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HomeMy WebLinkAboutItem 06a - Lord of Life Townhomes1 City of Lakeville Memorandum To:Planning Commission From: Heather Botten, Senior Planner Date:March 11, 2025 Subject: Packet Material for the March 20, 2025 Planning Commission Meeting Agenda Item: Lord of Life Townhomes 1. Preliminary Plat 2. Variance for cul-de-sac length 3. Easement Vacation ACTION DEADLINE: April 8, 2025 ACKGROUND Frisbie Properties, LLC representatives have submitted applications and plans for Lord of Life Townhomes consisting of 24 twin home lots on 5.74 acres located south of Dodd Boulevard and east of Dodd Lane. The City Council approved a comprehensive plan amendment and rezoning on September 16, 2024 to accommodate a twin home development. An administrative subdivision was approved in November 2024 to allow the area of land to be included in the preliminary plat to be subdivided from the church property, which allowed the Developer to close on the property prior to obtaining preliminary plat approval. In conjunction with the preliminary plat, applications have been submitted for a variance for cul- de-sac length and for the vacation of public drainage and utility easements. XHIBITS: A. Site Location Map B. Zoning Map C. Preliminary Plat (2 pages) D. Existing Conditions E. Demolition Plan F. Erosion & Sediment Control Plan G. Site Dimension Plan H. Grading and Drainage Plan I. Landscape Plans (2 Pages) J. Easements To Be Vacated K. Architectural Building Elevations 2 PLANNING ANALYSIS Existing Conditions. Lord of Life Lutheran Church decided to sell the south portion of the church property as the church no longer felt it necessary to preserve that area for future building and parking lot needs as originally planned when the church was constructed in 2006. The Lord of Life Lutheran Church was constructed prior to nearby residential development in the surrounding area. The preliminary plat will require the vacation of drainage and utility easements on the current property, which will be contingent upon approval of a final plat. The vacated drainage and utility easements will be re-established as part of the Lord of Life Townhomes final plat. Zoning and Surrounding Uses. The proposed project is surrounded by the following existing or planned land uses: Direction Existing Use Land Use Plan Zoning North Lord of Life Lutheran Church Public/Quasi Public RS-3 District South Stormwater pond, Single-Family Homes Restricted Development Low Density Residential P/OS District RS-3 District East Tributary Creek Attached Townhomes Restricted Development Medium/High Density Residential P/OS District RM-2 District West Dodd Lane Single-Family Homes Low Density Residential ROW RS-3 District PRELIMINARY PLAT Consistency with the Comprehensive Plan. The Lord of Life Townhomes property is located in Planning District 3 of the 2040 Comprehensive Plan. The City Council approved an amendment of the land use designation from Public and Quasi-Public to Low/Medium Density Residential on September 5, 2024. The Metropolitan Council approved the land use amendment on October 8, 2024. Consistency with the Capital Improvement Plan (CIP). The development costs associated with the Lord of Life Townhomes development are not programmed in the 2025– 2029 CIP. City streets, sanitary sewer, and water utility improvements for the preliminary plat of Lord of Life Townhomes will be financed and constructed by the developer. Consistency with Zoning. The property was rezoned from RS-3, Single-family Residential District to RST-2, Single and Two Family Residential District, in conjunction with the comprehensive plan amendment, to allow for a twin-home development. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of 3 the Lord of Life Townhomes preliminary plat against these criteria finds that it is not a premature subdivision. MUSA. The Lord of Life Townhomes preliminary plat is located within the current MUSA. Lot Area. The RST-2 district requires a minimum of 5,000 square feet of lot area per unit. The Lord of Life Townhomes preliminary plat has an average of 10,418 square feet per unit for the townhome area, which exceeds the minimum lot area per unit requirements of the RST-2 District. Outlots. There is one outlot, Outlot A, which is 0.41 acres, consisting of a stormwater management basin that will be deeded to the City with the final plat. Park Dedication. The Parks, Trails, and Open Space Plan does not identify the need for park land within the Lord of Life Townhomes preliminary plat. Park dedication will be satisfied through a cash contribution to be paid at the time of final plat. Twin Home Setbacks. Section 11-57-15.B.2 and 3 of the Zoning Ordinance establishes the minimum setback requirements for twin home dwellings within the RST-2 District shown in the table below. The preliminary plat plans comply with the setback requirements of the Zoning Ordinance. Streets. The preliminary plat includes construction of one public street, Esprit Court, which will be a permanent cul-de-sac street extending east from Dodd Lane. Additional detailed information is outlined in the Engineering Division report, dated March 11, 2025. Street Functional Classification ROW Roadway Width Cul-de-Sac Length Esprit Court Sidewalks/Trails. The applicant is proposing five-foot-wide concrete sidewalks to be constructed on both sides of Esprit Court, which will connect to the public sidewalk on Dodd Lane. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Lord of Life Townhomes preliminary plat is shown on the submitted civil plans. All existing and new local utilities shall be placed underground. 4 Landscaping. A landscape plan has been submitted for the Lord of Life Townhomes development, including landscaping around the foundations of the units. Tree Preservation Plan. The plan identifies four significant trees on-site to be removed. The landscape trees along Dodd Lane will remain and will require tree protection fence be installed around them prior to grading activity. Wetlands. No wetlands are located within the boundary of the Lord of Life Townhomes preliminary plat. Homeowners Association. A homeowner’s association will be required to be established for exterior maintenance of all townhome units as well as ownership and maintenance of the common area lot. Townhouse Building Plans. The developer has submitted building elevations and floor plans for the 24 proposed twin home dwellings to evaluate compliance with design and construction standards established by Section 11-57.19- of the Zoning Ordinance. ▪Building Materials. The exterior finish for the proposed townhouse building illustrates a stone wainscoting on the front of each building and the use of horizontal lap and board-and-batten composite siding on the balance of the front elevation and on the entire side and rear elevations. The proposed materials comply with Section 11- 57-19.B of the Zoning Ordinance and exterior materials calculations required to be provided with the building permit submittal. ▪Garages. Each townhouse dwelling is shown to have an attached garage that must be a minimum of 20 feet in width and a minimum of 540 square feet in area, based on interior dimensions, to comply with Section 11-57-19.C. Signs. No subdivision identification monument signs are proposed with the Lord of Life Townhomes preliminary plat. All signs require a permit and shall comply with the Zoning Ordinance. Neighborhood Meeting. The developer hosted a neighborhood meeting on June 10, 2024 at Lord of Life Lutheran Church. Community Development and Engineering Division staff were also in attendance and approximately 20 people attended the meeting. Attendees asked about the ownership status of the units (for sale vs rental), anticipated home value, size and design of the units, and whether and HOA would be established. 