HomeMy WebLinkAbout2004-126 Council ResolutionI
CITY OF LINO LAKES
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RESOLUTION NO. 04-126
RESOLUTION APPROVING AN APPLICATION FOR A CONDITIONAL USE
PERMIT FOR A RESIDENTIAL PLANNED UNIT DEVELOPMENT AND A
DEVELOPMENT STAGE PLAN/PRELIMINARY PLAT FOR THE PROPOSED
MARSHAN TOWNHOMES 2ND ADDITION
WHEREAS, the Lino Lakes City Council makes the following findings:
Findings
1. Hokanson Development has submitted an application for a conditional use permit for
a residential planned unit development (PUD) and a development stage
plan/preliminary plat for the PUD.
2. The site includes four acres at the northeast comer of Lake Drive and Aqua Lane.
The application includes 23 dwelling units, for a net density of 5.99 units per acre.
3. The comprehensive plan guides the four -acre site proposed for development and the
existing Marshan Lake Townhomes site for land use category Medium Density
Residential: 3 -6 units per acre.
4. The site is zoned R -3, Medium Density Residential, per Ordinance 02 -04.
5. A residential conditional use permit PUD may include a variety of residential units,
including single family and multifamily units as long as it complies with the density
requirements, as stated in the zoning ordinance, Section 2, Subd. 10.A., Purpose and
Intent (for a planned unit development).
6. The maximum allowable density within an urban residential PUD shall be consistent
with the density directives of the Comprehensive Plan, as stated in the zoning
ordinance, Section 2, Subd. 10.D.3., Urban Residential Planned Unit Development
Requirements.
7. The Lino Lakes Growth Management Ordinance, Ordinance No. 01 -03 establishes a
goal to limit new growth n the city to an average of 147 new housing units per year,
with the ability to exceed this target by 20% at the City Council's discretion .
8. The Planning & Zoning Board opened a public hearing on the application on June 9,
2004 and closed it on July 14, 2004.
• NOW, THEREFORE, BE IT RESOLVED that the Lino Lakes City Council hereby
approves the application for a conditional use permit/planned unit development and
development stage plan.
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BE IT FURTHER RESOLVED that the following conditions of approval apply:
1. Additional right of way shall be dedicated to Anoka County to total 60 feet from
centerline for Lake Drive (CSAH 23).
2. Right of access shall be dedicated to Anoka County along CSAH 23 on the fmal plat.
3. The fmal plat must include larger individual unit lots to ensure that the eaves and any
building projection meets the property line separation to meet fire protection
requirements in the building code.
4. The City Engineer's comments in the July 9, August 6, and September 2, 2004
memos must be met to his satisfaction.
5. Park dedication shall be $28,170. A park dedication amount of $28,170 shall
be deposited in escrow by the developer prior to approval of the final plat by the city
council. The final park dedication amount shall be determined by a neutral arbitrator.
6. Existing buildings on the site shall be removed.
7. The existing well and onsite septic system shall be properly abandoned.
8. Stone or brick veneer base shall be included on all four sides of the buildings.
9. The project shall not be fmal platted until 2005 to comply with the growth
management policy.
10. The revised design shall be submitted for review by the Rice Creek Watershed
District. A permit must be obtained from the Watershed District prior to final plat
approval by the City.
11. Building colors shall be reviewed by staff.
12. Homeowners association declaration/covenants must be submitted for City Attorney
review as required by the City's fmal plat requirements.
13. This approval is based on the following submittals:
• Existing Conditions, May 5, 2004, received August 20
• Preliminary Plat, revised August 19, 2004, received August 20
• Grading, Drainage and Erosion Control Plan, revised August 19, 2004, received
August 20
Resolution 04 -126, page 2
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• Utility Plan, update received August 20, 2004
• Tree Preservation Plan, revised August 19, 2004, received August 20
• Landscape Plan, revised August 19, 2004, received August 20
• Landscape Details, May 5, 2004, received August 20
• Detail Sheets (2), May 5, 2004, received August 20
• Building Elevations and Floor Plans, 2 -unit and 3 -unit Buildings, May 6, 2004,
received May 7
• Alternative layouts, faxed July 6, 2004
• Color building elevations received July 14, 2004
14. Developer shall convey to the homeowners association of the existing townhomes
abutting the north border of the property an access easement that includes the existing
access drive. Prior to approval of the final plat by the city council, developer shall
submit a copy of the easement document and proof that the easement document has
been filed with Anoka County property records.
Adopted by the Lino Lakes City Council this /3111'2 day of •
2004.
ATTEST:
Ann Blair,jCiJty Clerk
Resolution 04 -126, page 3
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STAFF ORIGINATOR:
C. C. MEETING DATE:
TOPIC:
VOTES REQUIRED:
BACKGROUND
AGENDA ITEM 6 C
Jeff Smyser
September 13, 2004
Resolution 04 -126
Conditional Use Permit/Planned Unit Development and
Development Stage Plan/Preliminary Plat
Marshan Townhomes 2nd Addition
Hokanson Development, Inc.
3/5
Hokanson. Development has submitted a request for a conditional use permit for a
residential planned unit development (PUD), and development stage plan/preliminary
plat. The subject site is four acres of property at the northeast corner of Lake Drive and
Aqua Lane, adjacent to the existing Marshan Lake Condominiums. A PUD is required
for multi - family development in a shoreland area. The site was rezoned to R -3 earlier
this year, making it consistent with the comprehensive plan.
ANALYSIS
Land Use, Density, Zoning
The table below identifies the existing land use and zoning as well as guided land uses for
the area.
Location
Existing Land Use
Guided Land Use
Existing Zoning
Site
single family home and
vacant
Medium Density
Residential
R -3 Medium
Density Residential
North
Marshan Lake
Condominiums
Medium Density
Residential
R -4 High Density
Residential
South
commercial
(Automotive Refinish
Technol.) & residential
Performance Lane Use
and Low Density
Sewered Residential
GB General Bus.
and R -1X Single
Family Executive
East
Marshan Lake
Condominiums
Medium Density
Residential
R -4 High Density
Residential
West
Lake Drive, Wenzel
Farm townhomes
Medium Density
Residential
R -3 Medium
Density PDO
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The following is a summary of the of the proposal:
Gross Site Area
Upland Area
Right of Way Dedication
Resulting Area
Total Units
Resulting Density
4.05 acres
4.05 acres
0.21 acres
3.84 acres
23
5.99 units /acre
Marshan Townhomes 2nd Addn.
page 2
The existing Marshan Lake Condominiums were approved in 1995, with the second
phase approved in 1996. They were built at a density of 6.4 units /acre, in accordance
with the approved site plans. The City began work on a new comprehensive plan in
1996 -97 and approved it in 2002. The entire Marshan Lake Condominiums site and the
remaining four -acres now proposed for development is guided Medium Density
Residential. This allows a density of 3 -6 units per acre. The project falls within this
range.
Zoning: The four -acre site recently was rezoned to R -3, Medium Density
Residential to make it consistent with the comprehensive plan.
The site is within a shoreland overlay district. The specific requirements relative to the
proposed project are discussed below under "Preliminary Plat/PUD ". The shoreland
ordinance requires a PUD for multifamily development in a shoreland overlay area.
Growth Management: The City's growth management policy (Ordinance 01 -03)
implements growth policies of the comprehensive plan. It establishes limits on the
number of new units to be approved as well on the use of MUSA reserve. The site is
within the existing MUSA, so the MUSA reserve limit is not applicable
The 147 units per year have been reached for 2004 and the allowable 20% also has been
used (see attached table). As of the August 23 City Council meeting, 133 lots have been
approved for 2005, so there are lots available. However, this project will push into the
discretionary 20% for 2005. Other projects listed in the table as "proposed" will push
even further into the 20 %.
