HomeMy WebLinkAbout#21 9200 Hudson Blvd Wasatch StorageMAYOR AND COUNCIL COMMUNICATION
DATE: 10/4/2016
REGULAR
ITEM #: 21
AGENDA ITEM: Conditional Use Permit Request for Self-Service Storage Facility and Exterior
Vehicle Storage at 9200 Hudson Blvd N
SUBMITTED BY: Emily Becker, City Planner
THROUGH: Kristina Handt, City Administrator
REVIEWED BY: Stephen Wensman, Planning Director
BACKGROUND:
The property located at 9200 Hudson Boulevard North is currently operated by Midwest Recreation
Clearinghouse, LLC (Cranky Ape Powersport Auctions), which remarkets bank-repossessed,
insurance-reparable recreational vehicles, and consignments, providing these items for purchase by
the general public via an online bidding system, and stores these items at the subject property. This
operation is allowed by Interim Use Permit for open sales lot activity, which was granted in 2010. At
that time, the property was located in a holding district within the City, which, by the direction of
Council, allowed only interim uses. The Interim Use Permit was subject to a number of conditions,
including that it would be valid until any one of the following events occurred: after ten years from
the date of approval; upon the sale or transfer of ownership; violation of the conditions of this
Consent Agreement; or until the redevelopment of the Property for a permitted or conditional use as
allowed by the City’s zoning regulations.
The subject property has since been rezoned, and is located in a Commercial district. Midwest
Recreation Clearinghouse, LLC has expressed plans to relocate and has been in negotiations to sell
the property to Wasatch Storage Partners, which plans to redevelop the property for a self-service
storage facility with outdoor vehicle storage. These uses are both conditional uses i n the Commercial
district, and so Wasatch Storage Partners has requested a Conditional Use Permit for the property.
ISSUE BEFORE COUNCIL:
The Council is respectfully requested to consider a request for a Conditional Use Permit for a self-
service storage facility and outdoor vehicle storage for the property located at 9200 Hudson
Boulevard North.
PROPOSAL DETAILS/ANALYSIS:
Proposal Details:
The proposed project consists of the addition of four new storage buildings. Outdoor recreational
vehicle storage, with a total of 170 parking spaces, is proposed on the northern end of the site,
with the possibility of the addition of two future storage buildings.
City Council Meeting 10/4/2016 Regular Agenda Item #21
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The perimeter of the property will be fenced in, and motorized gates with keypad -only access are
proposed. There will also be security cameras and an office burglar alarm. In addition to fencing,
the perimeter of the property will be landscaped for added screening.
The south end of Building A will be utilized as an office, which will be open between the hours
of 8:30 a.m. and 6:30 p.m. The office provides a location for existing and potential customers to
interact with employees, lease units, ma ke payments, and to purchase boxes, tape, locks, and
packing material. The facility will staff two to three employees at a time; regional operational and
facility managers will also frequent the site. The storage units are accessible through the secured
gate at any time.
A 4-space parking lot is proposed to the west of Existing Building A, accessible through a new
driveway off of Hudson Blvd. The main drive aisles between the two existing buildings will
remain as two-way traffic and the drive aisles between the proposed storage buildings will
provide one-way traffic.
If the Conditional Use Permit is approved by Council, the applicant intends to proceed with
construction drawings and seek approval for building permits. Construction would start as soon as
possible, and project completion is anticipated in the second quarter of 2017.
Planning and Zoning Issues:
Tree Removal. The applicant has provided an adequate tree removal plan, which will be subject to
replacement requirements.
Landscaping. A landscape plan has been submitted that provides some screening of the property
as it abuts residential districts but will need to be updated to include items listed in the
recommended conditions of approval in order to be compliant with City standards.
Off-Street Parking. The applicant will need to meet additional requirements for off-street parking
as outlined in the recommended conditions of approval.
Off-Street Loading. Staff’s interpretation is that the site would not require an off-street loading
area due to the nature of the use.
Setbacks. The proposed site plan meets all required setbacks. The property is separated from all
residential zones by a minimum of a 75-foot right-of-way.
Building Design. The property is located in the I-94 Corridor and is therefore subject to standards
set forth in the City’s Design Guidelines & Standards Manual. The site will need to meet
conditions set forth in regards to design outlined in the recommended conditions of approval.
Specifically, the proposed building material is exterior insulation finishing system (EIFS), which
is not a recommended building material in the manual. Additionally, the parapets of the roof are
not of varying height as is recommended.
Pedestrian Access. There is an existing on-street bike route on Hudson Boulevard, however, Staff
does not find it necessary to require pedestrian access to the facility, as the use normally requires
vehicles for hauling storage items.
Signage. Signage will need to comply with the City’s Sign Regulations and approved through
permits. The sign proposed on the west side of Building A as shown in the Exterior Perspective
does not comply, as only one sign per building per street frontage is allowed. Additionally, “No
Parking” and “Fire Lane” signs are not indicated on the site plan; these will need to be approved
by the City.
Lighting. A photometric plan was provided that shows no direct or sky-reflected glare to be
proposed on to adjoining properties or right-of-way. Twelve 25-foot high pole lights with three-
City Council Meeting 10/4/2016 Regular Agenda Item #21
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foot bases are proposed within and surrounding the recreational vehicle storage area, with an
additional two along the entrance driveway. 165 more lights are proposed to line the storage
buildings.
Specific Development Standards of Article 7. All development standards set forth in Article 7 of
the Zoning Code for self-service storage facility and sales and storage lots are met. Additionally,
standards for exterior storage in the Commercial zoning district are met provided additional
screening is provided along 5th Street; this is a recommended condition of approval.
Drainage and Stormwater Management and Utilities. The applicant will need to make all
required revisions per the City Engineer’s memo dated September 8, 2016 in order to be in
compliance with City standards. This is a recommended condition of approval.
Fire Safety Access. The applicant has provided fire truck turning radius for a pumper fire truck.
The Fire Chief has stated this is the type of truck that would be used at this site. The site plan
shows four fire hydrants but will need to be revised according to comments provided by the City
Building Official, Fire Chief, and City Engineer.
Environmental Issues. The Minnesota Pollution Control Agency (MPCA) became aware of a
petroleum tank release at the subject property. A report has been submitted to the MPCA
regarding this release. Staff has contacted the MPCA regarding this issue and was told that while
more information is needed, the site is not viewed as an environmental risk at this time. The City
should require remediation has been performed satisfactorily to MPCA standards.
Required Findings:
The attached Resolution details recommended findings.
Conditions:
The recommended conditions of approval are outlined in the attached Resolution and address
non-compliance with City requirements.
FISCAL IMPACT:
The estimated renovations to the property are $3.5 to $4 million. Building permit revenue generated from
a project of such value is expected to be around $30,000. The tax revenue of self-service storage facilities
is typically based on the number of units and market data rent prices.
PLANNING COMMISSION/PUBLIC HEARING:
A public hearing was held on the proposed variance at the September 26, 2016 Planning Commission
meeting. The meeting minutes are attached to this report. No one from the public spoke at the meeting.
The Commission recommended approval with an affirmative vote of 5 to 2. Affirmative comments
included the following:
The proposal is an improvement to current conditions.
The use is functional and is an “invisible use” serving the community.
It is a use that has already been designated as conditional in the district.
Some concerns raised included the following:
That this type of use creates only a few jobs and has less of an impact on taxes than other uses
might.
Concern about impact on adjacent uses and desire for more screening.
City Council Meeting 10/4/2016 Regular Agenda Item #21
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EIFS building material is not desirable; tree removal; and the architecture should be improved
(one commissioner suggested a “farm theme”.
OPTIONS:
The Council may:
Approve the Conditional Use Permit request, with recommended conditions of approval.
Amend the recommended conditions of approval and approve the Conditional Use Permit
request.
Deny the Conditional Use Permit request.
RECOMMENDATION:
Staff respectfully requests that the Council approve, as recommended by the Planning Commission and
Staff, the request made by Wasatch Storage Partners for a Conditional Use Permit for a self -service
storage facility and outdoor vehicle storage at the property located at 9200 Hudson Boulevard N, subject
to conditions of approval with the following motion:
“Move to approve request made by Wasatch Storage Partners for a Conditional Use Permit for
a self-service storage facility and outdoor vehicle storage at the property located at 9200
Hudson Boulevard N, subject to the outlined conditions of approval.”
ATTACHMENTS:
Resolution 2016-87
Conditional Use Permit application and materials
Planning Commission meeting minutes (9/26/16)
Resolution 2016-87 1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2016-87
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SELF-SERVICE
STORAGE FACILITY AND OUTDOOR VEHICLE STORAGE FOR THE PROPERTY
LOCATED AT 9200 HUDSON BOULEVARD NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Wasatch Storage Partners, 131 S 700E Ste 102, American Fork, UT 48003
(the “Applicant”) has submitted an application to the City of Lake Elmo (the “City”) for a
Conditional Use Permit for a self-service storage facility and outdoor vehicle storage for the
property located at 9200 Hudson Boulevard North (the “Property”); and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on September 26, 2016; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated October 4, 2016,
2016; and
WHEREAS, the City Council considered said matter at its October 4, 2016 meeting.
NOW, THEREFORE, based on the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit includes the following components:
Resolution 2016-87 2
a) A Conditional Use Permit for a self-service storage facility and outdoor vehicle
storage for the Property located at 9200 Hudson Boulevard North.
4) That the Conditional Use Permit for a self-service storage facility and outdoor vehicle
storage will be for the Property legally described as follows: W1/2-E1/2-SW1/4-SW1/4
EXC TO HWY EXC HWY PARCEL 29F MN DOT R/W PLAT 82 43 SECTION 34
TOWNSHIP 029 RANGE 021. PID# 34.029.21.33.0005.
5) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use is very
similar to the current use of the Property. Storage of hazardous materials is prohibited
in lease agreements with tenants. Vehicle trips to the site are not expected to increase
and may even be reduced. Site improvements will likely reduce nuisances such as
weeds, dust and debris migrating to neighboring properties.
6) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal is consistent with the Comprehensive Plan in that the Property is guided for
commercial use. Self-service storage and vehicle storage are conditional uses in the
Commercial zoning district.
7) The use or development is compatible with the existing neighborhood. The use is
compatible with the existing neighborhood, as the Property is located in a commercial
zoning district. Furthermore, self-service storage and vehicle storage will serve an
expected increase in the number of residents resulting from new housing developments
and could potentially help reduce the amount of exterior storage on residents’ lawns
and in their garages.
8) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with development standards as outlined in this
report, though some standards set forth in the Lake Elmo Design Guidelines and
Standards Manual are not met.
9) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The Property is
located outside the 0.2% annual chance floodplain.
10) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The proposed project is a
redevelopment/repurposing of an existing site. Proposed site improvements should
enhance the appearance of the Property.