5 Public Easement Vacation. The existing parcel includes drainage and utility easements along the south property line and portions of the east and west property lines. As is the City’s practice, the existing public drainage and utility easements will be vacated and re-dedicated on the final plat. Cul-de-Sac Variance. The Developer has requested a variance to the maximum length for Esprit Court to exceed the 600-foot maximum length established by ordinance. The proposed length of the street is 638 feet from the centerline of the intersecting street to the center of the turnaround radius. The variance is warranted based on the limited nature of the additional length requested while maximizing the buildable area of property. RECOMMENDATION Dakota County, Maxar, Microsoft City of Lakeville Location Map Lord of Life Townhomes DODD BLVD (CSAH 9) DO D D L N EL M C R E E K L N FANNING CT ENDEAVOR CT Proposed location of 24 townhomes. EXHIBIT A± 162ND ST DOD D L N Lord of Life Church 165TH ST City of Lakeville Zoning Map Lord of Life Townhomes DODD BLVD DO D D L N EL M C R E E K L N FANNING CT ENDEAVOR CT Proposed location of 24 townhomes. ± 162ND ST DOD D L N Lord of Life Church 165TH ST EXHIBIT B RS-4 RS-3 RM-2RS-3 RS-3 P/OS RS-4 P/OS RS-3 P/OS C102 EXHIBIT C C101 10 10 12 12 5 5 5 10 10 10 10 10 10 10 10 DO D D L A N E (B I T U M I N O U S P U B L I C S T R E E T ) OUTLOT A L O R D O F L I F E L U T H E R A N C H U R C H A D D I T I O N LOT 1 BLOCK 1 F I R S T A D D I T I O N OU T L O T B PE R D O C . N O . 1 3 3 4 1 9 2 ( P E R P L A T ) DR A I N A G E A N D U T I L I T Y E A S E M E N T PE R D O C . N O . 1 9 9 4 3 4 8 ( P E R P L A T ) ME T C O U N C I L S A N I T A R Y S E W E R E A S E M E N T 80 66 PIV CO MB 15" 8" 6"DOUBLE 8" 7"DOUBLE 6"9" 11" EDGE OF WATER SEPT. 2023 ELEVATION = 919.1 F I E L D S T O N E C R E E K CROSS UG G A S ( P E R FIE L D M A R K I N G S ) UG T E L E P H O N E ( P E R FIE L D M A R K I N G S ) UG E L E C T R I C ( P E R FIE L D M A R K I N G S ) LOR D O F L I F E C H U R C H LAN D S C A P I N G LANDS C A P I N G LA N D S C A P I N G ELE CPAN E L FLO O R E L E V =93 5 . 3 FLO O R E L E V =93 5 . 3 SHE D LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G FEN C E FOUND 1/2" IRON PIPE (BROKEN CAP) FOUND 1/2" IRON PIPE (MARKED 12294) FOUND 1/2" IRON PIPE (MARKED 12294) SET 1/2" IRON PIPE SET 1/2" IRON PIPE SET 1/2" IRON PIPE SIGN CROSS PROJECT BENCMARK: TOP NUT HYDRANT ELEVATION = 936.50 FIRECON N . 48" RCP INV=924.7 12" RCPINV=924.0 12" FESINV=924.8 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 5 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 10 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 8" P V C ( P E R A S - B U I L T ) 8" P V C ( P E R A S - B U I L T ) 8" D I P ( P E R A S - B U I L T ) 8" PVC 8" DIP (PER AS-BUILT) 15" RCP SAN MH RIM=933.3 INV=920.7 8" PVC (PER) 8" DIP (PER AS-BUILT) AS-BUILT) 33" RCP (PER PLAN) 18" RCP (PER PLAN) INV=927.2 INV=925.9 18" RCP INV=925.9 RIM=933.0INV=927.5 36 " R C P 36 " R C P CBRIM=931.4INV=925.4 48" RCP 42" RCP 36 " R C P ( P E R P L A N ) 36 " R C P ( P E R P L A N ) 27 " R C P ( P E R P L A N ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) SAN MHRIM=929.6 STORM MH RIM=931.2 FALLBROOK F I E L D S T O N E C R E E K 1 S T A D D I T I O N FANNING BITUMINOUS PARKING AREA BITUMINOUS DRIVE BITUMINO U S D R I V E CON C R E T E S U R F A C E 12 " D I P ( P E R A S - B U I L T ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) DRAINAGE AND UTILITY EASEMENT (PER PLAT) F I E L D S T O N E C R E E K 1 S T A D D I T I O N CBRIM=931.4INV=925.4 6" PVC (PER PLAN) CBRIM=932.2INV=925.6 GASMET E R AC S S AC AC AC T S T T T T E EDGE OF ICE JAN. 9, 2025ELEV=920.4 925 930 93 5 92 6 92 7 928 929 93 1 93 2 93 3 93 4 93 6 93 0 93 0 92 6 92 7 92 8 92 9 93 1 93 1 920 925 930 919 921 922 923 924 926 927 928 929 920 925 930 921 922 923 924 926927928929 D C C A AA B B A A E E E A A B B EXISTING 100-YEAR FLOODPLAIN ELEVATION = 928.90' 925 921922923 924 926 927 928 92 5 92 1 92 2 92 3 92 4 92 6 92 7 POND HWLELEV=929.7 © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 2 - D E M O P L A N . d w g M a r c h 0 3 , 2 0 2 5 - 1 2 : 0 1 p m BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . AL A N C A T C H P O O L , P . E . 03 / 0 3 / 2 0 2 5 47 9 6 9 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N RW C RW C AL C NORTH 0GRAPHIC SCALE IN FEET 40 20 40 80 LIMITS OF CONSTRUCTION REMOVE BITUMINOUS SURFACE REMOVE CONCRETE SURFACE REMOVE TREE REMOVE CONCRETE CURB & GUTTER REMOVE UTILITY LINES T GASMETER PROPERTY LINE EXISTING OVERHEAD UTILITY EXISTING CHAINLINK FENCE EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING UNDERGROUND TELEPHONE EXISTING CONTOUR928 EXISTING SIGN EXISTING FLARED END SECTION EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING GAS METER EXISTING POST INDICATOR VALVE EXISTING HYDRANT EXISTING METAL COVER EXISTING ELECTRICAL METER EXISTING AIR CONDITIONER EXISTING TELEPHONE MANHOLE EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING EXISTING CURB & GUTTER LEGEND D FULL DEPTH SAWCUT Know what'sbelow. before you dig.Call 1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING OF THE DEBRIS IN A LAWFUL MANNER AND IN ACCORDANCE WITH LOCAL AND STATE REGULATIONS. THE CONTRACTOR SHALL OBTAIN ANY REQUIRED PERMITS FOR DEMOLITION AND DISPOSAL FROM THE APPROPRIATE LOCAL AND STATE AGENCIES. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE, INCLUDING THE TYPE OF DEBRIS AND LOCATION WHERE IT WAS DISPOSED. 3. THE CONTRACTOR SHALL MAINTAIN UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5. THE LOCATIONS OF EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE AFFECTED UTILITY COMPANIES TO PROVIDE LOCATIONS OF EXISTING UTILITIES WITHIN PROPOSED WORK AREA. 6. EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE BASED ON AVAILABLE RECORD PLAN DATA AND/OR FIELD UTILITY MARKINGS AND ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION. ADDITIONAL UNMARKED OBSTACLES MAY EXIST ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED UNDERGROUND FEATURES. GIVE NOTICE TO AFFECTED UTILITY COMPANIES REGARDING REMOVAL OF SERVICE LINES AND CAP ANY ABANDONED LINES BEFORE PRECEDING WITH THE PROPOSED WORK. 7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH THE CITY, COUNTY, AND STATE DOT AS NECESSARY. 