HomeMy WebLinkAbout#18 - Amira Prelim Plat & PUD1
STAFF REPORT
DATE: 11/1/22
REGULAR
TO: City Council
FROM: Molly Just, Planning Director
Ben Hetzel, City Planner
AGENDA ITEM: Preliminary Plat/PUD, Comprehensive Plan & Zoning Map Amendment Hudson and Eagle Point Boulevards
BACKGROUND: On April 7, 2020 the City Council granted a series of approvals to the applicant to construct a 103-unit senior housing building on the subject property. Those approvals consisted of the following:
1. A Comprehensive Plan Amendment from BP (business park) to MU-BP (mixed use – business park); 2. A Zoning Map Amendment (rezoning) from BP (business park) to MU-BP (mixed use – business park);
3. A PUD Amendment for the Eagle Pointe Park PUD to allow a residential use on the proposed development site; and 4. A Preliminary Plat and the Preliminary Planned Unit Development (PUD) Plan for a 103 unit multi-family residential development to be called Applewood Pointe of Lake Elmo on an
11.7-acre parcel at the southeast corner of Hudson Boulevard and Eagle Point Boulevard in the Eagle Pointe Business Park. Since that time the applicant has adjusted the project to meet current market demand for senior housing. The proposal includes an increase from 103 units to 146 units. The units have gotten
smaller but the building footprint has not expanded out or up. The increased unit count and the corresponding zoning district and Comprehensive Plan land use designation require a PUD and plat amendment, a Comprehensive Plan Amendment (from MU-BP to HDR) and a Zoning Map Amendment (from MU-BP to HDR).
The Planning Commission held a public hearing and recommended approval of all three requests at the October 12, 2022 meeting. There was a general consensus among commissioners that the proposal is a good fit for the community and that it does align with the 2040 Comprehensive Plan. There was no public comment before or during the meeting.
ISSUE BEFORE CITY COUNCIL: Should the City Council approve a PUD and plat amendment, a Comprehensive Plan Amendment, and Zoning Map Amendment?
2
GENERAL INFORMATION:
Property Owner: United Properties, Minneapolis, Minnesota
Applicant: United Properties (Jennifer Mason) Location: Outlot C, Eagle Point Business Park Second Addition PID Number 33.029.21.44.0009 Requests: Amend Preliminary PUD and Plan
Comprehensive Plan Amendment
Zoning Map Amendment
Site Area: 11.7 gross acres
Existing Zoning: MU-BP (Mixed Use Business Park)
Existing Land Use: Platted but vacant outlot within Eagle Point Business Park
Surrounding Land Use: Business park office buildings and a medical center
Surrounding Zoning: BP – Business Park (PUD)
Comprehensive Plan: Existing: MU-BP (Business Park) Proposed: HDR (High Density
Residential)
Proposed Zoning: HDR (High Density Residential)
Deadline for Action: Application Complete – 9/9/2022
60 Day Deadline – 11/8/2022
Extension Letter Mailed – N/A
Applicable Regulations: Article XII Urban Residential Districts – HDR Zoning District
Article XVIII – Planned Unit Development (PUD) Regulations
2040 Lake Elmo Comprehensive Plan City of Lake Elmo Design Standards Manual
Subject Property
3
The Eagle Point Business Park was initially conceived as part of the City’s Comprehensive Plan update in 1992, and the official Business Park zoning for this area was adopted in 1997. Over the next three years, United Properties submitted applications for a general concept plan for a business
park, a general development stage plan, and a final plat and final plans for what is now called the Eagle Point Business Park. Overall, the business park occupies approximately 120 acres in the extreme southwestern portion of Lake Elmo both north and south of Hudson Boulevard. Since approving the overall plans for the park, the City has been reviewing final development plans for each of the buildings/phases that have been constructed since then.
Eagle Point Business Park was approved as a Planned Unit Development (PUD) in the early 2000’s, and the City approved a concept plan and preliminary development plan for the entire site at that time. This approval included the adoption of development standards and regulations for the entire
park, and all subsequent building is expected to conform to these standards. In terms of new building requests, the City has been requiring applicants to submit an updated preliminary plat and preliminary plans for each site, which is then followed by consideration of a final plat and plans. Since this lot is now platted as an outlot it will need City approval of a preliminary and final plat
before construction may start. Most of necessary public infrastructure for this site, including the public roads and utilities, have been installed.
PROPOSAL REVIEW AND ANALYSIS PRELIMINARY PUD and PLAT REVIEW The primary proposed use of the site (on the corner of Hudson Boulevard and Eagle Point Boulevard) would be a 4-story, 146-unit rental senior housing building with underground parking for
146 vehicles and 88 surface parking spaces. The building would be located generally in the center of the site on the higher ground in between two wetlands. The development would wrap around an existing wetland to the east and would be to the east of the smaller wetland on the northern portion of the site near Eagle Point Boulevard. The plans show one driveway connecting the development to Eagle Point Boulevard on the north end of the property and one Emergency Access at the southern
end of the site to provide a second means of access for emergency purposes. The Emergency Access would connect to the private driveway of the abutting 8650 Hudson Boulevard.
Most of the public and private infrastructure needed to serve the proposed building is already in place as there is public sanitary sewer and public water in the Hudson Boulevard right-of-way and
available to the property. Consistent with other developments and City policy, the City will be requiring the developer to make improvements in the portion of the Hudson Boulevard corridor adjacent to their site. These changes are to convert that part of the road from a rural section (with ditches) to an urban section with curb and gutter, a bituminous trail and underground storm sewer
facilities.
Site Plan and Density. The proposed site plan includes one 4-story building with 146 senior housing residential units, 146 underground parking spaces and 88 surface parking spaces. This plan also shows areas for community garden plots, gazebo, pool and firepit and other unplanned open space areas. There are also many amenities inside the building for physical fitness and entertainment. With
146 units on a 11.7 acre site, the gross density for this proposal is 12.47 units per acre. With 1.36 acres of wetland on the property, the site is 10.34 net acres for calculating density. 146 residential units divided by 10.34 acres equals 14.11 residential units per net acre. This is allowed within the proposed zoning district (HDR) and is consistent with the Comprehensive Plan land use guidance for
the proposed land use designation (HDR).
4
Site and Design Changes. With the increased unit count from 103 to 146 the project must have a second means of access for public safety purposes. The plan depicts a permanent “emergency access
only” access that connects to the private commercial driveway on the south property line. The emergency access would be 26 feet wide with a paved surface and grades not exceeding 7%. Site Character. The site is rolling with an elevation change of about 36 feet across the site – from an elevation of 962 near the sanitary sewer lift station along Hudson Boulevard to a high point of 998
in the north center of the site. There is a small ponding area labeled as a wetland (0.15 acre) near Eagle Pointe Boulevard and a larger wetland (1.36 acres) that the eastern property line of the site runs through. There are areas of trees on the slope facing Hudson Boulevard and around the edges of the larger wetland.
Preliminary Plat. Since the site of the proposed development is now an Outlot (Outlot C of the Eagle Point Business Park Second Addition), the developer/applicant is asking the City to approve a preliminary plat as part of the PUD approval. The City Code does not allow building on an outlot – the owner must replat the property into a lot and block as the developer is requesting in this case.
This platting process allows the City to ensure that all the necessary street right-of-way and easements are in place on the property.
Traffic Study. The applicant had a traffic study prepared and submitted as part of their application for the 103-unit building. This study noted that a senior housing building is a relatively low traffic
generator. In summary, the study showed that the 103-unit development would have minimal impacts on the operations of adjacent intersections and that it would not create enough additional traffic to warrant improvements at any of the nearby intersections. The additional 43 units should not create a significant additional impact.
5
Trails and Pedestrian Access. There are currently no trails or sidewalks adjacent to this site. The City’s long-term plan for Hudson Boulevard is to have an 8-foot-wide trail along the north side of street from Inwood Avenue to Manning Avenue. It has been the practice of the City to have
developers install the segments of this trail along their respective project sites as part of the development of their projects. In this case, that would be about 1000 feet of trail along Hudson Boulevard running from Eagle Point Boulevard past the City’s sanitary sewer lift station to the existing driveway serving the High Pointe Health Campus. The proposed project plans show an 8-foot-wide trail along Hudson Boulevard to meet this requirement.
The project plans also show a 6-foot-wide concrete sidewalk along Eagle Point Boulevard from Hudson Boulevard to the proposed driveway of Amira. This new sidewalk will provide an off-street pedestrian access from the new senior housing to the trail along Hudson Boulevard. Since Eagle Point Boulevard is a State-Aid road, there are specific design standards the new sidewalk must meet
including width and having at least a 5-foot-setback from the curb. Wetland and Buffers. The proposed development plans show two wetlands on or partially on the property. The wetland along the eastern property line has 1.36-acres on the site out of the 2.5-acres
of wetland area and the plans show a 0.15- acre wetland adjacent to Eagle Point Boulevard. The South Washington Watershed District determined the 0.15-acre wetland is actually a constructed stormwater pond and therefore not considered a wetland for their purposes. The plans show the applicant preserving both the wetlands and providing a buffer around them. The City requires the applicant to put easements on the final plat to accommodate the wetland and the wetland buffer.
Park Land Dedication. The City established an overall fee in lieu of land dedication for the business park at the time of general concept plan approval and in conjunction with the final plat for the initial construction phase within the park. It appears that a portion of this fee is being paid with
each building permit that is issued within the Eagle Point Business Park.
The proposed development does not propose a public park but does provide outdoor recreation for its residents through the community garden plots, gazebo, pool and firepit and other unplanned open space areas. The proposed development consists of 11.7 acres, and the required parkland dedication for new development in the HDR zoning districts is 10%. The required amount of fees would be 10%
of the purchase price or current market value of the property, which has yet to be determined.
Parking. The City’s Zoning Code requires one off-street parking space per senior housing unit (regardless of size or number of bedrooms) and at least one visitor parking space per every four units. With 146 proposed senior housing units, the Code requires at least 183 parking spaces for this
development. The developer is proposing a total of 234 parking spaces between an underground garage and surface parking. Electric charging stations will be located in the garage.
Engineering Comments. The City Engineer has provided a detailed review memo (dated September
27, 2022) regarding the proposed preliminary PUD. The complete memo is attached for reference.
Staff would like to highlight the following comments in summary:
• Preliminary Plat and Easements
o Revise preliminary and final plat and all project plans to provide watermain easement
to be minimum 15-feet from watermain centerline near the front entrance along Eagle Point Boulevard. o Revise preliminary and final plat and all project plans to provide watermain easement to be minimum 15-feet each direction from the proposed fire hydrant along west side
of building. o Emergency Access Easement Agreement. A draft agreement was submitted as part of the Preliminary Plat application to facilitate the construction and maintenance of a
6
secondary emergency access to the site from an existing privately owned commercial driveway. Preliminary Plat approval must be conditioned on the Emergency Access Easement Agreement being revised to the satisfaction of the City Attorney, Fire Chief
and Public Works Director to ensure that there that the emergency access driveway meets the city requirements.
• Streets and Transportation o Site Access. The preliminary plan proposes a single site access that is located along Eagle Point Boulevard, approximately 200 feet southwest from the existing Eagle
Point business condominium private driveway. Although the 200‐foot spacing is less than the preferred minimum spacing of 330 feet for collector roadways, this appears to be the preferred access location for this development. The 200‐feet offset is acceptable due to the low speed and low daily traffic volumes on Eagle Point Boulevard. In addition, the
proposed site access maintains a greater spacing distance from Hudson Boulevard, which provides for higher volume queuing within the existing Eagle Point Blvd turn lanes to Hudson Boulevard.
o Secondary Access. The development density on this site requires a secondary
access for emergency services. The site plan proposes a permanent “emergency access only” that connects to the existing private commercial driveway on the south property line. The emergency access will be a 26‐feet wide paved surface with grades not exceeding 7%. Preliminary plat approval must be contingent upon the permanent emergency access being constructed in accordance with Plans
and Specifications approved by the City.
• Municipal Sanitary Sewer o The preliminary plans are proposing 146 REC units for a site that was originally planned for 15 REC units. The proposed sewer connection point has the capacity available to accommodate this increase, however, lift station pump upgrades will be
required sooner than was originally planned by the city due to the increased capacity demands from this zoning increase and development density.
As a condition of preliminary plat approval, the applicant will be required to pay $100,000 to the City’s Sewer Enterprise Fund to contribute toward the
accelerated and increased lift station upgrades. o The applicant will be required to connect to the existing sanitary sewer along Hudson Boulevard, connecting to an existing 8‐inch sanitary sewer pipe extending northwest from the I94 Lift Station site. The preliminary plans propose a connection to this location as required.
o The preliminary and final plans must identify the proposed sewer manhole SSWR‐104 as publicly owned and maintained.
The utility plans must be revised to label each 8‐inch sanitary sewer segment as “private service line” from SSWR 104 to SSWR 103; from SSWR 103 to
SSWR 102; from SSWR 102 to SSWR 101.
• Municipal Water Supply o Any watermain lines and hydrants placed within the development will remain city owned and operated. Therefore, minimum 30‐foot easements centered over the pipe/hydrant are required. Easements must be platted as part of the subdivision.
Easements have been shown on the plans but must be revised to meet city requirements (see Preliminary/Final Plat requirements). o As a condition of preliminary plat approval, the applicant must submit domestic and fire suppression demands for the proposed 146‐Unit facility. Domestic demands must be based on Met Council SAC Determination usage methodology and equate to
sanitary sewer flow determinations. Fire suppression demands must include a total
7
fire flow demand using AWWA and ISO methodology and must provide the demand on the municipal water supply system in gallons per minute (GPM) for a duration of 2 hours.
• Stormwater Management o The proposed development is subject to a storm water management plan meeting State, South Washington Watershed District (SWWD) and City rules. A permit will be required from both the Minnesota Pollution Control Agency and SWWD.
o Storm water facilities proposed as part of the site plan to meet State and SWWD
permitting requirements must also be constructed in accordance with the City Engineering Design Standards Manual. o The Stormwater Management Report (SWMR) and analysis must be revised to determine if rate and volume control requirements are met for all points of discharge from the site for all storm event conditions. The existing and proposed drainage
exhibits must be revised to clearly show and label all points of discharge from the site. The rate control tables must be revised to reference each point of discharge from the site together with the pre‐development rate and post‐development rate.
o The Stormwater Management Report (SWMR) must be revised to provide a summary
table of all drainage and depression areas on site with the existing and proposed NWL and HWL for each area.
The site and grading plans must be revised, if needed, to provide all low floor elevations to be at least 2 feet above any adjacent HWL, and 1 foot above any
emergency overflow elevation.
o The Stormwater Management Report (SWMR) must be revised to provide a summary table of each proposed BMP for the site together with a detailed description for the proposed facility type and function.
o 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.
o Even as privately owned and maintain facilities, maintenance access roads meeting
the City engineering design standards must be provided for all storm water facilities. Maintenance access must be clearly shown on the grading plans including access from the public right‐of‐way, and BMP maintenance access to all flared end sections and forebay.
• Grading Plans
o The grading plans must provide both the existing and the proposed normal water
level (NWL) and 100‐year high water level (HWL) for both wetlands and all proposed storm water BMPs including the forebay. The 100‐year HWL contour must be clearly shown on the plans. All NWL and HWL must be revised to be consistent with the Stormwater Management Report submitted for the project.
o The grading plans must clearly show the 100‐year HWL for the existing creek, including the 100‐year HWL contours and labeling the HWL elevation. o Overland emergency overflows or outlets must be clearly identified on the grading plans.
o The grading plans must be revised to better depict the approach grades along the emergency fire access lane, including the maximum grade allowed. o Revise grading plan to mitigate erosion potential along retaining wall between Eagle Point Boulevard and wetland #2.
o Revise grading to increase pipe cover over storm sewer run STRM 300 to STRM
301.
8
o Revise storm sewer pipe from STRM 100 to STRM 101 to RCP pipe (forebay pipe inlet).
• Landscape Plans
o The preliminary and final landscape plans must be revised to relocate all trees to
reside outside of the proposed public easement areas including the proposed watermain easements and the property line drainage and utility easements (reserved for small/dry utility corridor).
Relocate trees within 15 feet of proposed fire hydrant along west side of
building.
Relocate trees that are within 10 feet from the parcel boundary along Hudson Boulevard (southwest corner of the development). Landscape Architect Comments. The City’s Landscape Architect reviewed the plans for
conformance with City Code Article VIII Environmental Performance Standards. This article provides standards for tree preservation and landscaping. The complete memo dated September 27, 2022 (Updated 10/5/22) is attached and staff would like to highlight the following comments in summary:
• Land disturbance and grading activities are shown to be in conflict with the existing preserved tree critical root zones. Please review and revise the grading and tree preservation plans accordingly.
• Sodded turf and irrigation are noted to be located within wetland buffer and shoreland impact zones. Review and revise for appropriate native vegetation cover within these areas
and eliminate underground irrigation systems within natural areas.
• Several trees are found to be in conflict with utilities. Provide a revised landscape plan addressing this finding.
• The landscape plan exceeds the minimum required number of trees.
• The landscape plan meets the minimum composition of required trees.
• The landscape plan includes the required mitigation tree types and quantities.
• The landscape plan meets the interior parking lot, perimeter parking lot and landscape screening requirements.
Fire Department Comments. The Fire Chief reviewed the plans and provided several comments in a review memo dated September 23, 2022. The complete memo is attached for reference. Staff would like to highlight the following comments in summary:
• All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. The turning radius plan overlay has been provided and is accepted by the fire department.
• The required secondary emergency access is provided and the location is approved by the fire department. The installation and maintenance of gates or other approved barricades across fire apparatus access road at both ends shall be provided and approved prior to installation.
• An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads.
• Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. COMPREHENSIVE PLAN AMENDMENT REVIEW The 2040 Comprehensive Plan has designated this site Mixed Use Business Park (MU-BP) in the land use plan. For this development to proceed, the City would need to approve a Comprehensive Plan amendment for the site to change the land use designation from MU-BP to HDR (high density
9
residential. The HDR land use is for higher density residential development ranging from 8 to 15 units per acre.
Before submitting a Comprehensive Plan Amendment request to the Met Council for approval, a City must first submit the amendment for review by the Planning Commission, obtain local governing body (City Council) authorization for the amendment to be submitted to the Met Council for review, and give adjacent governmental units, affected special districts and affected school districts an opportunity to review the proposed amendment. Once they receive a Comprehensive Plan
Amendment request, the Met Council has 15 days to determine if a Comprehensive Plan Amendment is complete for review and 60 days to approve or deny the request. They also may extend the review period for an additional 60 days if needed and beyond 120 days if agreed to by the local government.
City staff sent the proposed Comprehensive Plan Amendment for adjacent agency review on September 14, 2022. The City of Woodbury replied to staff that they had no comment about the proposed change to the Comprehensive Plan for this site.
The decision to change or amend the Comprehensive Plan is a policy matter for the Planning Commission to make a recommendation on to the City Council. Any change to the Comprehensive Plan should be based on findings and criteria to show that the change would be consistent with the goals and policies of the City. Such criteria may include that proposed Comprehensive Plan amendment would be consistent with the spirit and intent of the Comprehensive Plan and would be
beneficial by providing a location for a housing option not currently available in the City. As a condition of approval of the proposed Comprehensive Plan Amendment, the City should require the submission of the necessary Comprehensive Plan Amendment to the Metropolitan Council and
the City receiving formal notification from the Metropolitan Council that they have completed their review and that they have approved the proposed plan amendment. ZONING MAP AMENDMENT REVIEW In order for this development to proceed, the City also will need to approve a zoning map
amendment (rezoning) for the property from MU-BP (mixed use business park) to HDR (high density residential). According the Lake Elmo Zoning Code, the HDR district is to provide for moderate to high density attached and multi-family housing, designed to present an attractive appearance to neighboring street and adjacent uses, to include sufficient private and semi-private
outdoor space and to be well-integrated into their surroundings. Development in this district may occur at densities in excess of seven dwelling units per acre, provided the overall densities are consistent with the net densities specified in the Comprehensive Plan.
If the City supports this development plan and approves the required Comprehensive Plan Amendment, then the City should change the zoning of the site to be consistent with the new land use designation.
10
Consistency with High Density Residential (HDR) Zoning District. For comparison, staff reviewed the proposed preliminary PUD Site Plan against the standards
including setbacks, impervious coverage, etc. of the HDR and MU-BP zoning districts, as shown below.
Standard HDR Required Proposed
Impervious Surface Maximum 75% 30%
Minimum Lot Width 50 feet 638 feet on Eagle Point Blvd.
Front Yard Setback 20 feet 50 feet
Interior Side Yard 15 feet 100 feet (estimated)
Rear Yard Setback 20 feet 100 feet (estimated) Maximum Building Height 50 feet 52 feet (allowed through PUD)
Parking Not to be located in the front yard or between the
front façade and public street.
Surface parking is located along Eagle Point Boulevard in front of the
proposed building. (allowed through PUD) Open space 200 square feet of common
open space provided per unit.
This per unit requirement would
require 29,200 square feet. The PUD criteria requires at least 20% of the site as open space or 101,930 square feet.
Looking at the plans it appears that there is at least 250,000 square feet of open space, far exceeding both requirements.
11
Proposed Design. The proposed design of the development is a 4-story senior housing building. The elevations of the building show it will to have an exterior with a mix of cultured stone, a mix of vertical and horizontal board and batten metal siding and fiber cement panel, and a sloping asphalt
shingle roof. The building design will need to meet the Lake Elmo Design Guidelines and Standards for materials and colors. It appears to based on the elevations provided.
Building Height. The City measures building height to the mid-point of the sloped roof which would make the total building height about 52 feet. The City Council can approve additional height through the PUD. The minimal 2 foot increase is in the sloped roof which is consistent with the roofing styles of
other residential development in the area. In this location, with no other residential buildings nearby, the proposed style and height of the building would fit the character of the area and should not cause any negative affects to adjacent properties.
12
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development will need to meet the standards of the Lake Elmo design guidelines. It appears that the project will meet the Lake Elmo Design Guidelines and Standards in that:
• The proposed structure is located and oriented in a manner that allows for pedestrian accessibility and provides visual interest from the public right-of-way.
• The building is located as close to the public street as possible, easily accessible from the street; setbacks are varied slightly; recreational and common spaces are located at the interior or rear of
the site.
• Streetscapes provide for pedestrian accessibility and safety while offering aesthetically pleasing environments. With this proposed development, the City should require the developer to install a trail along Hudson Boulevard and a sidewalk along Eagle Point Boulevard to meet this City design standard.
• The parking areas do not account for more than 50% of street frontage. - Does not meet. Flexibility requested through the PUD.
Consistency with Planned Unit Development Regulations. This is an amendment to the previously approved PUD. The amendment is needed to increase the allowed unit count from 103 to 146. The building envelope and placement on the site would not change.
• Intent. The intent of a PUD is to provide for flexibility in the use of land and the placement and size of buildings in order to better utilize site features and obtain a higher quality of development. A PUD amendment is required because the senior housing would be a land use not approved by the City for the original PUD.
13
• Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the proposed development would meet the following
objectives:
A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches.
• The proposed development fits the site while preserving the important natural features including slopes, trees and wetlands.
B. Provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques.
• The proposed development is proposing a number of recreational amenities to residents within the PUD including community garden plots, a gazebo, a pool and fire pit.
C. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing.
• The proposed senior housing development would provide additional housing opportunities within the City that would have convenient access to employment and commercial facilities.
D. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities.
• The proposed site plan for the senior housing building shows careful placement of the proposed building in that it will preserve many of the existing trees on the site and would keep the proposed building well away from the existing wetlands on the site.
RECOMMENDED FINDINGS Comprehensive Plan Amendment. Staff and the Planning Commission recommend approval of the Comprehensive Plan Amendment for the proposed Amira of Lake Elmo development as proposed by United Properties based on the following findings:
1. That the applicant has submitted a request to the City of Lake Elmo to amend the Comprehensive Plan in accordance with the procedures as established by the Lake Elmo Planning Department and the
Lake Elmo Planning Commission; and 2. That the request is to amend the Land Use Plan Map for the site of the proposed Amira of Lake Elmo from MU-BP (mixed use business park) to HDR (High density residential); and 3. That the proposed amendment is consistent with the overall goals and objectives of the Lake Elmo Comprehensive Plan. Staff recommends the following condition of approval: 1. Submission of the Comprehensive Plan Amendment to the Metropolitan Council and the receipt of formal notification from the Metropolitan Council that they have reviewed and approved the proposed amendment.
14
Preliminary PUD/Plat. Staff and the Planning Commission recommend approval of the preliminary PUD Plan amendment for the proposed Amira of Lake Elmo development as proposed by United Properties based on the following findings:
1. That if the City amends the Lake Elmo Comprehensive Plan and Land Use Map to re-guide the site of this PUD from MU-BP (mixed use business park) to HDR (high density residential), the
preliminary PUD plan would be consistent with the intent of the Lake Elmo Comprehensive Plan and Future Land Use Map for the area.
2. That the preliminary PUD Plan and Plat will meet the general intent of the High Density Residential Land Use designation in the Comprehensive Plan (with a Comprehensive Plan amendment) and the High Density Residential (HDR) zoning district with PUD modifications.
3. That the preliminary PUD Plan and Plat generally comply with the City’s Subdivision regulations.
4. That the preliminary PUD Plan and Plat is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated September 27, 2022.
5. That the preliminary PUD Plan meets the minimum requirement for a PUD including minimum lot
area, open space and street layout. 6. That if the proposed preliminary PUD Plan has no more than 146 residential units, it will meet the
allowed density requirement provided the City amends the Comprehensive Plan’s Land Use Map to re-guide this site from Mixed Use Business Park (MU -BP) to High Density Residential (HDR).
7. The preliminary PUD Plan meets more than one of the required PUD objectives identified in Section 105.12.1130 including providing: innovation in land development techniques that may be more suitable for a given parcel than conventional approaches; provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques; accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing; and coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses.. Recommended Conditions of Approval. Staff and the Planning Commission recommend that City
Council approve the preliminary PUD and preliminary plat amendment for the Amira of Lake Elmo Senior Living Development as proposed by United Properties with the following conditions:
1. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans shall meet all of the following conditions before the City will accept a final plat or Final PUD application for the development and before the start of any clearing or grading activity on the site.
2. The revised preliminary plat and project plans shall address the comments from the City Engineer’s memo (9/27/22), Landscape Architect’s memo (10/5/22) and Fire Department memo (9/23/22). A point by point memo of how and where the comments have been addressed must accompany the revised preliminary plat and project plans.
3. For any privately owned and maintained storm water facilities, the applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of agreement.
15
4. That the site shall incorporate stormwater reuse for irrigation purposes if approved by the City Engineer. 5. An Emergency Access Easement Agreement is required for secondary emergency access from
an existing privately owned commercial driveway. The easement agreement must be revised to the satisfaction of the City Attorney, Fire Chief and Public Works Director to ensure that the emergency access driveway meets the city requirements. 6. Written landowner permission must be submitted as part of the final plat applications for any off‐site grading work to construct the Project. The proposed off‐site easements must be shown
on the preliminary site plans, grading plans, and utility plans. 7. Sanitary sewer service is available to the site. The applicant will be responsible to connect to the city sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost.
8. The preliminary plans depict 146 REC units for a site that was originally planned for 15 REC units. Before recording the final plat, the applicant will be required to pay $100,000 to the City’s Sewer Enterprise Fund to contribute toward the accelerated and increased lift station upgrades.
9. The applicant will be responsible to extend municipal water into the development at its sole cost and will be required to construct a looped watermain network internal to the site with, at least, a second City watermain connection point. 8. Prior to submittal of an application for final plat, the applicant must submit domestic and fire suppression demands for the proposed 146‐Unit facility. Domestic demands must be based
on Met Council SAC Determination usage methodology and equate to sanitary sewer flow determinations. Fire suppression demands must include a total fire flow demand using AWWA and ISO methodology and must provide the demand on the municipal water supply system in gallons per minute (GPM) for a duration of 2 hours.
9. The proposed development is subject to a storm water management plan meeting State, South Washington Watershed District (SWWD) and City rules. A permit will be required from both the Minnesota Pollution Control Agency and SWWD. 10. Storm water facilities proposed as part of the site plan to meet State and SWWD permitting
requirements must also be constructed in accordance with the City Engineering Design
Standards Manual. 11. Site grading must be consistent with the City Engineering Design Standards, and in accordance with Plans and Specifications approved by the City Engineer. 12. That the future final plat and final PUD plans would be for the parcel with the PID
#33.029.21.44.0009. 13. That the future final plat and final PUD Plans submittal identify all requests for flexibility from the Zoning Code. 14. That the applicant/developer provide the City land or a fee in lieu of park land dedication as
required by Section 103.00.150 with the final plat. 15. That the final plat and final PUD Plans submittal include detailed architectural plans for the building. 16. That the applicant/developer installs all the required improvements in and adjacent to Hudson Boulevard.
17. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 18. That the PUD overlay zoning allow for the following: Amira of Lake Elmo – Planned Unit Development
16
Parking is allowed between the front façade and the
public street (Eagle Point Boulevard) as depicted on the approved Preliminary PUD Plan.
Maximum building height shall be 52 feet.
Maximum unit count in the PUD is 146 units.
19. That the Applicant(s) or developer shall submit a photometric plan for the development for
staff review and approval. All lighting must meet the requirements of the City Code. 20. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the
required improvements with financial guarantees therefore. 21. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat of PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan
shall document extent of any proposed grading on the site. 22. That the City does not allow any parking and construction staging, including the loading and unloading of materials and equipment at any time on Hudson Boulevard or on Eagle Point Boulevard during the construction of the site improvements and building.
FISCAL IMPACT: There would be no fiscal impact to the City at this time. When the property develops, it will have urban services and will pay sewer and water connection charges, building permit fees and the like that
the developer and/or contractors will pay. RECOMMENDATIONS:
City staff and the Planning Commission recommend that City Council take the following actions for
the proposed Amira of Lake Elmo: Comprehensive Plan Amendment
“Motion to approve Resolution No. 2022-102, approving a Comprehensive Plan amendment from MU-BP (mixed use business park) to HDR (high density residential, a preliminary PUD plan amendment, and a preliminary plat amendment for the site of the Amira of Lake Elmo on the
corner of Hudson Boulevard and Eagle Pointe Boulevard. This amendment is based on the
findings listed in the Staff report and subject to the condition listed in the staff report. Zoning Map Amendment
“Motion to adopt Ordinance No. 2022-14, approving a zoning map amendment from MU-BP (mixed use business park) to HDR (high density residential) for the Amira of Lake Elmo development on the corner of Hudson Boulevard and Eagle Pointe Boulevard. This approval will be subject to the City amending the Comprehensive Plan for this site and is based on the findings
listed in the Staff report.”
17
ATTACHMENTS: 1. Resolution 2022-102 2. Ordinance 2022-14
3. City Engineer memo 4. City Landscape Architect memo 5. Fire Department memo 6. Application Information 7. Plans
Shared by the applicant: Information on the Amira project in Bloomington
YouTube Link: https://bit.ly/AmiraBloomingtonShowcase
YouTube Link: https://bit.ly/AmiraBloomingtonTestimonials
CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA RESOLUTION NO. 2022- 102 RESOLUTION APPROVING THE UNITED PROPERTIES REQUESTS FOR AMENDMENT TO
THE CITY OF LAKE ELMO COMPREHENSIVE PLAN FROM MU-BP (MIXED USE
BUSINESS PARK) TO HDR (HIGH DENSITY RESIDENTIAL) AND AN AMENDMENT A PRELIMINARY PLAT AND PUD PLAN FOR PROPERTY FOR AMIRA LAKE ELMO TO BE LOCATED ON THE CORNER OF HUDSON BOULEVARD AND EAGLE POINT
BOULEVARD.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical, social, and economic development of the City; and WHEREAS, the City of Lake Elmo approved a Comprehensive Plan Amendment from
BP to MU-BP, a zoning map amendment, an Eagle Pointe PUD amendment, and a preliminary
plat and PUD plan for a 103 unit multi-family residential development on April 7, 2020; and WHEREAS, in 2022, the applicant increased the proposed number of units to 146 multi-family units; and
WHEREAS, the increased residential unit count requires a Comprehensive Plan amendment, a preliminary PUD and Plat amendment, and zoning map amendment; and WHEREAS, the public notice has been published, mailed and posted pursuant to the Lake
Elmo Zoning Ordinance, Section 154.109, and MN State Statute 473.858; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing about the proposed amendments on October 12, 2022; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation of approval to the City Council as part of a staff report dated November 1, 2022; and WHEREAS, the City Council considered the said matters at its November 1, 2022 meeting
and made the following findings of fact:
Findings of Fact for Comprehensive Plan Amendment, and Preliminary Plat/PUD Amendment:
1. That the Comprehensive Plan amendment request is to amend the Land Use Plan Map for the site of the proposed Amira of Lake Elmo from MU-BP (mixed use business park) to HDR (High density residential).
2. That the proposed Comprehensive Plan amendment is consistent with the overall
goals and objectives of the Lake Elmo Comprehensive Plan. 3. That if the City amends the Lake Elmo Comprehensive Plan and Land Use Map to re-guide the site of this PUD from MU-BP (mixed use business park) to HDR (high density
residential), the preliminary PUD plan would be consistent with the intent of the Lake Elmo Comprehensive Plan and Future Land Use Map for the area. 4. That the preliminary PUD Plan and Plat will meet the general intent of the High Density
Residential Land Use designation in the Comprehensive Plan (with a Comprehensive Plan amendment) and the High Density Residential (HDR) zoning district with PUD modifications. 5. That the preliminary PUD Plan and Plat generally comply with the City’s Subdivision regulations.
6. That the preliminary PUD Plan and Plat is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated September 27, 2022. 7. That the preliminary PUD Plan meets the minimum requirement for a PUD including minimum lot area, open space and street layout. 8. That if the proposed preliminary PUD Plan has no more than 146 residential units, it will meet the allowed density requirement provided the City amends the Comprehensive Plan’s Land Use Map to re-guide this site from Mixed Use Business Park (MU -BP) to High Density Residential (HDR). 9. The preliminary PUD Plan meets more than one of the required PUD objectives identified in Section 105.12.1130 including providing: innovation in land development techniques that
may be more suitable for a given parcel than conventional approaches; provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques; accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing; and coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve Amira Lake Elmo Comprehensive Plan Amendment and Amended Preliminary Plat & PUD Plans subject to the following conditions: 1. Submission of the Comprehensive Plan Amendment to the Metropolitan Council and the receipt of formal notification from the Metropolitan Council that they have reviewed and approved the proposed amendment. 2. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans shall meet all of the following conditions before the City will accept a final plat or Final PUD application for the development and before the start of any clearing or
grading activity on the site.
3. The revised preliminary plat and project plans shall address the comments from the City Engineer’s memo (9/27/22), Landscape Architect’s memo (10/5/22) and Fire Department memo (9/23/22). A point by point memo of how and where the comments have been
addressed must accompany the revised preliminary plat and project plans. 4. For any privately owned and maintained storm water facilities, the applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of agreement. 5. That the site shall incorporate stormwater reuse for irrigation purposes if approved by the
City Engineer. 6. An Emergency Access Easement Agreement is required for secondary emergency access from an existing privately owned commercial driveway. The easement agreement must be revised to the satisfaction of the City Attorney, Fire Chief and Public Works Director to
ensure that the emergency access driveway meets the city requirements. 7. Written landowner permission must be submitted as part of the final plat applications for any off‐site grading work to construct the Project. The proposed off‐site easements must be shown on the preliminary site plans, grading plans, and utility plans.
8. Sanitary sewer service is available to the site. The applicant will be responsible to connect to the city sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost. 9. The preliminary plans depict 146 REC units for a site that was originally planned for 15 REC units. Before recording the final plat, the applicant will be required to pay $100,000
to the City’s Sewer Enterprise Fund to contribute toward the accelerated and increased lift station upgrades. 10. The applicant will be responsible to extend municipal water into the development at its sole cost and will be required to construct a looped watermain network internal to the site
with, at least, a second City watermain connection point. 10. Prior to submittal of an application for final plat, the applicant must submit domestic and fire suppression demands for the proposed 146‐Unit facility. Domestic demands must be based on Met Council SAC Determination usage methodology and equate to sanitary
sewer flow determinations. Fire suppression demands must include a total fire flow
demand using AWWA and ISO methodology and must provide the demand on the municipal water supply system in gallons per minute (GPM) for a duration of 2 hours. 11. The proposed development is subject to a storm water management plan meeting State, South Washington Watershed District (SWWD) and City rules. A permit will be required
from both the Minnesota Pollution Control Agency and SWWD. 12. Storm water facilities proposed as part of the site plan to meet State and SWWD permitting requirements must also be constructed in accordance with the City Engineering Design Standards Manual.
13. Site grading must be consistent with the City Engineering Design Standards, and in accordance with Plans and Specifications approved by the City Engineer. 14. That the future final plat and final PUD plans would be for the parcel with the PID #33.029.21.44.0009. 15. That the future final plat and final PUD Plans submittal identify all requests for flexibility
from the Zoning Code. 16. That the applicant/developer provide the City land or a fee in lieu of park land dedication as required by Section 103.00.150 with the final plat. 17. That the final plat and final PUD Plans submittal include detailed architectural plans for the building.
18. That the applicant/developer installs all the required improvements in and adjacent to
Hudson Boulevard. 19. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these
conditions. 20. That the PUD overlay zoning allow for the following: Amira of Lake Elmo – Planned Unit Development
Parking is allowed between the front façade and the public street (Eagle Point Boulevard) as depicted on the approved Preliminary PUD Plan.
Maximum building height shall be 52 feet.
Maximum unit count in the PUD is 146 units.
21. That the Applicant(s) or developer shall submit a photometric plan for the development for staff review and approval. All lighting must meet the requirements of the City Code. 22. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City.
Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. 23. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat of PUD approval. The City Engineer shall
review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document extent of any proposed grading on the site. 24. That the City does not allow any parking and construction staging, including the loading and unloading of materials and equipment at any time on Hudson Boulevard or on Eagle Point
Boulevard during the construction of the site improvements and building.
This resolution was adopted by the City Council of the City of Lake Elmo on this 1st day of November, 2022. _____________________________
Charles Cadenhead, Mayor
ATTEST:
___________________________ Julie Johnson, City Clerk
1
CITY OF LAKE ELMO COUNTY OF WASHINGTON
STATE OF MINNESOTA ORDINANCE NO. 2022-14 AN ORDINANCE AMENDING THE LAKE ELMO CITY ZONING CODE BY
AMENDING THE OFFICIAL ZONING DISTRICT MAP OF THE CITY OF LAKE ELMO. The City Council of the City of Lake Elmo ordains that Lake Elmo City Code, Section 154.032
Zoning District Map, of the Municipal Code, shall be amended by adding Ordinance No. 2022-
14, as follows: SECTION 1. The following property(s), recognized by its current legal description and PID, is hereby rezoned from MU-BP (Mixed Use Business Park) to HDR (High Density Residential):
OUTLOT C, EAGLE POINT BUSINESS PARK 2ND ADDITION, WASHINGTON COUNTY, MINNESOTA, 33.029.21.44.0009
SECTION 2. The City Council of the City of Lake Elmo also hereby ordains that the Planning
Department shall make the applicable changes to the official Zoning Map of the City of Lake
Elmo.
SECTION 3. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 4. Adoption Date. This Ordinance was adopted on this 1st day of November 2022,
by a vote of Ayes and Nays.
LAKE ELMO CITY COUNCIL
_________________________________ Charles Cadenhead, Mayor
ATTEST:
_________________________________
Julie Johnson, City Clerk
PAGE 1 of 4
MEMORANDUM
Date: September 27, 2022
To: Molly Just, Planner Director Re: Amira (United Properties)
Cc: Chad Isakson, Assistant City Engineer Preliminary PUD Plat/Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Amira Preliminary PUD Plat/Plans. The review consisted of the
following documentation received on September 14, 2022:
Amira Lake Elmo Site Development Plans dated September 9, 2022.
Amira Lake Elmo Preliminary and Final Plat dated September 8, 2022.
Emergency Access Easement Draft Agreement, not dated.
Stormwater Management Report, revised September 12, 2022.
STATUS/FINDINGS: Engineering has prepared the following review comments based on the plans submitted.
Preliminary Plat/Plan approval should be contingent upon the applicant addressing all review comments to the
satisfaction of City staff.
In addition, it is recommended that it be a condition of Preliminary Plat/Plan approval that all public
improvements constructed to support the development must be designed and constructed in accordance with the
City Engineering Design Standards Manual dated January 2022, unless specifically requested and approved
otherwise by the City Engineer. The Preliminary Plat/Plans must be revised accordingly. All City plan notes and
details must be updated with the current plan notes and details dated January 2022.
