HomeMy WebLinkAboutItem 06a - Marketplace at Cedar3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Community Development Director Tina Goodroad
Planning Manager Kris Jenson
FROM: D. Daniel Licht
DATE: 26 February 2025
RE: Lakeville – Marketplace at Cedar
TPC FILE: 135.01
ACKGROUND
Oppidan Investment Company has submitted a proposal for subdivision of 31.72 undeveloped acres
consisting of nine lots, five outlots, and public right-of-way. The subject property is located at the
southeast quadrant of Cedar Avenue (CSAH 23) and 179th Street. The submitted plans require
consideration of applications for a preliminary plat, Conditional Use Permit allowing a lot without public
street frontage, and an administrative permit allowing for shared access to public streets. A public hearing
to consider the applications has been notice for the Planning Commission meeting on 6 March 2025 at
6:00PM.
Exhibits:
A. Location Map
B. 2040 Land Use Plan Map
C. Zoning Map
D. Existing Site Survey
E. Preliminary Plat
F. Site Plans
G. Utility Plans
H. Grading Plans
I. Planting Plan
J. November 7, 2024 Plat Commission Letter
NALYSIS
Comprehensive Plan. The subject property is guided by the 2040 Lakeville Comprehensive Plan for
Corridor Mixed Uses. As applied to the Cedar Avenue corridor, Corridor Mixed Uses allow for commercial
retail, service, and office uses in standalone or mixed-use buildings together with high-density residential
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dwellings with a base density allowance of 26 to 40 dwelling units per acre (with the opportunity for up
to 45 dwelling units per acre for senior housing). The Comprehensive Plan estimates that commercial land
uses will comprise 60 percent or more of the areas guided for Corridor Mixed Uses land use. The nine
proposed commercial lots are 41.7 percent of the area of the subject property, not including public rights-
of-way or stormwater management outlots.
Zoning. The subject property is zoned M-2, Mixed Use Cedar Corridor District, which is established to
provide for development of commercial and high density residential uses that will utilize and support
transit services within the Cedar Avenue corridor. The site plan illustrates potential commercial uses of
the 11 proposed lots. Future development of the individual lots within the preliminary plat will be subject
to the uses allowed within the M-2 District and the review processes established by the Zoning Ordinance.
The table below summarizes that all of the uses as shown on the site plan, all of which are allowed within
the M-2 District.
Lot Use M-2 District
Allowance
Surrounding Uses. The table below summarizes land uses surrounding the subject property. The
proposed subdivision of nine lots for commercial uses and outlots for future high density residential
development will be compatible with existing and planned land use in the area of the subject property.
Direction Land Use Plan Zoning Map Existing Use
Lot Requirements. Section 11-66-13 of the Zoning Ordinance establishes that there is no minimum lot
area and no minimum lot area required within the M-2 District. The intent of not requiring minimum lot
requirements is to encourage the most efficient site design that maximizes the developability of the
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subject property. The preliminary plat sheet is to be revised to include a statement that no minimum lot
area and no minimum lot width is required as required by Section 10-3-2.C of the Subdivision Ordinance.
Section 11-16-5.G.1 of the Zoning Ordinance allows for Lot 8, Block 1 to not have any frontage to a public
street with approval of a Conditional Use Permit, which will be related to the Administrative Permit
necessary for shared vehicle access discussed in subsequent paragraphs.
Setbacks. Section 11-66-13 of the Zoning Ordinance requires a 10 foot setback at the perimeter of all lots
within the M-2 District except that a 30 foot setback is required for yards abutting a major collector or
arterial street. The setbacks are illustrated on the preliminary. Although site plan approval is not applied
for at this time, the principal buildings shown within Lots 1-9, Block 1all comply with applicable setback
requirements.
Right-of-Way. The subject site abuts the following streets with functional classification as established by
the Transportation Plan:
Roadway Functional
Classification
Proposed Access
th Street (CSAH 9)
Vehicle Access. Access to the nine commercial lots is proposed via a right-in from 179th Street (CSAH 9),
which is subject to review by the City Engineer and approval of the Dakota County Plat Commission.
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Pedestrian Access. As noted above, the Comprehensive Plan outlines that developments within the M-2
District are to provide for a compact form that is accessible for both vehicles and pedestrians.
▪There is an existing trail on the east side of Cedar Avenue (CSAH 23) abutting the subject property
that is shown on the submitted plans.
▪The submitted plans illustrate construction of a trail on the south side of 179th Street (CSAH 9)
between Cedar Avenue (CSAH 23) and Glacier Way.
▪There is an existing sidewalk on the west side of Glacier Way abutting the subject property that is
shown on the submitted plans.
▪The submitted plans provide for construction of a sidewalk on the north and west sides of
Glanshaw Way within the preliminary plat. Future sidewalks on the east and south sides of
Glanshaw Avenue may be considered at such time as Outlot E is final platted and developed.
▪There is a sidewalk shown along one side of the interior shared private drive with connections to
individual principal buildings within the nine commercial lots. Pedestrian connectivity to and
between each of the lots within the preliminary plat is required and will be reviewed with the
zoning and subdivision approvals for each of the lots.
Signs. The site plan illustrates a freestanding sign at the northwest corner of the subject property within
Lot 1, Block 1. Section 11-23-19.D of the Zoning Ordinance does not allow individual freestanding signs
for lots within the M-2 District. Section 11-23-15.X of the Zoning Ordinance does allow a subdivision
identification sign for Lots 1-9, Block 1 in yards abutting arterial or major collector streets, which would
apply to Cedar Avenue (CSAH 23) and 179th Street (CSAH 9). The freestanding signs allowed by Section 11-
23-15.X of the Zoning Ordinance may be up to 100 square feet in area and erected to height up to 20 feet.
A sign permit is required by Section 11-23-5 of the Zoning Ordinance prior to placement of a subdivision
identification sign upon the subject property.
Landscaping. The developer has submitted an inventory of existing trees upon the subject property, which
are generally located along the west and south plat lines. The only significant trees as defined by 10-4-
11.A of the Subdivision Ordinance are located along the south plat line straddling the boundary with the
Metro Transit Park and Ride Facility. Significant trees shown on the tree survey east of Glanshaw Avenue
are all located on the Edison at Avonlea property. The significant trees are located within the boundaries
of proposed Outlot A and Outlot B and not impacted by development of the preliminary plat.
th
Street (CSAH 9) and Gerdine Path. These plantings are not required as a condition of preliminary plat
approval, but would be necessary to comply with Section 11-66-7.A.4 of the Zoning Ordinance based upon
the uses to be developed on Lots 6 and 7, Block 1. If the developer intends to install the proposed plantings
now, that may be beneficial to allow the vegetation to establish and grow to enhance its screening effects.
5
Storm Water. The submitted plans include a proposed grading plan and Storm Water Pollution Prevention
Plan for development of Lots 1-9, Block 1; Glanshaw Avenue; and storm water basins within Outlot A, B,
and C. The stormwater basins within Outlots A and Outlot B serve only stormwater from private properties
with the outlots not being deeded to the City. The developer will be required to execute a stormwater
maintenance agreement at the time of final plat approval to provide for ownership and maintenance of
Outlot A and Outlot B. All grading, drainage, and erosion control issues are to be subject to review and
approval of the City Engineer.
Utilities. The subject property is within the current Municipal Urban Service Area (MUSA). The submitted
plans include utility plans for extension of sewer and water utilities within public right-of-way and within
the area of Lots 1-9, Block 1 to serve the individual commercial lots. All utility issues are subject to review
and approval of the City Engineer.
Easements. Section 10-4-4 of the Subdivision Ordinance requires 10 foot wide drainage and utility
easements at the perimeter of the proposed lots, which are shown on the preliminary plat. Drainage and
utility easements may be required to overlay internal sewer and water utility pipes and/or stormwater
drainage facilities. All drainage and utility easements are subject to review and approval of the City
Engineer.
Outlots. The preliminary plat includes the following outlots with their intended purpose and anticipated
ownership:
Outlot Purpose Ownership
Park Dedication. Subdivision of the subject property requires satisfaction of park dedication requirements
established by Section 10-4-8 of the Subdivision Ordinance. The 2015 Parks, Trails, and Open Space Plan
does not identify acquisition of land from the subject property for public parks. Section 10-8-4.J of the
Subdivision Ordinance provides that where land dedication is not required, the City may elect to receive
a cash fee in lieu of land at the time of final plat approval. Park dedication requirements are subject to
review of the Parks, Recreation and Natural Resources Committee and approval of the City Council.
CONCLUSION
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2. Dedication of right-of-way, street section design, and street name(s) for Glanshaw Avenue shall
be subject to review and approval of the City Engineer.