9. CONTRACTOR SHALL MAINTAIN ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ADJACENT PROPERTY OWNERS IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION. 10. PRIOR TO THE START OF DEMOLITION, INSTALL EROSION CONTROL BMP'S IN ACCORDANCE WITH THE EROSION & SEDIMENT CONTROL PLANS / SWPPP. 11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT OR CURB, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE CITY WATER AND FIRE DEPARTMENTS TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE AND SURROUNDING PROPERTIES THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH STATE REQUIREMENTS. 14. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 15. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE; ACTIVE DRAINTILE SHALL NOT BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. 16. IF CONTAMINATED MATERIAL IS ENCOUNTERED ON THE PROJECT SITE, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE OWNER AND ENGINEER IMMEDIATELY. DEMOLITION PLAN NOTES AC E MC KEYNOTE LEGEND SAWCUT EXISTING PAVEMENT REMOVE EXISTING PAVEMENT REMOVE EXISTING TREE REMOVE EXISTING UTILITY STRUCTURE PROTECT EXISTING UTILITY STRUCTURE A B C D E PR E P A R E D F O R SI T E D E M O L I T I O N PL A N C200 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN EXISTING UNDERGROUND ELECTRIC EXISTING 100-YR FLOODPLAIN 10 10 12 12 5 5 5 10 10 10 10 10 10 10 10 DO D D L A N E (B I T U M I N O U S P U B L I C S T R E E T ) OUTLOT A L O R D O F L I F E L U T H E R A N C H U R C H A D D I T I O N LOT 1 BLOCK 1 F I R S T A D D I T I O N OU T L O T B PE R D O C . N O . 1 3 3 4 1 9 2 ( P E R P L A T ) DR A I N A G E A N D U T I L I T Y E A S E M E N T PE R D O C . N O . 1 9 9 4 3 4 8 ( P E R P L A T ) ME T C O U N C I L S A N I T A R Y S E W E R E A S E M E N T 80 66 PIV CO MB 15" 6"9" 11" EDGE OF WATER SEPT. 2023 ELEVATION = 919.1 F I E L D S T O N E C R E E K CROSS UG G A S ( P E R FIE L D M A R K I N G S ) UG T E L E P H O N E ( P E R FIE L D M A R K I N G S ) UG E L E C T R I C ( P E R FIE L D M A R K I N G S ) LOR D O F L I F E C H U R C H LAN D S C A P I N G LANDS C A P I N G LA N D S C A P I N G ELE CPAN E L FLO O R E L E V =93 5 . 3 FLO O R E L E V =93 5 . 3 SHE D LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G FEN C E FOUND 1/2" IRON PIPE (BROKEN CAP) FOUND 1/2" IRON PIPE (MARKED 12294) FOUND 1/2" IRON PIPE (MARKED 12294) SET 1/2" IRON PIPE SET 1/2" IRON PIPE SET 1/2" IRON PIPE SIGN CROSS PROJECT BENCMARK: TOP NUT HYDRANT ELEVATION = 936.50 FIRECON N . 48" RCP INV=924.7 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 5 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 10 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 8" P V C ( P E R A S - B U I L T ) 8" P V C ( P E R A S - B U I L T ) 8" D I P ( P E R A S - B U I L T ) 8" PVC 8" DIP (PER AS-BUILT) 15" RCP SAN MH RIM=933.3 INV=920.7 8" PVC (PER) 8" DIP (PER AS-BUILT) AS-BUILT) 33" RCP (PER PLAN) 18" RCP (PER PLAN) INV=927.2 INV=925.9 18" RCP INV=925.9 RIM=933.0INV=927.5 36 " R C P 36 " R C P CBRIM=931.4INV=925.4 48" RCP 42" RCP 36 " R C P ( P E R P L A N ) 36 " R C P ( P E R P L A N ) 27 " R C P ( P E R P L A N ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) SAN MHRIM=929.6 STORM MH RIM=931.2 FALLBROOK F I E L D S T O N E C R E E K 1 S T A D D I T I O N FANNING BITUMINOUS PARKING AREA BITUMINOUS DRIVE BITUMINO U S D R I V E CON C R E T E S U R F A C E 12 " D I P ( P E R A S - B U I L T ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) DRAINAGE AND UTILITY EASEMENT (PER PLAT) F I E L D S T O N E C R E E K 1 S T A D D I T I O N CBRIM=931.4INV=925.4 6" PVC (PER PLAN) CBRIM=932.2INV=925.6 GASMET E R AC S S AC AC AC T S T T T T E EDGE OF ICE JAN. 9, 2025ELEV=920.4 1 2 5 6 7 8 9 10 11 12 14 13 16 15 17 18 20 19 2324 2122 3 4 NE W A C C E S S D R I V E PR O P O S E D P A R K I N G E X P A N S I O N ESPRIT COURT 665' CUL-DE-SAC 2,064 SF (TYP.) 1,825 SF (TYP.) Commu n i t y O p e n P a v i l i o n Pickleball 93 5 931 931932 932 933 93 3 933 93 4 93 4 934 930 935 931932933934 920 925 930 919 921 922 923 924 926 927 928 929 931 932 933 930 931 932 933 934 931 931 931931 932 933 932 933 934 931 93 2 932 93 3 933 920 925 93010 : 1 10 : 1 10 : 1 10 : 1 3:1 3:1 7.5 6 % 9.8 4 % 8.9 3 % 8.0 2 % 7.7 7 % 5.1 5 % 2.68% 2.43 % 1.64 % 1.42 % 1.64 % 1.21 % 1.23% 1.8 6 % 1.55 % 2. 1 6 % 5.1 1 % 3.30 % 2.47% 5. 2 0 % 8:1 CONCRETE WASHOUT - LOCATE PER CONTRACTOR 50' BUFFER ZONE FLOATING SILT CURTAIN 4: 1 4: 1 915 910 © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 3 - E R O S P H 2 P L A N . d w g M a r c h 0 3 , 2 0 2 5 - 1 2 : 0 3 p m BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . AL A N C A T C H P O O L , P . E . 03 / 0 3 / 2 0 2 5 47 9 6 9 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N RW C RW C AL C PR E P A R E D F O R ER O S I O N A N D SE D I M E N T CO N T R O L P L A N - PH A S E 2 C301 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN NORTH 0GRAPHIC SCALE IN FEET 40 20 40 80 Know what'sbelow. before you dig.Call 1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH LAND DISTURBING ACTIVITIES SHALL OBTAIN A COPY OF THE SWPPP AND NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) GENERAL PERMIT, AND BECOME FAMILIAR WITH THEIR CONTENTS. 3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE AND LOCAL REQUIREMENTS, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY, ENGINEER OR OWNER. 4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO A PUBLIC ROADWAY FROM THE CONSTRUCTION SITE MUST BE REMOVED WITHIN 24 HOURS. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ANY FINES IMPOSED FOR DISCHARGING SEDIMENT ONTO A PUBLIC RIGHT OF WAY SHALL BE PAID BY THE CONTRACTOR. 5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE. 6. THE CONTRACTOR SHALL MINIMIZE LAND DISTURBANCE AND CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7. CONTRACTOR SHALL DENOTE ON THE PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8. ALL WASH WATER FROM THE CONSTRUCTION SITE (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED BEFORE DISPOSAL. 9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12. STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED OUTSIDE OF DRAINAGE WAYS SUCH THAT STORM WATER RUNOFF WILL NOT BE ADVERSELY AFFECTED. PROVIDE STABILIZATION MEASURES SUCH AS PERIMETER EROSION CONTROL BMP'S, SEEDING, OR OTHER COVERING AS NECESSARY TO PREVENT EROSION. 13. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL BMP DISTURBED DURING CONSTRUCTION OPERATIONS. NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OF STORM WATER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING, CONCRETE RESIDUE, PAINTS, SOLVENTS, GREASES, FUELS, LUBRICANT OILS, PESTICIDES, AND SOLID WASTE MATERIALS. 14. EROSION CONTROL BMP'S SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT, AND INITIATED AS SOON AS PRACTICABLE. 15. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THE REQUIREMENTS OF THE AUTHORITIES HAVING JURISDICTION, AND SHALL MAINTAIN COMPLIANCE WITH APPLICABLE LAWS AND REGULATIONS FOR THE DURATION OF CONSTRUCTION. 16. THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSION CONTROL BMP'S AS NEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENT DISCHARGE FROM THE CONSTRUCTION SITE. LOG AND RECORD ANY ADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANS WITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER. EROSION CONTROL PLAN NOTES THE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITE BINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGES TO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM, UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THE SEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THE LOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS, AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF. SWPPP UPDATES & AMENDMENTS UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE. 2. INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM, CURBS AND GUTTERS. 3. INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE IS INSTALLED. 4. PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE. 5. PREPARE SITE FOR PAVING. 6. PAVE SITE AND INSTALL STRIPING. 7. COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL AREAS. 8. OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE SITE HAS BEEN FULLY STABILIZED THEN: 1. REMOVE ALL REMAINING TEMPORARY EROSION ADN SEDIMENT CONTROL DEVICES 2. STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS. NOTE: THE SEQUENCE OF CONSTRUCTION SHOWN ABOVE IS A GENERAL OVERVIEW AND IS INTENDED TO CONVEY THE GENERAL CONCEPTS OF THE EROSION CONTROL DESIGN AND SHOULD NOT BE RELIED UPON FOR CONSTRUCTION PURPOSES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR DETAILED PHASING AND CONSTRUCTION SEQUENCING NECESSARY TO CONSTRUCT THE PROPOSED IMPROVEMENTS INCLUDED IN THESE PLANS. THE CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING IMMEDIATELY, PRIOR TO AND/OR DURING CONSTRUCTION IF ANY ADDITIONAL INFORMATION ON THE CONSTRUCTION SEQUENCE IS NECESSARY. CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THE REQUIREMENTS OF THE AUTHORITY HAVING JURISDICTION AND ALL OTHER APPLICABLE LAWS. PHASE 2 SEQUENCE OF CONSTRUCTION: ROCK ENTRANCE INLET PROTECTION SILT FENCE LIMITS OF DISTURBANCE ROCK SOCK LEGEND EROSION CONTROL BLANKET PROPERTY SUMMARY TOTAL PROPERTY AREA 12.8 AC DISTURBED AREA 7.1 AC EXISTING IMPERVIOUS AREA 1.7 AC / 13.3% EXISTING PERVIOUS AREA 11.1 AC / 86.7% PROPOSED IMPERVIOUS AREA 4.5 AC / 35.2% PROPOSED PERVIOUS AREA 8.3 AC / 64.8% NET INCREASE IN IMPERVIOUS AREA 2.8 AC PHASE II BMP QUANTITIES ROCK CONSTRUCTION ENTRANCE 1 EA EROSION CONTROL BLANKET ±27,600 SF INLET PROTECTION 12 EA SILT FENCE ±2,575 LF FLOATING SILT CURTAIN ±600 LF ROCK SOCK ±355 LF 10 10 12 12 5 5 5 10 10 10 10 10 10 10 10 DO D D L A N E (B I T U M I N O U S P U B L I C S T R E E T ) OUTLOT A L O R D O F L I F E L U T H E R A N C H U R C H A D D I T I O N LOT 1 BLOCK 1 F I R S T A D D I T I O N OU T L O T B PE R D O C . N O . 1 3 3 4 1 9 2 ( P E R P L A T ) DR A I N A G E A N D U T I L I T Y E A S E M E N T PE R D O C . N O . 1 9 9 4 3 4 8 ( P E R P L A T ) ME T C O U N C I L S A N I T A R Y S E W E R E A S E M E N T 80 66 PIV CO MB 15" 6"9" 11" EDGE OF WATER SEPT. 2023 ELEVATION = 919.1 F I E L D S T O N E C R E E K CROSS UG G A S ( P E R FIE L D M A R K I N G S ) UG T E L E P H O N E ( P E R FIE L D M A R K I N G S ) UG E L E C T R I C ( P E R FIE L D M A R K I N G S ) LOR D O F L I F E C H U R C H LAN D S C A P I N G LANDS C A P I N G LA N D S C A P I N G ELE CPAN E L FLO O R E L E V =93 5 . 3 FLO O R E L E V =93 5 . 3 SHE D LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G FEN C E FOUND 1/2" IRON PIPE (BROKEN CAP) FOUND 1/2" IRON PIPE (MARKED 12294) FOUND 1/2" IRON PIPE (MARKED 12294) SET 1/2" IRON PIPE SET 1/2" IRON PIPE SET 1/2" IRON PIPE SIGN CROSS PROJECT BENCMARK: TOP NUT HYDRANT ELEVATION = 936.50 FIRECON N . 48" RCP INV=924.7 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 5 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 10 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 8" P V C ( P E R A S - B U I L T ) 8" P V C ( P E R A S - B U I L T ) 8" D I P ( P E R A S - B U I L T ) 8" PVC 8" DIP (PER AS-BUILT) 15" RCP SAN MH RIM=933.3 INV=920.7 8" PVC (PER) 8" DIP (PER AS-BUILT) AS-BUILT) 33" RCP (PER PLAN) 18" RCP (PER PLAN) INV=927.2 INV=925.9 18" RCP INV=925.9 RIM=933.0INV=927.5 36 " R C P 36 " R C P CBRIM=931.4INV=925.4 48" RCP 42" RCP 36 " R C P ( P E R P L A N ) 36 " R C P ( P E R P L A N ) 27 " R C P ( P E R P L A N ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) SAN MHRIM=929.6 STORM MH RIM=931.2 FALLBROOK F I E L D S T O N E C R E E K 1 S T A D D I T I O N FANNING BITUMINOUS PARKING AREA BITUMINOUS DRIVE BITUMINO U S D R I V E CON C R E T E S U R F A C E 12 " D I P ( P E R A S - B U I L T ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) DRAINAGE AND UTILITY EASEMENT (PER PLAT) F I E L D S T O N E C R E E K 1 S T A D D I T I O N CBRIM=931.4INV=925.4 6" PVC (PER PLAN) CBRIM=932.2INV=925.6 GASMET E R AC S S AC AC AC T S T T T T E EDGE OF ICE JAN. 9, 2025ELEV=920.4 EDGE OF ICE JAN. 9, 2025ELEV=920.4 D D D D DD D 1 2 5 6 7 8 9 10 11 12 14 13 16 15 17 18 20 19 2324 2122 3 4 NE W A C C E S S D R I V E PR O P O S E D P A R K I N G E X P A N S I O N ESPRIT COURT 665' CUL-DE-SAC 2,064 SF (TYP.) 1,825 SF (TYP.) Commu n i t y O p e n P a v i l i o n Pickleball EXISTING FIRE HYDRANT PROPOSED 10 FT. DRAINAGE AND UTILITY EASEMENT EXISTING PROPERTY LINE 30' BUILDING SETBACK AT PERIPHERY OF BASE LOT DEVELOPMENT 20' BUILDING SETBACK FROM PUBLIC ROW 60 . 0 ' 32 . 7 ' 20.0' 14.0' (TYP.) 40.1' (TYP.) 37 . 0 ' 28 . 0 ' 20 . 0 ' 14.0' 5. 0 ' 5. 0 ' 5. 0 ' 20.0' 9. 0 ' 5.0' 20 . 0 ' 30 . 0 ' 20 . 0 ' 7. 3 ' 14.0'14.0' 5. 0 ' 10 . 0 ' 16.0' 9 10101010101077 14 20.0'24.0' 1.0' (TYP.) 10 . 0 ' (T Y P . ) 30 . 0 ' 22 . 5 ' (T Y P . ) 21.5' (TYP.) 42 . 0 ' 52 . 0 ' 52 . 0 ' 15 . 0 ' 9. 0 ' 27 . 0 ' 7. 0 ' 7. 0 ' 7. 0 ' 9. 0 ' 8. 0 ' 60.0 ' EXISTING DRAINAGE AND UTILITY EASEMENT TO BE VACATED EXISTING DRAINAGE AND UTILITY EASEMENT TO BE VACATED 20 . 0 ' 30' BUILDING SETBACK AT PERIPHERY OF BASE LOT DEVELOPMENT 30.0' 72.0' 22 . 0 ' 60.0' R69.0' R99.0' R10.0' R65.0' R75.0' R42.0' R95.0' R51.0' R81.0' R45.0' R25.0' R25.0' 14.6' 14.0 ' 14 . 0 ' 32.0' 30 . 0 ' 5.0' 5. 0 ' 5.0' 5. 0 ' 8. 0 ' 30 . 0 ' 14.0' R20.0' 12 6 . 0 ' R16.0'R16.0' 4.7 ' R10.0' 24 . 0 ' 30.7' R31.0' 30 . 0 ' F1 P1 P2 P2 P2 P3 S2 S2 R1 C8 C8 C8 C8 C8 TYP. C6 C6 C6 C6 C4 C4 C4 C4 C4 C8 C5 C5 C5 C5 C5 C5 C3 C3 C3 C3C3 C3 C3 C1 C1 C2 C2 C2 C2 C2 S1 24.0' 3.5' 63.0' 33 . 0 ' F2 F2 F3 F3F3F3 F3 F3 F3 F3F3 F3 F3 F3 F3 14.0' 7. 0 ' 32 . 0 ' © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N . d w g M a r c h 0 3 , 2 0 2 5 - 1 2 : 0 5 p m © BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C LEGEND DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . AL A N C A T C H P O O L , P . E . 