PRELIMINARY PLAT AND EASEMENTS
Additional right‐of‐way dedication and utility easement is shown as required along Eagle Point Boulevard
to accommodate any proposed or potential future improvements near the intersection of the Eagle Point
business condominium private driveway.
Drainage and utility easements are shown to be dedicated on the preliminary plat, as required, along all
lot lines, including a minimum 10‐foot‐wide easement along Hudson Boulevard.
Dedicated utility easements will be required over all existing and proposed public watermain and existing
public storm sewer, meeting all minimum city standards. Utility easement revisions will be necessary on
the preliminary and final plat to reflect required changes to the utility alignments and routing.
Revise preliminary and final plat and all project plans to provide watermain easement to be minimum
15‐feet from watermain centerline near the front entrance along Eagle Point Boulevard.
Revise preliminary and final plat and all project plans to provide watermain easement to be minimum
15‐feet each direction from the proposed fire hydrant along west side of building.
There are no Outlots proposed or needed for the privately owned and maintained storm water
management facilities including the proposed underground storm water BMP. Drainage and utility
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 4
easements will be required over all 100‐year high water level areas, all storm water maintenance access
roadways, and to protect all overland emergency overflow paths.
For any privately owned and maintained storm water facilities, the applicant will be required to execute
and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of
agreement.
Emergency Access Easement Agreement. A draft agreement was submitted as part of the Preliminary Plat
application to facilitate the construction and maintenance of a secondary emergency access to the site
from an existing privately owned commercial driveway. Preliminary Plat approval must be conditioned on
the Emergency Access Easement Agreement being revised to the satisfaction of the City Attorney, Fire
Chief and Public Works Director to ensure that there that the emergency access driveway meets the city
requirements.
Written landowner permission must be submitted as part of the final plat applications for any off‐site
grading work to construct the Project. The proposed off‐site easements must be shown on the
preliminary site plans, grading plans, and utility plans. It appears a temporary construction easement may
be required to complete the proposed grading and construct the emergency vehicle access along the
south property line.
STREETS AND TRANSPORTATION
Site Access. The preliminary plan proposes a single site access that is located along Eagle Point Boulevard,
approximately 200 feet southwest from the existing Eagle Point business condominium private driveway.
Although the 200‐foot spacing is less than the preferred minimum spacing of 330 feet for collector
roadways, this appears to be the preferred access location for this development. The 200‐feet offset is
acceptable due to the low speed and low daily traffic volumes on Eagle Point Boulevard. In addition, the
proposed site access maintains a greater spacing distance from Hudson Boulevard, which provides for
higher volume cueing within the existing Eagle Point Blvd turn lanes to Hudson Boulevard.
Hudson Boulevard Improvements. Improvements along Hudson Boulevard are required as part of the
Subdivision in accordance with the Hudson Boulevard Design Standards, with an urban section and
bituminous trail along the north boulevard. The proposed preliminary plans provide typical sections that
are consistent with the required improvements. Preliminary plat approval must be contingent upon the
improvements being constructed consistent with the Hudson Boulevard and City Engineering design
standards, and in accordance with Plans and Specifications approved by the City Engineer.
Pedestrian Connectivity. The preliminary plans propose a 6‐foot concrete sidewalk along Eagle Point
Boulevard from the proposed site access location to Hudson Boulevard. A bituminous trail is proposed to
extend east along the full extent of the Hudson Boulevard right‐of‐way. Preliminary plat approval must be
contingent upon the sidewalk and trail being constructed consistent with the Hudson Boulevard and City
Engineering design standards, and in accordance with Plans and Specifications approved by the City.
Private Streets. The streets interior to the development are proposed to remain privately owned and
maintained. Interior street design may require revisions to provide adequate fire lanes and safety access,
subject to review from the Lake Elmo Fire Department.
Secondary Access. The development density on this site requires a secondary access for emergency
services. The site plan proposes a permanent “emergency access only” that connects to the existing
private commercial driveway on the south property line. The emergency access will be a 26‐feet wide
paved surface with grades not exceeding 7%. Preliminary plat approval must be contingent upon the
permanent emergency access being constructed in accordance with Plans and Specifications approved by
the City.
MUNICIPAL SANITARY SEWER
The proposed site is guided in the city’s Comprehensive Plan for Phase I of the Regional Sewer Staging
Plan and would discharge to the MCES WONE Interceptor.
Sanitary sewer service is available to the site. The applicant will be responsible to connect to the city
sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost.
PAGE 3 of 4
The preliminary plans are proposing 146 REC units for a site that was originally planned for 15 REC units.
The proposed sewer connection point has the capacity available to accommodate this increase, however,
lift station pump upgrades will be required sooner than was originally planned by the city due to the
increased capacity demands from this zoning increase and development density.
As a condition of preliminary plat approval, the applicant will be required to pay $100,000 to the
City’s Sewer Enterprise Fund to contribute toward the accelerated and increased lift station upgrades.
The applicant will be required to connect to the existing sanitary sewer along Hudson Boulevard,
connecting to an existing 8‐inch sanitary sewer pipe extending northwest from the I94 Lift Station site.
The preliminary plans propose a connection to this location as required.
The preliminary and final plans must identify the proposed sewer manhole SSWR‐104 as publicly owned
and maintain.
The utility plans must be revised to label each 8‐inch sanitary sewer segment as “private service line”
from SSWR 104 to SSWR 103; from SSWR 103 to SSWR 102; from SSWR 102 to SSWR 101.
MUNICIPAL WATER SUPPLY
Municipal water service is available to the site. The applicant will be responsible to extend municipal
water into the development at its sole cost and will be required to construct a looped watermain network
internal to the site with, at least, a second City watermain connection point. The preliminary plans
propose a looped watermain with two connection points as required; one connection to the existing 12‐
inch trunk watermain located along Eagle Point Boulevard, and one connection to the existing 12‐inch
trunk watermain located along Hudson Boulevard.
The applicant will be responsible to place hydrants and water system valves as determined by the Lake
Elmo Public Works Director and Fire Department. The project proposes three hydrants. Additional
hydrants may be required. All fire hydrants shall be owned and maintained by the city.
Any watermain lines and hydrants placed within the development will remain city owned and operated.
Therefore, minimum 30‐foot easements centered over the pipe/hydrant are required. Easements must be
platted as part of the subdivision. Easements have been shown on the plans but must be revised to meet
city requirements (see Preliminary/Final Plat requirements).
As a condition of preliminary plat approval, the applicant must submit domestic and fire suppression
demands for the proposed 146‐Unit facility. Domestic demands must be based on Met Council SAC
Determination usage methodology and equate to sanitary sewer flow determinations. Fire suppression
demands must include a total fire flow demand using AWWA and ISO methodology and must provide the
demand on the municipal water supply system in gallons per minute (GPM) for a duration of 2 hours.
No watermain pipe oversizing is anticipated at this time.
STORMWATER MANAGEMENT
The proposed development is subject to a storm water management plan meeting State, South
Washington Watershed District (SWWD) and City rules. A permit will be required from both the
Minnesota Pollution Control Agency and SWWD.
Storm water facilities proposed as part of the site plan to meet State and SWWD permitting requirements
must also be constructed in accordance with the City Engineering Design Standards Manual.
The Stormwater Management Report (SWMR) and analysis must be revised to determine if rate and
volume control requirements are met for all points of discharge from the site for all storm event
conditions. The existing and proposed drainage exhibits must be revised to clearly show and label all
points of discharge from the site. The rate control tables must be revised to reference each point of
discharge from the site together with the pre‐development rate and post‐development rate.
The Stormwater Management Report (SWMR) must be revised to provide a summary table of all drainage
and depression areas on site with the existing and proposed NWL and HWL for each area.
The site and grading plans must be revised, if needed, to provide all low floor elevations to be at least
2 feet above any adjacent HWL, and 1 foot above any emergency overflow elevation.
PAGE 4 of 4
The Stormwater Management Report (SWMR) must be revised to provide a summary table of each
proposed BMP for the site together with a detailed description for the proposed facility type and function.
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 maintain facilities, maintenance access roads meeting the City engineering
design standards must be provided for all storm water facilities. Maintenance access must be clearly
shown on the grading plans including access from the public right‐of‐way, and BMP maintenance access
to all flared end sections and forebay.
GRADING PLANS
The preliminary grading plans have been submitted to depict the general grading requirements for the
Project. Preliminary plat approval must be contingent upon the site grading being consistent with the City
Engineering Design Standards, and in accordance with Plans and Specifications approved by the City
Engineer.
The grading plans must provide both the existing and the proposed normal water level (NWL) and 100‐
year high water level (HWL) for both wetlands and all proposed storm water BMPs including the forebay.
The 100‐year HWL contour must be clearly shown on the plans. All NWL and HWL must be revised to be
consistent with the Stormwater Management Report submitted for the project.
The grading plans must clearly show the 100‐year HWL for the existing creek, including the 100‐year HWL
contours and labeling the HWL elevation.
Overland emergency overflows or outlets must be clearly identified on the grading plans.
The grading plans must be revised to better depict the approach grades along the emergency fire access
lane, including the maximum grade allowed.
Revise grading plan to mitigate erosion potential along retaining wall between Eagle Point Boulevard and
wetland #2.
Revise grading to increase pipe cover over storm sewer run STRM 300 to STRM 301.
Revise storm sewer pipe from STRM 100 to STRM 101 to RCP pipe (forebay pipe inlet).
Final plans and specifications must provide all design details for each proposed BMP.
LANDSCAPE PLANS
The preliminary and final landscape plans must be revised to relocate all trees to reside outside of the
proposed public easement areas including the proposed watermain easements and the property line
drainage and utility easements (reserved for small/dry utility corridor).
Relocate trees within 15 feet of proposed fire hydrant along west side of building.
Relocate trees that are within 10 feet from the parcel boundary along Hudson Boulevard (southwest
corner of the development).
Memo
File: 227701390 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect
Mark Flicker, Landscape Architect
Subject: City of Lake Elmo Landscape Plan Review
United Properties Amira Community Review #4
Date: September 27, 2022 (Updated 10/5/22)
Submittals
Civil/Tree Preservation/Landscape Plans dated September 9, 2022, received on September 14, 2022.
Review History
• Initial landscape review on November 26, 2019.
• Resubmittal landscape review on April 5, 2021.
• Resubmittal landscape review on February 10, 2022.
Location: Northeast quadrant of the intersection of Hudson Boulevard & Eagle Point Boulevard
Land Use Category: Mixed Use Business Park - PUD Surrounding Land Use Concerns: None. Special considerations: Shoreland Management and Wetland Protection and Preservation Tree Preservation:
• The following comments from the previous landscape plan review have not been addressed:
− Plan shows many preserved trees near the construction limits with tree protection fence well within
the critical root zone of those trees. In particular tree IDs 70, 73, 104, 147, 149, 152, 173, 177, 184,
186, 188, and 197, among others, are of particular concern as most are large, hardwood Oak
species. Refer to Code 152.12.470 (b) Definitions and (c) (11) Protective measures for critical root
zone definition and tree protection measure distances. Submit a plan showing the critical root zones
for the existing trees to be preserved and additional tree protection notes and details to demonstrate
that all grading and construction impacts are clear of preserved tree critical root zones.
− There are 5 specimen trees identified in the tree inventory, noted as trees 81, 88, 89, 184, and 196. All specimen trees are indicated be preserved, however refer to critical root zones and tree protection measures concern above.
− Include City of Lake Elmo standard tree protection detail on Tree Preservation Plan.
• Tree replacement is required because more than thirty (30) percent of the diameter inches of significant trees surveyed will be removed.
• This project is considered a residential development; therefore, mitigation replacement trees shall be in addition to landscape required tree counts.
September 27, 2022 (Updated 10/5/22)
Molly Just, Planning Director City of Lake Elmo
Page 2 of 4
• Additional tree removals may result in additional tree replacements from that shown in the below calculations table.
Table 1 – Tree Preservation / Mitigation Calculations
Total Caliper Inches of Significant Trees On-Site: 3,256 Cal Inches
Common Trees 272
Conifer/Evergreen Trees 0
Hardwood Trees 1,475
Nuisance Trees 1,509
Significant Inches Removed On-Site 1,264 Cal Inches
Common Trees 108
Conifer/Evergreen Trees 0
Hardwood Trees 365
Nuisance Trees 1133
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 32.4 108
Subtract Conifer/Evergreen Tree Removals 0 0
Subtract Hardwood Tree Removals 109.5 365
Removals in excess of 30% allowances
Removals in excess of 30% allowances 331.1 Cal Inches
Common Removals in Excess of 30% Allowance 75.6
Conifer Removals in Excess of 30% Allowance 0.0
Hardwood Removals in Excess of 30% Allowance 255.5
Common Tree Replacement Needed (1/4 the dia inches removed) 18.9 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) 127.8 Cal Inches
Common Tree Replacement Required @ 2.5" per Tree 8 # Trees
Conifer Tree Replacement Required @ 2.5" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 52 # Trees
Landscape Requirements:
• The landscape plans exceed the minimum code required number of trees. The below table has been
updated with the breakdown of proposed trees in italics.
Code Required Proposed
Street frontage 1700 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 1700 Lineal Feet
/50 Feet = Required Frontage Trees (Existing) 34 34 Trees
Development or Disturbed Area 11.7 Acres
September 27, 2022 (Updated 10/5/22)
Molly Just, Planning Director City of Lake Elmo
Page 3 of 4
*5 = Required Development Trees 59 59 Trees
Interior Parking Lot Spaces* 88 Spaces
/10 = Required Parking Lot Trees 9 9 Trees
Perimeter Parking Lot Frontage Length 470 Lineal Feet
/50 = Required Frontage Strip Trees 10 11 Trees
Required Mitigation Trees 60 60
Required Number of Trees 172
Total Trees Provided 173
• The landscape plans meet the minimum composition of required trees:
Qty % Composition Deciduous Shade Trees 104 60% >25% required
Coniferous Trees 47 27% >25% required
Ornamental Trees 22 13% <15% required
Tree Count 173
• The landscape plans include the required mitigation tree types and quantities:
Required Proposed Onsite
Common Trees 8 40
Conifers 0 47
Hardwood Trees 52 64
• The landscape plans meet the interior parking lot, perimeter parking lot and landscape screening requirements.
• The following comments from the previous plan review have not been addressed:
− The landscape plans do not meet 105.12.480 (b) (7) Design Considerations for utility conflict
requirements:
o Trees shall be planted 10-feet away from all utilities, including water and sewer stubs unless
approved by the City.
− Land disturbance within the wetland buffer and creek/shoreland impact zones, shall be native
vegetation without an underground irrigation system within natural areas. Provide hatching on plans
to indicate type of vegetation and location.
− The land disturbing activities / proposed grading at the base of the wall on Sheet C503 indicate that the proposed 987 contour ties into the existing 986 contour, which suggests that additional land disturbance may be required within the wetland buffer and further impacts to preserved trees may be a result.
September 27, 2022 (Updated 10/5/22)
Molly Just, Planning Director City of Lake Elmo
Page 4 of 4
Findings:
• Land disturbance and grading activities are shown to be in conflict with the existing preserved tree critical
root zones. Please review and revise the grading and tree preservation plans accordingly.
• Sodded turf and irrigation are noted to be located within wetland buffer and shoreland impact zones. Review and revise for appropriate native vegetation cover within these areas and eliminate underground irrigation systems within natural areas.
• Several trees are found to be in conflict with utilities. Provide a revised landscape plan addressing this finding.
Recommendation: It is recommended that a condition of approval remains the same, with the previous comments as listed below to be addressed:
• Submit a revised tree preservation plan and grading plan addressing the grading impacts, critical root
zone, and tree protection measures finding above.
• Submit a revised landscape plan addressing the findings above.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect
P: (952) 334-4838 E: sarah.harding@stantec.com
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Molly Just, Planning Director
From: Dustin Kalis, Fire Chief
Date: 9/23/2022
Re: Preliminary Plat/PUD, Zoning Map Amendment, Comprehensive Plan (Map) Amendment:
United Properties, Hudson Boulevard & Eagle Point Boulevard (PID 3302921440009)
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Preliminary Plat/PUD, Zoning Map Amendment,
Comprehensive Plan (Map) Amendment of United Properties, Hudson Boulevard & Eagle Point Boulevard (PID
3302921440009) review based on submittals dated 9/8/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses. The turning radius plan overlay has been provided and is accepted by the fire
department.
2) The required secondary emergency access is provided and the location is approved by the fire
department. The installation and maintenance of gates or other approved barricades across fire
apparatus access road at both ends shall be provided and approved prior to installation.
3) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
4) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
5) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background. Addresses may be required to be posted adjacent to driveways
or other access ways. Size and placement of address numbers shall be approved by the fire and
planning departments.
6) 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.
7) 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.
8) Standpipes shall be installed compliant with 2016 NFPA 14, Standard for the Installation of Standpipe
and Hose Systems.
9) Fire Department sprinkler connection locations to be approved prior to installation.
10) The fire alarm systems shall be installed compliant with provisions of 2016 NFPA Standard 72, National
Fire Alarm Code. City permit required prior to initiation of work.
“Proudly Serving Neighbors & Friends”
11) The sprinkler system shall be properly monitored by a qualified monitoring company.
12) Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
13) Install compliant exit signage as required by the 2020 MSFC.
14) 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.
15) 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
NFPA 14, 2016 edition
September 9, 2022
Molly Just
Planning Director
City of Lake Elmo
3880 Laverne Avenue North
Suite 100
Lake Elmo, MN 55042
Dear Ms. Just,
United Properties is requesting a Comprehensive Plan Amendment for a 146-unit age-restricted
55+ year old Amira community. This will be independent living with no services- not dissimilar
to the previously contemplated Applewood. The proposed community will include numerous
interior and exterior amenities for residents to enjoy. As proposed, the building will be 4-stories
with an underground parking garage and will include electric vehicle charging stations.
I would like to provide some context on our efforts to develop the “for sale” Applewood
Community. We pursued this development for a couple of years and in fact kicked off our sales
efforts a month before the start of the covid pandemic. This was not ideal timing as we lost
much of 2020 due to the inability to hold in-person meetings. We never got back to full pre-
pandemic activity and the current trend of higher construction pricing and interest rates clearly
impacted the “for sale” housing market. Based on weak sales we decided to consider a change
to rental earlier this year which is still very much in demand.
We have found that our potential buyers have a growing interest in upscale 55+ rental
communities. We believe this is due to increased flexibility and high cost of buying vs. renting
their home. Our Amira brand communities have been very successful. We built our first
community in Roseville which we toured with the Lake Elmo Mayor and opened a second in
Bloomington this past Spring which is already 80% leased. A third community is under
construction in Minnetonka.
https://www.amiracommunities.com/communities
We just completed a market demand study for 55+ rental and it indicates unmet current
demand of 171 units at this location growing to over 200 by 2027. Our approach to changing to
an Amira is to keep as much of the previously approved Applewood design intact including the
building footprint, exterior design, interior common area and sitework. If you put the current
Amira next to the previous 103-unit Applewood, the plans look pretty much identical except for
an added pool, expanded garage parking and secondary emergency access to the south. We
have essentially kept the same footprint and downsized the average unit size to reflect the
rental vs “for sale” market. This will remain a senior community, with no intense services
associated with an assisted living community, resulting in low impact density; it will bring a
similar tax base to the city; and the same developer provided Hudson Blvd improvements. We
would also increase our contribution toward future lift station improvements based on the
increased unit density.
By proceeding with a Comprehensive Plan Amendment from BP (business park) to HDR (high
density residential) to allow for a high-density residential development on this parcel, we firmly
believe this would provide an opportunity to incorporate a low traffic generating residential
land use in this area that is in high demand. We are confident that Lake Elmo’s reputation along
with the local amenities and nearby retail options will make this a very popular location for an
Amira community.
For comparison purposes, we have shown the impacts of a 30,000± SF office building compared
to our proposed Amira project. In our research it was determined that the anticipated tax
revenue for Amira is anticipated to generate approximately 36%-49% more tax revenue than an
office building, as illustrated in Table 1 below.
In addition, the Amira community will generate less traffic than an office building, as well as
require significantly less surface parking spaces, greatly reducing the impacts of an already
challenging site in terms of stormwater management.
TABLE 1: TAX REVENUE COMPARISON
PROPERTY SQUARE
FOOTAGE
ESTIMATED
VALUE
NET TAX
AMOUNT
CURRENT SITE Vacant Land $1,322,800 $60,738
8519 EAGLE POINT BLVD 32,000
$4,090,900
$152,214
8550 HUDSON BLVD N
30,000
$5,577,400
$207,598
AMIRA LAKE ELMO 277,372 $73,000,000
$425,316
Best Regards,
J. Mason
Jennifer Mason
Development Manager
September 9, 2022
Molly Just
Planning Director
City of Lake Elmo
3880 Laverne Avenue North
Suite 100
Lake Elmo, MN 55042
Dear Ms. Just,
United Properties is requesting a Comprehensive Plan Amendment for a 146-unit age-restricted
55+ year old Amira community. This will be independent living with no services- not dissimilar
to the previously contemplated Applewood. The proposed community will include numerous
interior and exterior amenities for residents to enjoy. As proposed, the building will be 4-stories
with an underground parking garage and will include electric vehicle charging stations.
I would like to provide some context on our efforts to develop the “for sale” Applewood
Community. We pursued this development for a couple of years and in fact kicked off our sales
efforts a month before the start of the covid pandemic. This was not ideal timing as we lost
much of 2020 due to the inability to hold in-person meetings. We never got back to full pre-
pandemic activity and the current trend of higher construction pricing and interest rates clearly
impacted the “for sale” housing market. Based on weak sales we decided to consider a change
to rental earlier this year which is still very much in demand.
We have found that our potential buyers have a growing interest in upscale 55+ rental
communities. We believe this is due to increased flexibility and high cost of buying vs. renting
their home. Our Amira brand communities have been very successful. We built our first
community in Roseville which we toured with the Lake Elmo Mayor and opened a second in
Bloomington this past Spring which is already 80% leased. A third community is under
construction in Minnetonka.
https://www.amiracommunities.com/communities
We just completed a market demand study for 55+ rental and it indicates unmet current
demand of 171 units at this location growing to over 200 by 2027. Our approach to changing to
an Amira is to keep as much of the previously approved Applewood design intact including the
building footprint, exterior design, interior common area and sitework. If you put the current
Amira next to the previous 103-unit Applewood, the plans look pretty much identical except for
an added pool, expanded garage parking and secondary emergency access to the south. We
have essentially kept the same footprint and downsized the average unit size to reflect the
rental vs “for sale” market. This will remain a senior community, with no intense services
associated with an assisted living community, resulting in low impact density; it will bring a
similar tax base to the city; and the same developer provided Hudson Blvd improvements. We
would also increase our contribution toward future lift station improvements based on the
increased unit density.
By proceeding with a Comprehensive Plan Amendment from BP (business park) to HDR (high
density residential) to allow for a high-density residential development on this parcel, we firmly
believe this would provide an opportunity to incorporate a low traffic generating residential
land use in this area that is in high demand. We are confident that Lake Elmo’s reputation along
with the local amenities and nearby retail options will make this a very popular location for an
Amira community.
For comparison purposes, we have shown the impacts of a 30,000± SF office building compared
to our proposed Amira project. In our research it was determined that the anticipated tax
revenue for Amira is anticipated to generate approximately 36%-49% more tax revenue than an
office building, as illustrated in Table 1 below.
In addition, the Amira community will generate less traffic than an office building, as well as
require significantly less surface parking spaces, greatly reducing the impacts of an already
challenging site in terms of stormwater management.
TABLE 1: TAX REVENUE COMPARISON
PROPERTY SQUARE
FOOTAGE
ESTIMATED
VALUE
NET TAX
AMOUNT
CURRENT SITE Vacant Land $1,322,800 $60,738
8519 EAGLE POINT BLVD 32,000
$4,090,900
$152,214
8550 HUDSON BLVD N
30,000
$5,577,400
$207,598
AMIRA LAKE ELMO 277,372 $73,000,000
$425,316
Best Regards,
J. Mason
Jennifer Mason
Development Manager
SITE
Eagle Point Business Park - Outlot C - PID 33.029.21.044.0009
Parcels
Easement Lines
COMPUTED UTILITY_DRAINAGE
Trails
Water Lines
MNWASH038007.sid
Red: Band_1
Green: Band_2
Blue: Band_3
MNWASH032009.sid
Red: Band_1
Green: Band_2
Blue: Band_3
9/14/2022, 1:36:31 PM
0 590 1,180295ft
0 180 36090m
1:9,028
SITE
Eagle Point Business Park - Outlot C - PID 33.029.21.044.0009
Parcels
Easement Lines
COMPUTED UTILITY_DRAINAGE
Trails
Water Lines
9/14/2022, 1:34:39 PM
0 300 600150ft
0 80 16040m
1:4,514
! !! !
! ! ! !
! ! ! !! ! ! !
! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !
! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! !! ! !! ! !! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! !
! ! !! ! !! !! !! !! !
! !
! !! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! !! ! !! ! !! ! !! ! !
! ! !
! !! !
! !
! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! !
! !! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! !
! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !! ! !! ! ! !! ! ! !! ! ! ! !! ! ! ! !! ! ! ! !
! !
! !! !! !
! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !
! ! !! !
! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! !
! !! !! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! ! !! ! ! !! ! !! ! !! ! !
! ! ! !! ! ! !! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! !! ! !
! ! !
! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! !! ! !
! ! !! ! !! ! !! ! !! ! !! ! !! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! !
! !! !
! !! !! !! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! !
! ! !
! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! !
! ! !! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! !! ! !! ! !! ! !! ! !! ! !! ! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !
! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! !! ! !! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! !! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! !
! !! !
! !
! !! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! !
! !! !
! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !! ! ! !! ! ! !
! ! ! !! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! !
! !! !! !
! !
! !! !! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! !
! !! !! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! !
! !! !! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! !
! !! !! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! !
! !! !
! !
! !! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !
! ! !
! !
! !! !! !
! !
! !
! !! !! !
! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! !! !
! !! !
! ! !! ! !
! ! !! ! !
! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! !
! !! !
! !
! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !! ! !! ! !
! ! !! ! !
! ! !! ! !! !! !
! !
! !! !
! !! ! !
! ! !
! !! !
! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !! !! !! ! !! ! !! !! !! ! !! ! !! !! !
! !! ! !
! ! !! !
! !! !
! ! !! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! !
! !! !
! !
! !! !
! !
! !! !
! !
! !! !
! !
! !! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! ! !! ! ! !! ! ! !
! ! !! ! !! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! !! !
! !! !! !
! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !! ! !
! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! !! !! !
! !! !
! !
! !
! !! !! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! !
! ! !! ! !
! !
! !! !
! !
! !! !
! ! !
! ! !! ! !! !
! !! !! !
! ! !
! ! !! ! !! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !
! ! !
! ! !! ! !
! ! !
! !
! !! !
! !
! ! !
! ! !! ! !
! ! !
! !! !
! !! !
! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! !! ! !! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! !! !! !
! !! !
! ! !! ! !! ! !
! ! !! ! !
! !! !
! !! !
! !! !
! !! !
! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! ! !! ! ! !! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !! ! !
! ! !! ! !
! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !! ! !
! ! !! ! !
! !! !
! !
! !! !
! !
! !! !
! !! ! !! ! !! ! !! ! !! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !! !
! !! !
! !
! !! !
! !
! !! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! !! ! !
! ! ! !
! ! ! !! ! ! !
! !
! !! !! ! ! !! ! ! !! ! ! !
! ! !! ! !! ! !
! ! !! ! !! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !! ! ! !! ! ! !
! ! ! !
! ! !
! ! !! ! !
! !
! !! !! ! ! !! ! ! !
! !
! !! !
! !
! !! !
! !
! !! !
! !
! !! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! ! !
! ! !! ! !! ! !
! !
! !! !! !
! ! !! ! !! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! !! ! ! !! ! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! !
! !! !
! !
! !! !
! !
! !! !
! !
! !! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! !
! !! !
! !
! !
! !! !
! !
! ! !! ! !
! ! !! ! !
! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !! !
! !
! ! !! ! !! ! !
! !! !! !
! !! !! !
! !! !! !
! ! !! ! !! ! !
! !! !! !
! ! !! ! !! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! !! !
! !
! !! !
! !
! !! !
! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !! ! !! ! !
! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !
! ! !! ! !! ! !
! ! !
! !! !! !
! !
! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !
! ! !
! ! !! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !! ! !
! ! !
! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! !
! ! !! ! !! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !! !
! !! !! !
! !
! ! ! ! !! ! ! ! !! ! ! ! !
! ! ! ! !! ! ! ! !
! ! ! !
! ! ! !! ! ! !
! ! ! !! ! ! !! ! ! !
! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Oakdale
Inwood Av enue Nort h
10th St reet N ort h
5t h Street North
Eagle
P
oint B
oulevar
d
LakeOlson
Lake Jane
LakeElmo
Sunfish L
a
k
e
EaglePoint L
a
k
e
DownsLake
0 1800 3600 5400 7200Ft ´
Future Land Use Map
2040 FutureLand Use
Map Date: August, 2022 Planned Roadway (Parkway)MUSA Boundary
C
Closed Landfill
Institutional
ParkBP
LB
V-HDR
V-MU
PSP
ROW
AP
RAD
RSF
RSFS
GC
LDR
MDR
HDR
MU-BP
MU-C
V-LDR
V-MDR
LakeDeMontreville
Lake Jane
LakeOlson
SunfishLake
Lake Elmo DownsLake
HorseshoeLake
RoseLakeGooseLake
Eagle PointLake
Designation of
indicated parcel
to change from
MU-BP to HDR
A100
RENDERED SITE PLAN
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
EXTERIOR ELEVATIONS
EAST ELEVATION AT POOL AND DECK AREA
WEST ELEVATION
m o
END ELEVATION (TYPICAL)
EXTERIOR MATERIAL PALETTE
VERTICAL BOARD &
BATTEN METAL
PANEL SIDING
HORIZONTAL METAL
PANEL SIDING
CULTURED STONE RAISED STUCCO
FIBER CEMENT
PANEL
METAL TRIM
WOOD
TEXTURE/STAIN
A401
EXTERIOR
ELEVATIONS &
MATERIALS
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING
CULTURED
STONE
ROCK-FACED
BLOCK
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING
CULTURED
STONE
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
FIBER
CEMENT
PANEL
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING CULTURED
STONE
SEPT 9, 2022
GENERATOREDGE OF WATEREDGE OF
WATERCENTERLINE CREEKBRIDGEABUTTMENT(WATER ELEV. = 978.2 AS OF 7/11/19)DASHED PAVEMENT STRIPEAPPROXIMATELOCATIONPIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NO
PARKING
NO
PARKING
SENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
D
DEEB
B
C
F
G
G
N
H
L
L
O O
P
P
P
P
P
Q
M M
M
M
M
M
M
M
MZ
Z
C
E
E
AA
BB
O
BB
I
AA
F
L
K
E
AA
AA
STEP(S), SEE
SHEET C500
A
E
E
EMAIN ENTRANCE
PROPOSED REDIROCK (OR
APPROVED EQUAL) RETAINING
WALL WITH GUARDRAIL;
SEE SHEET C500 AND C706
CENT
E
R
LI
N
E
O
F
EXIS
TI
N
G
C
R
E
E
K
EDGE OF EXISTING
WETLAND
EDGE OF EXISTING
WETLAND
SSWD 50'
WETLAND BUFFER
PROPOSED PLAZA
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED 30' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C416 FOR
HUDSON BLVD IMPROVEMENTS.
25' S
H
O
R
E
L
A
N
D I
M
P
A
C
T
ZONE
SHOR
E
L
A
N
D
B
UI
L
DI
N
G
SETB
A
C
K
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLAND
MANAGE 2 SETBACK
EXISTING WETLAND
PROPOSED DRAINAGE
& UTILITY EASEMENT
PROPOSED MODULAR BLOCK
RETAINING WALL W/ FENCE;
SEE SHEET C500 AND C706
PROPOSED ROW
DEDICATION
PROPOSED RETAINING WALL;
SEE SHEET C504, C505 AND C706.
EXISTING LIFT
STATION
PROPOSED 10' DRAINAGE &
UTILITY EASEMENT
SEE SHEET C403 - HUDSON BLVD &
EAGLE POINT BLVD TYPICAL SECTIONS
SEE SHEET C403 -
HUDSON BLVD &
EAGLE POINT BLVD
TYPICAL SECTIONS
PROPOSED FLAG
POLE, BY OTHERS
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
ORDI
N
A
R
Y
HI
G
H
W
A
T
E
R
LEVE
L
A
S
D
E
LI
N
E
A
T
E
D
1
1/
2
0
1
9
PROPOSED FIRE PIT (OWNER TO
CONFIRM TYP; COORD. WITH MEP PLANS)
PROPOSED MODULAR BLOCK RETAINING
WALL W/ FENCE; SEE SHEET C500 AND C706
PROPOSED 1-1.5'
RETAINING WALL; SEE
SHEET C500 AND C706
3
3
3
3
3
3
1
33
3
33
3
PROPOSED 5' DRAINAGE
& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C416
FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416
FOR HUDSON BLVD IMPROVEMENTS.
12+
0
0
13+0
0
14+0
0
15+0
0
16+0
0
17+0
0
18+0
0
19+0
0 20+0021+0022+00R21.0'26.0'PREPARE SITE FOR GAZEBO
(SEE ARCH PLANS)
PROPOSED
COMMUNITY
GARDEN AREA
TEMPORARY FIRE
LANE ACCESS
POND
MAINTENANCE
ACCESS
INFILTRATION BASIN
26.0'26.0'26.0'26.0'26.0'G
E
3
F
O
O
P
P
P
P
J
J
O O O O
O
O
P
P
3
2
E
P
P
P ADA ROUTEADA
R
O
U
T
E
8.0'
8.0'9.0'26.0'50.0'50
.
0
'24.0
'
8
1
.
7
'26.0'6.0'18.0'9.0
'100
.0
'50
.0
'
10
0
.
0
'
50.
0
'10.0'6.6'
6.5'23.5'
26.0'18.0'9.0'9.0'5.0'26.0'26.0'
1
8
.
0
'
2
6
.
0
'22
.0
'
10.0'10.0
'18.0'26.0'18.0'18.0'9.0'
18.0'14.7'9.0'18.0'24.0'ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA R
O
UT
E
ADA
R
O
U
T
E
ADA
R
O
U
T
E
ADA ROUTE ADA ROUTE ADA ROUTE ADA ROUTE
ADA
R
O
U
T
E
ADA ROUT
E
ADA ROUTE
AD
A
RO
U
T
E
A
D
A
RO
U
T
E
ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTE3
G 6.0'3
PROPOSED 30'
DRAINAGE &
UTILITY EASEMENT
PROPOSED 30'
DRAINAGE &
UTILITY
EASEMENT
20.0
'18.0
'20.0
'
9.0'
9.0'60.0°
'
UNDERGROUND
PARKING EXTENTS
(SEE ARCH PLAN)
16.
1
'20.9'NORTHING: 175419.95
EASTING: 475566.48
NORTHING: 175178.02
EASTING: 475629.18
NORTHING: 175151.03
EASTING: 475568.49
NORTHING: 175049.79
EASTING: 475630.49
NORTHING: 175050.63
EASTING: 475568.49
NORTHING: 175348.03
EASTING: 475494.12
PROPOSED MODULAR BLOCK RETAINING
WALL W/ FENCE; SEE SHEET C500 AND C706
3
11
9
10
17
25
9
2
2
H
18.0'18.0'60.0°'5.
0
'
C
C
C
C
C
C
C
C
C
P
G
G
PROPOSED MODULAR BLOCK
RETAINING WALL W/ FENCE;
SEE SHEET C500 AND C706
FIRE LANE SIGNAGE
SIGN TYPE A (SEE SHEET C702)
SIGN TYPE C (SEE SHEET C702)
SIGN TYPE D (SEE SHEET C702)
1
2
3
FIRE LANE SIGNAGE SHALL COMPY WITH INTERNATIONAL
FIRE CODE. SIGNAGE SHALL HAVE RED LETTERS ON
WHITE REFLECTIVE BACKGROUND.
DATE:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE STATE OF
MINNESOTA.
MN
LIC. NO.
JARED F. JONES, PE
01/10/2022 46610
PROPOSED CURB AND GUTTER
PROPERTY LINE
PROPOSED FENCE
SETBACK LINE
RETAINING WALL
PROPOSED CONCRETE SIDEWALK
LEGEND
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg September 11, 2022 - 2:27pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHPROPOSED STANDARD DUTY ASPHALT
KEYNOTE LEGEND
PROPOSED (7'X10') PLANTER BOXES WITH 5' CLEAR SPACE
BETWEEN
MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER
B612 CURB & GUTTER (TYP.)
B624 CURB AND GUTTER
FLAT CURB
MOUNTABLE CURB
ACCESSIBLE PEDESTRIAN CURB RAMP
ACCESSIBLE PARKING SIGN
ACCESSIBLE PARKING
AREA STRIPED WITH 4" SYSL @ 45° 2' O.C.
FIRE DEPARTMENT CONNECTION; REFER TO MEP PLANS
SITE SIGNAGE - SEE ARCH PLANS
LANDSCAPE AREA - SEE LANDSCAPE PLANS
COMMERCIAL DRIVEWAY APRON
PROPOSED DECK, SEE ARCH PLANS
PROPOSED PATIO, SEE SHEET C500 AND ARCH PLANS; PATIO GRADES
SHALL NOT EXCEED 2% IN ANY DIRECTION
PROPOSED PLANTER, SEE LANDSCAPE PLANS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
PROPOSED PAVEMENT MARKING
PROPOSED TRANSFORMER; REFER TO MEP
PROPOSED GENERATOR; REFER TO MEP
PROPOSED CONDENSER; REFER TO MEP
PROPOSED PEDESTRIAN CROSS WALK
'DO NOT ENTER/ FIRE ACCESS ONLY' SIGNAGE
'RESERVED NO PARKING' SIGNAGE
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
V
W
X
Y
Z
AA
BB
CC
PROPOSED HEAVY DUTY ASPHALT
PROPOSED MILL AND OVERLAY
PROPOSED BITUMINOUS TRAIL
PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS
PROPOSED LIGHT POLE; REFER TO MEP PLANS
C400BAW
09/09/2022
JFJ
19.1001.04
SITE PLAN
PROPOSED ROCK MULCH
PROPOSED STAMPED CONCRETE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
PROPOSED HEAVY DUTY CONCRETE
PROPOSED STORMWATER MANAGEMENT AREA
ADA ROUTE SETBACK LINE
MAINTENANCE ACCESS PATH NOT WITHIN 100-YEAR HWL
12" CLASS V (MNDOT SPECIFICATION TABLE 3138-5)
OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
MAINTENANCE ACCESS PATH WITHIN 100-YEAR HWL
12" CLEAN CRUSHED ROCK (34" - 1 14" GRADATION) OVER TENSAR
BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
BUILDING DATA SUMMARY
AREAS
PROPOSED PROPERTY 508,702 SF (11.68 AC)
BUILDING AREA 53,900 SF (10.60% OF TOTAL
PROPERTY AREA)
PARKING
PROPOSED PARKING 234 SPACES @ 1.6 SPACE PER
DWELLING (146 DWELLINGS)
PROPOSED SURFACE PARKING 88 SPACES
PROPOSED GARAGE PARKING 146 SPACES; SEE ARCH PLANS
ADA SURFACE STALLS REQ'D / PROVIDED 4 SPACES / 4 SPACES
PROPERTY SUMMARY
AMIRA LAKE ELMO
TOTAL EXISTING PROPERTY AREA 508,702 SF (11.68 AC)
PROPOSED RIGHT OF WAY DEDICATION 2,800 SF (0.07 AC)
TOTAL PROPOSED PROPERTY AREA 505,902 SF (11.61 AC)
TOTAL OPEN SPACE AREA 283,307 SF (6.50 AC)
PUBLIC TRAILS AREA 12,252 SF (0.28 AC)
EXISTING IMPERVIOUS AREA 0 SF (0.00 AC); [0.00%]
EXISTING PERVIOUS AREA 505,902 SF (11.61 AC); [100.00%]
PROPOSED IMPERVIOUS AREA 157,880 SF (3.62 AC); [31.00%]
PROPOSED PERVIOUS AREA 350,822 SF (8.06 AC); [69.00%]
ZONING SUMMARY
EXISTING ZONING BP-PUD
PARKING SETBACKS SIDE/REAR = 0'
ROAD = 0'
BUILDING SETBACKS
FRONT = 20'
SIDE = 20'
REAR = 0'
LIMITS OF DISTURBANCE SUMMARY
TOTAL DISTURBED AREA 10.52 AC
HUDSON BLVD IMPROVEMENTS 2.34 AC
EXISTING IMPERVIOUS AREA 1.13 AC
EXISTING PERVIOUS AREA 1.21 AC
PROPOSED IMPERVIOUS AREA 1.23 AC
PROPOSED PERVIOUS AREA 1.11 AC
ON-SITE IMPROVEMENTS 8.67 AC
EXISTING IMPERVIOUS AREA 0.00 AC
EXISTING PERVIOUS AREA 8.67 AC
PROPOSED IMPERVIOUS AREA 3.62 AC
PROPOSED PERVIOUS AREA 5.05 AC
PROPOSED STANDARD DUTY ASPHALT - PER CITY STANDARDS
CSSIG
N
A
G
E
GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NO
PARKING
NOPARKING
SENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
D
D D10
.