3. Access from 179th Street (CSAH 9) shall be subject to review by the City Engineer and approval of
the Dakota County.
4. An ingress-egress easement for shared access to Lots 1-9, Block 1 shall be submitted with
application for final plat approval and is subject to review and approval of the City Attorney.
5. Access to Glanshaw Avenue and the design and construction of the interior private drive shall be
subject to review and approval of the City Engineer.
6. Pedestrian connectivity to and between each of the lots within the preliminary plat is required
and will be reviewed with the zoning and subdivision approvals for each of the lots.
7. The design and construction of all sidewalks and trails within and abutting the preliminary plat is
to be subject to review and approval of the City Engineer.
8. All signs shall comply with Chapter 23 of the Zoning Ordinance Section 11-23-15.X of the Zoning
Ordinance and shall require issuance of a sign permit placement upon the subject property.
9. Placement of proposed landscaping along the east side of Glacier Way, in the area of Outlot B and
Lots 6 and 7, Block 1, shall be subject to review and approval of the City Forester and Environment
Resources Manager prior to final plat approval.
10. A stormwater maintenance agreement shall be executed at the time of final plat approval to
provide for ownership and maintenance of Outlot A and Outlot B.
11. All wetland delineations and wetland impacts or grading, drainage, and erosion control issues
shall be subject to review and approval of the City Engineer.
12. All utility issues shall be subject to review and approval of the City Engineer.
13. All drainage and utility easements shall be subject to review and approval of the City Engineer.
14. Outlot C shall be deeded to the City at the time of final plat approval for storm water management
purposes.
15. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land dedication
at final plat approval, subject to review of the Parks, Recreation, and Natural Resources
Committee and approval of the City Council.
Findings of fact for the conditional use permit are attached for your consideration.
c. Justin Miller, City Administrator
Zach Johnson, City Engineer
Joe Masiarchin, Parks and Recreation Director
Andrea McDowell-Poehler, City Attorney
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Planning Manager
Jon Nelson, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Zach Johnson, City Engineer
Julie Stahl, Finance Director
Dave Mathews, Building Official
Tina Goodroad, Community Development Director
February 18, 2025
Marketplace at Cedar
• Preliminary Plat Review
• Preliminary Grading and Erosion Control Plan Review
• Preliminary Tree Preservation Review
• Preliminary Utility Plan Review
Oppidan Investment Company has submitted a preliminary plat and conditional use permit
application for a development to be known as Marketplace at Cedar. The proposed
subdivision is located north of 181st Street, west of and adjacent to Glacier Way, east of and
adjacent to Cedar Avenue (CSAH 23), and south of and adjacent to 179th Street (CSAH 9). The
parent parcel consists of one metes and bounds parcel (PID No. 220100051014) zoned M-2,
Mixed Use Cedar Corridor District.
The preliminary plat consists of nine (9) commercial lots, and five (5) outlots on 31.72 acres.
The Developer is dedicating 0.58 acres as Cedar Avenue (CSAH 23) right-of-way, 0.39 acres as
179th Street (CSAH 9) right-of-way and 1.56 acres as Glanshaw Avenue right-of-way.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Stormwater Management Basin; to be retained by the developer (0.85 acres)
Outlot B: Stormwater Management Basin; to be retained by the developer (0.45 acres)
Outlot C: Stormwater Management Basin; to be deeded to the city (0.43 acres)
Outlot D: Future development; to be retained by the developer (6.70 acres)
Outlot E: Future development; to be retained by the developer (9.34 acres)
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The proposed development will be completed by:
Developer: Oppidan Investment Company
Engineer/Surveyor: ISG, Inc.
The Marketplace at Cedar site consists of undeveloped agricultural land generally draining
northwest to southeast. There is a property access on the west end of the site. There are
existing trees on site that will remain in place. There is an existing storm sewer outlet on the
southeast of the site. There are three existing water stubs to the site at the north, northeast
and southeast of the site. There is one existing sanitary sewer stub to the site to the east.
There is one wetland delineated on the site. There is an overhead utility line on the west side
of the site.
There are no existing easements on the parent parcel that will be vacated with the
preliminary plat. The Developer shall provide a drainage and utility easement over the
entirety of Outlot A and B and remove the outlots at the time of final plat.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Cedar Avenue (CSAH 23)
Marketplace at Cedar is located east of and adjacent to Cedar Avenue, a principal arterial
roadway, as identified in the City’s Transportation Plan. Cedar Avenue is constructed as a four-
lane divided urban roadway adjacent to the preliminary plat. Right-of-way is being dedicated
to meet the 100-foot half right-of-way requirement set forth by the Dakota County Plat
Commission.
179th Street (CSAH 9)
Marketplace at Cedar is located south of and adjacent to 179th Street, a minor arterial
roadway, as identified in the City’s Transportation Plan. 179th Street is constructed as a four-
lane divided urban roadway adjacent to the preliminary plat. Right-of-way is being dedicated
to meet the 75-foot half right-of-way requirement set forth by the Dakota County Plat
Commission.
Glanshaw Avenue
Development of Marketplace at Cedar includes the construction of Glanshaw Avenue, a local
roadway. The developer is dedicating the necessary 60-foot-wide right-of-way for the
construction of a 36-foot-wide urban section with sidewalk on one side.
Private Drives
Development of Marketplace at Cedar includes the construction of a privately owned and
maintained roadway network providing access to various commercial businesses. The
Developer shall dedicate drainage and utility and cross access easements over the private
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PPAAGGEE 33 OOFF 66
roadways. The City shall not be responsible for any repairs (including cost) to the private
roadways due to maintenance within the easement area.
Special assessment 221407 for Glacier Way construction is required to be paid at the time of
final plat.
Construction traffic access and egress for grading, utility and street construction will be
determined with each phase of construction.
Development of Marketplace at Cedar includes the construction of public sidewalks. Five-
foot-wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of
Glanshaw Avenue from Glacier Way to the existing northern terminus of Glanshaw Avenue.
The Park Dedication requirement has not been collected on the parent parcels and shall be
satisfied through a cash contribution with the final plat.
Marketplace at Cedar is located within subdistricts NC-20360 and NC-20135 of the North
Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan.
Wastewater will be conveyed through sanitary sewer to the northern trunk monitored by
meter M643A and continue to the Empire plant.
Marketplace at Cedar includes the extension of public sanitary sewer. 8-inch sanitary sewer
will be constructed along Glanshaw Avenue and Glacier Way.
The Sanitary Sewer Availability Charge has not been collected on the parent parcels and will
be required with the final plat. The fee will be based on the current rate in effect at the time of
final plat approval.
Development of Marketplace at Cedar includes the construction of public watermain. 8-inch
watermain will be constructed within the subdivision from 8-inch watermain extended at the
existing northern terminus of Glanshaw Avenue and an existing stub at Glacier Way and an
existing stub at 179th Street.
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OOVVEERRHHEEAADD LLIINN EESS
An overhead electric transmission line and poles are located along the west side of the parent
parcel. The transmission line is a high voltage line and is therefore not required to be buried,
consistent with the City’s Public Ways and Property Ordinance.
Marketplace at Cedar is located within subdistricts FO-004, FO-012, and FO-044 of the
Farmington Outlet stormwater district, as identified in the City’s Water Resources
Management Plan.
Development of Marketplace at Cedar includes the construction of one publicly-owned and
maintained stormwater management basin and three privately-owned and maintained
stormwater management basins to collect and treat the stormwater runoff generated from
the site. The basins will ultimately outlet to the storm sewer in Glacier Way at the southeast of
the site. The Developer shall enter into a maintenance agreement and grant a drainage and
utility easement to the City over the private stormwater improvements. The public
stormwater management basin will be located within Outlot C which will be deeded to the
City with the final plat. The stormwater management design is consistent with City ordinance
requirements.
Basin 4 shall be modified as necessary to meet City ordinance requirements at the time Outlot
E is final platted.
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 permits will not be issued until
a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
Marketplace at Cedar 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.
Development of Marketplace at Cedar includes the construction of public storm sewer
systems. Public storm sewer will be installed within the subdivision to collect and convey
stormwater runoff generated from within the public right-of-way and lots to the public
stormwater management basin located within Outlot C.
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Draintile construction is required in areas of non-granular soils within Marketplace at Cedar
for the street sub-cuts and lots. Any additional draintile construction, including perimeter
draintile required for building footings, which is deemed necessary during construction shall
be the developer’s responsibility to install and finance.
The Storm Sewer Charge has not been collected on the parent parcels and must be collected
with the Marketplace at Cedar final plat.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
Marketplace at Cedar is shown on the Flood Insurance Rate Map (Map No. 27037C0204E; Eff.