03 / 0 3 / 2 0 2 5 47 9 6 9 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N RW C RW C AL C PROPOSED CURB AND GUTTER TOTAL PROPERTY OUTLINE PROPOSED FENCE BUILDING SETBACK LINE DRAINAGE AND UTILITY EASEMENT REGULAR DUTY ASPHALT PAVEMENT SEE DETAILS FOR SECTION TYPICAL RESIDENTIAL STREET ASPHALT PAVEMENT SEE DETAILS FOR SECTION REGULAR DUTY CONCRETE PAVEMENT SEE DETAILS FOR SECTION CONCRETE SIDEWALK SEE DETAILS FOR SECTION KEYNOTE LEGEND CURB, SIDEWALK & PAVEMENT 6" CONCRETE CURB & GUTTER (B612) - SEE DETAIL 6" CONCRETE CURB & GUTTER (B618) - SEE DETAIL SURMOUNTABLE CURB & GUTTER (D412) - SEE DETAIL CONCRETE SIDEWALK - SEE DETAIL CURB TRANSITION - SEE GRADING PLAN MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER COMMERCIAL DRIVEWAY APRON - SEE DETAIL ACCESSIBLE CURB RAMP - SEE DETAIL SITE FIXTURES CHAIN-LINK FENCE - SEE DETAIL FIRE HYDRANT / GATE VALVE - SEE UTILITY PLAN SEWER MANHOLE / CATCHBASIN / FES - SEE UTILITY PLAN PAVEMENT MARKINGS ACCESSIBLE PARKING SYMBOL & LOADING AREA - SEE DETAIL STRIPED WHITE CROSS-HATCH AREA 4" SOLID LINES @ 45° 2' O.C. 4" WIDE WHITE PAINTED SOLID PARKING LOT LINE PICKLEBALL COURT STRIPPING - SEE DETAIL SIGNAGE ADA PARKING SIGN IN BOLLARD - SEE DETAIL STOP SIGN - SEE DETAIL REFERENCE NOTES COMMUNITY OPEN PAVILION - SEE ARCHITECTURAL PLANS C1 C2 C3 C4 C5 C6 C7 C8 F1 F2 F3 P1 P2 P3 P4 S1 S2 R1 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 40 20 40 80 PROPERTY SUMMARY PARCEL AREA 12.78 AC / 556,666 SF TOTAL CHURCH AREA 7.04 AC / 306,512 SF TOTAL RESIDENTAL AREA 5.74 AC / 250,154 SF UNIT 1 AREA 3,711 SF UNIT 2 AREA 3,711 SF UNIT 3 AREA 3,711 SF UNIT 4 AREA 3,711 SF UNIT 5 AREA 3,711 SF UNIT 6 AREA 3,711 SF UNIT 7 AREA 3,711 SF UNIT 8 AREA 3,711 SF UNIT 9 AREA 3,711 SF UNIT 10 AREA 3,711 SF UNIT 11 AREA 3,724 SF UNIT 12 AREA 3,723 SF UNIT 13 AREA 3,723 SF UNIT 14 AREA 3,723 SF UNIT 15 AREA 3,723 SF UNIT 16 AREA 3,723 SF UNIT 17 AREA 3,723 SF UNIT 18 AREA 3,724 SF UNIT 19 AREA 3,723 SF UNIT 20 AREA 3,724 SF UNIT 21 AREA 2,860 SF UNIT 22 AREA 2,860 SF UNIT 23 AREA 2,860 SF UNIT 24 AREA 2,860 SF LOT 25 AREA 100,666 SF OUTLOT A AREA 18,074 SF ROW 45,631 SF HOA AREA 164,371 SF ZONING SUMMARY EXISTING CHURCH ZONING RS - 3 PROPOSED RESIDENTAL ZONING RST - 2 PR E P A R E D F O R SI T E D I M E N S I O N PL A N C400 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 20-FEET IN LENGTH UNLESS OTHERWISE INDICATED. UNIT LOT LINE LORD OF LIFE LUTHERAN CHURCH PARKING SUMMARY TOTAL PROPOSED 97 STALLS (121 EXISTING - 45 REMOVED + 21 NEW) D D D D D 10 10 12 12 5 5 5 10 10 10 10 10 10 10 10 DO D D L A N E (B I T U M I N O U S P U B L I C S T R E E T ) OUTLOT A L O R D O F L I F E L U T H E R A N C H U R C H A D D I T I O N LOT 1 BLOCK 1 F I R S T A D D I T I O N OU T L O T B PE R D O C . N O . 1 3 3 4 1 9 2 ( P E R P L A T ) DR A I N A G E A N D U T I L I T Y E A S E M E N T PE R D O C . N O . 1 9 9 4 3 4 8 ( P E R P L A T ) ME T C O U N C I L S A N I T A R Y S E W E R E A S E M E N T 80 66 PIV CO MB 15" 6"9" 11" EDGE OF WATER SEPT. 2023 ELEVATION = 919.1 F I E L D S T O N E C R E E K CROSS UG G A S ( P E R FIE L D M A R K I N G S ) UG T E L E P H O N E ( P E R FIE L D M A R K I N G S ) UG E L E C T R I C ( P E R FIE L D M A R K I N G S ) LOR D O F L I F E C H U R C H LAN D S C A P I N G LANDS C A P I N G LA N D S C A P I N G ELE CPAN E L FLO O R E L E V =93 5 . 3 FLO O R E L E V =93 5 . 3 SHE D LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G LAN D S C A P I N G FEN C E SET 1/2" IRON PIPE FOUND 1/2" IRON PIPE (BROKEN CAP) FOUND 1/2" IRON PIPE (MARKED 12294) FOUND 1/2" IRON PIPE (MARKED 12294) SET 1/2" IRON PIPE SET 1/2" IRON PIPE SET 1/2" IRON PIPE SET 1/2" IRON PIPE (MARKED 45507) SIGN CROSS PROJECT BENCMARK: TOP NUT HYDRANT ELEVATION = 936.50 FIRECON N . 48" RCP INV=924.7 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 10 F T . D R A I N A G E A N D U T I L I T Y E A S E M E N T ( P E R P L A T ) 5 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 10 FT. DRAINAGE AND UTILITY EASEMENT (PER PLAT) 12" PVC (PER AS-BUILT) 12" PVC (PER AS-BUILT) 8" P V C ( P E R A S - B U I L T ) 8" P V C ( P E R A S - B U I L T ) 8" D I P ( P E R A S - B U I L T ) 8" PVC 8" DIP (PER AS-BUILT) 15" RCP SAN MH RIM=933.3 INV=920.7 8" DIP (PER AS-BUILT) 33" RCP (PER PLAN) 18" RCP (PER PLAN) 18" RCP 36 " R C P 36 " R C P RIM=931.4INV=925.4 48" RCP 42" RCP 36 " R C P ( P E R P L A N ) 36 " R C P ( P E R P L A N ) 27 " R C P ( P E R P L A N ) 12 " D I P ( P E R A S - B U I L T ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) SAN MHRIM=932.2 SAN MH RIM=931.9 SAN MHRIM=929.6 STORM MH RIM=931.2 STORMMH RIM=932.1 CB RIM=931.1 CBRIM=931.1 CBRIM=931.5CB RIM=931.4STMHRIM=931.2 BITUMINOUS PARKING AREA BITUMINOUS DRIVE BITUMINO U S D R I V E CON C R E T E S U R F A C E 12 " D I P ( P E R A S - B U I L T ) 60 " R C P S T O R M ( P E R A S - B U I L T ) 30 " R C P S A N I T A R Y ( P E R A S - B U I L T ) DRAINAGE AND UTILITY EASEMENT (PER PLAT) F I E L D S T O N E C R E E K 1 S T A D D I T I O N CBRIM=931.4INV=925.4 6" PVC (PER PLAN) RIM=932.2INV=925.6 GASMET E R AC S S S S AC AC AC T S T T T T E EDGE OF ICE JAN. 9, 2025ELEV=920.4 93 0 935 92 9 93 1 932 933 934 931 932 933 931 931932933 93 4 934 930 935 931932933934 920 925 930 919 921922 923 924 926 927 928 929 931 932 92 0 92 5 93 0 91 9 92 1 92 2 92 3 92 4 92 6 92 7 92 8 92 9 931 930 927928929 931 932 92 5 92 6 92 7 92 8 92 9 93 0 929 931 930 PAD:935.67FFE:936.00 LP:930.48 G:930.94 G:933.85 G:933.95 ME:934.84 933 933 934 PAD:934.67FFE:935.00 PAD:933.67 FFE:934.00 PAD:932.67FFE:933.00 PAD:933.17FFE:933.50 PAD:933.67 FFE:934.00 PAD:934.17FFE:934.50 PAD:933.67 FFE:934.00 PAD:933.17FFE:933.50 PAD:933.17FFE:933.50 PAD:933.67FFE:934.00 PAD:934.17FFE:934.50 931932933 S89°57'37"W 565.87L=75.69R=1372.39=3°09'36" N0 4 ° 2 3 ' 3 6 " W 22 0 . 9 7 S85 ° 3 6 ' 2 4 " W 7.00 N0 4 ° 2 3 ' 3 6 " W 49 6 . 5 1 S89°22'34"E 591.84 N58° 0 6 ' 3 3 " W 81.30 S89°57'37"W139.94 S0 4 ° 1 3 ' 5 4 " E 42 7 . 9 0 S2 7 ° 1 5 ' 1 3 " E 38 3 . 6 0 931 932 933 933 934 93 4 932 G:934.86 G:934.86 925 930 921 922 923 924 926927928929 920 925 930 921 922 923924 926 927 928 929 931 93 5 93 5 93 2 93 3 93 4 93 6 93 6 930 931 932 93 3 PROPOSED POND EXPANSION LP:930.61 LP:930.16 FES 201 WITH TRASH GUARDIE:925.00 N STMH 100 RE:934.47IE:925.33 NIE:925.33 S STMH 101 RE:931.85IE:925.34 NIE:925.34 S 10 . 0 0 % 9. 3 7 % 1.58%1. 5 7 % 1.42 % 1.42 % 1.15% 1.16 % 2.84% 2.44% 3.85 % G:934.17 G:931.56 G:931.36 HP:932.50 T/G:933.56 G:933.28 G:933.36 G:931.69 G:931.09 G:931.17 G:932.81 G:934.06 G:933.04 G:932.57 G:932.09 T:933.54 T:933.07 T:932.59 T:934.56 T:933.30 T:931.67 T:931.59 T:932.19 T:933.86 T:934.37 G:931.29G:932.32 G:933.37 G:931.34 G:930.75 T:931.69T:932.72 T:933.77 T:931.74 T:931.15 G:931.38 T:931.78 T/G:932.62 T/G:932.52 933.27 932.95 932.71 932.60 T:934.06 G:933.56 G:932.63 G:931.62 T:934.57 T:933.02 T:932.02 T:931.96 T:931.76 T:931.34 HP:933.25 T:935.26 T:935.26 T:934.45 T:934.35 G:933.87 FES 200 WITH TRASH GUARDIE:925.00 N 934.02 934.10 933.62 933.70 932.92 933.00 932.60 932.52 931.82 931.90 931.40931.68 931.50 931.70 931.62 932.25 932.17 932.53 932.61 932.81 932.75 933.19 933.11 933.19 933.11 932.83 932.75 932.53 932.61 932.17 932.25 931.04 931.12 931.44 931.52932.17 932.25 932.57 932.65933.33 933.41 933.73 933.81 934.04 934.13 HP:934.67 HP:934.71 ME:933.98 ME:933.06 935.14 935.24 934.77 934.86 ME:931.00 1.00% 1. 