0
'DD
D 10.0
'14.0
'30.00'CO120 LF - PRIVATE 8" PVC
@ 4.43%
SSWR 104
CONSTRUCT MANHOLE OVER
EX. SANITARY SEWER
(PUBLICLY OWNED AND MAINTAINED)
RE:970.16
IE:955.00 NE
IE:954.83 NW
IE:954.83 SE
SSWR 103
PRIVATE 48" SSWR MH
RE:973.03
IE:960.42 N
IE:960.32 SW
92 LF - 8" PVC
@ 4.43%
SSWR 102
PRIVATE 48" SSWR DROP MH
RE:983.00
IE:971.44 E
IE:964.51 S
73 LF - 8" PVC
@ 2.00%
SSWR 101
PRIVATE
CLEANOUT
RE:986.98
IE:972.90 E
IE:972.90 W
SSWR 100
SANITARY SERVICE
RE:987.36
IE:973.00 W
30.00'12.00'D1
2
.
0
0
'38.72'12.00'SSWR MH
IE: 959.37(NW)
IE: 955.12(SE)
18" RCP FES
IE: 965.60
18" RCP FES
IE: 966.85
84" CMP FES
IE:958.76
12" DIP WATERMAIN
SSWR DROP MH
RIM: 968.32
IE (16" SE): 959.05
IE (8" NW): 954.17
IE (16" NE): 952.88
EXIST. SSWR LIFT STATION
16" DIP SANITARY
8" FORCEMAIN
84" CMP STRM SEWER
12" DIP WATERMAIN
12" DIP WATERMAIN
36" RCP CLIII
36" RCP FES
INV. 974.0
EXISTING WETLAND
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLAND
MANAGE 2 SETBACK
BMP #1 PROPOSED
STORMWATER
MANAGEMENT BASIN
BMP #2 PROPOSED
UNDERGROUND
STORMWATER
MANAGEMENT AREA
36" RCP CLIII
8" SANITARY
18" RCP FES
INV. 982.58
18" RCP FES
INV. 976.13
18" RCP FES
INV. 974.19
18" RCP FES
INV. 972.58
18" RCP FES
INV. 972.92
30" RCP STORM
C
6" DOMESTIC WATER
SERVICE (PRIVATE)
6" FIRE SERVICE (PRIVATE)
CONNECT TO EXISTING 12" WATERMAIN
WITH 12"x8" TAPPING SLEEVE AND 8" VALVE.
WORK TO BE COMPLETED BY
AND COORDINATED BY CONTRACTOR.
CONTRACTOR TO VERIFY LOCATION,
MATERIAL, CONDITION, AND INVERT
PROPOSED 8"
WATER MAIN
PROPOSED 8"
WATER MAIN
PROPOSED 8"
WATER MAIN
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
PROPOSED 30'
UTILITY EASEMENT
PROPOSED 30'
UTILITY EASEMENT
PROPOSED 30'
UTILITY
EASEMENT
EDGE OF
EXISTING
WETLAND
SSWD 50'
WETLAND BUFFER
CENT
E
R
LI
N
E
O
F
EXIS
TI
N
G
C
R
E
E
K
APPR
O
XI
M
A
T
E
2
5'
SHOR
E
L
A
N
D I
M
P
A
C
T
Z
O
N
E
APPR
O
XI
M
A
T
E
S
H
O
R
E
L
A
N
D
BUIL
DI
N
G
S
E
T
B
A
C
K
PROPOSED FIRE
HYDRANT WITH 6"
GATEVALVE AND
8"X6" REDUCER
C
C
F
C
C
C
CC
E
C
D
COORDINATE ALL
UTILITY CONNECTIONS
WITH MEP PLANS
PROPOSED 10' UTILITY
EASEMENT
ORDI
N
A
R
Y
HI
G
H
W
A
T
E
R
LEVE
L
A
S
D
E
LI
N
E
A
T
E
D
1
1/
2
0
1
9
PROPOSED TRANSFORMER
PAD; COORD W/MEP
15" PVC
SANITARYA
12" DIP WATERMAIN
A
15" RCP STORM A
15" RCP STORM A
AA
EX. SSWR MH
ASJUST RIM: 973.52
IE (15" SE): ±962.77
IE (15" NE): ±962.77
STORM MH
RIM: 981.80
IE (18" SE): ±977.40
A
STORM MH
RIM: 978.72
IE (18" SE): ±974.24
A
B
C
J
K
L
K
PROPOSED 30'
UTILITY EASEMENT
CONNECT TO EXISTING 8" DIP STUB
WITH TAPPING SLEEVE AND 8" VALVE;
WORK TO BE COMPLETED BY
AND COORDINATED BY CONTRACTOR.
CONTRACTOR TO VERIFY LOCATION,
MATERIAL, CONDITION, AND INVERT
M
O
P
N
Q
Q
Q
Q
Q
B
C
G
Q
C
E PROPOSED FIRE
HYDRANT WITH 6"
GATEVALVE AND
8"X6" REDUCER
S
S
PROPOSED 5' DRAINAGE
& UTILITY EASEMENT
T
T
T
T
T
T
T
T
T
T
8" PVC
SANITARY
12" DIP
WATERMAIN
8" PVC
SANITARY
8" PVC
SANITARY
A
30.00'G
T
H
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg September 11, 2022 - 2:43pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
UTILITY PLAN NOTES
1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED
UTILITIES.
2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS:
8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP
8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP
6" PVC SCHEDULE 40 PER ASTM D-1785
DUCTILE IRON PIPE PER AWWA C150
3.WATER LINES SHALL BE PER CITY OF LAKE ELMO ENGINEERING DESIGN CITY STANDARDS::
4" AND LARGER DUCTILE IRON PIPE CLASS 52 PER AWWA C150
SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER
ANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.
4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET.
5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING,
WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND
PROJECT DOCUMENTS.
6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL
CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE).
7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES.
8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND
GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40
OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE
CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS
REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI
A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).
9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.
10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT
ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH
WATERTIGHT LIDS.
11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000
P.S.I.
12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.
13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.
14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF LAKE ELMO
AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER
LINES.
15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING
UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES,
AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED
ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY
COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF
UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING
UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS
REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES.
17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS
AND SPECIFICATIONS.
18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.
19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF
THE BUILDING. REF. ARCH / MEP PLANS.
20.ALL ONSITE SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. ALL WATERMAINS AND
HYDRANTS PLACED WITHIN THE DEVELOPMENT WILL REMAIN CITY OWNED AND OPERATED.
21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING.
22.ALL FIRE HYDRANTS TO BE OWNED AND MAINTAINED BY THE CITY.NORTHKEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
8"X8" TEE AND 8" GATEVALVE
8" WATERMAIN BEND
FIRE HYDRANT ASSEMBLY, PROVIDE 8"X6" TEE, 6" WATERMAIN AND 6" GATE
VALVE
FIRE HYDRANT ASSEMBLY, PROVIDE 6" BEND, AND 6" WATERMAIN
8"X6" TEE AND 6" GATE VALVE
6" WATERMAIN BEND
8"X8" TEE
NOT USED
PROPOSED GAS METER. REFERENCE MEP PLANS FOR LOCATION AT BUILDING
PROPOSED GAS SERVICE. REFERENCE MEP PLANS FOR ENTRY AT BUILDING
CONNECT GAS TO EXISTING GAS MAIN; COORD W/ UTILITY PROVIDER
PROPOSED ELECTRIC SERVICE. REFERENCE MEP PLANS FOR CONNECTION AT
TRANSFORMER
CONNECT ELECTRIC TO EXISTING POWER; COORD W/ UTILITY PROVIDER
PROPOSED COMMUNICATIONS SERVICE. REFERENCE MEP PLANS FOR ENTRY AT
BUILDING
CONNECT COMMUNICATIONS TO EXISTING FIBER; COORD W/ UTILITY PROVIDER
ALL SMALL/DRY UTILITIES FOR SERVING FACILITY ARE NOT PERMITTED WITHIN 10
FEET OF THE CITY WATERMAIN AND MAY ONLY CROSS PERPENDICULAR TO CITY
WATERMAIN
FIRE DEPARTMENT CONNECTION - SEE MEP PLANS
CONDUIT FOR ELECTRIC VEHICLE CHARGING - SEE MEP PLANS
SEWER/WATERMAIN CROSSING, PROVIDE MINIMUM 18" VERTICAL SEPARATION,
WHEN SEWER CROSSES ABOVE WATER, THE PIPE SHALL BE PVC SCHEDULE 40
PER ASTM D-1785, ONE FULL LENGTH OF WATER PIPE SHALL BE CENTERED AT
THE CROSSING AS POSSIBLE. 2" INSULATION REQUIRED AT STORM/WATER
CROSSINGS.
NOT USED
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
SANITARY SEWER MANHOLE
STORM SEWER
SANITARY SEWER
WATERMAIN
GATE VALVE
HYDRANT
TEE
REDUCER
UNDERGROUND ELECTRIC
TELEPHONE
GAS MAIN
STORM SEWER
LEGEND
CO SANITARY CLEANOUTCO
EXISTING PROPOSED
LIGHTED BOLLARD; REFER TO MEP PLANS
LIGHT POLE; REFER TO MEP PLANS
FLOOD LIGHT; REFER TO MEP PLANS
DATE:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE STATE OF
MINNESOTA.
MN
LIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C600BAW
09/09/2022
JFJ
19.1001.04
UTILITY PLAN
WATERMAIN NOTES:
1.ALL WATERMAIN SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE MOST CURRENT
EDITION OF THE CEAM SPECIFICATIONS.
2.CONTRACTOR SHALL PROTECT EXISTING UTILITIES.
3.CONTRACTOR SHALL COORDINATE ALL UTILITY IMPACTS WITH APPROPRIATE UTILITIES.
4.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL.
5.THE CONTRACTOR SHALL PROVIDE 48 HOURS ADVANCE NOTICE AND COORDINATE ANY
PROPOSED WATER SERVICE INTERRUPTIONS WITH THE DEPARTMENT OF PUBLIC WORKS.
UNDER NO CIRCUMSTANCES SHALL WATER SERVICE TO ANY BUSINESS BE SHUT OFF
DURING NORMAL BUSINESS HOURS 7:00AM TO 6:00PM.
6.WATERMAIN PIPE SHALL BE ENCASED IN POLYETHYLENE.
7.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.S.A1. ALL FITTINGS SHALL BE
DUCTILE IRON PIPE WITH POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE
INSTALLED UTILIZING COR-BLUE NUTS & BOLTS.
8.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR
APPROVED EQUAL. GATE VALVES MUST COMPLY WITH CEAM 2PEC 2611.S.C.2.
9.BUTTERFLY VALVES SHALL BE MUELLER LINESEAL III, OR APPROVED EQUAL. BUTTERFLY
VALVES SHALL COMPLY WITH CEAM SPEC. 2611.2.C3.
10.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL.
11.HYDRANTS SHALL BE WATEROUS "PACER", MODEL WB-67 OR APPROVED EQUAL, FITTED
WITH FH 800 SERIES FLEX STAKE AND PAINTED RED.
12.HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2-1/2 (I.E.) HOSE CONNECTIONS AND
ONE 4" STORZ NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP.
13.ALL LANDSCAPING DAMAGED OR REMOVED AS A RESULT OF WATERMAIN CONSTRUCTION
SHALL BE REPLACED OR REPAIRED TO EXISTING OR BETTER CONDITION. (INCIDENTAL)
14.CONTRACTOR TO MAINTAIN 7.5' COVER OVERALL WATERMAIN, INCLUDING HYDRANT
LEAD. CONTRACTOR TO NOTIFY ENGINEER IF HYDRANT LEAD COVER IS INSUFFICIENT.
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
*ALL SMALL/DRY UTILITIES FOR SERVING
FACILITY (I.E. GAS/ ELECTRIC/ FIBER/
TELEPHONE/ CABLE/ ETC) WILL NOT BE
PERMITTED WITHIN 10 FEET OF THE CITY
WATERMAIN AND MAY ONLY CROSS
PERPENDICULAR TO CITY WATERMAIN*
Amira of Lake ElmoDescriptionDate of Commencement (4/1/23)Site Work MobilizationOffsite Hudson Blvd Work Site Prep Building Excavation Site Utilities Backfill & Rough GradeCurb/Asphalt/Sidewalks LandscapingSection 1 Footings/Foundations PrecastFramingEnclosureMEP Rough-insFinishesPunchoutSection 2 Footings/Foundations (complete in 2 phases) PrecastFramingEnclosureMEP Rough-insFinishesPunchoutSection 3FramingEnclosureMEP Rough-insFinishesPunchout TCO / Substantial Completion (9/1/24)Feb MarSep Oct Nov Dec JanPreliminary Construction ScheduleAmira of Lake ElmoSeptember 8, 2022May Jun Jul AugApr Sep20232024Apr May Jun Jul Aug
kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197
MEMORANDUM
To: Molly Just, Planner Director
CC: Jack Griffin, City Engineer
From: Mitchell Cookas, PLA & Jared Jones, PE
Kimley-Horn and Associates, Inc.
Date: September 9, 2022
Subject: Amira Lake Elmo – Preliminary PUD and Plat
PRELIMINARY PLAT APPLICATION WRITTEN STATEMENTS
a. A listing of contact information including name(s), address(es) and phone number(s) of: the
owner of record, authorized agents or representatives, engineer, surveyor, and any other
relevant associates.
United Land LLC: Alex Hall; 651 Nicollet Mall, Suite 450, Minneapolis, MN 55402;
952.820.8725. In addition, the engineer, surveyor, and other relevant associates
information is located on sheet C000.
b. A listing of the following site data: Address, current zoning, parcel size in acres and square
feet, property identification number(s) (PID), and current legal description(s). Address: 85XX
Eagle Point Blvd. N. (address # to be confirmed by City), Parcel size: 508,702 SF (11.68
acres), PID #: 33.029.21.044.0009, Legal description: Outlot C, Eagle Point Business
park 2nd addition, according to the plat thereof filed of record in the office of the
Registrar of Titles in and for Washington County, Minnesota.
c. Final Subdivision and Lot Information:
a. The name of the Final Plat. AMIRA LAKE ELMO.
b. A table listing the lot and block number, size of lot, width of lot, and depth of lot.
c. Final exact area calculations of parks, trails, and any other dedicated public open
space; and estimated values of all dedicated land and improvements (trails, park
equipment, sports fields, etc.).
The estimated value of 2,800 sq. ft. of dedicated land along Eagle Point Boulevard is $45,000
and the public trail (12,525 sq. ft.) along Hudson Blvd is $400,000.
LOT BLOCK AREA (SQ. FT.) WIDTH DEPTH
1 1 508,702 IRREGULAR IRREGULAR
Page 2
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
These area calculations may also be found on the ‘Property Summary’ table within the
attached plan sheet C400.
d. Final exact area calculations of wetlands and buffers.
Wetland area: 63,137 sq. ft.
Wetland buffer area: 46,422 sq. ft.
e. Final proposed area calculations for all dedicated right-of-ways.
2,800 sq. feet will be dedicated as Eagle Point Blvd.
f. Proposed legal descriptions for: all lots, easements to be created (if not being
dedicated on the plat), and easements to be vacated (if any).
Lot 1, Block 1, AMIRA LAKE ELMO, Washington County, Minnesota.
d. An explanation of how issues have been addressed since the Sketch Plat phase of the
development.
See Conditions of Approval section below, copied from comment response for
Applewood Pointe dated 04/01/2022.
e. A narrative explaining the intent of the project and/or your original revised vision for the
finished product.
Provide the community with an active adult senior housing option. Please see the
project narrative that has been packaged with this submittal.
f. A statement showing the final density of the project with the method of calculating said
density shown.
146 units / 11.68 acres (508,702 sq. ft.) = 12.5 units / acre
g. Discuss proposed infrastructure improvements and phasing thereof (i.e. proposed roadways,
sewer systems, water systems, sidewalks/trails, parking, etc) necessary to serve the
subdivision.
Project includes upgrades within and to Hudson Blvd. and Eagle Point Blvd. (including
a new public trail and public sidewalk) plus utility improvements that consist of new
storm sewer, watermain and sanitary sewer upgrades to the adjacent public lift station.
h. If applicable, a narrative addressing how concerns/issues raised by neighboring properties
have been addressed (discussing your proposal with the neighboring land owners is
recommended to get a sense of what issues may arise as your application is processed).
An easement agreement has been drafted with the High Pointe Medical Center granting
us emergency access from the property’s private drive to the Amira site. All parties
have reviewed and agreed upon the terms of the agreement; however, the document is
awaiting execution signatures.
Page 3
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
Business owners from the Eagle Point Townoffice Park attended the first public
hearing in 2019 regarding drainage issues on their site that hadn’t been addressed by
United Properties, who was the master developer when their property was developed.
Since then, United Properties has worked with the business owners to redesign and
perform grading work on the swale towards the south portion of their site to address
the drainage issues. All improvement costs were incurred by United Properties and the
business owners have expressed their gratitude in resolving the issue.
i. If applicable, a description of how conflicts with nearby land uses (livability, value, potential
future development, etc.) and/or disturbances to wetlands or natural areas are being avoided
or mitigated.
The project team does not anticipate any conflicts with nearby land uses given the
proposed senior housing (market rate rentals) land use. The site layout and grading
has been designed to preserve the existing wetland features with adequate wetland
buffers.
j. Provide justification that the proposal will not place an excessive burden on roads (traffic),
sewage, water supply, parks, schools, fire, police, or other public facilities/services (including
traffic flows) in the area.
According to the prior comments and review for the Amira Project and ongoing
coordination with the City, the project team believes to be providing adequate
improvements to mitigate any potential burdens on the public infrastructure systems.
k. If applicable, provide a description of proposed lakeshore access (i.e. shared dock with
multiple slips, individual docks for each lot, etc.). Not applicable.
l. A description of proposed parks and/or open space, including a brief statement of the overall
land dedication or fees to be paid in lieu of land dedication that meets the public land
dedication requirements of the Subdivision Ordinance.
Park Dedication Fees estimated to be $66,000.
m. A proposed development schedule indicating the approximate date when
construction of the project, or stages of the same, can be expected to
begin and be completed (including the proposed phasing of construction
of public improvements and recreational and common space areas).
Construction is anticipated to begin in Spring 2023 and be completed in Summer/Fall
2024. A preliminary construction schedule has been included for the development.
Page 4
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
CONDITIONS OF APPROVALS RESPONSES
(Copied from comment response for Applewood Pointe dated 04/01/2022)
1. That the City approves a Comprehensive Plan Amendment to amend the City’s Land Use Plan
to re-guide the property from BP (business park) to MU-BP (mixed use business park).
Acknowledged
2. That the City approves a Zoning Map Amendment to rezone the site from BP (business park)
to MU-BP (mixed use business park).
Acknowledged
3. That the future final plat and final PUD plans would be for the parcel with the PID #
33.029.21.44.0009.
Acknowledged, to be shown on final plat once preliminary plat is approved.
4. That the applicant prepare any future final plat and final PUD plans showing all of the site
perimeter property lines - including any revisions for the dedication of additional right-of-way
or easements that may be needed for Hudson Boulevard or for Eagle Point Boulevard.
Acknowledged, please see attached plat and associated plans.
5. That the future final plat and final PUD Plans submittal identify all requests for flexibility from
the Zoning Code.
No variances have been requested.
6. That the applicant addresses all comments in the City Engineer’s Memorandum dated January
7, 2020 with the updated preliminary plat and preliminary PUD Plan submittal. These include
completing all necessary improvements in and along Hudson Boulevard and Eagle Point
Boulevard, installing a public trail along Hudson Boulevard, the dedication of additional street
right-of-way and managing all storm water on the site.
Acknowledged.
7. That the final Plat and final PUD Plans submittal include complete tree
preservation/replanting and landscape plans to be reviewed and approved by the City’s
Landscape Architect. The landscape plans must be revised to relocate all trees outside of the
proposed public easement areas including the proposed watermain easements and the
property line drainage and utility easements.
Acknowledged, please see updated Landscape plans.
8. That the final Plat and final PUD Plans submittal include accurate open space and impervious
surface calculations.
Acknowledged, see sheet C400 for area calculations.
9. That the final plat show drainage and utility easements over the stormwater ponding areas,
wetlands and the wetland buffers, including the 100-year high water level.
Acknowledged, see attached final plat with the respective drainage and utility
easements.
10. That the applicant/developer provide the City fees in lieu of park land dedication as required
by 153.14 with future final plat.
Correct, park dedication fees will be provided in lieu of park land dedication.
Page 5
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
11. That the final plat and final PUD Plans submittal include detailed architectural plans for the
building.
See attached architectural plans
12. The applicant receives a permit from the South Washington Watershed District for the
construction of the proposed development.
A Watershed permit had been previously approved for the larger proposed building.
Kimley-Horn to resubmit to the South Washington Watershed District with the updated
plans and revised stormwater report
13. That the applicant/developer install an 8-foot-wide trail along Hudson Boulevard and a 6-foot-
wide concrete sidewalk along Eagle Point Boulevard as a part of the site improvements.
Acknowledged, see attached sheet C400 with trail and sidewalk included.
14. That the applicant/developer installs all the required improvements in and adjacent to Hudson
Boulevard.
Acknowledged
15. All storm water facilities internal to the site shall be privately owned and maintained. A storm
water maintenance and easement agreement in a form acceptable to the City shall be
executed and recorded with the final plat for all 100-year high water level areas and to protect
all overland emergency flow paths.
Acknowledged
16. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in these
conditions.
Acknowledged
17. That the PUD overlay zoning allow for the following:
a. Setbacks:
Amira Lake Elmo - Minimum Building Setbacks
b. The maximum building height shall be 50 feet
The architectural building heights have not changed since the preliminary plat
submittal. See attached architectural plan sheets for reference
18. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and
easements for Hudson Boulevard and for Eagle Point Boulevard. These shall include any
drainage and utility easements, any additional street right-of-way and any necessary
pedestrian easements for sidewalks or trails.
Acknowledged.
Page 6
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
19. The Final Plat/Final PUD submittal must include a complete storm water management plan
and construction plans that provide all design details for the proposed underground storage
systems including details regarding building roof drainage connections.
Acknowledged, Stormwater plan sheets and details (Sheets C508, C510, C512, C513) to
be updated following preliminary PUD/Plat approval.
20. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and South
Washington Watershed District approval before starting any grading or construction
activities.
Acknowledged.
21. That the Final Plat/Final PUD include South Washington Watershed District preliminary
review comments and that the applicant provide the City evidence that all conditions
attached to a South Washington Watershed District permit will be met before the starting
any grading activity on the site.
Acknowledged, see item # 12 above.
22. That before the City issues any grading or building permits, the developer shall delineate
and identify all wetland buffers via staking, fencing and/or signage that is acceptable to the
City.
Acknowledged, contractor to coordinate with City regarding wetland buffer
staking/fencing/signage.
23. That the developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed
districts before the commencement of any grading or development activity on the site.
Acknowledged.
24. If necessary, the applicant shall provide the City with a copy of written permission for any
off-site grading work and storm sewer discharges to adjacent properties before starting any
site work, grading and as part of any final plat or final PUD application.
United Properties has acknowledged this requirement and will provide all necessary
documentation prior to performing work.
25. That the applicant or developer address all the comments of the Fire Chief and the Building
Official with the final PUD, site and building plans including the placement of building and
fire hydrants, street and driveway design, parking and emergency vehicle access within the
site.
Acknowledged. Plans have been updated based on prior coordination with the Fire
Chief. If additional comments are provided by Fire Chief, project team will work
together with Fire Chief to address any further comments.
26. That the applicant shall be responsible to place fire hydrants and water valves throughout
the property at the direction of the Lake Elmo Public Works Director and the Fire
Department. All fire hydrants shall be owned and maintained by the City.
Acknowledged.
27. That the applicant revises the project plans to show watermain easements and effective
maintenance areas with a minimum width of 30 feet with a minimum of 15 feet of clearance
Page 7
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
from the pipe centerline and easement agreements are included with the final plat and PUD
application and plans.
Acknowledged, please see drainage and utility easements on the plat and civil plans.
28. That the applicant provide the City domestic and fire suppression demand information for
the facility with the updated preliminary plans so City staff may verify the capacity and
needs of the water system.
The domestic demand information is as follows:
Domestic Peak = 275 gpm
84 Units @ 35 gallons per day average use = 2,940 gallons
84 Units @ 50 gallons per day peak use = 4,200 gallons
Fire suppression demand info to be provided by fire suppression contractor.
29. That there shall be no encroachments into drainage and utility easements and corridors
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement. Prohibited encroachments include, but are not limited
to trees, landscaping, fences, retaining walls and buildings.
Acknowledged.
30. That the developer prepare exhibits for City staff approval that clearly identifies the
property lines, easements, proposed locations of retaining walls and fences and the
required and proposed setbacks for each building site within the development.
Acknowledged, please see attached sheet C400.
31. That the Applicant(s) or developer shall submit a photometric plan for the development for
staff review and approval. All lighting must meet the requirements of Sections 150.035-
150.038 of the City Code.
Acknowledged, please see attached electrical/photometric plans.
32. Before to the installation or construction of any subdivision identification signs or
neighborhood markers within the development, the developer shall submit sign plans to the
City for review and obtain a sign permit from the City.
United Properties has acknowledged this requirement and will provide required
documentation and obtain required permits prior to installing signs.
33. That the applicant provides the City a detailed construction and staging plan with the
construction plans and final plat for the development. These plans are to clearly indicate
the phasing of the site grading, the phasing of the construction of each public infrastructure
component and shall address access to that phase of the development for construction
purposes and for residents. The City may require temporary cul-de-sacs at the end the
private driveways.
Acknowledged, construction and staging plan to be provided to City with final
construction plans.
34. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City.
Such an Agreement must be approved by the City Attorney and by the City Council. The
Agreement shall delineate who is responsible for the design, construction and payment for
the required improvements with financial guarantees therefore.
Page 8
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
United Properties has acknowledged the requirement for a Development Agreement
prior to execution and recording of the final plat.
35. The applicant or developer shall enter into a separate grading agreement with the City
before starting any grading activity in advance of final plat of PUD approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat or final
PUD, and said plan shall document extent of any proposed grading on the site.
United Properties has acknowledged the requirement for a grading agreement and
approved grading plans prior to starting any grading activities in advance of the final
plat and PUD approval.
36. That if the City amends the land use plan to BP-MU for this site, the maximum density of this
development shall not exceed 10 dwelling units per net acre. With 10.34 net acres, the
maximum number of residential units allowed on this site with a BP-MU land use
designation is 103 residential units.
Acknowledged.
37. That the applicant/owner notify all buyers and owners that the City may impose restrictions
or limits on outdoor water use including no vehicle washing and no watering of grass, sod or
landscaping.
Acknowledged.
38. That the applicant/owner provide the Fire Department and the Sheriff’s Department with
keys, key cards or other acceptable methods of entry for quick access into the building for
emergency service calls.
United Properties has acknowledged the requirement to provide the Fire Department
and Sheriff’s Department with access to the building.
39. That the City does not allow any parking and construction staging, including the loading and
unloading of materials and equipment at any time on Hudson Boulevard or on Eagle Point
Boulevard during the construction of the site improvements and building.
40. That the applicant shall submit revised preliminary plat and project plans meeting all
conditions of approval for City review and approval. The revised applicant/developer
project plans shall meet all of the above conditions before the City will accept a final plat or
Final PUD application for the development and before the start of any clearing or grading
activity on the site.
Acknowledged.
41. The Developer shall contribute $70,000 to the City for their proportionate share of the costs
for the necessary improvements to the sanitary sewer system.
United Properties acknowledges their proportionate share of the sanitary sewer
system costs of $70,000.00.
42. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date
of City Council action, unless the applicant requests and the City Council approves a time
extension.
Acknowledged.
Page 9
kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
Thank you for the thorough review of the proposed project. Please contact me with any questions or
feedback regarding the responses.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Mitchell Cookas, PLA
NORTH
VICINITY
N.T.S.
LAKE ELMO, WASHINGTON COUNTY, MN
1. CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCH
WHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION.
2. IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A 24x36 SHEET.
3. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR
UTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING
POSSESSION AND THE FINAL CONNECTION OF SERVICES.
4. ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES,
AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.
NOTES:
GEOTECHNICAL ENGINEER
BRAUN INTERTEC
11001 HAMPSHIRE AVE S,
MINNEAPOLIS, MN 55438
TELEPHONE: (952) 995-200
PROJECT TEAM:
SURVEYOR
E.G. RUD & SONS, INC.
6776 LAKE DRIVE NE, SUITE 110
LINO LAKES, MN 55014
TELEPHONE: (651) 361-8701
FAX: (651) 361-8701
CONTACT: JASON RUDD
ENGINEER & LANDSCAPE ARCHITECT
KIMLEY-HORN AND ASSOCIATES, INC.
PREPARED BY: JARED F. JONES, PE
MITCHELL G. COOKAS, PLA
767 EUSTIS STREET, SUITE 100
ST. PAUL, MN 55114
TELEPHONE (651) 645-4197
OWNER / DEVELOPER
UNITED PROPERTIES
651 NICOLLET MALL, SUITE 450
MINNEAPOLIS, MN 55402
TELEPHONE: (952) 835-5300
CONTACT: JENNIFER MASON
AMIRA LAKE ELMO
SECTION 33, TOWNSHIP 29N, RANGE 21W
FOR
SITE DEVELOPMENT PLANS
Know what'sbelow.before you dig.Call
ARCHITECT
LSE ARCHITECTS
100 PORTLAND AVE. S, SUITE 100
MINNEAPOLIS, MN
TELEPHONE: (612) 343-1010
CONTACT: IAN SIMONSON
SITE
EAGLE POINT BLVD.
HUDSON BLVD.
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C0-COVER SHEET.dwg September 11, 2022 - 2:22pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DRAWING INDEX
Sheet Number Sheet Title
C000 COVER SHEET
C001 EXISTING SURVEY
C100 PRIVATE INFRASTRUCTURE GENERAL
NOTES
C200 EXISTING CONDITIONS & REMOVAL PLAN
C201 EXISTING CONDITIONS & REMOVAL PLAN
C202 EXISTING CONDITIONS & REMOVAL PLAN
C203 EXISTING CONDITIONS & REMOVAL PLAN
C204 EXISTING CONDITIONS & REMOVAL PLAN
C205 EXISTING CONDITIONS & REMOVAL PLAN
C300 EROSION AND SEDIMENT CONTROL
PLAN - PHASE 1
C301 EROSION AND SEDIMENT CONTROL
PLAN - PHASE 2
C302 HUDSON BLVD EROSION AND SEDIMENT
CONTROL PLAN
C303 SWPPP NOTES
C400 SITE PLAN
C401 FIRE ACCESS PLAN
C402 HUDSON BLVD CONSTRUCTION NOTES
C403 HUDSON BLVD & EAGLE POINT BLVD
TYPICAL SECTIONS
C404 HUDSON BLVD SUPERELEVATION PLANS
C405 HUDSON BLVD ALIGNMENT PLAN AND
TABULATION
C406 HUDSON BLVD STREET AND STORM
SEWER PLAN & PROFILE
C407 HUDSON BLVD STREET AND STORM
SEWER PLAN & PROFILE
C408 HUDSON BLVD STREET AND STORM
SEWER PLAN & PROFILE
C409 HUDSON BLVD INTERSECTION DETAILS
C410 HUDSON BLVD SIGNING & STRIPING
TITLE
C411 HUDSON BLVD SIGNING & STRIPING
PLAN
C412 HUDSON BLVD SIGNING & STRIPING
DETAILS
C413 HUDSON BLVD SIGNING & STRIPING
DETAILS
C414 HUDSON BLVD CROSS SECTIONS
C415 HUDSON BLVD CROSS SECTIONS
C416 HUDSON BLVD CROSS SECTIONS
C500 OVERALL GRADING AND DRAINAGEPLAN
C501 GRADING AND DRAINAGE PLAN
C502 GRADING AND DRAINAGE PLAN
C503 GRADING AND DRAINAGE PLAN
C504 GRADING AND DRAINAGE PLAN
C505 GRADING AND DRAINAGE PLAN
C506 OVERALL STORMWATER MANAGEMENT
PLAN
C507 STORMWATER MANAGEMENT PLAN
C508 STORMWATER MANAGEMENT PLAN
C509 STORMWATER MANAGEMENT PLAN
C510 STORMWATER MANAGEMENT PLAN
C511 STORMWATER MANAGEMENT PLAN
C512 STORMWATER DETAILS
C513 STORMWATER DETAILS
C600 UTILITY PLAN
C700 CIVIL DETAILS
C701 CIVIL DETAILS
C702 CIVIL DETAILS
C703 CIVIL DETAILS
C704 CIVIL DETAILS
C705 CIVIL DETAILS
C706 CIVIL DETAILS
C800 TRAFFIC CONTROL DETAILS
C801 TRAFFIC CONTROL DETAILS
C802 TRAFFIC CONTROL DETAILS
C803 TRAFFIC CONTROL PLAN
C804 DETOUR PLAN
L100 LANDSCAPE PLAN
L101 LANDSCAPE ENLARGEMENT
L102 LANDSCAPE ENLARGEMENT
L103 LANDSCAPE DETAILS
L104 CITY LANDSCAPE DETAILS
L200 TREE INVENTORY AND PRESERVATION
PLAN
L201 TREE INVENTORY AND PRESERVATION
PLAN
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C000BAW
09/09/2022
JFJ
19.1001.04
COVER SHEET
UTILITY CONTACTS
WATER/WASTEWATER & STORMDEPARTMENT
CITY OF LAKE ELMO
PUBLIC WORKS
PHONE: (651) 747-3940
ELECTRIC COMPANY
XCEL ENERGY
CONTACT: BURKE ANDERSON
PHONE: (651) 779-3185
EMAIL: BURKE.L.ANDERSON@XCELENERGY.COM
GAS COMPANY
XCEL ENERGY
CONTACT: DON PILLA
PHONE: (651) 229-2329
EMAIL: DONALD.J.PILLA@XCELENERGY.COM
TELECOM COMPANY
CENTURY LINK / LUMENCONTACT: BRANDEN HEIDELBERGER
PHONE: (651) 312-7184EMAIL:
BRANDEN.HEIDELBERGER1@CENTURYLINK.COM
TELECOM COMPANY
COMCAST
CONTACT: BEN UELAND
PHONE: (651) 493-5158
EMAIL: BENJAMIN_UELAND@COMCAST.COM
*CONTRACTOR IS TO COORDINATE
CONSTRUCTION OF HUDSON BOULEVARD &
EAGLE POINT BOULEVARD IMPROVEMENTS
WITH ALL DRY UTILTIES WITHIN THE AREA
PRIOR TO AND THROUGHOUT CONSTRUCTION*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C1-GENERAL NOTES.dwg September 11, 2022 - 2:22pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
GENERAL CONSTRUCTION NOTES
1. THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OF
TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOMEFAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALLWORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS.
2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCTTHE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THE
APPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALL
CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK,
EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL.
3. THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISENOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02,ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATABY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TOTHE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY
VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING
UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY
ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S
RESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE,
THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE
CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURREDBECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FORTEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING ORRELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED ANDTHEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK.
4. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY
HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING
WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES
PRIOR TO BEGINNING CONSTRUCTION.
5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS ANDBONDS IF REQUIRED PRIOR TO CONSTRUCTION.
6. THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE
CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL
CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS.
7. ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THEOWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGNARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER.
8. ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE
OWNER DIRECTLY FROM THE TESTING AGENCY.
9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION
WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATECONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THEOWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILTDATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES AREENGAGED BY THE CONTRACTOR.
10. ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL
DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL
BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED.
11. ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THEAPPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE.
12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN
ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF
ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION
OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN
IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY
OBLIGATION TO PAY FOR A RELATED CHANGE ORDER.
13. SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THEDOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACTTHE ENGINEER AND OWNER.
TYPICAL OWNER/ENGINEER OBSERVATIONS
CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THEFOLLOWING ACTIVITIES:
- PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION
ASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION,
INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK
INSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES
3RD PARTY TEST REPORTS REQ'D
TEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO:
- DENSITY TEST REPORTS
- BACTERIOLOGICAL TESTS OF WATER SYSTEM
- PRESSURE TEST OF WATER/SEWER- LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS- ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITY
WATER STORM SEWER & SANITARY SEWER NOTES
1. THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES,
AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR
SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF
TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETEACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THECONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THECONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THEMOST STRINGENT SHALL GOVERN.
2. ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL
COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE
NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET.
3. THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE.
4. DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'SSPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUGWHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACESWIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE
PLUMB AND LOCATED ACCORDING TO THE PLANS.
5. ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S
RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I.PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONSWHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED.ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROMTHE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE.
6. WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TO
COMBUSTIBLES BEING BROUGHT ON SITE.
7. ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BECOMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'SSPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCYREQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN.
8. UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIOR
TO BACK FILLING.
9. CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE
SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOTBE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ONGRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNERAND JURISDICTIONAL AGENCY AS REQUIRED.
10. CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICAL
CLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES.
11. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE
CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARYTO RETURN IT TO EXISTING CONDITIONS OR BETTER.
12. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE ISWATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS.
13. UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORM
SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC
BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALLBE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BEADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE.
14. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THECONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT
EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A
REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.
15. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO
SAME.
16. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERTOUT.
17. ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORM
STRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESS
NOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN.
18. ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED.
19. THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARE
TO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS.
20. THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE AND
BELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY
TO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OFCONSTRUCTION.
21. A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER ISUTILIZED.
22. GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITY
COMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATE
FINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES.
23. COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION.
24. ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONS
ARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH AND
SPECIFICATIONS.
25. REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALSSPECIFICATIONS.
26. REFERENCE M.E.P. PLANS (BY OTHERS) FOR ROOF DRAINAGE AND MECHANICAL EQUIPMENT DIMENSIONSAND SPECIFICATIONS.
27. CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR FOUNDATIONS, STOOPS,
RETAINING WALLS, AND OTHER STRUCTURAL FEATURES.
28. CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR ELECTRICAL AND LIGHT PLANS.
GRADING AND DRAINAGE NOTES
1. GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND
PROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION.
THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES.
2. THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S ASNECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASSSTAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS.
3. CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THAT
SURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTOR
SHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADING
DISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OF
PAVEMENT OR UTILITIES.
4. CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS,POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBEDDURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TOMATCH THE PROPOSED FINISHED GRADES.
5. BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THAT
THE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALL
BE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLY
INSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED.
6. CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETIONOF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BEREGRADED AND SODDED.
7. AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TESTAND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAINTOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELYNOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED.
8. WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL
SAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME
TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED.
9. THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OFCONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURESSHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDEPOSITIVE DRAINAGE FLOWS.
10. IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS.
THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY
EXCAVATION.
11. FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL
AGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THEJURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALLGOVERN.
12. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS
SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND
MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FOR
ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR AT
NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHED
AS SHOWN ON THE LANDSCAPING PLAN.
13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING ANDSCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHERSUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNINGREGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION.
14. SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS
OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION,
SEDIMENTATION OR TURBID DISCHARGES.
15. THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTINGAREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALLALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTEDAND PROPERLY DISPOSED OF IN A LEGAL MANNER.
16. THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S
RECOMMENDATIONS AND MN/DOT SPECIFICATION.
17. ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF LAKE ELMO AND MN/DOTSPECIFICATIONS.
18. SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED.
19. LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN.
20. IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONSAND CONSTRUCTION DOCUMENTS.
21. THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALL
REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUT
COMPENSATION.
22. BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE.
23. ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS.ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET.
24. ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT AND
STORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITH
CONSTRUCTION ACTIVITIES.
25. ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUSGRADE.
26. CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALTPAVING AND 0.6% FOR CONCRETE PAVING.
EROSION CONTROL NOTES
1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL
PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS
OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.