Date 12/2/2011) as Zone X by the Federal Emergency Management Agency (FEMA). Based on
this designation, there are no areas in the plat located within a Special Flood Hazard Area
(SFHA), as determined by FEMA.
A wetland delineation was reviewed and approved for the site on November 11, 2024. The
wetland delineation identified two wetlands on the site. Wetland A is a degraded farmed
Type 1 wetland (0.52 acres) located on the north side of the site. Wetland B is a small Type 2
wetland (0.02 acres) located along Cedar Ave.
The development plan is proposing to impact all of Wetland A. A TEP meeting was held to
review the replacement plan application no comments were received. The replacement plan
was approved February 12, 2025.
The applicant will be replacing the impacted wetlands with wetland bank credits. No impacts
to the wetland can take place until the city receives the approved wetland bank credit
withdrawal form.
No trees are proposed to be removed with the construction of Marketplace at Cedar.
All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per
the Lakeville Subdivision Ordinance. Significant trees, as identified in the Lakeville Subdivision
Ordinance, shall be protected and preserved through termination of all grading and
construction activities.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as
developing a SWPPP for the site prior to construction. Changes made throughout
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construction must be documented in the SWPPP. No grading can take place on the site until a
complete SWPPP is submitted to the City for review and approval.
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.
Engineering recommends approval of the preliminary plat, grading and erosion control plan,
tree preservation, and utility plan for Marketplace at Cedar, subject to the requirements and
stipulations within this report.
Dakota County, Maxar, Microsoft
City of Lakeville
Marketplace at Cedar
Pre Plat & CUP
Location Map
EXHIBIT A±CE
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179TH ST (CSAH 9)
GLACIER WAY
181ST ST
GLASGOW AVE
Marketplace
at Cedar
Central
Maintenance
Facility
Crossroads
of Lakeville
City of Lakeville
Marketplace at Cedar
Pre Plat & CUP
2040 Land Use Plan Map
EXHIBIT B±CE
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(
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2
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179TH ST (CSAH 9)
181ST ST
GLASGOW AVE
Marketplace
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Central
Maintenance
Facility
Crossroads
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City of Lakeville
Marketplace at Cedar
Pre Plat & CUP
Zoning Map
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Marketplace
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Central
Maintenance
Facility
Crossroads
of Lakeville
PUD
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EX CB
I=995.78 (15" RCP) NT/C=1003.89
EX CB
I=996.21 (48" RCP) N
I=996.24 (48" RCP) W
I=993.80 (SUMP)
T/C=1004.98
EX CB
I=997.78 (48" RCP) W
I=997.70 (48" RCP) E
T/C=1007.68
EX CB
I=1000.36 (RCP) N
I=1000.31 (48" RCP) E
T/C=1009.24
EX CB
I=1004.47 (15" RCP) W
I=1003.71 (15" RCP) N
I=1003.62 (15" RCP) E
T/C=1009.37
EX CB
I=1005.05 (15" RCP) E
T/C=986.60
EX CB
I=981.97 (12" RCP) E
T/C=986.56
EX CB
I=979.96 (12" RCP) SE
I=979.98 (12" RCP) NE
I=981.38 (12" RCP) W
T/C=982.56
EX CB
I=977.63 (12" RCP) NW
I=977.66 (12" RCP) SE
T/C=977.09
EX CB
T/C=976.27
EX CB
T/C=978.29
EX CB
I=973.64 (12" RCP) NE
T/C=974.56
EX CB
I=967.81 (36" RCP) E
I=967.83 (36" RCP) SW
R=1008.16
EX STM MH
I=999.86 (12" RCP) S
I=1000.06I=1003.37
I=968.70
T/C=978.30
EX CB
I=971.27 (15" RCP) SE
I=971.40 (12" RCP) NW
I=972.98 (12" RCP) SW
T/C=981.41
EX CB
T/C=980.97
EX CB T/C=981.13
EX CB
1005
98
5
990
995
1000
10
0
5
98
2
98
3
98
4
986
987
988
989
991
992
993
994
996997998999100
1
100
2
100
3
10
0
4
10
0
6
990
99
5
1000
10
0
5
989991992
99
3
99
4996997
998
999
1001
10
0
2
100
3
10
0
4
10
0
6
995 991992993994996997998
1000
999
1001
1002
1003
1004
985
99
0
995
983
984
986
98
7
98
8
98
9
99
1
992
993
994
996
997
998
999
1010
1006
1007
1008
1009
1011
1012
1013
179th STREET W.
GL
A
C
I
E
R
W
A
Y
GL
A
C
I
E
R
W
A
Y
CE
D
A
R
A
V
E
WET
WE
T
WE
T
THE EDISON AT AVONLEA (APARTMENTS)
I
990
990
995
995
1000
991
991
992
992
993
993
994
994
996
996
997
997
997
998
999
1001
1002
1003
1004
980985
990 990 977978979981982983984986
98
7
98
8
989 98
9
991 991992992993993994994
995
99
1
99
2
993
994
996
997
998
990
995
985
98
0
97
5
975
T/C=977.75
EX CB
I=970.40 (15" RCP) W
I=970.35 (18" RCP) SE
I=987.18 992
990
988
989
990
992
989
99
5
100
0
99
2
99399
4
99
6997998999100
1
100
2
100
3
29676 EXISTING
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
O
C
A
T
I
O
N
:
S
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O
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0
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-
2
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6
9
9
\
2
9
6
7
6
L
A
K
E
V
I
L
L
E
R
E
T
A
I
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D
E
V
E
L
O
P
M
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N
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-
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A
K
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N
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7
6
P
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D
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I
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9
6
7
6
C
I
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3
D
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P
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U
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D
W
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S
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P
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2
9
6
7
6
E
X
I
S
T
I
N
G
.
D
W
G
S
A
V
E
D
B
Y
:
D
A
Y
T
O
N
.
G
O
N
Y
E
A
SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C1-10
-
01/28/25
23-29676
C1-10 EXISTING SITE PLAN
---- ---- C1-10
LAKEVILLE MINNESOTA
EXISTING SITE
PLAN
0
SCALE IN FEET
60 120
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
P
R
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
O
T
D
A
T
E
:
1/
2
8
/
2
0
2
5
1
0
:
2
9
A
M
WETLAND MITIGATON
ALL EXISTING TREES WILL REMAIN IN PLACE
(SEE TREE INVENTORY FOR MORE INFORMATION)
EXISTING STORMCEPTOR OVERFLOW MANHOLE
(SEE UTILITY PLAN FOR MORE INFORMATION)
PROTECT EXISTING STORM SEWER
EXHIBIT D
BENCHMARK HYDRANT
G
G
GM
G
G G G
FO
G G
G
FO FO
V
Gas Pump
S. Line - SW 1/4
Sec. 10-114-20SW Cnr - SW 1/4
Sec. 10-114-20
METROPOLITAN COUNCIL
V
U
FOFO
FOG
G
V
V
Ele
c
t
r
i
c
E
a
s
e
m
e
n
t
p
e
r
D
o
c
u
m
e
n
t
N
o
.
1
6
6
6
6
4
0
1/2" Iron
RLS 44076 1/2" Iron
Capped/Tipped
1/2" Iron
RLS 57366
1/2" Iron
RLS 57366
1/2" Iron
RLS 44110
1/2" Iron
RLS 44110
WET
WET
WE
T
WET
WET
179th STREET W.
GL
A
C
I
E
R
W
A
Y
GL
A
C
I
E
R
W
A
Y
GL
A
N
S
H
A
W
A
V
E
CE
D
A
R
A
V
E
WET
WE
T
WE
T
THE EDISON AT AVONLEA (APARTMENTS)
KJPL AVONLEA LLC
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
9
108,321 SQ FT
2.49 AC
7
56,611 SQ FT
1.30 AC
OUTLOT
A
37,091 SQ FT
0.85 AC
4
46,524 SQ FT
1.07 AC
3
42,072 SQ FT
0.97 AC
2
48,581 SQ FT
1.12 AC
8
65,718 SQ FT
1.51 AC
1
51,057 SQ FT
1.17 AC
5
31,831 SQ FT
0.73 AC
6
48,937 SQ FT
1.12 AC
OUTLOT B
19,654 SQ FT
0.45 AC
OUTLOT D OUTLOT E
60'
60
'
291,757 SQ FT
6.70 AC
407,025 SQ FT
9.34 AC
OUTLOT C
18,786 SQ FT
0.43 AC
5'
10
'
10'
30'
10
'
10'
30'
10
'
30
'
10'
10'
CEDAR AVENUE (CSAH 23) ROW
25,145 SQ FT
0.58 AC GLANSHAW AVENUE ROW
67,994 SQ FT
1.56 AC
179TH STREET W. ROW
17,090 SQ FT
0.39 AC
30
'
29676 PPLAT
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
O
C
A
T
I
O
N
:
S
:
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0
P
R
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\
2
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6
0
0
-
2
9
6
9
9
\
2
9
6
7
6
L
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V
I
L
L
E
R
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T
A
I
L
D
E
V
E
L
O
P
M
E
N
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-
L
A
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E
V
I
L
L
E
M
N
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2
9
6
7
6
P
R
O
D
U
C
T
I
O
N
F
I
L
E
S
\
2
9
6
7
6
C
I
V
I
L
3
D
\
S
U
R
V
E
Y
P
R
O
D
U
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I
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N
D
W
G
S
\
2
9
6
7
6
P
P
L
A
T
.
