HomeMy WebLinkAbout#09 - Kokoro VolleyballSTAFF REPORT
DATE: 10/4/2022
REGULAR
MOTION
TO: City Council FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: Kokoro Volleyball Conditional Use Permit and Variance
INTRODUCTION: Raymond Luczak, owner of Kokoro Volleyball, recently submitted a conditional use permit and
variance application for a proposed indoor athletic facility at the southeast quadrant of
intersection 39th Street N and Lake Elmo Avenue N (PID1302921220011). The 27,540 square foot building and parking lot is intended to be a year round volleyball training facility with four full time employees and 52 part time employees. The indoor athletic facility use is permitted by conditional use permit in the Village Mixed-Use zoning district.
The applicant is also requesting a variance to allow one access onto a public street. An indoor athletic facility use requires a minimum of 2 accesses onto a public street according to the Lake Elmo City Code.
REQUEST DETAILS/ANALYSIS:
Applicant: Kokoro Volleyball
Property Owner: Lake Elmo Business Park
Location: Southeast quadrant of intersection 39th Street N and Lake Elmo
Avenue N.
Brookman 3rd Addition Lot 1, Block 1 Request: 1. Conditional Use Permit for an indoor athletic facility 2. Variance to allow a single access on a public street where a
minimum of two is required.
Site Area: 2.7 acres
Existing Land Use: Vacant
Existing Zoning: Village Mixed Use
Surrounding: North - Low Density Residential South - Village Mixed Use
East - Village Mixed Use
West - Village Low Density Residential Comprehensive Plan: Village Mixed Use
Deadline for Action: Application Complete - 7/20/22 60 Day Deadline - 9/20/22 Extension Letter Sent – 9/2/22
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120 Day Deadline – 11/8/22
Regulations: Article XIII Village Districts LEC 105.12.550 Indoor Athletic Facilities
LEC 105.12.410 Off Street Parking
Article VIII Environmental Performance Standards 105.04 – XIV Stormwater and Erosion and Sediment Control ISSUE BEFORE CITY COUNCIL: The City Council is being asked to review and make a determination on the requests to approve a conditional use permit for an indoor athletic facility and variance to allow a single access onto a public street. PROJECT ANALYSIS The proposed facility would consist of one large 27,540 square foot building. 21,600 square feet will consist of 6 volleyball courts. The other 5,906 square feet will consist of offices, yoga studio, lounge, restrooms, suites, and a workout and training room. An additional 30,301 square feet is designated as a parking lot.
The applicant estimates that the use will draw 150,000 visitors per year and average 150-200 cars per day. Proposed hours of operation are 3:30 pm-9:30 pm Monday-Friday and 8-4 Saturday and Sunday. A variance is being requested for a single access due to the inability to gain access onto Lake
Elmo Ave N. Washington County manages access to Lake Elmo Ave via a permit process. The County has indicated that it would not support or permit for a direct access onto Lake Elmo Ave due to the north bound right turn lane and the proximity to the intersection of Lake Elmo Ave and 39th St N. The applicant also suggested a shared access using the existing entrance off of Lake Elmo Ave with the parcel to the south, which the County also rejected. Without another
access point, a variance is being requested.
REVIEW COMMENTS City Engineer (Summary of Memo dated September 19, 2022) 1. The plans must be revised to verify the future right of way dedication of Lake Elmo Ave. 2. A 10 foot drainage and utility easement should be dedicated immediately adjacent of the future right of way of Lake Elmo Ave. 3. The construction of a bituminous trail along Lake Elmo Ave should be required as part of the site improvements.
4. Washington County anticipates signalized intersection improvements to Lake Elmo Ave and 39th Street which will require the realignment of the eastbound through lane with the west leg of 39th Street. 5. The commercial driveway access is proposed to align directly across from the Senior Living facility. This location is acceptable.
6. No secondary access is proposed. Secondary access to Lake Elmo Ave is prohibited. Washington County has encouraged a joint access between Kokoro and 3825 Lake Elmo Ave.
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7. The site is subject to a stormwater management plan meeting State, Valley Branch
Watershed District, and City Rules. 8. Post construction discharge rates and volumes must be equal or less than pre-existing discharge rates at all discharge locations and cumulative for the site. 9. The storm water facilities constructed for this development should remain privately
owned and maintained.
10. Municipal water supply is available to the site. 11. Sanitary sewer service is available to the site. Fire Department (Summary of Memos dated 7/26/22) The Minnesota State Fire Code does not require two separate and approved fire apparatus access
roads as it does not have a gross building area of more than 62,000 square feet. The building is placed in a way that provides the fire department adequate access if necessary. Washington County Public Works (Summary of letter dated July 29, 2022) In the interest of safe and efficient operation of county highways, Washington County does not
support or permit direct access onto CSAH 17. Any development decisions being made at this time should consider the south adjacent parcel at 3825 Lake Elmo Ave, known as Brookfield 1 building. This section of roadway could see a
scenario with a raised median in the future to improve traffic safety, calm speeds, and provide
pedestrian refuge for crossing points. Brookfield would not be eligible for a left turn lane due to short spacing from 39th Street. Washington County would like to see the existing driveway access disconnected from Lake Elmo Ave with an alternative access. An alternative would be to have a shared access where the proposed volleyball driveway access is located heading south to
3825 Lake Elmo Ave. There are concerns of the proposed stormwater ponding located in this
area. RECCOMMENDED CONDITIONAL USE PERMIT FINDINGS Conditional use means a land use or development as defined by ordinance that would not be
appropriate generally but may be allowed with appropriate restrictions as provided by official
controls only upon a finding that all of the following provisions are met. Staff recommends the following findings: 1. 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 should not be
detrimental or in any way endanger the public health, safety, comfort, convenience, or general
welfare of the neighborhood or the city if plans are meeting all stormwater management requirements for State, Valley Branch Watershed District, and City requirements.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal conforms to the Comprehensive Plan.
3. The use or development is compatible with the existing neighborhood. The proposed use is permitted in the Village Mixed Use District as a Conditional Use. The properties to the south and west are non-residential uses (City Hall and Day Care Center). The residential
development to the west is separated by Lake Elmo Ave and the senior living center to north
gathers a congregation of people similar to that of the indoor recreation facility.
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4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The proposed use requires a minimum of two accesses as per 105.12.550. This criteria would be satisfied with the proposed variance approval. 5. 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 Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area.
6. 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 use will be compatible in appearance with the existing character of the general vicinity and will not change the essential character of the area.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use indoor athletic facility should not create be hazardous or create a nuisance
8. 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. The proposed use will be served adequately by essential public facilities and services.
9. 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 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.
10. 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. The proposed use will not produce noise, smoke, fumes, glare or odors. Traffic amounts will increase in the area, but these increases will occur during typical low traffic volume time
periods. All activities are to occur indoors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. Traffic amounts will increase in the
area, but these increases will occur during typical low traffic volume time periods. Vehicle
queuing for possible pickups and drop offs shall be contained to the site as per the conditions
of approval. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic
feature of major importance. The proposed use should not impact natural or scenic features.
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RECCOMENDED VARIANCE FINDINGS
An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 105.12.320 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request.
1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated
that such actions will be in keeping with the spirit and intent of this chapter. Definition of
practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. The applicant is unable to obtain a second access point as required by City Code for an
indoor athletic facility. Access along Lake Elmo Ave N would require Washington County
approval. Washington County will not support an access along Lake Elmo Ave N due to the existing turn lane and proximity to the intersection of 39th Street North and Lake Elmo Ave N. The applicant explored other alternatives that were denied, such as a shared access with the existing Day Care Center access to the south. The County would like to remove
the day care access in the future with an alternative access. Washington County has
recommended to not move the proposed Kokoro Volleyball access any closer to Lake Elmo Ave. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the
property not created by the landowner. The unique circumstances were not created by the applicant or property owner. The existing turn lane and intersection were not created by the applicant or property owner. Nor is the proposed site design prohibiting a second access opportunity.
3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located.
The request will not alter the essential character. The proposed single access is to align
directly across from the existing Senior Living Facility. The directly adjacent parcels are
also of a nonresidential use. Adjacent parcels to the south and east also have one access. 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate
supply of light and air to properties adjacent to the property in question or substantially
increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. The proposed request should not impair adjacent property values. Traffic numbers will increase, but these increases will occur during typical low traffic volume times. Hours of
operation are proposed between as 3:30 pm- 9:30 pm Monday-Friday and 8am -4pm
Saturday and Sunday.
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FISCAL IMPACT: None RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant must obtain all other necessary City, State, and other governing body
permits and approvals before the commencement of any construction activity on the site. These include, but not limited to, City of Lake Elmo grading permit, Minnesota Pollution Control Agency stormwater permit, Valley Branch Watershed District permit, approval of revised plans from the City Engineer, and a building permit.
2. No construction may begin until all items and changes outlined by the City Engineer in
the memorandum dated September 19, 2022 are addressed. 3. No construction may begin until all items and changes outlined by the Fire Department’s memorandum dated July 26, 2022 are addressed. 4. Plans must be revised to comply with the landscape requirements of City Code Article
VIII Environmental Standards and the City Landscapes Architect’s memorandum dated
August 3, 2022. 5. The applicant shall provide the City with proof approval of a Minnesota Pollution Control Agency stormwater permit and a Valley Branch Watershed District stormwater permit prior to any construction.
6. The applicant must meet all requirements of the Lake Elmo Building Official.
7. Any vehicle queuing shall be contained within the parking lot onsite. 8. The applicant must demonstrate the availability of overflow parking prior to any construction. 9. No parking may occur along 39th Street N
10. The proposed trail along Lake Elmo Ave N shall be constructed at a width of 10 feet.
11. If substantial construction has not taken place within 12 months of the City’s approval, the conditional use permit and variance shall become void. PUBLIC COMMENT: A public hearing notice was sent to surrounding property owners on July 27, 2022 and published
in the Stillwater Gazette on July 29, 2022. Staff has received six public comments. Five comments were in support, while the sixth was inquiring about specific concerns. OPTIONS: The City Council may:
• Approve the requests.
• Approve the requests with conditions.
• Deny the requests, citing findings of fact for denial.
RECOMMENDATION: The Planning Commission recommended approval of the requests at the August 8th meeting. The commission thought the proposed use would make a great addition to the City and that the variance
request met all the required criteria. Staff recommends that the City Council approve the requests from Kokoro Volleyball to construct an indoor athletic facility and allow one access onto a public street where a minimum of two are required.
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“Motion to approve Resolution No. 2022-089, approving a conditional use permit with conditions for an indoor athletic facility at the property described as Brookman 3rd Addition, Lot 1, Block 1.”
“Motion to approve Resolution No. 2022-090, approving a variance to allow one access onto a public street where a minimum of two are required at the property described as Brookman 3rd Addition, Lot 1, Block 1.”
ATTACHMENTS: 1) Land Use Applications 2) Written Statements
3) Location Map 4) Plan Sets 5) Building Plans 6) City Engineer Memo Dated September 19, 2022 7) Fire Department Memos Dated July 26, 2022 8) Washington County Public Works Letter Dated July 29, 2022 9) Washington County Email Correspondence 10) City Landscape Architect Memorandum dated August 3, 2022 11) Public Comment 12) Resolution No. 2022-089 13) Resolution No. 2022-090
Conditional Use Permit – Kokoro Volleyball, LLC
Written Statements:
a) Current owners of the property are Lake Elmo Business Park Company:
Lake Elmo Business Park Company, a Minnesota general partnership – contact Mick
Lynskey, 651-439-1412, mick@lynskeyclark.com
Purchasing entity – Kokoro Volleyball, LLC a Minnesota limited liability company –
contact Raymond Luczak and Jennifer Brathol, 612-750-2876, rt@kokorovolleyball.com
Engineer – Stevens Engineers, 642 Brakke Drive, Suite 202, Hudson, WI 54016, 715-386-
7488, jraverty@stevenengineers.com
b) Address: XXX 39th Street N., Lake Elmo, MN 55042
Current Zoning: Existing use is raw land and current zoning is Village Mixed-Use District
(VMX)
Parcel size: 2.7 acres/117,612 square feet
PID# 13-029-21-22-0011
Legal description of property: Lot 1, Block 1, Brookman 3rd Addition, Washington
County, MN
c) The property has been vacant land for our known history. It is unknown if other
applications have been filed with the City of Lake Elmo.
d) A specific written description of the proposed use(s)
i. The proposed use of the land would be for a volleyball training facility with parking lot.
The property is currently vacant, and the building will be constructed based of
preliminary designs shown in application. The landscaping and building will meet all city
ordinances. The facility will have approximately 52 part time employees varying in
schedules, and 4 full time employees with anticipated growth in the next few years.
ii. The facility is open year-round with some busier “seasons” listed below.