0 0 % 934.22 T:933.78 ME:933.00 ME:933.92 ME:935.00 ME:932.00 STMH 99 RE:930.16IE:926.91 SW 27 LF - 24" RCP @ 0.25% 123 LF - 24" RCP @ 0.28% 86 LF - 18" PVC @ 0.30% 72 LF - 18" PVC @ 0.30% 227 LF - 18" PVC @ 0.30% 167 LF - 24" RCP @ 0.25% 132 LF - 24" RCP @ 0.25% ME:930.00 EOF:930.50 EOF:929.75 EOF:930.75 ME:930.88 ME:930.63 ME:931.76 T:933.93 G:933.53 G:931.19 T:931.59 G:932.78 T:933.18 931.30 931.22 T:932.90 10 . 0 0 % 10 . 0 0 % 10 . 0 0 % 8.7 8 % 10.00% 9.7 3 % 7.94% 8.6 9 % 5. 4 4 % 4.3 7 % 4.3 0 % 8. 1 1 % 9.86% 2.9 0 % 5.8 8 % 5.9 3 % 9.0 0 % 7.3 6 % G:934.44 T:934.37 G:933.97 1.7 1 % 932.37 932.48 932.59 G:932.68 934.23 932.25 934.65G:934.08 T:934.48 G:934.06 T:934.46 ME:933.13 HP:935.01 2. 2 9 % 2. 6 0 % 4. 4 0 % 3.2 5 % 3.00% 1.69 % 1.9 1 % 4. 8 6 % 4. 3 0 % 2. 0 8 % 2. 0 7 % 2. 5 5 % 3:1 3:1 3:1 1.54 % T/G:933.11 T/G:933.54 ME:933.20 ME:932.30 933.13 933.18 933.85 933.92 1.61 % 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+ 6 5 G:932.46 T/G:933.53 T/G:931.29 934.25 1.41% 931.75 933.93 3.35 % 3.57 % 1.0 3 % 932.26 ME:933.00ME:932.00ME:931.00 934 933 932 93 2 93 3 933 933 933 933 934 933 932 934.44 933.72 933.50 933.22 933.16 933.43 933.10 932.47 932.80 STMH CB 1 WITH WIER WALL AND ORIFICE STRUCTURE RE:930.61IE:925.75 EIE:925.75 S STMH CB 2 RE:930.48 IE:925.48 S STMH CB 3 RE:930.42 IE:925.41 N IE:925.41 S LP:930.42 930 929 928 927 926 925 924 923 922 921 920 919 918 917 916 915 914 913 912 911 910 3:1 3:1 92 5 92 6 92 7 92 8 1.04% 30.24% 25.00% 0.84% 4: 1 6.58% 7. 7 8 % 6.51%5.61% 8.36%9.40%9.43 % 7.87% 8.35%2.59% 1.64% 8.89% 2.52% 1.76% 9.45% 2.51% 1.75%1.65% 6.40% 6.85% 2.48% 9.15% 4: 1 4: 1 4: 1 NWL = 924.0' 10-YEAR PEAK WATER LEVEL = 926.63' 100-YEAR PEAK WATER LEVEL = 928.90' 3+00 900 910 920 930 940 950 960 900 910 920 930 940 950 960 93 2 . 9 92 8 . 6 9 STREET CROSS SECTION -30 -20 -10 0 10 20 30 PROPOSED GRADE EXISTING GRADE © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G P L A N . d w g M a r c h 0 3 , 2 0 2 5 - 1 2 : 0 8 p m BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR 928 925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION LP:0.0 ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION WITH TRASH GUARD PROPOSED RIDGE LINE PROPOSED SWALE DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . AL A N C A T C H P O O L , P . E . 03 / 0 3 / 2 0 2 5 47 9 6 9 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N RW C RW C AL C PROPOSED EMERGENCY OVERFLOW ELEVATIONEOF:0.0 0.0%PROPOSED DRAINAGE DIRECTION STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE AS FOLLOWS: RCP: ASTM C-76 HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 DRAIN TILE SHALL BE AS FOLLOWS: PE: ASTM F-6667 PVC: ASTM D-2729 FITTINGS SHALL BE AS FOLLOWS: RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. PR E P A R E D F O R GR A D I N G A N D DR A I N A G E P L A N C500 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN NORTH 0GRAPHIC SCALE IN FEET 40 20 40 80 Know what'sbelow. before you dig.Call (F G ) (E G ) LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SODDING / IRRIGATION (TYP.) LIMITS OF SEEDING, SEED ALL OTHER DISTURBED AREAS (TYP.) SEED WITH MNDOT RESIDENTIAL TURFGRASS (RT) SEED MIX (TYP.) SEED WITH MNDOT WET DITCH (WD) SEED MIX (TYP.) IRRIGATION BOX POINT OF CONNECTION (TYP.)POC A A B C D LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) TREE TO REMAIN / PROTECT IN PLACE (TYP.) D D D D DD D 1 2 5 6 7 8 9 10 11 12 14 13 16 15 17 18 20 19 2324 2122 3 4 NE W A C C E S S D R I V E PR O P O S E D P A R K I N G E X P A N S I O N ESPRIT COURT 665' CUL-DE-SAC 2,064 SF (TYP.) 1,825 SF (TYP.) Commu n i t y O p e n P a v i l i o n Pickleball DO D D L A N E (B I T U M I N O U S P U B L I C S T R E E T ) 80 66 PIV CO MB LOR D O F L I F E C H U R C H FLO O R E L E V =93 5 . 3 FLO O R E L E V =93 5 . 3 SHE D FEN C E GASMET E R AC S S S S AC AC AC T S T T T T E RTRT RT RT RT C C CC C C C C C C CC C C C C C C C C C C C C C CCCCC C D 1 - BFR 3 - ERC 2 - WHP 1 - NPO 1 - CHB 2 - BFR 3 - ERC 4 - CHB 1 - ASM 1 - NWM 1 - SHL 1 - NWM 4 - BFR 2 - FFM 1 - ELM 3 - ERC 2 - MYS 1 - ELM 1 - FFM 1 - ASM 1 - CHB 1 - BRM 1 - ASM 1 - FFM 1 - ASM 1 - NWM 1 - ASM 1 - FFM 1 - ASM 1 - BRM 1 - ASM 1 - NPO 1 - FFM 1 - KCY 1 - RVB 1 - NPO 1 - KCY1 - RVB 1 - NPO 1 - KCY 1 - RVB 1 - NPO 1 - KCY 1 - RVB 1 - NPO3 - BFR 2 - WHP 2 - FFM 2 - SWO 2 - SHL 2 - ELM 3 - CHB 2 - MYS 3 - WHP 2 - SWO 1 - SHL 1 - NPO 1 - SHL 1 - KCY 2 - SHL 1 - BFR 1 - SWO 2 - KCY 1 - RVB WD WD WD WD IRRIGATION BOX - POINT OF CONNECTION POC SEEDING KEYNOTES SEED WITH MNDOT 22-112: FIVE-YEAR STABILIZATION SEED MIX (TYP.) 22-112 SEED WITH MNDOT RESIDENTIAL TURFGRASS (RT) SEED MIX (TYP.)RT SEED WITH MNDOT WET DITCH (WD) SEED MIX (TYP.)WD SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER CAL. CONIFEROUS TREE BFR 11 BALSAM FIR ABIES BALSAMEA B & B 8` HT. ERC 9 EASTERN RED CEDAR JUNIPERUS VIRGINIANA B & B 8` HT. MYS 4 MEYER SPRUCE PICEA MEYERI B & B 8` HT. WHP 7 WHITE PINE PINUS STROBUS B & B 8` HT. OVERSTORY TREE ASM 7 AMERICAN SENTRY® LINDEN TILIA AMERICANA `MCKSENTRY`B & B 2.5" CAL. BRM 2 BRANDYWINE RED MAPLE ACER RUBRUM `BRANDYWINE`B & B 2.5" CAL. CHB 9 COMMON HACKBERRY CELTIS OCCIDENTALIS B & B 2.5" CAL. ELM 4 PRAIRIE EXPEDITION® AMERICAN ELM ULMUS AMERICANA `LEWIS & CLARK`B & B 2.5" CAL. FFM 8 FALL FIESTA® SUGAR MAPLE ACER SACCHARUM 'BAILSTA'B & B 2.5" CAL. KCY 7 ESPRESSO KENTUCKY COFFEETREE GYMNOCLADUS DIOICA `ESPRESSO`B & B 2.5" CAL. NPO 7 NORTHERN PIN OAK QUERCUS ELLIPSOIDALIS B & B 2.5" CAL. NWM 3 NORTHWOOD MAPLE ACER RUBRUM `NORTHWOOD`B & B 2.5" CAL. RVB 5 RIVER BIRCH SINGLE STEM BETULA NIGRA B & B 2.5" CAL. SHL 7 SKYLINE® HONEY LOCUST GLEDITSIA TRIACANTHOS INERMIS `SKYCOLE` B & B 2.5" CAL. SWO 5 SWAMP WHITE OAK QUERCUS BICOLOR B & B 2.5" CAL. PLANT SCHEDULE © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E P L A N . D W G M a r c h 0 3 , 2 0 2 5 - 1 2 : 1 5 p m © BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C LANDSCAPE REQUIREMENTS FOR ZONE RST - 2 LANDSCAPE SUMMARY DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L LA N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F TH E S T A T E O F M I N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D , P L A 03 / 0 3 / 2 0 2 5 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N CF K AT K RA H PR E P A R E D F O R LA N D S C A P E P L A N L100 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 40 20 40 80 PROJECT VALUE MIN. LANDSCAPE VALUE BELOW $1,000,000 2% $1,000,001 - $2,000,000 $20,000 + 1% OF PROJECT VALUE IN EXCESS OF $1,000,000 $2,000,001 - $3,000,000 $30,000 + 0.75% OF PROJECT VALUE IN EXCESS OF $2,000,000 $3,000,001 - $4,000,000 $37,500 + 0.25% OF PROJECT VALUE IN EXCESS OF $3,000,000 OVER $4,000,000 1% NOTE: 1. SEE ENLARGEMENTS ON SHEET L101 FOR TYPICAL UNIT PLANTINGS AND AMENITY AREA PLANTINGS. 2. REAR YARD PLANTING FINAL LOCATIONS TO BE DETERMINED IN FIELD IN ORDER TO MAINTAIN EASE OF ACCESS FOR CITY AS NEEDED FOR MAINTENANCE. 