D
W
G
S
A
V
E
D
B
Y
:
D
A
Y
T
O
N
.
G
O
N
Y
E
A
SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C1-20
-
01/28/25
23-29676
C1-20 PRELIMINARY PLAT
---- ---- C1-20
LAKEVILLE MINNESOTA
PRELIMINARY
PLAT
0
SCALE IN FEET
60 120
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
P
R
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
O
T
D
A
T
E
:
1/
2
8
/
2
0
2
5
1
0
:
3
0
A
M
BUILDING SETBACK
(TYP)PARKING SETBACK
(TYP)PROPOSED PROPERTY LINE
(TYP)
PROPOSED
RIGHT-OF-WAY
DEDICATION (TYP)
EXISTING
PROPERTY LINE
GLANSHAW AVE
RIGHT-OF-WAY
DEDICATION
DRAINAGE & UTILITY
EASEMENT (TYP)
(1)GROSS AREA (ACRES)31.72
(2)NET DEVELOPABLE AREA
(ACRES)28.08
(3)COMPREHENSIVE PLAN --LAND USE DESIGNATION CORRIDORMIXED USE
(4)
EXISTING ZONING M-2
PROPOSED ZONING N/A
(5)GROSS UNIT DENSITY N/A
(6)NET UNIT DENSITY N/A
(7)ROW (ACRES)3.04
(8)WETLAND (ACRES)0.60
(9)
OUTLOT AREA (ACRES)
A 0.85
B 0.45
C 0.43
D 6.70
E 9.34
NOTE: NO MINIMUM LOT AREA AND NO MINIMUM LOT WIDTH IS
REQUIRED PER SECTION 10-3-2.C
ABUTTING PROPERTIES
COMPREHENSIVE PLAN
& ZONING
DIRECTION LAND USE PLAN ZONING MAP
EAST MDR RM-3 DISTRICT
NORTH COMMERCIAL
HDR PUD DISTRICT
WEST PUBLIC/QUASI
PUBLIC POS DISTRICT
SOUTH
PUBLIC/QUASI
PUBLIC POS DISTRICT
HDR PUD DISTRICT
TEMPORARY DRAINAGE
EASEMENT
EXHIBIT E
9
35 36
95
9
PYLON SIGN
17
X
X
X
X
X
X
X
X
X
X
X
X
XXX
XXX
X
X
XX
7 5
3
12
12
37
GROCER20,660 SFFFE = 1002.00
CHILD CARE11,700 SFFFE = 998.50
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
BASIN 4
100 YR HWL = 977.13NWL = 973.25
BOT = 966.25
BASIN 3
100 YR HWL = 976.74
NWL = 974.50
BOT = 965.00
OIL1,870 SFFFE = 1000.00
8
7
OUTLOT A
OUTLOT E
OUTLOT C
OUTLOT B
OUTLOT D
9
1
65
432
MEDICAL/OFFICE/RETAIL
7,280 SFFFE = 997.0047
T
CAR WASH5,400 SFFFE = 998.00
23
31
12
3234
42 28
11
6
10
7
BANK3,890 SFFFE = 1006.50
QSR3,000 SFFFE = 1001.50
9
20
13
X
XX
X
X
MULTI-TENANT5,870 SFFFE = 1004.50
15
BASIN 2
TOP = 990.00
HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00HWL = 993.47
BOT = 990.00
QSR2,450 SFFFE = 1001.00
G
G
GM
G
G G G
FO
G G
G
FO FO
V
Gas Pump
METROPOLITAN COUNCIL
V
U
FOFO
FOG
G
V
V
Ele
c
t
r
i
c
E
a
s
e
m
e
n
t
p
e
r
D
o
c
u
m
e
n
t
N
o
.
1
6
6
6
6
4
0
179th STREET W.
GL
A
C
I
E
R
W
A
Y
GL
A
C
I
E
R
W
A
Y
GL
A
N
S
H
A
W
A
V
E
CE
D
A
R
A
V
E
WET
WE
T
WE
T
THE EDISON AT AVONLEA (APARTMENTS)
KJPL AVONLEA LLC
60
'
60'
10
'
30
'
10'
30'
AREA TABLE
LOT #
1
2
3
4
5
6
7
8
9
OUTLOT A
OUTLOT B
OUTLOT C
OUTLOT D
OUTLOT E
AREA (SQ FT)
51,016.45
48,581.49
42,072.97
46,524.89
31,831.00
48,937.03
56,611.10
65,718.08
108,321.48
37,091.73
19,654.26
18,786.67
291,757.81
407,025.02
AREA (AC)
1.17
1.12
0.97
1.07
0.73
1.12
1.30
1.51
2.49
0.85
0.45
0.43
6.70
9.34
29676 SITE-OVERALL
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
O
C
A
T
I
O
N
:
S
:
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P
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J
E
C
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S
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0
0
0
P
R
O
J
\
2
9
6
0
0
-
2
9
6
9
9
\
2
9
6
7
6
L
A
K
E
V
I
L
L
E
R
E
T
A
I
L
D
E
V
E
L
O
P
M
E
N
T
-
L
A
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E
V
I
L
L
E
M
N
\
2
9
6
7
6
P
R
O
D
U
C
T
I
O
N
F
I
L
E
S
\
2
9
6
7
6
C
I
V
I
L
3
D
\
P
R
O
D
U
C
T
I
O
N
D
W
G
S
\
P
R
E
L
I
M
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A
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\
2
9
6
7
6
S
I
T
E
-
O
V
E
R
A
L
L
.
D
W
G
S
A
V
E
D
B
Y
:
D
A
Y
T
O
N
.
G
O
N
Y
E
A
SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C3-10
-
01/28/25
23-29676
C3-10 SITE PLAN - OVERALL
---- ---- C3-10
LAKEVILLE MINNESOTA
SITE PLAN -
OVERALL
0
SCALE IN FEET
60 120
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
PAVEMENT LEGEND
SYMBOL DESCRIPTION
BITUMINOUS TRAIL
BITUMINOUS PAVEMENT
HEAVY DUTY BITUMINOUS
PAVEMENT
CONCRETE PAVEMENT
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
P
R
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
O
T
D
A
T
E
:
1/
2
8
/
2
0
2
5
1
0
:
3
1
A
M
PARKING SETBACK (TYP)
BUILDING SETBACK (TYP)PROPOSED R/W
PROPERTY LINE (TYP)
PROPOSED RETAINING WALL
(SEE GRADING PLAN)PROPOSED RETAINING WALL
(SEE GRADING PLAN)
PARKING SETBACK (TYP)
BUILDING SETBACK (TYP)
EXHIBIT F
9
35 36
95
9
PYLON SIGN
17
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXX
XXX
X X X
X
XX
7 5
3
12
12
37
GROCER20,660 SFFFE = 1002.00
CHILD CARE11,700 SFFFE = 998.50
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
OIL1,870 SF
FFE = 1000.00
8
7
OUTLOT A
OUTLOT E
OUTLOT B
OUTLOT D
9
1
65
432
MEDICAL/OFFICE/RETAIL
7,280 SF
FFE = 997.0047
T
CAR WASH5,400 SFFFE = 998.00
23
31
12
3234
42 28
11
6
10
7
BANK3,890 SFFFE = 1006.50
QSR3,000 SFFFE = 1001.50
9
20
13
X
X XXX
X
XX
PATIO
MULTI-TENANT5,870 SFFFE = 1004.50
15
BASIN 2
TOP = 990.00HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00
HWL = 993.47
BOT = 990.00
QSR2,450 SFFFE = 1001.00
G
G
GM
G
G G G
FO
G G
G
FO FO
V
U
1/2" Iron
RLS 57366
1/2" Iron
RLS 44110
179th STREET W.