Girls Regular Season Twin Cities – November through June
Girls Regular Season Eau Claire – Starting 2022 – November through June
Boys Regular Season Twin Cities – Starting 2022 – September through March
Summer Camp Twin Cities – July through August
Summer Camp Eau Claire – Starting 2022 – July through August
Summer Team Program Twin Cities – July
Fall Team Program Twin Cities – August - October
In preparation for our continued grown, we began expanding the roles of our staff and
training additional staff members to fill current and future needs. Current traffic count is
around 150,000 visitors per year or averaging about 150-200 cars per day. General
hours of operation are 3:30pm-9:30pm Mon-Fri and 8am-4pm Saturday and Sunday. We
generally see, at most, 75 cars per two-hour time block.
e. Provide justification that the proposed use meets the following findings:
i. Kokoro will not be a danger to the public health, safety, or comfort but instead an
asset for our youth. The services we currently offer to our athletes and families
exceeds expectations. All athletes in our program have access to volleyball training
services, physical strength services, physical therapy services, mental strength
services, academic tutoring services, and mindfulness/meditation services. All those
services are included in our regular season participation fees. Additionally, we house
a chiropractic service in our facility for those that desire to add that service to their
experience.
ii. The comprehensive plan shows this site as Village- Mixed Use (V-MU). We believe
the Kokoro Volleyball facility fits this zoning well and will be a benefit to the
commercial and residential neighborhoods in this vicinity. The facility will be a big
draw from local Lake Elmo families, many of whom already have children in Kokoro
programs. Lake Elmo businesses will also benefit from users outside the area who
will help support the local economy.
iii. The proposed site is in what’s listed as the Lake Elmo Business Park. The location is
surrounded by Time For Me Early Learning Center and the Lake Elmo City Hall. One
block to the south is the Lake Elmo Elementary School and within a quarter mile is
Lions Park. The Kokoro Volleyball facility will be built to conforming Lake Elmo
standards and will be a beautiful addition to this neighborhood. We believe it is in
the best available location and will be very compatible with the existing uses
surrounding the site.
WASHINGTON CO.
COUNTY LOCATION MAP
KOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
SITE
LOCATION
SHEET INDEX
DISCIPLINE SHEET
NUMBER
DRAWING
NUMBER SHEET TITLE DESCRIPTION
GENERAL
1 G1 TITLE SHEET
2 G2 CONSTRUCTION AND GENERAL NOTES
3 G3 BOUNDARY AND TOPOGRAPHIC SURVEY
CIVIL
4 C1 SITE PLAN
5 C2A UTILITY PLAN
6 C2B GRADING AND EROSION CONTROL
6 C3 DETAILS - 1
7 C4 DETAILS - 2
8 C5 DETAILS - 3
9 C6 DETAILS - 4
10 C7 DETAILS - 5
12 C8 DETAILS - 6
13 C9 STORMWATER POLLUTION PREVENTION PLAN
14 C10 STORMWATER POLLUTION PREVENTION PLAN
SITE
IMAGE SOURCE: GOOGLE MAPS
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH G1
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_G01.DWG9/9/2022 4:07:19 PM
9/9/2022 4:08:15 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
1
TITLE SHEETJRAVERTY07/07/2022 14
OAK PARK
HEIGHTS
BAYPORT
HUDSON
NORTH HUDSON
LAKELAND
OAKDALE
PINE SPRINGS
LAKE ELMO AVE NSTILLWATER BLVD
40TH ST N
MANNING AVE NSTILLWATER BLVD
SEEDING NOTES:
1.TEMPORARY SEEDING IS DESIGNED TO CONTROL EROSION FOR A PERIOD OF ONE
YEAR OR LESS AND IS GENERALLY REMOVED TO PERFORM FURTHER CONSTRUCTION
ACTIVITES OR TO PERMANENTLY STABLIZE A CONSTRUCTION SITE.
2.PERMANENT SEEDING IS DESIGNED TO CONTROL EROSION FOR AN INDEFINITE PERIOD
AFTER LAND DISTURBING ACTIVITIES HAVE CEASED ON THE SITE.
3.COVER CROP IS THE APPLICATION OF TEMPORARY SEED (ANNUAL) WITH PERMANENT
SEEDING TO ESTABLISH QUICK GROUND COVER.
4.MULCHING IS DESIGNED TO COVER SOIL TO ABSORB THE EROSIVE IMPACT OF
RAINFALL AND REDUCE THE FLOW VELOCITY OF RUNOFF.
5.APPLICATION RATES:
TEMPORARY SEEDING:
FALL (AUGUST 1 - OCTOBER 1) - MNDOT MIX 21-112 AT 100 LBS/ACRE
SPRING/SUMMER (MAY 1 - AUGUST 1) - MNDOT MIX 21-111 AT 100 LBS/ACRE
PERMANENT SEEDING:
SITE SEEDING: MNDOT MIX 25-131 AT 220 LBS/ACRE
INFILTRATION BASIN SEEDING: MNDOT MIX 25-131 AT 220 LBS/ACRE
COVER CROP:
FFALL (AUGUST 1 - OCTOBER 1) - MNDOT MIX 21-112 AT 100 LBS/ACRE
SPRING/SUMMER (MAY 1 - AUGUST 1) - MNDOT MIX 21-111 AT 100 LBS/ACRE
MULCHING: (DISC ANCHORED)
MNDOT TYPE III AT 2 TONS/ACRE
EROSION AND SEDIMENT CONTROL NOTES:
1.THE IMPROVEMENTS INCLUDED ON THIS PLAN ARE PART OF THE TEMPORARY AND
PERMANENT EROSION CONTROL PLAN.
2.EROSION CONTROL PRACTICES SHALL BE IN ACCORDANCE WITH THE MINNESOTA
STORMWATER MANUAL OR THE CURRENT " BEST MANAGEMENT PRACTICES MANUAL"
AS PUBLISHED BY THE MPCA.
3.MAINTAIN A COPY OF THE GRADING PLAN AND EROSION CONTROL PLAN WITH
REQUIRED DOCUMENTATION AT THE CONSTRUCTION SITE THROUGH THE ENTIRE
PROJECT DURATION.
4.THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE LAWS, ORDINANCES,
REGULATIONS, ORDERS AND DECREES PERTAINING TO EROSION CONTROL,
SEDIMENT CONTROL AND STORM WATER MANAGEMENT AFFECTING TO CONDUCT OF
THE WORK.
5.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL EROSION CONTROL AND SHALL
INDEMNIFY OWNER AND ENGINEER FOR ACTIONS AGAINST CONTRACTOR, INCLUDING
FINES AND ASSESSMENTS, RESULTING FROM CONTRACTORS FAILURE TO PROVIDE
PROPER EROSION AND SEDIMENT CONTROL.
6.INSTALL ALL EROSION CONTROL MEASURES PRIOR TO COMMENCEMENT OF LAND
DISTURBING ACTIVITIES AND MAINTAIN UNTIL ALL ALTERED AREAS ON THE SITE HAVE
BEEN PERMANENTLY RESTORED TO A MINIMUM OF 70% VEGETATION.
7.INSTALL ROCK CONSTRUCTION ENTRANCES PER DETAIL AND MAINTAIN AS NEEDED
TO PREVENT TRACKING OF DIRT ONTO PUBLIC ROADWAYS. SCRAPE ALL SOILS
TRACKED ONTO ROADWAYS WITHIN 4 HOURS AND SWEEP WITHIN 24 HOURS.
8.INSTALL SILT FENCE AS SHOWN ON THE PLANS OR AS DIRECTED BY THE ENGINEER.
9.SOIL STOCKPILES THAT ARE IN PLACE MORE THAN 7-DAYS SHALL BE PROTECTED BY
SEEDING, MULCHING, EROSION MAT, SILT FENCE, COVERING OR OTHER APPROVED
METHODS.
10.INSPECT ALL EROSION AND SEDIMENT CONTROL DEVICES FOR STABILITY AND
OPERATION AT LEAST ONCE PER WEEK AND WITHIN 24-HOURS AFTER A RAINFALL
EVENT OF 0.5 INCHES OR GREATER. A RAINFALL EVENT IS CONSIDERED TO BE THE
TOTAL AMOUNT OF RAINFALL RECORDED IN ANY CONTINUOUS 24-HOUR PERIOD.
IMMEDIATELY FOLLOWING EVERY RUNOFF PRODUCING RAINFALL. WRITTEN
DOCUMENTATION OF EACH INSPECTION SHALL BE MAINTAINED AT THE
CONSTRUCTION SITE AND SHALL INCLUDE THE TIME, DATE AND LOCATION OF
INSPECTION, THE PHASE OF LAND DISTURBANCE AT THE CONSTRUCTION SITE,
PERSON CONDUCTING THE INSPECTION, ASSESSMENT OF CONTROL PRACTICES,
AND A DESCRIPTION OF ANY EROSION OR SEDIMENT CONTROL MEASURE
INSTALLATION OR MAINTENANCE PERFORMED IN RESPONSE TO THE INSPECTION.
11.REPAIR, REPLACE OR SUPPLEMENT EROSION AND SEDIMENT CONTROL BEST
MANAGEMENT PRACTICES AS NECESSARY WITHIN 24 HOURS OF AN INSPECTION OR
NOTIFICATION THAT REPAIR OR REPLACEMENT IS NEEDED.
12.FERTILIZE, RE-SEED AND MULCH ALL ERODED AREAS IMMEDIATELY IN ACCORDANCE
WITH SPECIFICATION TO MAINTAIN A DENSE VEGETATIVE COVER.
13.SEED AND MULCH WITHIN 7-DAYS FOLLOWING ACTIVE DISTURBANCE OF THE SOIL
SURFACE, OR WHEN FINAL GRADES ARE REACHED AT ANY PORTION OF THE SITE.
14.ALL DISTURBED AREAS WITH SLOPES 4:1 OR FLATTER SHALL BE SEEDED AND
MULCHED.
15.ALL DISTURBED AREAS WITH SLOPES IN EXCESS OF 4:1 SHALL BE SEEDED AND
PROTECTED WITH EROSION MAT (CATEGORY 20).
16.ALL DITCH BOTTOMS SHALL BE PROTECTED WITH CATEGORY 30 EROSION MAT.
GRADING NOTES:
1.SITE GRADING/EXCAVATION/EMBANKMENT/COMPACTION SHALL USE ONLY SUITABLE
MATERIAL AS APPROVED BY THE ENGINEER. REMOVE UNSUITABLE AND UNSTABLE
MATERIALS INCLUDING BUT NOT LIMITED TO TOPSOIL, ORGANIC MATERIAL, AND
DEBRIS FROM THE PAVEMENT AREAS.
2.BACKFILL ALL BELOW GRADE EXCAVATIONS IMMEDIATELY UPON REMOVAL OF THE
UNSUITABLE SOILS. BACKFILL EXCAVATIONS ADJACENT TO EXISTING FEATURES
PROMPTLY TO AVOID UNDERMINING ADJACENT AREAS.
3.EMBANKMENT BACKFILL MATERIAL IN BUILDING PADS AND PAVED AREAS SHALL BE
COMPACTED TO 95% MODIFIED PROCTOR, EXCEPT THE TOP 3' WITHIN PAVED AREAS
SHALL BE COMPACTED TO 100% MODIFIED PROCTOR.
4.THE SPECIFIED DENSITY METHOD OF COMPACTION IS REQUIRED FOR ALL PORTIONS
OF PERMANENT CONSTRUCTION. STANDARD COMPACTION IS REQUIRED FOR ANY
TEMPORARY CONSTRUCTION.
5.SALVAGE AND PROVIDE A MINIMUM DEPTH OF 6-INCHES OF TOPSOIL TO ALL AREAS
DISTURBED BY CONSTRUCTION.
6.DISPOSE OF ALL REMOVED, UNSUITABLE, AND EXCESS MATERIALS OFF THE
CONSTRUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWS AND
REGULATIONS, UNLESS OTHERWISE SPECIFIED.
7.PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO FINISHED GRADE. SPOT
ELEVATIONS ARE DEFINED BY THE LEGEND.
8.PROVIDE A SMOOTH AND THOROUGH TRANSITION BETWEEN PROPOSED SITE GRADES
AND DRAINAGE WAYS AND EXISTING SURROUNDING SITE GRADES AND DRAINAGE
WAYS.
9.PROVIDE NECESSARY SOIL TESTING TO THE OWNERS SATISFACTION THAT
COMPACTION LEVELS AND DEFINED SOIL GRADATIONS ARE BEING MET.
10.COMPLETE ALL PROPOSED CONSTRUCTION USING APPROVED MATERIALS, METHODS
OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS.
11.CARE MUST BE TAKEN DURING CONSTRUCTION AND EXCAVATION TO PROTECT ALL
SURVEY MONUMENTS AND/OR PROPERTY IRONS ON AND ADJACENT TO THIS SITE. ALL
MONUMENTS/IRONS DAMAGED DURING CONSTRUCTION WILL BE REPLACED/RESET BY
THE CONTRACTOR AT NO COST TO THE OWNER.
12.REPAIR ALL DAMAGE TO EXISTING FACILITIES RESULTING FROM CONSTRUCTION
ACTIVITIES AT NO COST TO THE OWNER.
13.SEQUENCE CONSTRUCTION ACTIVITIES TO MINIMIZE THE AMOUNT OF LAND
DISTURBED. ALL EROSION CONTROL MEASURES SHALL REMAIN IN PLACE UNTIL THE
SITE HAS BEEN STABILIZED.
14.WRITTEN DIMENSIONS PREVAIL OVER SCALED DIMENSIONS.
15.1' VERTICAL CONTOUR INTERVAL.
GENERAL NOTES:
1.THE CURRENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION
STANDARD SPECIFICATIONS FOR HIGHWAY AND STRUCTURE CONSTRUCTION
GOVERNS EXCEPT AS MODIFIED BY THE PROJECT SPECIFICATIONS CITY OF LAKE
ELMO CODES, ORDINANCES, STANDARDS AND SPECIFICATIONS.
2.FURNISH, INSTALL, INSPECT, MAINTAIN AND REMOVE ALL NECESSARY TRAFFIC
CONTROL SIGNAGE. ALL TRAFFIC CONTROL DEVICES AND SIGNAGE SHALL CONFORM
TO ALL LOCAL, COUNTY AND STATE TRAFFIC CONTROL GUIDELINES, INCIDENTAL TO
PROJECT.