PRELIMINARY PLAT/PLANNED UNIT DEVELOPMENT
Section 2, Subd. 10 of the zoning ordinance discusses the purpose of a planned unit
development (PUD). The application should be compared to these purposes in order to
justify any flexibility requested by the applicant.
Purpose and Intent. The purpose of this section of the Zoning Ordinance is to
provide for the grouping of lots or buildings for development as an integrated,
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Marshan Townhomes 2nd Addn.
page 3
coordinated unit as opposed to traditional parcel by parcel, piecemeal, or
sporadic approach to development. This section is intended to introduce
flexibility of site design and architecture for the conservation of land and open
space through clustering of lots, buildings and activities, which promote the
goals outlined in the Comprehensive Plan or serve another public purpose. It
is further intended that planned unit developments are to be characterized by
central management, integrated planning and architecture, joint and common
use and maintenance of parking, open space and other similar facilities, and
harmonious selection and efficient distribution of uses.
A residential conditional use permit PUD may include a variety of residential
units, including single family and multifamily units as long as it complies with
the density requirements. A non - residential conditional use permit PUD may
include a variety of commercial and/or industrial uses. A PUD that includes a
mix of residential and commercial/industrial uses must utilize the PUD zoning
district as described in Sec. 9 Subd. 3 of this ordinance.
The PUD, by allowing deviation from the strict provisions of this Ordinance
related to setbacks, heights, lot area, width and depths, yards, etc., by
conditional use permit or a mixture of uses by rezoning to a PUD District, is
intended to encourage:
1. A development pattern in harmony with the objectives of the
Comprehensive Plan.
2. Innovations in development that address growing demands for all styles of
economic expansion, greater variety in type, design, architectural
standards, and siting of structures through the conservation and more
efficient use of land in such developments.
3. The preservation and enhancement of desirable site characteristics such as
existing vegetation, natural topography and geologic features and the
prevention of soil erosion.
4. A creative use of land and related physical development which allows a
phased and orderly transition of varying land uses in close proximity to
each other.
5. An efficient use of land resulting in smaller networks of utilities and
streets thereby lowering development costs and public investments.
6. Promotion of a desirable and creative environment that might be prevented
through the strict application of City zoning and subdivision regulations.
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Marshan Townhomes 2nd Addn.
page 4
The following table summarizes project design elements:
Buildings, Units: The layout of the project underwent significant redesign after the
July meeting. Based on the direction from the P & Z, the three -unit building now is on
the north side of the project site and all units front on private access drives. The proposal
still includes eleven buildings. Ten buildings are twin homes, the other is a three -unit.
They are all two -story structures. Each unit includes 1633 sf. The garages are similar in
size to other recently approved PUD projects.
The P & Z directed the applicant to provide guest parking, even if it means the project
won't meet the open space or impervious surface requirements. The guest parking now is
included. A PUD does allow flexibility for design.
The zoning ordinance requirements are as follows (Sec.3, Subd. 4.B.2.b.4)):
Exterior Building Finish: The exterior of townhome dwelling units shall include a
variation in building materials which are to be distributed throughout the building
facades and coordinated into the architectural design of the structure to create an
architecturally balanced appearance. In addition, townhome dwelling structures shall
comply with the following requirements:
a) A minimum of twenty -five (25) percent of the combined area of all building
facades of a structure shall have an exterior finish of brick, stucco and/or natural
or artificial stone.
b) Except for brick, stucco, and/or natural or artificial stone, no single building
facade shall have more than seventy -five (75) percent of one type of exterior
finish.
c) For the purpose of this section, the area of the building facade shall not include
area devoted to windows, entrance doors, garage doors, or roof areas.
required
proposed
unit size
R-3: 920 sf
1633 sf
setbacks
local street
arterial street
side yard
rear yard
30 ft or 25 ft from
internal streets in PUD
40 ft
10 ft
30
25 ft
40 ft
25 ft
30 ft
impervious
max 65%
shoreland: 35%
33.8%
open space
50% for PUD
50.2%
height max.
36 ft.
26 ft. at peak
Buildings, Units: The layout of the project underwent significant redesign after the
July meeting. Based on the direction from the P & Z, the three -unit building now is on
the north side of the project site and all units front on private access drives. The proposal
still includes eleven buildings. Ten buildings are twin homes, the other is a three -unit.
They are all two -story structures. Each unit includes 1633 sf. The garages are similar in
size to other recently approved PUD projects.
The P & Z directed the applicant to provide guest parking, even if it means the project
won't meet the open space or impervious surface requirements. The guest parking now is
included. A PUD does allow flexibility for design.
The zoning ordinance requirements are as follows (Sec.3, Subd. 4.B.2.b.4)):
Exterior Building Finish: The exterior of townhome dwelling units shall include a
variation in building materials which are to be distributed throughout the building
facades and coordinated into the architectural design of the structure to create an
architecturally balanced appearance. In addition, townhome dwelling structures shall
comply with the following requirements:
a) A minimum of twenty -five (25) percent of the combined area of all building
facades of a structure shall have an exterior finish of brick, stucco and/or natural
or artificial stone.
b) Except for brick, stucco, and/or natural or artificial stone, no single building
facade shall have more than seventy -five (75) percent of one type of exterior
finish.
c) For the purpose of this section, the area of the building facade shall not include
area devoted to windows, entrance doors, garage doors, or roof areas.
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Marshan Townhomes 2nd Addn.
page 5
We received building elevations on July 7th. They show a light brown vinyl siding with a
darker brown vinyl shake in the gable ends. A dark brown brick veneer base is shown on
the front of the buildings, though none on the sides or backs. At the July 14 P & Z
meeting, the applicant agreed to include stone around all four sides of the buildings and
submitted revised elevations showing this.
Structure Setbacks: We have been experiencing confusion among builders due to the
adoption last year of the International Building Code. Fire protection requirements in the
code dictate a minimum structure separation from property lines unless the structure
includes specified fire protection elements. To meet the code requirements, the furthest
projection must be at least three feet from the property line or special fire protection
requirements apply. This would include no openings such as windows or soffit vents.
Lino Lakes has made the decision that the building must meet the three -foot separation
from the actual property line of the unit rather than outer border of the larger common
area property line. This includes the sunrooms on the rear of the buildings. The
individual unit lots must be platted deep enough to ensure that this three foot separation is
met. This must be shown on the final plat.
Streets, Access: The plan shows additional right of way to be dedicated for Lake
Drive (CSAH 23). This would meet Anoka County's requirement for 60' from
centerline.
Access to all buildings would be via private drives off of Aqua Circle. The drives are 24
ft. wide, back of curb to back of curb. The Century Farm North project has the same
design for the townhome access drives. The existing Marshan Townhomes have wider
access drives: 28' back of curbs. The proposal is acceptable.
The P & Z recommended a new layout at the July 14 meeting. A new preliminary plat
received July 30 shows that layout.
At the request of the P & Z, I contacted the Fire and Police Depts. to ask if the length of
the driveways in the existing development has created any public safety concerns. The
Police Dept. said there have been no problems from their perspective. The Fire Chief
also informed me that there have been no problems and since the existing townhomes
used this design, he had no concern. Though the new proposed driveway is even longer
than the existing ones, the Aqua Lane and Lake Drive are close enough to provide access
in addition to the driveway itself. For future new development, we probably should
consider turnaround areas on drives of this length.
Guest Parking: The P & Z desired that guest parking spaces be added, even though
this would reduce the open space and increase the impervious surface area. The applicant
has included guest parking stalls in the revised plans. The drive /parking areas would still
be at least 20 feet from the new right of way of Lake Drive. The proposed alternative is
workable.
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Marshan Townhomes 2nd Addn.
page 6
Stormwater Management: The existing stormwater management design for the
area accommodates development on this site. Even so, the proposal includes some onsite
infiltration.