GL
A
C
I
E
R
W
A
Y
CE
D
A
R
A
V
E
WET
WE
T
WE
T
30
'
16'
20'
9'
24'
30'
30'
34'24'
24
'
24'
39.33'
26
'
12'
24'20'
9'
20'
9'
14'30'
26
'
18
'
30
.
1
6
'
34.66'
20'30'20'20'24'20'20'
24'20'
20
'
24
'
24
'
24'
9'
9'
43
'
33
'
20
'
24
'
20
'
20
'
24
'
20
'
20'24'
24
'
20
'
9'
9'
29676 SITE
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
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R
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SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C3-11
-
01/28/25
23-29676
C3-11 SITE PLAN - MARKETPLACE
---- ---- C3-11
LAKEVILLE MINNESOTA
SITE PLAN -
MARKETPLACE
0
SCALE IN FEET
50 100
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
P
R
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
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O
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PL
O
T
D
A
T
E
:
1/
2
8
/
2
0
2
5
1
0
:
3
1
A
M
ALL WORK IN THIS AREA UNDER
SEPARATE SUBMITTAL & PERMIT
(FOR REFERENCE ONLY)
PROPOSED
RIGHT-OF-WAY PROPOSED LOT
LINE
RIGHT-IN ONLY
ACCESS
BITUMINOUS PAVEMENT (TYP)
CONCRETE WALK (TYP)
FULL ACCESS
PARKING SUMMARY
LOT #USE BUILDING (SF)REQUIREMENT REQUIRED
STALLS
PROVIDED
STALLS
1 BANK 3,980 SF 1 / 200 SF 20 34
2 COFFEE /DENTAL 5,870 SF 1 / 200 SF 30 42
3 QSR 3,000 SF 1 / 75 SF 40 31
4 QSR 2,450 SF 1 / 75 SF 33 28
5 OIL CHANGE 1,870 SF 1 / 200 SF 9 12
6 MEDICAL/
OFFICE/RETAIL 7,280 SF 1 / 200 SF 37 47
7 CAR WASH 5,400 SF 10 STALLS 10 23
8 CHILD CARE 11,700 SF 1 / 4
OCCUPANCY TBD 37
9 GROCER 20,660 SF 1 / 200 SF 103 95
CONCRETE STEPS WITH
HANDRAIL
PROPOSED RETAINING WALL
(SEE GRADING PLAN)
PROPOSED RETAINING WALL
(SEE GRADING PLAN)
PAVEMENT LEGEND
SYMBOL DESCRIPTION
BITUMINOUS TRAIL
BITUMINOUS PAVEMENT
HEAVY DUTY BITUMINOUS
PAVEMENT
CONCRETE PAVEMENT
PYLON SIGN
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXX
XXX
X X X
X
XX
GROCER20,660 SFFFE = 1002.00
CHILD CARE11,700 SFFFE = 998.50
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
OIL1,870 SFFFE = 1000.00
8
7
OUTLOT A
OUTLOT E
OUTLOT B
OUTLOT D
9
1
65
432
MEDICAL/OFFICE/RETAIL
7,280 SFFFE = 997.00
T
CAR WASH5,400 SFFFE = 998.00
BANK3,890 SFFFE = 1006.50
QSR3,000 SFFFE = 1001.50
X
X XXX
X
XX
PATIO
MULTI-TENANT5,870 SFFFE = 1004.50
BASIN 2
TOP = 990.00HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00
HWL = 993.47BOT = 990.00
QSR2,450 SFFFE = 1001.00
>>>>
>
>
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I
I
I
I
I
IIIIIIIII
I
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S-11R=1002.13I=992.01
S-9R=997.06I=986.68
S-8R=997.88I=985.95
S-10R=998.46I=987.40
S-7R=995.05I=985.40
SP-11 (8")
SP
-
8
(
8
"
)
SP-10 (8")
SP
-
7
(
8
"
)
SP-9 (8")
R=997.89
EX SAN MH
EX GGV
G
R=1012.66
EX MH
R=1013.21
EX MH
G
GM
G
G G G
R=1008.78
EX SAN MH
FO
G G
FO FO
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
V
OHL
OHL
OHL
STM
STM
STM
UE UE UEG G
Gas Pump
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G
UE
UE
UE
UE
UE
UE
UE
UE
G
G
UE UE UE UE UE UE UE UE UE UE
UE UE UE UE UE UE UE UE UE UE UE UE
UE UE UE UE UE UE UE UE UE UE UE UE UE
U
R=1001.60
EX SAN MH
I=981.62 EI=981.63 W
R=1006.67
EX SAN MH
I=991.28 (PVC) E
I=991.30 (PVC) W R=1003.96
EX SAN MH
I=988.25 (PVC) N
I=988.22 (PVC) W
I=988.21 (PVC) E
EX GGV
R=1014.80
EX MH
R=1014.46
EX MH
>>>>>>
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>>>>
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UE
UE
UE
G
Ele
c
t
r
i
c
E
a
s
e
m
e
n
t
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D
o
c
u
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e
n
t
N
o
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1
6
6
6
6
4
0
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>
I
I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I
>>>>>>>>>>>>>>>>
>>>>>
I
T/C=1000.48
EX CB T/C=1000.25
EX CB T/C=999.58
EX CB
T/C=999.90
EX CB
T/C=1001.77
EX CB
T/C=1003.34
EX CB
T/C=1003.63
EX CB
T/C=1010.48
EX CB
T/C=1004.80
EX CB
R=1007.46
EX STM MH
R=1007.18
EX STM MH
R=1007.37
EX CB
T/C=1008.93
EX CBT/C=1009.04
EX CB
T/C=1009.28
EX CB
R=1007.63
EX CB
T/C=1004.79
EX CB
T/C=1004.69
EX CB
I=991.54
I=998.19
R=984.64
EX CB
T/C=1013.03
T/C=1010.37
EX CB
R=998.85
EX STM MH
I=982.77 (36" RCP) N
I=982.70 (RCP) E
I=990.91 (15" RCP) W
R=1000.54
EX STM MH
I=991.93 (15" RCP) E
I=995.64 (15" RCP) N
I=995.29 (15" RCP) S
T/C=998.53
EX CB
I=994.02 (15" RCP) N
T/C=1000.41
EX CB
I=995.78 (15" RCP) NT/C=1003.89
EX CB
I=996.21 (48" RCP) N
I=996.24 (48" RCP) W
I=993.80 (SUMP)
T/C=1004.98
EX CB
I=997.78 (48" RCP) W
I=997.70 (48" RCP) E
T/C=1007.68
EX CB
I=1000.36 (RCP) N
I=1000.31 (48" RCP) E
T/C=1009.24
EX CB
I=1004.47 (15" RCP) W
I=1003.71 (15" RCP) N
I=1003.62 (15" RCP) E
T/C=1009.37
EX CB
I=1005.05 (15" RCP) E
T/C=986.60
EX CB
I=981.97 (12" RCP) E
T/C=986.56
EX CB
I=979.96 (12" RCP) SE
I=979.98 (12" RCP) NE
I=981.38 (12" RCP) W
T/C=982.56
EX CB
I=977.63 (12" RCP) NW
I=977.66 (12" RCP) SE
R=1008.16
EX STM MH
I=999.86 (12" RCP) S
I=1000.06I=1003.37
179th STREET W.