3.SECURE ALL NECESSARY PERMITS AND NOTIFY ALL UTILITY COMPANIES WITH
UTILITIES ON SITE PRIOR TO THE CONSTRUCTION OF THE PROJECT. ADHERE TO ALL
APPLICABLE LOCAL, STATE, AND/OR FEDERAL LAWS FOR ANY COST INCURRED DUE TO
THE DAMAGE OF SAID UTILITIES.
5.PROTECT ALL ITEMS WITHIN CONSTRUCTION LIMITS NOT DESIGNATED FOR REMOVAL
OR MODIFICATIONS. THIS SHALL INCLUDE, BUT IS NOT LIMITED TO, CURB AND GUTTER,
CONCRETE AND BITUMINOUS SURFACES, TREES, SIGNS, BUILDINGS, FENCES, ETC.
6.CONTRACTOR SHALL LOCATE AND/OR PROTECT ALL UTILITIES WITHIN CONSTRUCTION
LIMITS NOT DESIGNATED FOR REMOVAL OR MODIFICATIONS. THIS SHALL INCLUDE, BUT
IS NOT LIMITED TO, TELEPHONE, ELECTRICAL, GAS, CABLE TV, FIBER OPTIC, TOWERS,
POWER POLES, LIGHT POLES, WATER, SEWER, OVERHEAD LINES, ETC. ANY DAMAGE
TO EXISTING UTILITIES WILL BE REPAIRED IN-KIND AT THE EXPENSE OF THE
CONTRACTOR.
7.THE INFORMATION ON THESE DRAWINGS CONCERNING TYPE AND LOCATION OF
UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE. THE
CONTRACTOR IS RESPONSIBLE FOR MAKING THEIR OWN DETERMINATIONS AS TO THE
TYPE AND LOCATION OF UTILITIES AS MAY BE NECESSARY TO AVOID DAMAGE TO
THESE UTILITIES. CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL PRIOR TO
CONSTRUCTION.
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH G2
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_G02.DWG9/9/2022 3:28:45 PM
9/9/2022 4:08:19 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
2
CONSTRUCTION AND GENERAL NOTESJRAVERTY07/07/2022 14
39TH STREET N.LAKE ELMO AVENUE N.PARCEL UNDERCONSTRUCTIONTag numberTree tpeDBH/ HTNotes515Siberian Elm23516Siberian Elm20517Siberian Elm20518Siberian Elm19520Siberian Elm19521Siberian Elm24522Amur Maple36Multi Stem523Basswood13524Siberian Elm17525Amur Maple45Multi Stem526Amur Maple29Multi Stem527Crab Apple22Multi Stem528Bur Oak8529Spruce18dbh/30'530Spruce18dbh/30'531Crab Apple26Multi Stem532Siberian Elm14533Siberian Elm13534Siberian Elm17535Siberian Elm16536Siberian Elm26Multi Stem537Siberian Elm14538Siberian Elm13PID#1302921220011BENCHMARKSELEVATIONS BASED ON AN ASSUMED VERTICAL DATUMDERIVED FROM GPS VALUES (NAVD 88). LOCAL PROJECTBENCHMARKS SHOWN GRAPHICALLY.CONTACT:DERRICK BUILDING SOLUTIONSChad Derrick1505 Highway 65New Richmond, WI 54017715-246-2320cderrick@derrickbuilt.comVICINITY MAPUNDERGROUND UTILITIES NOTES:THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATEDFROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS.THE SURVEYOR MAKES NO GUARANTEE THAT THEUNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCHUTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED.THE SURVEYOR FURTHER DOES NOT WARRANT THAT THEUNDERGROUND UTILITIES SHOWN ARE IN THE EXACTLOCATION INDICATED ALTHOUGH HE DOES CERTIFY THATTHEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THEINFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLYLOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONECALL LOCATE TICKET NUMBER(S) 221230142. SOME MAPSWERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPONDTO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICHWE ARE UNAWARE MAY EXIST.COUNTY/CITY:REVISIONS:PROJECT LOCATION:DATEREVISIONXXXXCALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One CallLEGAL DESCRIPTION:39TH ST. N.1. BEARINGS ARE BASED ON THE WASHINGTON COUNTYCOORDINATE SYSTEM (NAD83). BEARINGS AREDIFFERENT THAN SHOWN ON THE RECORDED PLAT.ALL INTERIOR ANGLES MATCH THE RECORDED PLATANGLES.2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONELOCATES AND AS-BUILTS PLANS PROVIDED BY THECITY OF LAKE ELMO.3. THERE MAY SOME UNDERGROUND UTILITIES, GAS,ELECTRIC, ETC. NOT SHOWN OR LOCATED.SURVEY NOTES:CITY OF LAKE ELMOWASHINGTONCOUNTYThe following legal description appears on WashingtonCounty Quit Claim Deed as Document Number 3989069:Lot 1, Block 1, BROOKMAN 3RD ADDITIONWashington County, Minnesota**ADDITIONAL PARCELS ARE DESCRIBED ON SAIDDOCUMENT. FOR THE PURPOSES OF THIS SURVEY ONLYLOT 1, BLOCK 1 IS SHOWN.**NORTH(NOT TO SCALE)05-20-22INITIAL ISSUE08-08-22REVISED SURVEY AREASEC. 13, TWP. 29, RNG. 21,CITY OF LAKE ELMO, WASHINGTON COUNTY,MINNESOTACERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________NO TITLE INFORMATION WAS PROVIDED AS A BENEFIT TOTHIS SURVEY. ADDITIONAL EASEMENTS MAY EXIST THATTHE SURVEYOR IS UNAWARE OF.TITLE NOTES:KOKOROLAKE ELMO0NORTH3060DC22027SURVDC27TOPOGRAPHICSURVEYLAND SURVEYING, INC.CORNERSTONESuite #2001970 Northwestern AveStillwater, MN 55082Phone 651.275.8969Fax 651.275.8976dan@cssurvey.netPROJECT NO.FILE NAMEVOLLEYBALLBOUNDARY AND05-20-22LOT 1 = 116,869 SQ.FT., BEING 2.68 ACRES, MORE OR LESSAREA
39TH STREET N
LAKE ELMO AVENUE N(C.S.A.H 17)0 60
SCALE IN FEET
30
KEYNOTES:
1.ASPHALT PAVEMENT.
2.B612 CONCRETE CURB AND GUTTER. SEE LAKE ELMO STANDARD
DRAWING NO. 501A.
3.COMMERCIAL CONCRETE DRIVEWAY. SEE LAKE ELMO STANDARD
DRAWING NO. 502.
4.4" CONCRETE SIDEWALK.
5.24" CONCRETE VALLEY GUTTER.
6.6" CONCRETE PAVEMENT - DUMPSTER PAD
7.DUMPSTER ENCLOSURE. SEE ARCHITCTURAL
8.INFILTRATION BASIN. SEE GRADING PLAN.
9.PAVEMENT MARKING, HANDICAP SYMBOL (TYP)
10.PAVEMENT MARKING, DIAGONAL 4" WHITE PAINT (TYP)
11.PAVEMENT MARKING, 4" WHITE PAINT (TYP).
12.ASPHALT PATHWAY
13.B612 CONCRETE CURB AND CUTTER (TIPOUT GUTTER)MODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C1
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C01.DWG9/9/2022 4:07:07 PM
9/9/2022 4:08:30 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
4
SITE PLANJRAVERTY07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTION
20
24
PROPOSED
BUILDING
EXISTING DRIVEWAY
20
25
27'
27'
27'
22'
9'
22'
8'
18'
10' BUILDING SETBACK
20' BUILDING SETBACK
25' REQUIRED RIGHT-OF-WAY
DEDICATION PER WASHINGTON
COUNTY COMPREHENSIVE PLAN
20' BUILDING SETBACK
HARDCOVER CALCULATIONS
SURFACE AREA (SF)% COVER
BUILDING 27,452 25.14%
PARKING LOT 30,301 27.74%
SIDEWALK 1,736 1.59%
TOTAL IMPERVIOUS 59,489 54.47%
TOTAL GREENSPACE 49,729 45.53%
TOTAL LOT AREA *109,218
* EXCLUDES COUNTY R/W DEDICATION AREA
1 2
13
13
13
1
3
4
5
6
7
8
910
11
EXISTING BUILDING
12
8'
1'
2
2
6'
10' DRAINAGE AND UTILITY EASEMENT
ST-1
ST-2
ST-3
ST-4
ST-5
ST-12
ST-11
ST-10
ST-9
ST-8
ST-7
ST-6
ST-15
ST-13
ST-14
39TH STREET N
LAKE ELMO AVENUE N(C.S.A.H 17)940943935938935943 940 939
940
935
93
5
932940943
940 937
943939942>>
>>>>>>>>>>
>>>>>>>>
>>
>>
>>
D D>>>>WWWW>>>>D>>>>>>D
>>
938
939
93
9
937
934934934936
934940935943
936
939940
940941941
PROPOSED BUILDING
FFE = 941.50
9350 4020
SCALE IN FEETMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C2A
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C02A.DWG9/9/2022 4:05:53 PM
9/9/2022 4:08:35 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
5
UTILITY PLANJRAVERTY07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTION
CB 207
27" DIA.
RIM ELEV = 939.50
INV ELEV = 936.50
R-2561-A CASTING
MH 204
48" DIA.
RIM ELEV = 940.56
INV ELEV = 935.54 (W&E)
INV ELEV = 935.87 (S)
R-1642 CASTING
MH 202
48" DIA.
RIM ELEV = 939.10
INV ELEV = 934.35 (W)
INV ELEV = 934.10 (N&S)
R-1642 CASTING
FES 200
INV ELEV = 933.82
CB 203
2'X3' RECT.
RIM ELEV = 937.47
INV ELEV = 934.47
R-3067V CASTING
46' - 12" HDPE N12
WT PIPE @ 0.7%
168' - 12" HDPE N12
WT PIPE @ 0.71%
26' - 15" HDPE N12
WT PIPE @ 0.5%
39' - 24" HDPE N12
WT PIPE @ 2.05%
FES 301
INV ELEV = 933.80
FES 300
INV ELEV = 933.00
MH 201
48" DIA.
RIM ELEV = 939.70
INV ELEV = 933.95
SUMP ELEV = 929.95
R-1642 CASTING
48" X 36" SAFL BAFFLE
SAFL BAFFLE BTM ELEV = 932.95
KEYNOTES:
1.4" SCHEDULE 40 PVC SANITARY SEWER SERVICE. INSTALL AT 2.0% MIN.
SLOPE. MAINTAIN 4' MIN. COVER ON PIPE. PROVIDE ALL FITTINGS AND
APPURTENANCES AS REQUIRED TO INSTALL PIPE. INSTALL CLEAN-OUTS
AS REQUIRED PER CODE. VERIFY END LOCATION AND INVERT
ELEVATION AT BUILDING WITH PLUMBER.
2.CONNECT TO EXISTING 6" PVC SERVICE STUB. VERIFY LOCATION AND
ELEVATION.
3.6" DIP CL. 52 WATER SERVICE. MAINTAIN 8' MIN. COVER ON PIPE.
PROVIDE ALL FITTINGS AND APPURTENANCES AS REQUIRED TO INSTALL
PIPE. VERIFY END LOCATION AT BUILDING WITH PLUMBER.
4.CONNECT TO EXISTING 6" DIP WATER SERVICE STUB. VERIFY LOCATION
AND ELEVATION.
5.INSULATE WATER SERVICE / STORM SEWER CROSSING WITH 4' X 8', 4"
THICKNESS INSULATION.
1
2
3
4
30' - 15" HDPE N12
WT PIPE @ 0.5%
75' - 15" HDPE N12
WT PIPE @ 0.5%
MH 206
48" DIA.
RIM ELEV = 940.56
INV ELEV = 935.86
R-1642 CASTING
92' - 12" HDPE N12
WT PIPE @ 0.7%
STUB 205
INTERNAL ROOF DRAIN CONNECTION
20' - 8" SCH 40 PVC @ 1.0%
INV ELEV AT END = 936.01
FES 400
INV ELEV = 934.00
205' - 12" HDPE N12
WT PIPE @ 1.0%
INSTALL PLUG AT
WEST END OF PIPE
DOWNSPOUT CONNECTION (TYP)
8" HDPE N12 WT PIPE @ 1.0%
VERIFY EXACT DOWNSPOUT LOCATIONS
WITH ARCHITECTURAL
5
43' - 18" RCP @ 0.93%
FES 501
INV ELEV = 937.9
FIELD VERIFY INV ELEV.
INSTALL TRASH GUARD
FES 500
INV ELEV = 938.30
FIELD VERIFY INV ELEV
INSTALL TRASH GUARD
FES 600
INV ELEV = 936.35
FIELD VERIFY INV ELEV
INSTALL TRASH GUARD
FES 601
INV ELEV = 936.0
FIELD VERIFY ELEV.
