrees 04 minutes 11 seconds West along the east line of said Southwest Quarter, a distance
of 865.83 feet; thence North 87 degrees 37 minutes 00 seconds West a distance of 610.37 feet; thence
North 3 degrees 00 minutes 00 seconds West a distance of 316.50 feet; thence North 2 degrees 15 minutes
00 seconds East a distance of 216.08 feet; thence North 88 degrees 45 minutes 00 seconds West a distance
of 461.93 feet; thence south 47 degrees 15 minutes 00 seconds West a distance of 610.00 feet; thence
North 71 degrees 52 minutes 11 seconds West a distance of 1167.36 feet, more or less, to the west line of
said Southwest Quarter of Section 27, and there terminating.
Dakota County, Minnesota
Abstract Property