GL
A
C
I
E
R
W
A
Y
CE
D
A
R
A
V
E
WET
WE
T
WE
T
I
I I
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
I
I
I
I
I
I
I
I
I
I
I I I I I I I I
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I
I
I
I
I
I
I
I
I
ST-109R=1003.00I=998.29
ST-108R=1003.44I=997.79
ST-103R=998.14I=995.80
ST-107R=1000.88I=995.74
ST-102R=999.42I=991.21
ST-106R=999.42I=995.00
ST-111R=995.72I=992.18
ST-203R=996.74I=989.50
ST-101AR=993.82I=990.60
ST-104R=996.29I=991.58
ST-101R=993.82I=990.29
ST-105R=996.41I=992.04
ST-202R=994.95I=988.16
OCS-1 (SEE DETAIL)
R=993.50I=984.00
FES-101I=990.00
ST-110AR=994.02I=990.49
ST-110R=993.89I=990.17
OCS-2 (SEE DETAIL)
R=989.50I=982.00
ST-205R=991.45I=986.11
FES-205I=986.00
FES-110I=990.00
FES-207I=986.00
P-103 (18")P-102 (24")
P-101 (36")P-101A (15")
P-106 (18")
P-
1
0
5
(
1
5
"
)
P-
1
0
4
(
1
8
"
)
P-202 (18")
P-111 (12")
P-110 (15")
P-110A (12")
P-109 (12")
P-
1
0
8
(
1
5
"
)
P-107 (18")
P-203 (15")
P-207 (15")
P-208 (15")
P-113 (30")
ST-109AR=1006.98I=998.69
P-109A (12")
P-205 (24")
ST-201R=994.62I=986.93
FES-201I=986.61
ST-204R=997.83I=497.83
P-204A (12")
P-204 (12")
P-201 (24")
ALL WORK IN THISAREA UNDER
SEPARATE SUBMITTAL
& PERMIT (FOR
REFERENCE ONLY)
P-2 (18")ST-2R=1004.87I=998.03
P-3 (18")ST-3R=1004.10I=998.62
ST-1R=1007.65I=1000.60
P-1 (18")
29676 UTILITY
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
O
C
A
T
I
O
N
:
S
:
\
P
R
O
J
E
C
T
S
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2
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0
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0
P
R
O
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\
2
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6
0
0
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2
9
6
9
9
\
2
9
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7
6
L
A
K
E
V
I
L
L
E
R
E
T
A
I
L
D
E
V
E
L
O
P
M
E
N
T
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A
K
E
V
I
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E
M
N
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2
9
6
7
6
P
R
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D
U
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I
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F
I
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S
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7
6
C
I
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I
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3
D
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D
W
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P
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A
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2
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7
6
U
T
I
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D
W
G
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A
V
E
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B
Y
:
D
A
Y
T
O
N
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G
O
N
Y
E
A
SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C3-20
-
01/28/25
23-29676
C3-20 UTILITY PLAN - MARKETPLACE
---- ---- C3-20
LAKEVILLE MINNESOTA
UTILITY PLAN -
MARKETPLACE
0
SCALE IN FEET
50 100
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
P
R
E
L
I
M
I
N
A
R
Y
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
O
T
D
A
T
E
:
1/
2
8
/
2
0
2
5
1
0
:
3
1
A
M
UTILITY LEGEND
EXISTING PROPOSED
STORM DRAIN
SANITARY SEWER
SANITARY SEWER FORCEMAIN
WATER MAIN
GAS
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
UNDERGROUND TV
OVERHEAD UTILITY
UNDERGROUND UTILITY
FIBER OPTIC
NOTE:
CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES.
>>>>
>>
<II II>
I I
G G
OE OE
UE UE
UT UT
UTV
OHL
UTL
FBO
CONNECT TO 8" SANITARY STUB
(SEE GLANSHAW AVE PLANS)
CONNECT TO EXISTING WATERMAIN STUB
(VERIFY SIZE, DEPTH, LOCATION)
ALL WORK IN THIS AREA UNDER
SEPARATE SUBMITTAL & PERMIT
(FOR REFERENCE ONLY)
CONNECT TO 8" WATERMAIN STUB
(SEE GLANSHAW AVE PLANS)
FUTURE STORM BY
OTHERS (TYP)
CONNECT TO 30" STORM STUB
(SEE GLANSHAW AVE PLANS)
CONNECT TO EXISTING STORM
(SEE GLANSHAW AVE PLANS)
CONNECT TO EXISTING STORM PIPE (VERIFY
SIZE, DEPTH, LOCATION)
AL
L
W
O
R
K
I
N
T
H
I
S
A
R
E
A
U
N
D
E
R
SE
P
A
R
A
T
E
S
U
B
M
I
T
T
A
L
&
P
E
R
M
I
T
(F
O
R
R
E
F
E
R
E
N
C
E
O
N
L
Y
)
4" PERFORATED
SUBDRAIN (TYP)
CLEANOUT (TYP)
ST-205, 3' SUMP
ST-201, 3' SUMP
ST-110, 2' SUMP
ST-101, 3' SUMP
8" WATERMAIN (TYP)
CONNECT TO EXISTING STORM CATCH BASIN
STORM STUB (TYP)
HYDRANT (TYP)
WATER + SANITARY
SERVICE (TYP)
EXISTING STORMCEPTOR OVERFLOW MANHOLE
ALL WORK WITHIN PUBLIC ROW TO BE
COORDINATED WITH PUBLIC AGENCIES AND
UTILITY COMPANIES
EXHIBIT G
X
X
X
X
X
X
X
X
X
X
X
X
X
X
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
BASIN 4
100 YR HWL = 977.13
NWL = 973.25
BOT = 966.25
BASIN 3100 YR HWL = 976.74
NWL = 974.50
BOT = 965.00
7
OUTLOT A
OUTLOT E
OUTLOT C
OUTLOT B
T
5,400 SFFFE = 998.00
23
BASIN 2
TOP = 990.00HWL = 989.18BOT = 986.00
BASIN 1
TOP = 994.00
HWL = 993.47
BOT = 990.00
>
>>>
I
III
I
>>>>
>>
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BENCHMARK HYDRANT
TNFH = 980.02
S. Line - SW 1/4
Sec. 10-114-20
FOFO
FOG
G
G
R=976.11
EX SAN MH
R=975.97
EX SAN MH
I=954.34 (PVC) N
I=954.36 (PVC) S
R=977.70
EX SAN MH
I=954.07 (PVC) E
I=954.11 SI=955.28 (PVC) W
I=963.17 (PVC) W
>>
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V
V
>
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R=984.64
EX CB
T/C=986.60
EX CB
I=981.97 (12" RCP) E
T/C=986.56
EX CB
I=979.96 (12" RCP) SE
I=979.98 (12" RCP) NE
I=981.38 (12" RCP) W
T/C=982.56
EX CB
I=977.63 (12" RCP) NW
I=977.66 (12" RCP) SE
T/C=977.09
EX CB
T/C=976.27
EX CB
T/C=978.29
EX CB
I=973.64 (12" RCP) NE
T/C=974.56
EX CB
I=967.81 (36" RCP) E
I=967.83 (36" RCP) SW
I=968.70
T/C=976.17
EX CB
T/C=974.54
EX CB
I=967.19 (36" RCP) W
I=967.09 (42" RCP) N
T/C=978.30
EX CB
I=971.27 (15" RCP) SE
I=971.40 (12" RCP) NW
I=972.98 (12" RCP) SW
T/C=981.41
EX CB
T/C=980.97
EX CB T/C=981.13
EX CB
GL
A
C
I
E
R
W
A
Y
GL
A
N
S
H
A
W
A
V
E
THE EDISON AT AVONLEA (APARTMENTS)
KJPL AVONLEA LLC
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
EX-SB
T/C=976.87
EX CB
I=966.12 (42" RCP) NE
I=965.57 (42" RCP) S
I=966.85 (18" RCP) NW
T/C=977.75
EX CB
I=970.40 (15" RCP) W
I=970.35 (18" RCP) SE
I
I
I
I
I
I
I
I
I
I
I
I
I
I I I I I I I I
I >>>>>>>>>>>>
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>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>
>
>
>
>
>
>
>>>>>>>>
>
>
>
>
>
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>
>>>>>>>>>>>>>>
>>
>>
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>>
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I
I
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S-5R=993.33I=976.55
S-6R=990.41I=980.01
S-4R=985.64I=974.65
S-3R=984.56I=974.35
S-2R=983.85I=973.51
S-1R=981.61I=971.23
STUB-3I=980.23
STUB-2I=985.12
S-1AR=979.51I=963.37
STUB-1I=978.83
WYE-1I=978.68
SP
-
6
(
8
"
P
V
C
)
SP-5 (8" PVC)SP-4 (8" PV
C
)
SP-3
(
8
"
P
V
C
)
SP-2
(
8
"
P
V
C
)
SP-
1
(
8
"
P
V
C
)
P-
7
8
(
8
"
P
V
C
)
SP-6A (8" PVC)
SP
-
5
A
(
8
"
P
V
C
)
CONNECT TO EXISTING
SANITARY SEWER STUB
ST-305R=993.15I=978.35
ST-304R=990.73I=977.52
ST-302R=991.14I=975.76
ST-306R=990.35I=979.15
ST-303R=989.46I=976.56
ST-307R=984.92I=979.94
ST-309R=984.07I=980.57
ST-308R=984.07I=980.27
ST-301R=978.38I=974.61
OCS-3R=977.00I=967.80
FES-301I=974.55
ST-303AR=985.82I=981.60
ST-304AR=987.00I=982.54
ST-306AR=990.36I=983.84
P-309 (15" RCP)
P-308 (18" RCP)
P-307 (18" RCP)P-306 (24" RCP)
P-
3
0
5
(
2
4
"
R
C
P
)
P-
3
0
4
(
2
4
"
R
C
P
)
P-
3
0
3
(
3
0
"
R
C
P
)
P-302 (30" RCP)
P-301 (30" RCP)
P-303A (12" RCP)
P-304A (12" RCP)
P-
3
0
6
A
(
1
2
"
R
C
P
)
P-113 (30" RCP)
CONNECT TO EXISTING
WATERMAIN STUB
8" WATERMAIN (TYP)
8" WATERMAIN STUB
P-1
0
(
3
0
"
R
C
P
)
ST-9R=980.85I=971.61
P-9
(
3
0
"
R
C
P
)
ST-8R=983.37I=973.32
P-8 (3
0
"
R
C
P
)
ST-7R=986.49I=974.62
P-7 (
3
0
"
R
C
P
)
ST-6R=985.12I=976.53
P-6 (30" RCP)
ST-5R=990.41I=980.42
P-4 (30" RCP)
ST-4R=993.98I=983.77
ST-10R=978.15I=970.05
P-1
1
(
3
0
"
R
C
P
)
FES-10AI=973.25
P-10A (10")
CONNECT TO EXISTING
STORM SEWER
STREET CROSSING
UNDERDRAIN (TYP)
(SEE DETAIL)
WATER SERVICE
WATER SERVICE
OUTLOT B
MEDICAL/OFFICE/RETAIL
7,280 SF
FFE = 997.00
BASIN 2
TOP = 990.00
HWL = 989.18
BOT = 986.00
>>
G G
V
UE UE UE UEG GGG
UE UE UE UE
>>
>>
>>
R=984.64
EX CB
I=995.78 (15" RCP) N
T/C=986.60
EX CB
I=981.97 (12" RCP) E
T/C=986.56
EX CB
I=979.96 (12" RCP) SE
I=979.98 (12" RCP) NE
I=981.38 (12" RCP) W
GL
A
C
I
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R
W
A
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EX-SB
>>
>>
>>
I
I
I
I
I
I
I
I
I
I
CONNECT TO EXISTING
WATERMAIN STUB
(VERIFY SIZE, DEPTH,
LOCATION)
8" WATERMAIN (TYP)
29676 UTILITY - GLANSHAW
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
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A
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SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C3-21
-
01/28/25
23-29676
C3-21 UTILITY PLAN - GLANSHAW
---- ---- C3-21
LAKEVILLE MINNESOTA
UTILITY PLAN -
GLANSHAW
0
SCALE IN FEET
50 100
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
A
R
Y
N
O
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F
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A
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EXISTING PROPOSED
STORM DRAIN
SANITARY SEWER
SANITARY SEWER FORCEMAIN
WATER MAIN
GAS
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
UNDERGROUND TV
OVERHEAD UTILITY
UNDERGROUND UTILITY
FIBER OPTIC
NOTE:
CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES.