INSTALL TRASH GUARD
54' - 18" RCP @ 0.65%
ST-1
ST-2
ST-3
ST-4
ST-5
ST-12
ST-11
ST-10
ST-9
ST-8
ST-7
ST-6
ST-15
ST-13
ST-14
39TH STREET N
LAKE ELMO AVENUE N(C.S.A.H 17)940943935938935943 940
939
940
935
93
5
932940943
940
937
943939942>>
>>>>>>>>>>
>>>>>>>>
>>
>>
>>
D D >>>>D>>>>>>D
>>
938
939
93
9
937
940935943
936
939
939940
940941PROPOSED BUILDING
FFE = 941.50
941.00941.50 941.50
941.50
941.00
941.00941.00941.00
941.00
940.11 BC 938.07 BC
938.13 BC
938.34 BC
938.56 BC
938.81 BC
938.69 BC
938.95 BC
939.40 BC939.65 BC
940.50 BC
941.28 BC 939.85 BC
939.52 BC
939.61
939.94
941.50
941.00
940.50
941.50
941.50
EOF
940.62 BC
940.64 BC
941.22 BC
940.72 FL
940.63 FL
940.12 FL
940.22 BC
940.21 FL
940.73
941.30
940.71940.31
940
933933935935935
935
936
936940
940 937 932936
937938
940942941940940939
941.37
941.37 941.37941.50
941.66
940.60
940.76
941.79
941.95
943.63
941.50
941.66
942.00
942.16
941.60941.76
4:1
4:14:1
4:1
3:1
939.51 BC939.81 BC
939.14
939.25
939.51
939.62
939.14 BC
939.23 BC
938.84 BC
938.93 BC
939.19 FL
939.10 FL 938.80 FL
938.89 FL
938.93 BC939.29 BC
0 4020
SCALE IN FEET
KEYNOTES:
1.20' WIDE INFILTRATION BASIN MAINTENANCE ACCESS
2.SILT FENCE (TYP)
3.SEDIMENT LOGS
4.ROCK CONSTRUCTION ENTRANCE
5.INLET PROTECTION
6.INSTALL INLET PROTECTION IN NEXT CATCH BASIN
DOWNSTREAM IN 39TH ST. NMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C2B
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C02B.DWG9/9/2022 4:05:14 PM
9/9/2022 4:08:40 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
6
GRADING AND EROSION CONTROLJRAVERTY07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTION
INFILTRATION BASIN
BOTTOM ELEV = 933.00
100-YR HWL = 934.92
2
2
2
2
2
EMERGENCY OVERFLOW
ELEV = 935.0
1
1
1
333
3
4
ELEVATION NOTES:
1.PROPOSED ELEVATIONS SHOWN ARE TO FINAL
GRADE. TOP OF ASPHALT, TOP OF WALK, TOP OF
CONCRETE, TOP OF CURB, TOP OF TOPSOIL, ETC.
UNLESS NOTED OTHERWISE AS FOLLOWS:
FL = CURB FLOW LINE
BC = TOP BACK OF CURB
GENERAL NOTES:
1.CONTRACTOR TO VERIFY LOCATION AND ELEVATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION.
2.CONTRACTOR TO MAINTAIN EROSION CONTROL PRACTICES
THROUGHOUT DURATION OF PROJECT.
3.CONTRACTOR TO ENSURE ADA COMPLIANCE FOR ALL
ACCESSIBLE PARKING STALLS, ACCESSIBLE ROUTES,
PEDESTRIAN RAMPS, ETC. REGARDLESS OF ANY CONTOURS
OR SPOT ELEVATIONS PROVIDED ON THE PLANS.
CONTRACTOR SHALL KEEP ALL
CONSTRUCTION EQUIPMENT OFF AREAS
IDENTIFIED AS INFILTRATION BASINS.
COMPACTION OF UNDERLYING SOILS WILL
DECREASE THE INFILTRATING CAPACITIY.
COMPACTION MITIGATION WILL BE THE
RESPONSIBILITY OF THE CONTRACTOR
5
5
6
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C3
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C03.DWG9/9/2022 2:53:23 PM
9/9/2022 4:08:44 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
7
DETAILS - 1BHEINRICH07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C4
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C04.DWG9/9/2022 2:53:17 PM
9/9/2022 4:08:49 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
8
DETAILS - 2BHEINRICH07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C5
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C05.DWG9/9/2022 2:53:25 PM
9/9/2022 4:08:54 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
9
DETAILS - 3BHEINRICH07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C6
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C06.DWG9/9/2022 2:53:18 PM
9/9/2022 4:08:59 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
10
DETAILS - 4BHEINRICH07/07/2022 14
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
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9/9/2022 4:09:03 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
11
DETAILS - 5JRAVERTY07/07/2022 14
NOTES:
1.INSTALLATION IS TO BE IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS.
ADDITIONAL INFORMATION IS AVAILABLE IN PRODUCT LITERATURE.
2.TYPE OF EROSION MAT SPECIFIED ON PLANS.
3.IF TYPE OF EROSION MAT IS NOT SHOWN ON PLANS, FURNISH AND INSTALL CLASS 2,
TYPE B MAT.
4.EROSION MAT SHALL BE INSTALLED VERTICALLY, DOWNSLOPE ON DISTURBED SLOPES
AS SHOWN ON PLANS OR AS DIRECTED BY ENGINEER.
TAMP
D
I
R
T
O
V
E
R
M
A
T
/
B
L
A
N
K
E
T
4" MIN OVERLAY
3' MIN
STAPLES SHALL BE U-SHAPED
11 GA WIRE (MIN)
8" LONG @ 2/SY (MIN)
2' MIN
1
C7
EROSION MAT ON SLOPE
NO SCALE
2
C7
ASPHALT PAVEMENT
NO SCALE
1.5" ASPHALT PAVEMENT
SPWEB240B
TACK COAT
1.5" ASPHALT PAVEMENT
SPNWB230B
8" CLASS 5 AGGREGATE BASE
24" SELECT GRANULAR SUBGRADE
6" CLASS 5 AGGREGATE BASE
WIRE MESH: 6X6-W2.1XW2.1
6" MIN OVERLAP, 2" CLR
COMPACTED SUBGRADE
3
C7
CONCRETE PAD
NO SCALE
NOTES:
1.MNDOT 3F52 CONCRETE
COMPACTED SUBGRADE
6" CONCRETE PAVEMENT
1'
2'6" MIN3/4" PER FT
3/4"
1/2" RAD
1/2" RAD
7" MINNOTES:
1.THE BOTTOM OF THE GUTTER MAY BE CONSTRUCTED
EITHER LEVEL OR PARALLEL TO THE SUBGRADE OR
BASE COURSE PROVIDED THAT A 6" MIN CONCRETE
THICKNESS IS MAINTAINED.
3/4" PER FT
1'
5
C7
CONCRETE VALLEY GUTTER
NO SCALE
6"BWAH 7"6
C7
TIPOUT B STYLE CURB & GUTTER
NO SCALE
3" R1/2" R
MNDOT DESIGN STYLE B
GUTTER WIDTH (W)
12"18"24"
CURB HEIGHT CURB WIDTH CURB BACK DESIGN DESIGN DESIGN
(H)(A)(B)NO.NO.NO.
4"7-3/8"11-1/2"B412 B418 B424
6"8"13-1/2"B612 B618 B624
8"8-5/8"15-1/2"B812 B818 B824
3" R
(USE 2-5/8" R FOR 4" CURB)
2%
1/2" RADCOLORS: "GREEN" LETTERING
& TRIM ON A "WHITE" FIELD
RESERVED
VAN ACCESSIBLE
PARKING
4
C7
ACCESSIBLE PARKING SIGN
NO SCALE
12" MIN
28" MIN "BLUE" SYMBOL
BACKGROUND
14 GAUGE STEEL SIGN W/PAINTED
SYMBOL & LETTERING PER MNDOT
REQUIREMENTS
2" X 2" SQUARE UNISTRUT POST (GALV STEEL)
VARIABLE LENGTH (PERFORATED)
GRADE 3" X 3/8" BOLT (ZINC PLATED) AND
3/8" DIA NUT (ZINC PLATED)
7'-0"
PROVIDE "VAN ACCESSIBLE" SIGN
AS INDICATED ON THE PLANS
4" TO 6"
4'-0"
NOTES:
1.HANDICAP PARKING SIGN SHALL CONFORM WITH THE
CURRENT STATE AND LOCAL CODES AND REGULATIONS.
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C8
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9/9/2022 4:09:08 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
12
DETAILS - 6JRAVERTY07/07/2022 14
VARIES
BOTTOM WIDTH
INFILTRATION BASIN TYPICAL SECTION
INFILTRATION BASIN NOTES:
1.DO NOT EXCAVATE THE INFILTRATION BASIN UNTIL THE CONTRIBUTING DRAINAGE
AREA HAS BEEN CONSTRUCTED AND FULLY STABILIZED.
2.DURING CONSTRUCTION OF THE CONTRIBUTING DRAINAGE AREA, STAKE OFF THE
PROPOSED INFILTRATION BASIN TO PREVENT HEAVY EQUIPMENT AND TRAFFIC FROM
COMPACTING THE NATIVE SOILS.
3.AFTER CONSTRUCTION OF THE CONTRIBUTING DRAINAGE AREA HAS BEEN
COMPLETED AND THE SITE IS FULLY STABILIZED, EXCAVATE THE INFILTRATION BASIN
TO SUBGRADE.
4.LOOSEN SOILS TO A DEPTH OF 3' BELOW SUBGRADE.
5.PLACE ENGINEERED MEDIA, SEED AND MULCH.
6.SEEDING AND MULCHING SHALL BE COMPLETED WITHIN 48-HOURS OF FINAL GRADING.
7.THE IN A MANNER THAT AVOIDS RECOMPACTION OF THE SOIL BY CONSTRUCTION
TRAFFIC. TYPICAL METHODS FOR LOOSENING SOIL ARE PLOWING, ROTO-TILLING, OR
OTHER MECHANICAL MEANS.
6.EXCAVATION/GRADING OF THE INFILTRATION BASIN SHALL BE COMPLETED USING
LOW-IMPACT EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE
UNDERLYING SOILS. BACKHOE EXCAVATION FROM THE PERIMETER, SMALL TRACKED
DOZERS AND BOBCATS WITH RUNNER TRACKS ARE RECOMMENDED.
7.FINISH GRADING SHALL BE COMPLETED USING METHODS THAT AVOID RECOMPACTION
OF LOOSENED SOIL. ACCEPTABLE METHODS INCLUDE HAND RAKING, SMOOTHING WITH
A BACKHOE BUCKET FROM OUTSIDE THE LIMITS OF THE SWALE, AND/OR PULLING A
DRAG BEHIND LOW GROUND PRESSURE EQUIPMENT LIKE AN ATV.
8.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR
IMMEDIATELY FOLLOWING EXCAVATION, THIS MATERIAL WILL NEED TO BE REMOVED
FROM THE BASIN PRIOR TO INITIATING THE NEXT STEP IN THE CONSTRUCTION
PROCESS. SEDIMENT THAT HAS BEEN WASHED INTO THE BASIN DURING THE
EXCAVATION PROCESS CAN SEAL THE PERMEABLE MATERIAL, SIGNIFICANTLY
REDUCING THE INFILTRATION CAPACITY OF THE SOILS.
NATIVE POORLY GRADED
SAND (SP) AND SILTY SAND
(SM) SOILS
NATIVE LEAN CLAY SOILS
REMOVE NATIVE LEAN CLAY (CL) SOILS
ENCOUNTERED WITHIN INFILTRATION BASIN.
REPLACE WITH WELL GRADED SAND (SW) SOILS
OR BETTER. DO NOT COMPACT SOILS.0.
5
:1
4:1 4:1
6" TOPSOIL
BASIN BOTTOM ELEV = 933.00
12" ENGINEERED MEDIA
UTILIZE MIX B COMPLYING WITH
MINNESOTA STORMWATER MANUAL.
6" TOPSOIL
GENERAL NOTES:
1.A GEOTECHNICAL ENGINEER SHALL CONFIRM
REMOVAL OF ALL LEAN CLAY PRIOR TO PLACEMENT
OF WELL GRADED SAND SOILS.
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C9
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C09.DWG9/9/2022 2:53:27 PM
9/9/2022 4:09:14 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
13
STORMWATER POLLUTION PREVENTION PLANJRAVERTY07/07/2022 14
SWPPP SUMMARY / OVERVIEW
THIS STORM WATER POLLUTION PREVENTION PLAN (SWPPP) HAS BEEN PREPARED TO
ADDRESS THE POLLUTION PREVENTION MANAGEMENT INSPECTION AND MAINTENANCE
REQUIREMENTS OF THE NPDES PERMIT. THIS SWPPP INCLUDES A COMBINATION OF
NARRATIVE AND PLAN SHEETS THAT DESCRIBE THE TEMPORARY AND PERMANENT
STORM WATER MANAGEMENT PLAN FOR THIS PROJECT.
CONTACTS
OWNER: RAYMOND LUCZAK
ADDRESS: 485 SUMMIT RIDGE, HUDSON, WI 54016
CONTACT: RAYMOND LUCZAK
PHONE: 612-750-2876
EMAIL: RT@KOKOROVOLLEYBALL.COM
CONTRACTOR: DERRICK BUILDING SOLUTIONS
ADDRESS: 1505 HIGHWAY 65, NEW RICHMOND, WI 54017
CONTACT: CHAD DERRICK
PHONE: 715-760-0862
EMAIL: CDERRICK@DERRICKBUILT.COM
GENERAL PROJECT INFORMATION
PROJECT NAME: KOKORO VOLLEYBALL SITE IMPROVEMENTS
PROJECT LOCATION: LAKE ELMO, MINNESOTA
CONSTRUCTION START DATE: _____________________
CONSTRUCTION COMPLETION DATE: __________________________
THIS PROJECT WILL CONSIST OF SITE GRADING, COMMERCIAL BUILDING
CONSTRUCTION, SITE UTILITIES, PARKING LOT,IMPROVEMENTS, STORM WATER
MANAGEMENT FACILITIES, AND RESTORATION.
AMENDMENTS TO THE SWPPP
THE SWPPP WILL BE AMENDED AS NEEDED AND/OR AS REQUIRED BY PROVISIONS OF
THE PERMIT, AMENDMENTS WILL BE APPROVED BY BOTH THE OWNER AND
CONTRACTOR (OPERATOR) WHENEVER CONSTRUCTION ACTIVITY IS IN PROCESS.