3 - ALL 3 - PFG 3 - ANH 3 - LDN 3 - ANH 3 - PFG 3 - PCF A A B B A B A B AB 5 - NSG 5 - NSG 2 - TGA2 - LDN 7 - NSG 3 - TGA 7 - NSG 3 - VPA 4 - GVH 3 - VPA 5 - GRZ 4 - GVH 5 - GRZ 3 - ANH C C SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS TGA 7 TECHNY GLOBE ARBORVITAE THUJA OCCIDENTALIS 'TECHNY GLOBE'#5 CONT. 5` O.C. DECIDUOUS SHRUBS ANH 6 ANNABELLE HYDRANGEA HYDRANGEA ARBORESCENS `ANNABELLE` #5 CONT. 4` O.C. LDN 6 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM #5 CONT. 4` O.C. ORNAMENTAL GRASSES NSG 30 NORTHWIND SWITCH GRASS PANICUM VIRGATUM 'NORTHWIND'#1 CONT.36" O.C. PERENNIALS BES 15 BLACK-EYED SUSAN RUDBECKIA FULGIDA `GOLDSTURM`#1 CONT. 18" O.C. PCF 6 PURPLE CONEFLOWER ECHINACEA PURPUREA #1 CONT. 24" O.C. WLC 7 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. PLANT SCHEDULE - TYPICAL UNIT 1-14 LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SODDING / IRRIGATION (TYP.) LIMITS OF SEEDING, SEED ALL OTHER DISTURBED AREAS (TYP.) A A B C LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS TGA 3 TECHNY GLOBE ARBORVITAE THUJA OCCIDENTALIS 'TECHNY GLOBE' #5 CONT. 5` O.C. DECIDUOUS SHRUBS ANH 6 ANNABELLE HYDRANGEA HYDRANGEA ARBORESCENS `ANNABELLE` #5 CONT. 4` O.C. GGD 6 GARDEN GLOW DOGWOOD CORNUS HESSEI `GARDEN GLOW`#5 CONT. 5` O.C. ORNAMENTAL GRASSES NSG 10 NORTHWIND SWITCH GRASS PANICUM VIRGATUM 'NORTHWIND'#1 CONT. 36" O.C. PERENNIALS BES 18 BLACK-EYED SUSAN RUDBECKIA FULGIDA `GOLDSTURM` #1 CONT. 18" O.C. WLC 10 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. PLANT SCHEDULE - TYPICAL UNIT 15-24 3 - ANH 3 - WLC 15 - BES 7 - WLC 3 - BES 3 - ANH 5 - PFG 3 - GGD 3 - TGA 5 - PFG 3 - GGD A A B B A B A B5 - GVH 5 - GVH C C C 12 - PDS 3 - GOJ 7 - WLC 3 - LDN 5 - NSG 5 - NSG 3 - PDS 2 - WLC A B C C SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS GOJ 3 GREY OWL JUNIPER JUNIPERUS VIRGINIANA `GREY OWL`#5 CONT. 4` O.C. DECIDUOUS SHRUBS LDN 3 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM #5 CONT. 4` O.C. ORNAMENTAL GRASSES NSG 10 NORTHWIND SWITCH GRASS PANICUM VIRGATUM 'NORTHWIND'#1 CONT. 36" O.C. PDS 15 PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS #1 CONT. 18" O.C. PERENNIALS WLC 9 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. PLANT SCHEDULE - AMENITIES © 1 CI T Y C O M M E N T S 12 / 1 9 / 2 0 2 4 R W C 2 CI T Y C O M M E N T S 01 / 2 9 / 2 0 2 5 R W C Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ F r i s b i e P r o p e r t i e s , L L C \ L a k e v i l l e , M N L o r d o f L i f e \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E P L A N . D W G M a r c h 0 3 , 2 0 2 5 - 1 2 : 1 5 p m © BY RE V I S I O N S No . DA T E 3 CI T Y C O M M E N T S 03 / 0 3 / 2 0 2 5 R W C Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E EN L A R G E M E N T S L101 LO R D O F L I F E T O W N H O M E S FR I S B I E P R O P E R T I E S , L L C LA K E V I L L E MN TYPICAL LANDSCAPE ENLARGEMENT: UNITS 1-14 SCALE: 1"=10'L1011 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L LA N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F TH E S T A T E O F M I N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D , P L A 03 / 0 3 / 2 0 2 5 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 2 2 2 0 0 3 03 / 0 3 / 2 0 2 5 AS S H O W N CF K AT K RA H 0GRAPHIC SCALE IN FEET 10 5 10 20 TYPICAL LANDSCAPE ENLARGEMENT: UNITS 15-24 SCALE: 1"=10'L1012 0GRAPHIC SCALE IN FEET 10 5 10 20 AMENITIES LANDSCAPE ENLARGEMENT SCALE: 1"=10'L1013 0GRAPHIC SCALE IN FEET 10 5 10 20 TOWNHOUSE PROPERTY CHURCH PROPERTY (PARCEL A) (PARCEL B) PROJ. NO.Depiction and Description of Proposed Vacation EXHIBIT A 1 OF 1 KH23022 SHEET LAND SURVEYING, INC. CORNERSTONE Suite #200 1970 Northwestern Ave. Phone 651.275.8969 dan@cssurvey .net 0 NORTH 150 PROPOSED VACATION DESCRIPTION: All those particular drainage and utility easements over Lot 1, Block 1, LORD OF LIFE LUTHERAN CHURCH ADDITION, Dakota County, Minnesota as dedicated on said plat lying southerly of the following described line: Commencing at the southwest corner of said Lot 1; thence North 04 degrees 23 minutes 36 seconds West assumed bearing along the west line of said Lot 1 a distance of 297.77 feet; thence South 89 degrees 25 minutes 50 seconds East a distance of 185.96 feet; thence South 00 degrees 34 minutes 10 seconds West a distance of 20.00 feet; thence South 89 degrees 25 minutes 50 seconds East a distance of 217.01 feet; thence North 00 degrees 34 minutes 05 seconds East a distance of 19.00 feet; thence South 89 degrees 25 minutes 50 seconds East a distance of 69.99 feet; thence North 51 degrees 08 minutes 40 seconds East a distance of 45.29 feet; thence North 66 degrees 17 minutes 10 seconds East a distance of 88.60 feet; thence South 82 degrees 50 minutes 13 seconds East a distance of 99.44 feet; thence South 51 degrees 57 minutes 36 seconds East a distance of 97.01 feet; thence South 21 degrees 05 minutes 00 seconds East a distance of 49.68 feet; thence North 83 degrees 29 minutes 36 seconds East a distance of 20.14 feet to the east line of said Lot 1 and said line there terminating. DENOTES PROPOSED DRAINAGE AND UTILITY TO BE VACATED Lakeville Twin Homes: Exterior Image Examples for Stone and Siding Colors Completed Project in Lake Elmo, MN Stone Material Example Stone/Siding Colors 1 CITY OF LAKEVILLE The Lakeville Planning Commission met at its regularly scheduled meeting on March 20, 2025 to consider the application of Frisbie Properties, LLC for a variance to allow a cul-de-sac street length in excess of 600feet. The Planning Commission conducted a public hearing on the variance 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 subject property is located in Comprehensive Planning District 3, which guides the property for low/medium density residential use. 2. The subject site is zoned RST-2, Single and Two-Family Residential District. 3. Legal description of the property is: Esprit Court, Lord of Life Townhomes 4. Chapter 6 of the City of Lakeville Zoning Ordinance provides that a variance shall not be approved unless failure to grant the variance will result in practical difficulties. The criteria and our findings regarding them are: Finding: The proposed cul-de-sac length will be consistent with the City’s Comprehensive Plan which guides the Lord of Life Townhome neighborhood for low/medium density residential uses. Finding: The proposed development will be in harmony with the surrounding neighborhoods. Finding: The request to allow the cul-de-sac length in excess of 600 feet is due to environmental constraints of an existing stormwater basin and a tributary creek that preclude street extensions and connections. Finding: The variance request is due to environmental constraints on the site and the desire to make efficient use of the development site. 2 Finding: The proposed development will be in keeping with the character of the surrounding neighborhoods. f. That the requested variance is the minimum action required to eliminate the practical difficulty. Finding: The layout of the cul-de-sac street was done to minimize the variance requested. g. Variances may not be approved for any use that is not allowed under this section for property in the zone where the affected person’s land is located. Finding: The proposed cul-de-sac street will serve twinhomes, which are a permitted use within the RST-2 District. 