2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTIONSHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MNNATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOMEFAMILIAR WITH THEIR CONTENTS.
3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL
REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT
ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER.
4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THETRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED,WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING ISREQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE INAN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALLFINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR.
5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7
DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE.
6. THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BYTHE GENERAL PERMIT.
7. CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL
ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND
AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES.
8. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BEDETAINED AND PROPERLY TREATED OR DISPOSED.
9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ONSITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.
10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND
OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED.
11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALEDCONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OFWIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.
12. ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED AS
SOON AS IS PRACTICABLE.
13. ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOTADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITHSOME PROTECTIVE MEASURE WILL BE NECESSARY.
14. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICH
THEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES
IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OR
STORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTS
INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS,
SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS.
15. EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OFLAND-DISTURBING ACTIVITIES ON THE PROJECT.
16. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND
SPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE
DESIGN ENGINEER AND THE CITY OF LAKE ELMO ENGINEERING DIVISION.
17. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITESEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/ORADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSIONCONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER.
EROSION CONTROL MAINTENANCE
ALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER
POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALL
JURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OFTHE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIEDPERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALLEVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING:
INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF
UNDERMINING, OR DETERIORATION.
1. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS
SHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTSREFER TO THE STANDARD SPECIFICATIONS.
2. SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BEREMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE.
3. THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT
TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING
OF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND.
4. THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FORPARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING ASCONDITIONS DEMAND.
5. ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2
CALENDAR DAYS FOLLOWING THE INSPECTION.
PAVING AND STRIPING NOTES
1. ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAY
SHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION)
OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTY
REGULATIONS.
2. ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUALON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS.
3. CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKING
STALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUS
STRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS.
4. ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB.
5. THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET.
6. ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINT
SEALANT.
7. THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS INTHE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE.
8. CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCEBY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS.
9. ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THE
CONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER.
10. BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A).GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALLCONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPESEXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NOCASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKINGSTALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL
BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER
IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR
CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.
11. MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET.
REFER TO GEOTECHNICAL REPORT NO. B1911555BRAUN INTERTEC CORPORATION11001 HAMPSHIRE AVENUE SMINNEAPOLIS, MN 55438
DATED JANUARY 2, 2020
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C100BAW
09/09/2022
JFJ
19.1001.04
PRIVATE INFRASTRUCTURE
GENERAL NOTES
RETAINING WALL COORDINATION NOTES
1. RETAINING WALLS SHOWN ARE SCHEMATIC. ACTUAL DETAILS SHALL BE DESIGNED BY THE
CONTRACTOR/OTHERS AND SUBMITTED FOR APPROVAL BY ENGINEER.
2. RETAINING WALLS SHALL BE AS NOTED ON PLAN OR APPROVED EQUAL.
3. THE CONTRACTOR SHALL DETERMINE ALL DIMENSIONS AND DETAILS NECESSARY FOR INSTALLATION.
4. TAKE SPECIAL PRECAUTION ADJACENT TO WETLAND AS TO NOT DISTURB AREAS WITHIN DELINEATED
WETLANDS
5. CONTRACTOR SHALL COORDINATE TIMING OF THE INSTALLATION OF THE RETAINING WALL WITH ALL
UTILITIES, SPECIFICALLY THE SITE LIGHTING, STORM SEWER, SANITARY, AND WATERMAIN ADJACENT TOTHE PROPOSED WALLS.
6. REFER TO THE GEOTECHNICAL RECOMMENDATIONS BASED ON THE REPORT LISTED ON SHEET C100.
7. FINISHED ELEVATIONS ON THE GRADING PLAN ARE AS STATED ON THE PLAN WITH THE TOP OF WALL
SPOTS AND BOTTOM OF WALL SPOTS DENOTING THE FINISHED GRADE ELEVATIONS. ACTUAL BOTTOM AND
TOP OF RETAINING WALL ELEVATIONS MAY VARY DUE TO MANUFACTURER REQUIREMENTS AND
RECOMMENDATIONS.
8. THE CONTRACTOR SHALL COORDINATE ALL ACTIVITIES WITH THE WALL REINFORCING AND ROADWAYCONSTRUCTION, WETLAND LIMITS, AND RIGHT-OF-WAY LIMITS. CONTRACTOR SHALL PERFORM ALLNECESSARY COORDINATION, STAGING, TEMPORARY SHORING, AND SEQUENCING AT NO EXTRA COST.
EARTHWORK NOTES
1. THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE DURING CONSTRUCTION AND PREVENT STORMWATER
FROM ACCUMULATING IN EXCAVATIONS.
2. CONTRACTOR SHALL COMPLETELY REMOVE EXISTING UNSUITABLE FILL BELOW BUILDIING PAD, FOUNDATIONS, AND
OVERSIZING ZONES AND REPLACE WITH STRUCTURAL FILL TO STRUCTURAL GRADES. UNSUITABLE SOIL IS ANY
EXISTING UNDOCUMENTED FILL, BURIED STRUCTURES OR DEBRIS, ORGANIC/SWAMP DEPOSITS, SOFT OR VERYLOOSE SOILS FORM BENEATH FOUNDATIONS. REMOVAL OF FILL SHALL OCCUR A MINIMUM OF 12" BELOW
FOUNDATIONS, FOOTINGS, AND SLABS. ALL SUBGRADE SHALL BE PROOFROLLED PRIOR TO INSTALLATION OFSTRUCTURAL FILL.
3. STRUCTURAL FILL SHALL CONSIST OF NONORGANIC EXCAVATED MATERIAL THAT CAN BE PROPERLY PLACED ANDCOMPACTED. NON-ORGANC MATERIAL SHALL CONSIST OF SOIL CONTAINING LESS THAN 2 PERCENT ORGANICMATERIAL BY WEIGHT. ON-SITE SOILS (SP, SM, SP-SM, SC) CAN BE REUSED BELOW FLOOR SLABS, FOUNDATIONS,
AND PAVEMENT LAYERS UPON APPROVAL FROM GEOTECHNICAL ENGINEER.
4. CONTRACTOR IS RESPONSIBLE FOR DESIGNING, INSTALLING, AND MAINTAINING SHORING SYSTEMS TO FACILITATE
CONSTRUCTION. STRUCTURES, SLABS, AND PAVEMENTS ADJACENT TO THE EXCAVATION COULD BECOMEUNDERMINED IF SLOUGHING OCCURS WHILE THE EXCAVATION REMAINS OPEN DURING CONSTRUCTION. FLOWABLEFILLS, MUDJACKING, OR GROUTING COULD BE NEEDED DURING BACKFILLING OPERATIONS ADJACENT TO EXISTING
STRUCTURES.
5. ENGINEERED FILL MATERIAL SHOULD MEET THE REQUIREMENTS AS SHOWN BELOW. REFER TO GEOTECHNICAL
REPORT FOR SOIL CLASSIFICATIONS. ALL ENGINEERED FILL SHALL SATISFY APPLICABLE ENVIRONMENTALREGULATIONS.
5.1. AGGREGATE BASE: GRAVEL OR CRUSHED STONE GRADED FOR INTENDED USE AS SUBBASE FOR PAVING ANDSIDEWALK - CLASS 5 AGGREGATE BASE PER MNDOT SPEC SECTION 3138.
5.2. DRAINAGE LAYER/FILL BELOW WATER/NON-FROST-SUSCEPTIBLE: GP, GW, SP, SW SOILS MEETING GRADATION -100% PASSING 1-INCH SIEVE, <50% PASSING #40 SIEVE AND <5% PASSING #200 SIEVE WITH <3% ORGANICCONTENT, WASHED GRAVEL OR CRUSHED STONE, 1/4 INCH TO 3/4-INCH SIZE; ASTM C33, SIZE 67.
5.3. STRUCTURAL FILL BELOW FOUNDATIONS AND INTERIOR FLOOR SLABS: ON-SITE SOILS MEETING SP, SM, SCSOILS MEETING GRADATION - 100% PASSING 2-INCH SIEVE AND <40% PASSING #40 SIEVE.5.4. NON STRUCTURAL FILL BELOW LANDSCAPED SURFACES: 100% PASSING 6" SIEVE WITH <10% ORGANIC
CONTENT .5.5. PAVEMENT FILL: SEE DETAILS
APPROPRIATE LABORATORY TESTS, INCLUDING STANDARD PROCTOR (ASTM D698) MOISTURE DENSITY
RELATIONSHIP TESTS AND ATTERBERG LIMITS TESTS FOR COHESIVE SOILS SHOULD BE PERFORMED ON PROPOSED
FILL MATERIALS PRIOR TO THEIR USE AS STRUCTURAL FILL. FURTHER EVALUATION OF ANY ON-SITE SOILS ORPROPOSED IMPORTED FILL MATERIALS SHOULD BE PERFORMED BY GEOTECHNICAL ENGINEER PRIOR TO THEIR USEIN COMPACTED FILL SECTIONS. GEOTECHNICAL ENGINEER SHOULD BE RETAINED TO MONITOR FILL PLACEMENT
AND TO PERFORM FIELD DENSITY TESTS AS EACH LIFT OF FILL IS PLACED IN ORDER TO EVALUATE COMPLIANCEWITH THE DESIGN REQUIREMENTS. GEOTECHNICAL ENGINEER SHOULD BE RETAINED TO OBSERVE AND TESTSUBGRADES IMMEDIATELY PRIOR TO FLOOR SLAB CONSTRUCTION AND PAVING.
6. PLACE ACCEPTABLE MATERIALS IN LAYERS NOT MORE THAN 9 INCHES LOOSE DEPTH FOR MATERIALS COMPACTEDBY HEAVY EQUIPMENT AND NOT MORE THAN 4 INCHES LOOSE DEPTH FOR MATERIALS COMPACTED BY HAND
EQUIPMENT. FILL SHALL BE FREE OF DEBRIS AND RUBBLE.
6.1. STRUCTURAL FILL: UNDER FOUNDATIONS, AND SLABS ON GRADE, .
6.2. FREE DRAINING/NON-FROST-SUSCEPTIBLE: UNDER BUILDING SLABS, AT FOUNDATION DRAINAGE, ELSEWHEREAS INDICATED ON ARCHITECTURAL AND STRUCTURAL DRAWINGS.
6.3. AGGREGATE BASE MATERIAL: UNDER PAVEMENT, WALKS, STEPS, PIPING, AND CONDUIT.
7. COMPACT MATERIALS AT THE OPTIMUM MOISTURE CONTENT AS DETERMINED BY ASTM D698 BY AERATION ORWETTING, AND AS DIRECTED BY THE GEOTECHNICAL INVESTIGATION REPORT AND/OR ENGINEER, TO THE
FOLLOWING PERCENTAGES OF MAXIMUM DRY DENSITY (ASTM D698 STANDARD PROCTOR):
7.1. BELOW FOUNDATIONS AND OVERSIZING ZONES: 98 PERCENT OF MAXIMUM DRY DENSITY, -±3% OF OPTIMUM
MOISTURE FOR MATERIAL WITH <20% PASSING #200 SIEVE OR -2 TO +3 % OF OPTIMUM MOISTURE FOR
MATERIAL WITH >20% PASSING #200 SIEVE .7.2. ABOVE FOUNDATIONS AND BELOW INTERIOR SLABS MORE THAN ONE FOOT BELOW SUBGRADE: 95 PERCENT OF
MAXIMUM DRY DENSITY, ±3% OF OPTIMUM MOISTURE FOR MATERIAL WITH <20% PASSING #200 SIEVE OR -2 TO+3 % OF OPTIMUM MOISTURE FOR MATERIAL WITH >20% PASSING #200 SIEVE.7.3. WITHIN 1 FEET OF PAVEMENT SUBGRADE: 98 PERCENT OF MAXIMUM DRY DENSITY, ±3% OF OPTIMUM MOISTURE
FOR MATERIAL WITH <20% PASSING #200 SIEVE OR -2 TO +3 % OF OPTIMUM MOISTURE FOR MATERIAL WITH>20% PASSING #200 SIEVE.7.4. MORE THAN 1 FEET BELOW PAVEMENT SUBGRADE: 95 PERCENT OF MAXIMUM DRY DENSITY, ±3% OF OPTIMUM
MOISTURE FOR MATERIAL WITH <12% PASSING #200 SIEVE OR ±3% OF OPTIMUM MOISTURE FOR MATERIAL WITH>20% PASSING #200 SIEVE.
7.5. BELOW LANDSCAPED AREAS: 90 PERCENT OF MAXIMUM DRY DENSITY, ±5% OF OPTIMUM MOISTURE FOR
MATERIAL WITH <12% PASSING #200 SIEVE OR ±4% OF OPTIMUM MOISTURE FOR MATERIAL WITH >12% PASSING#200 SIEVE.
7.6. ADJACENT TO BELOW-GRADE WALL: 95 PERCENT OF MAXIMUM DRY DENSITY, ±3% OF OPTIMUM MOISTURE FORMATERIAL WITH <12% PASSING #200 SIEVE OR -2 TO +1 % OF OPTIMUM MOISTURE FOR MATERIAL WITH >12%PASSING #200 SIEVE.
THE CITY STANDARD SPECIFICATIONS FOR PUBLIC INFRASTRUCTURE, DATED APRIL 2019, INCLUDING THE CITY STANDARD DETAILS PROVIDED WITHIN
THESE CONSTRUCTION PLANS, AND THE CITY STANDARD PLAN NOTES PROVIDED WITHIN THESE CONSTRUCTION PLANS, SHALL APPLY TO THE WORK
PERFORMED UNDER THIS CONTRACT. WHEN ANY OTHER PLAN NOTE OR DETAIL IS IN CONTRADICTION TO THE CITY STANDARD SPECIFICATION, DETAILS
AND PLAN NOTES, OR IS IN CONTRADICTION TO THE APPROVED PROJECT PERMITS AND CITY ORDINANCES, THE CITY STANDARDS, PERMIT
REQUIREMENTS AND ORDINANCES SHALL TAKE PRECEDENCE AND REMAIN APPLICABLE TO THIS PROJECT.
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCE
L200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
EXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBERCSSIG
N
A
G
E
INV.=977.74LIFTSTATION1233981.70TCCB 958.76INVCMP84LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)PAVEMENT STRIPES (TYP.)PAVEMENT STRIPES (TYP.)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
970 970975971971972972973973974974976977978
979
12+0013+00
14+00
15+00
16+00
17+00 18+0019+0020+0021+0022+00PT
:
1
3
+
2
1
.
1
4 PC:
1
7
+
4
9
.
1
6
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTH1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATIONAPPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS,PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE
PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLEMATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECTDOCUMENTS.
2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THEDEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS
REQUIRED FOR DEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT ANDRECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE.
3. THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES.UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTIONMANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY.
4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVALAND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANYCONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCESAND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THECONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.
5. THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THEBEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THEENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY
DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OFEXISTING UTILITIES WITHIN ALL AREAS OF PROPOSED WORK.
6. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACTLOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS ANDPROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY
COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINESBEFORE PRECEDING WITH THE WORK.
7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVEDOR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIMESHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY ISNECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE
ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION.
8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES,ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTIONMANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH LAKEELMO, WASHINGTON COUNTY AND MN/DOT.
9. CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, ANDSHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING
CONSTRUCTION.
10. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.
11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT ISREQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF
THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL ANDREPAIR.
12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATERDEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION ISCONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES
OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIREDWATER MAIN SHUT OFFS WITH THE CITY OF LAKE ELMO DURING CONSTRUCTION. ANY COSTSASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO
EXTRA COMPENSATION WILL BE PROVIDED.
13. REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS.
14. ALL UTILITIES SHOWN ARE EXISTING UTILITIES.
15. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNERIMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITHALL STATE OF MN REQUIREMENTS.
16. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALLCONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE
DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS.
17. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NOACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER.
DEMOLITION PLAN NOTES
SHEET C201
SHEET C202
SHEET C204
SHEET C203
SHEET C205
LIMITS OF CONSTRUCTION
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C200BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
969.94SETIP41578969.20FNDIP8612962.35FNDIP15480GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)PAVEMENT STRIPES (TYP.)APPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
970 97097197197297314+00
15+00
16+00 17+00 18+00PC:
1
7
+
4
9
.
1
6
EX. SSWR MHIE: ±956.27
8" PVCSANITARY
18" RCP FESIE: 965.60
18" RCP FESIE: 966.85
84" CMP FESIE:958.76
15" PVCSANITARY
SSWR DROP MH
RIM: 968.32IE (16" SE): 959.05IE (8" NW): 954.17
IE (16" NE): 952.88
EXIST. SSWR LIFT STATION
16" DIP SANITARY
8" FORCEMAIN
84" CMP STRM SEWER
30" RCP STORMA
A
A
A
A
A
A
A A
A
A
A
GENERATOR A
OVERHEADELECTRICA
RIGHT TURN LANE
SPEED LIMIT 40D
D
PROPOSED HUDSON BLVD OFF-SITEIMPROVEMENTS;RECONSTRUCT WEST BOUND LANES ANDMILL AND OVERLAY EAST BOUND LANES;
REFER TO SHEET C403 - HUDSON BLVD &
EAGLE POINT BLVD TYPICAL SECTIONS &
HUDSON BLVD PLANSHEETS
18" RCP FESIE: 967.93
30" RCP FES
IE: 965.27
REMOVE 13 LF
30" RCP
REMOVE 8 LF18" RCP
F
F
54" RCP STORMA
G
H
12" DIP WTRA
B
FIBER A
OVERHEAD
ELECTRIC A
STRM MHRIM: 965.96
IE (30" NE): 960.27IE (SE): 962.48IE (W): 955.27
A
STRM MHRIM: 968.75
IE (18" NE): 964.47IE (NW): 963.91IE (NW&SE): 956.43
KEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
REMOVE EXISTING TREE (TYP.)
PROTECT EXISTING TREE (TYP.)
REMOVE AND SALVAGE EXISTING SIGN
REMOVE AND SALVAGE EXISTING FES
EXISTING POWER POLE TO REMAIN
EXISTING HYDRANT TO REMAIN
EXISTING GATE VALVE TO REMAIN
A
B
C
D
E
F
G
HLIMITS OF CONSTRUCTION
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCE
L200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
NORTHEXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBER
*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLEPOINT BOULDEVARD PRIOR TOCONSTRUCTION*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C201BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
C202
C204
983.58FNDIP15480977.57FNDIP15480973.00SETIP41578 970.57FNDIP.51233981.70
TCCB
PIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N97197297397413+00
P
T
:
1
3
+
2
1
.
1
4
SWWD 50' WETLANDMANAGE 2 SETBACK
C
F
SSWR MHRIM: 971.40
IE (15" SE): ±962.77IE (15" NE): ±952.77
A
OVERHEADELECTRIC A
H
B
12" DIP WTR A
15" PVCSANITARY A
OVERHEADELECTRIC
A
LIMITS OF CONSTRUCTION
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCE
L200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
EXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBER
KEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
REMOVE EXISTING TREE (TYP.)
PROTECT EXISTING TREE (TYP.)
REMOVE AND SALVAGE EXISTING SIGN
REMOVE AND SALVAGE EXISTING FES
EXISTING POWER POLE TO REMAIN
EXISTING HYDRANT TO REMAIN
EXISTING GATE VALVE TO REMAIN
A
B
C
D
E
F
G
H
NORTH*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTIONLIMITS FOR HUDSON BOULEVARD AND EAGLEPOINT BOULDEVARD PRIOR TOCONSTRUCTION*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C202BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
C201
C203
LIMITS OF CONSTRUCTION
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCEL200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
EXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBER
KEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
REMOVE EXISTING TREE (TYP.)
PROTECT EXISTING TREE (TYP.)
REMOVE AND SALVAGE EXISTING SIGN
REMOVE AND SALVAGE EXISTING FES
EXISTING POWER POLE TO REMAIN
EXISTING HYDRANT TO REMAIN
EXISTING GATE VALVE TO REMAIN
A
B
C
D
E
F
G
H 992.45FNDIP164561000.36SETIP41578INV.=977.74AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
36" RCP CLIII
8" SANITARY
A
A
B
H
B
B
12" DIP WATERMAIN A
C
FIBERA
C
NORTH*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTIONLIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TOCONSTRUCTION*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C203BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
C202
C204
LIMITS OF CONSTRUCTION
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCEL200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
EXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBER
KEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
REMOVE EXISTING TREE (TYP.)
PROTECT EXISTING TREE (TYP.)
REMOVE AND SALVAGE EXISTING SIGN
REMOVE AND SALVAGE EXISTING FES
EXISTING POWER POLE TO REMAIN
EXISTING HYDRANT TO REMAIN
EXISTING GATE VALVE TO REMAIN
A
B
C
D
E
F
G
H NORTH*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTIONLIMITS FOR HUDSON BOULEVARD AND EAGLEPOINT BOULDEVARD PRIOR TOCONSTRUCTION*968.81FNDIP16456984.21FNDIP16456982.87SETIP41578986.52SETIP41578CS983.28FNDIP16456963.64FNDIP861297297397419+0020+00STORM MHRIM: 981.80
IE (18" SE): ±977.40
A
12" DIP WATERMAIN
12" DIP WATERMAIN
EXIST. 8" DIP STUB
36" RCP CLIII
36" RCP FESINV. 974.0
EXISTING WETLANDNWL: 974.0HWL: 976.3
SWWD 25' WETLAND
MANAGE 2 SETBACK
18" RCP FESINV. 982.58
18" RCP FES
INV. 976.13
18" RCP FESINV. 974.19
18" RCP FESINV. 972.58
A
A
A
A
A
A
A
A
A
CENTERLINE OFEXISTING CREEK
25' SHORELANDIMPACT ZONE
SHORELAND BUILDING
SETBACK
ORDINARY HIGH WATER
LEVEL AS DELINEATED 11/2019
F
8" PVCSANITARYA
12" DIPWATERMAIN
A
H
H
H
FIBERA
GAS A
GASA
ELECTRICAPROPOSED HUDSON BLVD OFF-SITE
IMPROVEMENTS;RECONSTRUCT WEST BOUND LANES ANDMILL AND OVERLAY EAST BOUND LANES;
REFER TO SHEET C403 - HUDSON BLVD &
EAGLE POINT BLVD TYPICAL SECTIONS &
HUDSON BLVD PLANSHEETS
B
C
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C204BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
C205
C201
C203
LIMITS OF CONSTRUCTION
REMOVE BITUMINOUS SURFACE
MILL EXISTING BITUMINOUS SURFACE
REMOVE BUILDING
REMOVE TREE, REFERENCEL200-201 FOR TREE INVENTORY
REMOVE CONCRETE CURB & GUTTER
REMOVE UTILITY LINES
PROPERTY LINE
EXISTING OVERHEAD POWER LINE
EXISTING CHAINLINK FENCE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATERMAIN
EXISTING GAS MAIN
EXISTING CONTOUR
EXISTING SIGN
EXISTING FLARED END SECTION
EXISTING STORM MANHOLE
EXISTING STORM CATCHBASIN
EXISTING GATE VALVE
EXISTING HYDRANT
EXISTING METAL COVER
EXISTING ELECTRICAL METER
EXISTING TELEPHONE MANHOLE
EXISTING CABLE BOX
EXISTING GUY WIRE
EXISTING POWER POLE
EXISTING LIGHT POLE
EXISTING TREE
CLEARING & GRUBBING
EXISTING TREE LINE
EXISTING CURB & GUTTER
LEGEND
FULL DEPTH SAWCUT
EXISTING FORCEMAIN
SETBACK/ BUFFER
WETLAND DELINEATION
EXISTING FIBER
976.20FNDIP16456979.83FNDIP16456SIG
N
A
G
EPAVEMENT STRIPES (TYP.)APPROXIMATELOCATION975974976977978
979
21+0022+0023+0024+00STORM MH
RIM: 981.80IE (18" SE): ±977.40
A
12" DIP WATERMAIN
18" RCP FESINV. 972.92
A
A
12" DIP WATERMAIN A
15" RCP STORM A
15" RCP STORM A
8" PVC
SANITARYA
G
STORM MHRIM: 978.72
IE (18" SE): ±974.24
A
H
12" DIP WTRA
OVERHEAD
ELECTRIC
A
GASA
8" FORCEMAINA
FIBERA
PROPOSED HUDSON BLVD OFF-SITEIMPROVEMENTS;RECONSTRUCT WEST BOUND LANES AND MILLAND OVERLAY EAST BOUND LANES;
REFER TO SHEET C403 - HUDSON BLVD & EAGLE
POINT BLVD TYPICAL SECTIONS & HUDSON BLVD
PLANSHEETS
KEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
REMOVE EXISTING TREE (TYP.)
PROTECT EXISTING TREE (TYP.)
REMOVE AND SALVAGE EXISTING SIGN
REMOVE AND SALVAGE EXISTING FES
EXISTING POWER POLE TO REMAIN
EXISTING HYDRANT TO REMAIN
EXISTING GATE VALVE TO REMAIN
A
B
C
D
E
F
G
H
NORTH*CONTRACTOR TO FIELD VERIFY LOCATIONSOF ALL UTILITIES WITHIN CONSTRUCTIONLIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TOCONSTRUCTION*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 11, 2022 - 2:23pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C205BAW
09/09/2022
JFJ
19.1001.04
EXISTING CONDITIONS &
REMOVAL PLAN
C204
SIG
N
A
G
E
EXI
S
T
I
N
G
BUI
L
D
I
N
GEDGE OF WATEREDG
E
O
F
W
A
T
ERCENTERLINE CREEKBRIDGEABUTTMENTINV.=977.7422.5456(WATER ELEV. = 978.2 AS OF 7/11/19)1233981.70TCCB 958.76INVCMP84INV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)PAVEMENT STRIPES (TYP.)DASHED PAVEMENT STRIPEPAVEMENT STRIPES (TYP.)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
SIG
N
A
G
E
EXI
S
T
I
N
G
BUI
L
D
I
N
GEDGE OF WATEREDG
E
O
F
W
A
T
ERCENTERLINE CREEKBRIDGEABUTTMENTINV.=977.7422.5456(WATER ELEV. = 978.2 AS OF 7/11/19)1233981.70TCCB 958.76INVCMP84INV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)PAVEMENT STRIPES (TYP.)DASHED PAVEMENT STRIPEPAVEMENT STRIPES (TYP.)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.25.0
'
6.9
5
%2.85%3.53%19.13%21.38%25.87%
3
2
.
4
8%
1
2
.
6
8%
1
3
.
4
0%12.8
9%
3
2
.
3
6%
2
6
.
0
6
%10.67%
4.45
%20.65%2
4
.
5
8%
5.97
%
2.11%
2
3
.
6
9%
24.
5
7
%
15.
8
1
%
2
9
.35%
4.55
%13.00%9.0
6
%
5.82
%4.17%
6.73
%1.40%10.96%
5.20%4.93%
2.5
8
%
13.94%36.40%13
.
7
7
%
9.
2
0
%3.32%12.84%5.00%31.03%34.26%
32.45
%
8.87%
7.28%
23.
0
8
%
23
.
5
4
%5.80%11
.
0
0
%
11.85
%8.15%1
5
.
6
7%
6.8
1
%
DRAINAGE AREA 1
(1.91 AC)
DRAINAGE AREA 2
(2.33 AC)
DRAINAGE AREA 3
(1.46 AC)12+0013+0014+00
15+0016+00
17+0018+0019+0020+0021+0022+00BP:
1
0
+
0
0
.
0
0 PT
:
1
3
+
2
1
.
1
4 PC:
1
7
+
4
9
.
1
6
EXISTING WETLAND #1
TEMPORARY SEDIMENT TRAP #1
TOTAL VOLUME: 6,876 CF
DEPTH: 2'
TEMPORARY SEDIMENT TRAP #2
TOTAL VOLUME: 8,388 CF
DEPTH: 3'
TEMPORARY SEDIMENT TRAP #3
TOTAL VOLUME: 5,256 CF
DEPTH: 2'
CENTERLINE OFEXISTING CREEK
25' SHORELAND
IMPACT ZONE
SHORELANDBUILDING SETBACK
ORDINARY HIGH WATERLEVEL AS DELINEATED 11/2019
EXISTING WETLAND #2INCIDENTAL WETLANDNWL: 974.0HWL: 976.3
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLANDMANAGE 2 SETBACK
SITE OUTFALL:84" CMPWHICH DIRECTS STORMWATERULTIMATELY TO WILMES LAKEAPPROXIMATELY 0.7 MILES SOUTH
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C3-EROS PH1 PLAN.dwg September 11, 2022 - 2:24pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
EROSION CONTROL PLAN NOTES
1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE
INSTALLED PRIOR TO CONSTRUCTION.
2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING.
3. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES.
4. WITHIN ONE WEEK (7 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BESTABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FORMATERIALS.
5. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED INACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS.
6. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDINGTHE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE
CONSTRUCTION.
7. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE
CONTRACTOR.
8. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED.
9. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTOEXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS
NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS.
10. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER
FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS.
UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER,PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL
AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES INLOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS.
BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS:
1. INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS.2. CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUTPIT (1) AND INSTALL SILT FENCE.
3. PREPARE TEMPORARY PARKING AND STORAGE AREA.4. CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT TRAPS.5. PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING.ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS.
6. START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES.7. TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION,DISTURBED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE OR AS
REQUIRED BY NPDES AND/OR CITY OF LAKE ELMO GRADING PERMIT.
SEQUENCE OF CONSTRUCTION:
THE GC MUST UPDATE THE SWPPP, INCLUDING THE JOBSITE BINDER ANDSITE MAPS, TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES
AND GENERAL CHANGES TO THE PROJECT SITE. UPDATES SHALL BE MADE
DAILY TO TRACK PROGRESS WHEN ANY OF THE FOLLOWING ACTIVITIES
OCCUR: BMP INSTALLATION, MODIFICATION OR REMOVAL, CONSTRUCTION
ACTIVITIES (E.G., PAVING, STORM SEWER INSTALLATION, FOOTINGINSTALLATION, ETC.), CLEARING, GRUBBING OR GRADING, OR TEMPORARY
OR PERMANENT STABILIZATION.
SWPPP UPDATES AND AMENDMENTS
ROCK ENTRANCE
INLET PROTECTION
SILT FENCE
LIMITS OF DISTURBANCE
SAFETY FENCE
BIOROLL
LEGEND
DRAINAGE DELINEATION
DIVERSION DITCH
TEMPORARY SEDIMENT TRAP
DELINEATED WETLAND
49B SOIL TYPE - ANTIGO SILT LOAM, 2% - 6%
120 SOIL TYPE - BRILL SILT LOAM
264 SOIL TYPE - FREEON SILT LOAM, 2% - 6%
367B SOIL TYPE - CRYSTAL LAKE SILT LOAM, 1% - 6%
454C SOIL TYPE - MAHTOMEDI LOAMY SAND, 6% - 12%
49B
120
120
367B
264
49B
454C
SOIL BOUNDARY
NORTHRECEIVING BODY OF WATER: THE SITEDISCHARGES TO ADJACENT UNNAMED CREEKON-SITE AND OUTLETS THROUGH A 84" CMP
BELOW HUDSON BLVD. RUNOFF IS THEN
DIRECTED TO THE IMPAIRED WILMES LAKE
LOCATED APPROXIMATELY 0.7 MILES SOUTH.
PHASE 1 BMP QUANTITIES
SILT FENCE ±5,800 LF
ROCK CONSTRUCTION
ENTRANCE 1 EA
INLET PROTECTION ±10 EA
BIO-ROLL DAM ±10 EA
DIVERSION DITCH ±1,100 LF
TEMPORARY
SEDIMENTATION BASIN 3 EA
KEYNOTE LEGEND
INLET PROTECTION, TYP.
BIOROLL, TYP.
DOUBLE ROW OF SILT FENCEPLACED 5 FEET APART
CONSTRUCTION ENTRANCE, TYP.
EROSION CONTROL BLANKET;PROVIDE WITHIN DITCH SECTIONS
AND ON SLOPES 1:4 OR GREATER
RIP RAP
SWPPP SIGN
A
B
C
D
E
F
G
D
A
A
A
C
C
C
B
B
B
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C300BAW
09/09/2022
JFJ
19.1001.04
EROSION AND SEDIMENT
CONTROL PLAN - PHASE 1
G
C
C
C
C
C
C
C
C
C
C
C
LIMITS OF DISTURBANCE SUMMARY
TOTAL DISTURBED AREA 10.52 AC
HUDSON BLVD IMPROVEMENTS 1.85 AC
EXISTING IMPERVIOUS AREA 0.95 AC
EXISTING PERVIOUS AREA 0.90 AC
PROPOSED IMPERVIOUS AREA 1.13 AC
PROPOSED PERVIOUS AREA 0.72 AC
ON-SITE IMPROVEMENTS 8.67 AC
EXISTING IMPERVIOUS AREA 0.00 AC
EXISTING PERVIOUS AREA 8.67 AC
PROPOSED IMPERVIOUS AREA 3.62 AC
PROPOSED PERVIOUS AREA 5.05 AC
992.45FNDIP164561000.36SETIP41578983.58FNDIP15480977.57FNDIP15480973
.0
0SET
IP
415
78 970.57FNDIP.5969.94SETIP41578969.20FNDIP8612968.81FNDIP16456976.20FNDIP16456979.83FNDIP16456984.21FNDIP16456982.87SETIP41578986.52SETIP41578SIG
N
A
G
E
983.28FNDIP16456963.64FNDIP8612962.35FNDIP15480EXI
S
T
I
N
G
BUI
L
D
I
N
GGENERATOREDGE OF WATEREDG
E
O
F
W
A
T
ERCENTERLINE CREEKBRIDGEABUTTMENTLIFTSTATION(WATER ELEV. = 978.2 AS OF 7/11/19)958.76INVCMP84LIFTSTATIONDASHED PAVEMENT STRIPEAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
SENIOR HOUSING
BUILDING
LEVEL 1: 995.06LEVEL B: VARIES
DDD970970968
972972974974976978
970970
980
98098
0 990990
990964964966966968968
972972
974974
976
976
978
978
982982
982
984984
984
986986986
988
988 988988
9889929929
9
4
994996
99
6 998998 9809
8
0
1000976
9769789789
8
2
98298498498699
2
994
9969981002970980972974974974976978970
962
964
966
968
970980
980964
966
968
972
974
976
978
982982
984
984
986
986
988
988 970970 970980966 966968
968
968
972
974
978982984986
986988
9889709709
9
0990
972972974976978982
984
986
988
992 992990986988992992994994990 990988
988
992 992994 994996
998
984984
984
986
988
990
9909869
8
8
990
990
986
988
992
992
994
994
994994
980 980980 980980980980
980980
990982982
982 982982
982
982982
982
98
4
984 984984984
984 984 984984
984 986986
986986986 988988
988 99299299
4 99498898
6
99
0
984 984986986 986986986
986986
98698
6
986
986
98
8
988
988
99299
2
990986988
992
970
980
966 968 972 974976978982
984 990988
99
2
10.05%8.20%6.
2
4
%7.45%11.
4
2
%1.55%1.31%3:13:1 9.14%6.2
1
%
4.3
6
%1.87%
2.
0
9%1.52%
5.60%
1
4
.
9
7%
4.
0
6
%4.11%3.99%14.69%
7.2
5
%7.32%1.81%3.61%3.
5
6%
1.60%
2.95
%1.57%1.
8
8
%1.69%1.64%1.77%
1.82
%3:13:1
4:161:1
46:13:18
:
1
6:
1 6:17:1
2
2
:
1
23:1
7:112:14:14:
1
4:1
4:1
4:
1 9.41%3:14:1
4:
1
4:1
4:
1 8:15:1
3:1
3:1
3:
1
3
:
1
3
:
1
4:1
3:1
8:1DD???D
D
C
C
C
C
C
F
F
F
F
E
E
E
E
F 4:15:1D965
9
7
0
970
970
970
970
975975975
985962963964
966967968969
969969
971
971971972972
973973
974
976
977
978 979979979
981
982
983
984
986
987
988
2.43%
2.49%
3.92%
2.7
2
%
2.6
5
%
1.
3
5%
2.00%
1
.
8
0%7.38%3.45%2.97%12+0013+0014+00
15+0016+00
17+0018+0019+0020+0021+0022+00BP:
1
0
+
0
0
.
0
0 PT
:
1
3
+
2
1
.
1
4 PC:
1
7
+
4
9
.
1
6
EXISTING WETLAND #2INCIDENTAL WETLANDNWL: 974.0HWL: 976.3
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLANDMANAGE 2 SETBACK
CENTERLINE OF
EXISTING CREEK
25' SHORELAND IMPACT
ZONE
SHORELAND BUILDING
SETBACK
ORDINARY HIGH WATERLEVEL AS DELINEATED 11/2019
SITE OUTFALLEXISTING WETLAND #1
SITE OUTFALL:84" CMPWHICH DIRECTS STORMWATERULTIMATELY TO WILMES LAKEAPPROXIMATELY 0.7 MILES SOUTH
BMP #2UNDERGROUNDFILTRATION SYSTEM
CONTRACTOR TO ENSURE BASINSTAYS OFFLINE UNTIL NATIVE
PLANTINGS AND GROUND
COVER BECOME ESTABLISHED
PRETREATMENT FOREBAY
BMP #1SURFACE FILTRATIONBASIN
5:1
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C3-EROS PH2 PLAN.dwg September 11, 2022 - 2:25pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
ROCK ENTRANCE
INLET PROTECTION
SILT FENCE
LIMITS OF DISTURBANCE
SAFETY FENCE
BIOROLL
LEGEND
EROSION CONTROL BLANKET
NORTHEROSION CONTROL PLAN NOTES
1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BEINSTALLED PRIOR TO CONSTRUCTION.
2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING.
3. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES.
4. WITHIN ONE WEEK (7 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE
STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FORMATERIALS.
5. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED INACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS.
6. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDINGTHE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THECONSTRUCTION.
7. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THECONTRACTOR.
8. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED.
9. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTOEXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS ASNECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS.
10. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATERFROM A TANK TRUCK TO ALL CONSTRUCTION AREAS.
11. EROSION AND SEDIMENT CONTROL PRACTICES SHOWN ON THE PLAN ARE THEMINIMUM REQUIRED. ADDITIONAL PRACTICES MAY BE REQUIRED DURING THE
COURSE OF CONSTRUCTION.
12. CONTRACTOR SHALL KEEP STORMWATER SYSTEMS OFFLINE AND PROTECTED
FROM CONSTRUCTION ACTIVITY AND CLOGGING BY SEDIMENT UNTIL ALLCONTRIBUTING AREAS ARE PERMANENTLY RESTORED.
SEQUENCE OF CONSTRUCTION:
RECEIVING BODY OF WATER: THE SITEDISCHARGES TO ADJACENT UNNAMED CREEK
ON-SITE AND OUTLETS THROUGH A 84" CMP
BELOW HUDSON BLVD. RUNOFF IS THEN
DIRECTED TO THE IMPAIRED WILMES LAKE
LOCATED APPROXIMATELY 0.7 MILES SOUTH.
THE GC MUST UPDATE THE SWPPP, INCLUDING THE JOBSITE BINDER AND
SITE MAPS, TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES
AND GENERAL CHANGES TO THE PROJECT SITE. UPDATES SHALL BE MADE
DAILY TO TRACK PROGRESS WHEN ANY OF THE FOLLOWING ACTIVITIES
OCCUR: BMP INSTALLATION, MODIFICATION OR REMOVAL, CONSTRUCTIONACTIVITIES (E.G., PAVING, STORM SEWER INSTALLATION, FOOTING
INSTALLATION, ETC.), CLEARING, GRUBBING OR GRADING, OR TEMPORARYOR PERMANENT STABILIZATION.
SWPPP UPDATES AND AMENDMENTS
SOIL TYPE - ANTIGO SILT LOAM, 2% - 6%
SOIL TYPE - BRILL SILT LOAM
SOIL TYPE - FREEON SILT LOAM, 2% - 6%
SOIL TYPE - CRYSTAL LAKE SILT LOAM, 1% - 6%
SOIL TYPE - MAHTOMEDI LOAMY SAND, 6% - 12%
PHASE 2 BMP QUANTITIES
SILT FENCE ±5,250 LF
ROCK CONSTRUCTION
ENTRANCE 1 EA
INLET PROTECTION 45 EA
EROSION CONTROLBLANKET ±10,000 SY
SOIL BOUNDARY
49B
120
264
367B
454C
120
120
367B
264
49B
454C
49B
RIP RAP
KEYNOTE LEGEND
NOT USED
BIOROLL, TYP.
DOUBLE ROW OF SILT FENCEPLACED 5 FEET APART
CONSTRUCTION ENTRANCE, TYP.