11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The proposed development will be fenced and
landscaped so as to not create a nuisance for existing and future neighboring properties.
Resolution 2016-87 3
Additionally, the site is proposed to be well-secured through security cameras, keypad-
only access, and an office alarm.
12) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
This is addressed throughout the Planning and Zoning Issues section of this report. The
Applicant has addressed concerns of the Building Official and Fire Chief by providing
adequate turning ratios for a fire truck. The Applicant will need to provide fire hydrant
locations as specified by the Building Official and Fire Chief. If the Applicant also
addresses the comments provided in the City Engineer Memo, this criteria will be met.
13) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposal will pay sewer and water service charges, benefiting the community.
14) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, Property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
Traffic to the site is expected to be minimal, and visits are expected to be short. Minimal
noise is expected to come from the site, short of the sounds of unloading and loading
items. Hazardous materials are prohibited from being stored on site, and lighting has
been evaluated and determined to not cause a nuisance as proposed.
15) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The proposed use will likely
create no more traffic congestion than already exists at the site.
16) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Conditional Use Permit for a self-
service storage facility and outdoor vehicle storage is granted, subject to the following
conditions:
1) Applicant shall obtain all necessary permits including but not limited to all applicable city
permits (building, grading, sign, etc.), NPDES/SWPPP permits, South Washington
Watershed District approval.
2) Applicant must address all engineering review comment s outlined in Engineering Memo
dated September 8, 2016.
3) A copy of the lease agreement shall be provided to the City and include prohibition of: the
storage or handling of hazardous materials; commercial transactions; inhabitation of storage
facilities or recreational vehicles; inoperable and unlicensed vehicles. Such prohibitions shall
not be removed from the lease.
Resolution 2016-87 4
4) The City should be provided confirmation from the MPCA that the site poses no
environmental risk associated with the petroleum tank release.
5) Landscape Plans shall be revised: to include an additional 12 trees added to the internal
parking/storage area; to include additional trees providing top-down screening and approved
by Landscape Architect; to comply with City irrigation specifications and with water supply
connection detail; and to add screening along 5th Street North.
6) Applicant shall provide financial security of 125% of the value of landscaping materials to
the City, to be released after a two-year time period after installation.
7) The Site Plan shall be modified to show a proof-of-parking area of at least 28 21-foot wide
stalls in the vehicle storage area. These need be converted only if so directed by the City.
8) Exterior storage shall be limited to recreational vehicles as defined by the City’s Zoning
Code.
9) Location of Proposed Building #5 must be changed, as it is proposed to encroach needed
watermain and hydrant easements.
10) Fire hydrant locations must be revised according the Building Official and Fire Chief
Comments dated September 14, 2016.
11) Drive lanes shall be painted with one-way drive arrows and parking spaces are to be marked
with painted lines at least four (4) inches wide.
12) The plans shall comply with the City’s recommended building materials and design standards
as recommended by the City.
13) The plans shall be revised to reduce the entrance drive width to comply with City Code.
14) A sign permit shall be required prior to installation of any commercial signs on the site and
all signs shall comply with City Sign Regulations of Section 154.212 of the City Code.
15) The site plans shall be revised to show the exact locations of “No Parking” and “Fire Lane”
signs.
Passed and duly adopted this 4th day of October, 2016 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Michael Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
131 S. 700 E., Suite 102
American Fork, UT 84003 www.wasatchstoragepartners.com
Phone: 801-692-1474
Conditional Use Permit Application
9200 Hudson Blvd. Self Storage Project
2. Written Statement
A. Developer/Applicant: Scott Wyckoff
Wasatch Storage Partners
131 S. 700 E., Suite 102
American Fork, UT 84121
Direct: 801-707-6976
Office: 801692-1474
swyckoff@wasatchstoragepartners.com
Owner/Seller: Brian Livingston
Star River Holdings, L.L.C.
9200 Hudson Blvd
Lake Elmo, MN 55042
651-292-4209
blivingston@crankyape.com
Civil Engineer: Mike Bultman, PE
Sambatek Engineering
12800 Whitewater Drive, Suite 300
Minnetonka, MN 55343
763-398-0867
MBultman@sambatek.com
Architect: Chris Whitehouse
DJR Architecture Inc.
333 Washington Avenue North
Suite 210 Union Plaza
Minneapolis, MN 55401
612-676-2736
cwhitehouse@djr-inc.com
B. Address: 9200 Hudson Blvd N, Lake Elmo, MN 55042.
Zoning classification: Commercial (Per the City of Lake Elmo Zoning Code.
Parcel Size: 408,645 Square Feet (9.381 acres)
Property Identification Number (PID): 34.029.21.33.0005
Legal Description per Title Commitment: The West ½ of the East ½ of the Southwest ¼
of the Southwest ¼ of Section 34, Township 29, Range 21, Washington County,
Minnesota, except for that part taken for Minnesota State Trunk Highway No. 12 in
Right of Way Plat 82-43, files as Document No. 429592
131 S. 700 E., Suite 102
American Fork, UT 84003 www.wasatchstoragepartners.com
Phone: 801-692-1474
C. Prior to 1978, the site was used for agriculture purposes and a farmstead was located on
the south side. The east building has been present since 1978 with storage of
boats/trailers/vehicles on the west side of the site. The west building was built around
1984 with parking to the west and south and storage along the far western site border.
Beginning in 1997, storage was expanded north on the site until 2008. According to
historical sources, the site was occupied by J & W Marineland/J & W Boat and Motor
from 1973 to 1992; Dolan Marine from 1992 to 2005; Link Recreational from 2005 to
2010.
The property is currently operating as, “Cranky Ape”. They specialize in remarketing
bank repossessed, insurance repairable recreational vehicles along with consignments.
CrankyApe.com provides these items for purchase by the general public via an online
electronic bidding system. They have occupied the site from 2011 to the present time.
Multiple conversations and communication between the applicant, their consultants
and city planning have occurred. Initial discussions included an explanation of our
project and what we wanted to do, followed by conceptual drawings and renderings,
and more recently discussion and review of Application materials. We were told in
these conversations that Self Storage was a conditional use and that an investment in
upgrading the existing buildings, adding new building and enhancing the properties curb
appeal would probably be well received.
D. i. The proposed project consists of the addition of 4 new storage buildings with the
possibility of 2 future storage buildings located on the north end of the site. Our site
will comprise of roughly 30% of new green space/landscaping area. This is well above
the 25% minimum requirement for green space on a commercial site.
The site layout will be improved for better traffic circulation and well defined drive
aisles. One way traffic will be utilized between the new storage buildings that are 24
feet wide, which is sufficient room for one-way traffic. The main drive aisles will remain
as two-way traffic.
Building and parking setback requirements will be met with the proposed site layout,
allowing for adequate transitions between the adjacent properties. The perimeter of
the property will be landscaped to compensate for any loss of trees. Extra landscape
and screening will be given to the west and north sides, where the site is adjacent to
residential districts.
A majority of the existing stormwater runoff leaves the site untreated. The proposed
project will utilize pre-treatment devices and ponding areas to provide infiltration,
volume control, and water quality to help meet the requirements set forth by the South
Washington Watershed District.
131 S. 700 E., Suite 102
American Fork, UT 84003 www.wasatchstoragepartners.com
Phone: 801-692-1474
ii. The self-storage business will have office hours between 8:30 am and 6:30 pm. The
office is outside of the gate and has open access to the public. The office provides a
location for existing and potential customers to interact with employees, lease units,
make payments and purchase boxes, tape, locks and packing material. Existing
customers will be able to enter an access code at the gate, drive into the facility to their
leased unit without having to enter the office. This access to units through the secured
gate is available at any time. The facility will be staffed with 2 – 3 employees at a time
with regional employees frequently visiting and working at the site (Operational and
Facility Service Managers). Security features include perimeter fencing, motorized gates
with keypad only access, security cameras and an office burglar alarm.
The applicant intends to proceed immediately with Construction Drawings and seek
approval for Building Permits pending the approval of the Conditional Use Permit.
Construction would start as soon as possible and project completion is anticipated in the
second quarter of 2017.
E. i. The proposed use will not be detrimental the health, safety, morals, convenience, or the
general welfare of the surrounding lands. The environmental impact will be significantly
reduced on the site. There will be no storing or handling of hazardous materials, it is
strictly prohibited in our lease agreement with customers. There will be no
maintenance or repair of vehicles trips to the site will be reduced, creating less traffic
congestion and impact on the cities road and street infrastructure. In addition during
the environmental investigation by the Applicant, underground storage tanks were
identified. The owner removed those tanks eliminating a recognized environmental
conditions. In addition improvements to the site and recreational vehicle storage area
should reduce the number of nuisance animals, weeds, dust and debris that would
migrate from the site to the neighboring properties.
ii. The proposed project conforms with the City of Lake Elmo Comprehensive Plan and the
2030 Land Use Map.
iii. The self-storage business will be compatible to the existing neighborhood and
surrounding properties.
iv. The specific development standards for this use will be met.
v. The development is located outside the 0.2% annual chance floodplain.
vi. The project is redevelopment/repurposing of an existing site. The new streetscape
elevations and site improvements should dramatically improve the appearance of the
site from all neighboring property owners and the freeway. The new look will also be
dramatically more modern and current than the neighboring lumber yard and consistent
with residential development.
vii. The proposed development will be adequately fenced and landscaped as to not create a
nuisance for existing or future neighboring structures. The site will operate during
normal business hours as well.
viii. The proposed development will be served adequately by essential public facilities. An
accessible parking stall will be provided as required by ADA code. Drive aisle widths will
131 S. 700 E., Suite 102
American Fork, UT 84003 www.wasatchstoragepartners.com
Phone: 801-692-1474
be adequate for police/fire protection and customer vehicles. All drainage structures
will be sufficiently drain rainwater and can be accessed for maintenance purposes. A
perimeter fence will be provided to help protect public safety as well.
ix. The storage use is very low impact and should not cause any additional burden on public
facilities or public cost.
x. The use will not involve activities, processes, materials, equipment and conditions of
operations that will be detrimental to any persons, property, or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare or odors. These
impacts should be less than the existing facility because of the decreased vehicle traffic
and business operation.
xi. Traffic congestion should not be an issue on the site or on the surrounding streets.
xii. The proposed project will not impact any natural or scenic features of major
importance.
PAGE 1 of 3
MEMORANDUM
Date: September 8, 2016
To: Emily Becker, City Planner Re: Wasatch Storage (9200 Hudson Blvd)
Cc: Stephen Wensman, Planning Director Site Plan Review
From: Jack Griffin, P.E., City Engineer
A Site Plan engineering review has been completed for the Wasatch Storage improvements at 9200 Hudson
Boulevard. The submittal consisted of the following documentation prepared by Sambatek:
Preliminary Civil Site Plans dated 08/25/2016.