GENERAL SWPPP RESPONSIBILITIES
THE CONTRACTOR (OPERATOR) SHALL PROVIDE A KNOWLEDGEABLE AND EXPERIENCED
PERSON(S) TO OVERSEE THE IMPLEMENTATION OF THE SWPPP AND THE INSTALLATION,
INSPECTION AND MAINTENANCE OF THE EROSION AND SEDIMENT CONTROL BMP'S
BEFORE AND DURING CONSTRUCTION.
BOTH THE OWNER AND CONTRACTOR (OPERATOR) SHALL BE RESPONSIBLE FOR THE
PROPER TERMINATION AND/OR TRANSFER OF THE PERMIT.
THE OWNER WILL BE RESPONSIBLE FOR THE LONG TERM OPERATION AND
MAINTENANCE OF THE PERMANENT STORM WATER MANAGEMENT SYSTEM(S) AS
IDENTIFIED IN A MAINTENANCE AGREEMENT WITH THE WATERSHED DISTRICT.
UNLESS SPECIFICALLY STATED THE ENGINEER SHALL HAVE NO RESPONSIBILITY FOR
ANY SWPPP ACTIVITIES DURING OR AFTER CONSTRUCTION.
TRAINING REQUIREMENTS
SWPPP PREPARER & TRAINING: JASON R. RAVERTY, PE, STEVENS ENGINEERS, INC.
DESIGN OF CONSTRUCTION SWPPP, UNIVERSITY OF MINNESOTA, EXPIRES 5/31/2025.
THE CONTRACTOR (OPERATOR) SHALL PROVIDE AT LEAST ONE TRAINED PERSON TO
REVIEW THIS DOCUMENT, OVERSEE THE IMPLEMENTATION OF THE SWPPP AND TO
INSTALL, INSPECT, MAINTAIN AND REPAIR BMP'S.
TRAINING MUST BE IN CONFORMANCE WITH THE NPDES CONSTRUCTION PERMIT
REQUIREMENTS. TRAINING DOCUMENTATION MUST BE KEPT ON-SITE WITH THE SWPPP
AND THE TRAINED PERSON MUST BE AVAILABLE ON-SITE WITHIN 72 HOURS.
IMPLEMENTATION SEQUENCE
CONTRACTOR SHALL COMPLY WITH THE FOLLOWING SEQUENCE. THE CONTRACTOR
MAY MAKE ADJUSTMENTS TO THE SEQUENCE IF NEEDED TO ADDRESS ACTUAL FIELD
CONDITIONS. THE CONSTRUCTION SEQUENCE SHALL LIMIT THE AMOUNT OF LAND
DISTURBED AT ONE TIME.
1.PERFORM MINOR DEMOLITION AND TREE REMOVAL NEEDED TO INSTALL BMP'S
2.INSTALL ROCK CONSTRUCTION ENTRANCE(S)
3.INSTALL EROSION AND SEDIMENT CONTROL MEASURES
4.PROTECT INFILTRATION BASIN
5.COMPLETE DEMOLITION AND TREE REMOVAL
6.COMPLETE SITE GRADING AND STABILIZATION (DO NOT EXCAVATE OR GRADE
INFILTRATION BASINS)
7.INSTALL UTILITIES AND CONSTRUCT PARKING LOT IMPROVEMENTS
8.COMPLETE BUILDING CONSTRUCTION
9.EXCAVATE INFILTRATION BASINS AFTER ALL LAND DISTURBING ACTIVITY IN THE
ENTIRE UPSTREAM CONTRIBUTING DRAINAGE AREA HAS COMPLETED AND
STABILIZED.
10.SEED AND STABILIZE INFILTRATION.
AFTER CONSTRUCTION IS COMPLETED AND THE SITE IS STABILIZED REMOVE ANY
TEMPORARY SEDIMENT AND EROSION CONTROL MEASURES AND RESTORE AND AREAS
DISTURBED BY THEIR REMOVAL.
INSPECTION AND MAINTENANCE
ALL INSPECTIONS, MAINTENANCE, REPAIRS, REPLACEMENTS AND REMOVAL ARE TO BE
CONSIDERED INCIDENTAL TO THE PROJECT.
THE CONTRACTOR (OPERATOR) IS RESPONSIBLE FOR COMPLETING REQUIRED
INSPECTIONS MAINTENANCE AND OBSERVATION OF WEATHER CONDITIONS, AND
RAINFALL AMOUNTS TO ENSURE COMPLIANCE WITH THE PERMIT REQUIREMENTS.
THE CONTRACTOR (OPERATOR) SHALL OBSERVE THE CONSTRUCTION SITE ONCE EVERY
SEVEN (7) DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A
RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. A RAIN GAUGE SHALL BE
INSTALLED ON-SITE.
THE CONTRACTOR (OPERATOR) SHALL KEEP A MAINTENANCE/CONSTRUCTION
OBSERVATION REPORT TO BE RECORDED AFTER EACH SITE VISIT/OBSERVATION.
RECORDS SHALL INCLUDE THE FOLLOWING:
1.DATE AND TIME OF INSPECTIONS
2.NAME OF PERSON CONDUCTING INSPECTIONS
3.ACCURATE FINDINGS WITH SPECIFIC LOCATION WHERE CORRECTIVE ACTIONS ARE
NEEDED
4.CORRECTIVE ACTIONS TAKEN (INCL. DATE, TIMES AND PARTIES COMPLETING
CORRECTIVE ACTIONS)
5.DATE AND AMOUNT OF RAINFALLS GREATER THAN 0.5 INCHES IN 24 HOURS
6.RECORD OF ALL SITE DISCHARGES AND DISCHARGE DESCRIPTION WITH PHOTOS
7.AMENDMENTS TO THE SWPPP.
THE CONTRACTOR (OPERATOR) SHALL SUBMIT A COPY OF THE WRITTEN INSPECTIONS
MONTHLY TO THE OWNER.
THE CONTRACTOR (OPERATOR) MUST KEEP THE SWPPP, ALL INSPECTION REPORTS AND
AMENDMENTS ONSITE. THE CONTRACTOR (OPERATOR) SHALL DESIGNATE A SPECIFIC
LOCATION TO KEEP THE RECORDS WHENEVER CONSTRUCTION ACTIVITY IS IN
PROGRESS.
ALL EROSION PREVENTION AND SEDIMENTATION CONTROL BMP'S MUST BE INSPECTED
TO ENSURE INTEGRITY AND EFFECTIVENESS. ALL NONFUNCTIONAL BMP'S MUST BE
REPAIRED, REPLACED OR SUPPLEMENTED WITH FUNCTIONAL BMP'S. THE CONTRACTOR
(OPERATOR) MUST INVESTIGATE AND COMPLY WITH THE FOLLOWING INSPECTION AND
MAINTENANCE REQUIREMENTS:
1.ALL SEDIMENT BARRIERS / PERIMETER CONTROL INCLUDING SILT FENCE MUST BE
REPAIRED, REPLACED, OR SUPPLEMENTED WHEN THEY BECOME NONFUNCTIONAL
OR THE SEDIMENT REACHES 1/3 OF THE FENCE HEIGHT. THESE REPAIRS SHALL BE
MADE WITHIN 24 HOURS OF DISCOVERY.
2.TEMPORARY AND PERMANENT SEDIMENT BASINS MUST BE DRAINED AND THE
SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN
REACHES ½ THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE
COMPLETED WITHIN 72 HOURS OF DISCOVERY.
3.SURFACE WATER, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS,
MUST BE INSPECTED FOR EVIDENCE OF EROSION AND SEDIMENT DEPOSITION. THE
OPERATOR SHALL REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE
WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE
SYSTEMS. THE OPERATOR SHALL RESTABILIZE THE AREAS WHERE SEDIMENT
REMOVAL RESULTS IN EXPOSED SOIL. REMOVAL AND STABILIZATION MUST TAKE
PLACE WITHIN 7 DAYS OF DISCOVERY, UNLESS PRECLUDED BY LEGAL,
REGULATORY, OR PHYSICAL CONSTRAINTS. THE CONTRACTOR (OPERATOR) IS
RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE AND FEDERAL
AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING
ANY WORK.
4.CONSTRUCTION SITE VEHICLE EXIT LOCATIONS, STREETS, CURB AND GUTTER
SYSTEMS WITHIN AND ADJACENT TO THE PROJECT SHALL BE INSPECTED DAILY FOR
EVIDENCE OF OFF-SITE SEDIMENT EROSION OR TRACKING ONTO PAVED SURFACES.
ERODED OR TRACKED SEDIMENT MUST BE REMOVED FROM ALL PAVED SURFACES
WITHIN 24 HOURS OF DISCOVERY
5.THE CONTRACTOR (OPERATOR) IS RESPONSIBLE FOR THE OPERATION AND
MAINTENANCE OF TEMPORARY AND PERMANENT WATER QUALITY BMP'S AS WELL
AS EROSION AND SEDIMENT CONTROL BMP'S FOR THE DURATION OF THE
CONSTRUCTION WORK AT THE SITE.
6.ALL SITE OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANOR
AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS.
7.ALL INFILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT
FROM ONGOING CONSTRUCTION ACTIVITIES IS REACHING THE INFILTRATION AREAS
AND THESE AREAS ARE PROTECTED FROM COMPACTION DUE TO CONSTRUCTION
EQUIPMENT DRIVING ACROSS THE INFILTRATION AREA.
POLLUTION PREVENTION MANAGEMENT MEASURES
THE CONTRACTOR (OPERATOR) SHALL BE RESPONSIBLE FOR ALL POLLUTION
PREVENTION MANAGEMENT MEASURES IDENTIFIED IN SECTION 12 OF THE NPDES
PERMIT. THE CONTRACTOR (OPERATOR) IS RESPONSIBLE FOR INFORMING ALL VISITORS
AND/OR PERSONNEL ON-SITE OF THE POLLUTION PREVENTION MANAGEMENT
MEASURES. ALL POLLUTION PREVENTION MANAGEMENT MEASURES ARE TO BE
CONSIDERED INCIDENTAL TO THE PROJECT, UNLESS OTHERWISE NOTED.
THE SWPPP DOCUMENTS
THE SWPPP IS COMPRISED OF THE FOLLOWING:
1.THIS SWPPP SHEET
2.THE ENTIRE PLANS AND SPECIFICATIONS FOR THIS PROJECT
3.THE STORM WATER MANAGEMENT PLAN FOR THE PROJECT
STORMWATER POLLUTION PREVENTION PLAN (SWPPP) NARRATIVE (SHEET 1 OF 2)
DATENO
REVISIONS
BY DESCRIPTION DATENO
REVISIONS
BY DESCRIPTION
DRAWN BY
DESIGNED BY
APPROVED BY
DATE:REG NO:OF
PRINTED NAME:
SIGNATURE:DATE
PROJECT NOPLANS PREPARED BY:PLANS PREPARED FOR:
STEVENS ENGINEERS, INC.
642 BRAKKE DRIVE, SUITE 202
HUDSON, WISCONSIN 54016
PHONE: 1.715.386.5819
www.stevensengineers.comPLOTTED:MODIFIED:USER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
NOT FOR CONSTRUCTIONMODIFIED:PLOTTED:USER:JRR
JRR/BRH
BRH C10
S:\DERRICK COMPANIES\400-22-324 KOKORO VOLLEYBALL\DWG\SHEETS\DC40022324_C10.DWG9/9/2022 2:53:27 PM
9/9/2022 4:09:19 PMKOKORO VOLLEYBALL
SITE IMPROVEMENT PLANS
LAKE ELMO, MINNESOTA
JASON R. RAVERTY
41274
JRR
JRR
07/07/2022
09/09/2022
VARIANCE AND CUP SUBMITTAL
REVISED CITY SUBMITTAL
400-22-324
14
STORMWATER POLLUTION PREVENTION PLANJRAVERTY07/07/2022 14
PROJECT SPECIFIC INFORMATION
TOTAL PARCEL AREA: 2.68 AC. PRIOR TO R/W DEDICATION TO WASHINGTON COUNTY
TOTAL PARCEL AREA: 2.51 AC. AFTER R/W DEDICATION TO WASHINGTON COUNTY
TOTAL PROJECT AREA: 2.44 AC.
TOTAL LAND AREA TO BE DISTURBED: 2.44 AC.
PRE-CONSTRUCTION IMPERVIOUS AREA: 0 AC.
POST-CONSTRUCTION IMPERVIOUS AREA: 1.43 AC.
IMPERVIOUS AREA ADDED: 1.43 AC.
RECEIVING WATER WITHIN 1 MILE FROM PROJECT BOUNDARIES
NAME OF WATERBODY (SPECIAL OR IMPAIRED)
1.UNNAMED WETLAND
THE PROJECT DOES NOT DRAIN TO A SPECIAL OR IMPAIRED WATER WITHIN 1-MILE.
THE PROJECT IS NOT LOCATED IN A KARST AREA.
THE PROJECT DOES NOT DISCHARGE TO A CALCAREOUS FEN.
PROPOSED STORM WATER TREATMENT SUMMARY
BUILDING AND PARKING LOT RUNOFF IS COLLECTED IN A STORM SEWER SYSTEM WHICH
DISCHARGES THROUGH A SUMP MANHOLE WITH SAFL BAFFLE PRIOR TO ENTERING THE
DOWNSTREAM INFILTRATION BASIN. THE INFILTRATION BASIN IS SIZED TO INFILTRATE
GREATER THAN 1.1-INCHES OF RUNOFF FROM NEW IMPERVIOUS SURFACES. RATE
CONTROL IS ALSO PROVIDED BY THE INFILTRATION BASIN RESULTING IN NO INCREASE
IN THE RATES OR VOLUMES FOR THE 2, 10 AND 100 YEAR EVENTS AND AND THE 10-DAY
SNOWMELT EVENT AS COMPARED TO THE PRE-DEVELOPMENT RATES.