5. The report dated March 11, 2025 prepared by Heather Botten, Senior Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the variance based upon the foregoing information, findings, and the considerations and stipulations outlined in the Planning Report dated March 11, 2025, prepared by Heather Botten, Senior Planner. DATED: March 20, 2025 LAKEVILLE PLANNING COMMISSION BY: __________________________ Jenna Majorowicz, Chair City of Lakeville Memorandum To:Heather Botten, Senior Planner From:Alanna Sobottka, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager Copy:Tina Goodroad, Community Development Director Julie Stahl, Finance Director Zach Johnson, City Engineer David Mathews, Building Official Date:March 11, 2025 Subject:Lord of Life Townhomes •Preliminary Plat •Preliminary Grading and Erosion Control Plan •Preliminary Landscape Plan •Preliminary Utility Plan BACKGROUNDBACKGROUND Frisbie Companies has submitted a preliminary plat named Lord of Life Townhomes. The parent parcel (PID No. 22-46300-01-012) consists of Lot 1, Block 1 Lord of Life Lutheran Church Addition and is zoned RST-2, Single and Two Family Residential District. The proposed development is located west of and adjacent to Dodd Lane, south of Dodd Boulevard, and east of Pilot Knob Road. The preliminary plat consists of 24 twinhome lots and one common area lot within one block, with one outlot on 5.74 acres. The Developer is dedicating 0.42 acres for Dodd Lane right-of-way. The outlot created with the preliminary plat shall have the following use: Outlot A: Stormwater management basin; deeded to City (0.41 acres) The proposed development will be completed by: Developer: Frisbie Companies LLORDORD OFOF LLIFEIFE TTOWNHOMESOWNHOMES –– PPRELIMINARYRELIMINARY PPLATLAT MMARCHARCH 11,11, 20252025 PPAGEAGE 22 OFOF 55 Engineer: Kimley-Horn SITESITE CONDITIONSCONDITIONS The site consists of undeveloped land. Lord of Life Lutheran Church lies to the north and adjacent to the parcel. Various residential developments lie to the east, south, and west of the site. The site is located within the North Creek Stormwater District with the site generally draining north to south. STREETSTREET ANDAND SUBDIVISIONSUBDIVISION LAYOUTLAYOUT Dodd Lane Lord of Life Townhomes is located east of and adjacent to Dodd Lane, a City roadway classified as a local road. No additional right-of-way dedication is required on the preliminary plat. Dodd Lane is constructed as a two-lane undivided rural roadway, with a five-foot-wide sidewalk along the both sides. Esprit Court Development of Lord of Life Townhomes includes the construction of Esprit Court, a City roadway classified as a local road. Esprit Court is designed as a 32-foot-wide urban local roadway with a concrete sidewalk along both sides, within a 60-foot wide right-of- way. CONSTRUCTIONCONSTRUCTION ACCESSACCESS Construction traffic access and egress for grading, utility and street construction shall be from Dodd Boulevard. Construction traffic shall not be permitted south of the development. PARKS,PARKS, TRAILSTRAILS ANDAND SIDEWALKSSIDEWALKS Development of Lord of Life Townhomes includes the construction of public sidewalks. Five-foot-wide concrete sidewalks, with pedestrian curb ramps, shall be installed along both sides of Esprit Court. The Park Dedication requirement will be reviewed with the final plat submittal. LLORDORD OFOF LLIFEIFE TTOWNHOMESOWNHOMES –– PPRELIMINARYRELIMINARY PPLATLAT MMARCHARCH 11,11, 20252025 PPAGEAGE 33 OFOF 55 UTILITIESUTILITIES ANITARYANITARY SSEWEREWER Lord of Life Townhomes is located within subdistrict NC-20040 of the North Creek sanitary sewer district. Wastewater will be conveyed through City sanitary sewer to the MCES interceptor sewer monitored by meter M643A. Wastewater treatment is provided by the Empire Wastewater Treatment Facility. Development of Lord of Life Townhomes includes construction of public sanitary sewer. Sanitary sewer will extend within the subdivision from an existing manhole located within Dodd Lane, at the west plat boundary. The Sanitary Sewer Availability Charge has been collected on the parent parcel. ATERMAINATERMAIN Development of Lord of Life Townhomes includes construction of public watermain. Watermain will extend within the subdivision from an existing stub located within Dodd Lane, at the west plat boundary. Lord of Life Townhomes is located within subdistrict NC-15 of the North Creek stormwater district. Development of Lord of Life Townhomes includes grading modifications to an existing public stormwater management basin. The modifications lie within Outlot A, the existing basin is located off-site in Outlot B of Fieldstone Creek 1st Addition and provides rate control of stormwater runoff generated from the site. The stormwater management design is consistent with the City’s stormwater management ordinance. The Developer must certify to the City that all lots with house footings placed on fill have been monitored and constructed to meet or exceed FHA/HUD 79G specifications. Prior to issuance of building permits, the soils observation and testing report, including referenced development phases and lot descriptions, and an as-built certified grading plan must be submitted and approved by City staff. Lord of Life Townhomes 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. LLORDORD OFOF LLIFEIFE TTOWNHOMESOWNHOMES –– PPRELIMINARYRELIMINARY PPLATLAT MMARCHARCH 11,11, 20252025 PPAGEAGE 44 OFOF 55 STORMSTORM SEWERSEWER Development of Lord of Life Townhomes includes the construction of public storm sewer systems. Storm sewer will be constructed 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 A, Lord of Life Townhomes and Outlot B, Fieldstone Creek 1st Addition. The Storm Sewer Charge has been collected on the parent parcel. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. Lord of Life Townhomes is shown on the Flood Insurance Rate Map (Map Nos. 27037C0208E; 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. There are no wetlands on the site. The plan identifies 4 significant trees on-site to be removed. The landscape trees along Dodd Lane will remain and will require tree protection fence be installed around them prior to grading activity. 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. The plans include a detailed erosion and sediment control plan. The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the Developer. An on-site preconstruction meeting shall be held with the City prior to the issuance of a grading permit. The developer shall be responsible for LLORDORD OFOF LLIFEIFE TTOWNHOMESOWNHOMES –– PPRELIMINARYRELIMINARY PPLATLAT MMARCHARCH 11,11, 20252025 PPAGEAGE 55 OFOF 55 the establishment of native vegetation along all stormwater treatment basin slopes that were disturbed. This will require a minimum of 2 years of maintenance to ensure establishment. RECOMMENDATIONRECOMMENDATION