EROSION CONTROL BLANKET;PROVIDE WITHIN DITCH SECTIONS
AND ON SLOPES 1:4 OR GREATER
RIP RAP
A
B
C
D
E
F
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C301BAW
09/09/2022
JFJ
19.1001.04
EROSION AND SEDIMENT
CONTROL PLAN - PHASE 2
UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER,
PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUELAND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES INLOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS.
BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS:
1. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THATWILL BE INACTIVE FOR 7 DAYS OR MORE OR AS REQUIRED BY NPDES AND/ORCITY OF LAKE ELMO GRADING PERMIT.
2. INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM,CURBS AND GUTTERS.3. INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES
AS EACH INLET STRUCTURE IS INSTALLED.4. PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TOFINAL GRADE.
5. PREPARE SITE FOR PAVING.6. PAVE SITE AND INSTALL STRIPING.7. INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS
WORK PROGRESSES.
8. COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVERALL AREAS.9. OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE
SITE HAS BEEN FULLY STABILIZED THEN:10. REMOVE ALL REMAINING TEMPORARY EROSION ADN SEDIMENT CONTROLDEVICES
11. STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS.
LIMITS OF DISTURBANCE SUMMARY
TOTAL DISTURBED AREA 10.52 AC
HUDSON BLVD IMPROVEMENTS 1.85 AC
EXISTING IMPERVIOUS AREA 0.95 AC
EXISTING PERVIOUS AREA 0.90 AC
PROPOSED IMPERVIOUS AREA 1.13 AC
PROPOSED PERVIOUS AREA 0.72 AC
ON-SITE IMPROVEMENTS 8.67 AC
EXISTING IMPERVIOUS AREA 0.00 AC
EXISTING PERVIOUS AREA 8.67 AC
PROPOSED IMPERVIOUS AREA 3.62 AC
PROPOSED PERVIOUS AREA 5.05 AC
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
S
I
G
N
A
G
E
LIFTSTATIONLIFTSTATIONDD D
NORTHDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C302BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD EROSION
AND SEDIMENT CONTROL
PLAN
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-HUDSON BLVD EROS.dwg September 11, 2022 - 2:26pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
ROCK ENTRANCE
INLET PROTECTION
SILT FENCE
SITE LIMITS (SEE SITE PLANS FOR DETAILS)
SAFETY FENCE
SF
BIOROLL
LEGEND
EROSION CONTROL BLANKET
PROPERTY LINE
CULVERT END CONTROLS
SEEDING - HYDROSEED METHOD WITH 6" TOPSOIL BORROWSEED MIX - MnDOT NO. 25-141 @ 59 LBS/ACRE
FERTILIZER - MnDOT TYPE 3 @ 350 LBS/ACREROLLED EROSION PREVENTION CATEGORY 20WEED SPRAYING (WEED SPRAYING MIXTURE)
EROSION CONTROL PLAN NOTES
1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BEINSTALLED PRIOR TO CONSTRUCTION.
2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING.
3. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES.
4. WITHIN ONE WEEK (7 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BESTABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR
MATERIALS.
5. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN
ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS.
6. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING
THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THECONSTRUCTION.
7. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THECONTRACTOR.
8. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED.
9. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO
EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS ASNECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS.
10. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATERFROM A TANK TRUCK TO ALL CONSTRUCTION AREAS.
UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER,PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUELAND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES INLOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS.
BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS:
1. INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS AND CATCH
BASINS.2. CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUTPIT (1) AND INSTALL SILT FENCE.
3. PREPARE TEMPORARY PARKING AND STORAGE AREA.4. CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT TRAPS.5. PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING.
ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS.6. START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES.7. TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION,
DISTURBED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE OR AS
REQUIRED BY NPDES AND/OR CITY OF LAKE ELMO GRADING PERMIT.
SEQUENCE OF CONSTRUCTION:
THE GC MUST UPDATE THE SWPPP, INCLUDING THE JOBSITE BINDER AND
SITE MAPS, TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES
AND GENERAL CHANGES TO THE PROJECT SITE. UPDATES SHALL BE MADE
DAILY TO TRACK PROGRESS WHEN ANY OF THE FOLLOWING ACTIVITIESOCCUR: BMP INSTALLATION, MODIFICATION OR REMOVAL, CONSTRUCTION
ACTIVITIES (E.G., PAVING, STORM SEWER INSTALLATION, FOOTINGINSTALLATION, ETC.), CLEARING, GRUBBING OR GRADING, OR TEMPORARY
OR PERMANENT STABILIZATION.
SWPPP UPDATES AND AMENDMENTS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C2-SWPPP NOTES.dwg September 11, 2022 - 2:26pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
A.PROJECT OFFICE WALL SWPPP POSTINGS:THE FOLLOWING ITEMS MUST BE POSTED TOGETHER IN A SINGLE, ORGANIZED LOCATION ON A WALLINSIDE THE PROJECT OFFICE: 1) SWPPP SITE MAPS (ALL PHASES); 2) SWPPP DETAIL SHEETS; 3) MAP SHOWINGLOCATION OF OFFSITE IMPORT OR EXPORT FACILITY; 4) REVISIONS TO DETAILS, SITE MAPS, ORSWPPP-RELATED RFIS; 5) SITE SWPPP BINDER; 6) SWCT PLACARD; 7) CURRENT OWNER STORMWATERCOMPLIANCE TRAINING CERTIFICATES FOR SUPERINTENDENT(S) AND COMPLIANCE OFFICER(S); AND 8)CERTIFICATIONS AND/OR TRAINING CERTIFICATES REQUIRED TO PERFORM INSPECTIONS BY THEAPPLICABLE CONSTRUCTION GENERAL PERMIT OR AUTHORITY HAVING JURISDICTION.
B. PERMITTED PROJECT AREA:FOR PURPOSES OF THIS SWPPP AND ASSOCIATED STORMWATER PERMIT, 'PERMITTED PROJECT AREA' ISDEFINED AS ANY AND ALL AREAS WITHIN THE PROJECT LIMITS OF DISTURBANCE, AS SHOWN ON THESWPPP SITE MAPS AND IDENTIFIED IN THE NOTICE OF INTENT TO THE AGENCY. ALL GROUND-DISTURBING
AND CONSTRUCTION-RELATED ACTIVITIES (MATERIAL STORAGE, DUMPSTERS, PARKING AREAS, PROJECTOFFICE TRAILER, ETC.) MUST BE INCLUDED WITHIN THE PERMITTED PROJECT AREA LIMITS OFDISTURBANCE.
ALL AREAS OUTSIDE THE PERMITTED PROJECT AREA (I.E., LIMITS OF DISTURBANCE) ACQUIRED FOR USE BYTHE GC OR A SUBCONTRACTOR OF THE GC (BORROW SOURCES, DISPOSAL AREAS, ETC.) MUST BE MANAGEDIN ACCORDANCE WITH THE NPDES PERMIT. THE CONTRACTOR IS REQUIRED TO LOCATE OFFICE TRAILERSAND MATERIAL STORAGE AREAS FOR THE PROJECT WITHIN THE LIMITS OF DISTURBANCE. THECONTRACTOR MAY REQUEST USE OF OFF-SITE LOCATIONS FOR OFFICE TRAILERS OR NON-ERODIBLEMATERIAL STORAGE; HOWEVER, APPROVAL MUST BE OBTAINED FROM THE CONSTRUCTION MANAGER,AND THE ENGINEER PRIOR TO THEIR USE. REQUESTS WILL BE REVIEWED ON A CASE BY CASE BASIS AND IFAPPROVED, LIMITATIONS ON USE WILL BE PROVIDED BY THE ENGINEER.
C. SPECIAL PROJECT AREAS:THERE ARE NO SPECIAL PROJECTS, LOCATED BEYOND THE OWNER PERMITTED PROJECT AREA, REQUIRINGINSPECTION AND MAINTENANCE ASSOCIATED WITH THIS CONSTRUCTION PROJECT.
D.1 NON-STORMWATER DISCHARGES:THE GENERAL PERMIT FOR STORMWATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIESPROHIBITS MOST NON-STORMWATER DISCHARGES DURING THE CONSTRUCTION PHASE. ALLOWABLENON-STORMWATER DISCHARGES THAT OCCUR DURING CONSTRUCTION ON THIS PROJECT, ARE INCLUDEDIN THE SECTION PART IV.D. OF THE GENERAL PERMIT.
BEST MANAGEMENT PRACTICES (BMPS) MUST BE IMPLEMENTED FOR THE GENERAL PERMIT ALLOWABLEDISCHARGES FOR THE DURATION OF THE PERMIT. THE TECHNIQUES DESCRIBED IN THIS SWPPP FOCUS ONPROVIDING CONTROL OF POLLUTANT DISCHARGES WITH PRACTICAL APPROACHES THAT UTILIZE READILYAVAILABLE EXPERTISE, MATERIAL, AND EQUIPMENT.
NON-STORMWATER COMPONENTS OF SITE DISCHARGES MUST BE UNCONTAMINATED NON-TURBID WATER.ALL NON-STORMWATER DISCHARGES MUST BE ROUTED TO A STORMWATER CONTROL PRIOR TODISCHARGE. WATER USED FOR CONSTRUCTION WHICH DISCHARGES FROM THE SITE MUST ORIGINATEFROM A PUBLIC WATER SUPPLY OR PRIVATE WELL APPROVED BY THE STATE HEALTH DEPARTMENT.WATER USED FOR CONSTRUCTION THAT DOES NOT ORIGINATE FROM AN APPROVED PUBLIC SUPPLY MUSTNOT DISCHARGE FROM THE SITE; IT CAN BE RETAINED IN RETENTION PONDS UNTIL IT INFILTRATES OREVAPORATES. WHEN NON-STORMWATER IS DISCHARGED FROM THE SITE, IT MUST BE DONE IN A MANNERSUCH THAT IT DOES NOT CAUSE EROSION OF THE SOIL DURING DISCHARGE.
D.2 POWER WASHING:PROCESS WATER SUCH AS POWER WASHING WATER AND CONCRETE CUTTING EFFLUENT, AMONG OTHERS,MUST BE COLLECTED FOR TREATMENT AND DISPOSAL. IT MUST NOT BE FLUSHED INTO THE SITE STORMDRAIN SYSTEM OR DISCHARGED OFF-SITE.
D. DISCHARGE POINTS:ALL DISCHARGE POINTS MUST BE INSPECTED TO DETERMINE WHETHER EROSION AND SEDIMENTATIONCONTROL MEASURES ARE EFFECTIVE IN PREVENTING DISCHARGE OF SEDIMENT FROM THE SITE AND/ORIMPACTS TO RECEIVING WATERS. SEDIMENT ACCUMULATION DOWNGRADIENT OF DISCHARGE LOCATIONSSHALL BE REPORTED AS A SEDIMENT DISCHARGE AND THE POTENTIAL UPSTREAM CAUSE SHALL BEINVESTIGATED TO PREVENT FUTURE OCCURRENCE. CONTACT THE CM AND CEC TO DETERMINEAPPROPRIATE ACTION FOR CLEANUP OF DISCHARGED SEDIMENT THAT MAY BE OUTSIDE OF THE LIMITS OFDISTURBANCE. SEE SAMPLING AND MONITORING OF EFFLUENT PLAN (IF APPLICABLE).
A. SUBCONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES AS REQUIRED BY THIS STORMWATER POLLUTION PREVENTION PLAN. ADDITIONAL BEST MANAGEMENT PRACTICES SHALL BEIMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST OF OWNER THROUGHOUT ALLPHASES OF CONSTRUCTION.
B. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCALREQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENTADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER.
C. SITE MAP MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITYIMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES.
D. SUBCONTRACTOR TO LIMIT DISTURBANCE OF SITE IN STRICT ACCORDANCE WITH SWPPPIMPLEMENTATION SEQUENCE, OR AS REQUIRED BY THE APPLICABLE GENERAL PERMIT. NOUNNECESSARY OR IMPROPERLY SEQUENCED CLEARING AND/OR GRADING SHALL BE PERMITTED.
E. ALL DENUDED/BARE AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE, MUST BE STABILIZEDIMMEDIATELY UPON COMPLETION OF MOST RECENT GRADING ACTIVITY, WITH THE USE OFFAST-GERMINATING ANNUAL GRASS/GRAIN VARIETIES, STRAW/HAY MULCH, WOOD CELLULOSE FIBERS,
TACKIFIERS, NETTING AND/OR BLANKETS. COMPLETION MUST BE ACHIEVED WITHIN 7 DAYS.
F. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPEDSHALL BE PERMANENTLY STABILIZED AS SHOWN ON THE PLANS. THESE AREAS SHALL BE SEEDED,SODDED, AND/OR VEGETATED IMMEDIATELY, AND COMPLETED NO LATER THAN 7 DAYS AFTER THE LASTCONSTRUCTION ACTIVITY OCCURRING IN THESE AREAS. REFER TO THE GRADING PLAN AND/ORLANDSCAPE PLAN.
G. SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFFVELOCITIES AND EROSION. TEMPORARY AND/OR PERMANENT STABILIZATION SHALL BE APPLIED PERREQUIREMENTS IN THESE E&S CONTROL NOTES.
H. DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ADJUSTING THE EROSION AND SEDIMENT CONTROL MEASURES (SILT FENCES, ETC.) TOPREVENT EROSION AND POLLUTANT DISCHARGE OFF-SITE.
I. ALL MEASURES STATED ON THIS SITE MAP, AND IN THE STORM WATER POLLUTION PREVENTION PLAN,SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR ACOMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATIONCONTROL MEASURES SHALL BE CHECKED BY A QUALIFIED PERSON IN ACCORDANCE WITH THECONTRACT DOCUMENTS OR THE APPLICABLE PERMIT, WHICHEVER IS MORE STRINGENT, AND REPAIREDIN ACCORDANCE WITH THE SITE PLANS.
J. STORM WATER POLLUTANT CONTROL MEASURES INSTALLED DURING CONSTRUCTION, THAT WILL ALSOPROVIDE STORM WATER MANAGEMENT AFTER CONSTRUCTION, ARE INCLUDED IN THE CONTRACTDOCUMENTS. THE SITE-SPECIFIC POST CONSTRUCTION STORM WATER OPERATION AND MAINTENANCE(O&M) MANUAL IS INCLUDED IN THE CONTRACT DOCUMENTS.
K. ALL PERMANENT CONTROLS AND SYSTEMS MUST BE INSTALLED AND FUNCTIONING AS DESIGNED ANDFREE OF ACCUMULATED SEDIMENT AND DEBRIS DURING FINAL PROJECT INSPECTION AND APPROVAL.
ANY HAZARDOUS OR POTENTIALLY HAZARDOUS MATERIAL THAT IS BROUGHT ONTO THECONSTRUCTION SITE SHALL BE HANDLED PROPERLY TO REDUCE THE POTENTIAL FORSTORMWATER POLLUTION. ALL MATERIALS USED ON THIS CONSTRUCTION SITE SHALL BEPROPERLY STORED, HANDLED, DISPENSED AND DISPOSED OF FOLLOWING ALL APPLICABLELABEL DIRECTIONS. FLAMMABLE AND COMBUSTIBLE LIQUIDS SHALL BE STORED ANDHANDLED ACCORDING TO APPLICABLE REGULATIONS, AND, AT A MINIMUM, ACCORDING TO29 CFR 1926.152. ONLY APPROVED CONTAINERS AND PORTABLE TANKS SHALL BE USED FORSTORAGE AND HANDLING OF FLAMMABLE AND COMBUSTIBLE LIQUIDS.
MATERIAL SAFETY DATA SHEETS (MSDS) INFORMATION SHALL BE KEPT ON SITE FOR ANYAND ALL APPLICABLE MATERIALS. HOWEVER, MSDS MAY ALSO BE ACCESSED VIATELEPHONE OR OTHER ELECTRONIC MEANS OR APPARATUS.
IN THE EVENT OF AN ACCIDENTAL SPILL, IMMEDIATE ACTION SHALL BE TAKEN BY THESUBCONTRACTOR TO CONTAIN AND REMOVE THE SPILLED MATERIAL. THE SPILL SHALL BEREPORTED TO THE APPROPRIATE AGENCIES IN THE REQUIRED TIME FRAMES. AS REQUIREDUNDER THE PROVISIONS OF THE CLEAN WATER ACT, ANY SPILL OR DISCHARGE ENTERINGWATERS OF THE UNITED STATES SHALL BE PROPERLY REPORTED.
ALL HAZARDOUS MATERIALS, INCLUDING CONTAMINATED SOIL AND LIQUID CONCRETEWASTE, SHALL BE DISPOSED OF BY THE SUBCONTRACTOR IN THE MANNER SPECIFIED BYFEDERAL, STATE AND LOCAL REGULATIONS AND BY THE MANUFACTURER OF SUCHPRODUCTS.
THE SUBCONTRACTOR SHALL PREPARE A WRITTEN RECORD OF ANY SPILL AND ASSOCIATEDCLEAN-UP ACTIVITIES OF PETROLEUM PRODUCTS OR HAZARDOUS MATERIALS IN EXCESS OF 1GALLON OR REPORTABLE QUANTITIES, WHICHEVER IS LESS, ON THE DAY OF THE SPILL. THESUBCONTRACTOR SHALL PROVIDE NOTICE TO OWNER, VIA THE ONLINE CRITICAL INCIDENTREPORT, IMMEDIATELY UPON IDENTIFICATION OF ANY SPILL. SPILL REPORT FORMS AREAVAILABLE IN THE ONLINE SWPPP REPORTING SYSTEM PROVIDED BY THE OWNER. COPIES OFSPILL CRITICAL INCIDENT REPORTS SHALL BE PRINTED AND MAINTAINED IN THE JOBSITEBINDER.
ANY SPILLS OF PETROLEUM PRODUCTS OR HAZARDOUS MATERIALS IN EXCESS OFREPORTABLE QUANTITIES AS DEFINED BY EPA OR THE STATE OR LOCAL AGENCYREGULATIONS, SHALL BE IMMEDIATELY REPORTED TO THE EPA NATIONAL RESPONSECENTER (1-800-424-8802) AND THE MINNESOTA DEPARTMENT OF NATURAL RESOURCES(1-800-943-0003)
THE STATE REQUIRES REPORTING WHEN:
·THERE IS AN IMPACT TO HUMAN HEALTH
·THERE IS AN IMPACT TO THE ENVIRONMENT
·THERE IS A FIRE, EXPLOSION, OR SAFETY HAZARD
·A SPILL IS NOT IMMEDIATELY CLEANED UP
·THE SPILL WAS MORE THAN THE REPORTABLE QUANTITY OF 1 GALLON OF APETROLEUM PRODUCT
THE REPORT SHOULD BE FILED WITH THE STATE OF MINNESOTA. ALL REPORTS SHOULDBE FILED WITHIN 24 HOURS OF A SPILL OCCURRING.
THE REPORTABLE QUANTITY FOR HAZARDOUS MATERIALS CAN BE FOUND IN 40 CFR 302 ANDTHE US EPA WEBSITE:
HTTP://WWW.EPA.GOV/SUPERFUND/POLICY/RELEASE/RG
TO MINIMIZE THE POTENTIAL FOR A SPILL OF PETROLEUM PRODUCT OR HAZARDOUSMATERIALS TO COME IN CONTACT WITH STORMWATER, THE FOLLOWING STEPS SHALL BEIMPLEMENTED:
1) ALL MATERIALS WITH HAZARDOUS PROPERTIES, SUCH AS PESTICIDES, PETROLEUMPRODUCTS, FERTILIZERS, SOAPS, DETERGENTS, CONSTRUCTION CHEMICALS, ACIDS,BASES, PAINTS, PAINT SOLVENTS, ADDITIVES FOR SOIL STABILIZATION, CONCRETE,CURING COMPOUNDS AND ADDITIVES, ETC., SHALL BE STORED IN A SECURE LOCATION,UNDER COVER AND IN APPROPRIATE, TIGHTLY SEALED CONTAINERS WHEN NOT IN USE.
2)THE MINIMUM PRACTICAL QUANTITY OF ALL SUCH MATERIALS SHALL BE KEPT ON THEJOB SITE AND SCHEDULED FOR DELIVERY AS CLOSE TO TIME OF USE AS PRACTICAL.
3) A SPILL CONTROL AND CONTAINMENT KIT (CONTAINING FOR EXAMPLE, ABSORBENTMATERIAL SUCH AS KITTY LITTER OR SAWDUST, ACID, BASE, NEUTRALIZING AGENT,BROOMS, DUST PANS, MOPS, RAGS, GLOVES, GOGGLES, PLASTIC AND METAL TRASHCONTAINERS, ETC.) SHALL BE PROVIDED AT THE CONSTRUCTION SITE AND ITSLOCATION(S) SHALL BE IDENTIFIED WITH LEGIBLE SIGNAGE AND SHOWN ON SITE MAPS.a. THE SPILL CONTROL AND CONTAINMENT KIT SUPPLIES SHALL BE OF SUFFICIENTQUANTITIES AND APPROPRIATE CONTENT TO CONTAIN A SPILL FROM THE LARGESTANTICIPATED PIECE OF EQUIPMENT AND FROM THE LARGEST ANTICIPATEDQUANTITIES OF PRODUCTS STORED ON THE SITE AT ANY GIVEN TIME.b. CONTENTS SHALL BE INSPECTED DAILY DURING THE DAILY STORMWATER
INSPECTION.
4)ALL PRODUCTS SHALL BE STORED IN AND USED FROM THE ORIGINAL CONTAINER WITHTHE ORIGINAL PRODUCT LABEL. CONTAINERS MUST BE STORED IN A MANNER TOPROTECT THEM FROM THE ELEMENTS AND INCIDENTAL DAMAGE.
5) ALL PRODUCTS SHALL BE USED IN STRICT COMPLIANCE WITH INSTRUCTIONS ON THEPRODUCT LABEL.
6)THE DISPOSAL OF EXCESS OR USED PRODUCTS SHALL BE IN STRICT COMPLIANCE WITHINSTRUCTIONS ON THE PRODUCT LABEL AND REGULATIONS.
GENERAL NOTES
EROSION AND SEDIMENT CONTROL NOTES
HAZARDOUS MATERIAL MANAGEMENT & SPILL REPORTING
NORTH
VICINITY
N.T.S.
SITE
EAGLE POINT RD
HUDSON BLVD
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C303BAW
09/09/2022
JFJ
19.1001.04
SWPPP NOTES
GENERATOREDGE OF WATEREDG
E
O
F
W
A
T
ERCENTERLINE CREEKBRIDGEABUTTMENT(WATER ELEV. = 978.2 AS OF 7/11/19)DASHED PAVEMENT STRIPEAPPROXIMATELOCATIONPIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NOPARKING
NOPARKINGSENIOR HOUSING
BUILDING
LEVEL 1: 995.06LEVEL B: VARIES
D
D
EEB
B
C
F
G
G
N
H
L
L
O O
P
P
P
P
P
Q
M M
M
M
M
M
M
M
MZ
Z
C
E
E
AA
BB
O
BB
I
AA
F
L
K
E
AA
AA
STEP(S), SEESHEET C500
A
E
E
EMAIN ENTRANCE
PROPOSED REDIROCK (ORAPPROVED EQUAL) RETAININGWALL WITH GUARDRAIL;
SEE SHEET C500 AND C706
CENTE
R
LI
N
E
O
F
EXISTI
N
G
C
R
E
E
K
EDGE OF EXISTINGWETLAND
EDGE OF EXISTINGWETLAND
SSWD 50'WETLAND BUFFER
PROPOSED PLAZA
PROPOSED STORMWATERMANAGEMENT AREA
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED 30' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C416 FORHUDSON BLVD IMPROVEMENTS.
25' SH
O
R
EL
A
N
D I
M
P
A
C
T
ZONE
SHOR
E
L
A
N
D
B
UI
L
DI
N
G
SETBA
C
K
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLANDMANAGE 2 SETBACK
EXISTING WETLAND
PROPOSED DRAINAGE& UTILITY EASEMENT
PROPOSED MODULAR BLOCKRETAINING WALL W/ FENCE;SEE SHEET C500 AND C706
PROPOSED ROWDEDICATION
PROPOSED RETAINING WALL;SEE SHEET C504, C505 AND C706.
EXISTING LIFTSTATION
PROPOSED 10' DRAINAGE &UTILITY EASEMENT
SEE SHEET C403 - HUDSON BLVD &EAGLE POINT BLVD TYPICAL SECTIONS
SEE SHEET C403 -HUDSON BLVD &
EAGLE POINT BLVDTYPICAL SECTIONS
PROPOSED FLAGPOLE, BY OTHERS
PROPOSED 10' DRAINAGE& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
ORDIN
A
R
Y
HI
G
H
W
A
T
E
R
LEVEL A
S
D
E
LI
N
E
A
T
E
D
11/2
0
1
9
PROPOSED FIRE PIT (OWNER TOCONFIRM TYP; COORD. WITH MEP PLANS)
PROPOSED MODULAR BLOCK RETAININGWALL W/ FENCE; SEE SHEET C500 AND C706
PROPOSED 1-1.5'RETAINING WALL; SEESHEET C500 AND C706
3
3
3
3
3
3
1
33
3
33
3
PROPOSED 5' DRAINAGE& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.12+0013+0014+00
15+0016+00
17+00
18+0019+0020+0021+0022+00R21.0'26.0'PREPARE SITE FOR GAZEBO(SEE ARCH PLANS)
PROPOSEDCOMMUNITY
GARDEN AREA
TEMPORARY FIRELANE ACCESS
PONDMAINTENANCE
ACCESS
INFILTRATION BASIN
26.0'26.0'26.0'26.0'26.0'G
E
3
F
O
O
P
P
P
P
J
J
O O O O O
O
P
P
3
2
E
P
P
P ADA ROUTEADA ROUTE8.0'
8.0'9.0'26.0'50.0'50.
0
'24.0
'
8
1
.
7
'26.0'6.0'18.0'9.0'
1
0
0
.
0
'
5
0
.
0
'
100
.
0
'
50.
0
'10.0'6.6'
6.5'23.5'26.0'18.0'9.0'9.0'5.0'26.0'26.0'
18
.
0
'
26
.
0
'
2
2
.
0
'
10.0'10.0
'18.0'26.0'18.0'18.0'9.0'
18.0'14.7'9.0'18.0'24.0'ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTE ADA ROUTE ADA ROUTE ADA ROUTE ADA ROUTEADA ROUTE
ADA ROUTE
A
D
A
R
O
U
T
E
A
D
A
R
O
U
T
E
ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTE3
G 6.0'3
PROPOSED 30'
DRAINAGE &UTILITY EASEMENT
PROPOSED 30'DRAINAGE &UTILITY
EASEMENT
20
.0
'
1
8
.
0
'
2
0
.
0
'9.0'9.0'60.0
°
'
UNDERGROUND
PARKING EXTENTS(SEE ARCH PLAN)
16.
1
'20.9'NORTHING: 175419.95
EASTING: 475566.48
NORTHING: 175178.02
EASTING: 475629.18
NORTHING: 175151.03EASTING: 475568.49
NORTHING: 175049.79EASTING: 475630.49
NORTHING: 175050.63
EASTING: 475568.49
NORTHING: 175348.03EASTING: 475494.12
PROPOSED MODULAR BLOCK RETAINING
WALL W/ FENCE; SEE SHEET C500 AND C706
3
11
9
10
17
25
9
2
2
H
18.0'18.0'60.0°'5.
0
'
C
C
C
C
C
C
C
C
C
P
G
G
PROPOSED MODULAR BLOCK
RETAINING WALL W/ FENCE;SEE SHEET C500 AND C706
FIRE LANE SIGNAGE
SIGN TYPE A (SEE SHEET C702)
SIGN TYPE C (SEE SHEET C702)
SIGN TYPE D (SEE SHEET C702)
1
2
3
FIRE LANE SIGNAGE SHALL COMPY WITH INTERNATIONALFIRE CODE. SIGNAGE SHALL HAVE RED LETTERS ON
WHITE REFLECTIVE BACKGROUND.
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
PROPOSED CURB AND GUTTER
PROPERTY LINE
PROPOSED FENCE
SETBACK LINE
RETAINING WALL
PROPOSED CONCRETE SIDEWALK
LEGEND
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg September 11, 2022 - 2:27pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHPROPOSED STANDARD DUTY ASPHALT
KEYNOTE LEGEND
PROPOSED (7'X10') PLANTER BOXES WITH 5' CLEAR SPACEBETWEEN
MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER
B612 CURB & GUTTER (TYP.)
B624 CURB AND GUTTER
FLAT CURB
MOUNTABLE CURB
ACCESSIBLE PEDESTRIAN CURB RAMP
ACCESSIBLE PARKING SIGN
ACCESSIBLE PARKING
AREA STRIPED WITH 4" SYSL @ 45° 2' O.C.
FIRE DEPARTMENT CONNECTION; REFER TO MEP PLANS
SITE SIGNAGE - SEE ARCH PLANS
LANDSCAPE AREA - SEE LANDSCAPE PLANS
COMMERCIAL DRIVEWAY APRON
PROPOSED DECK, SEE ARCH PLANS
PROPOSED PATIO, SEE SHEET C500 AND ARCH PLANS; PATIO GRADESSHALL NOT EXCEED 2% IN ANY DIRECTION
PROPOSED PLANTER, SEE LANDSCAPE PLANS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
PROPOSED PAVEMENT MARKING
PROPOSED TRANSFORMER; REFER TO MEP
PROPOSED GENERATOR; REFER TO MEP
PROPOSED CONDENSER; REFER TO MEP
PROPOSED PEDESTRIAN CROSS WALK
'DO NOT ENTER/ FIRE ACCESS ONLY' SIGNAGE
'RESERVED NO PARKING' SIGNAGE
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
V
W
X
Y
Z
AA
BB
CC
PROPOSED HEAVY DUTY ASPHALT
PROPOSED MILL AND OVERLAY
PROPOSED BITUMINOUS TRAIL
PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS
PROPOSED LIGHT POLE; REFER TO MEP PLANS
C400BAW
09/09/2022
JFJ
19.1001.04
SITE PLAN
PROPOSED ROCK MULCH
PROPOSED STAMPED CONCRETE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
PROPOSED HEAVY DUTY CONCRETE
PROPOSED STORMWATER MANAGEMENT AREA
ADA ROUTE SETBACK LINE
MAINTENANCE ACCESS PATH NOT WITHIN 100-YEAR HWL12" CLASS V (MNDOT SPECIFICATION TABLE 3138-5)
OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
MAINTENANCE ACCESS PATH WITHIN 100-YEAR HWL
12" CLEAN CRUSHED ROCK (34" - 1 14" GRADATION) OVER TENSARBX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
BUILDING DATA SUMMARY
AREAS
PROPOSED PROPERTY 508,702 SF (11.68 AC)
BUILDING AREA 53,900 SF (10.60% OF TOTALPROPERTY AREA)
PARKING
PROPOSED PARKING 234 SPACES @ 1.6 SPACE PERDWELLING (146 DWELLINGS)
PROPOSED SURFACE PARKING 88 SPACES
PROPOSED GARAGE PARKING 146 SPACES; SEE ARCH PLANS
ADA SURFACE STALLS REQ'D / PROVIDED 4 SPACES / 4 SPACES
PROPERTY SUMMARY
AMIRA LAKE ELMO
TOTAL EXISTING PROPERTY AREA 508,702 SF (11.68 AC)
PROPOSED RIGHT OF WAY DEDICATION 2,800 SF (0.07 AC)
TOTAL PROPOSED PROPERTY AREA 505,902 SF (11.61 AC)
TOTAL OPEN SPACE AREA 283,307 SF (6.50 AC)
PUBLIC TRAILS AREA 12,252 SF (0.28 AC)
EXISTING IMPERVIOUS AREA 0 SF (0.00 AC); [0.00%]
EXISTING PERVIOUS AREA 505,902 SF (11.61 AC); [100.00%]
PROPOSED IMPERVIOUS AREA 157,880 SF (3.62 AC); [31.00%]
PROPOSED PERVIOUS AREA 350,822 SF (8.06 AC); [69.00%]
ZONING SUMMARY
EXISTING ZONING BP-PUD
PARKING SETBACKS SIDE/REAR = 0'
ROAD = 0'
BUILDING SETBACKS FRONT = 20'SIDE = 20'REAR = 0'
LIMITS OF DISTURBANCE SUMMARY
TOTAL DISTURBED AREA 10.52 AC
HUDSON BLVD IMPROVEMENTS 2.34 AC
EXISTING IMPERVIOUS AREA 1.13 AC
EXISTING PERVIOUS AREA 1.21 AC
PROPOSED IMPERVIOUS AREA 1.23 AC
PROPOSED PERVIOUS AREA 1.11 AC
ON-SITE IMPROVEMENTS 8.67 AC
EXISTING IMPERVIOUS AREA 0.00 AC
EXISTING PERVIOUS AREA 8.67 AC
PROPOSED IMPERVIOUS AREA 3.62 AC
PROPOSED PERVIOUS AREA 5.05 AC
PROPOSED STANDARD DUTY ASPHALT - PER CITY STANDARDS
CSSIG
N
A
G
E
GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NOPARKING
NOPARKINGSENIOR HOUSING
BUILDING
LEVEL 1: 995.06LEVEL B: VARIES
SENIOR HOUSINGBUILDING
LEVEL 1: 995.0LEVEL B: 985.25
6.0
'8.0
'26.0'26.0'26.0'8.0
'
PROPOSEDFIRE HYDRANT
PROPOSED FIRE HYDRANT
PROPOSED
FIRE HYDRANT
EXISTING FIREHYDRANT
FIRE ACCESS
FIRE ACCESS
PROPOSED FIREDEPARTMENTCONNECTION
300' HYDRANTCOVERAGE, TYP.26.0'26.0'18.0'26.0'26
.
0
'
Lock to Lock TimeTrackWidth ::
:
feet
LADDER - 1
6.08.338.33
22.4210.29
47.00
Steering Angle 33.0:
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-FIRE ACCESS PLAN.dwg September 11, 2022 - 2:28pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHTHE VEHICLE MANEUVERINGS
IDENTIFIED ON THIS PLAN WERE
PREPARED USING AUTOTURN
SOFTWARE AND DOES NOT
NECESSARILY REPRESENT
ACTUAL CONDITIONS NOR DOESIT ACCOUNT FOR EXTERNALFACTORS. THIS ANALYSIS
SHOULD NOT BE USED AS THE
SOLE BASIS FOR THE CLIENT'S
DECISION MAKING
FIRE TRUCK - LADDER 1
LEGEND
PROPERTY LINE
PROPOSED WATERMAIN
PROPOSED GATE VALVE
PROPOSED HYDRANT
PROPOSED TEE
PROPOSED REDUCER
EXISTING FIRE HYDRANT 300' RADIUS COVERAGE
PROPOSED FIRE HYDRANT 300' RADIUS COVERAGE
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C401BAW
09/09/2022
JFJ
19.1001.04
FIRE ACCESS PLAN
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-HUDSON BLVD CONSTRUCTION NOTES.dwg September 11, 2022 - 2:29pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C402BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD
CONSTRUCTION NOTES
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SITE DETAILS.dwg September 11, 2022 - 2:29pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C403BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD & EAGLE
POINT BLVD TYPICAL
SECTIONS
HUDSON BLVD
HUDSO
N
B
L
V
D
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C404BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD
SUPERELEVATION PLANS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SUPERELEVATION PLANS.dwg September 11, 2022 - 2:30pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHSUPERELEVATION TRANSITION
LEGEND
PAVEMENT SLOPE DIRECTION
NOTES
1. PAVEMENT CROSS SLOPES SHOWN IN FT/FT.
2. CONSTRUCT PAVEMENT CROSS SLOPES PER TYPICAL SECTIONS EXCEPT AS
MODIFIED ON THESE PLANS
NORTHDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C405BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD ALIGNMENT
PLAN AND TABULATION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-HUDSON BLVD ALIGNMENT PLANS.dwg September 11, 2022 - 2:30pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
HUDSON BLVD
16.0'24.0'14.4'16.0'24.0'www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-STREET AND STORM-PPF.dwg September 12, 2022 - 9:19am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C406BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD STREET AND
STORM SEWER PLAN &
PROFILE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
16.0'18.5'16.0'18.5'HUDSON BLVD
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-STREET AND STORM-PPF.dwg September 12, 2022 - 8:53am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C407BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD STREET AND
STORM SEWER PLAN &
PROFILE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLEPOINT BOULDEVARD PRIOR TO
CONSTRUCTION*
HUDSON BL
V
D 22.0
'22.0
'26.0
'
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-STREET AND STORM-PPF.dwg September 12, 2022 - 9:17am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C408BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD STREET AND
STORM SEWER PLAN &
PROFILE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
H
U
D
SO
N
B
L
VD
HUDSON BLVD
12+31.22
38.23' R
EXFL 974.11
HUDSON BLVD
12+37
29.57' R
FL 973.99
HUDSON BLVD
12+67.16
16.00' R
FL 973.45
PRIVA
T
E
D
RI
V
E
HU
D
S
O
N
B
L
V
D
HUDSON BLVD21+66.19
26.00' R
FL 977.48
HUDSON BLVD
21+85.7528.96' R
FL 978.34
HUDSON BLVD
22+32.82
84.10' R
EXFL 979.05EAGLE POINT BLVDDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C409BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD
INTERSECTION DETAILS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-INTERSECTION DETAILS.dwg September 11, 2022 - 2:33pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NOTES
NORTHNORTH
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C7-HUDSON BLVD SIGN-STRIP PLANS.dwg September 11, 2022 - 2:34pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C410BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD SIGNING &
STRIPING TITLE
NORTHwww.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C7-HUDSON BLVD SIGN-STRIP PLANS.dwg September 11, 2022 - 2:34pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C411BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD SIGNING &
STRIPING PLAN
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C7-HUDSON BLVD SIGN-STRIP PLANS.dwg September 11, 2022 - 2:34pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C412BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD SIGNING &
STRIPING DETAILS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C7-HUDSON BLVD SIGN-STRIP PLANS.dwg September 11, 2022 - 2:34pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C413BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD SIGNING &
STRIPING DETAILS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-CROSS SECTIONS.dwg September 11, 2022 - 2:35pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
C414BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD CROSS
SECTIONS
C415BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD CROSS
SECTIONS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-CROSS SECTIONS.dwg September 11, 2022 - 2:35pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
C416BAW
09/09/2022
JFJ
19.1001.04
HUDSON BLVD CROSS
SECTIONS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-CROSS SECTIONS.dwg September 11, 2022 - 2:35pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
SIG
N
A
G
E
EXI
S
T
I
N
G
BU
I
L
D
I
N
GGENERATOREDGE OF WATERED
G
E
O
F
W
A
T
E
RCENTERLINE CREEKBRIDGEABUTTMENTINV.=977.74LIFTSTATION(WATER ELEV. = 978.2 AS OF 7/11/19)958.76INVCMP84LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NOPARKING
NOPARKINGSENIOR HOUSINGBUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
DDD
DD
D COCOCOCOCO980.87980.87
980.69977.81965.03
965.03
965.03
965.03
970.25 970.25
970.25
D1 - 6.5INCH
STEP(S)977
.8113+00
14+0015+00 16+00 17+00 18+0019+0020+0021+0022+00CONTRACTOR TOSEE SHEETSC402-C416 FORHUDSON BLVDIMPROVEMENTS.
CONTRACTOR TO SEE SHEETSC402-C416 FOR HUDSON BLVDIMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
0.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
BMP/WETLAND/CREEK PROPOSED100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:36pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIESNORTH
GRADING PLAN NOTES
1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF LAKE ELMO, SPECIFICATIONS ANDBUILDING PERMIT REQUIREMENTS.
2. CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWO WORKING DAYSPRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS.
3. STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-3034WHEN STORM SEWER CROSSES ABOVE WATERMAIN: STORM SEWER (18" AND SMALLER) SHALL BEPVC SCH 40 PER ASTM 3-1785; PROVIDE 18" MINIMUM VERTICAL CLEARANCE OUTER EDGE TO
OUTER EDGE
STORM SEWER FITTINGS SHALL BE AS FOLLOWS:RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-3212WHEN STORM SEWER CROSSES ABOVE WATERMAIN: STORM SEWER (18" AND SMALLER) FITTINGSSHALL BE PVC SCH 40 PER ASTM 3-1785; PROVIDE 18" MINIMUM VERTICAL CLEARANCE OUTER EDGETO OUTER EDGE
4. CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALLIMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS.
5. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY
STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACEMATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TOAVOID UNDERMINING OF EXISTING PAVEMENT.
6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.
7. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER
ALIGNMENTS.
8. GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATIONAND LEAVE STREET READY FOR SUBBASE.
9. ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS,AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE
DISPOSED OF OFF THE CONSTRUCTION SITE.
10. REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT ANDELEVATIONS AND CASTING / STRUCTURE NOTATION.
11. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITHSMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE.
12. INSTALL A MINIMUM OF 4" CLASS 5 AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETESIDEWALKS.
13. UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS ANDDISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4" OFTOPSOIL.
14. ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED.
15. GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALLCONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMPSLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE
PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TOEXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFYENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NOCONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.
16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS.
17. CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OFCOVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS.
18. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION.
19. ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLECONNECTIONS.
20. ALL STORM PIPE ENTERING STRUCTURES SHALL BE WATERTIGHT OR BE OF FLEXIBLE COMPRESSIONJOINTS. JOINT CONNECTIONS SHALL BE FLEXIBLE WATER STOPS, RESILIENT CONNECTORS, OR OTHERFLEXIBLE SYSTEM S APPROVED BY THE ENGINEER TO MAKE WATERTIGHT CONNECTION TO MANHOLESAND OTHER STRUCTURES UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS ANDSPECIFICATIONS. CEMENT MORTAR JOINTS ARE NOT APPROVED.
21. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATERSERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MINNESOTA RULES, CHAPTER 474, SECTION 1109.
22. ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE.
23. MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETEPAVEMENT AREAS.
24. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENTDRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER.
RETAINING WALL COORDINATION NOTES
1. RETAINING WALLS SHOWN ARE SCHEMATIC. ACTUAL DETAILS SHALL BE DESIGNED BY THECONTRACTOR/OTHERS AND SUBMITTED FOR APPROVAL BY ENGINEER.
2. RETAINING WALLS SHALL BE AS NOTED ON PLAN OR APPROVED EQUAL.
3. THE CONTRACTOR SHALL DETERMINE ALL DIMENSIONS AND DETAILS NECESSARY FOR INSTALLATION.
4. TAKE SPECIAL PRECAUTION ADJACENT TO WETLAND AS TO NOT DISTURB AREAS WITHIN DELINEATEDWETLANDS
5. CONTRACTOR SHALL COORDINATE TIMING OF THE INSTALLATION OF THE RETAINING WALL WITH ALLUTILITIES, SPECIFICALLY THE SITE LIGHTING, STORM SEWER, SANITARY, AND WATERMAIN ADJACENT TOTHE PROPOSED WALLS.
6. REFER TO THE GEOTECHNICAL RECOMMENDATIONS BASED ON THE REPORT LISTED ON SHEET C100.
7. FINISHED ELEVATIONS ON THE GRADING PLAN ARE AS STATED ON THE PLAN WITH THE TOP OF WALLSPOTS AND BOTTOM OF WALL SPOTS DENOTING THE FINISHED GRADE ELEVATIONS. ACTUAL BOTTOMAND TOP OF RETAINING WALL ELEVATIONS MAY VARY DUE TO MANUFACTURER REQUIREMENTS ANDRECOMMENDATIONS.
8. THE CONTRACTOR SHALL COORDINATE ALL ACTIVITIES WITH THE WALL REINFORCING AND ROADWAYCONSTRUCTION, WETLAND LIMITS, AND RIGHT-OF-WAY LIMITS. CONTRACTOR SHALL PERFORM ALLNECESSARY COORDINATION, STAGING, TEMPORARY SHORING, AND SEQUENCING AT NO EXTRA COST.
SHEET C501
SHEET C502
SHEET C504
SHEET C503
SHEET C505
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C500BAW
09/09/2022
JFJ
19.1001.04
OVERALL GRADING AND
DRAINAGE PLAN
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TOCONSTRUCTION*
GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)APPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
960960960
965 970961
962
963
964
966
967
968
969
965961
962
963
964966970
975980
971
972
973974
976
977
978
979
981 970970970
970
967
968
968
9
6
9
969
971971972972973986987987988988987
987 986986 975980985985972973974976977978979981982983984986986987987987
987988988970 970971 971972972973965966967968
985973 971972D980979974 970975
971
972
973
974
976
977
978
979 970970970 9709
6
7
9
6
8
969965
970
963
964
966
967968 969971971
965
970
975
980964966
967
968
969
971
972
973
974
976
977
9789793:
1
7:
1
7.72%11.
4
2
%1.15%24
.
1
5
%
4
:
1
1.
8
8
%
12
.
2
5
%
1.56
%
3:
1
4.37%970
985
971
972981
982
983
984
986
COSTRM 102
STRM 706
STRM 703A
STRM 704
STRM 702
STRM 102A
STRM 105
STRM 105B STRM 106B
STRM 201C
STRM 201B
STRM 201D
STRM 201
STRM 201A
STRM 201E
STRM 705
STRM 102B
STRM 104
STRM 104A
STRM 105A
2.70%
6.27%
955
955955
960
960
960
965
9
6
5
965
970
970
970970 970975
9
7
5
975 975980
980
980 985985
985
954
954
954
956956
956
957957
957
958
958
958
959
959
959
961
961
961
96
2
962
962
963
963
963
964
964
964
966
9
6
6
966
967
967 967967
9
6
7
967967968
968968968968
968 968969
969969
969
969969969971
971971971971
972
972
9
7
2
972 972973
9
7
3
973 973974974
9
7
4
974
976
976
976 976977977
977
977
978
978
978
979
979
979
981981
981
982982
982
983983
983
984984
984
986986
986
970.25970.25 970.258:1STRM 703B
STRM 103
STRM 106
965
970
962
963
964
966
967
968
969
971
969970
9
6
9
969
971971
972973 1 - 6.5 INCH STEP(S)
TW:985.48TW:985.76TW:985.99TW:986.40TW:986.62TW:987.12
TW:987.50
BW:972.88
BW:972.00 BW:972.00 BW:971.89 BW:970.23 BW:973.06 BW:979.63
LP:985.02
G:985.40
G:985.93
G:986.61
G:984.59
985.18
984.96
EOF:985.57
994.90
986.13
LP:986.25
987.99
987.53
HP:986.52
987.08
987.28 985.33
985.21
985.33
988.78
BW:974.00
TW:986.05
985.33
988.35
995.06
HP:986.31
EXIST. 30" RCP STORM
EXIST. 18" RCP FESIE: 965.60
EXIST. 18" RCP FESIE: 966.85
EXIST. 84" CMP FESIE:958.76
EXIST. 84" CMP
STRM SEWER
PROPOSED RETAININGWALL WITH GUARDRAIL
PROPOSED DRAINAGESWALE @ 2% MIN TO
MATCH EXISTING DITCHGRADES; PROVIDEPOSITIVE DRAINAGE
PROPOSED DRAINAGESWALE @ 2% MIN TO
MATCH EXISTING DITCHGRADES; PROVIDEPOSITIVE DRAINAGE
PROPOSED DRAINAGESWALE @ 2% MIN TO
MATCH EXISTING DITCHGRADES; PROVIDEPOSITIVE DRAINAGE
CONTRACTOR TO SEE SHEETSC402-C416 FOR HUDSON BLVDIMPROVEMENTS.
994.90 995.06
STRM 104C
STRM 104B
13+0014+00 15+00
16+0017+00 18+0019+00100-YR HWL: 967.02
1.64%1.64%1.54%986.47
1.
8
7
%
985.02
BW:985.50
TW:986.50
ST-152
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416
FOR HUDSON BLVD IMPROVEMENTS.
0.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
MAINTENANCE ACCESS
BMP/WETLAND/CREEK PROPOSED100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:37pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIESNORTH
C502
C504
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C501BAW
09/09/2022
JFJ
19.1001.04
GRADING AND DRAINAGE
PLAN
3:1EDGE OF WATERPIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
0,0
980985
977978979981982983984986
987
988989970
975
980
985
971
972
973974
976
977
978
979
981
982
983
984
986
985984986987988
975
980 97297397
4
976
977978
979981
982
983 984982980985986986987987988988986987
987 986986 985986987987987
987988988
98
6
98
7
983983984986
985
983982 983
986
987
9
8
0
98
1
98198
2
9829
8
3
9839
8
4980980985978979981981982982983983984984975980985974976977978979981982983984 971
972973985
985
983
984 986981
980
973 971972992
993
984985984986
987
985
986 987989
983984985987990987988989DD992980979974 19.2
'50.0
'
D 970975
971
972
973
974
976
977
978
979
3:
1
1.13%6.89%7.72%11.
4
2
%4:111:
12.12%
3.7
8
%
12
.
2
5
%
1.56
%
3
:
1
9.
1
5%
3.
9
3
%
8.
5
5
%4:1
11.4
7
%4.37%970
985971
972981
982
983
984
986
CO2.17%6.70%1.99%3.2
5
%
STRM 203
STRM 202
STRM 200
STRM 101
STRM 102
STRM 200A
STRM 801
STRM 100
STRM 800
STRM 301
STRM 302
STRM 300
STRM 700
STRM 701
STRM 102A
STRM 105
STRM 105B STRM 106B
STRM 203A
STRM 201C
STRM 201B
STRM 201D
STRM 201
STRM 201A
STRM 201E
STRM 200C
5:1
6.92%
STRM 102B
STRM 104
STRM 104A
STRM 105A
9.20%2.84%
1.67%
2.70%
6.27%3:13:1
3.
2
4
%
3.
2
8
%
3:1
3:1
10.0'10.08%
3.
3
3
%980981
982
981
982
983
26.0'3:13:13:15:
1
980985985 98198298398498498698698798
798898
8 1.65%980.87980.87970.25970.25 8:1
LEVEL 1: 995.06
LEVEL B: 985.33
STRM 103
STRM 106970
9
6
9
969
971971
972973
1 - 6.5 INCH STEP(S)
G:987.75
LP:985.02
G:986.27
G:985.40
G:985.93
G:984.59
985.18
995.06
EOF:985.57
TW:989.00
BW:988.75
987.25
G:986.61
T/G:987.98
G:987.85
987.99
993.60
988.25
T/G:986.30
T/G:986.23
LP:985.00
994.90
986.13
LP:986.25
987.99
987.53
HP:986.52
987.08
987.28 985.33
985.21
985.33 986.02
991.90
990.25 989.20
G:985.77
979.99
EOF:984.00
G:980.32
982.02
G:979.92
988.78
979.99
985.33
988.35
991.82
G:985.33
995.06
G:987.03
G:986.47
BMP #1PROPOSED SURFACE FILTRATION BASINSEE SHEET C508 FOR DETAILS
PRETREATMENT FOREBAYSEE SHEET C508 FOR DETAILS
SWWD 50' WETLANDMANAGE 2 SETBACK
MAINTENANCE ACCESSFROM PUBLIC
RIGHT-OF-WAY
PROPOSED DRAINAGESWALE; PROVIDE MIN 2%
SLOPE TOWARD STRM 200
MAINTENANCEACCESS
EXISTING WETLAND #1EXIST. NWL: 977.00EXIST. HWL: 980.60PROP. HWL (100-YR RAINFALL): +/- 980.87
PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 981.45
EMERGENCY
FIRE ACCESS
PROPOSED DRAINAGESWALE @ 2% MIN TOMATCH EXISTING DITCH
GRADES; PROVIDEPOSITIVE DRAINAGE
PROPOSED DRAINAGESWALE @ 2% MIN TOMATCH EXISTING DITCH
GRADES; PROVIDEPOSITIVE DRAINAGE
CONTRACTOR TO SEE SHEETS
C402-C416 FOR HUDSON BLVDIMPROVEMENTS.
994.90 995.06
STRM 104C
STRM 104B
2.08%1.82%
G:985.77
G:987.25
G:987.0013+0014+00
1.64%1.64%
986.47
985.02
G:987.68
G:985.33
G:987.18
G:986.37
T/G:986.54
T/G:986.48
G:987.47
G:986.67
LP:985.00
BW:985.50
TW:986.50
979.99
983.85
984.75
984.54
G:984.50
G:984.00
G:983.78
G:984.353:13:13:1 3:1
3:1
3:13:1TW:986.22BW:986.12
TW:986.73BW:985.00
TW:987.29
BW:987.53
TW:987.00BW:985.00
993.62
990.13
ST-152
10.0'10.0'
0.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
MAINTENANCE ACCESS
BMP/WETLAND/CREEK PROPOSED100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:37pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHC501
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C502BAW
09/09/2022
JFJ
19.1001.04
GRADING AND DRAINAGE
PLAN
C503
INV.=977.74(WATER ELEV. = 978.2 AS OF 7/11/19)AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
NO
PARKING
NOPARKINGLEVEL B: VARIES
990991
99299
5
993
994
99699799
5 993993993994996
997
998
10009989991001980980
985985
9909909959959951000977977
978978
979979
981981
982982
983983
984984
986986
987987
9889889899899919919919929929929939939
9
3
994994
9949949949969969969979979979989991001985
990 983984
986
987
988
989
991 992993991992
992
993
993994994
994
994990
995988
989
991992993994996997
9
9
0
988989991992993 991992993992
985
986
992
993
988 989
10.0'0.
8
5
%
3.88%
3.
8
3
%
5.
1
0%
1.
8
1%1.86%1.33%6:14.18%1.51%
1.
2
8
%
1.56
%
4.
9
9%
7:1
2.73%1.93%18.91%19.14%16.79%9.93%
0.50%11.32%4.37%2.00%985984984
986
987
988
990
995
1000
989
991992993994996
997
998
999CO1.34%
1.37%
1.
6
9%
2.46%1.86%6.61%
6.64%2.87%990
991
992
993
STRM 204
STRM 203
STRM 401
STRM 205
STRM 402
STRM 404
STRM 403
STRM 405A
STRM 107A
STRM 411ASTRM 411
STRM 410
STRM 410A
STRM 406A
STRM 406
STRM 407
STRM 407A
STRM 408
STRM 405B
STRM 205B
STRM 207A
STRM 207C
STRM 207B
STRM 209
STRM 209A
STRM 207
STRM 208
STRM 209B
STRM 210B
STRM 210A
STRM 203A
STRM 210
1.68%STRM 208A
0.40
%1.65%980.693.06%1.28%4
.
5
0%7.11%
7.54%
985
984
986
987988989990995989991992993994LEVEL 1: 995.06
LEVEL B: 984.002.62%4.68%1.2
8
%DSTRM 106
STRM 210C
STRM 206
STRM 408A
STRM 107B
STRM 405
STRM 205A
991.28
G:992.40
G:991.98
ME: ±989.85
G:990.09
G:988.05
G:989.30
G:984.94
G:984.94
G:987.10
991.45
992.00
G:992.59
993.15
G:992.29
G:992.17
G:992.93
G:993.72
T/G:994.07
G:993.45
T/G:994.18 994.51
G:993.00
G:992.50
G:993.09G:994.31
G:990.75
G:990.90
G:991.19
G:990.90
G:987.52
G:987.23
TW:990.50
BW:988.50TW:989.00
BW:988.75
TW:993.05
BW:989.55
TW:992.42
BW:989.72
TW:990.55
BW:989.00
TW:991.03
BW:988.40
994.75
994.48
T/G:990.38
T/G:990.26
T/G:990.78
T/G:990.84
990.81
991.45
991.95
T/G:991.95
G:988.84
G:991.73
995.06
995.05
994.94995.06 994.56
993.53
985.33
993.26
992.63
994.50
989.96
LP:983.45
G:984.00
985.38
993.17
T/G:992.52
G:991.40
992.26
990.87
986.02 986.95
985.33
995.06
995.06
993.35989.20
LP:987.67
T/G:987.91
990.24
990.16
T/G:988.43
T/G:988.54
988.61
989.12
G:988.60
G:992.86
G:992.70G:993.12
994.58
994.52
994.37
G:993.93
995.06
991.50
984.00
990989LP:986.93
EOF:989.43
G:987.93
EDGE OF EXISTINGWETLAND
SWWD 50' WETLAND
MANAGE 2 SETBACK
EXIST. 36" RCP CLIII
PROPOSED DRAINAGESWALE @ 2% MIN; PROVIDE
POSITIVE DRAINAGE AWAYFROM RETAINING WALL
D412 MOUNTABLE
CURB AND GUTTER
LP:991.39
99
3
993 8.64%
G:993.84
T/G:988.92
G:992.72
990.01
G:992.11
994.51
T/G:994.13
993.50G:993.37
G:991.82
3:1
6:1
4:1
6:1
4.
4
8
%6.23%1.21%3.83%
4.
9
4
%
HP:988.25
GRADE BREAK
G:987.59
G:988.10
2.95%3.99%
4
.
2
1%5.85%3.1
5
%5.62%3.74%6:1
G:988.27
G:990.14
G:991.00
G:989.95
G:989.11
G:988.95
TW:993.91BW:993.41
TW:994.75BW:990.55
TW:998.00BW:991.65
TW:998.04BW:991.75
TW:994.83
BW:989.66
TW:993.84BW:993.90
5:15:14:1G:990.94
G:989.57
G:988.41
989.76
G:987.50
G:986.32
9.24%
9.57%
G:984.00
LP:983.45
6:1
6:11.87%1.46%
T/G:991.94
T/G:992.44
STRM 405C
G:993.15
T/G:994.14
G:994.07
G:994.18
G:994.20
G:994.25
1.
4
1%
2.
1
0%
995.06
994.34
994.41
0.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
MAINTENANCE ACCESS
BMP/WETLAND/CREEK PROPOSED100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:38pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHC502
C504
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C503BAW
09/09/2022
JFJ
19.1001.04
GRADING AND DRAINAGE
PLAN
ED
G
E
O
F
W
A
T
E
RCENTERLINE CREEKINV.=977.74NO
PARKING
NOPARKINGSENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
98
0977
97
8
9
7
9
98
1
9
8
2
985990984
98
6
987988988
989
991
99599599199299299399
3
994994996996997997980979981982983970975975968969971
972
973
974974
976976977977965970
970966967968969971971972972970975980985
990967968 969971972973974976977978979981982983984
986
987
988
989
99
5
995
99
1 99299399
4
9
9
6
996997997972973980
983
985
985
990
995
982
983
984
986
987
988
989
991
992
993
994 97598
0
98
5
99
0
97
6
97
7
97
8
979
98
1
98
2
98
3
98
4
98
6
98
7
98
8
98
9
99
1
99
2
99
3
99
4
985
980
975
990
DDD
994994
994
989
99399
0
991992993985990986987988989
991
992986985985985
984 984986
986986
987
988
985985 973973
986
985
986 987992
993980970967968969971972971
973
970
975
980
968
969
971
972
973
974
976
977
978
979
981
982
983
984 1.06%0.
8
5
%4.31%
3.88%1.33%4:17:14.18%1.51%???2.
0
4
%
4.
0
0
%
1.
5
0
%
1.
6
9
%
1.56
%
4.
9
9
%
8
.
1
1%7.76%2.00%COCOCOCO1.34%
1.37%
1.
6
9%
6.61%
6.64%2.87%3.61%7.68%9809769779789799819829839849
9
0
9
9
1
9
9
2
9
9
3
STRM 400
STRM 401
STRM 601
STRM 500
STRM 502
STRM 603
STRM 107
STRM 107A
STRM 505
STRM 504 STRM 503
STRM 503A
STRM 501
STRM 501A
STRM 412A
STRM 412
STRM 411ASTRM 411
STRM 410
STRM 410A
STRM 406A
STRM 406
STRM 407
STRM 407A
STRM 408
STRM 207A
STRM 207C
STRM 207B
STRM 209
STRM 209A
STRM 207
STRM 208
STRM 209B
STRM 210B
STRM 210A
STRM 210
1.68%4:1995992993994996???STRM 208A
1.65%977.81965.03965.03965.03
965.03 EE7.54%2.62%
STRM 106
STRM 210C
STRM 408A
STRM 107B
STRM 505A970 967968969971972985
984
986
987
988
989
991.28
TW:985.40
TW:985.44
BW:982.01
BW:984.35
G:984.59
985.43
G:984.31
985.08
G:983.75
G:984.54
G:985.23
G:984.82
G:989.11
992.52
G:992.40
G:991.98
ME: ±989.28
ME: ±989.85
T/G:994.18 994.51
G:991.19
G:990.90
990.04
G:991.63
G:988.23EOF:984.09
TW:981.50
BW:981.00
TW:982.80
BW:980.30
TW:983.50
BW:981.00
TW:988.00
BW:987.50
989.63
989.77
989.60
T/G:990.38
T/G:990.26
T/G:990.78
T/G:990.84
990.81
991.45
991.95
T/G:991.95
995.06
995.05
994.94995.06 994.56
993.53
985.33
993.26
992.63
993.17
T/G:992.52
G:991.40
992.26
990.87
990.68
986.02 986.95
985.33
985.98
989.23986.00
990.61
991.24
995.06
995.06
G:987.11
G:985.91
990.24
990.16
994.58
994.52
994.37
G:993.93
995.06
991.71
LP:983.59
CENTERLINE OF CREEK
25' SHORELINEIMPACT ZONE
50' BUILDING SETBACK
EXIST. 36"RCP CLIII
EXIST. 36"RCP FESINV. 974.0
EXISTING WETLAND #2EXIST. NWL: 974.00EXIST. HWL: 976.30PROP. HWL (100-YR RAINFALL): +/- 977.81PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 977.62
SWWD 25' WETLAND
MANAGE 2 SETBACK
BMP #2UNDERGROUND STORMWATER
MANAGEMENT AREASEE SHEET C510 FOR DETAILS
EXIST. 36" RCP CLIII
EXIST. 18" RCP FESINV. 982.58
18" RCP FESINV. 974.19
8 - 6.5 INCH STEPS
CREEK:
EXIST. HWL: 965.11PROP. HWL (100-YR RAINFALL): +/- 965.03
PROPOSED DRAINAGESWALE @ 2% MIN; PROVIDEPOSITIVE DRAINAGE AWAY
FROM RETAINING WALL
EAGLE POINT BLVDIMPROVEMENTS;SEE SHEET C401
EAGLE POINT BLVDIMPROVEMENTS;SEE SHEET C401
EAGLE POINT BLVDIMPROVEMENTS; SEEC403 - HUDSON BLVD &EAGLE POINT BLVDTYPICAL SECTIONSSECTION E-E
LP:991.39977.81
G:993.84
G:992.72
990.11
990.01
994.51
T/G:994.13
993.50G:993.37
988.13
G:985.14
G:991.82
T/G:991.94
T/G:992.44
T/G:994.14
G:994.07
G:994.18
G:994.20
G:994.25
1.
4
1%
2.
1
0%
995.06
994.34
994.41
0.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN
(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
MAINTENANCE ACCESS
BMP/WETLAND/CREEK PROPOSED
100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:38pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHC505
C503
C501
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C504BAW
09/09/2022
JFJ
19.1001.04
GRADING AND DRAINAGE
PLAN
SIG
N
A
G
E
EDG
E
O
F
W
A
T
E
RCENTERLINE CREEKBRIDGEABUTTMENTAPPROXIMATELOCATION970970975975
98
0971971972972973973974974976976977977
97
8
978
97
9
979
98
1
98
2 983980
98598
1
982
983
98
4
986
987970975975968969971
972
973
974974
976976977977965970
970966967968969971971972972975980
9
8
0
972973974976977
978
979
975
976
977
978 979980
983
985
985
982
983
984
986
987
988 97597
6
97
7
985
980
975
990
D98897597397497697797897
9
973
981
982
983
986
970
967968969971972973976
971
973
7:1??????2.
0
4
%4.00%1.
5
0
%980976977978979981982983984STRM 601
STRM 603
4:1985990995984986987988989991992993994996975975980980985985990
99099597297397397497497697697797797897897997998198198298298398398498498698698798798
8
988989989991
99199299
2
993994996977.81965.03965.03965.03
STRM 707
D
D
EE970975
967968969971972978
97
9
979979
980985
981
982
983
984
986
987
TW:981.50
BW:981.00
TW:982.80
BW:980.30
CENTERLINE OF CREEK
25' SHORELINE
IMPACT ZONE
50' BUILDING SETBACK
EXISTING WETLAND #2
EXIST. NWL: 974.00EXIST. HWL: 976.30PROP. HWL (100-YR RAINFALL): +/- 977.81
PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 977.62
SWWD 25' WETLANDMANAGE 2 SETBACK
EXIST. 18" RCP FESINV. 976.13
18" RCP FES
INV. 974.19
EXIST. 18" RCP FESINV. 982.58
EXIST. 18" RCP FESINV. 972.92
ORDINARY HIGH WATER LEVEL ASDELINEATED 11/2019
CREEK:EXIST. HWL: 965.11
PROP. HWL (100-YR RAINFALL): +/- 965.03
PROPOSED DRAINAGE
SWALE @ 2% MIN; PROVIDEPOSITIVE DRAINAGE AWAYFROM RETAINING WALL
CONTRACTOR TO SEE SHEETSC402-C416 FOR HUDSON BLVD
IMPROVEMENTS.
SEE SHEET C401 TYPICAL
SECTIONS
EAGLE POINT BLVD
IMPROVEMENTS;SEE SHEET C401
EAGLE POINT BLVD
IMPROVEMENTS; SEEC403 - HUDSON BLVD &EAGLE POINT BLVD
TYPICAL SECTIONSSECTION E-E
EAGLE POINT BLVDIMPROVEMENTS; SEE C403 -
HUDSON BLVD & EAGLE POINTBLVD TYPICAL SECTIONSSECTION D-D
977.8120+0021+0022+000.0%PROPOSED DRAINAGE DIRECTION
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER CLEANOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
CO
D
PROPOSED STORM MANHOLE/ CATCH BASIN
(CURB INLET CASTING)
100.00 PROPOSED EOF
SETBACK/ BUFFER
WETLAND DELINEATION
GRADE BREAK
LIMITS OF CONSTRUCTION
PROPOSED RETAINING WALL
GUARD RAIL
MAINTENANCE ACCESS
BMP/WETLAND/CREEK PROPOSED
100-YR HIGH WATER LEVEL9XX.XX
PROPOSED SWALE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 11, 2022 - 2:39pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTHC504
C501
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C505BAW
09/09/2022
JFJ
19.1001.04
GRADING AND DRAINAGE
PLAN
CSEXI
S
T
I
N
G
BU
I
L
D
I
N
GGENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NO
PARKING
NOPARKINGSENIOR HOUSINGBUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
DDD
DD
D COCOCOCOCO20.0'965.03965.03965.03
965.03
970.25970.25D30.0'145.0'980.87980.87980.87980.87977.81
CONTRACTOR TOSEE SHEETSC402-C416 FORHUDSON BLVDIMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
10.0'
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 11, 2022 - 3:30pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
DNORTH
STORMWATER MANAGEMENT PLAN NOTES
1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF LAKE ELMO,SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS.
2. CONTRACTOR TO CALL GOPHER STATE CALL ONE @ 1-800-252-1166 AT LEAST TWOWORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS.
3. STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76
HDPE: 0" - 10" PER AASHTO M-252HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-3034
WHEN STORM SEWER CROSSES ABOVE WATERMAIN: STORM SEWER (18" ANDSMALLER) SHALL BE PVC SCH 40 PER ASTM D-1785; PROVIDE 18" MINIMUMVERTICAL CLEARANCE OUTER EDGE TO OUTER EDGE
STORM SEWER FITTINGS SHALL BE AS FOLLOWS:RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE PER ASTM 3212
PVC PER ASTM D-3034, JOINTS PER ASTM D-3212WHEN STORM SEWER CROSSES ABOVE WATERMAIN: STORM SEWER (18" ANDSMALLER) FITTINGS SHALL BE PVC SCH 40 PER ASTM D-1785; PROVIDE 18" MINIMUM
VERTICAL CLEARANCE OUTER EDGE TO OUTER EDGE
4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.
5. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORMSEWER ALIGNMENTS.
6. REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICELAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION.
7. CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IFLESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN
LANDSCAPE AREAS.
8. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION.
9. ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDINGMANHOLE CONNECTIONS.
10. ALL STORM PIPE ENTERING STRUCTURES SHALL BE WATERTIGHT OR BE OF FLEXIBLECOMPRESSION JOINTS. JOINT CONNECTIONS SHALL BE FLEXIBLE WATER STOPS,
RESILIENT CONNECTORS, OR OTHER FLEXIBLE SYSTEM S APPROVED BY THE ENGINEERTO MAKE WATERTIGHT CONNECTION TO MANHOLES AND OTHER STRUCTURES UNLESSOTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS.
CEMENT MORTAR JOINTS ARE NOT APPROVED.
11. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THEBUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MINNESOTARULES, CHAPTER 474, SECTION 1109.
12. ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENTPLUMBING CODE.
1. CONTRACTOR TO PROVIDE (2) DOUBLE RING INFILTROMETER TESTS WITHIN THEUNDERGROUND SYSTEM EXCAVATION PRIOR TO INSTALLATION OF THE UNDERGROUND
SYSTEM. THE CONTRACTOR SHALL PROVIDE THE RESULTS TO THE ENGINEER FOR REVIEWAND APPROVAL PRIOR TO INSTALLATION OF THE UNDERGROUND SYSTEM.
2. CONTRACTOR SHALL OVER-EXCAVATE ANY ENCOUNTERED UNSUITABLE CLAY SOILS TOAN ELEVATION OF APPROXIMATELY 975.00. EXCAVATION SHALL BE REPLACED WITHSUITABLE ENGINEERED FILL MEETING THE MNDOT SPECIFICATION FOR COARSE FILTER
AGGREGATE PER SECTION 3149.2H. DEPTHS OF UNSUITABLE CLAY EXPECTED TO VARY,CONTRACTOR SHALL VERIFY DEPTHS OF EXCAVATION AND PERFORM INFILTROMETERTESTS PRIOR TO INSTALLING UNDERGROUND SYSTEM.
3. IF NATIVE SUBGRADE SOILS ARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGNINFILTRATION REQUIREMENTS, THE CONTRACTOR SHALL REMOVE AND REPLACE THEPOORLY INFILTRATING SOILS TO A DEPTH WHERE THE EXISTING NATIVE SUBGRADE SOILS
MEET OR EXCEED THE DESIGN INFILTRATION RATE AS REVIEWED BY THE ENGINEER.
4. UPON COMPLETION OF THE STORMWATER BMP AND FINAL STABILIZATION OF THE
TRIBUTARY DRAINAGE AREA, THE CONTRACTOR SHALL PROVIDE DOCUMENTATION THATTHE BMP DRAWS DOWN WITHIN 48 HOURS AFTER A SIGNIFICANT RAIN EVENT.
5. NO CONSTRUCTION EQUIPMENT SHALL TRAVEL WITHIN THE UNDERGROUND INFILTRATIONSYSTEM AREA. USE EXCAVATOR WITH TOOTHED BUCKET FOR INFILTRATION BASINEXCAVATION TO AVOID COMPACTING OR SMEARING OF SOILS.
6. FINAL EXCAVATION OF UNDERGROUND INFILTRATION SYSTEM AREA AND INSTALLATION OFOF ENGINEERED SOIL MUST OCCUR IN DRY SOIL CONDITIONS TO PREVENT SMEARING AND
COMPACTION. DO NOT WORK IN INFILTRATION SYSTEM AREA IF SOIL CONDITIONS AREWET.
7. IMMEDIATELY FOLLOWING SYSTEM CONSTRUCTION, THE EXCAVATION FOR THE TRENCHSHALL BE IMMEDIATELY BACKFILLED WITH APPROVED BACKFILL MATERIAL PERMANUFACTURER'S RECOMMENDATION, OR THE EXCAVATION SHALL BE PROTECTED WITH
SILT FENCE AND OR BIO-ROLLS SUCH THAT ON-SITE SOILS DO NOT ENTER THE TRENCHEXCAVATION AND CLOG UP THE BOTTOM/SIDES OF THE TRENCH LIMITING THEINFILTRATION CAPACITY OF THE UNDERGROUND SYSTEM.
8. IF ANY SOILS ENTER THE TRENCH PRIOR TO BACKFILLING, THE CONTRACTOR SHALLREMOVE SOILS AND CONFIRM THE INFILTRATION CAPACITY OF THE NATIVE SUBGRADESOILS IS MET WITH INFILTROMETER TESTS.
9. CONTRACTOR SHALL COORDINATE AND COMPLETE CERTIFIED AS-BUILT PLANS
DEMONSTRATING ALL CONSTRUCTED STORMWATER CONVEYANCE STRUCTURES, AND
STORMWATER MANAGEMENT FACILITIES (INCLUDING AS-BUILT VOLUMES) CONFORM TODESIGN AND/OR PLANS AS APPROVED BY THE CITY.
10. CONTRACTOR TO PROVIDE DAILY OBSERVATION LOGS AND PHOTOGRAPHS SHOWING THESTORMWATER FACILITY HAS DRAWN DOWN WITHIN 48 HOURS FROM THE COMPLETION OFTWO 1- INCH SEPARATE RAINFALL EVENTS.
11. CONTRACTOR TO CONFIRM THE STORMWATER FACILITY HAS BEEN CONSTRUCTED ANDINSTALLED PER PLAN AND IS FUNCTION AS DESIGNED AND PERMITTED.
STORMWATER MANAGEMENT NOTES
CITY OF LAKE ELMO STORM SEWER NOTES
1. ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH
THE CITY OF LAKE ELMMO STANDARD SPECIFICATIONS AND DETAILS.
2. REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE
REQUIREMENTS OF MNDOT SPEC. 3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE,SIZE AND STRENGTH CLASS SPECIFIED HEREIN.
3. PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS SHALL CONFORM TO THEREQUIREMENTS OF ASTM C-477.
4. A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TOALLOW FOR HEIGHT ADJUSTMENT WHEREVER POSSIBLE
5. JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE RUBBER "O"RING JOINTS PROVIDED ON ALL STORM SEWER MANHOLES.
6. RIP-RAP SHALL BE HAND-PLACED OVER GEOTEXTILE FABRIC AND CONFORM TO MNDOTSPEC. 3601, CLASS II, OR AS SPECIFIED HEREIN.
7. THE GEOTEXTILE FABRIC USED UNDER RIP-RAP SHALL EXTEND 3 FT UNDER THE APRON.
8. FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END SECTIONS
9. ALL SILT SHALL BE CLEANED OUT FROM THE RIP-RAP AT THE END OF THE PROJECT.
10. STORM SEWER STRUCTURES WITHIN 10 FT OF WATERMAIN ARE TO HAVE WATER TIGHTCONNECTIONS PER MDH REQUIREMENTS.
11. ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND TELEVISED PRIOR TOSUBSTANTIAL COMPLETION - PER CITY SPEC. SECTION 1700 - CLOSEOUTREQUIREMENTS
1. ABOVE GROUND FILTRATION BASIN ASSUMES 1.63 IN/HR RATE.
2. FILTRATION BASINS EXCAVATION SHALL BE HELD 1' ABOVE THE BOTTOM OF THE BASIN
UNTIL THE CONTRIBUTING DRAINAGE AREAS WITH EXPOSED SOILS HAVE BEEN FULLYSTABILIZED AND BITUMINOUS BASE COURSE INSTALLED ON THE CONTRIBUTING AREAS.
3. DIVERT UPLAND DRAINAGE AREAS TO PREVENT RUNOFF FROM ENTERING THEEXCAVATED CELL OR INTO THE WORK AREA.
4. CARE MUST BE TAKEN TO AVOID CONTAMINATION OF ENGINEERED SOILS WITHSEDIMENT, IN-SITU, OR TOPSOIL DURING AND AFTER INSTALLATION. MATERIALS MUST BESEGREGATED.
5. INSTALLATION WITH DRY SOIL CONDITIONS IS CRITICAL TO PREVENT SMEARING ANDCOMPACTION. SCHEDULE WORK FOR PERIODS OF DRY WEATHER.
6. DO NOT LEAVE FILTRATION AREAS AND/OR PERIMETER SLOPE EXPOSED OVERNIGHT.SECURE THE AREA FROM RISK OF PRECIPITATION DAMAGES AT THE END OF EVERYWORK DAY. IN THE EVENT OF RAIN, TAKE ACTION TO DIVERT STORMWATER AWAY FROM
WORK AREA AND TEMPORARILY COVER ALL EXPOSED SOILS WITH FILTER FABRIC ORIMPERMEABLE SHEETING.
7. IN THE EVENT THAT THE SEDIMENT IS INTRODUCED INTO THE BMP DURING ORIMMEDIATELY FOLLOWING EXCAVATION, REMOVE SEDIMENT PRIOR TO INITIATING THENEXT STEP IN THE FILTRATION BASIN CONSTRUCTION PROCESS.
8. EXCAVATE SEDIMENT BUILT UP DURING CONSTRUCTION AFTER STABILIZATION OFUPSTREAM AREAS AND BEFORE PLACEMENT OF HYDRAULIC SOIL STABILIZER TYPE
SPECIAL.
9. STOCKPILING OF MATERIAL SHALL NOT BE ALLOWED IN PROPOSED FILTRATION BASINS.
10. NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED IN THE FILTRATION AREA BEFOREOR AFTER IT IS CONSTRUCTED. ONLY SPECIFIED EQUIPMENT WILL BE ALLOWED INSIDE
OF ORANGE CONSTRUCTION FENCE FOR THE SOLE PURPOSE OF CONSTRUCTION THEFILTRATION BASIN.
11. ALL FILTRATION BASIN CONSTRUCTION ACTIVITIES SHALL BE COMPLETED DURING DRYSOIL CONDITIONS.
12. ALL FILTRATION AREAS SHALL BE PROTECTED DURING CONSTRUCTION OPERATIONS.
13. GRADING OF THE FILTRATION BASINS SHALL BE ACCOMPLISHED USING LOW-IMPACT,
EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. ABACKHOE WITH TOOTHED BUCKET SHALL BE USED FOR EXCAVATION OF FILTRATIONBASINS TO PREVENT COMPACTION OR SMEARING OF SOILS. THE CONTRACTOR SHALLSCARIFY THE UNDERLYING SOILS TO MINIMUM 18" DEPTH TO REMOVE COMPACTION. THEFIRST LIFT OF ENGINEERED SOIL SHALL BE MIXED WITH UNDERLYING SOILS. LEVELINGAND FINAL GRADING WITHIN THE CELL MUST BE DONE BY HAND
SURFACE FILTRATION BASIN NOTES
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C506BAW
09/09/2022
JFJ
19.1001.04
OVERALL STORMWATER
MANAGEMENT PLAN
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
SHEET C507
SHEET C508
SHEET C510
SHEET C509
SHEET C511
GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
986987988988986987
987 985
986
976 977 978
985986970 970
970 970971971972972973973973965966967968
972974
980
980 981
981
981
982
982
982 983983983983983 985960960960 970962
964
966
968
962
964966970
980
972
974
976
978 970970970
970
968
968
972972D965969968970970CO61:1
1.
8
8
%1.57%965.03
960
970
980
956
958
962
964
966
968
972
974
976
978
982
984
986986986
986
970.25970.25148 LF - 18" HDPE@ 0.75%24 LF - 24" HDPE
@ 0.75
%
61 LF - 12" PVC@ 0.58%38 LF - 12" PVC
@ 0.49%
15 LF - 12" PVC
@ 0.45%
25 LF - 12"
H
D
P
E
@ 0.75%
30 LF - 6" PVC
@ 4.00%
9 LF - 6" PVC@ 4.00%
47 LF - 6" PVC@ 4.00%
17 LF - 6" PVC@ 4.00%
5 LF - 6" PVC@ 5.26%
35 LF - 10" PVC@ 0.50%18 LF - 6" PVC
@ 2.00%
10 LF - 6" PVC
@ 2.00%
9 LF - 6" PVC@ 2.64%
39 LF - 6" PVC@ 5.14%
32 LF - 24" RCP@ 1.33%
49 LF - 15" RCP@ 0.70%
70 LF - 15" RCP@ 0.70%
125 LF - 15" RCP@ 0.70%
279 LF - 18" RCP@ 2.00%
965
970
963
964
966
967
968
969
971
970970 9679
6
8
969969
971971972973970970970
EXIST. 30" RCP STORM
EXIST. 18" RCP FES
IE: 965.60
EXIST. 18" RCP FESIE: 966.85
EXIST. 84" CMPSTRM SEWER EXIST. 84" CMP FES
IE:958.76
STRM 102CBMH 48" DIA.
4' SUMPNEENAH R-3067-VBRE:986.25IE:982.91 NEIE:981.27 N
IE:981.70 SE
STRM 706
STRM 703A
STRM 704
STRM 101CBMH 48" DIA.