EROSION PREVENTION MEASURES AND TIMING
THE CONTRACTOR (OPERATOR) IS RESPONSIBLE FOR ALL EROSION PREVENTION
MEASURES IDENTIFIED IN SECTION 8 OF THE NPDES PERMIT.
SITE SOIL INFORMATION
GENERALIZED SOIL INFORMATION PROVIDED IS OBTAINED FROM THE NRCS WEB SOIL
SURVEY AND IS FOR NPDES PERMIT INFORMATION ONLY. THE OPERATOR SHALL NOT
RELY ON THIS SOIL INFORMATION BUT SHOULD INSTEAD REFER TO THE GEOTECHNICAL
REPORT.
SOIL NAME - HYDROLOGIC SOIL CLASSIFICATION
ANTIGO SILT LOAM - B
SANTIAGO SILT LOAM - B
CRYSTAL LAKE SILT LOAM - C
SEDIMENT CONTROL MEASURES AND TIMING
THE OPERATOR (CONTRACTOR) IS RESPONSIBLE FOR ALL SEDIMENT CONTROL
MEASURES IDENTIFIED IN SECTION 9 OF THE NPDES PERMIT.
TEMPORARY SEDIMENT BASINS
PROVIDE TEMPORARY SEDIMENT BASINS AS REQUIRED IN SECTION 10 OF THE NPDES
PERMIT.
DEWATERING AND BASIN DRAINING ACTIVITIES
THE OPERATOR IS RESPONSIBLE FOR ADHERING TO ALL DEWATERING AND SURFACE
DRAINAGE REGULATIONS. INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
1.NOTIFY VALLEY BRANCH WATERSHED DISTRICT IF DEWATERING IS NECESSARY.
2.WHENEVER POSSIBLE WATER FROM DEWATERING ACTIVITIES SHALL DISCHARGE TO
A TEMPORARY AND/OR PERMANENT SEDIMENT BASIN.
3.IF WATER CANNOT BE DISCHARGED TO A SEDIMENTATION BASIN, IT SHALL BE
TREATED WITH THE OTHER APPROPRIATE BMPS, TO EFFECTIVELY REMOVE
SEDIMENT.
4.ALL DISCHARGE POINTS SHALL BE PROTECTED FROM EROSION AND SCOUR.
5.DISCHARGE WATER SHALL BE DISPERSED OVER AN EFFECTIVE ENERGY
DISSIPATION MEASURE.
6.ALL WATER FROM DEWATERING SHALL BE DISCHARGED IN A MANNER THAT DOES
NOT CAUSE NUISANCE CONDITIONS, EROSION, OR INUNDATION OF WETLANDS.
FINAL STABILIZATION
THE OPERATOR IS RESPONSIBLE FOR ENSURING FINAL STABILIZATION OF THE SITE.
FINAL STABILIZATION INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING:
1.ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED.
2.ALL EXPOSED SOILS HAVE BEEN UNIFORMLY STABILIZED WITH AT LEAST 70%
VEGETATION COVERAGE.
3.ALL DRAINAGE DITCHES, PONDS AND ALL STORM WATER CONVEYANCE SYSTEMS
HAVE BEEN CLEARED OF SEDIMENT AND STABILIZED TO PRECLUDE EROSION.
4.ALL TEMPORARY BMPS HAVE BEEN REMOVED AND PROPERLY DISPOSED.
5.FINAL STABILIZATION SHALL BE PERFORMED IN ACCORDANCE WITH THE
CONSTRUCTION DOCUMENTS.
ENVIRONMENTAL REVIEW
1.THERE ARE NO STORMWATER MITIGATION MEASURES REQUIRED AS A RESULT OF
AN ENVIRONMENTAL, ARCHEOLOGICAL, OR AGENCY REVIEW. THIE PROJECT IS NOT
LOCATED IN A DRINKING WATER SUPPLY MANAGEMENT AREA. THIS PROJECT IS NOT
LCOATED IN A WELLHEAD PROTECTION AREA.
PROJECT SPECIFIC NOTES
1.INFILTRATION BASINS SHALL BE PROTECTED AT ALL TIMES FROM COMPACTION AND
SEDIMENT. THE CONTRACTOR IS RESPONSIBLE FOR MAKING SURE INFILTRATION
RATES ARE NOT NEGATIVELY AFFECTED.
2.THE CONTRACTOR SHALL NOTIFY WATERSHED DISTRICT STAFF AS REQUIRED FOR
DISTRICT INSPECTIONS. FAILURE TO NOTIFY THE DISTRICT PRIOR TO INSTALLATION
MAY RESULT IN THE REMOVAL OF WORK COMPLETED.
STORMWATER POLLUTION PREVENTION PLAN (SWPPP) NARRATIVE (SHEET 1 OF 2)
0 4020
SCALE IN FEET
4020
PAGE 1 of 2
MEMORANDUM
Date: September 19, 2022
To: Ben Hetzel, City Planner Re: Korkoro Volleyball Facility CUP
Cc: Molly Just, Planning Director PID 1302921220011
Dutin Kalis, Fire Chief
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
Engineering has reviewed the revised Korkoro Volleyball Facility CUP Site Plans received on September 9, 2022.
The review consisted of the following documentation:
Site Plans dated September 9, 2022.
Stormwater Management Report dated September 8, 2022.
1. Lake Elmo Avenue Right‐of‐way dedication. The Washington County Comprehensive Plan requires the
preservation of right‐of‐way along Lake Elmo Avenue measuring 75 feet from the current centerline. The
site plan shows the building setback being measured from the future required right‐of‐way.
The plans must be revised to provide the 75‐foot measurement from centerline to verify the future
right‐of‐way dedication setback.
2. Drainage and Utility Easements. A 10‐ft drainage and utility easement should be dedicated along the west
side of the property as part of the site development, immediately adjacent to the future right‐of‐way of
Lake Elmo Avenue. The existing 10‐ft drainage and utility easement will be incorporated into the County
right‐of‐way and therefore must be replaced.
The plans show the required 10‐foot drainage and utility easement adjacent to the future County
R/W, however, the plans must be revised to clarify that the easement will be dedicated as part of the
project.
3. Pedestrian Trail. The construction of a bituminous trail along Lake Elmo Avenue should be required as part
of the site improvements to continue the trail development and connectivity created from similar recent
developments, and consistent with a walkable Downtown. The trail should connect from 39th Street
North to the south end of the property.
The plans must be revised to jog the trail at the north end to align with the existing pedestrian ramp.
4. Future Intersection Improvements to Lake Elmo Avenue and 39th Street. As addressed in Washington
County’s plan review dated July 29, 2022, the County anticipates signalized intersection improvements at
Lake Elmo Avenue and 39th Street that will require the alignment of the eastbound through lane with the
west leg of 39th Street. This improvement will require the expansion of 39th Street along the frontage of
the proposed Korkoro site, including the need for additional right‐of‐way and moving the existing
bituminous trail further to the south (see attached exhibit).
The Korkoro site plans appear to accommodate this future expansion, however, an additional exhibit
must be prepared and submitted, or the site plans must be revised to demonstrate that this future
expansion can be constructed without impacts to the Korkoro site improvements.
The 20‐foot building setback along the north property line should be measured from this future R/W.
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 2
5. Site Access. The commercial driveway access is proposed to align directly across from the Senior Living
Facility. This access location is acceptable and serves to minimize turning conflicts along 39th Street.
6. Secondary Access. No secondary access is proposed. Secondary access to Lake Elmo Avenue is prohibited.
Washington County has indicated that the existing site access to 3825 Lake Elmo Avenue (Westbrooke
Building) will be eliminated or restricted to right‐in/right‐out when the County makes improvements
along Lake Elmo Avenue.
A joint access should therefore be encouraged between the proposed Kokoro site and the adjacent
property to the south at 3825 Lake Elmo Avenue.
If an alternative access is not required to 39th Street through the Korkoro property, then a future
access will likely be required through the City Center access areas and may conflict with the new Fire
Station facility.
7. The proposed site plan is subject to a storm water management plan (SWMP) meeting State, Valley
Branch Watershed District (VBWD) and City rules. In addition to meeting City storm water regulations, a
permit will be required from the Minnesota Pollution Control Agency and VBWD.
8. Post construction discharge rates and volumes must be equal or less than pre‐existing discharge rates at
all discharge locations and cumulative for the site.
Revise SWMP exhibits and tables to clearly identify and label all points of site discharge. Revise Runoff
Rate table to compare pre and post discharges at all discharge locations and cumulative site, and
verify rule compliance. The existing table only identifies two discharge locations vs. three discharge
locations shown on the drainage exhibits. Labeling on the exbibits must be consistent with labeling
presented on the tables.
The SWMP must be revised to summarize the 100‐year HWL for the Infiltration basin and all localized
low points on the site.
9. The storm water facilities constructed for this development should remain privately owned and
maintained. The applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement. Even as privately owned and maintained
facilities, maintenance access roads meeting the City engineering design standards dated January 2022
must be provided for all storm water facilities.
Revise grading plans to provide maintenance access roads meeting city standards to all infiltration
basin inlets/outlets. Maintenance access cannot conflict with the emergency overflow location.
10. Utility Plan. Plan and profiles are required for all storm sewer pipe and pipe culverts for city review.
Minimum cover over city owned culverts must be 2.5 feet.
11. Grading and Erosion Control Plan. Revise erosion control plans to show double silt fence perimeter
around infiltration basin prior to start of site construction.
12. Infiltration Basin detail. Revise detail and plan notes to clarify over excavation requirements of in place
soils to align with geotechnical and SWMP recommendations.
13. Municipal water supply is available to the site. Connections to existing public watermain at 39th Street
will be required, including all connection and permit fees. The developer is responsible to extend
municipal water into the development at the developer’s sole cost.
The utility plans must be revised to show a fire hydrant within 50‐feet of the FDC that is located near
the building main entrance. The fire hydrant and watermain feeding the hydrant must be City owned
and operated. A minimum 30‐foot easement centered over the pipe/hydrant is required without
encroachments from retaining walls, trees, other small/dry utilities, or storm water management
BMPs. The easement must be dedicated to the City in the City’s standard easement agreement form,
and shown on the site plan, utility plan and grading plans.
14. Sanitary sewer service is available to the site with an existing 6‐inch sanitary sewer stub located along
39th Street North. The developer is responsible to extend sewer service into the development at the
developer’s sole cost and pay all connection and permit fees.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ben Hetzel, City Planner
From: Dustin Kalis, Fire Chief
Date: 7/26/22
Re: Conditional Use Permit: Kokoro Volleyball
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Conditional Use Permit review for Kokoro Volleyball (PID
13.029.21.22.0011) based on submittals dated 6/23/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses.
2) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
3) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
4) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background. Size and placement of address numbers shall be approved by
the fire and planning departments.
5) A Fire Department lock box is required for emergency access to building at an approved location.
Provide keys for emergency access into and throughout the occupancy as required.
6) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13,
Installation of Sprinkler Systems. City permit required prior to initiation of work.
7) Fire Department sprinkler connection locations to be approved prior to installation.
8) The fire alarm system shall be installed compliant with provisions of 2016 NFPA Standard 72, National
Fire Alarm Code. City permit required prior to initiation of work.
9) The sprinkler system shall be properly monitored by a qualified monitoring company.
10) Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
11) Install compliant exit signage as required by the 2020 MSFC.
12) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service
classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet
to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
“Proudly Serving Neighbors & Friends”
13) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler
risers and valves, or other fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection equipment and equipment
location, shall be constructed of durable materials, permanently installed and readily visible.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
Lake Elmo Fire Department Fire Code Policy
NFPA 72, 2016 edition
NFPA 13, 2016 edition
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
July 29, 2022
Molly Just
Planning Director
City of Lake Elmo
3880 Laverne Avenue North
Lake Elmo, MN 55042
Dear Molly:
Washington County Public Works appreciates this opportunity to comment on the proposed variance regarding
access to a proposed development (“Kokoro Volleyball”) in the southeast quadrant of County State Aid Highway (CSAH) 17 (Lake Elmo Avenue) at its intersection with 39th Street North in the City of Lake Elmo. Although Washington County does not oppose the proposed variance, this letter will detail several concerns related to access
for adjacent parcels and right-of-way for future transportation improvements.
In the interest of safe and efficient operation of county highways, Washington County manages access to county highways via a permit process, enforced via Washington County Ordinance Number 188 and as detailed by access management guidelines contained in the Washington County 2040 Comprehensive Plan (Page 5-45). Per these guidelines and as indicated in an email to the city dated June 10th, 2022, Washington County Public Works would not support or permit a direct access for this parcel to CSAH 17.
Any development decisions being made at this time should carefully consider the adjacent parcel at 3825 Lake Elmo Avenue, also known as the “Brookfield 1” building, which contains the Time for Me Learning Center. Washington County does not yet have improvements to CSAH 17 scheduled in our current five-year Capital
Improvement Plan, but we are aware of numerous needs on this section of roadway, especially as it relates to pedestrian connections to the new residential developments and Lake Elmo Elementary School. In addition to new trail connections, one likely scenario is that CSAH 17 would have a raised median in the future, to improve traffic
safety, calm speeds, and provide pedestrian refuge at key crossing points.