The Rice Creek Watershed District requires District review for multi -unit development
over 2.5 acres. The Watershed District granted preliminary approval on June 23, though
the site was redesigned since then. One of the conditions of approval is that the new
design be reviewed by the Watershed. The developer should take note that the current
design must be approved by the Watershed.
Utilities: The project will be served with water and sanitary sewer via existing
facilities in Aqua Circle. The pipes in the private drives will be private utilities, owned
and maintained by the homeowner association.
Landscaping: The existing townhomes screen this site from the lake, so
screening is not an issue as it might be for lakeshore property. The proposed landscaping
is adequate, Several species were changed according to the Environmental Board's
recommendations, and planting locations on the new plan would not create sight line
issues for the Aqua Lane /Lake Drive intersection.
Lighting: No street or yard lighting is shown on the plans. There is no reason to
provide any such lighting.
Park Dedication: The following information was discussed at the July 14 meeting
and is reiterated here. The applicant has maintained that land dedicated with the larger
development included the dedication for most of the current four -acre site. Staff has
researched the file for the Marshan condominiums project. The situation is complicated
because there is some, but not complete overlap of the two project areas, the original
project was not completely built, and the ordinance requirements for park dedication have
changed.
The 1995 project included 29.9 acres. A total of 139 units were approved for the project.
The density then was 139/29.9 = 4.65 u/a.
Part of the site included an area of 1.5 acres labeled "future commercial" in which no
dwelling units were shown. One 5 -unit building did not get built, as it was on land not
ultimately platted as part of the project. Both of these areas are within the four -acre site
of the current proposal.
At the time, the subdivision ordinance included a progressive scale: the percentage of
land for park dedication increased as the density of a project increased. (This was
adopted with Ordinance 05 -91.) A density of 3 to 5 units per acre required a park
dedication of 12% of the land. Twelve percent of 29.9 acres is 3.6 acres. The developer
dedicated a 3.0 acre park and a trail corridor of 0.6 acres, for a total of 3.6 acres.
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Marshan Townhomes 2nd Addn.
page 7
Current park dedication is $1665 per unit when land is not needed. For the 23 units
currently proposed, this would total $38,295.
The developer maintains that he should not be charged dedication for the 1.5 acres
"future commercial" area or for the area where the five units didn't get built.
It is reasonable to give credit for the five units that did not get built, and staff
recommends doing so. This reduces the dedication by 5 x $1665 = $8,325 .
However, it is not appropriate simply to give credit for the 1.5 acres by completely
eliminating it from any new dedication. There were no units shown in that area on the
1995 plan. Though the land was included in the calculations for the original project, the
additional units were not. Removing the 1.5 acres from consideration for additional
dedication would be like not charging park dedication for new units being built in the
spaces between the existing buildings.
(There are 11 units in that area on the new proposal. Had there been another 11 or 12
units there, it would have raised the density of the 1995 project to 5+ units /acre, which
would have required a 14% park dedication (139 + 11 = 150 and 150/29.9 acres = 5.02
u/a). This would have required a dedication of 29.9 acres x 14% = 4.19 acres. Since 3.6
acres was dedicated, there would have been a shortage of 0.59 acres of park dedication.)
It is appropriate to get additional park dedication since the additional units generate
additional demand for park services. It also is reasonable to consider giving some credit
for the past park dedication on the 1995 project.
The ordinance at the time included an equation for calculating cash dedication. It used a
land value of $10,000 per acre. This seems reasonable. The project density fell into the
12% park dedication category. Applying this to that land value yields 1.5 acre x $10,000
= $15,000. $15,000 x 12% _ $1800. This is a reasonable credit for the past dedication.
Summarized, this all results in the following:
23 new units x $1665 = $38,295
less credit for 5 units: 5 x $1665 = ($8,325)
less credit forpast dedication on 1.5 acres = ($1.800)
total new park dedication $28,170
Staff recommends a park dedication of $28,170 for the new project.
ENVIRONMENTAL BOARD
The Environmental Board reviewed the application on May 26th. The comments are
attached. Changes to species that were not done on the July 30 landscaping plan are
included in the conditions of approval. Inspection of imported soils is required by
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Marshan Townhomes 2nd Addn.
page 8
development agreements. Irrigating the sod areas is listed in notes on the landscaping
plan.
PLANNING & ZONING BOARD
The P & Z reviewed the application and recommended approval, with conditions, on
August 11t. The conditions are included in Resolution 04 -126.
OPTIONS
1. Approve Resolution 04 -126, approving the Conditional Use Permit/Planned Unit
Development and Development Stage Plan/Preliminary Plat.
2. Deny the application.
RECOMMENDATION
Option 1
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LOTS /UNITS
as of August 18, 2004
41. Marshan Townhomes 2 "d Ad.
Development Name
approved prelim. plats
Prelim
Plat
Phasing plans by year (lots /units to be final platted)
year end
2002
2003
2004
2005
2006
2007
2008 2009
page 9
2003 -09
total
max.
1029
Stoneybrook
103
51
0
2nd Addn
0
52
52
Century Farms North
249
56
65
52
43
33
249
Keefe: prel plat, not final plat
1
1
1
Morton (minor subdiv)
0
1
0
1
Ravens Hollow
56
0
56
56
Haley Manor (10 new lots)
10
10
0
10
Crystal Cove
3
3
0
3
Millers Crossroads
152
22
47
51
32
152
Lakeview Estates (2 new)
2
2
2
Snell (minor subdivision)
0
1
1
Pheasant Hills Pres. 13th
1
1
1
Justin's Preserve
1
1
1
Marshan Estates
4
4
4
Rice Creek Church duplex
2
2
2
Rice Church: Oakwood View
10
10
10
Junes Addn
2
2
2
Highland Meadows East 2nd
18
18
18
0
proposed
0
Pheasant Hills 12th island
8
8
8
West Shadow Ponds 2nd Add
1
1
1
Marshan Townhomes 2nd
23
23
23
Fox Den Acres (resubmittal)
56
11
45
56
total
51
148
176
176
120
33
0
0
653
remaining of annual 147
remaining of 1029 for pre -2010
exceeds target of 147 by
percent
-1
1
-29 -29 27 114 147 147
29 29
0.7% 19.7% 19.7%
376
TKDA
ENGINEERS • ARCHITECTS • PLANNERS
MEMORANDUM
1500 Piper Jaffray Plaza
444 Cedar Street
Saint Paul, MN 55101 -2140
(651) 292-4400
(651) 292 -0083 Fax
www.tkda.com
To: James Studenski, City Engineer Reference: Marshan Lake Townhomes
Copies To:
2nd Addition
City of Lino Lakes, Minnesota
Comm. No. 12701 -002
From: Scott A. Brink, P.E. Routing:
Date: September 2, 2004
Engineering Reviews for this proposed development were previously prepared and presented in
memorandums dated December 5, 2003, June 4, 2004, July 9, 2004, and August 6, 2004.
The following documents have been received since the August 6, 2004 review:
1. Cover letter from Schoell and Madson, Inc. dated August 20, 2004.
2. 10 -year storm frequency calculations dated August 20, 2004.
3. Application for General Stormwater Pennit for Construction Activity
4. Rice Creek Watershed District Infiltration Worksheet dated June 21, 2004.
5. Copy of Rice Creek Watershed District Permit Application Number 04 -075, dated August 20, 2004.
6. Storm sewer drainage area sheet dated August 19, 2004.
7. Cover letter from Ronald Fuchs dated August 20, 2004.
8. Full size and half size preliminary plan sets dated August 19, 2004.
Comments provided per the previous review memorandums remain effective as applicable. Additional
comments are as follows:
1. The property is adjacent to the Anoka County Roadway. Therefore, the Preliminary and Final plats will
require the review of the County. It is not expected that any construction related permits from Anoka
County will be required. However, any side grading into the Anoka County right of way would require a
permit.