ALTA Survey dated 07/28/2016.
Landscape Plan dated 08/25/2016.
Storm Water Management Plan dated 08/24/2016.
CUP Application Narrative.
Building renderings and Photometric Plan dated 08/25/2016.
Engineering review comments are as follows:
Existing Condition Plans
1. The existing conditions plan must be revised to provide a complete depiction of the Hudson Boulevard right‐
of‐way. All information must be shown on one plan sheet located in the Site Plan set (not supplemented by
the ALTA survey) and must be presented at a scale that provides a legible plan. As presented, staff cannot
complete a thorough review to identify all impacts for the proposed improvements. Upon resubmittal,
additional site plan review will be necessary.
2. The existing conditions plan must be revised and resubmitted showing the existing conditions for a minimum
distance of 150 feet in each direction from the property limits or project limits. Information beyond 150 feet
may be necessary to identify downstream drainage facilities.
Hudson Blvd lane widths and shoulder widths have not be added to the plans.
The existing conditions must be detailed along Jade Trail where the project proposes to connect to the
existing city watermain.
Site Plans
1. Utility Easements. All easements must be added to the Site Plan.
2. Fire Access. The Site Plan must be updated to identify all fire lanes and fire lane signage for city review.
Parking stalls/vehicle storage areas must be eliminated to provide 24‐hour access to all hydrant locations.
Drainage, Stormwater Management and Erosion Control
1. City and SWWD Storm Water Permits required. The site redevelopment is located in the South Washington
Watershed District (SWWD) jurisdiction and will require permanent storm water quality and quantity
measures compliant with City and SWWD standards. The proposed parking and storage facility
improvements will add approximately 0.19 acres of impervious coverage to the existing property for a total
of 6.6 impervious acres.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
2. State MPCA/NPDES Permit. A SWPPP/NPDES Permit will be needed for the project, however permanent
treatment standards are not required by the state MPCA/NPDES permit since < 1 acre of new impervious
area is added to the site.
3. Proposed Storm Water Facilities. The site plan proposes a series of storm water management practices
consisting of a storm water retention pond, three infiltration basins, sump manholes and a grassed swale
with check dams prior to the storm water being discharged to the Hudson Boulevard right‐of‐way, across I‐94
and to Wilmes Lake in Woodbury.
4. Rate and Volume Control Reduction. The storm water practices provides rate and volume control that
reduces the rate of runoff for the 2, 10, and 100‐year storm events and provides volume reduction consistent
with SWWD rules.
5. Assumed Infiltration Rates. Soil borings must be provided at all infiltration locations to determine the
infiltration rates for design purposes and additional infiltration capacity must be provided if determined to
be necessary.
6. Water Quality. The storm water practices also provides a net reduction in total suspended solids (TSS) and
total phosphorus (TP) from the existing conditions, however the SWWD annual pollutant discharge goal of
0.1 lb/TP per acre is not met for maximum allowable TP loading prescribed for Wilmes Lake. Additional
treatment may be necessary as determined by SWWD. The TP leaving the site will be reduced from an
existing 13.2 lbs to a proposed 1.1 lbs per year.
7. The storm water pond and infiltration basins must be labeled to match the storm water management plan.
Correct discrepancy between the plans and the submitted model for Pond 9 outlet pipe.
8. Infiltration Basin 7P discharges directly to Hudson Boulevard right‐of‐way using a riprap EOF as the only
outlet. Grading clarification, detail and revisions are needed around the south and west sides of Infiltration
Basin 7P to ensure the HWL is contained and the discharge is limited to a controlled point. The HWL contour
must be located entirely within the site and may not encroach upon the drainage and utility easements or
City/County R/W. A pipe outlet must be used instead of a rip rap overflow, which may lead to erosion issues.
9. The grading must be revised to remove the depression at the north end of the site and at the northwest
corner of the site to avoid any potential standing water.
10. Reinforced EOFs should be provided to match the functioning crest length up to the 100‐year event (eg, Pond
9 EOF has an active flow width of >20’ above a 10‐year elevation).
11. Reinforcement must be added to Infiltration Basin 4P overflow outlet with EOF elevation noted.
12. Riprap areas should include fabric and riprap quantities should be listed on the plans. Plan details should be
included in the plan set.
13. Add plan note to subcut infiltration basin bottoms 6‐inches, scarify 8‐12‐inches deep and add 6‐inches of
Rooting Topsoil Borrow (Mn/DOT 3877.2E) to grade.
14. Temporary blanket should be placed over seeded infiltration basin bottoms to maintain moisture and aid in
seed establishment.
15. Areas to receive temporary erosion control blanket (eg, swales) must be identified on the plans.
16. City Standard Plan Notes for Grading and Erosion Control must be placed directly on the Grading and
Drainage Plan. All non‐City plan notes that duplicate or contradict the City plan notes must be removed.
Utility Plans
1. All fire hydrants on the site will be city owned and maintained. The plans must be updated to include a
minimum 30‐foot easement centered over the pipe to all hydrant locations. A 15‐foot easement is also
required in all directions around each hydrant.
2. The hydrant at infiltration basin 5P must be relocated to be fully outside of the infiltration basin area and
must be placed on a fully protected raised curbed median area with protective bollards.
3. The proposed hydrant along Hudson Blvd. will be city owned and maintained. The watermain must be
configured to be publically owned up to the hydrant/gate valve. A second gate valve should be installed to
start the 8‐inch private service to the site. The 8‐inch watermain service must be labeled on the plans “8‐inch
DIP CL 52 water service”.
PAGE 3 of 3
4. City Standard Plan Notes for Watermain must be placed directly on the Utility Plan to apply for all City owned
watermain and hydrants. All non‐City plan notes that duplicate or contradict the City plan notes must be
removed or specifically called out to apply for service pipe only.
5. The Site Plan must detail the street cut and restoration plan, including the construction limits and street
section requirements for the watermain connection at Jade Trail. The street cut and restoration must be
competed at full street width.
6. The 30‐inch driveway culvert in city right‐of‐way must be RCP pipe.
7. CB‐06 must be relocated to avoid conflicts with the existing sanitary sewer along Hudson Blvd.
8. Minimum storm sewer pipe size is 15‐inch. Revise storm sewer from CB‐04 and MH‐05.
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WASATCH STORAGE
Lake Elmo, Minnesota
Exterior Perspective 8-25- 2016
16-024
A
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20 1
475'-2 1/2"
25
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-
0
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22
'
-
0
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40
'
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0
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27
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28
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3
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70
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25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-2 1/2"
C
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20.1
20.1
12.1
12.1
202'-6"47'-6"200'-1"
WH
OFFICE &
MEZZ.
OFFICE &
MEZZ.
BUILDING A
33,403 GROSS SF
SPRINKLED
STORAGE UNITS 8'-6" HIGH,
WIRE MESH CEILING
BUILDING B
13,972 GROSS SF
SPRINKLED
STORAGE UNITS 8'-6" HIGH,
WIRE MESH CEILING
RESTROOMS
MECH
N
200'-0"47'-7"222'-6"
C.2
E
F
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10.8
1.2
1.2
0.12.8
BUILDING 1
12,950 GROSS SF
SPRINKLED
BUILDING 2
8,100 GROSS SF
BUILDING 3
6,000 GROSS SF
BUILDING 4
8,000 GROSS SF
15
'
-
0
"
10
'
-
0
"
10'-0"30'-0"
25
'
-
0
"
22
'
-
0
"
40
'
-
0
"
27
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0
"
60
'
-
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38
'
-
1
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70
'
-
3
1
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2
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OFFICE
TRASH
ENCLOSURE
10' HIGH, 72 SF
GROUND SIGN
20'-0"
10
'
-
0
"
10.2
10.2
2.1
2.1
17'-6"
17'-6"
1"
Level 1
100' - 0"
Roof
116' - 0"
ABD
20
'
-
0
"
21
'
-
0
"
C.2EFGH
16
'
-
0
"
16
'
-
0
"
16
'
-
0
"
NEW EIFS FINISH
- COLOR 1
EXISTING
STOREFRONT
TO REMAIN
SIGNAGE BY
TENANT
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 2
METAL AWNING
& TIEBACKS
SIGNAGE BY
TENANT
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS
FINISH -
COLOR 1
WALL
SCONCES
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS
FINISH -
COLOR 1
NEW EIFS FINISH
- COLOR 1
WALL
SCONCES
NEW EIFS FINISH
- COLOR 1
PREFINISHED 6'
ALUMINUM FENCING
PREFINISHED 6'
ALUMINUM LIFT GATE
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
A
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7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
17444
1/16" = 1'-0"A1 FLOOR PLAN - LEVEL 1
1/16" = 1'-0"A2
PROPOSED SOUTH EXTERIOR
ELEVATION - BUILDINGS A & B
A110
C2
A110 C3
A110
A4
A
B
20 12345678910111213141516171819
A110
B2
A110A2
A110
A5
N
70'-3 1/2"
475'-2 1/2"
25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-2 1/2"
20'-0"
10'-0"