Due to the short spacing from 39th Street, the Brookfield 1 building would not be eligible for left turn lane or median opening, since a southbound left turn lane would overlap with the necessary northbound left turn lane to 39th Street. Therefore, access to and from the Brookfield 1 building would occur via right turns only. A safer and more orderly option for county road drivers, trail users, and users of the Brookfield 1 building would be for the existing driveway access to be disconnected from CSAH 17 entirely. Therefore, it is important to consider now how the Brookfield 1 building might obtain alternate access, either to the north or to the east (or both), thus providing a route to the county highways via properly designed (and potentially controlled) intersections.
We encourage the city to work with the property owners to consider an arrangement that would allow for the Brookfield 1 building to have access to 39th Street via a cross-access easement or a planned public street. An alternative would be to restore eastward access to Laverne Avenue, past the Lake Elmo City Hall and fire station.
A great place to live, work and play…today and tomorrow
North Shop | 11660 Myeron Road North | Stillwater, MN 55082-9537 P: 651-430-4300 | F: 651-430-4350 | TTY: 651-430-6246 www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
DocuSign Envelope ID: F62C9C50-5448-4964-87DA-4DB07BD6C3F9
We are concerned that both of these potential routes are planned to be obstructed by stormwater infiltration areas on the Kokoro Volleyball site and on the City Hall/fire station site, as shown on the attached summary diagram.
Future improvements to CSAH 17 in this area, although not yet designed or scheduled, could plausibly include a southward extension of the separated trail along the west side of the roadway, a controlled intersection (traffic signal or roundabout) at 39th Street, and/or the raised concrete median mentioned earlier in this letter. Right-of-way for these improvements is currently constrained in this area, with 50 feet of right-of-way from the CSAH 17 centerline. We see and appreciate that the site plan for the volleyball site indicates planned dedication of an additional 25 feet of right-of-way as per the Washington County 2040 Comprehensive Plan.
Approximately 40 feet of city-owned right-of-way appears to currently exist from the 39th Street centerline. Some expansion of 39th Street would be required in the event of a future traffic signal at this location, including a dedicated right turn lane for westbound-to-northbound turns and potentially a realignment of the eastbound receiving lane, which is not currently aligned with the eastbound approach lane and therefore may be unsuitable for
eastbound through movements on a green traffic signal indication.
Thank you for the opportunity to comment on this proposed variance and the associated transportation challenges
affecting this site and surrounding parcels. Please feel free to contact our office with any questions; by phone at 651-430-4351 or via email at joe.gustafson@co.washington.mn.us.
Sincerely,
Joe Gustafson, PE, PTOE Traffic Engineer
Attachment:
CC: Wayne Sandberg, Director/County Engineer
Frank Ticknor, Deputy Director Lyssa Leitner, Planning DirectorJack Griffin, City of Lake Elmo Engineer
DocuSign Envelope ID: F62C9C50-5448-4964-87DA-4DB07BD6C3F9
Future leŌ turn prohibiƟon or access closure PotenƟal future signal or roundabout Proposed Volleyball Facility Fire StaƟon “Brookfield 1” Old City Hall New City Hall SepƟc LE Elementary PotenƟal alternate access routes for 3825 parcel Access and Drainage Issues—Kokoro Volleyball Site DocuSign Envelope ID: F62C9C50-5448-4964-87DA-4DB07BD6C3F9
Memo
File: 227705285 To: Ben Hetzel, City of Lake Elmo Planner Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect
Subject: City of Lake Elmo Landscape Plan Review Kokoro Volleyball CUP and Variance Date: August 3, 2022
Submittals
• Conditional Use Permit and Variance Application documents dated 6/23/2022; received 7/15/2022.
• Tree Preservation Plan document, received 8/3/2022.
• Landscape Plan, received 8/3/2022.
Location: Southeast quadrant of Lake Elmo Avenue N and 39th Street N.
Current Land Use Category: Village Mixed Use (V-MX) Future Land Use Category: Village Mixed Use (V-MU) within the MUSA Boundary Adjacent and Surrounding Land Use: Village Mixed Use (V-MX) to south and east, 39th Street and Village Mixed Use (V-MX) to north, and Lake Elmo Avenue and Village Low Density Residential (V-LDR) to west. Tree Preservation: Tree Preservation 105.12.470
• A tree preservation plan and subsequent mitigation requirements is required for all development or
redevelopment in any Zoning District unless the applicant demonstrates that the proposed improvements do not impact existing significant trees on the site.
• Tree replacement is required because more than thirty (30) percent of the diameter inches of significant trees surveyed will be removed. Tree replacement calculations follow 105.12.470 (c)(7) and (8) and are noted below.
• A tree preservation plan has been submitted but does not meet all requirements.
− Delineation of all areas to be graded and limits of land disturbance.
− Include measures to protect significant trees and/or the City Standard Detail for Tree Protection
Fencing.
• This project is an indoor athletic facility/commercial development; therefore, mitigation replacement
trees noted below can be included toward landscape required tree counts.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 470 Cal Inches
Common Trees 61
Conifer/Evergreen Trees 36
Hardwood Trees 8
Nuisance Trees 365
Significant Tree Inches Removed On-Site 434 Cal Inches
Common Trees 61
Conifer/Evergreen Trees 0
Hardwood Trees 8
Nuisance Trees 365
August 3, 2022
Ben Hetzel
City Planner City of Lake Elmo
Page 2 of 4
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 18.3 61
Subtract Conifer/Evergreen Tree Removals 10.8 0
Subtract Hardwood Tree Removals 2.4 8
Removals in excess of 30% allowances 48.3 Cal Inches
Common Removals in Excess of 30% Allowance 42.7
Conifer Removals in Excess of 30% Allowance 0.0
Hardwood Removals in Excess of 30% Allowance 5.6
Common Tree Replacement Needed (1/4 the dia inches removed) 10.7 Cal Inches
Conifer Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 2.8 Cal Inches
Common Tree Replacement Required @ 2.5" per Tree 5 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 2 # Trees
Landscape Requirements: Landscape Requirements 105.12.480
• The landscape plan does not meet the code required minimum number of trees.
Site Measurement Code Required Proposed
Street Frontage (LF) 686
Total Linear Feet 686
Required Street Frontage Trees (1 per 50 LF) 14 10
Development or Disturbed Area (Acres) 2.35
Required Development Trees (5 per Acre) 12 6
Interior Parking Lot Spaces 105
Required Parking Lot Trees (1 per 15 Stalls) 7 2
Perimeter Parking Lot Frontage 413
Required Perimeter Lot Frontage Trees (1 per 50 LF) 9
Total Required Number of Trees 42 18
Required Mitigation Trees (Count Not Included in Total) 7
August 3, 2022
Ben Hetzel
City Planner City of Lake Elmo
Page 3 of 4
• The landscape plan does not meet the minimum compositions of required coniferous/evergreen and ornamental trees:
Qty % Composition Deciduous Shade Trees 9 50% >25% required
Coniferous Trees 3 17% >25% required
Ornamental Trees 6 33% <15% required
Tree Count 18
• A landscape plan has been submitted that does not include all requirements.
− Prepared by a registered landscape architect in the state of Minnesota.
o As an alternative to the minimum standards for landscape materials, a landscape plan
prepared by a qualified professional certifying that said plan will meet the intent of this
Section has not been indicated.
− The location, size, quantity, and species of all existing and proposed plant materials.
− Methods for protecting existing trees and other landscape material, consistent with 105.12.470.
− Structural and all ground cover materials.
− Provisions for irrigation and other water supplies.
− Details and cross sections of all required screening.
− Final slopes greater than 3:1 will not be permitted without special treatment such as terracing,
retaining walls, or special ground covers.
− The landscape plan does not include required City standard notes and details.
− All property lines, easements, utilities, and pavements are not shown on the landscape plan to review for tree placement conflicts.
− Final grading is not shown on the landscape plan to review for tree placement conflicts.
• The development does not meet the interior parking lot landscaping requirements.
− At least 5% of the interior area of parking lots with more than 30 parking spaces shall be devoted
to landscape planting areas. The parking lot is 35,648 square feet per the site plan and interior
parking islands measure approximately 880 square feet, or roughly 2.5% of the interior of the
parking lot area.
− The planting area includes 2 shade trees which does not satisfy the minimum required tree
planting requirements for interior parking lots.
• The development does not meet the perimeter parking lot landscaping requirements along Lake Elmo Ave N and 39th Street N.
− A landscaped frontage strip of 8-feet in width shall be provided between parking areas and public streets, sidewalks, or paths, since the parking lot is over 100 spaces.
o Within the frontage strip, screening has not been provided but shall consist of either a masonry wall, fence, berm, or hedge or combination that forms a screen a minimum of three and one-half (3.5) and a maximum of four (4) feet in height, and not less than fifty percent (50%) opaque on a year-round basis.
o Trees shall be planted at a minimum of one deciduous tree per fifty (50) linear feet within the frontage strip.
August 3, 2022
Ben Hetzel
City Planner City of Lake Elmo
Page 4 of 4
Recommendation: It is recommended that conditions of approval include:
• Submit a revised tree preservation plan.
• Submit a revised landscaping plan.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 334-4838 E: sarah.harding@stantec.com
To Whom It May Concern,
My name is Faryn Wirkus, ETS Director of Operations and lead trainer at Kokoro Volleyball.
Together we service and impact thousands of kids. The services provided to these kid’s assist
them in developing into the best person they can become targeting mental, emotional, and
physical growth.
I have seen first-hand the difference Kokoro has made on the lives of these kids, Kokoro has
become a second home for so many of them. This business is surrounded with caring, selfless
adults that want to be resources and role models for these kids to help them reach their fullest
potential in life.
Kokoro teaches leadership, work ethic, how to be resilient, how to be a good teammate, friend,
daughter, son, and how to be a positive member of society. The growth that has been made
inside these four walls by these kids is something that they will carry with them through the
rest of their lives.
Kokoro offers and provides programming for our athletes, kids in the surrounding community,
and adults. Everyone is always welcomed in with open arms and becomes part of the Kokoro
family. This is the exact type of business that you want in this community because of the
positive impact it has not only on the community but on the children, young adults, adults, and
businesses in the area.
I appreciate you taking the time to read my testimonial for Kokoro.
Faryn Wirkus
Director of Operations
1
Ben Hetzel
From:Lisa Wielebnicki <lisa.wielebnicki@jvavolleyball.org>
Sent:Tuesday, August 9, 2022 11:13 AM
To:Ben Hetzel
Subject:Kokoro Volleyball
Caution: This email originated outside our organization; please use caution.
Ben,
It is my absolute pleasure to be writing to you in regards to Kokoro Volleyball and RT Luczak. My
name is Lisa Wielebnicki and I am the Director of Member Development with the Junior Volleyball
Association. I have been able to work with RT and Kokoro volleyball for many years and they have
been leaders in growing the sport of volleyball and creating positive opportunities.
They bring many events at low cost that are of high quality. This allows their customers to save
hundreds of dollars and then creates more opportunity.
Just wanted to reach out and let you know of the great things that Kokoro Volleyball brings to the
community and the people that are involved.
Thanks for your time,
Lisa
--
Lisa Wielebnicki
JVA Director of Member Development
O)414-640-1738
C)414-253-2026
Learn the secrets behind building and managing a successful club with the Club Management
Guide! Only $49.99 for JVA Club Directors. Learn more here.
www.jvavolleyball.org
1
Ben Hetzel
From:Matt Frisbie <matt@frisbiecompanies.com>
Sent:Friday, August 5, 2022 12:49 PM
To:Ben Hetzel
Cc:Shari Frisbie
Subject:RE: Kokoro Volleyball Plans
Caution: This email originated outside our organization; please use caution.
Ben –
Thank you for talking with me today and for sending of the plans for the volley facility. We are part of the ownership
group with Arbor Glen and The Fields Senior Living across the street.
We have reviewed the info and talked with our directors and we think this would be a fine use for the property with a
couple of site layout comments:
During the school year the existing elementary school pick‐up line wraps all the way down Laverne Ave and then
all the way down 39th Street and cars trying to drive through have to be careful passing these “parked” cars
waiting for their turn to pick up. They are often crossing into the oncoming lane to pass. Is the school district
looking for ways to resolve this issue and re‐route parents? So now we add kids being dropped off at the
volleyball center in the afternoon for practice, and with only one access drive there will be a bottle neck again at
39th Street at the single access drive for parents for pick up and drop off.
It looks like their on‐site parking is adequate but a reminder to the applicant that 39th Street is no parking. Also,
just want to make sure they know that Arbor Glen is not their “overflow” parking lot. (Don’t worry we are nice
neighbors)
Are the site civil engineering drawings complete? The reason I ask is that the site plan is completely different
from what we had to engineer when we designed Arbor Glen and The Fields. We worked closing with the city’s
engineering consultants the and watershed district because this whole area is very low and it is not possible to
overflow off the site because there is no overflow capacity in this area. So we engineered massive and very
costly underground containment systems along with surface ponds to capture all of the storm water ‐ with very
limited outlet capacity. The proposed site plan for the volleyball center shows one medium sized pond for all
the roof water and parking lot water – with a outlet pipe placed very low in the pond to allow flow off‐
site. Again, we don’t believe this is not possible according to our recent work with the city engineers and the
watershed district.
It appears that they will not have a monument sign or and we want to verify that they are not asking for an
electronic reader sign on 39th.
They also don’t show a sidewalk connections to the city sidewalk/pathway to the north or the west (maybe
those are details still being worked out).
Parking layout and dimensions: On our previous two project across the street we were required to have 20’
deep parking stalls with facing another stall and 18’ deep stalls when they face a curb and at 24’ wide drive aisle
between the rows of parking. We also had to show the adequate fire access turning radius through our parking
lots and the radius at each corner is more generous than they are showing. Again, maybe they haven’t been in
for engineering review yet.