II,. . The Landscape Plan does not appear to show any nQ lanti
p b locations that would interfere with
underground utilities. However, there are at least some trees shown located within swaled or infiltration
areas. Special care must be taken during actual construction and subsequent plantings to assure that
plantings will not be installed over any underground utilities or within drainageways. It is suggested that
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Marshan Lake Townhomes Review
City of Lino Lakes, Minnesota
Page 2 September 2, 2004
plantings be installed a minimum of 7 -10 feet from underground utilities in the event any maintenance or
excavations should be needed in the future.
3. The Grading Plan has been revised since the previous review. The most current plan now provides for
surface water runoff to essentially be retained on the site (for infiltration) prior to discharge to the
existing City storm sewer system. The drainage system shown is acceptable, subject to any further
comments or requirements of the Rice Creek Watershed District. However, a construction detail for the
drain tile must be provided, i.e., specification of pipe, crushed rock/fabric encasement details, etc.
4. A copy of Rice Creek Watershed District Permit Application Number 04 -075, dated August 20, 2004 has
been provided. A conditional approval pending receipt of changes (CAPROC) has been received. All
conditions of the RCWD C .PROC must be met as stated. These conditions generally include revisions
to the grading plan to incorporate runoff infiltration, along with several administrative related
requirements. The grading plan shall also be revised to include catch basin inlet protection as specified.
5. Because the site area exceeds one acre, the development also falls under the new rules requiring an
NPDES permit, and a copy of the application has been provided. A Stormwater Pollution Prevention Plan
(SWPPP) must also be provided to the City in accordance with NPDES requirements. Silt fence and
erosion control as shown and detailed on the plans shall be installed accordingly.
. Per the Survey and Existing Conditions Plan previously submitted, several buildings including houses,
barns, sheds, and a garage all exist on the site. Demolition, removal, and grading of the site will therefore
be required. The applicant will be responsible for the complete removal of all buildings, foundations,
underground and above ground items, capping of any existing utility connections and wells, and removal
of any underground, fuel storage or septic systems that may exist. All debris and unsuitable material must
be removed from the site. Any material imported to the site must be approved by the City Engineer.
7. Geotechnical information was previously provided. As previously stated, additional excavation of fine
alluvial silts and replacement with compactable granular material may be required for construction of the
buildings and private drives. Suitable granular material must also be placed beneath the designated
infiltration areas. Groundwater levels may also necessitate dewatering for the utility installations. Any
imported topsoil, fill material, or granular materials for roadway, building foundation, or other use
(material and source) must be approved by the City Engineer.
8. The preliminary plat provides for standard drainage and utility easements (10 feet in width) around the
perimeter of the property as required.. In addition, 44 foot wide drainage and utility easements covering
the private driveways are also provided. As previously stated, the driveway easements shown (drainage
and utility) must also be dedicated to include access.
The utility plan has been revised per the comments provided in the previous review. All utility
installations (including sanitary sewer and water), shall be considered private and will not be owned or
maintained by the City of Lino Lakes. In addition, the proposed streets /driveways do not meet the
minimum width requirement of the City of Lino Lakes and shall also be owned and maintained privately.
Private ownership and maintenance responsibilities must be addressed and detailed in the Developer
Marshan Lake Townhomes Review
City of Lino Lakes, Minnesota
Page 3 September 2, 2004
Agreement between the City and the Applicant. The utility plan shall also show the specific locations of
individual valve boxes and their service termination points (between street and building). Individual
sanitary sewer and water services must also meet minimum separation distances.
10. In addition to the requirements of the City of Lino Lakes, all utility work shall be performed in
accordance with the Standard Specifications of the City Engineers Association of Minnesota (CEAM).
Water pipe and appurtenances shall meet the requirements of the City of Lino Lakes, and as follows:
Hydrants - Waterous Pacer WB -67; Valves - Mueller A2370 -20 or equal. DIP pipe shall be Class 52. All
sanitary sewer service pipes shall be SDR 26 or Schedule 40. The location and number of hydrants will
be subject to the review of the City Fire Chief. Safety and traffic control during construction must be
provided in accordance with the State of Minnesota Manual of Uniform Traffic Control Devices
(MUTCD).
11. Catch basin/manhole castings for the swale /turf areas must be specified, subject to the approval of the
City of Lino Lakes.
12. The applicant shall be responsible for obtaining permits from the Minnesota Department -of Health and
- the Minnesota Pollution Control Agency for the water and sanitary sewer installations as required.
113. All street restoration shall be performed in accordance with the requirements of the City of Lino Lakes.
•
Memo
Environmental
To: Jeff Smyser
From: Marty Asieson
CC: Michael Grochala
Date: June 1, 2004
Re: Environmental Board Recommendations From 5/26/04
The Environmental Board made the following recommendations at the May 26, 2004
Marshan Townhomes 2 "d Addition
1. Ensure that the lighting plan conforms to the City code.
2. Make changes to the landscape plan species list as per December
Environmental Board recommendations:
• Change Black ash to Green ash or one of the native.oak species.
• Change Colorado spruce to white spruce.
• Change Austrian pine to Red or White pine.
• Change Autumn applause to Northern pin oak.
3. Reduce impervious parking surfaces if possible.
4. No soils should be imported or exported with out City permission.
5. Deep tilling should occur on all planting areas.
•
3rd
S
6. Re -seed native seed in pond area. Use the City specifications. This should be
coordinated between the City, Developer, and the existing town home
association.
7. All sod areas should be irrigated.
Motion made recommending to approve by Grundhoffer, 2"d by O'Connell, all
were in favor.
West Shadow Ponds 2"d Addition
1. Wetland areas and buffer areas proposed are identified with signage describing
no fill, cutting or dumping.
2. The City should approve all imported or exported soils.
3. All soils to be restored with plantings should be deep tilled to a minimum depth of
6 to 8 inches before planting.
4. Item 5a of deed restriction document include language that includes
specifications for City native seed mix in buffer areas if disturbance occurs or
replanting occurs.
5. Show the location of tree preservation fences on the plan.
Motion to recommend approval with suggestions made by Bauman, 2nd by
O'Connell, All were in favor.
• Page 2
-59-
MARSHA[
SAN
I5
/8/
10W S
GSA TONE. 8
RICE LAKE
- 6 0 -
PROPOSED LAND USE PLAN
LINO LAKES COMPREHENSIVE PLAN
Pubfic/Serrti-ipubric''
Medturrt
Density _
Residential
•
ZONING MAP
I, Iimuzullf millnalmor
ro
21)
sizscar
rat
1NRL -:_
Numbs IWv.M9 abbo._1 estimated diameter
M Mahn than loaf above d. 1M e.000d
number If any) donate, the number of bunk. et that
location 1 Modes a dead bee). .
Number /Moons owing shrubs dmas Its diameter In feet
Demise deciduous bas. Q Denotes shrub.
Denotes awdemus bee. r'- %Denotes bee en.
A Denotes Ash Diomede
M Donates Arbor Vitae 6E62
BF Vendee Banam 14
BA Denotes Basswood
0 Denotes Birth
BE Denotes Des Elder
Be Denotes Butt.mot
o tU Denotes Duet,
CA Denies Catalpa
CR Dense. Cedar Cherry
CH Donato. 000600ood
DD Dandles Dogwood
EL Denotes Em
J FA Denote. fruit
CH Denote. Ong.
N Oman. Flo
INC Denotes Ron. 0Mslnut
N� Denote. Ironwood
Doman dunlper
RC Donato. Northing coffee
g Denotes 1.0.e
LO Denotes east
- - - - -M Oman Maple
VP Denote. pogo Plot
O Dent. a
• Denotes
PO Denotes Poplar
BO Denote. Russan 01..
SM Denote. Sear Morn
5P Innate. Spun
N 1D Denote. Tree Deciduous
lE Demise t Evergreen
6A Denote, Ennui
M Denotes Snow
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Hokenson Development, Inc.