OFFICE
MECH
TRASH
ENCLOSURE
SPRINKLED
STORAGE UNITS 8'-6" HIGH, WIRE MECH CEILINGS
Level 1
100' - 0"
Roof
116' - 0"
123
21'-0"
10'-4"
NEW EIFS FINISH
- COLOR 2
METAL AWNING
& TIEBACKS
SIGNAGE BY
TENANT
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW DOOR IN EXISTING
STOREFRONT
REPAINT
EXISTING METAL
SIDING - COLOR 1
EXISTING
STOREFRONT TO
REMAIN
Level 1
100' - 0"
Roof
116' - 0"
1 2 3
Level 1
100' - 0"
Roof
116' - 0"
AB
NEW EIFS FINISH
- COLOR 1
EXISTING
STOREFRONT
TO REMAIN
SIGNAGE BY
TENANT
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH -
COLOR 2
METAL AWNING
& TIEBACKS
Level 1
100' - 0"
Roof
116' - 0"
A B
NEW PARAPET
BEYOND
REPAINT EXISTING METAL
SIDING - COLOR 1
Level 1
100' - 0"
Roof
116' - 0"
20 12345678910111213141516171819 A110
B2 Sim
10'-0"
10' HIGH, 72 SF
GROUND SIGN
Level 1
100' - 0"
Roof
116' - 0"
2012345678910111213141516171819
A110
C2 Sim
6'-0"ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
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7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
Designer
1/16" = 1'-0"A1 BUILDING A PLAN
1/8" = 1'-0"B2
PROPOSED WEST EXTERIOR ENTRY
ELEVATION
1/8" = 1'-0"C2 EAST EXTERIOR ELEVATION
1/8" = 1'-0"A2 BUILDING A - SOUTH
1/8" = 1'-0"C3 NORTH EXTERIOR ELEVATION
1/16" = 1'-0"A4 WEST EXTERIOR ELEVATION
1/16" = 1'-0"A5 BUILDING A - EAST OVERALL
C
D
20.1 12.1
A120A2
A120
A3
A120 B2
A120
4
N
7'-6"
69'-10"
200'-1"
Level 1
100' - 0"
Roof
116' - 0"
CDC.2
REPAINT EXISTING METAL
SIDING -COLOR 1
Level 1
100' - 0"
Roof
116' - 0"
20.112.1
REPAINT EXISTING METAL
SIDING -COLOR 1
EXISTING WINDOWS
TO REMAIN
Level 1
100' - 0"
Roof
116' - 0"
C DC.2
REPAINT EXISTING METAL
SIDING -COLOR 1
EXISTING WINDOWS
TO REMAIN
Level 1
100' - 0"
Roof
116' - 0"
20.1 12.1
REPAINT EXISTING METAL
SIDING -COLOR 1
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
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SCOTT NELSON
7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
17444
1/8" = 1'-0"A1 BUILDING B PLAN
1/8" = 1'-0"A2 BUILDING B - SOUTH
1/8" = 1'-0"A3 BUILDING B - EAST
1/8" = 1'-0"B2 BUILDING B - NORTH
1/8" = 1'-0"4 BUILDING B - WEST
Level 1
100' - 0"
Roof
116' - 0"
D C.2
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
DD
C.2C.2
1.2
1.2
0.1
0.1
2.8
2.8
A130
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A130 B2
A130A2
N
70'-0"182'-6"
252'-6"
30'-0"
30'-0"
60'-0"
10.2
10.2
2.1
2.1
Level 1
100' - 0"
Roof
116' - 0"
DC.2
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
NEW PARAPET BEYOND
Level 1
100' - 0"
Roof
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1.2 0.12.8
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
REPAINT EXISTING
METAL SIDING
10.2 2.1
Level 1
100' - 0"
Roof
116' - 0"
1.20.1 2.8
NEW EIFS FINISH
- COLOR 1
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
10.22.1
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
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SCOTT NELSON
7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
17444
1/8" = 1'-0"A2 BUILDING 1 - SOUTH
1/8" = 1'-0"A1 BUILDING 1 PLAN
1/8" = 1'-0"B2 BUILDING 1 - NORTH
1/8" = 1'-0"A3 BUILDING 1 - WEST
1/8" = 1'-0"A4 BUILDING 1 - EAST
E
F
A140
A3
A140A2
A140 B2
A140
A4
N
40'-0"
10.2 2.1
202'-6"
Level 1
100' - 0"
Roof
116' - 0"
EF
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
SIGNAGE BY
TENANT
Level 1
100' - 0"
Roof
116' - 0"
E F
PREFINISHED METAL
OVERHEAD DOORS
REPAINT EXISTING
METAL SIDING -
COLOR 1
Level 1
100' - 0"
Roof
116' - 0"
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
REPAINT EXISTING
METAL SIDING -
COLOR 1
10.2 2.1
Level 1
100' - 0"
Roof
116' - 0"
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
REPAINT EXISTING
METAL SIDING -
COLOR 1
10.22.1
ARCHITECTURE, INC
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SCOTT NELSON
7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
17444
1/8" = 1'-0"A1 BUILDING 2 PLAN
1/8" = 1'-0"A2 BUILDING 2 - SOUTH
1/8" = 1'-0"B2 BUILDING 2 - NORTH
1/8" = 1'-0"A3 BUILDING 2 - WEST
1/8" = 1'-0"A4 BUILDING 2 - EAST
G
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10.8 1.2
A150A2
A150 B2
A150
A3
A150
A4
N
240'-0"
25'-0"
Level 1
100' - 0"
Roof
116' - 0"
GH
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3Level 1
100' - 0"
Roof
116' - 0"
G H
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
Level 1
100' - 0"
Roof
116' - 0"
10.8 1.2
NEW EIFS FINISH
- COLOR 1
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
REPAINT EXISTING
METAL SIDING -
COLOR 1
Level 1
100' - 0"
Roof
116' - 0"
10.81.2
NEW EIFS FINISH
- COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
PREFINISHED
METAL PARAPET
CAP FLASHING
NEW EIFS FINISH
- COLOR 3
REPAINT EXISTING
METAL SIDING -
COLOR 1
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
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SCOTT NELSON
7-15-16
16-046.0
7-15-16
CW DN
Wa
satch Storage - Lake Elmo
17444
1/8" = 1'-0"A1 BUILDING 3 PLAN
1/8" = 1'-0"A2 BUILDING 3 - SOUTH
1/8" = 1'-0"B2 BUILDING 3 - NORTH
1/8" = 1'-0"A3 BUILDING 3 - WEST
1/8" = 1'-0"A4 BUILDING 3 - EAST
20.1 12.1
E
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A160 B2
A160
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200'-1"
40'-0"
Level 1
100' - 0"
Roof
116' - 0"
EF
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
Level 1
100' - 0"
Roof
116' - 0"
E F
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
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Roof
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20.1 12.1
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
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100' - 0"
Roof
116' - 0"
20.112.1
REPAINT EXISTING METAL
SIDING -COLOR 1
PREFINISHED METAL
OVERHEAD DOORS
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc
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SCOTT NELSON
7-15-16
16-046.0
7-15-16
CW SN
Wa
satch Storage - Lake Elmo
17444
1/8" = 1'-0"A1 BUILDING 4 PLAN
1/8" = 1'-0"A2 BUILDING 4 - SOUTH
1/8" = 1'-0"B2 BUILDING 4 - NORTH
1/8" = 1'-0"A3 BUILDING 4 - WEST
1/8" = 1'-0"A4 BUILDING 4 - EAST
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
Aug 25, 2016 - 11:04am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C1-TITLE.dwg
C1.01
TITLE SHEET
GEOTECHNICAL
TERRACON CONSULTANTS INC.
13400 15TH AVE N
PLYMOUTH, MN 55441
TEL 763-489-3100
CONTACT: BRETT LARSEN
DEVELOPER/OWNER
WASATCH STORAGE PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
TEL 801-692-1474
CONTACT: SCOTT WYCKOFF
ARCHITECT
DJR ARCHITECTURE INC.
333 N WASHINGTON AVE #210
MINNEAPOLIS, MN 55401
TEL 612-676-2700
CONTACT: CHRIS WHITEHOUSE
CIVIL ENGINEER
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: MIKE BULTMAN
LANDSCAPING
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: JOSH MCKINNEY
SURVEYOR
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: RICK BLOM
BM NO. 1
TOP NUT HYDRANT WEST OF EXISTING ENTRY.
ELEV.=990.64
BM NO. 2
TOP NUT OF HYDRANT NEAR EAST PROPERTY LINE.
ELEV.=991.23
SHEET INDEX
SHEET DESCRIPTION
C1.01 TITLE SHEET
C2.01 EXISTING CONDITIONS & TREE REMOVAL PLAN
C3.01 SITE PLAN
C3.02 FIRE TURNING EXHIBIT
C4.01 GRADING AND DRAINAGE PLAN
C4.02 CITY STANDARD GRADING & EC NOTES
C6.01 UTILITY PLAN
L1.01 LANDSCAPE PLAN
for
Preliminary Site Development Plans
9200 Hudson Blvd Redevelopment
Wasatch Storage Partners
Lake Elmo, Minnesota
Presented by:
NO SCALE
VICINITY MAP
SITE
CONSULTANT CONTACT LIST:
BENCHMARKS
*AN ALTA SURVEY DATED 8/25/2016, COMPLETED BY SAMBATEK, HAS BEEN INCLUDED.
SCALE IN FEET
0 8040
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
1.SUBJECT PROPERTIES ADDRESS IS 9200 HUDSON BLVD, ITS PROPERTY IDENTIFICATION NUMBER IS
429592.
2.THE GROSS AREA OF THE SUBJECT PROPERTY IS 9.381 ACRES OR 408,645 SQUARE FEET.
3.THE SUBJECT PROPERTY IS ZONED COMMERCIAL, PER THE CITY OF LAKE ELMO CODE.
4.THE BUILDING(S) AND EXTERIOR DIMENSIONS OF THE OUTSIDE WALL AT GROUND LEVEL ARE SHOWN
ON THE SURVEY. IT MAY NOT BE THE FOUNDATION WALL.
FOUND MONUMENT
SET MONUMENT
MARKED LS 47481
ELECTRIC METER
LIGHT
SANITARY SEWER
STORM SEWER
WATERMAIN
FLARED END SECTION
ELECTRIC TRANSFORMER
AIR CONDITIONER
GUY ANCHOR
HANDICAP STALL
UTILITY POLE
POST
SIGN
TELEPHONE PEDESTAL
GAS METER
EASEMENT LINE
SETBACK LINE
RESTRICTED ACCESS
BUILDING LINE
BUILDING CANOPY
CONCRETE CURB
BITUMINOUS SURFACE
CONCRETE SURFACE
LANDSCAPE SURFACE
DECIDUOUS TREE
CONIFEROUS TREE
OVERHEAD WIRE
CHAIN LINK FENCE
IRON FENCE
WIRE FENCE
WOOD FENCE
1.THE VERTICAL DATUM IS BASED ON NAVD88. THE ORIGINATING BENCH MARKS IS 8282 AY,
REFERENCED FROM THE MNDOT GEODETIC DATABASE
BENCHMARK #1
TOP NUT OF HYDRANT WEST OF EXISTING ENTRY AS INDICATED AT BM 1. ELEV.=990.64 FEET
BENCHMARK #2
TOP NUT OF HYDRANT NEAR EAST PROPERTY LINE AS INDICATED AT BM 2. ELEV.=991.23 FEET
LEGEND
PROPERTY SUMMARY
BENCHMARKS
Aug 25, 2016 - 11:04am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C2-EXCND.dwg
C2.01
EXISTING
CONDITIONS &
TREE REMOVAL
PLAN
GS
RMB
PRELIMINARY
1.This survey was prepared utilizing the Fidelity National Title Insurance Company Title Commitment No.
FAH16002317, bearing an effective date of 03/28/2016.
2.The bearing system is based on the Washington County coordinate system, NAD83 (1986 Adjust) .
With an assumed bearing of North 89 degrees 53 minutes 57 seconds East for the south line of the
Southwest Quarter of Section 34 , Township 29 North , Range 21 West.
SURVEY NOTES
TREE TO BE REMOVED
07/25/2016
GS
SCALE IN FEET
0 8040
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
AREA
GROSS SITE AREA
IMPERVIOUS
PERVIOUS
BUILDING SETBACKS
FRONT
INTERIOR SIDE
CORNER SIDE
REAR
REAR ACCESSORY BUILDING
RESIDENTIAL ZONE (FROM ADJACENT LOT LINE)
PARKING SETBACKS
FRONT
INTERIOR SIDE
CORNER SIDE
REAR
RESIDENTIAL ZONE (FROM ADJACENT LOT LINE)
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING SUMMARY
9' X 20' STALLS
ACCESSIBLE STALLS
RV PARKING STALLS
1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.