Again, I think the use is fine and I’m sure they will be good neighbors and a good addition to Lake Elmo ‐ maybe my
comments are premature because they are still at the concept stage.
Thanks.
Matt
2
Matt Frisbie, AIA
Frisbie Companies
matt@frisbiecompanies.com
Cell: 612‐770‐5784
From: Ben Hetzel <BHetzel@lakeelmo.org>
Sent: Friday, August 5, 2022 11:52 AM
To: Matt Frisbie <matt@frisbiecompanies.com>
Subject: Kokoro Volleyball Plans
Matt,
See the attached plans for Kokoro Volleyball. You can provide me public comment via email if you wish as well. Keep in
mind that the Public Hearing is Monday night at 7:00 pm.
Ben Hetzel
City Planner
City of Lake Elmo
3800 Laverne Ave. N.
Lake Elmo, MN 55042
651-747-3911
1
Ben Hetzel
From:Christopher Thorsen <chris@tbn.cpa>
Sent:Wednesday, August 10, 2022 6:41 AM
To:Ben Hetzel
Cc:Raymond Luczak
Subject:Kokoro Volleyball
Caution: This email originated outside our organization; please use caution.
Good morning Ben,
I would like to offer a resounding endorsement as to the positive impact the Kokoro Volleyball organization has had on
our community in North St. Paul.
Let me be clear this organization is a client of our accounting firm and has been for well over ten years.
During those ten years the business has grown significantly and has had a great impact on our City due to the many
visitors from competing organizations throughout the state.
The organization has been a member of our business association for many years of which I have served as president for
over 20 years.
This organization has continued to grow and will do so far into the future. Any community that has the chance to open
the doors to add this wonderful business to their community will certainly be pleased.
If you have any questions for me I would be very happy to assist you by either email or phone conversation.
Sincerely,
Christopher Thorsen
President – Thorsen, Breidinger & Novak – Certified Public Accountants
651‐259‐4000
1
Ben Hetzel
From:North Juniors Director <director.northjuniorsvb@gmail.com>
Sent:Monday, August 8, 2022 10:10 PM
To:Ben Hetzel
Subject:Kokoro Volleyball - Note
Caution: This email originated outside our organization; please use caution.
Good evening, Ben -
I was speaking with RT, director of Kokoro Volleyball, and wanted to pass along a message about the positive
impact they have had in the North St. Paul community.
I have been involved with coaching at North St. Paul high school for roughly ten years as well as involved in
the developmental club, North Juniors (North Juniors is a lower cost and less time intensive alternative to
Kokoro). I've also dropped in to coach at Kokoro.
For years, we've encouraged our high-school players to play their club season at Kokoro - not only for the
exceptional training received, but for the environment that focuses on accountability, teamwork, mindfulness,
and injury prevention. We see an increased progression, athletically and mentally, in the girls who are part of
their program. It's a genuinely large community environment of athletes, parents, and coaches with an utmost
focus on integrity.
Having a club like this as part of the community has allowed for a positive (and close!) outlet for kids - a lasting
impact whether they continue through their entire high school career or not.
While I'm realizing Kokoro's potential relocation will be close, there will definitely be a void in the small
downtown of North St. Paul - it will be missing its daily dose of excited athletes and their parents, which will
surely be an energy shift!
Thank you for your time.
Best -
Stephanie
North Juniors
(612) 805-0102
August 8, 2022
Lake Elmo City Council Members
My name is Julie Garrison, I am a life-long resident of the east metro and currently reside in Woodbury
Minnesota. I am writing on behalf of Kokoro Volleyball club and wanted to share my experience with
this club with you.
My daughter joined the program when she was 10 years old. Like many kids, she tried quite a few
different sports and activities. Almost immediately, however, she found volleyball to be her passion.
There are many best-in-class options in the Twin Cities for playing any sport/activity including volleyball.
As I thought about where to send her to play, the one thing I went back to was that I am a believer of
supporting businesses and working for organizations who demonstrate cultural values and
commitments to individual growth and support.
My daughter is now 19 years old and playing volleyball at the Division 1 level. In the recruitment
process she was identified as having the skills to be in the program, which clearly Kokoro prepared and
developed her for. Equally important, they asked about her as a person, how did she show up on and
off the court and how her on and off the court presence impacted others.
Kokoro has been part of the “village” that provided my daughter many of the life skills, behaviors and
traits that have made her successful. And quite frankly in my experience, Kokoro is the only club that
provides that type of support in the metro area. Our selection of being a Kokoro member was in large
part due to the commitment and values of ‘mind body and spirit’ that is embedded in their program.
This program offers mindfulness and yoga sessions, nutrition education, tutoring, strength training and
mentorship. From the moment my daughter walked into the doors, she was supported by her coaches
and the club who took the time to get to know her as a person. Kokoro taught her how to communicate
with her leaders and teammates, how to set goals, how to navigate and be resilient in situations and
how to be both a leader and a follower. It is also noteworthy that Kokoro has made numerous
community commitments that involves players, either by volunteerism, or by fundraising for a variety of
causes with tournaments or scrimmages. From that she learned about giving back and being part of an
organization that values paying it forward.
While she is now out of the program and on her way to adulthood, I remain a supporter and volunteer
of Kokoro as I believe so strongly in the work they do. My daughter returned this summer to help coach
and honestly to be in the gym with her “village.” This is a program/club/organization that is a value add
to any community and provides invaluable support to athletes.
Sincerely,
Julie Garrison
jgarrison1010@gmail.com
CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA
RESOLUTION 2022-089
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE
CONSTRUCTION OF INDOOR ATHLETIC FACILITY WITH CONDITIONS AT BROOKMAN 3RD ADDITION, LOT 1, BLOCK 1
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Kokoro Volleyball (the "Applicant") has submitted an application to the City
of Lake Elmo (the "City") for a Conditional Use Permit for the construction of an indoor athletic
facility the property described as Brookman 3rd Addition, Lot 1, Block 1 (PID# 1302921220011)
(the "Property"); and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter on
August 8, 2022; 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, 2022; and
WHEREAS, the City Council considered said matter at its October 4, 2022 meeting; and 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 105.12.290.
2) That all the submission requirements of said Section 105.12.290 have been met by the Applicant.
3) That the proposed Conditional Use Permit is for the construction of an indoor athletic
facility. 4) 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 should not
be detrimental or in any way endanger the public health, safety, comfort, convenience, or
general welfare of the neighborhood.
5) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal conforms to the Comprehensive Plan.
6) The use or development is compatible with the existing neighborhood. The proposed use is
permitted in the Village Mixed Use District as a Conditional Use. The properties to the
south and west are non-residential uses (City Hall and Day Care Center). The
residential development to the west is separated by Lake Elmo Ave and the senior living
center to north gathers a congregation of people similar to that of the indoor recreation
facility.
7) The proposed use meets all specific development standards for such use listed in the Zoning
Code. The proposed use requires a minimum of two accesses as per 105.12.550. This
criteria would be satisfied with the proposed variance approval.
8) 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 Article XIX (Shoreland Management) and Title I 00 (Flood Plain Management). The proposed use must meet the Shoreland
Regulations.
9) 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 use will be compatible in
appearance with the existing character of the general vicinity and will not change the
essential character of the area.
I0) The proposed use will not be hazardous or create a nuisance as defined under this Chapter
to existing or future neighboring structures. The proposed use of an indoor athletic facility
should not create be hazardous or create a nuisance. All activities shall be contained indoors
and the conditions of approval are written to mitigate any potential nuisances.
11) 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. The proposed chapel will be adequately served by public services.
12) 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 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 applicant has provided a stormwater management plan
that contains all stormwater onsite, as there is no other available stormwater storage in
area. A indoor athletic facility should draw people closer to the Old Village of Lake
Elmo and the businesses located there.
13) 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.
The proposed use will not produce noise, smoke, fumes, glare or odors. Traffic amounts
will increase in the area, but these increases will occur during typical low traffic volume
time periods. All activities are to occur indoors.
14) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic amounts will increase in
the area, but these increases will occur during typical low traffic volume time periods. Vehicle
queuing for possible pickups and drop offs shall be contained to the site as per the conditions of
approval.
15) The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The proposed use should not impact natural or scenic
features.
16) That, in accordance with City Code Section 105.12.290, the construction of a chapel shall be
permissible under the Conditions 1-5 as provided in the decision below, and incorporated herein:
DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the
information received and the above Findings, that the City Council of the City of Lake Elmo
hereby approves the request by Carmelite Hermitage of the Blessed Virgin Mary for a Conditional
Use Permit for the construction of a chapel on the property located at 8249 Demontreville Trail
North, and grants the same, subject to the following conditions of approval:
1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before the commencement of any construction activity on the site. These include, but not limited to, City of Lake Elmo grading permit, Minnesota Pollution Control Agency stormwater permit, Valley Branch Watershed District permit, approval of revised plans from the City Engineer, and a building permit.
2. No construction may begin until all items and changes outlined by the City Engineer in the memorandum dated September 19, 2022 are addressed. 3. No construction may begin until all items and changes outlined by the Fire Department’s memorandum dated July 26, 2022 are addressed. 4. Plans must be revised to comply with the landscape requirements of City Code Article
VIII Environmental Standards and the City Landscapes Architect’s memorandum dated August 3, 2022. 5. The applicant shall provide the City with proof approval of a Minnesota Pollution Control Agency stormwater permit and a Valley Branch Watershed District stormwater permit prior to any construction.
6. The applicant must meet all requirements of the Lake Elmo Building Official. 7. Any vehicle queuing shall be contained within the parking lot onsite. 8. The applicant must demonstrate the availability of overflow parking prior to any construction. 9. No parking may occur along 39th Street N.
10. The hours of operation shall be limited to 3:30 pm – 9:30 pm Monday through Friday and 8:00 am – 4:00 pm Saturday through Sunday. 11. If substantial construction has not taken place within 12 months of the City’s approval, the conditional use permit and variance shall become void.
Passed and duly adopted this 4th day of October, 2022 by the City Council of the City of
Lake Elmo, Minnesota.
____________________________________ Mayor Charles Cadenhead ATTEST:
_______________________________ Julie Johnson, City Clerk
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CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2022-090
A RESOLUTION APPROVING A VARIANCE WITH CONDITIONS TO ALLOW ONE
ACCESS ONTO A PUBLIC STREET WHERE A MINIMUM OF TWO ARE REQUIRED
AT BROOKMAN 3RD ADDITION, LOT 1, BLOCK 1.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and WHEREAS, Kokoro Volleyball (the “Applicant”) has submitted an application to the City of Lake Elmo (the “City”) for a variance to allow one access onto a public street where a
minimum of two are required at the property described as Brookman 3rd Addition, Lot 1, Block 1
(PID# 1302921220011) (the “Property”); and WHEREAS, notice has been published, mailed, and posted pursuant to the Lake Elmo
Zoning Code, Section 103.00.120; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on August 8, 2022; 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, 2022; and
WHEREAS, the City Council considered said matter at its October 4, 2022 meeting and directed City staff to draft a resolution approving the variance with conditions for its consideration; and
NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the following:
FINDINGS
1) That the procedures for obtaining a variance are found in Section 105.12.320 of the Lake
Elmo Zoning Code.
2) That all submission requirements of Section 105.12.320 of the Lake Elmo Zoning Code
have been met by the Applicant.
3) That the proposed variance includes the following components:
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a) The applicant proposes to construct an indoor athletic facility on the property. Lake
Elmo City Code requires a minimum of 2 accesses as per Section 105.12.550.
b) The Lake Elmo City Council approved Resolution No. 2022-089, approving a
conditional use permit for an indoor athletic facility on the property.
4) Practical Difficulties as used in connection with the granting of a variance, means that the
property owner proposes to use the property in a reasonable manner not permitted by an
official control:
The applicant is unable to obtain a second access point as required by City Code for an
indoor athletic facility. Access along Lake Elmo Ave N would require Washington
County approval. Washington County will not support an access along Lake Elmo Ave N
due to the existing turn lane and proximity to the intersection of 39th Street North and Lake Elmo Ave N. The applicant explored other alternatives that were denied, such as a shared access with the existing Day Care Center access to the south. The County would
like to remove the day care access in the future with an alternative access. Washington
County has recommended to not move the proposed Kokoro Volleyball access any closer
to Lake Elmo Ave.
5) Unique Circumstances the plight of the landowner is due to circumstances not created by
the landowner:
The unique circumstances were not created by the applicant or property owner. The
existing turn lane and intersection were not created by the applicant or property owner.
Nor is the proposed site design prohibiting a second access opportunity.
6) Character of Locality the proposed variance will not alter the essential character of the
locality in which the property in question is located:
The request will not alter the essential character. The proposed single access is to align
directly across from the existing Senior Living Facility. The directly adjacent parcels are also of a nonresidential use. Adjacent parcels to the south and east also have one access.
7) Adjacent Properties and Traffic the proposed variance will not impair an adequate
supply of light and air to properties adjacent to the property in question or substantially
increase the congestion of the public streets or substantially diminish or impair property
values within the neighborhood:
The proposed request should not impair adjacent property values. Traffic numbers will increase, but these increases will occur during typical low traffic volume times. Hours of operation are proposed between as 3:30 pm- 9:30 pm Monday-Friday and 8am -4pm
Saturday and Sunday.
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DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information received and the above Findings, that the City Council of the City of Lake Elmo hereby approves the request from Kokoro Volleyball for a variance to allow one access where a minimum of two are required.
Passed and duly adopted this 4th day of October, 2022 by the City Council of the City of Lake
Elmo, Minnesota.
____________________________________
Mayor Charles Cadenhead
ATTEST:
_______________________________
Julie Johnson, City Clerk