004 Meng ebv.1 Nt
Mein MN. 66464
7763) 0116-3100
RECEIVED
AUG 2 0 2004
CITY OF LINO LAKES
LEGEND
gg. ----- EXISTING CONTOUR
6OIINOARr UNE
oRANACE/MT m El5MA'
4<
! 1
EXISTING STORM SEVEN
ERISMO RURONC
00010)0 STORM 78441E/01
EXISTING EES /IES 6100 ItIPRAP
E%5m.D 01714INOIM
0psnli 00NCRE,E
000.7
FEET
no4d teenfLoM sh.n Te6M,a 0.6
led Addeo.
LM Lek... Mbee.0l.
wales
EXISTING CONDITIONS
Od.
6/06/04
3, 11
MB Project 6embm: 60500 -00
(gyp Aa Ar
60' 1�
<4
As
Jr o
• 49)
BUILDING SET
C.SAJI. No. 23 - 40 N. min
AQUA INC 30 N: min.
AQUA CIRCLE - 25 IL min.
PERINE020 - 30 R.
PRIVATE STREET TO
c*RACE DOORS - 70 R min
561E (000dine x.0.0000. ) - 25 R nen
SITE AREAS:
00000 AREA, 176.36176 sq ft 405 acres
R0V IEDICAT11116 9,392.45 s4 Ft. 021 aces
NET OREN 166,96931 sq. ft 104 acres
IMPERVIOUS SURFACE 3300
GREER AREA - 6622
OPEN AREA - 50.201 t COMM AREA y
Zoned: 0 -3
Guide Plan: Ned 0meiy
gannet le Rome to P110
SITE DENSITY:
TOTAL UNITS • 23
NET 0000177 • 23/4.05
• 5.6 UNITS/ACRE
LAKE DRIVE MEDICATION
NET 0015177 • 23/304
a 6.0 UNITS /ACRE
LOT AREAS:
100 /01.11 1/1 Area. 2.605.70 s4 0e. 0.0616 .ores
LOT /0.K 2/1 Area. 1,900.29 s4 Ft 0.0456 acres
LOT /MK 3/1 Areal 2.605.73 MI Ft. 0.0616 acres
L0T /5LK 4/1 Area, 06550 s4 ft 0.0616 acres
LBT /OLK 5/1 Area. 2.6010 s4 Ft 50606 acres
107/313 7/1 Via, 24005.0 ssq. ft 0.0616 66 acres
LOT /OLK 0/1 Area. 2.605.0 sq. Ft 00616 acres
MDT /HLK 9/1 Men 2.607.0 sq. Ft 00606 sore.
LOT /5LK 10/0 Pr ear 2405.0 04 7t 00616 acres
107 /OLK II/0 Area. 2.60570 s4 ft 0616 ewes
LOT /ILK 12/1 Area. 2,60570 sq Ft. 1616 acres
107/010 13/1 Area, 2.665.70 sq Ft 0.616 acres
L0T/B.K 15/1 Area,
102/310 16/1 Area,
LOT/111.K 17/1 Area.
L0T/HLK 10/1 Area.
L0T /OLK 19/0 Mon
102 /310 20/0 Area,
L0T /HLK 2111 Area.
LOT /0.K 22/1 Area.
LOT /OLA 23/1 Area.
1OT /6LK 04/1 M.,.
DESCRIPTION,
2.6650 sq. Ft 0.616 acres
24050 sq ft 0.0616 sores
2,605.0 sq. ft 00616 CO'.,
2405.0 sq. 75 0.616 acres
24050 s4 Ft 0A616 acres
2,665.0 sq. ft 00616 acres
2.605.70 s4 ft 0616 acres
2.60570 sq Ft 0.616 acres
105,095.62 sq ft 2.430 saes
SEE LEGAL OE 0011 ON SHEET 2 et 11
LEGEND
07180307 UNE
- DENOTES PROP05E0 7.03131 NIS
- - - - - OFHOES MIMIC SETBACK
Sall Type . 2NA, 200 = 76mernen Fite Send
SCALE
BENCHMARK'
R FEET
*Mop 000 Hydrant A N.N. quadrant of the
ges of
Elewibn - 00727 leapt (N.G 2.p 1929) IO.
lablers
kW Dernirll.B 031 kW Oessi001 OT,
I finny ferny Bd UM gas .r renal yen or men
or 4054 mpmMee eel 16.11 es a Neon..70fedmd
miner mw Se he d By ONO d 16..4.4.
em.e.e1Y 0 -
ennae eF
IS
Schoell & Manson Inc.
_ _ Engineering • Surveying • Planning
Sag ThlOq • • Environmental Service*
Oriel ierele es
OiFSpRenee Bnln.d MINI s ittamn.002. BAe 00
peenO16- ]mi-b� Nor060 10620041-0000
Can
Hokaneon Development, Inc.
P
637.0 0000.13 1130.0 NE
Blades M. 61434
0761! 736-5130
Aged NemAxNOF
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Lino LaKSa. 0lamoaalA 1
06.
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1/6/M
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1/21/01
MEI BAT
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Bad T0•
PRELIMINARY PLAT
Bret
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nand 6F
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FLOOR
13. 1 C(RM 5 RE041444 lE F RAORO ALAI 5 �IO THE
POSMV
20045.E 10 A0 TO ONO PUNS ARE
14. corarort 5 pEOPONSOL�IT111CNI0N..P"O' NSIWp O -
ANC GUIDER SMOOTH 1 SLOPES 1 H., PRWME � h�
ORAWBGE. COOT IF FWlp E RE[NINEA \' �/V � 'i��y \��
13. INSTALL A MINIMUM 4 IES�' dA4 5 M.,GREA4TE I B ` \ \`AjyyY.,, �'`�.
EEG 7D `\ I -t �ag`
00101ES 80111141741 UNE - - -90 <2'4. - EXI5TRIO SlM{TL.
- - - - - - 004016 0OANAGE/ 115142 FA5E4400! ..\ 998 pAppgglik
- ;;;E poD6 ERosEN -C
CC
DENOTES EASRJG STORM SEVER
NC 4' OR4RN ME
3ERMAN
CONTOUR
CK wow IREZERgaggEMSDLIOPOSED RO LOL lw ENTRANCE
PERCENT DP-CRADE Y„
PERCENT OF PROPOSED EEVA1l0 - TUNA-
OENO6 CURB CUT CONSTRICTION. S4WCUF- \
MARRO S FO
RESTORE
SECTION.
R CURB AND CUTTER REMOVALS.- iT
EET TO LURCH
0 a
DENOTES COSM0 STOR
0 DENOTES EMSON SANITARY
DEVOTES DAME HYDRANT
E%5TIN0 PAVEMENT \ .(1 ,I
/�TAB ON GRADE •
iF� OARa0E FLOOR (SMOOTH
DENOO 2' -0' CURB CUT (SEE DEAR)
EROSION CONTROL NOTES
1. ALL PERIMETER SRI FENCE N!0 ROOT SHALL BE
145TALUO PRIOR TO CDI 111011ION.
2. 144E CONTRACTOR SIAM CONSTRUCT ORNNA0L . TO SIDE
GRADING.
3. THE CONTRACTOR SHALL GRADE SITE AND DISTAL URURES.
4. WITHIN TWO BEERS OF SITE GRADING. ALL DISTURBED AREAS STALL BE
STAMl12ED MTN SEED. SOD OR ROCK BASE. RHEA TO lANDSC1P41 PLANS FOR
MATERIALS.