2.ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB UNLESS OTHERWISE NOTED.
3.KEdZdKZ^,>>Z s/ tWs D Ed'Z/ EdEKE^dZhd͞'hdd ZKhd͟t, Z td Z
Z/E^tz&ZKDhZ͘>>Kd, ZZ ^^,>> KE^dZhd ^͞'hdd Z/E͟hZ͘
COORDINATE WITH GRADING CONTRACTOR.
4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.
5.ALL PARKING STALLS TO BE 9' IN WIDTH AND 20' IN LENGTH UNLESS OTHERWISE INDICATED.
6.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF
EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE
LOCATIONS.
7.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT
POLE.
8.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE
OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). THE
MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS ISLE SHALL BE 2.08% (1:48).
THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES
PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY THE
ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE
DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR.
9."NO PARKING"/"FIRE LANE" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY.
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
HEAVY DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT SUMMARY
DEVELOPMENT NOTES
KEY NOTES
WETLAND LIMITS
TREELINE
A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS).
B.BITUMINOUS CURB.
C.B-612 6CONCRETE CURB AND GUTTER.
D.CONNECT TO EXISTING CURB.
E.FLAT CURB SECTION.
F.SEGMENTAL BLOCK RETAINING WALL (DESIGN BY OTHERS)
G.NOSE DOWN CURB.
H.ALUMINUM ENTRY GATE (DESIGN BY OTHERS)
I.CONCRETE PIPE BOLLARD
J.ALUMINUM FENCE (DESIGN BY OTHERS)
K.VINYL COATED CHAIN LINK FENCE (DESIGN BY OTHERS)
L.ACCESSIBLE SIGNAGE
M.3' WIDE CONCRETE VALLEY GUTTER
N.PYLON SIGN (DESIGN BY OTHERS)
O.TRASH ENCLOSURE (DESIGN BY OTHERS)
P.TRANSFORMER PAD (DESIGN BY OTHERS)
Q.OPAQUE MAINTENANCE FREE PANEL SCREENING FENCE
408,645 SF 9.38 AC
287,060 SF 6.59 AC
121,585 SF 2.79 AC
30 FEET
10 FEET
25 FEET
30 FEET
10 FEET
50 FEET
15 FEET
10 FEET
15 FEET
10 FEET
35 FEET
COMMERCIAL
COMMERCIAL
5
1
170
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
Aug 25, 2016 - 11:14am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C3-SITE.dwg
C3.01
SITE PLAN
L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C3-SITE.dwg, 8/25/2016 11:14:06 AM, 593, DWG To PDF.pc3, 1:1
SCALE IN FEET
0 8040
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/17/2016 REVISED APPLICATION
AREA
GROSS SITE AREA
IMPERVIOUS
PERVIOUS
BUILDING SETBACKS
FRONT
INTERIOR SIDE
CORNER SIDE
REAR
REAR ACCESSORY BUILDING
RESIDENTIAL ZONE (FROM ADJACENT LOT LINE)
PARKING SETBACKS
FRONT
INTERIOR SIDE
CORNER SIDE
REAR
RESIDENTIAL ZONE (FROM ADJACENT LOT LINE)
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING SUMMARY
9' X 20' STALLS
ACCESSIBLE STALLS
RV PARKING STALLS
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
HEAVY DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT SUMMARY
WETLAND LIMITS
TREELINE
408,645 SF 9.38 AC
287,060 SF 6.59 AC
121,585 SF 2.79 AC
30 FEET
10 FEET
25 FEET
30 FEET
10 FEET
50 FEET
15 FEET
10 FEET
15 FEET
10 FEET
35 FEET
COMMERCIAL
COMMERCIAL
5
1
170
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C3.02
FIRE TURNING
EXHIBIT
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SCALE IN FEET
0 8040
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
Aug 25, 2016 - 11:10am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C4-GRDE.dwg
C4.01
GRADING AND
DRAINAGE
PLAN
1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE
GUTTER GRADE.
2.KEdZdKZ^,>>Z s/ tWs D Ed'Z/ EdEKE^dZhd͞'hdd ZKhd͟t, Z td ZZ/E^tz
&ZKDhZ͘>>Kd, ZZ ^^,>> KE^dZhd ^͞'hdd Z/E͟hZ͘
3.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20),
EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). MAXIMUM SLOPE IN ANY DIRECTION
ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.08% (1:48). CONTRACTOR SHALL REVIEW AND VERIFY THE
GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL
NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE
DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR.
4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES
DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY
DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.
5.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES,
CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER
TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW
OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE.
6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE
OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR
SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.
A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY:
COMPANY: TERRACON
ADDRESS: 13400 15TH AVE N, PLYMOUTH, MN
PHONE: 763-489-3100
DATED: 7/21/2016
CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT.
7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION.
8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING
AREA SUBGRADE. CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS.
THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS
DIRECTED BY THE SOILS ENGINEER. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH
THE REQUIREMENTS OF THE SOILS ENGINEER.
9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT
PASS A TEST ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO
THE OWNER.
10.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC
CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL
THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE
MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
11.EXISTING TREES AND OTHER NATURAL VEGETATION WITHIN THE PROJECT AND/OR ADJACENT TO THE PROJECT ARE OF
PRIME CONCERN TO THE CONTRACTOR'S OPERATIONS AND SHALL BE A RESTRICTED AREA. CONTRACTOR SHALL
PROTECT TREES TO REMAIN AT ALL TIMES. EQUIPMENT SHALL NOT NEEDLESSLY BE OPERATED UNDER NEARBY TREES
AND EXTREME CAUTION SHALL BE EXERCISED WHEN WORKING ADJACENT TO TREES. SHOULD ANY PORTION OF THE
TREE BRANCHES REQUIRE REMOVAL TO PERMIT OPERATION OF THE CONTRACTOR'S EQUIPMENT, CONTRACTOR SHALL
OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING OF
OPERATION. SHOULD CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS, THE BROKEN LIMBS
SHOULD BE REMOVED IMMEDIATELY AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DAMAGE
TO THE TREE. NO TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BY THE ENGINEER. COSTS FOR TRIMMING
SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONSTRUCTION AND NO SPECIAL PAYMENT WILL BE
MADE.
11.a.RESTRICTED AREAS SHALL INCLUDE ALL DESIGNATED TREED AREAS OUTSIDE OF THE DESIGNATED
CONSTRUCTION ZONE. ALL VEGETATION WITHIN THE RESTRICTED AREAS SHALL REMAIN.
11.b.CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON THE
PLANS. ACTIVITIES WITHIN THE CONSTRUCTION MAY BE RESTRICTED TO A NARROWER WIDTH IN THE FIELD TO
SAVE ADDITIONAL TREES AS DIRECTED BY THE OWNER.
11.c.ACTIVITIES PROHIBITED OUTSIDE OF THE CONSTRUCTION BOUNDARIES WOULD INCLUDE, BUT NOT BE LIMITED
TO: SOIL AND OTHER MATERIAL STOCKPILING, EQUIPMENT OR MACHINERY STORAGE, DRIVING OF ANY VEHICLE,
> <' KZ^W/>>' K&Ez͞t^,Khd͟KZKd, ZdKy/Dd Z/>͘d, K>> d/KEK&Kd, Z Z/^
AND SOIL STOCKPILING WILL BE IN AN AREA DETERMINED ON-SITE BY THE ENGINEER.
11.d.ALL RESTRICTED AREAS SHALL BE FENCED OFF WITH BRIGHT ORANGE POLYETHYLENE SAFETY NETTING AND
STEEL STAKES AS SHOWN ON THE TREE PROTECTION DETAIL. AT NO TIME SHALL THIS FENCING BE REMOVED OR
ACTIVITY OF ANY KIND TAKE PLACE WITHIN IT. FINAL PLACEMENT OF ALL PROTECTIVE FENCING SHALL BE
COMPLETE BEFORE ANY WORK COMMENCES ON-SITE.
11.e.BEFORE COMMENCING WITH ANY EXCAVATION CONTRACTOR SHALL COMPLETE ALL PREPARATORY WORK
REGARDING TREE REMOVAL, ROOT PRUNING, TREE PRUNING AND STUMP REMOVAL TO THE SATISFACTION OF
THE OWNER.
11.f.PREPARATORY WORK SHALL INCLUDE THE FOLLOWING AND SHALL BE COMPLETED UNDER THE DIRECT
SUPERVISION OF THE OWNER'S REPRESENTATIVE:
11.f.a.TREE REMOVAL: CONTRACTOR SHALL FELL THE TREES. AT NO TIME SHALL TREES BE BULLDOZED OUT, BUT
SHALL BE CUT DOWN AND STUMPS REMOVED SEPARATELY. PRIOR TO THE FELLING OF ALL TREES, PROPER
REMOVAL OF A PORTION OR ALL OF THE CANOPY SHALL BE COMPLETED SO THAT TREES IN THE RESTRICTED
AREAS SHALL NOT BE INJURED IN THE PROCESS.
11.f.b.ROOT PRUNING: BEFORE ANY STUMPS ARE TO BE REMOVED, ALL ROOTS SHALL BE SEVERED FROM ROOTS IN
THE RESTRICTED AREAS BY SAW CUTTING WITH A VERMEER DESIGNED FOR ROOT PRUNING, BY HAND, OR
WITH A CHAINSAW. TREE ROOTS PROJECTING INTO THE CONSTRUCTION ZONE SHALL BE EXPOSED PRIOR TO
ROOT PRUNING WITH SMALL MACHINERY, I.E..., BOBCAT.
11.f.c.STUMP REMOVAL: AT SUCH TIME THAT ROOTS HAVE BEEN PROPERLY SEVERED, STUMPS MAY BE REMOVED.
WHERE REMOVAL OF CERTAIN STUMPS COULD CAUSE DAMAGE TO EXISTING PROTECTED TREES, TREE
STUMPS SHALL BE GROUND OUT. ALL STUMP REMOVAL SHALL BE UNDER THE DIRECT SUPERVISION OF THE
OWNER'S REPRESENTATIVE.
11.f.d.TREE PRUNING: PROPER PRUNING OF TREES IN THE RESTRICTED ZONE SHALL BE DIRECTED BY AND
SUPERVISION AT ALL TIMES BY THE OWNER'S REPRESENTATIVE.
11.g.AN OWNER'S REPRESENTATIVE WILL BE AVAILABLE AT ALL TIMES DURING THE PREPARATORY AND
CONSTRUCTION PERIOD.