>>>>
>>
<II II>
I I
G G
OE OE
UE UE
UT UT
UTV
OHL
UTL
FBO
ALL WORK IN THIS AREA UNDERSEPARATE SUBMITTAL & PERMIT
(FOR REFERENCE ONLY)
ALL WORK IN THIS AREA
UNDER SEPARATE
SUBMITTAL & PERMIT
(FOR REFERENCE ONLY)
SEE INSET A FORWATERMAIN
CONNECTION TO
THE NORTH
INSET A
PYLON SIGN
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXX
XXX
X X X
X
XX
GROCER20,660 SFFFE = 1002.00
CHILD CARE11,700 SFFFE = 998.50
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
OIL1,870 SF
FFE = 1000.00
8
7
OUTLOT A
OUTLOT E
OUTLOT B
OUTLOT D
9
1
65
432
MEDICAL/OFFICE/RETAIL
7,280 SFFFE = 997.00
T
CAR WASH5,400 SFFFE = 998.00
BANK3,890 SFFFE = 1006.50
QSR3,000 SFFFE = 1001.50
X
X XXX
X
XX
PATIO
MULTI-TENANT5,870 SFFFE = 1004.50
BASIN 2
TOP = 990.00HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00
HWL = 993.47
BOT = 990.00
QSR2,450 SFFFE = 1001.00
EX GGV
G
R=1012.66
EX MH
R=1013.21
EX MH
G
GM
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G G G
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UE UE UE UE UE UE UE UE UE UE
UE UE UE UE UE UE UE UE UE UE UE UE
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EX GGV
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EX MH
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>>>>>>
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R=1003.00
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I=997.79
ST-107
R=1000.88
I=995.74
ST-103
R=998.14
I=995.80
ST-102
R=999.42
I=991.21
ST-106
R=999.42
I=995.00
ST-111
R=995.72
I=992.18
ST-203
R=996.74
I=989.50
ST-104R=996.29
I=991.58
ST-101AR=993.82
I=990.60
ST-101
R=993.82
I=990.29
ST-105
R=996.41
I=992.04
ST-202
R=994.95
I=988.16
ST-110AR=994.02
I=990.49
ST-110
R=993.89
I=990.17
OCS-1 (SEE DETAIL)R=993.50I=984.00
ST-205R=991.45I=986.11
OCS-2 (SEE DETAIL)R=989.50
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10001002100410061008
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EOF
EO
F
EOF
EOF EOF
EO
F
EO
FEOF
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EO
F
EO
F
EOF
EO
F
EO
F
EOF
EOF
EO
F
EOF
999
999
EOF
29676 GRADING
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
O
C
A
T
I
O
N
:
S
:
\
P
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A
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SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C4-10
-
01/28/25
23-29676
C4-10 GRADING PLAN - MARKETPLACE
---- ---- C4-10
LAKEVILLE MINNESOTA
0
SCALE IN FEET
50 100
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
PR
E
L
I
M
I
N
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GRADING LEGEND
EXISTING CONTOUR (MINOR INTERVAL)
EXISTING CONTOUR (MAJOR INTERVAL)
PROPOSED CONTOUR (MINOR INTERVAL)
PROPOSED CONTOUR (MAJOR INTERVAL)
GENERAL GRADING NOTES
PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD
DOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADE
AREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE.
101
100
101
100 GRADING PLAN -
MARKETPLACE
ALL WORK IN THIS AREA UNDER
SEPARATE SUBMITTAL & PERMIT
(FOR REFERENCE ONLY)
EOF993.50
EOF989.50
EXHIBIT H
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
GL
A
N
S
H
A
W
A
V
E
GLANSHAW AVE
7
OUTLOT A
OUTLOT E
OUTLOT C
OUTLOT B
T
23
TOP = 990.00HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00HWL = 993.47
BOT = 990.00
BENCHMARK HYDRANT
TNFH = 980.02
FOFO
FOG
G
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>>
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ST-4
R=993.98
I=983.77
ST-305R=993.15
I=978.35
ST-304
R=990.73I=977.52
ST-302
R=991.14
I=975.76
ST-303R=989.46I=976.56
ST-5R=990.41I=980.42
ST-306R=990.35I=979.15
ST-7
R=986.49I=974.62
ST-307
R=984.92
I=979.94
ST-6
R=985.12
I=976.53
ST-309R=984.07
I=980.57
ST-308R=984.07
I=980.27
ST-8
R=983.37I=973.32
ST-9
R=980.85
I=971.61
ST-301
R=978.38
I=974.61
OCS-3
R=977.00
I=967.80
FES-301I=974.55
ST-303A
R=985.82
I=981.60
ST-304AR=987.00I=982.54
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L = 101.4
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VERTICAL CURVE:
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K = 24.19
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L =50
K = 32.08
977
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BASIN 4
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BOT = 966.25
29676 GRADING - GLANSHAW
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
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C4-11
-
01/28/25
23-29676
C4-11 GRADING PLAN - GLANSHAW
---- ---- C4-11
LAKEVILLE MINNESOTA
0
SCALE IN FEET
50 100
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
MARKETPLACEAT CEDAR
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GRADING PLAN -
GLANSHAW
GRADING LEGEND
EXISTING CONTOUR (MINOR INTERVAL)
EXISTING CONTOUR (MAJOR INTERVAL)
PROPOSED CONTOUR (MINOR INTERVAL)
PROPOSED CONTOUR (MAJOR INTERVAL)
GENERAL GRADING NOTES
PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD
DOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADE
AREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE.