5. ALL EROSION CONTROL MEASURES 9419.1 BE INSTALLED AND MM4TNNEO M
ACCORDANCE 4801 0442, ARb WAIER511E0 DISTRICT PHAM.5
S. THE CONTRACTOR MOLL MAROR ALL. EROSION CO0IROL MEASURES.
INCLUDING THE REM02AL 00 ACCU1RAA1E0 51.T N FRONT Q SGT FENCES
1040010 THE OURA110N OF TIE CONSTRUCTION.
7. ANY EXCESS SEDIMENT N PROPOSED BASINS SHALL BE REMOVED BY THE
CONTRACTOR.
B. REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION 5 ESTA(SHE0.
9. TIE 410010254115 91211 READVE ALL 5005 AND SEM4ENT TRACNFD ONN
1%4510NG 5400040 AND PAVED AREAS.
10. IF BLOWING MOST SECONE5 A NUISANCE, THE CONTRACTOR 50011 APPLY
WATER FROM A TARN TRUCK TO ALL CON51NUC50N AREAS
11. SWEEP ADJACENT STREET N ACCORDANCE WRH 0141 REOUE0EMDRS.
EROSION & SEDIMENT CONTROL MAINTENANCE:
1. INSPECT SILT FENCES AFTER EAOI RAINFALL ARIA AT LEAST
MIRY MTRRG PROI3NGED RAINFALL MOEDMIE1Y REPAIR FACED
OR FAILING FENCES.
2. REPLACEMENT - FABRIC SNAIL BE REPLACED PROMPTLY WHEN
R DECOMPOSER OR BECOMES NEFFECIRE BEFORE THE BARRIER 5
NO LONGER NECESSARY.
3. SETAMFNT REMOVAL - SEDIMENT GEPDSRS
SHALL BE REMOVED 04411E EACH MOM EVENT.
4. ANY REDREW REMAINING N RACE AFTER 111E
SILT FENCE OR FILTER FABRIC 5 140 LONGER
REQUIRED SHALL BE GRADED TO CONFORM WITH
ME EXISTING GRADE. PREPARED. AND SEEDED WITH
THE APPROPRIATE 5® UM AS 000EOTED BY THE
OWNER
-E-4 \f�
AUG 2 0 2004
CITY OF LINO_ KI
GRADING NOTES:
1. CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CJVL WIT1*4 TWO *ORNNO
OATS PRIOR TO EXCAVATION/ CONSTRUCTION, FOR UNIUTY LOCATIONS TARN
571E5 METRO AR ES I- 454 -0002 OR 751 -FREE: 4 -1100- 252 -1404.
7. CONTRACTOR SHILL FIELD VERIFY 144E LOCATIONS NO EEVA110415 04
0050440 0113116 NO TOPOGRAPHIC FEATURES PROP TO START OF SITE
GRADING. THE CONTRACTOR SAIL IMMEDIATELY NOTIFY THE PROJECT
ENONEEi OF ANY 0SCREPN4CIF5 OR VARIA11515.
3. SUITABLE 0000440 MATERML SHALL CONSIST OF ALL SOIL ENCOUNTERED ON
THE SITE MITI DEMON OF TOME, BESTS. ORGANIC MATERIAL NM
OTHER UNSTABLE MATERIAL S4000NE TOP50I1. AND GRANULAR GIL AT
LOCATIONS DIRECTED BY CONTRACTOR.
4. SUBGRADE EXCAVATOR SHALL BE B4CKFBLED IMMEDIATELY AFTER EXCAVATION
TO HELP OFFSET ANT STAMI/1Y PROME45 DUE TO WATER SEEPAGE OR
STEEP SLOPES. WHEN MACRO NEW SURFACE MAMMAL ADJACENT 10
E OM= PAVEMENT. 171E EXCAVATOR 54411 BE BACN0LLE0 PROMPTLY TO
AVOID UNDERMNMG O THE ENSUE PAVEMENT.
5. CONIIUCT544 51441L BE RESPONSIBLE FOR AIJ. HORIZONTAL N10 VERTICAL
CONTROL
I. GRADES SHOWN ARE FINISHED GRADES. CON11501OR SHALL ROOM GRADE TO
S000RADE ELEVATOR. LEAVE STREET RENT FOR SUBBASE.
7. ALL EXCESS MATERIAL. BTRMNOUS SURF-ACM. CORCRETE ITEMS. ANY
ABANDONED 4111.111 REVS. A140 OTHER UNSTABLE 1.NTEMALS SHALL BECOME
THE PROPERTY OF THE CONTRACTOR AND SRAM BE DISPOSED OFF THE
L'ONSOUCIION SITE
B COMPLETION OF SITE GRADING OPERATIONS SHALL RESULT IN ALL AREAS BEING
GRADED TO 'PLAN SIMGTUDE ELEVATION'. BUILDING PAO AREA, AWL BE
DETERMINED BY REFERRING TO THE ARCHITECTURAL DRAWINGS. THE PARKING
LOT AND DRIVEWAY AREAS MIMI BE 0(0004NED WY RESEALING TO THE SUE
PLAN AND PAVEMENT SECTION DETAILS FOR LOCATION AO LAIRS OF
00U4050115 PAVEMENT SECTOR.
B. REFER T1 THE m040410415 511E PINT FOR MOST CURRENT HORIZONTAL
11/0400415 AND 511E LAYOUT.
10. REFER 10 MUTT PLAN FOR SMEARY SEWER LIMN. WATER MAN SERVICE
LAYOUT AND 9.05110715 AND CASTING AND STRUCTURE SCHEDULE
11. 144E MNIARRI GRADED SLOE FROM EDGE OF BULDN0 SHALL BE RCN6
IN l0 F1ET
IeAd°°e
Ole: AmmiN m Br Ale: INN,0.., 45,
I Mehl •TIM UN Oh No n. P0<5' M m N TENT
9 Meet ..FN.itl.. NM Awl l u , , M1afd„d
Wear .. Ow Mnd the TAMMIAFn.M.
'r,a.10a Q
Ong. IA
I
Sehoell & Madson, Inc.
_ _ EnTil T..Tl1M • Surveying • w.NRINB
Soli Testing • Environmental Services
ve4d,eLld.w.
IDYL WW.M..1M.,.dW1 M4SIMNANA Bl _RD
1w oo MT571101-15 i
CYTA
Hokanson Develo nlant, Inc.
r.,..............‘ p N...
Melee MN. 5540
17631 7116 -3130
Frepol.e.Asaem
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LA. Lak.y Mko...l.
OM.
5/06/041
e/Y!N
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MO
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WI
GRADING, DRAINAGE AND.
EROSION CONTROL PLAN
011= ......
5 m �i
//./II
61® TYTATMM
OA
r®e. MA
Ed. erosNl pg. IA IEell
-
O.a.N TP
M
-
•
NO.
NO IX
6.OIPN
BUILD
OVER END OF
EXISTING 6' SERVICE
RIM.800.3
*4V-684.50
VERIFY EI5TNG AVERT
ELEVATION PRIOR TO
TRUCTION
7
SUED MN-
OVER END
ERKtm1 6
910.8969
*40.99650
VERFY EXISTING AVERT
ELEVATION PRIOR TO
T9TRCLE
CE EX
TOR NT
BUILD 011-1
OVER END OF
EXISTING 6'
SERVILE
401.890.66
m0.e65.6.
VERIFY EXISTING
EEIA
CONSTRUCTOR
Ce CT 5410 EX
GEO HYDRA
90' BEND
'EXISTING STRUCTURE
e•
•.6'.TEE
VALVE'".
X 12' DIP WATERM4
8.6 TEE
Er DIP MM
2
"TEE.--6 -6 DIP
J
CBUH-102 B• VALVE
11i71.697 O-
N-" --
c4
CL56057 vim'
6.61NCREASE �f
•
6. 90' BEND
W' BEND
0
1.