11.h.MULCH RATHER THAN SEED OR SOD WILL BE USED AT THE BASE OF QUALITY TREES TO A PERIMETER
DETERMINED BY THE OWNER'S REPRESENTATIVE. AREAS TO BE SEEDED FOR EROSION CONTROL PURPOSES
WITHIN THE CONSTRUCTION ZONE ARE TO BE DETERMINED BY THE OWNER'S REPRESENTATIVE. NATURAL
GROUND COVER WILL BE MAINTAINED WHEREVER POSSIBLE.
11.i.THE USE OF RETAINING WALLS NEAR TREES, IN ADDITION TO THOSE REQUIRED ON THE PLANS SHALL BE
DETERMINED IN THE FIELD, BASED ON TREE LOCATIONS AND TOPOGRAPHY.
12.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON
THE SITE. CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS
TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS.
CONTRACTOR SHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD
TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES.
13.dZ E,KZZKtKE^dZhd/KE͗/&>>Kt zd, KtE Z͕KEdZdKZ^,>>KDW> d ͞dZ E,KZZKt͟
EXCAVATION IN AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE
REMOVED OR DAMAGED AS A RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION
SHALL COMMENCE A MINIMUM OF 10 FEET FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS
LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND
OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH BORROW EXCAVATION SHALL BE BACKFILLED
TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF
THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2. SNOW FENCE SHALL BE
FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED 2 FOOT
HORIZONTAL TO 1 FOOT VERTICAL (2:1).
14.FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING,
INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES,
WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND
EXISTING GRADES. AREAS THAT HAVE BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT
CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS
SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED
TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK.
15.TOLERANCES
15.a.THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30
FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS
MADE.
15.b.THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10
FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS
MADE.
15.c.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05
FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS
MADE.
15.d.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE
REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER.
15.e.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.
16.AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL
TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT
SUITABLE MATERIAL TO THE SITE.
17.CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE
'Z/E'KE^dZhd/KEE^,>>/E/d ,h>ZK^KE ZK^/KEE^ /D EdKEdZK>͞^/d DW͘͟
CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY.
CONTRACTOR SHALL POST WHATEVER SECURITY, AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH
GOVERNING AUTHORITY OF EACH ROADWAY.
18.DISTURBED AREAS WITHIN WETLAND MITIGATION SITE AND ANY DISTURBED AREAS WITHIN THE WETLAND SHALL BE
RESTORED WITH 6 TO 12 INCHES OF ORGANIC SOILS, PREFERABLY SOILS THAT WERE PREVIOUSLY REMOVED FROM
WETLAND AREAS. SEEDING IN THE WETLAND MITIGATION AREAS ABOVE THE NORMAL WATER LEVEL SHALL BE MN
STATE SEED MIX 34-271, WET MEADOW SOUTH AND WEST, OR APPROVED EQUAL. FOR STATE SEED MIXES, OATS AND
t/Ed Zt, d^,Kh> ^ > d ^ KEd, d/D K&z Zd,dd, D/y/^ /E'h^ ͘Kd^^,Kh>
/E>h /ED/y ^/& /E'h^ dt EKdK Zϭϱd,Eh'h^dϭ^d͘t/Ed Zt, d^,Kh> h^
dt Eh'h^dϭ^dEKdK Zϭϱd,͘d, ^ /E'Zd /^d, ^D &KZKd^Et/Ed Zt, d͘D/y
ϯϰͲϮϳϭ^,Kh> WW>/ dϭϮWKhE^W ZZ ͘^ ^,>> td Z hEd/>, >d,z^dEK&
VEGETATION IS OBTAINED.
19.FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA
SHEET 79G.
20.RETAINING WALL(S) SHALL BE CONSTRUCTED OF MODULAR BLOCK. CONTRACTOR SHALL SUBMIT TO THE ENGINEER
AND LOCAL AUTHORITY CERTIFIED ENGINEERING DRAWINGS, DESIGN CALCULATIONS AND SOIL BORINGS. THE
CERTIFIED ENGINEER FOR THE RETAINING WALL(S) SHALL PROVIDE CONSTRUCTION OBSERVATIONS OF THE RETAINING
WALL IMPROVEMENT, AND A LETTER CERTIFYING THE INSTALLATION OF THE WALL(S) WAS CONSTRUCTED IN
CONFORMANCE WITH THE PLANS AND SPECIFICATIONS.
902.5
X
902
SPOT ELEVATION
CONTOUR
RIP RAP
OVERFLOW ELEV.
CURB & GUTTER
BUILDING
RETAINING WALL
PROPERTY LIMIT
EXISTINGPROPOSED
LEGEND
WETLAND LIMITS
TREELINE
STORM SEWER
SOIL BORINGS
GRADING NOTES
DRAINTILE
EOF
902.5
D
1.INFILTRATION BASIN CONSTRUCTION REQUIREMENTS:
(INCLUDES ALL DEVICES USING FILTRATION THROUGH A SOIL MEDIUM TO CAPTURE STORM WATER RUNOFF BUT ARE
NOT LIMITED TO: INFILTRATION BASINS, INFILTRATION TRENCHES, BIOFILTRATION BASINS, RAINWATER GARDENS, SAND
FILTERS, ORGANIC FILTERS, BIORETENTION AREAS, ENHANCED SWALES, DRY STORAGE PONDS WITH UNDERDRAIN
DISCHARGE, AND NATURAL DEPRESSIONS (IF USED TO PROVIDE STORMWATER TREATMENT OF NEW IMPERIOUS
SURFACE))
1.a.THE INFILTRATION BASIN SHALL BE EXCAVATED TO NO LOWER THAN 2.0 FEET ABOVE FINISHED GRADE DURING
CONSTRUCTION WITH THE EXCEPTION OF INSTALLING THE INLET FLARED END SECTION (IF APPLICABLE). ONCE
^dZ dEhd/>/dzKE^dZhd/KE ^ ^E͞&/E>^d/>/d/KE͟;^ &/E KZ/E'dK
MNR1000001 CONSTRUCTION STORM WATER PERMIT SECTION IV.G) OF CONTRIBUTING DRAINAGE AREA HAS
BEEN COMPLETED, AND ONLY AFTER THE OWNER'S ENGINEER AUTHORIZES CONTRACTOR TO PROCEED,
INFILTRATION BASIN SHALL BE EXCAVATED TO FINISHED GRADE.
1.b.HEAVY EQUIPMENT SHALL NOT TRAVEL WITHIN THE INFILTRATION BASIN AREA. EXCAVATION WITHIN THE
INFILTRATION BASIN SHALL BE PERFORMED BY USE OF A BACKHOE BUCKET WITH TEETH. CONTRACTOR SHALL
DISC OR TILL THE SOILS IF REQUIRED BY THE SOILS ENGINEER.
1.c.INFILTRATION BASIN SHALL BE PROTECTED BY SILT FENCE DURING ALL CONSTRUCTION ACTIVITIES. ALL
DEPOSITED SEDIMENT DURING CONSTRUCTION ACTIVITY SHALL BE PROPERLY DISPOSED OF DOWNSTREAM OF
INFILTRATION BASIN, IF POSSIBLE.
1.d.ALL FLARED END SECTION INLETS AND CATCH BASIN MANHOLE INLETS SHALL HAVE INLET EROSION CONTROL
PROTECTION IN PLACE UNTIL FINAL STABILIZATION BASIN HAS OCCURRED.
1.e.ABOVE THE INFILTRATION BASIN OUTLET ELEVATION, INCLUDING THE BERM AND DISTURBED AREAS, A
MINIMUM OF 4" DEPTH OF TOPSOIL MATERIAL SHALL BE PLACED TO THE FINISHED GRADE ELEVATION. TOPSOIL
SHALL MEET (MN/DOT) SPECIFICATION. THE AREA SHALL BE SEEDED WITH MN STATE SEED MIXTURE 25-131
(LOW MAINTENANCE TURF) APPLIED AT A RATE OF 220 LBS/ACRE, OR MN STATE SEED MIXTURE 35-241 (MESIC
PRAIRIE GENERAL) APPLIED AT A RATE OF 36.5 LBS/ACRE. SOD MEETING (MN/DOT) SPECIFICATION 3878.2-B CAN
BE SUBSTITUTED FOR SEED.
SEED APPLICATION PROCEDURE:
MIXTURE APPLICATION PROCEDURES SHALL FOLLOW (MN/DOT) SPECIFICATION 2575.3. SEED SHALL BE SECURED
BY USE OF (MN/DOT) SPECIFICATION 3885 CATEGORY 1 EROSION BLANKET.
ABSENT A SOIL TEST, FERTILIZER MEETING ANALYSIS 22-5-10 (NPK) 80% W.I.N. SHALL BE APPLIED AT A RATE OF
350 LBS/ACRE FOR SEED MIXTURE 25-131, OR FERTILIZER WITH AN ANALYSIS OF 18-1-8 (NPK) (FOR LOAMS, CLAY
LOAM SOIL), OR 17-10-7 (NPK) (FOR SANDS WITH LESS THAN 30% ORGANIC AND CLAY MATTER) NATURAL BASE
SHALL BE APPLIED AT A RATE OF 150 LBS/ACRE FOR SEED MIXTURE 35-241.
1.f.BELOW THE INFILTRATION BASIN OUTLET, INCLUDING BASIN FLOOR, PLACE PLANTING MEDIUM SOIL BASED ON -
SITE SOIL CONDITIONS, AND ALSO BASED ON LANDSCAPE ARCHITECT, WATERSHED, AND/OR CITY
RECOMMENDATIONS (SEE DETAIL ON PLAN). DISTURBED AREAS TO BE SEEDED WITH MN STATE SEED MIXTURE
33-261 (STORMWATER SOUTH AND WEST) APPLIED AT A RATE OF 35 LBS/ACRE. DRAINTILE INSTALLATION (IF
REQUIRED) SHALL BE INSTALLED CONCURRENTLY WITH FLOOR CONSTRUCTION.
NOTE: INFILTRATION BASIN FLOOR EXCAVATING, PLANTING MEDIUM SOIL PLACEMENT, DRAINTILE
INSTALLATION, ETC. SHALL TAKE PLACE ONLY AFTER THE OWNER'S ENGINEER AUTHORIZES CONTRACTOR TO
WZK E&d Z/E&/>dZd/KE^/E^/ ^>KW ^;Ks Khd> d > sd/KEͿ,s hE Z'KE ͞&/E>
^d/>/d/KE͟t,/,/E>h ^&>h^,/E'KhdhDh>d ^/>dE^ /D Ed&ZKDKEdZ/hd/E'
STORM SEWER. EXCAVATED BASIN MATERIAL SHALL BE DISPOSED OF DOWNSTREAM OF BASIN AREA, IF
POSSIBLE, OR OFF-SITE.