101
100
101
100
EOF977.00
EOF977.25
BASIN 3
100 YR HWL = 976.74
NWL = 974.50
BOT = 965.00
EX GGV
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R=1012.66
EX MH
R=1013.21
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GROCER20,660 SFFFE = 1002.00
CHILD CARE11,700 SFFFE = 998.50
GL
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GLANSHAW AVE
OIL1,870 SFFFE = 1000.00
8
7
OUTLOT A
OUTLOT B
9
1
65
432
MEDICAL/OFFICE/RETAIL
7,280 SFFFE = 997.0047
T
CAR WASH5,400 SFFFE = 998.00
23
31
12
3234
42 28
11
6
10
7
BANK3,890 SFFFE = 1006.50
QSR3,000 SFFFE = 1001.50
9
20
13
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X
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PATIO
MULTI-TENANT5,870 SFFFE = 1004.50
15
BASIN 2
TOP = 990.00
HWL = 989.18
BOT = 986.00
BASIN 1
TOP = 994.00HWL = 993.47
BOT = 990.00
QSR2,450 SFFFE = 1001.00
995
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1
DECIDUOUS TREE 3
ORNAMENTAL TREE 7
EVERGREEN TREE 7
DECIDUOUS SHRUB 12
CONCEPT PLANT SCHEDULE
MARKETPLACEAT CEDAR
PR
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L
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29676 LAND
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
DW
G
L
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SHEET NOT VALID UNLESS THIS TEXT IS COLOR.
C5-10
-
01/28/25
23-29676
C5-10 PLANTING PLAN
---- ---- C5-10
LAKEVILLE MINNESOTA
PLANTING PLAN
0
SCALE IN FEET
60 120
BDT/DWG/LMM
BDT/DWG/LMM/MC
MC, JF
ZONING LANDSCAPE REQUIREMENTS
11-21-9: REQUIRED SCREENING AND LANDSCAPING:
ZONING: M-2
SCREENING:
WHERE ANY COMMERCIAL, INDUSTRIAL OR INSTITUTIONAL USE, EXCEPT THOSE WITHIN THE C-CBD OR
I-CBD DISTRICTS, ABUTS A RESIDENTIAL DISTRICT, THAT USE SHALL PROVIDE SCREENING ALONG THE
PROPERTY LINE ABUTTING ANY PROPERTY IN THE RESIDENTIAL DISTRICT. SCREENING SHALL ALSO BE
PROVIDED ON THE SIDE OF A COMMERCIAL, INDUSTRIAL OR INSTITUTIONAL USE ACROSS THE STREET
FROM A RESIDENTIAL DISTRICT. ALL THE SCREENING SPECIFICALLY REQUIRED BY THIS TITLE SHALL BE
SUBJECT TO SECTION 11-16-15 OF THIS TITLE RELATED TO TRAFFIC VISIBILITY AND SHALL CONSIST OF
A GREENBELT STRIP AS PROVIDED FOR BELOW.
A GREENBELT PLANTING STRIP SHALL CONSIST OF EVERGREEN TREES AND/OR DECIDUOUS TREES AND
SHRUBS AND SHALL BE A MINIMUM OF TWENTY FEET (20') IN WIDTH AND OF A SUFFICIENT DENSITY TO
PROVIDE A SUBSTANTIALLY CONTINUOUS VISUAL SCREEN AT MATURITY OF THE INSTALLED PLANTINGS.
THIS PLANTING STRIP SHALL BE DESIGNED TO PROVIDE CONTINUOUS VISUAL SCREENING TO A
MINIMUM HEIGHT OF EIGHT FEET (8'). THE GRADE FOR DETERMINING HEIGHT SHALL BE THE GRADE
ELEVATION OF THE BUILDING, PARKING LOT OR USE FOR WHICH THE SCREENING IS PROVIDING
PROTECTION, UNLESS OTHERWISE ESTABLISHED BY THE ZONING ADMINISTRATOR. THE PLANTING PLAN
AND TYPE OF PLANTINGS SHALL REQUIRE THE APPROVAL OF THE ZONING ADMINISTRATOR.
DECIDUOUS TREE
EVERGREEN TREE
DECIDUOUS SHRUB
ORNAMENTAL TREE
ELEVATION ALONG GLACIER WAY VIEWING WEST
NTS
EXHIBIT I
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
November 7, 2024
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: MARKETPLACE AT CEDAR
The Dakota County Plat Commission met on November 6, 2024, to consider the preliminary plat of the
above referenced plat. The plat is adjacent to CSAH 23 (Cedar Ave.) / CSAH 9 (179th St. W.) and is
therefore subject to the Dakota County Contiguous Plat Ordinance.
The proposed plat includes retail development on the north portion of the Devney property with two
future outlots on the south portion of the property. The future outlots are planned for potential
apartments on the remaining Devney property. The right-of-way needs along CSAH 23 are 100 feet of
half right of way, which is shown on the plat. The right-of-way needs along CSAH 9 (179th Street) are 75
feet of half right of way, which is shown on the plat. There is one access shown on CSAH 9 (179th Street)
between Glacier Way and CSAH 23 as a right-in only access. The location of the access opening will be
determined after review of a traffic study. A right turn lane will be required through the permitting
process for the right-turn only access. As noted, the Plat Commission is requiring a traffic study of t he
site area for review by the Transportation Department to understand impacts to the 179th
Street/Glacier Way intersection, proper location of the right turn only access, and turn lane queuing.
The Plat Commission has approved the preliminary plat provided that the described conditions are met.
The Ordinance requires submittal of a final plat for review by the Plat Commission before a
recommendation is made to the County Board of Commissioners.
Traffic volumes on CSAH 23 are 21,800 ADT and are anticipated to be 39,00 ADT by the year 2040.
Traffic volumes on CSAH 9 are yet to be determined.
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 TJ Bentley 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: Jay Moore, Oppidan Investment and Mitchell Cookas , ISG Inc.
EXHIBIT J
1
CITY OF LAKEVILLE
On 6 March 2025, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Oppidan Investment Company for a conditional use permit to allow
platting of a lot without frontage to a public street. The Planning Commission conducted a public
hearing regarding the application preceded by published and mailed notice. The applicant was
present and the Planning Commission heard testimony from all interested persons wishing to
speak.
1. The 2040 Lakeville Comprehensive Plan guides the property for Corridor Mixed Use.
2. The property is zoned M-2, Mixed Use Cedar Corridor District.
3. The legal description of the property is:
That part of the South Half of the Southwest Quarter of Section 10, Township 114
North, Range 20 West of the 5th Principal Meridian, lying Southerly of 179th Street
West; EXCEPT the portion thereof included in the plat of Crossroads 1st Addition
recorded as Document No. 2069087 in the office of the County Recorder; ALSO EXCEPT
the portion thereof included in the plat of Cordelia recorded as Document No. 3501970
in the office of the County Recorder, all in Dakota County, Minnesota.
4. Section 11-16-5.G of the Zoning Ordinance requires that each lot shall have frontage to an
abutting, improved, and city accepted public street in compliance with the minimum lot width
requirements of the respective zoning district, except as may be allowed by approval of a
conditional use permit; the applicant is requesting approval of a Conditional Use Permit to
allow Lot 8, Block 1 of the proposed Marketplace at Cedar to be platted without frontage to
a public street.
5. Section 11-4-3.E of the Zoning Ordinance provides that the Planning Commission shall
consider possible effects of the proposed amendment. Its judgment shall be based upon, but
not limited to, the following factors:
2
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 2040 Lakeville Comprehensive Plan guides the subject property for Corridor
Mixed Use development. Areas guided for Corridor Mixed Use are to have a compact
development form, oriented towards the streetscape and providing for non-vehicular
access and circulation. The commercial lots within the preliminary plat are clustered in
the north portion of the subject property utilizing shared access to adjacent public streets
for maximum utilization of the area. Integration of vehicle and pedestrian access for the
commercial lots illustrated on the site plan is consistent with the development pattern
envisioned by the Comprehensive Plan for Corridor Mixed Uses.
.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: The table below summarizes land uses surrounding the subject property. The
proposed subdivision of nine lots for commercial uses and outlots for future high density
residential development will be compatible with existing and planned land use in the area
of the subject property.
Direction Land Use Plan Zoning Map Existing Use
North Commercial
HDR
PUD District Crossroads of Lakeville
Crossroads Senior Housing
East MDR RM-3 District Row townhouses
South Public/Quasi Public
HDR
POS District
PUD District
Metro Transit Park/Ride
Edison at Avonlea
West Public/Quasi Public POS District Central Maintenance Facility
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development complies with the requirements of the Zoning
Ordinance including performance standards specific to the lot without frontage to a
public street.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The property is within the Municipal Urban Service Area and the proposed use
can be accommodated within the City’s existing public service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
3
Finding: The property is to be accessed using 179th Street (CSAH 9) and Glanshaw Avenue.
The existing streets serving the property have adequate capacity to accommodate traffic
generated by the proposed development.
5. The report dated 25 February 2025 prepared by The Planning Company LLC (TPC) is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve a Conditional Use Permit
allowing for platting of a lot without frontage to a public street based upon the foregoing
information, findings, and conditioned upon compliance with the planning report prepared by
TPC dated 25 February 2025.
DATED: March 6, 2025
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jenna Majorowicz, Chair