J, A
ERLY \ No
0114411911. 1Ae8811 34
r` - 1 - - - --
HYDRANT
6- VALVE
ITS =I 'Emit
NV_094.2
6• VINE
TREE PROTECT
L, f FENCE (TM)
T
8.6 TEE
A
1W -2
RM- 999.05
NV.B86.60
H. lT
RM B9T 05
Av, 4.0
RW1094
0. a 0EH0 24
L 1
1 I",
I -J
L
SCALE
WARNING
TIE CONTRACTOR SHALL CONTACT ALL RAMC
FOR LOCATIONS OF ALL UNDERGROUND WIRES. CABLES.
9D9N115. PIPES. MANHOLES. VALVES. OR OTHER BURIED
STRUCTURES BEFORE 01CGIN6 HE SHALL REPAIR OR
REPLACE TIE ABOVE WHEN DAMAGED DURING
CONSTRUCTOR AT NO COST TO D9NE01.
SrA're
�� rRUN
6P
Au 2 2004
Oft OF 010 LWES
0
0
1
I
0 _.A.
3 1
II
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CONSTRUCTION NOTES
1. PRIOR TO CONSTRUCTOR, S CONTRACTOR S ALL
SWING UTILITY LOCATIONS AND AVERTS. E ANY
DISCREPANCY BETWEEN PLANS 401 AND FIELD E
REPORTED TO THE OWNER IMMEDIATELY.
. THE UIRIIY CONTRACTOR SHALL VERIFY THE LOCATIONS AND ELEVATIONS
Of THE BUILDING PIPE SYSTEM PRIOR TO CONSTRUCTING SERVICE
CONNECTIONS.
3. ALL UTILITY WORN SHALL BE PERFORMED N ACCORDANCE WIT1 NE Orr
OF 161D LANES IPFOFI *0005 NM OUIDNG PERMIT REWA65FH15.
4. 6' WATERMAN SHALL BE CLASS 52 MP CONFORMING TO THE
REQUIREMENTS OF AN51 /AWWA 0151/021.01 0110 C104 /121.4.
HYDRANTS SHALL RE THE PACER AS MANUFACTURED 0Y RATER015 CO.
OR APPROVED (MAL COMPLYING 0110 THE THE COY OF IINO LANCS.
GATE VANES SHALL BE SINGLE DISC TYPE WITH RE5RIEN1 SEAT MEETING
THE REQUIREMENTS OF AMY* 0509 AND THE REQUIREMENTS OF
THE MINNESOTA 6EPARTMENT OF HEALTH.
5. SOLITARY SEWER SHALL IE 8' AND 0' PVC - 504 -55 UNLESS 010100
DIFFERENTLY. 1AM17101E5 STALL LE 46' OMIETER PRECAST REINFORCED
ED
CONCRETE N ACCORDINCE 0601 /51M a74. CASTING SHALL BE
NEENAH 11-1642 WITH TYPE '0" COVEN. THE CONTRACTOR 001NL. VERIFY
TYPE OF CONNECTOR MN CRY ENGm4ERING DEPARTMENT AND
COORDINATE ANY REQUIRED CRY INSPECTIONS NEEDED FOR CRY
ACCEPTANCE.
6. UTILITY TRENCHES SHALL BE COMPACTED TO 9577 STANDARD PROCTOR
NAXMPA 041 DERRY (A5144 0699.76 OR 4251070 1 -99) FROM THE PPE
ZONE TO WIIMIN THREE FEET OF THE GROUND SURFACE AND 10077
STANDARD PROCTOR N THE LIPPER THREE FEET.
7. CONNECTION 10 THE IXISn10 SANITARY SEWER MD WATER REWIRES
*45PECTUR BY 11E CRY OF Imo TARES.
0. CONTRACTOR SHALL NOM' 09 CRT OF UCI LAMES 40 HOURS N
ADVANCE OF WORKING MORN THE RIGHT OF WAY. CRY INSPECTORS
1451 OBSERVE AU. WORK COMPLETED ON TOWN CENTRE 1R0VE ITCL1101NG
RE00VAL OF EKISIAO MIU6ROU5 PAVEMENT. EXCAVATION OF TRENCHES,
PLACEMENT OF WATER NM AND SANITARY SEWER, UTILITY CONNECTIONS
NI EX61M. LINES. BACKMR .015 AND PLACEMENT Of BITUMINOUS
PAVEMENT.
9. CONTRACTOR SHALT INSTALL. INSPECT, NAINURN AND REMOVE THE
NECESSARY MIRAGE FOR LANE GLORIFIES. AL TRAFFIC CONTROL
DEVICES 110 SOONG SHALL CONFORM TO THE 69001 0. INCLUDING FETID
WNJ11AL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS, .ANUARY
1990. ONE ELEVEN F000 1499(446 001(4 LANE IN EACH DIRECTION
STALL BE PROVIDED AT 141 TIRES.
10. THE EXISTING BITUMINOUS PAVEMENT SHALL BE SAWOD IN ACCORDANCE
WITH Mn /001 SPECIFICATIONS.
11. CONTRACTOR WILL RE RESPONSIBLE FOR OBTAINING 111E APPROPRIATE
SEWER, WRIER AND PLUMBING PERMITS FROM 111E OI95 BUILDING
DEPARTMENT.
12. GENERAL CONTRACTOR SPINE COORDINATE WORK WITH ALL VERY
COMPANIES.
13. SANITARY SEWER SERVICE SHALL BE 6- PVC MO RATER SERVICE
SCULL BE I' COPPER.
LEGEND
31;
1• \
49)
DENOTES BWNO4NY LINE
- - - DENOTES DWNADE/ U1UTY EASEMENT
«' 0EN00E5 EXISTING STORM SEWER
<: DENOTES PROPOSED SIDRN SEWER
- - - - - DENOTES PROPOSED 4' DRAIN THE
DENOTES DISTRICT WATER /ANN
DENOTES PROPOSED WATERMAN
DENOTES EXISTING SANITARY SEWER
INHERES PROPOSED SANITARY SEWER
DENOTES PROPOSED BUILDING
O 9 DENOTES D5050 STORM NRNIIO.9/ CB
S • DENOTES PROPOSED SCORN MANHOLE/ 09
4 4w
- DENOTES PROPOSED FES / FES 0 /17IPRAP
o DENOTES EXISTING SANITARY MANHOLE
• DENOTES PROPOSED WORRY 0ANHOLE
4.
ROOKS PROPOSED HYDRANT
DENOTES PROPOSED CATE VALVE
DENOTES EXISTING HYOPA01
1 1
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I hey bah WA ub M w rhea ET e. W weer
N EinM WAe49Tee 010 UM 1 u ■ Tama PTMeN.4M
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Schnell & Medson Inc.
_ .. _ EndneeFRw • surveying • PI9Do9Hg
DON Teeing • F virOnmAAM Service.
CNN
Hokanson Development, Inc.
6174 Wadi Street ILL
Shine MN. 66494
17031 76eNT9O
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(FORM. .p-
1' - ERL- No
STATE
TRUNK
-114,
;
N —_ _
No
49)
z
MELIEGIMI
Number fel.e.g ebbrado estimated diameter
in three feet above 9 .M. The d
mnnbar (fl oyj denotes the number of 7171.4. al Not
beetles t denotes dead t
Humber foUawkq shrub. denotes ire dbmebn In foul
Denotes deciduous bee Q Dante. shrub.
Denotes coniferous bas. ' '. ' Denotes bee brie.
Exempla•.
BE0.2
A Denotes A h
AV Denotes Pekoe Woe
BF Moot* Beau 8.
BA Denotes Baanaod
81 Dante. Birch
BE Denotes Box Elder
EN Daub. Butter*,
60 Denotes Brit
CA Dote. Catalpa
CR Denotes Cedar
CH Denotes Cherry
CN Denotes Cottonwood
DC EL Denote. Dogwood
En
7
FR Denotes Run
CN Denote. Gingko
H Denotes Hackberry
1.EDEtlD
Denotes tree renurt
Donut.. bee meeervad
`) 0enote. tree preeer0.0on Units
HC Denote. Hare Modred
N Denotes Ironwood
Al Denotes JuNpx
07 Denote. Kentucky Cones
o Denotes IA=
LO Denote. Locust
M Denotes Map.