SEED APPLICATION PROCEDURE:
MIXTURE APPLICATION PROCEDURES SHALL FOLLOW (MN/DOT) SPECIFICATION 2575.3. SEED SHALL BE
SECURED BY USE OF HYDRO MULCH, OR SECURED BY (MN/DOT) SPECIFICATION 3885 CATEGORY 1 OR CATEGORY
3 EROSION BLANKET. ABSENT A SOIL TEST, FERTILIZER WITH AN ANALYSIS OF 18-1-8 (NPK) (FOR LOAMS, CLAY
LOAM SOIL), OR 17-10-7 (NPK) (FOR SANDS WITH LESS THAN 30% ORGANIC AND CLAY MATTER), NATURAL BASE
SHALL BE APPLIED AT A RATE OF 120 LBS/ACRE.
1.g.CONTRACTOR SHALL RESEED OR REPLANT ANY AREAS ON WHICH THE ORIGINAL SEED HAS FAILED TO
GERMINATE AS DIRECTED BY THE OWNER'S ENGINEER.
1.h.IF ALTERNATIVE METHODS OF INFILTRATION BASIN CONSTRUCTION ARE PROPOSED BY THE CONTRACTOR,
THOSE ALTERNATIVE METHODS WILL REQUIRE WRITTEN APPROVAL BY THE OWNER'S ENGINEER.
1.i.COSTS FOR REMOBILIZATION (IF REQUIRED) TO COMPLETE INFILTRATION BASIN CONSTRUCTION WILL BE
CONDUCTED AT THE CONTRACTOR'S EXPENSE.
2.PERFORMANCE TESTING OF INFILTRATION BASINS:
(TO BE CONDUCTED IF DESIGN INFILTRATION RATE WAS VERIFIED ACCORDING TO ASTM D-3385-03 "STANDARD TEST
METHOD FOR INFILTRATION RATE OF SOILS IN FIELD USING DOUBLE-RING INFILTROMETER".)
ALL COSTS RELATED TO THE PERFORMANCE INFILTRATION TESTING SHALL BE PAID BY THE OWNER, EXCEPT AS NOTED.
THE INFILTRATION BASINS WILL BE TESTED IN ACCORDANCE TO THE FOLLOWING PROCEDURE:
2.a.A MINIMUM OF TWO INFILTRATION TESTS SHALL BE COMPLETED FOR EACH INFILTRATION BASIN (0.5 ACRE
FLOOR AREA OR LESS). THE REQUIRED NUMBER OF TESTS SHALL BE VERIFIED WITH THE SOILS ENGINEER AND
THE GOVERNING AUTHORITIES.
2.b.TWO ADDITIONAL TESTS WILL BE REQUIRED FOR EACH 0.5 ACRE OF INFILTRATION BASIN FLOOR AREA.
2.c.TEST PROCEDURE WILL FOLLOW ASTM D-3385-09 "STANDARD TEST METHOD FOR INFILTRATION RATE OF SOILS
IN FIELD USING DOUBLE-RING INFILTROMETER".
2.d.TEST WILL BE CONDUCTED AT THE FINISHED BASIN FLOOR ELEVATION.
2.e.TEST WILL BE FOR A PERIOD AS OUTLINED IN ASTM D-3385-09.
2.f.THE TEST RESULTS WILL BE AVERAGED TO OBTAIN THE INFILTRATION RATE USED FOR ACCEPTANCE.
2.g.THE LOWEST MEASURED INFILTRATION RATE SHALL EXCEED THE DESIGN INFILTRATION RATE OF 0.45
INCHES/HOUR.
2.h.THE AVERAGE OF THE MEASURED INFILTRATION RATES MUST MEET OR EXCEED THE DESIGN RATE OF 0.45
INCHES/HOUR DIVIDED BY THE CORRECTION FACTOR USED IN CALCULATING THE DESIGN RATE AS NOTED IN
TABLE 12.INF.8 FROM THE LATEST EDITION OF THE MINNESOTA STORMWATER MANUAL.
IF THE INFILTRATION RATE AS TESTED DOES NOT MEET OR EXCEED THE REQUIRED RATE AS DETERMINED ABOVE,
CONTRACTOR WILL BE REQUIRED TO COMPLETE SOIL CORRECTIVE AND/OR SOIL REPLACEMENT WORK AS
NECESSARY WITHIN THE INFILTRATION BASIN AREA AT THE CONTRACTOR'S EXPENSE UNTIL THE INFILTRATION
RATE AS TESTED EXCEEDS THE REQUIRED RATE AS DETERMINED ABOVE. SUBSEQUENT RE-TESTING WILL BE
REQUIRED UNTIL THE INFILTRATION AS TESTED EXCEEDS THE REQUIRED RATE AS DETERMINED ABOVE.
RE-TESTING SHALL BE AT THE CONTRACTOR'S EXPENSE AND WILL BE DEDUCTED FROM THE AMOUNT DUE THE
CONTRACTOR.
INFILTRATION BASIN CONSTRUCTION NOTES
**SEE SHEET C4.02 FOR CITY OF LAKE ELMO STANDARD PLAN NOTES FOR GRADING AND EROSION CONTROL
GRADE BREAK
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Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
Aug 25, 2016 - 11:06am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-C4-GRDE.dwg
C4.02
CITY STANDARD
GRADING & EC
NOTES
SCALE IN FEET
0 8040
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
1.THE UTILITY IMPROVEMENTS FOR THIS PROJECT SHALL BE CONSTRUCTED IN
ACCORDANCE WITH THE "STANDARD UTILITIES SPECIFICATIONS" AS PUBLISHED BY THE
CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), EXCEPT AS MODIFIED HEREIN.
CONTRACTOR SHALL OBTAIN A COPY OF THESE SPECIFICATIONS.
1.1.ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH CITY
REQUIREMENTS.
1.2.CONTRACTOR SHALL NOT OPEN, TURN OFF, INTERFERE WITH, OR ATTACH ANY
PIPE OR HOSE TO OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY
AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF ANY
SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE THE
LIABILITY OF CONTRACTOR.
1.3.A MINIMUM VERTICAL SEPARATION OF 18 INCHES AND HORIZONTAL SEPARATION
OF 10-FEET BETWEEN OUTSIDE PIPE DIAMETERS IS REQUIRED AT ALL WATERMAIN
AND SEWER MAIN (BUILDING, STORM AND SANITARY) CROSSINGS.
2.ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS EXCEPT AS MODIFIED
HEREIN.
2.1.ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY.
2.2.ALL SANITARY SEWER TO BE PVC SDR-35, UNLESS NOTED OTHERWISE.
2.2.1.ALL SANITARY SEWER SERVICES TO BUILDING SHALL BE PVC SCH 40
CONFORMING TO ASTM D2665.
2.3.ALL WATERMAIN TO BE DUCTILE IRON - CLASS 52, UNLESS NOTED OTHERWISE.
2.3.1.ALL WATERMAIN TO HAVE 7.5-FEET OF COVER OVER TOP OF WATERMAIN.
2.3.2.PROVIDE THRUST BLOCKING AND MECHANICAL JOINT RESTRAINTS ON ALL
WATERMAIN JOINTS PER CITY STANDARDS.
2.4.ALL STORM SEWER PIPE TO BE SMOOTH INTERIOR DUAL WALL HDPE PIPE WITH
WATER TIGHT GASKETS, UNLESS NOTED OTHERWISE.
2.2.1.ALL STORM SEWER PIPE FOR ROOF DRAIN SERVICES TO BUILDING SHALL BE
PVC SCH 40 CONFORMING TO ASTM D2665.
2.3.RIP RAP SHALL BE Mn/DOT CLASS 3.
3.COORDINATE ALL BUILDING SERVICE CONNECTION LOCATIONS AND INVERT ELEVATIONS
WITH MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION.
4.ALL BUILDING SERVICE CONNECTIONS (STORM, SANITARY, WATER) WITH FIVE FEET OR
LESS COVER ARE TO BE INSULATED FROM BUILDING TO POINT WHERE 5-FEET OF COVER IS
ACHIEVED.
5.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE
TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT.
CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT
PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.
6.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED
CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY
RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS
AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE
ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF CONTRACTOR'S
PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF
CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE.
7.ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY
CONSTRUCTION SHALL BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH
6 INCHES OF TOPSOIL PLACED BENEATH THE SOD.
8.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC
CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY.
TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA
DEPARTMENT OF TRANSPORTATION STANDARDS.
9.ALL SOILS TESTING SHALL BE COMPLETED BY AN INDEPENDENT SOILS ENGINEER.
EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL
BE COMPLETED AS REQUIRED BY THE SOILS ENGINEER. THE UTILITY BACKFILL
CONSTRUCTION SHALL COMPLY WITH THE REQUIREMENTS OF THE SOILS ENGINEER.
CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS
AND SOIL INSPECTIONS WITH THE SOILS ENGINEER.
A GEOTECHNICAL ENGINEERING REPORT HAS BEEN COMPLETED BY:
COMPANY: TERRACON
ADDRESS: 13400 15TH AVE N PLYMOUTH, MN
PHONE: (763) 489-3100
DATED: 7/21/2016
CONTRACTOR SHALL OBTAIN A COPY OF THIS SOILS REPORT.
10.CONTRACTOR SHALL SUBMIT SHOP DRAWINGS FOR MANHOLE AND CATCH BASIN
STRUCTURES TO ENGINEER. CONTRACTOR SHALL ALLOW 5 WORKING DAYS FOR SHOP
DRAWING REVIEW.
11.CONTRACTOR AND MATERIAL SUPPLIER SHALL DETERMINE THE MINIMUM DIAMETER
REQUIRED FOR EACH STORM SEWER STRUCTURE.
12.ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS AND SERVICE LINES TO BE
CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. CONTRACTOR
SHALL COORDINATE WITH APPROPRIATE UTILITY PROVIDERS. CONTRACTOR SHALL
PROVIDE CARRIER CONDUITS FOR GAS, ELECTRIC AND TELEPHONE CROSSINGS AT PUBLIC
STREETS AND DRIVEWAY LOCATIONS.
13.GAS ENTRY WITH GAS METER: CONTRACTOR RESPONSIBLE FOR INSTALLING PIPE BOLLARD
PROTECTION AT METER. CONTRACTOR SHALL COORDINATE WITH GAS COMPANY FOR
TYING OF INDIVIDUAL METER.
14.PROPOSED LOCATION OF TRANSFORMER PAD: CONTRACTOR TO VERIFY EXACT LOCATION
AND SIZE WITH POWER COMPANY PRIOR TO INSTALLATION. CONTRACTOR SHALL BE
RESPONSIBLE FOR INSTALLATION OF CONCRETE PAD, CONDUIT, AND PIPE BOLLARDS AS
REQUIRED BY THE ELECTRIC COMPANY. CONTRACTOR SHALL COORDINATE SAID WORK
WITH THE ELECTRIC COMPANY.