MP Denotes Yugo Pine
O Denotes Oak
Pi Demote Poo
PO Owed* Poplar
RO Owneta Roe** 04ma
SI Denotes Skean Mop.
SP Denotes Spruce
m Denotes Tree .eduo0e
lE Demotes Inset
Omni* Wal
BI Denotes UllIow
cm, 2 200i
/,Am
O ]0 60 90
SCALE N Ftff
am Yew
edr em 116*0 Bre .rile INNlldi.m N0
Ibvey red* let Db .be me meprel b v. mile
, Amt mask.. .d 0W 1 a a Hmrtd nelm.W
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Schnell & Madsen Inc.
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pam3mrmeafra909-Ir BHnres.ao 6.m
Me. Meets. 6909-Ira ntlb.Ye.eels �0J?UO6
pwIWN66. 7031 -Hs WS aN+oefi ohm. MA keen -tan WS M.65
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HOkonson Development, Inc.
0174 M.wU Bbwe1 N.E.
awn. MW. 86434
neat 796 -sae
het. ll..eAmtloa
N.relra. Te.nhom«
be Adaeen
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Dele
8/06/04
II/15/61
WSW nee
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s/N/e1
BM NX/CM®
NW
...."TREE PRESERVATION
PLAN
sear
7 11
ol
jT'
Ids s/NAl Ike. Ne. Inn
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16
010 Project Number. 02006-00
0
00
CV
(I'pRME�L
01
STATE
UNk
am SUGGESTED PLANT SCHEDULE
CODE OTT COMMON NAME/WIN NAME SZE ROOT
WASDIES SNOWM I SHE PUNiIG
REMARKS
A
TB
ADRIAN BLAZE MAPLE
Mr . x•mnonp Uld rred'
2'
CAL
B00
STRAIGHT LEADER
*450 NU. CROWN
0
e
NORTHERN PIN OAK
2'
B&B
STRAIGHT LEADER
00005. ...waddle
CAW"
AND Flu CROW
C
0
PASCOE STEEN ASH
Y
B&B
STRAIGHT LEADER
Marlow Prinedvonim YON...•'
CAL
ANO Flu CROWN
0
B
RED OAK
2'
BAB
00*504T LEADER
Gurus roar.
CAL
AND FULL CROWN
E
F
10
14
HARVEST GOLD CRABAPPLE
WW2 2 'Chown Most'
THORNLESS HAWNO04
1.5"
CAL.
L5•
BBB
BBB
MU.D -STEM TREETOPS
AND FULL 000504
MOLD -SHEAR TREEFORM
Mateoen aneeell vat Manx
CAL
AND FULL CROWN
0
15
BLACK NUS SPRUCE
IF
C0N1
FIAT. FORM TO GRADE
Mom OI.u'Masotti
HT
N
t0
MOTE SPRUCE
IF
CONE
11A1 FORM 10 GRADE
Pico Wow
HT
1
15
WHITE PINE
e'
COST
FULL FORA 10 GRADE
Pines strobe.
N1
SCHEDULE ARE FOR THE CONTRACTOR S CONVENIENCE.
0141040100 TO VERIFY GUANINES SHOW OM THE RAN.
RECEIVED
AUG 2 0 2004
CITY OF LINO LAKES
No• �T
49)
LANDSCAPE NOTES
• ALL LANDSCAPE TREES, SHRUB, ER
SHA*I. OE IRRIGATED.
• 500 AND IRRIGATE ALL 0151URBE0 AREAS.
• ALL IANHISCAPE ISLANDS NTH PLANT MATERIAL SHALL BE IRRIGATED.
• REFER 10 LANDSCAPE 1101A1. SEE1 FUR GENERAL PLASTIC NOTES.
IRRIGATION NOTES. PLASMIC DET40.5.
• REFER 1G GRADING RAN FOR !RAGES AHD EROSION CONTROL
• LANDSCAPE CONTRACTOR SHALL SUOMI' A ATOP DRAWING OF
IRRIGATION PLAN TO THE LANDSCAPE ARCHITECT FOR REVIEW.
ALL SHRUB BEDS AND TO REEVE 5' SHREDDED HARWOOD
MULCH, NM 111FE5 10 00040E 4. OEP1H OF SHREDDED 11A OW00D MUCLN.
• REMOVE WHIG, TINE CR ROPES AND BURLAP FROM THE TOP MO SIDES
OF 1NE ROOT BALL FOR BARIED AND OUTS APPED PL.AN75.
• REMOVE CONTAINERS AN0 GUT CIRCLING ROOTS IF P40.105 ARE CONTAINER
• HEAVY COMMERCIAL GRADE EDGING SHALL BE USED M0UN0 THE PERIMETER
OF ALL SHRUB AND ORGRDCOM.A MA59NG5
• AU. TREES NOT IN PLAN1040 BEDS TO RECEIVE 440LC4 RINGS S I DIA.
• IF PLANTS ARE TO BE PRUNED. BRANCHES SHALL BE BRINED AT THE BRANON
BARK RIDGE NOT FLUSH INN THE mum.
• MULCH DEP1N SHALL BE A MANMUM OF FGU INCHES, ANO SHALL BE KEPT AT
LEAST TW0 INCHES ARAM FROM THE STEM OF 111E TREES.
• THE LANDSCAPE CONTRACTOE 51/411 REPAIR ALL DAMAGE TO ME STE CAUSED
BY DIE PLANTING OPERATION AT NO COST TO THE DATER.
• ALL RANDOM SHALL OECEIYE FERTBI&TT AS FOLLOWS
•0 -0-20 GRANULAR FERDUZER APPLIED AT THE DARE 07 PLANTING AT A RATE
OF 12 OZ PER 2.5 LAUFER ACHES OF THEE AND W 02 PER SHRUB.
•10 -0-10 FERTILIZER APPLIED 7NE MIMES ESSIG AT SAE RATE
MI PLANT LEGEND
OVERSTORY OECIDUDOUS TREE
ORNAMENTAL TREES
CONIFER TREES
SHRUBS \GROUNDCOVER
AVG. ZS OA
•P1
AVG. 5.5" DNA.
WC. HT IT
AVG. HT IB'
Lam.
S0YE
FEET
WARNING
THE CONTRACTOR SHAT CONTACT ALL PUBLIC DALLIES
FOR LOCATIONS OF ALL LNOERGR0IND INE5. CABLES.
CONDUITS. PIPES. M00DLE5. VALVES, OR OTTER BURIED
STRICTURES BEFORE DIGGING. HE SHALL REPAST OR
REPLACE THE ABOVE THEN WAGED DURING
CONSTRUCTION AT NO COST TO OWNER.
Sends.
1 0205.01*
5-s-4
1-10.14
SAWN
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4ebl1,1.ebr the xR d Be RAs el IOVVmx.
..d ASawn.
Ode 5/RAN
W NO. nom
A.•. 50
95
Schnell & Madson, Inc.
N• • Surveying •
B,11 memo • Environmental 0.54v4* a
.
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LO.rpeylevenl. 530666 g en* 80011ni
orne ESE Abr.- ke(5521546.65 phone 055*040. -0d -SWIMS
M-9955
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Hokanson Development, Inc.
0,74 aamm MN..l WE
Mann. MALL 56404
me61 700-9130
Pa°d Moorhen T.r.W.e...
2nd Addlbn
Lae Lake.. 07...05.
B.d TIe
LANDSCAPE PLAN
De*
8/06/04
80, 11
SRI Project Number. 1."1.5144 -0,4
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a.er V212/4,
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ESIGN
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