15.WATERMAIN WITHIN 30' EASEMENT TO BE PUBLICLY OWNED AND MAINTAINED. ALL
OTHER WATERMAIN TO BE PRIVATELY OWNED AND MAINTAINED.
TELEPHONE
ELECTRIC
GAS LINE
FORCEMAIN (SAN.)
EASEMENT
WATERMAIN
SANITARY SEWER
EXISTINGPROPOSED
STORM SEWER
CURB & GUTTER
DRAINTILE
D
S S
SLS
LEGENDUTILITY CONSTRUCTION NOTES
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C6.01
UTILITY PLAN
TELEPHONE
ELECTRIC
GAS LINE
FORCEMAIN (SAN.)
EASEMENT
WATERMAIN
SANITARY SEWER
EXISTINGPROPOSED
STORM SEWER
CURB & GUTTER
DRAINTILE
D
S S
SLS
LEGEND
SCALE IN FEET
0 8040
x 1 TREE PER 50 LF OF STREET FRONTAGE
x MINIMUM OF 5 TREES PLANTED/ ACRE OF DISTURBED AREA
x MUST SCREEN RESIDENTIAL AREAS AT A HEIGHT OF 4'
x CONIFERS MUST BE AT LEAST 25% OF TREE TOTAL
TOTAL STREET FRONTAGE: 328.44 LF= 6.57 TREES
TOTAL DISTURBED AREA: 7.66 ACRES = 38.3 TREES
CITY LANDSCAPE CODE
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issued:
Client
WASATCH
STORAGE
PARTNERS
131 S. 700 E, SUITE 102
AMERICAN FORK, UT 84003
9200 HUDSON
BLVD
REDEVELOPMENT
LAKE ELMO, MN
MGB JMW
MCA
PRELIMINARY 07/25/2016
WAS20602
7/25/2016 CUP APPLICATION
8/25/2016 REVISED CUP APPLICATION
Aug 25, 2016 - 11:07am - User:593 L:\PROJECTS\WAS20602\dwg\Civil\Preliminary\20602-L1-LAND.dwg
L1.01
LANDSCAPE
PLAN
JJMJJM
JJM
x 30% OF DIAMETER INCHES OF SIGNIFICANT TREES MAY BE REMOVED WITHOUT REPLACEMENT
x COMMON TREES SHALL BE REPLACED AT A RATE OF 1
4 THE INCHES REMOVED.
TREES TO BE REMOVED:
BOXELDER- 345 INCHES
COTTONWOOD- 60 INCHES
POPLAR- 187 INCHES
TOTAL INCHES REMOVED: 592 INCHES
TOTAL INCHES SUBJECT TO REPLACEMENT: 414.4 INCHES
TOTAL INCHES TO REPLACE: 103.6 INCHES
TOTAL INCHES PROPOSED: 160.5 INCHES
TREE PRESERVATION NOTES
TREES CODE BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY
SG Acer freemanii `Sienna Glen` / Sienna Glen Maple B & B 2.5"Cal 11
HB Celtis occidentalis / Common Hackberry B & B 2.5"Cal 15
SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 12
PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 7
CONIFERS CODE BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY
NS Picea abies / Norway Spruce B & B 6`5
BS Picea glauca densata / Black Hills Spruce B & B 6`10
PERENNIALS CODE BOTANICAL NAME / COMMON NAME CONT QTY
RRD Hemerocallis x `Rosy Returns` / Daylily 1 gal 20
GROUND COVERS CODE BOTANICAL NAME / COMMON NAME QTY
TUR MN2 Turf Seed MN 25-131 / Low Maintenance Turf 84,126 sf
TUR MN Turf Seed MN 33-361 / Stormwater Basin Seed Mix 26,659 sf
TUR HIG Turf Sod Highland Sod / Sod 9,906 sf
PLANT SCHEDULE
GENERAL NOTES:
1.THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING
CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK.
2.THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT.
3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES,
REGULATIONS, AND PERMITS GOVERNING THE WORK.
4.THE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND
SITE ELEMENTS DURING CONSTRUCTION. DAMAGE TO SAME SHALL BE REPAIRED AND/OR
REPLACED AT NO ADDITIONAL COST TO THE OWNER.
5.LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR
PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING. CONTRACTOR
SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY
THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION.
6.THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND
PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.
7.THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT
NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE
CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO
BEGINNING OF WORK.
8.THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST.
QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE.
CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN.
9.THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES.
10.EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL
CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY
FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING.
11.LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED.
12.CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION.
PLANTING NOTES:
1.NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN
COMPLETED IN THE IMMEDIATE AREA.
2.A GRANULAR PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANT BEDS AT THE
MANUFACTURERS RECOMMENDED RATE PRIOR TO PLANT INSTALLATION.
3.ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK,"
ANSI-Z60, LATEST EDITION, OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. AND SHALL
CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIALS.
4.OVERSTORY TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVED SURFACES.
5.ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE
CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND.
6.PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS.
7.ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS
SPECIFIED.
8.THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED
UNSATISFACTORY BEFORE, DURING, OR AFTER INSTALLATION.
9.NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY
THE LANDSCAPE ARCHITECT.
10.ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE.
CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT
SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE
LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR
TO INSTALLATION.
11.ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED.
12.MULCH: SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER
DELETERIOUS MATERIAL, IN ALL MASS PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS
ROCK MULCH ON DRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY
ON-SITE FOR APPROVAL. DELIVER MULCH ON DAY OF INSTALLATION. USE 4" FOR SHRUB BEDS,
AND 3" FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED.
13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO
COMPLETE THE WORK SHOWN ON THE PLAN.
14.USE ANTI-DESICCANT (WILTPRUF OR APPROVED EQUAL) ON DECIDUOUS PLANTS MOVED IN LEAF
AND FOR EVERGREENS MOVED ANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL
EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER PROTECTION DURING WARRANTY
PERIOD.
14.PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILE FRIABLE LOAM
CONTAINING A LIBERAL AMOUNT (4% MIN.) OF HUMUS AND CAPABLE OF SUSTAINING
VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH MNDOT SPECIFICATION 3877 TYPE B
SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HARDPACK SUBSOIL, STONES,
CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5
AND 10-0-10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTING BEDS
INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED IN A 6" LAYER AND
ROTO-TILLING IT INTO THE TOP 12" OF SOIL AT A 1:1 RATIO.ANY PLANT STOCK NOT PLANTED
ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTS NOT
MAINTAINED IN THIS MANNER WILL BE REJECTED.
15.ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASONS (APRIL 1 -
NOVEMBER 1), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF
REPLACEMENT INCLUDING LABOR AND PLANTS.
16.CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3 DAYS PRIOR TO PLANNED
DELIVERY. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN
ADVANCE OF BEGINNING PLANT INSTALLATION.
17.SEASONS/TIME OF PLANTING AND SEEDING: NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN
OFF-SEASONS ENTIRELY AT HIS/HER RISK. DECIDUOUS
17.1.POTTED PLANTS: 4/1 - 6/1; 9/21 - 11/1
17.2.DECIDUOUS /B&B: 4/1 - 6/1; 9/21 - 11/1
17.3.EVERGREEN POTTED PLANTS: 4/1 - 6/1; 9/21-11/1
17.4.EVERGREEN B&B: 4/1 - 5/1; 9/21 - 11/1
17.5.TURF/LAWN SEEDING: 4/1 - 6/1; 7/20 - 9/20
17.6.NATIVE MIX SEEDING: 4/1 - 7/20; 9/20-10/20
18.MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE.
PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE
PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE
OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING,
REMOVAL OF DEAD MATERIALS, RE-SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN
A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE
RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR
KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD.
19.ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL
ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH
MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND
SPECIFICATIONS.
20.WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS
ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY
INDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR
TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THE NECESSARY
ARRANGEMENTS FOR WATER.
TURF NOTES:
TURF ESTABLISHMENT SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE PROVISIONS
OF THE MN/DOT 2105 AND 2575 EXCEPT AS MODIFIED BELOW:
1.ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 4" OF TOPSOIL PRIOR TO
INSTALLING SOD. TOPSOIL SHALL BE FREE OF TREE ROOTS, STUMPS, BUILDING MATERIAL,
AND TRASH, AND SHALL BE FREE OF STONES LARGER THAN 1 1
2" INCHES IN ANY DIMENSION.
2.WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW
SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC.
3.SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY.
4.ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 4" TOP SOIL, SEED, MULCH, AND
WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN
DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET.
5.ALL DISTURBED AREAS TO RECEIVE NATIVE SEED, ARE TO RECEIVE PLANTING SOIL, SEED, MULCH,
AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR
IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET.
NOTES
TREE PLANTING DETAIL
NTS
PROVIDE & INSTALL RODENT PROTECTION
1/2" HARDWIRE CLOTH, MESH CYLINDER, 8" DIA OR
GREATER X 36" HT.. STAKE IN PLACE
INSTALL TREE WITH ROOT FLARE VISIBLE AT TOP OF
THE ROOT BALL. REMOVE SOIL IN LEVEL MANNER FROM
TOP OF ROOT BALL TO EXPOSE 1ST 1/2" OR LARGER MAIN
ORDER ROOT IF NEEDED. SET ROOT BALL WITH MAIN
ORDER ROOT 1" ABOVE ADJACENT GRADE. DO NOT
COVER TOP OF ROOT BALL WITH SOIL.
PLACE NO MULCH IN CONTACT WITH TREE TRUNK
REMOVE BURLAP, TWINE, ROPE AND WIRE FROM
TOP HALF OF ROOT BALL
BUILD 4" HIGH EARTH SAUCER BEYOND EDGE OF
ROOT BALL
EDGE CONDITION VARIES
PLACE ROOT BALL ON UNDISTURBED OR
COMPACTED SOIL
SCARIFY SIDES OF TREE PIT WITH SPADE BY HAND
TO BIND WITH PREPARED SOIL
PLANTING SOIL, REFER TO SPECIFICATIONS, COMPACT TO 85%
OF MAX. DRY UNIT WEIGHT ACCORDING TO ASTM D 698
TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT
PRESSURE SO THAT ROOT BALL DOES NOT SHIFT
DIG PLANTING PIT 4" TO 6"
DEEPER THAN ROOT BALL
UNDISTURBED
SUBGRADE
NOTE:
CONTRACTOR SHALL MAINTAIN TREES IN A PLUMB
POSITION THROUGHOUT THE WARRANTY PERIOD. IF
STAKING IS REQUIRED BY SITE CONDITIONS,
CONTRACTOR TO USE 2 OR 3 STAKE METHOD WITH 1"
WEBBING AROUND TRUNK OF THREE (NO WIRE OR
CABLING TO BE USED)
WRAP TREE TRUNKS ONLY UPON APPROVAL BY
LANDSCAPE ARCHITECT
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