4' SUMPNEENAH R-3067-VBRE:985.02IE:980.59 NWIE:980.59 NEIE:983.17 N
IE:980.59 S
STRM 702
STRM 705
STRM 703B
STRM 103
RE:982.70IE:981.62 NIE:981.62 S
STRM 104RE:986.50IE:981.81 NIE:981.81 EIE:981.81 S
STRM 201E
RE:994.69IE:983.83 NE
STRM 201RE:993.38IE:982.81 NE
IE:982.81 N
IE:982.81 SE
STRM 201DRE:994.77
IE:983.37 E
STRM 201A
STRM 201CRE:995.06IE:985.57 SE
STRM 106B
RE:985.26IE:982.60 W
STRM 105B
RE:985.33IE:982.52 SW
STRM 105A
8" NYLOPLAST DRAIN BASINCONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;COORD W/ MEP AND ARCHRE:985.22IE:982.35 NW
STRM 105
RE:985.32IE:982.16 NEIE:982.16 NIE:982.16 SEIE:982.16 SW
STRM 104A
RE:987.22IE:982.05 W
STRM 102A
STRM 102BRE:986.76
IE:986.00 SE
56 LF - 12" PVC@ 0.51%
100-YR HWL: 967.02
CONTRACTOR TO SEE SHEETS C402-C416FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C416
FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETSC402-C416 FOR HUDSON BLVDIMPROVEMENTS.
STRM 201BSTRM CO
ST-152RE:987.57
IE:984.05 SW
STRM 104CRE:985.08
IE:982.25 W
D PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 11, 2022 - 3:31pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C507BAW
09/09/2022
JFJ
19.1001.04
STORMWATER
MANAGEMENT PLANC508
C510
NORTHKEYNOTE LEGEND
6" PVC SCH 40 @ 2% MINIMUM
ROOF DRAIN CONNECTION, SEE MEP FOR CONTINUATION
A
B
PIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
0,0986987988988986 986987
987 985
986 985986985983984983982986987987
985
983
981 981982983971972973973973972974
980
975
980
974976977978 979 981
981
981
982
982
982 983983983983983 985
982
980
980 992
993
980978982984986
988
970
980
972
974
976
978
982
984
986
984986988
980 97297
4
976
978
982 984982980DD980985976977978979981982983983983984984984 970982980980
981 990991992993994D CO98
0
98
5 990990
98
1
982
983
98
4
98
6 9869
8
7
98
7
988
98
8
989
98
9
985
990
983
984
986
987 988
989
20.0'1.
7
7%32.95%11.86%61:12.60%10.11%1.15%980976978982
984986970.25985
990
989
148 LF - 18" HDPE@ 0.50%
78 LF - 24"
H
D
P
E
@ 0.75%
83 LF - 18" HDPE@ 1.00%
39 LF - 24" HDPE@ 0.75%24 LF - 24" HDPE
@ 0.75
%
19 LF - 8" HDPE@ 0.75%
118 LF - 18" RCP@ 0.00%
39 LF - 36" RCP
@ 0.00%
61 LF - 12" PVC@ 0.50%38 LF - 12" PVC@ 0.50%
15 LF - 12" PVC@ 0.50%
25 LF - 12"
H
D
P
E
@ 0.75%
30 LF - 6" PVC@ 4.00%
9 LF - 6" PVC@ 4.00%
47 LF - 6" PVC
@ 4.00%
17 LF - 6" PVC@ 4.00%
5 LF - 6" PVC@ 5.26%
35 LF - 10" PVC
@ 0.50%18 LF - 6" PVC@ 2.00%
10 LF - 6" PVC@ 2.00%
9 LF - 6" PVC
@ 2.00%
17 LF - 12" HDPE
@ 2.00%
39 LF - 6" PVC@ 2.00%
18 LF - 18" RCP@ 1.47%
279 LF - 18" RCP
@ 2.00%970969971972973BMP #1
SURFACE FILTRATION BASINTOTAL VOLUME: 46,888 CFIRON ENHANCED SAND IE: 978.50
DRAIN TILE IE: 978.74BASIN BOTTOM: 980.00100 YR HWL: 982.43
PRETREATMENT FOREBAY
TOTAL VOLUME: 16,550 CFBASIN BOTTOM: 980.0100 YR HWL: 982.86
MAINTENANCE ACCESSFROM PUBLIC RIGHT-OF-WAY
EXISTING WETLAND #1
EXIST. NWL: 977.00EXIST. HWL: 980.60PROP. HWL (100-YR RAINFALL): +/- 980.87
PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 981.45
TEMPORARYEMERGENCY ACCESS
6" CLEANOUT, T YP.
PROPOSED DRAINAGESWALE; PROVIDE POSITIVEDRAINAGE AWAY FROM
BMP #1
MAINTENANCEACCESS
CONNECT DRAINTILE ONDOWNSTREAM SIDE OF OCS
CONNNECT
DRAINTILE TO
DOWNSTREAMEND OF OCS
STRM 203CBMH 48" DIA. (CIR.)NEENAH R-2560RE:993.58IE:989.50 W
IE:984.11 NIE:984.11 S
STRM 202CBMH 48" DIA. (CIR.)NEENAH R-2560RE:990.85IE:983.28 NIE:983.28 SW
STRM 200CBMH 60" DIA. (CIR.)3' SUMPNEENAH R-2560RE:989.78IE:981.39 NWIE:981.39 NWIE:981.39 W
STRM 801FES 36"IE:980.00 E
STRM 100FES 24"IE:980.00 N
STRM 800FES 36"IE:980.00 W
STRM 301
OCSRE:983.02IE:978.47 S
IE:978.09 NE
STRM 300FES 18"IE:978.09 SW
STRM 700
STRM 101CBMH 48" DIA.4' SUMPNEENAH R-3067-VBRE:985.02IE:980.59 NW
IE:980.59 NEIE:983.17 NIE:980.59 S
STRM 702
STRM 701
IE:981.82 S
STRM 201ERE:994.69IE:983.83 NE
STRM 201RE:993.38
IE:982.81 NEIE:982.81 NIE:982.81 SE
STRM 201DRE:994.77IE:983.37 E
STRM 201ANYLOPLAST DRAIN BASINRE:993.92IE:983.00 WIE:983.00 NIE:983.00 S
STRM 203A8" NYLOPLAST DRAIN BASIN
COORD W/ ARCH DOWNSPOUTRE:994.18IE:992.50 E
STRM 201C
RE:995.06IE:985.57 SE
STRM 106BRE:985.26
IE:982.60 W
STRM 105BRE:985.33
IE:982.54 SW
STRM 105A8" NYLOPLAST DRAIN BASIN
CONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;COORD W/ MEP AND ARCHRE:985.22IE:982.37 NW
IE:982.18 N
IE:982.18 SEIE:982.18 SW
STRM 104ARE:987.22
IE:982.00 W
STRM 102ARE:986.42IE:983.50 NWIE:983.50 S
STRM 102BRE:986.76IE:984.28 SE
56 LF - 12" PVC@ 0.50%
5 LF - 8" PVC@ 60.00%980.87980.87980.87LEVEL 1: 995.06
LEVEL B: 985.33
CONTRACTOR TO SEE SHEETS
C402-C416 FOR HUDSON BLVDIMPROVEMENTS.
6" PERFORATEDDRAINTILE, T YP.
10.0'
STRM 302FES 18"
IE:978.50 N
STRM 200BRE:987.37IE:982.72 SE
STRM 200ATRENCH DRAINRE:981.98
IE:981.23 SWIE:981.23 SE
18 LF - 8" HDPE
@ 0.75%STRM 200C
RE:994.41IE:982.52 NE
81 LF - 24" HDPE
@ 0.75%84 LF - 24" HDPE
@ 0.75
%
STRM 201BSTRM CORE:993.91IE:984.87 NWIE:984.87 S
ST-152RE:987.57IE:981.78 SW
STRM 104CRE:985.08IE:982.39 W
982.86982.43982.86982.43
982.43
D PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 12, 2022 - 10:05am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C508BAW
09/09/2022
JFJ
19.1001.04
STORMWATER
MANAGEMENT PLAN
NORTHC507
C509
KEYNOTE LEGEND
6" PVC SCH 40 @ 2% MINIMUM
ROOF DRAIN CONNECTION, SEE MEP FOR CONTINUATION
A
B
CSAP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
NO
PARKING
NOPARKINGLEVEL B: VARIES
985
984
984
986
987
988 995991992993994994
9
9
0
98898999199299399098898999199299399
1
992992
988
985
986
993
990992994
996994996
998
1000998980980
9909901000978978
982982
984984
986986
988988
992992992994994
994994994996996996998990
984
986
988
99
2
99
4 CO1.50%1.51%1.93%4.
8
4%
1.68%4.75%1
.
4
7%990988988
988989991
992
993
993
9
9
4
994
994
994
990989
991990
995
989
991 992993994996997
998
990
991
992
993
994
130 LF - 18" HDPE@ 1.00%
108 LF - 12" HDPE
@ 0.54%
101 LF - 12" HDPE
@ 1.57%
67 LF - 18" HDPE@ 0.44%
99 LF - 15" HDPE@ 0.97%
33 LF - 8" HDPE@ 0.51%
154 LF - 18" HDPE@ 1.00%
41 LF - 12" HDPE@ 3.70%D99 LF - 12" HDPE@ 1.00
%
66 LF - 12" HDPE@ 1.07%44 LF - 15" HDPE@ 1.00%49 LF - 6" PVC@ 2.85%
14 LF - 6" PVC@ 10.91%20 LF - 6" PVC@ 2.00%44 LF - 6" PVC@ 2.00%
12 LF - 6" PVC
@ 0.64%
9 LF - 6" PVC@ 31.94%
36 LF - 8" PVC
@ 2.57%
7 LF - 6" PVC@ 43.85%
23 LF - 6" PVC@ 1.78%
7 LF - 6" PVC@ 37.95%
10 LF - 6" PVC@ 55.04%
13 LF - 6" PVC@ 1.24%
29 LF - 6" PVC
@ 0.57%
58 LF - 8" PVC@ 0.52%
5 LF - 6" PVC@ 5.26%
35 LF - 10" PVC
14 LF - 6" PVC@ 1.76%
24 LF - 8" HDPE@ 2.00%
EXIST. 36" RCP CLIII
PROPOSED DRAINAGE SWALE @ 2% MIN; PROVIDEPOSITIVE DRAINAGE AWAY FROM RETAINING WALL(TYP.)
STRM 203CBMH 48" DIA. (CIR.)NEENAH R-2560RE:993.58IE:989.50 W
IE:984.11 NIE:984.11 S
STRM 401CBMH 48" DIA.
4' SUMPNEENAH R-3067-VBRE:991.33IE:981.33 EIE:981.33 S
STRM 205CBMH 48" DIA.NEENAH R-3067-VBRE:991.49IE:986.95 SEIE:986.95 NW
IE:986.95 SW
STRM 402CBMH 48" DIA.NEENAH R-3067-VBRE:989.20IE:982.54 EIE:982.54 S
IE:982.29 W
STRM 404CBMH 48" DIA.NEENAH R-3067-VBRE:987.71IE:984.72 N
STRM 403
CBMH 48" DIA.NEENAH R-3067-VBRE:987.05
IE:984.13 SIE:984.13 W
STRM 210CB 27" DIA.NEENAH R-2560RE:994.50IE:990.50 SW
IE:990.50 SIE:990.50 E
STRM 204CBMH 48" DIA.RE:993.29IE:985.64 NE
IE:989.00 WIE:985.64 NWIE:985.64 S
STRM 405
RE:984.36IE:983.25 SIE:983.25 WIE:983.25 N
STRM 206
RE:991.11IE:987.39 NW
STRM 406CBMH 48" DIA. (CIR.)NEENAH R-2560
RE:993.91IE:981.04 NIE:988.00 E
IE:989.00 SEIE:981.04 W
STRM 203A8" NYLOPLAST DRAIN BASIN
COORD W/ ARCH DOWNSPOUTRE:994.18IE:992.50 E
STRM 210B8" NYLOPLAST DRAIN BASINCONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;COORD W/ MEP AND ARCHRE:995.02IE:991.90 NE
STRM 210C8" NYLOPLAST DRAIN BASINCONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;
COORD W/ MEP AND ARCHRE:994.72IE:992.00 NE
STRM 205ARE:991.67IE:987.36 WIE:987.36 SE
STRM 205BRE:992.53IE:988.24 E
STRM 405BRE:991.39IE:983.33 NWIE:983.33 E
STRM 405C
RE:991.79IE:983.57 SE
STRM 407RE:994.27IE:988.93 E
IE:988.93 SIE:988.93 W
STRM 407A
RE:994.73IE:992.00 N
STRM 408RE:994.31IE:989.34 SIE:989.34 W
STRM 408A
RE:994.74IE:992.00 N
STRM 410ARE:993.28
IE:990.00 NW
IE:990.00 NW
STRM 107BRE:986.67IE:982.80 S
STRM 106BRE:985.26
IE:982.60 W
STRM 107RE:986.00IE:982.64 E
IE:982.64 NIE:982.64 S
STRM 406ARE:994.54IE:992.00 NW
STRM 410RE:992.48
IE:984.68 SWIE:984.68 SEIE:984.68 NW
STRM 106
RE:983.24IE:982.34 NIE:982.34 EIE:982.34 S
STRM 107ARE:986.51IE:982.80 W
STRM 209ARE:994.95IE:990.06 E
STRM 208A
RE:995.03IE:988.78 SE
STRM 207CRE:994.77
IE:987.88 SE
STRM 207ARE:994.07IE:988.51 SW
STRM 209BRE:994.86
IE:990.36 N
STRM 207
RE:994.26IE:986.63 NWIE:986.63 NE
IE:986.63 WIE:986.63 SE
STRM 210A8" NYLOPLAST DRAIN BASINCOORD W/ ARCH DOWNSPOUT
RE:994.53IE:992.00 SWIE:991.90 N
13 LF - 6" PVC@ 0.78%
5 LF - 8" PVC@ 60.00%980.87LEVEL 1: 995.06
LEVEL B: 984.00
22 LF - 6" PVC
@ 4.00%33 LF - 12"
H
D
P
E
@ -4.00%14 LF - 6" PVC@ 4.00%STRM 207BRE:994.52
IE:987.54 NWIE:987.54 SE39 LF - 12" HDPE
@ 4.00%
9 LF - 6" PVC@ 4.00%
23 LF - 6" PVC
@ 4.00%
47 LF - 6" PVC@ 4.00%
17 LF - 8" HDPE@ 1.34%
STRM 405ATRENCH DRAINRE:984.17
IE:983.42 SIE:983.42 N 78 LF - 18" HDPE@ 0.31%D PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 11, 2022 - 3:32pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C509BAW
09/09/2022
JFJ
19.1001.04
STORMWATER
MANAGEMENT PLANNORTHC508
C510
KEYNOTE LEGEND
6" PVC SCH 40 @ 2% MINIMUM
ROOF DRAIN CONNECTION, SEE MEP FOR CONTINUATION
A
B
CSNO
PARKING
NOPARKINGSENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
994
990
99299399
0
99
1
992990987987
988
988
989
991
992986980985985985977978979
981 982 983 984985985 973973
986
985
986 987992
993
98
0
97
8
9
8
2
984
98
6
988988
990992992994994996996980982970968972
974974
976976970970966968972972970980990968 972974976978982984
986
988
99
2
99
4
996
996972 980
990
988
980
990
DDD967
970
975
973
974
987
988
989 985982983984986987970968967COCOCOCO9
9
0
98
8
98
9
9
9
1
9
9
2
99
3
1.06%1.57%3.93%1.50%
1
.
4
7%9.33%965.03965.03965.03
965.03
994
994
67 LF - 18" HDPE
@ 0.50%
65 LF - 15" HDPE@ 0.75%
78 LF - 12" HDPE@ 0.75%
59 LF - 12" RCP
@ 0.84%99 LF - 12" HDPE@ 1.00
%30.0'14
5
.
0
'
151 LF - 15" RCP@ 1.25%
49 LF - 6" PVC@ 2.85%
14 LF - 6" PVC
@ 10.91%
9 LF - 6" PVC
@ 4.00%
36 LF - 8" PVC@ 4.00%
7 LF - 6" PVC
@ 43.85%
23 LF - 6" PVC
@ 4.00%
10 LF - 6" PVC
@ 3.00%
8 LF - 6" PVC@ 3.00%
41 LF - 6" PVC@ 2.00%
19 LF - 6" PVC@ 2.00%
38 LF - 8" PVC@ 2.00%
28 LF - 6" PVC@ 2.00%
10 LF - 6" PVC@ 2.00%
13 LF - 6" PVC
@ 2.00%
29 LF - 6" PVC@ 2.00%
58 LF - 8" PVC@ 2.00%
5 LF - 6" PVC
@ 5.26%
30 LF - 8" PVC@ 2.00%970985
967968969971971 972984
986
987
988
989
47
L
F
-
8
"
H
D
P
E
@
3
.
0
0
%
24 LF - 8" HDPE
@ 3.00%34 LF - 8" HDPE@ 3.00%
CENTERLINE OF STREAM
25' SHORELINEIMPACT ZONE
EXIST. 36"RCP CLIII
EXIST. 36" RCP FESINV. 974.0
SWWD 25' WETLANDMANAGE 2 SETBACK
BMP #2UNDERGROUND STORMWATER W/
IRON-ENHANCED SAND FILTRATIONCONTECH 60" PERFORATED CMP (ORAPPROVED EQUAL)
TOTAL VOLUME: 21,368 CFIRON ENHANCED SAND IE: 978.75DRAIN TILE IE: 978.99
STONE IE: 980.25PIPE IE: 980.75TOP OF PIPE: 985.75
TOP STONE: 986.25100 YR HWL: 984.93
EXIST. 36" RCP CLIII
EXIST. 18" RCP FESINV. 982.58
18" RCP FESINV. 974.19
EXISTING WETLAND
EXIST. NWL: 974.00EXIST. HWL: 976.30PROP. HWL (100-YR RAINFALL): +/- 977.81
PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 977.62
PROPOSED DRAINAGESWALE @ 2% MIN; PROVIDEPOSITIVE DRAINAGE AWAYFROM RETAINING WALL
STRM 401CBMH 48" DIA.4' SUMPNEENAH R-3067-VBRE:991.33IE:981.52 E
IE:981.52 S
STRM 601OCSRE:988.56
IE:978.50 NW
STRM 500STMH 48" DIA. (CIR.)CONNECT TO UNDERGROUNDSTORMWATER SYSTEMNEENAH R-1642RE:986.35IE:980.75 SE
STRM 502
CBMH 48" DIA.NEENAH R-3067-VBRE:983.59
IE:981.82 N
STRM 603
FES 12"IE:978.00 SE
STRM 210CB 27" DIA.NEENAH R-2560RE:994.50IE:990.50 SW
IE:990.50 SIE:990.50 E
STRM 501CBMH 48" DIA.RE:986.09IE:981.24 SE
IE:982.74 NEIE:981.24 SIE:981.24 NW
STRM 406
CBMH 48" DIA. (CIR.)NEENAH R-2560RE:993.91
IE:981.19 NIE:981.19 EIE:989.00 SEIE:981.19 W
STRM 203A8" NYLOPLAST DRAIN BASINCOORD W/ ARCH DOWNSPOUT
RE:994.18IE:992.50 E
STRM 210B
8" NYLOPLAST DRAIN BASINCONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;
COORD W/ MEP AND ARCHRE:995.02IE:991.90 NE
STRM 210C8" NYLOPLAST DRAIN BASINCONNECT TO FOUNDATIONDRAINTILE SUMP DISCHARGE;COORD W/ MEP AND ARCH
RE:994.72IE:992.00 NE
STRM 407
RE:994.27IE:982.64 EIE:988.93 S
IE:982.64 W
STRM 407ARE:994.73
IE:992.00 N
STRM 408RE:994.31IE:983.57 S
STRM 408ARE:994.74IE:983.85 N
STRM 410ARE:993.28IE:985.31 NW
STRM 411ARE:992.67IE:986.13 NW
STRM 412ARE:990.83
IE:987.41 N
STRM 412RE:990.45IE:987.17 SIE:987.17 NE
STRM 501ARE:989.44IE:983.56 SW
STRM 503ARE:987.51IE:982.22 W
STRM 504
RE:985.58IE:982.60 SEIE:982.60 N
STRM 505RE:985.64IE:983.15 E
IE:983.15 NW
STRM 505ARE:986.12IE:983.36 W
STRM 107BRE:986.67
IE:983.22 S
STRM 106BRE:985.26IE:982.60 W
STRM 503RE:986.23
IE:981.83 SIE:981.83 EIE:981.83 NW
STRM 107
RE:986.00IE:983.51 EIE:982.64 NIE:983.51 S
STRM 411RE:991.69IE:985.74 SE
IE:985.74 SWIE:985.74 NE
STRM 406ARE:994.54IE:989.38 NW
STRM 410RE:992.48IE:985.02 SW
IE:985.02 SEIE:985.02 NW
STRM 400STMH 48" DIA (CIR.)CONNECT TO UNDERGROUNDSTORMWATER SYSTEMNEENAH R-1642RE:990.62IE:984.00 SE
IE:980.80 E
STRM 106RE:983.25IE:982.35 NIE:982.34 E
IE:982.35 S
STRM 107A
RE:986.51IE:983.77 W
STRM 209ARE:994.95IE:990.06 E
STRM 208ARE:995.03
IE:988.78 SE
STRM 207CRE:994.77IE:987.88 SE
STRM 207A
RE:994.07IE:988.51 SW
STRM 209BRE:994.86IE:990.36 N
STRM 207RE:994.26
IE:986.63 NWIE:986.63 NEIE:986.63 WIE:986.63 SE
STRM 210A
8" NYLOPLAST DRAIN BASINCOORD W/ ARCH DOWNSPOUTRE:994.53
IE:992.00 SWIE:991.90 N
13 LF - 6" PVC@ 0.78%
5 LF - 8" PVC 977.81
22 LF - 6" PVC
@ 4.00%33 LF - 12
"
H
D
P
E
@ -4.00%14 LF - 6" PVC@ 4.00%STRM 207BRE:994.52IE:987.54 NW
IE:987.54 SE39 LF - 12" HDPE@ 4.00%
9 LF - 6" PVC
@ 4.00%
23 LF - 6" PVC@ 4.00%
47 LF - 6" PVC
@ 4.00%78 LF - 18" HDPE@ 0.50%D PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 12, 2022 - 10:06am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C510BAW
09/09/2022
JFJ
19.1001.04
STORMWATER
MANAGEMENT PLANNORTHC511
C509
C507
KEYNOTE LEGEND
6" PVC SCH 40 @ 2% MINIMUM
ROOF DRAIN CONNECTION, SEE MEP FOR CONTINUATION
A
B
APPROXIMATELOCATION98897597397497697797897
9
973
981980981
982
983
98697097098
0972972974974976976
97
8
978
98
2
980
982
984
986970968972974974976976970
970966968972972980
9
8
0
972974976978
976
978
980
988
980
990
D988
989 985982983984986970968967977
965.03965.03965.03970 980
972974976978
982
984
986
988
99098899259 LF - 12" RCP@ 0.84%
151 LF - 15" RCP@ 1.25%970985
967968969971971 972979
979 979981982983
984
986
987
CENTERLINE OF STREAM
25' SHORELINEIMPACT ZONE
SWWD 25' WETLAND
MANAGE 2 SETBACK
EXIST. 18" RCP FES
INV. 976.21
18" RCP FESINV. 974.19
EXIST. 18" RCP FESINV. 970.88
EXIST. 18" RCP FESINV. 972.92
ORDINARY HIGH WATERLEVEL AS DELINEATED 11/2019
EXISTING WETLANDEXIST. NWL: 974.00EXIST. HWL: 976.30
PROP. HWL (100-YR RAINFALL): +/- 977.81PROP. HWL (10 DAY 100-YR SNOWMELT): +/- 977.62
CREEK:EXIST. HWL: 965.11PROP. HWL (100-YR RAINFALL): +/- 965.03
PROPOSED DRAINAGESWALE @ 2% MIN; PROVIDEPOSITIVE DRAINAGE AWAY
FROM RETAINING WALL
STRM 601OCSRE:988.56IE:978.50 NW
STRM 500STMH 48" DIA. (CIR.)CONNECT TO UNDERGROUND
STORMWATER SYSTEMNEENAH R-1642RE:986.35
IE:980.75 SE
STRM 603FES 12"IE:978.00 SE
STRM 707
977.81
CONTRACTOR TO SEE SHEETSC402-C416 FOR HUDSON BLVDIMPROVEMENTS.
D PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM SEWER
PROPOSED STORM MANHOLE (ROUND INLET CASTING)
PROPOSED STORM SEWER
PROPERTY LINE
LEGEND
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
CO
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUT
PROPOSED RIPRAP
PROPOSED FLARED END SECTION
PROPOSED STORMWATER MANAGEMENT AREA
BMP/WETLAND/CREEK PROPOSED 100-YR HIGH WATER LEVEL
DELINEATED WETLAND
WETLAND BUFFER / SETBACK
LIMITS OF DISTRUBANCE
MAINTENANCE ACCESS PATH
EXISTING CONTOUR
PROPOSED CONTOUR925
9XX.XX
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-STORM SEWER PLAN.dwg September 11, 2022 - 3:33pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C511BAW
09/09/2022
JFJ
19.1001.04
STORMWATER
MANAGEMENT PLANNORTHC510
C507
KEYNOTE LEGEND
6" PVC SCH 40 @ 2% MINIMUM
ROOF DRAIN CONNECTION, SEE MEP FOR CONTINUATION
A
B
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING DETAILS.dwg September 11, 2022 - 2:42pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
C512BAW
09/09/2022
JFJ
19.1001.04
STORMWATER DETAILS
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C5-GRADING DETAILS.dwg September 12, 2022 - 10:06am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
ALL JOINTS INMANHOLE TO HAVE"O" RING RUBBER
GASKET
SECTION A-A
PIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL
5"
FLOW
18" OUTLET
RIM ELEV.983.0
SKIMMER COVER
18" INLET PIPE
IE: 979.85
SUBGRADE
100 YR HWL: 982.43
3:1 MAX
NATIVE SOILS
SEE NOTES ON SHEET C506
BASIN BOTTOM: 980.00
3:1 MA
X
OUTLET CONTROL
STRUCTURE (STRM 300)
SEE DETAIL THIS SHEET
18" INLET PIPE
18" INLET PIPE
IE: 980.00
PLAN
18" OUTLET
FLOW
PRECAST CONCRETE
MANHOLE BASE
PRECAST CONCRETEMANHOLE SECTION 48" DIA.
18" OUTLET PIPE
IE: 978.504' SUMPFLOW
18" INLET
BMP #1 SURFACE FILTRATION
BASIN TYPICAL SECTION
N.T.S.
BMP #1 OUTLET CONTROL STRUCTURE
STRM 300
N.T.S.
BMP #2 OUTLET CONTROL STRUCTURE
STRM 601
N.T.S.
6" INLET DRAIN
TILE IE: 978.74
1.5'SAND IE: 978.50
18" ENGINEERED SOIL MEDIA MODIFIED TO HAVE A MIXTURE BY
VOLUME OF 80% SAND COVER MEETING GRADATION
REQUIREMENTS OF SPEC. 3128 "FINE AGGREGATE FOR
PORTLAND CEMENT CONCRETE" AND 20% MNDOT SPEC 3890
GRADE 2 COMPOST. CONTRACTOR IS TO NOT COMPACT
FILTRATION BASIN.
6" DRAINTILE
STRM 601OUTLET CONTROL
STRUCTURE
15" OUTLET PIPEIE: 978.50
TOP SAND/STONE IE: 980.25
TOP OF PIPE: 985.75
TOP STONE : 986.25
WATER QUALITY VOLUME DEPTH IE: 981.80
PIPE IE :980.75
SAND IE: 978.75
CONNECT 6" DRAINTILE TO
OCS ON DOWNSTREAM SIDE
OF WEIR WALL, IE: 978.99
1.5' DEPTH IRON-ENHANCED SAND
SHALL MEET MNDOT SPECIFICAITON
FOR COARSE FILTER AGGREGATE PER
3149.2H 6" PVC SCHEDULE 40
DRAINTILE, SEE DRAINTILE
BEDDING DETAIL
IE: 978.99
PROVIDE GEOTEXTILE FABRICPER CONTECH REQUIREMENTS
STONE TO MEET CONTECH MANUFACTURED
RECOMMENDATIONS, NO LIMESTONE (OR RECYCLED
CONCRETE) MATERIAL IS ALLOWED, BENEATH,
BETWEEN OR IMMEDIATELY ON TOP OF THE CHAMBER
SYSTEM
TOP OF WEIR WALLELEV: 984.50
PLAN
12" OUTLET
FLOW
MANHOLE STEPS,
16" O.C.
PRECAST CONCRETE
MANHOLE BASE
PRECAST
CONCRETE
MANHOLE SECTION48" DIA.
WEIR WALL
24" INLET
FLOW
24" INLETFLOW6"
INLET
FLOW
WEIR WALL
6" INLETFLOWTOP OF WEIR WALL
ELEV: 981.00
#4 REBAR 12" O.C. EW
NATIVE SOIL
SEE NOTES ON SHEET C501
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C513BAW
09/09/2022
JFJ
19.1001.04
STORMWATER DETAILS
NEENAH R-4996 A8 - HEAVY DUTY
TRENCH FRAMES WITH GRATED
COVER OR APPROVED EQUAL
1" (TYP.)
2.00%2.00%
TRENCH DRAIN SECTION
#4@12 OR WWF W14 6"x 6"
(MIN As=0.2 IN /FT)
2" CLR.
2" CLR.
PERMISSIBLE
CONSTRUCTION
JOINT - TYP.
6"
4"
18" MAX.
1.0"
8"MAX. 316" GAP
6"
TRENCH DRAIN
@ B612 CURB
TRENCH DRAIN GRATESEE SECTION
8" PIPE
TRENCH DRAIN
@ PIPE OPENING
B612 CURB B612 CURB
FINISHED GRADE
TRENCH DRAIN PROFILE
TRENCH DRAIN
@ B612 CURB
TRENCH DRAIN
SLOPED @ 1.0%
MANHOLE STEPS,16" O.C.4' SUMP#4 REBAR 12" O.C. EW
18" INLET
15" ORIFICEIE: 981.80
CSSIG
N
A
G
E
GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NOPARKING
NOPARKINGSENIOR HOUSING
BUILDING
LEVEL 1: 995.06LEVEL B: VARIES
D
D D10.
0
'DD
D
1
0
.
0
'
1
4
.
0
'30.00'CO120 LF - PRIVATE 8" PVC
@ 4.43%
SSWR 104CONSTRUCT MANHOLE OVER
EX. SANITARY SEWER(PUBLICLY OWNED AND MAINTAINED)RE:970.16IE:955.00 NEIE:954.83 NWIE:954.83 SE
SSWR 103PRIVATE 48" SSWR MHRE:973.03IE:960.42 N
IE:960.32 SW
92 LF - 8" PVC@ 4.43%
SSWR 102PRIVATE 48" SSWR DROP MH
RE:983.00IE:971.44 EIE:964.51 S
73 LF - 8" PVC@ 2.00%
SSWR 101PRIVATE
CLEANOUTRE:986.98IE:972.90 E
IE:972.90 W
SSWR 100SANITARY SERVICE
RE:987.36IE:973.00 W
30.00'12.00'D12
.
0
0
'38.72'12.00'SSWR MHIE: 959.37(NW)
IE: 955.12(SE)
18" RCP FESIE: 965.60
18" RCP FESIE: 966.85
84" CMP FESIE:958.76
12" DIP WATERMAIN
SSWR DROP MHRIM: 968.32IE (16" SE): 959.05
IE (8" NW): 954.17IE (16" NE): 952.88
EXIST. SSWR LIFT STATION
16" DIP SANITARY
8" FORCEMAIN
84" CMP STRM SEWER
12" DIP WATERMAIN
12" DIP WATERMAIN
36" RCP CLIII
36" RCP FESINV. 974.0
EXISTING WETLAND
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLANDMANAGE 2 SETBACK
BMP #1 PROPOSEDSTORMWATERMANAGEMENT BASIN
BMP #2 PROPOSED
UNDERGROUNDSTORMWATERMANAGEMENT AREA
36" RCP CLIII
8" SANITARY
18" RCP FESINV. 982.58
18" RCP FESINV. 976.13
18" RCP FESINV. 974.19
18" RCP FESINV. 972.58
18" RCP FES
INV. 972.92
30" RCP STORM
C
6" DOMESTIC WATER
SERVICE (PRIVATE)
6" FIRE SERVICE (PRIVATE)
CONNECT TO EXISTING 12" WATERMAINWITH 12"x8" TAPPING SLEEVE AND 8" VALVE.WORK TO BE COMPLETED BYAND COORDINATED BY CONTRACTOR.
CONTRACTOR TO VERIFY LOCATION,MATERIAL, CONDITION, AND INVERT
PROPOSED 8"WATER MAIN
PROPOSED 8"
WATER MAIN
PROPOSED 8"WATER MAIN
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
PROPOSED 30'
UTILITY EASEMENT
PROPOSED 30'UTILITY EASEMENT
PROPOSED 30'
UTILITYEASEMENT
EDGE OFEXISTINGWETLAND
SSWD 50'WETLAND BUFFER
CENTE
RLI
N
E
OF
EXISTI
N
G
C
R
E
E
K
APPR
O
XI
M
A
T
E 25'
SHOR
E
L
A
N
D I
M
P
A
C
T
Z
O
N
E
APPRO
XI
M
A
T
E
S
H
O
R
E
L
A
N
D
BUILDI
N
G
S
E
T
B
A
C
K
PROPOSED FIREHYDRANT WITH 6"
GATEVALVE AND8"X6" REDUCER
C
C
F
C
C
C
CC
E
C
D
COORDINATE ALLUTILITY CONNECTIONS
WITH MEP PLANS
PROPOSED 10' UTILITY
EASEMENT
ORDIN
A
R
Y
HI
G
H
W
A
T
E
R
LEVEL
A
S
D
ELI
N
E
A
T
E
D 11/
2
0
19
PROPOSED TRANSFORMERPAD; COORD W/MEP
15" PVCSANITARYA
12" DIP WATERMAIN
A
15" RCP STORM A
15" RCP STORM A
AA
EX. SSWR MHASJUST RIM: 973.52
IE (15" SE): ±962.77IE (15" NE): ±962.77
STORM MHRIM: 981.80IE (18" SE): ±977.40
A
STORM MHRIM: 978.72IE (18" SE): ±974.24
A
B
C
J
K
L
K
PROPOSED 30'UTILITY EASEMENT
CONNECT TO EXISTING 8" DIP STUBWITH TAPPING SLEEVE AND 8" VALVE;
WORK TO BE COMPLETED BYAND COORDINATED BY CONTRACTOR.CONTRACTOR TO VERIFY LOCATION,
MATERIAL, CONDITION, AND INVERT
M
O
P
N
Q
Q
Q
Q
Q
B
C
G
Q
C
E PROPOSED FIREHYDRANT WITH 6"GATEVALVE AND
8"X6" REDUCER
S
S
PROPOSED 5' DRAINAGE& UTILITY EASEMENT
T
T
T
T
T
T
T
T
T
T
8" PVCSANITARY
12" DIPWATERMAIN
8" PVCSANITARY
8" PVCSANITARY
A
30.00'G
T
H
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg September 11, 2022 - 2:43pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
UTILITY PLAN NOTES
1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSEDUTILITIES.
2. SANITARY SEWER PIPE SHALL BE AS FOLLOWS:8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP
8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP6" PVC SCHEDULE 40 PER ASTM D-1785DUCTILE IRON PIPE PER AWWA C150
3. WATER LINES SHALL BE PER CITY OF LAKE ELMO ENGINEERING DESIGN CITY STANDARDS::4" AND LARGER DUCTILE IRON PIPE CLASS 52 PER AWWA C150
SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.
4. MINIMUM TRENCH WIDTH SHALL BE 2 FEET.
5. ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING,
WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS ANDPROJECT DOCUMENTS.
6. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICALCLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE).
7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES.
8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND
GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THECROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS ASREQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI
A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).
9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.
10. TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT
ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH
WATERTIGHT LIDS.
11. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000
P.S.I.
12. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.
13. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.
14. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF LAKE ELMOAND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWERLINES.
15. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTINGUTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES,AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIEDON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITYCOMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF
UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTINGUTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
16. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONSREQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES.
17. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTSAND SPECIFICATIONS.
18. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.
19. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF
THE BUILDING. REF. ARCH / MEP PLANS.
20. ALL ONSITE SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. ALL WATERMAINS AND
HYDRANTS PLACED WITHIN THE DEVELOPMENT WILL REMAIN CITY OWNED AND OPERATED.
21. ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING.
22. ALL FIRE HYDRANTS TO BE OWNED AND MAINTAINED BY THE CITY.NORTHKEYNOTE LEGEND
PROTECT IN PLACE EXISTING UTILITY
8"X8" TEE AND 8" GATEVALVE
8" WATERMAIN BEND
FIRE HYDRANT ASSEMBLY, PROVIDE 8"X6" TEE, 6" WATERMAIN AND 6" GATEVALVE
FIRE HYDRANT ASSEMBLY, PROVIDE 6" BEND, AND 6" WATERMAIN
8"X6" TEE AND 6" GATE VALVE
6" WATERMAIN BEND
8"X8" TEE
NOT USED
PROPOSED GAS METER. REFERENCE MEP PLANS FOR LOCATION AT BUILDING
PROPOSED GAS SERVICE. REFERENCE MEP PLANS FOR ENTRY AT BUILDING
CONNECT GAS TO EXISTING GAS MAIN; COORD W/ UTILITY PROVIDER
PROPOSED ELECTRIC SERVICE. REFERENCE MEP PLANS FOR CONNECTION ATTRANSFORMER
CONNECT ELECTRIC TO EXISTING POWER; COORD W/ UTILITY PROVIDER
PROPOSED COMMUNICATIONS SERVICE. REFERENCE MEP PLANS FOR ENTRY ATBUILDING
CONNECT COMMUNICATIONS TO EXISTING FIBER; COORD W/ UTILITY PROVIDER
ALL SMALL/DRY UTILITIES FOR SERVING FACILITY ARE NOT PERMITTED WITHIN 10FEET OF THE CITY WATERMAIN AND MAY ONLY CROSS PERPENDICULAR TO CITY
WATERMAIN
FIRE DEPARTMENT CONNECTION - SEE MEP PLANS
CONDUIT FOR ELECTRIC VEHICLE CHARGING - SEE MEP PLANS
SEWER/WATERMAIN CROSSING, PROVIDE MINIMUM 18" VERTICAL SEPARATION,WHEN SEWER CROSSES ABOVE WATER, THE PIPE SHALL BE PVC SCHEDULE 40PER ASTM D-1785, ONE FULL LENGTH OF WATER PIPE SHALL BE CENTERED AT
THE CROSSING AS POSSIBLE. 2" INSULATION REQUIRED AT STORM/WATERCROSSINGS.
NOT USED
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
SANITARY SEWER MANHOLE
STORM SEWER
SANITARY SEWER
WATERMAIN
GATE VALVE
HYDRANT
TEE
REDUCER
UNDERGROUND ELECTRIC
TELEPHONE
GAS MAIN
STORM SEWER
LEGEND
CO SANITARY CLEANOUTCO
EXISTING PROPOSED
LIGHTED BOLLARD; REFER TO MEP PLANS
LIGHT POLE; REFER TO MEP PLANS
FLOOD LIGHT; REFER TO MEP PLANS
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C600BAW
09/09/2022
JFJ
19.1001.04
UTILITY PLAN
WATERMAIN NOTES:
1. ALL WATERMAIN SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE MOST CURRENTEDITION OF THE CEAM SPECIFICATIONS.2. CONTRACTOR SHALL PROTECT EXISTING UTILITIES.
3. CONTRACTOR SHALL COORDINATE ALL UTILITY IMPACTS WITH APPROPRIATE UTILITIES.4. MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL.5. THE CONTRACTOR SHALL PROVIDE 48 HOURS ADVANCE NOTICE AND COORDINATE ANYPROPOSED WATER SERVICE INTERRUPTIONS WITH THE DEPARTMENT OF PUBLIC WORKS.
UNDER NO CIRCUMSTANCES SHALL WATER SERVICE TO ANY BUSINESS BE SHUT OFFDURING NORMAL BUSINESS HOURS 7:00AM TO 6:00PM.6. WATERMAIN PIPE SHALL BE ENCASED IN POLYETHYLENE.
7. ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.S.A1. ALL FITTINGS SHALL BEDUCTILE IRON PIPE WITH POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BEINSTALLED UTILIZING COR-BLUE NUTS & BOLTS.8. GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 ORAPPROVED EQUAL. GATE VALVES MUST COMPLY WITH CEAM 2PEC 2611.S.C.2.9. BUTTERFLY VALVES SHALL BE MUELLER LINESEAL III, OR APPROVED EQUAL. BUTTERFLYVALVES SHALL COMPLY WITH CEAM SPEC. 2611.2.C3.
10. BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL.11. HYDRANTS SHALL BE WATEROUS "PACER", MODEL WB-67 OR APPROVED EQUAL, FITTEDWITH FH 800 SERIES FLEX STAKE AND PAINTED RED.
12. HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2-1/2 (I.E.) HOSE CONNECTIONS ANDONE 4" STORZ NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP.13. ALL LANDSCAPING DAMAGED OR REMOVED AS A RESULT OF WATERMAIN CONSTRUCTION
SHALL BE REPLACED OR REPAIRED TO EXISTING OR BETTER CONDITION. (INCIDENTAL)
14. CONTRACTOR TO MAINTAIN 7.5' COVER OVERALL WATERMAIN, INCLUDING HYDRANTLEAD. CONTRACTOR TO NOTIFY ENGINEER IF HYDRANT LEAD COVER IS INSUFFICIENT.
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTIONLIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TOCONSTRUCTION*
*ALL SMALL/DRY UTILITIES FOR SERVING
FACILITY (I.E. GAS/ ELECTRIC/ FIBER/
TELEPHONE/ CABLE/ ETC) WILL NOT BE
PERMITTED WITHIN 10 FEET OF THE CITY
WATERMAIN AND MAY ONLY CROSSPERPENDICULAR TO CITY WATERMAIN*
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:44pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C700BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:44pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NOTE: PAVEMENT SECTIONS ARE PROVIDED FOR
REFERENCE ONLY. REFER TO GEOTECHNICAL
REPORT FOR ALL PAVEMENT, SUBGRADE
PREPARATION, AND COMPACTION REQUIREMENTS
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C701BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:44pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C702BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION"NO PARKING
FIRE LANE"
SIGNAGE PER
MUTCD R8-31
1'-0" MIN.
1'-6" MIN.
3'-6"
2'-0" MIN.
7'-0" MIN.
12"18"12"18"12"18"
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:44pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C703BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:44pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C704BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:45pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C705BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILSNOT FOR CONSTRUCTION
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 11, 2022 - 2:45pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
01/10/2022 46610
C706BAW
09/09/2022
JFJ
19.1001.04
CIVIL DETAILS
7°
RETAINING WALL CAP PERMANUFACTURER'S RECOMMENDATIONS 1.0'
1.5%
PROPOSED LANDSCAPE,
SEE LANDSCAPE PLAN
SEE LANDSCAPE PLAN
SLOPE PER PLAN
HEIGHT VARIES48" MAX4'-0"FENCE/RAILING TO MEET CODEREQUIREMENTS FOR ALL WALLSTALLER THAN 30". CONFIRM TYPEAND COLOR WITH OWNER
BELGARD ANCHOR DIAMOND PRO OR
APPROVED EQUAL, LUEDERS GRAY
SLOPES VARY (MAX. 4:1),
SEE GRADING PLAN
*DETAIL PROVIDED FOR REFERENCE ONLY, FINAL WALL TO BE
DESIGNED AND CONSTRUCTED PER MANUFACTURERS DETAILS
GRANULAR LEVELING PAD,MINIMUM 6" THICK PERMANUFACTUERS DETAIL
NATIVE SOIL
12" THICK MIN. DRAINAGEAGGREGATE PERMANUCTURERS DETAIL
NOT FOR CONSTRUCTION*DETAIL PROVIDED FOR REFERENCE ONLY, FINAL WALL TO BE DESIGNED
AND CONSTRUCTED PER MANUFACTURERS DETAILS
CONTRACTOR TO PROVIDE SHOP DRAWINGS FROM WALL CONTRACTOR.
*DETAIL PROVIDED FOR REFERENCE ONLY, FINAL WALL TO BE DESIGNED
AND CONSTRUCTED PER MANUFACTURERS DETAILS
CONTRACTOR TO PROVIDE SHOP DRAWINGS FROM WALL CONTRACTOR.
*DETAIL PROVIDED FOR REFERENCE ONLY, FINAL WALL TO BE DESIGNED
AND CONSTRUCTED PER MANUFACTURERS DETAILS
CONTRACTOR TO PROVIDE SHOP DRAWINGS FROM WALL CONTRACTOR.
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\T1-TC DETAILS.dwg September 11, 2022 - 2:45pmBYREVISIONSNo.DATE1MNDOT DRAINAGE01/19/22 MJS2RFI 01 RESPONSE03/31/22 MJS3RFI 02 RESPONSE04/28/22 MJS4CIVIL ADDENDUM04/29/22 MJS5CROSSROADS DOCK REVISIONS 07/01/22 MJS6LAUNCH DOCK REVISIONS07/28/22 MJS7RFI 06 08/11/22 MJSPREPARED FORTRAFFICCONTROLDETAILSC800AMIRA LAKE ELMOLAKE ELMOMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.JOEL A. HINNENKAMP, P.E.7/16/2153081DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT19.1001.0404/01/2022AS SHOWNALPALPJAHLAUNCH PROPERTIES/CROSSROADS PROPERTIES
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\T1-TC DETAILS.dwg September 11, 2022 - 2:45pmBYREVISIONSNo.DATE1MNDOT DRAINAGE01/19/22 MJS2RFI 01 RESPONSE03/31/22 MJS3RFI 02 RESPONSE04/28/22 MJS4CIVIL ADDENDUM04/29/22 MJS5CROSSROADS DOCK REVISIONS 07/01/22 MJS6LAUNCH DOCK REVISIONS07/28/22 MJS7RFI 06 08/11/22 MJSPREPARED FORTRAFFICCONTROLDETAILSC801AMIRA LAKE ELMOLAKE ELMOMNLAUNCH PROPERTIES/CROSSROADS PROPERTIESDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.JOEL A. HINNENKAMP, P.E.7/16/2153081DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT19.1001.0404/01/2022AS SHOWNALPALPJAH
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\T1-TC DETAILS.dwg September 11, 2022 - 2:45pmBYREVISIONSNo.DATE1MNDOT DRAINAGE01/19/22 MJS2RFI 01 RESPONSE03/31/22 MJS3RFI 02 RESPONSE04/28/22 MJS4CIVIL ADDENDUM04/29/22 MJS5CROSSROADS DOCK REVISIONS 07/01/22 MJS6LAUNCH DOCK REVISIONS07/28/22 MJS7RFI 06 08/11/22 MJSPREPARED FORTRAFFICCONTROLDETAILSC802AMIRA LAKE ELMOLAKE ELMOMNLAUNCH PROPERTIES/CROSSROADS PROPERTIESDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.JOEL A. HINNENKAMP, P.E.7/16/2153081DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT19.1001.0404/01/2022AS SHOWNALPALPJAH
NORTH
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C7-HUDSON BLVD SIGN-STRIP PLANS.dwg September 11, 2022 - 2:46pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.
MNLIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
C803BAW
09/09/2022
JFJ
19.1001.04
TRAFFIC CONTROL PLAN
NORTH
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\T1-DETOUR PLAN.dwg September 11, 2022 - 2:47pmBYREVISIONSNo.DATE1MNDOT DRAINAGE01/19/22 MJS2RFI 01 RESPONSE03/31/22 MJS3RFI 02 RESPONSE04/28/22 MJS4CIVIL ADDENDUM04/29/22 MJS5CROSSROADS DOCK REVISIONS 07/01/22 MJS6LAUNCH DOCK REVISIONS07/28/22 MJS7RFI 06 08/11/22 MJSPREPARED FORDETOUR PLANC711AMIRA LAKE ELMOLAKE ELMOMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.JOEL A. HINNENKAMP, P.E.7/16/2153081DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT19.1001.0404/01/2022AS SHOWNALPALPJAHLAUNCH PROPERTIES/CROSSROADS PROPERTIES
0,0
NO
PARKING
NOPARKINGSENIOR HOUSING
BUILDINGLEVEL 1: 995.06
LEVEL B: VARIES
SURVEY LINEPOINT
NOT
TANGENT
SIG
N
A
G
E
GENERATORINV.=977.74100
1
0
0 8080
60
(PRIVATE STREET)LIFTSTATIONPOINT
NOT
TANGENT958.76INVCMP84100
1
0
0 LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007Owner: HSRE-MN HIGH POINTE LLCAddress: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
A
C
B
A
B
AC B B
A
C
C
C C
C
C
A
B
C
C
A
B
A
B A
PROPOSED
COMMUNITY
GARDEN
AREA - SEE
DETAIL ONSHEET L103
PROPOSED
GAZEBO
PROPOSED PLANTER BOXES
(3 WILSHIRE COLLECTION BY
TOURNESOL SITEWORKS -MODEL # WR-603630 - OWNER
TO CONFIRM PLANTER
COLOR. OWNER TO PROVIDE
ANNUALS/PLANTS)
MONUMENT SIGN
(BY OTHERS)
PROPOSED 30'
UTILITY EASEMENT
PROPOSED 10'UTILITY EASEMSENT
PROPOSED ROW
DEDICATION
PROPOSED 30'
UTILITY EASEMENT
PROPOSED
FIRE PIT
(COORDINATE
WITH MEP
PLANS, OWNER
TO CONFIRM
FIRE PIT TYPE)
ENLARGEMENTSEE SHEET L101
ENLARGEMENT
SEE SHEET L102
DECK AND STAIRS -SEE ARCH PLANS
FLAG POLE AND LIGHT -
SEE ARCH AND
ELECTRICAL PLANS
A
B
C
D
LANDSCAPE KEYNOTES
EDGER (TYP.)
DOUBLE SHREDDED HARDWOOD MULCH (TYP.)
SOD (TYP.)
ROCK MULCH (TYP.)
HEMEROCALLIS X `SUNDAY GLOVES`
UNDERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
DPB 3 BETULA PLATYPHYLLA `FARGO`DAKOTA PINNACLE BIRCH B & B 1.5" CAL
RDB 7 MALUS `PRAIRIE FIRE`PRAIRIE FIRE CRABAPPLE B & B 2.5" CAL.
RVB 6 BETULA NIGRA RIVER BIRCH B & B, CLUMP 8` HT.
SSC 6 MALUS `SPRING SNOW`SPRING SNOW CRABAPPLE B & B 2.5" CAL.
CONIFEROUS TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
BHS 18 PICEA GLAUCA `DENSATA`BLACK HILLS SPRUCE B & B 8` HT.
CHL 10 TSUGA CANADENSIS CANADIAN HEMLOCK B & B 8` HT.
WHP 19 PINUS STROBUS WHITE PINE B & B 8` HT.
PLANT SCHEDULE
OVERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
ABM 14 ACER X FREEMANII `AUTUMN BLAZE`AUTUMN BLAZE MAPLE B & B 2.5" CAL.
FFM 16 ACER SACCHARUM `FALL FIESTA`FALL FIESTA MAPLE B & B 2.5" CAL.
NPO 9 QUERCUS ELLIPSOIDALIS NORTHERN PIN B & B 2.5" CAL.
QAP 26 POPULUS TREMULOIDES QUAKING ASPEN B & B 2.5" CAL.
RML 14 TILIA AMERICANA `REDMOND`REDMOND LINDEN B & B 2.5" CAL.
SWO 25 QUERCUS BICOLOR SWAMP WHITE OAK B & B 2.5" CAL.
LANDSCAPE LEGEND
EXISTING TREE (TYP.)
EDGER (TYP.)
STORMWATER SEED MIX 33-261 WITH EROSION
CONTROL BLANKETS SECURED IN PLACE
FENCING - OWNER/ARCHITECT TO CONFIRM
TYPE AND HEIGHT
SITE LIGHTING - SEE ELECTRICAL PLANS
APPROXIMATE LIMITS OF SOD / IRRIGATION,SOD ALL DISTURBED AREAS (TYP.)
OUTCROPPING BOULDERS, 3-4' DIAM (TYP.)
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.dwg September 12, 2022 - 10:38am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TOVERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES AND CONTRACTOR TO LOCATE ANYEXISTING PRIVATE UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE
MATERIAL.
2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.
3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA.
4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO
SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. CITY TO
APPROVE SUBSTITUTIONS PRIOR TO PLACEMENT OF PLANT MATERIAL.
5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THEGUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTENACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONEYEAR GUARANTEE COMMENCING UPON PLANTING. CONTRACTOR TO PROTECT AND MAINTAINALL PLANTINGS AND PLANT BEDS UNTIL THE END OF THE WARRANTY PERIOD.
6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE
SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:
ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.
ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTHRATIO OF NO LESS THAN 5:3.
7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST
CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.
8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.
9. ALL TREE LOCATIONS TO BE FIELD STAKED PRIOR TO INSTALLATION. CONTRACTOR TOCOORDINATE FIELD REVIEW OF PROPOSED TREE LOCATIONS WITH THE CITY AND LANDSCAPEARCHITECT PRIOR TO ANY TREE INSTALLATION.
10. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN
MATERIALS IF NECESSARY; TEMPORARY ONLY.
11. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THETOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVEDDOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED,THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.
12. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND
BREAK APART PEAT POTS.
13. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECTPOOR BRANCHING OF EXISTING AND PROPOSED TREES.
14. WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.
15. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE
YEAR.
16. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONSPRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FORTHE NEED OF ANY SOIL AMENDMENTS.
17. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECT
TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS
LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED
OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTHTOPSOIL FOR TREE, SHRUBS, AND PERENNIALS.
18. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE ANDSHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH.DOUBLE SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF
AREAS. OWNER TO CONFIRM MULCH COLOR. PERENNIAL AND ORNAMENTAL GRASS BEDS
SHALL HAVE 2" DEPTH DOUBLE SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF
DELETERIOUS MATERIAL. ROCK MULCH TYPE TO BE DETERMINED BY OWNER, 1.5" - 2"
DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON
COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE.
MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION.
19. EDGING TO BE COMMERCIAL GRADE POLY EDGING OR SPADED EDGE, AS INDICATED. UTILIZECURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDEV-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS.INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED
OTHERWISE.
20. ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BESTANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALLTOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1OR GREATER SHALL BE STAKED. SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS. IFNOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN.
21. PROVIDE IRRIGATION TO ALL PLANTED AND SODDED AREAS ON SITE. IRRIGATION SYSTEM TO
BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE
IRRIGATION PLAN AND SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR
TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS,
AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE
SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE TWO-YEARWARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION ANDSCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR.
22. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THEPLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT
PROVIDE WATER FOR CONTRACTOR.
23. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD
AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION.
24. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.
25. APPLY PRE-EMERGENT HERBICIDE PREEN (OR APPROVED EQUAL) IN ANNUAL, PERENNIAL,
AND SHRUB BEDS FOLLOWED BY SHREDDED HARDWOOD MULCH.
26. CONTRACTOR TO CONFIRM WATER AND POWER SUPPLY LOCATIONS AND DETAILS WITHGENERAL CONTRACTOR FOR IRRIGATION SYSTEM.
27. CONTRACTOR SHALL MAINTAIN ALL PLANTS AND TURF PER THE MANUFACTURERS'INSTRUCTIONS THROUGHOUT THE GUARANTEE PERIOD.
28. OWNER OR CONTRACTOR TO BROADCAST PRE-EMERGENT HERBICIDE (PREEN OR APPROVED
EQUAL) TWO TIMES PER YEAR ACROSS ALL PLANTING BEDS AND SHALL INSTALL NEW MULCH
AS NEEDED FOR PERPETUITY.
29. SEE ELECTRICAL PLANS FOR SITE LIGHTING.
30. COORDINATE WAYFINDING SIGNAGE WITH ARCHITECT AND OWNER.
31. OWNER TO CONFIRM ROCK/MULCH TYPE FOR ALL PLANTERS AND PLANTING BEDS.
34. OWNER/ARCHITECT TO CONFIRM SITE FURNISHINGS, SUCH AS BIKE RACKS, BENCHES, ANDTRASH/RECYCLING RECEPTACLES.35. OWNER TO CONFIRM DETAILS FOR PICKLE BALL COURT, COMMUNITY GARDEN, FIRE PIT, ANDPLANTER BOXES WITH LANDSCAPE ARCHITECT AND GENERAL CONTRACTOR BEFOREORDERING ANY MATERIALS.36. SEE MEP PLANS FOR CONDENSERS, TRANSFORMERS, GENERATOR AND ALLMECHANICAL/ELECTRICAL ITEMS.
37. PLANTER BOXES SHALL INCLUDE SOIL MIX WITH INSTALLATION. OWNER TO PROVIDE
ANNUALS/PLANTS FOR PLANTER BOXES.
LANDSCAPE NOTES
LANDSCAPE SUMMARY
LANDSCAPE ORDINANCE
REQUIREMENTS
1,640 LIN. FT./50 = 33 TREES
11.7 ACRES X 5 = 59 TREES 92 TREES
TREE MITIGATION REQUIREMENTS 8 COMMON TREES + 52
HARDWOOD TREES 60 TREES
INTERIOR PARKING LOT
REQUIREMENTS 79 PARKING SPACES/10 8 TREES
PERIMETER PARKING LOT
REQUIREMENTS 450 LF/50 9 TREES
TOTAL TREES REQUIRED 92 + 60 + 8 + 9 TREES 169 TREES
PROPOSED TREES
OVERSTORY TREES +
UNDERSTORY TREES +
CONIFEROUS TREES
173 TREES
NORTHMITIGATION TREE SUMMARY
REQUIRED PROPOSED
COMMON TREES 8 67
CONIFERS 0 47
HARDWOOD TREES 52 59
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L100PWB
09/09/2022
MCG
19.1001.04
LANDSCAPE PLAN
1
11
1
LANDSCAPE LEGEND
EXISTING TREE (TYP.)
EDGER (TYP.)
STORMWATER SEED MIX 33-261 WITH EROSION
CONTROL BLANKETS SECURED IN PLACE
FENCING - OWNER/ARCHITECT TO CONFIRMTYPE AND HEIGHT
SITE LIGHTING - SEE ELECTRICAL PLANS
APPROXIMATE LIMITS OF SOD / IRRIGATION,
SOD ALL DISTURBED AREAS (TYP.)
OUTCROPPING BOULDERS, 3-4' DIAM (TYP.)
0,0
977.57FNDIP15480973.00SETIP41578 970.57FNDIP.5969.94SETIP41578969.20FNDIP8612GENERATORLIFTSTATIONLIFTSTATIONPAVEMENT STRIPES (TYP.)DD
DD
PROPOSED COMMUNITY
GARDEN AREA - SEE DETAILON SHEET L103
PROPOSED GAZEBO
PROPOSED PLANTER BOXES (3 WILSHIRE COLLECTION BY TOURNESOL
SITEWORKS - MODEL # WR-603630 - OWNER TO CONFIRM PLANTER
COLOR. OWNER TO PROVIDE ANNUALS/PLANTS)
PROPOSED 10'
UTILITY EASEMSENT
PROPOSED FIRE PIT
(COORDINATE WITH
MEP PLANS, OWNER
TO CONFIRM FIRE PIT
TYPE)
SWO QUERCUS BICOLOR SWAMP WHITE OAK
CONIFEROUS SHRUBS BOTANICAL NAME COMMON NAMEBCJJUNIPERUS HORIZONTALIS `BLUE CHIP`BLUE CHIP JUNIPER
BUJ JUNIPERUS SABINA `BUFFALO`BUFFALO JUNIPER
GGJ JUNIPERUS VIRGINIANA `GREGUARD` TM GREY GUARDIAN JUNIPER
TGA THUJA OCCIDENTALIS `BAILJOHN` TM TECHNITO GLOBE ARBORVITAE
TTY TAXUS X MEDIA `TAUNTONII`TAUTON YEW
DECIDUOUS SHRUBS BOTANICAL NAME COMMON NAME
ANH HYDRANGEA ARBORESCENS `ANNABELLE`ANNABELLE HYDRANGEA
BLC ARONIA MELANOCARPA `IROQUOIS BEAUTY` TM IROQUOIS BEAUTY BLACK CHOKEBERRY
CAV VIBURNUM TRILOBUM `BAILEY COMPACT`COMPACT AMERICAN VIBURNUM
DAW SALIX PURPUREA `NANA`DWARF ARCTIC WILLOW
DKL SYRINGA MEYERI `PALIBIN`DWARF KOREAN LILAC
GGD CORNUS HESSEI `GARDEN GLOW`GARDEN GLOW DOGWOOD
GLS RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC
LDN PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM LITTLE DEVIL NINEBARK
RTD CORNUS SERICEA `BAILADELINE` TM FIREDANCE RED TWIG DOGWOOD
PERENNIALS BOTANICAL NAME COMMON NAMEAJSSEDUM X `AUTUMN JOY`AUTUMN JOY SEDUM
BES RUDBECKIA FULGIDA `GOLDSTURM`BLACK-EYED SUSAN
KFG CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` KARL FOERSTER FEATHER REED GRASS
KOL LIATRIS SPICATA `KOBOLD`KOBOLD ORIGINAL
MOO ALLIUM X `MILLENIUM`MILLENIUM ORNAMENTAL ONION
NMF ADIANTUM PEDATUM NORTHERN MAIDENHAIR FERN
PDS SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED
RAS ASTILBE JAPONICA `RHINELAND`RHINELAND ASTIBLE
SGD HEMEROCALLIS X `SUNDAY GLOVES`SUNDAY GLOVES DAYLILY
PLANT KEY
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.dwg September 12, 2022 - 10:39am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
SOUTH END LANDSCAPE ENLARGEMENT
SCALE: 1"=20'L1011 NORTHDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L101PWB
09/09/2022
MCG
19.1001.04
LANDSCAPE ENLARGEMENT
NO
PARKING
NOPARKING992.45FNDIP16456982.87SETIP41578986.52SETIP41578983.28FNDIP16456INV.=977.7480
60
(PRIVATE STREET)D
DPROPOSED PLANTER BOXES (3 WILSHIRE COLLECTION BY TOURNESOL
SITEWORKS - MODEL # WR-603630 - OWNER TO CONFIRM PLANTER
COLOR. OWNER TO PROVIDE ANNUALS/PLANTS)
MONUMENT SIGN
(BY OTHERS)
PROPOSED ROW
DEDICATION
DECK AND STAIRS -
SEE ARCH PLANS
FLAG POLE AND LIGHT -
SEE ARCH ANDELECTRICAL PLANS
LANDSCAPE LEGEND
EXISTING TREE (TYP.)
EDGER (TYP.)
STORMWATER SEED MIX 33-261 WITH EROSION
CONTROL BLANKETS SECURED IN PLACE
FENCING - OWNER/ARCHITECT TO CONFIRM
TYPE AND HEIGHT
SITE LIGHTING - SEE ELECTRICAL PLANS
APPROXIMATE LIMITS OF SOD / IRRIGATION,SOD ALL DISTURBED AREAS (TYP.)
OUTCROPPING BOULDERS, 3-4' DIAM (TYP.)
PLANT KEY
SWO QUERCUS BICOLOR SWAMP WHITE OAK
CONIFEROUS SHRUBS BOTANICAL NAME COMMON NAME
BCJ JUNIPERUS HORIZONTALIS `BLUE CHIP`BLUE CHIP JUNIPER
BUJ JUNIPERUS SABINA `BUFFALO`BUFFALO JUNIPER
GGJ JUNIPERUS VIRGINIANA `GREGUARD` TM GREY GUARDIAN JUNIPER
TGA THUJA OCCIDENTALIS `BAILJOHN` TM TECHNITO GLOBE ARBORVITAE
TTY TAXUS X MEDIA `TAUNTONII`TAUTON YEW
DECIDUOUS SHRUBS BOTANICAL NAME COMMON NAME
ANH HYDRANGEA ARBORESCENS `ANNABELLE`ANNABELLE HYDRANGEA
BLC ARONIA MELANOCARPA `IROQUOIS BEAUTY` TM IROQUOIS BEAUTY BLACK CHOKEBERRY
CAV VIBURNUM TRILOBUM `BAILEY COMPACT`COMPACT AMERICAN VIBURNUM
DAW SALIX PURPUREA `NANA`DWARF ARCTIC WILLOW
DKL SYRINGA MEYERI `PALIBIN`DWARF KOREAN LILAC
GGD CORNUS HESSEI `GARDEN GLOW`GARDEN GLOW DOGWOOD
GLS RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC
LDN PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM LITTLE DEVIL NINEBARK
RTD CORNUS SERICEA `BAILADELINE` TM FIREDANCE RED TWIG DOGWOOD
PERENNIALS BOTANICAL NAME COMMON NAME
AJS SEDUM X `AUTUMN JOY`AUTUMN JOY SEDUM
BES RUDBECKIA FULGIDA `GOLDSTURM`BLACK-EYED SUSAN
KFG CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASS
KOL LIATRIS SPICATA `KOBOLD`KOBOLD ORIGINAL
MOO ALLIUM X `MILLENIUM`MILLENIUM ORNAMENTAL ONION
NMF ADIANTUM PEDATUM NORTHERN MAIDENHAIR FERN
PDS SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED
RAS ASTILBE JAPONICA `RHINELAND`RHINELAND ASTIBLE
SGD HEMEROCALLIS X `SUNDAY GLOVES`SUNDAY GLOVES DAYLILY
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.dwg September 12, 2022 - 10:40am2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
NORTH END LANDSCAPE ENLARGEMENT
SCALE: 1"=20'L1021 NORTHDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L102PWB
09/09/2022
MCG
19.1001.04
LANDSCAPE ENLARGEMENT
1
UNDERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
DPB 3 BETULA PLATYPHYLLA `FARGO`DAKOTA PINNACLE BIRCH B & B 1.5" CAL
RDB 7 MALUS `PRAIRIE FIRE`PRAIRIE FIRE CRABAPPLE B & B 2.5" CAL.
RVB 6 BETULA NIGRA RIVER BIRCH B & B, CLUMP 8` HT.
SSC 6 MALUS `SPRING SNOW`SPRING SNOW CRABAPPLE B & B 2.5" CAL.
CONIFEROUS TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
BHS 18 PICEA GLAUCA `DENSATA`BLACK HILLS SPRUCE B & B 8` HT.
CHL 10 TSUGA CANADENSIS CANADIAN HEMLOCK B & B 8` HT.
WHP 19 PINUS STROBUS WHITE PINE B & B 8` HT.
OVERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
ABM 14 ACER X FREEMANII `AUTUMN BLAZE`AUTUMN BLAZE MAPLE B & B 2.5" CAL.
FFM 16 ACER SACCHARUM `FALL FIESTA`FALL FIESTA MAPLE B & B 2.5" CAL.
NPO 9 QUERCUS ELLIPSOIDALIS NORTHERN PIN B & B 2.5" CAL.
QAP 26 POPULUS TREMULOIDES QUAKING ASPEN B & B 2.5" CAL.
RML 14 TILIA AMERICANA `REDMOND`REDMOND LINDEN B & B 2.5" CAL.
SWO 25 QUERCUS BICOLOR SWAMP WHITE OAK B & B 2.5" CAL.
CONIFEROUS SHRUBS QTY BOTANICAL NAME COMMON NAME CONT SPACING
BCJ 3 JUNIPERUS HORIZONTALIS `BLUE CHIP`BLUE CHIP JUNIPER #5 CONT.5` O.C.
BUJ 64 JUNIPERUS SABINA `BUFFALO`BUFFALO JUNIPER #5 CONT.
GGJ 25 JUNIPERUS VIRGINIANA `GREGUARD` TM GREY GUARDIAN JUNIPER #5 CONT.
TGA 51 THUJA OCCIDENTALIS `BAILJOHN` TM TECHNITO GLOBE ARBORVITAE #5 CONT.
TTY 104 TAXUS X MEDIA `TAUNTONII`TAUTON YEW #5 CONT.4` OC
DECIDUOUS SHRUBS QTY BOTANICAL NAME COMMON NAME CONT SPACING
ANH 25 HYDRANGEA ARBORESCENS `ANNABELLE`ANNABELLE HYDRANGEA #5 CONT.4` O.C.
BLC 40 ARONIA MELANOCARPA `IROQUOIS BEAUTY` TM IROQUOIS BEAUTY BLACK CHOKEBERRY #5 CONT.4` O.C.
CAV 19 VIBURNUM TRILOBUM `BAILEY COMPACT`COMPACT AMERICAN VIBURNUM #5 CONT.6" O.C.
DAW 31 SALIX PURPUREA `NANA`DWARF ARCTIC WILLOW #5 CONT.4` O.C.
DKL 16 SYRINGA MEYERI `PALIBIN`DWARF KOREAN LILAC #5 CONT.5` O.C.
GGD 8 CORNUS HESSEI `GARDEN GLOW`GARDEN GLOW DOGWOOD #5 CONT.3` O.C.
GLS 65 RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC #5 CONT.4` O.C.
LDN 33 PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM LITTLE DEVIL NINEBARK #1 CONT.
RTD 120 CORNUS SERICEA `BAILADELINE` TM FIREDANCE RED TWIG DOGWOOD #5 CONT.4` O.C.
PERENNIALS QTY BOTANICAL NAME COMMON NAME CONT SIZE SPACING
AJS 135 SEDUM X `AUTUMN JOY`AUTUMN JOY SEDUM #1 CONT 18" o.c.
BES 136 RUDBECKIA FULGIDA `GOLDSTURM`BLACK-EYED SUSAN #1 CONT 18" o.c.
KFG 247 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASS #1 CONT 30" o.c.
KOL 99 LIATRIS SPICATA `KOBOLD`KOBOLD ORIGINAL #1 CONT.18" o.c.
MOO 176 ALLIUM X `MILLENIUM`MILLENIUM ORNAMENTAL ONION #1 CONT 18" o.c.
NMF 93 ADIANTUM PEDATUM NORTHERN MAIDENHAIR FERN #1 CONT 18" o.c.
PDS 177 SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED #1 CONT 24" o.c.
RAS 406 ASTILBE JAPONICA `RHINELAND`RHINELAND ASTIBLE #1 CONT 18" o.c.
SGD 306 HEMEROCALLIS X `SUNDAY GLOVES`SUNDAY GLOVES DAYLILY #1 CONT 20" o.c.
PLANT SCHEDULE
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE DETAILS.dwg September 11, 2022 - 2:51pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DOUBLE SHREDDED HARDWOOD MULCH
NOTES:
2X ROOT BALL WIDTH
SOD
4" TOPSOIL
PREPARED PLANTING BED AND
BACKFILL SOIL
(THOROUGHLY LOOSENED)
NOTES:
1. SCARIFY SIDES AND BOTTOM OF HOLE.2. PROCEED WITH CORRECTIVE PRUNING OF TOP AND ROOT.3. REMOVE CONTAINER AND SCORE OUTSIDE OF SOIL MASS TO REDIRECTAND PREVENT CIRCLING FIBROUS ROOTS. REMOVE OR CORRECT STEM
GIRDLING ROOTS.
4. PLUMB AND BACKFILL WITH PLANTING SOIL.
5. WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILL
VOIDS.
6. BACK FILL VOIDS AND WATER SECOND TIME.
7. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESSSOIL MOISTURE IS EXCESSIVE.8. MIX IN 3-4" OF ORGANIC COMPOST.
1. SCARIFY SIDES AND BOTTOM OF HOLE.
2. PROCEED WITH CORRECTIVE PRUNING.
3. SET PLANT ON UNDISTURBED NATIVE SOIL ORTHOROUGHLY COMPACTED PLANTING SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT OR UPTO 2" ABOVE THE FINISHED GRADE WITH BURLAP
AND WIRE BASKET, (IF USED), INTACT.
4. SLIT REMAINING TREATED BURLAP AT 6"
INTERVALS.
5. BACKFILL TO WITHIN APPROXIMATELY 12" OF THE
TOP OF THE ROOTBALL, THEN WATER PLANT.
REMOVE THE TOP 1/3 OF THE BASKET OR THE TOPTWO HORIZONTAL RINGS WHICHEVER ISGREATER. REMOVE ALL BURLAP AND NAILS FROMTHE TOP 1/3 OF THE BALL. REMOVE ALL TWINE.
REMOVE OR CORRECT STEM GIRDLING ROOTS.
6. PLUMB AND BACKFILL WITH PLANTING SOIL.
7. WATER THOROUGHLY WITHIN 2 HOURS TO
SETTLE PLANTS AND FILL VOIDS.8. BACK FILL VOIDS AND WATER SECOND TIME.9. PLACE MULCH WITHIN 48 HOURS OF THE SECONDWATERING UNLESS SOIL MOISTURE IS EXCESSIVE.
10. FINAL LOCATION OF TREE TO BE APPROVED BY
OWNER.
PLANTING SOIL
ON CENTER SPACINGAS STATED ON PLAN.
EXTEND HOLE EXCAVATION WIDTHA MINIMUM OF 6" BEYONDTHE PLANTS ROOT SYSTEM.
FINISHED GRADE
EDGER, AS SPECIFIED
TREE PLANTING DETAIL
SCALE: N.T.S.L1031 SHRUB / PERENNIAL PLANTING DETAIL
SCALE: N.T.S.L1032
1/2"FINISHED GRADE AT LAWN, 1/2" BELOW TOP OF DIVIDER.
LAWN SIDE
"BLACK DIAMOND" EDGING BYVALEEY VIEW SPECIALTIES CO.USE 20 FT. LENGTHS. USEKNURLED CONNECTOR AT SPLICES, USE CORNER, TEE, VEE, OR WIDEANBLE CONNECTORS AT ANGLE
10" X 7/8" METAL ANCHOR
STAKES AT 48" O.C., AND AT
CHANGES.
EACH END.
PLASTIC DIVIDER:
FINISHED GRADE ATSHRUBS/ PERENNIALS, 1" BELOW TOPOF DIVIDER.
PLANTING BED
1"POLY EDGER DETAIL
SCALE: N.T.S.L1034SPADED EDGE DETAIL
SCALE: 1-1/2"=1'L1033
MULCH AT PLANTING AREA
SPADED EDGE "V" SHAPED, 4" WIDTH,4" DEPTH, MORE VERTICAL ON LAWN
SIDE
LAWN GRASS
FINISHED GRADE
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L103MPI
09/09/2022
MGC
19.1001.04
LANDSCAPE DETAILS
RAISED PLANTER DETAIL
SCALE: N.T.S.L1035
BROWN TREATED
REFER TO GEOTECH FORSUBGRADE RECOMMENDATIONS
1
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE DETAILS.dwg September 11, 2022 - 2:53pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L104PWB
09/09/2022
MCG
19.1001.04
CITY LANDSCAPE DETAILS
N90°00'00"W110.70N27°34'
2
7
"
W
2
5
8.
4
3
N34
°
2
3
'
2
9
"
E
1
7
1
.
1
9
S86°38'35"E133.86290.00
228.44362.50 CSC.
BRG
.=N
62
°
21
'
47
"ECHORD=26
7
.1
4C.BRG.=S47°01'01"E CHORD=342.57C.BRG.=N83°51'07"ECHORD=122.39958.76INVCMP84B
A
BA
A
A
1
2
3 4
56
7 8
9 10
11
12
13
14
15
16 17 18
1920
2122
23
24
26
27
28
29
30
3132
33
34
35
36 37
38
39
40
41
42
43
44
45
46
47
48 49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
6465
66
67
68
6970
7172
7374
75
76
77
78
79
80
81
82838485
86 87
88
8990 91
92
93
94
95
9697
98
99
100
101 102
103104
105
106
107108
109
110
111
112113114
115116
117
118
119120
121122
123
124
125
126
127
128
129
130
131
132 133134
135136
137
138139
140
141
142
143144145146
147148
149
150
151152153
154
155
156
157
158
159
160161162
163
164
165
166
167168
169170
171
172
173174
175
176178179180
181
182
183
184
185
186
187
188
189
190
191
192
193194
195
196
197
198
199
200 201
177
D
D
PROPOSED BUILDING
AND SITE FEATURES
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-TREE INVENTORY AND PRESERVATION PLAN.dwg September 11, 2022 - 2:53pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIESLIMITS OF CONSTRUCTION
TREE TO BE REMOVED
PROPERTY LINE
TREE TO BE SAVED
LEGEND
TREE PROTECTIONSIGN
FURNISH AND INSTALL TEMPORARY FENCE AT THE TREE'S DRIPLINE
OR CONSTRUCTION LIMITS AS SPECIFIED, PRIOR TO ANY CONSTRUCTION.
WHEN POSSIBLE PLACE FENCE 25 FEET BEYOND THE DRIP LINE.
PLACE PROTECTION SIGNS ALONG FENCE AT 20' INTERVALS.
CONSTRUCTION LIMITS
DRIP LINE
SIGNIFICANT TREES TOTAL:
COMMON TREES:272 CAL. INCHES
CONIFER/EVERGREEN TREES:0 CAL. INCHES
HARDWOOD TREES:1,475 CAL. INCHES
NUISANCE TREES:1,509 CAL. INCHES
TOTAL 3,256 CAL. INCHES
TREE REMOVALS:COMMON TREES:108 CAL. INCHESCONIFER/EVERGREEN TREES:0 CAL. INCHES
HARDWOOD TREES:365 CAL. INCHES
NUISANCE TREES:1,133 CAL. INCHES
TOTAL 1,606 CAL. INCHES
________________________________________________________________________
30% TREE REMOVAL LIMITS:
COMMON TREES:32.4 ALLOWED 108 PROPOSEDCONIFER/EVERGREEN TREES: 0 ALLOWED 0 PROPOSEDHARDWOOD TREES:109.5 ALLOWED 365 PROPOSED
REMOVALS IN EXCESS OF 30% ALLOWANCE
COMMON TREES:75.6 CAL. INCHES
CONIFER/EVERGREEN TREES:0 CAL. INCHES
HARDWOOD TREES:255.5 CAL. INCHES
TOTAL 331.1 CAL. INCHES________________________________________________________________________
TREE REPLACEMENT NEEDED (CAL. INCHES):COMMON TREES (1/4 CAL. INCHES REMOVED): 18.9 CAL. INCHESCONIFER/EVERGREEN TREES:0 CAL. INCHES
HARDWOOD TREES (1/2 CAL. INCHES REMOVED): 127.8 CAL. INCHES
TREE REPLACEMENT NEEDED (TREE):
COMMON TREES (2.5" CAL.):8 TREES
CONIFER TREES (6' HT.):0 TREES
HARDWOOD TREES (2.5" CAL.):52 TREES
TREE MITIGATION DATA
1. PRUNING WILL BE DONE BY PROFESSIONALS DURING APPROPRIATE
PRUNING SEASON.
2. NO STORAGE OF MATERIALS, OPERATION OF MACHINERY, OR
DEVELOPMENT OF ANY SORT WILL OCCUR WITHIN THE FENCE-LINEWITHOUT APPROVAL IN WRITING FROM CITY.
3. SITE GRADING TO BE DONE ONLY AFTER PROTECTIVE MEASURES HAVEBEEN TAKEN, CITY HAS APPROVED FENCING LOCATIONS, AND ALL
CONTRACTORS HAVE BEEN BREIFED ON TREE PRESERVATION TECHNIQUES.
4. EXISTING TREES TO REMAIN OR REMOVED TO BE CLEARLY IDENTIFIED,
WITHIN DISTURBANCE LIMITS AND 10' OUTSIDE OF THE DISTURBANCE LIMITS.
5. TREE PRESERVATION TO BE APPROVED BY OWNER AND PER LOCALGOVERNMENTAL AUTHORITY.
TREE PROTECTION NOTES
TEMPORARY TREE PROTECTION FENCE PLACEMENT
SCALE: N.T.S.1
KEYNOTE LEGEND
EXISTING TREE TO BE SAVED (TYP.)
EXISTING TREE TO BE REMOVED (TYP.)
LIMITS OF CONSTRUCTION (TYP.)
TREE PROTECTION FENCE (SEE DETAIL)
(TYP.)
A
B
C
D
TREE PROTECTION FENCE
EXISTING VEGETATION EDGE
NORTHDATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L200MPI
09/09/2022
MGC
19.1001.04
TREE INVENTORY AND
PRESERVATION PLAN
www.lse-architects.com
100 Portland Ave South, Suite 100Minneapolis, MN 55401
612.343.1010 office612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-TREE INVENTORY AND PRESERVATION PLAN.dwg September 11, 2022 - 2:54pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
L201NORTHNOTE: ONLY SIGNIFICANT TREES IN THE SUBJECT PROPERTY SHOWN ON PLAN/ INVENTORY.
TREE INVENTORY SCHEDULE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
DATE:
I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.
MNLIC. NO.
MITCHELL G. COOKAS, PLA
01/10/2022 56522
L201MPI
09/09/2022
MGC
19.1001.04
TREE INVENTORY AND
PRESERVATION PLAN
PAGE 1 OF 1Date:9/9/2022Scale: AS NOTEDRevisions# Date CommentsGENERAL NOTES:A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITYFOR THE INTERPRETATION OF THIS CALCULATION ORCOMPLAINCE TO THE LOCAL, STATE, OR FEDERALLIGHTNG CODES OR ORDINANCES.B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTIONDOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCEOF THE PRODUCT.C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ONOBJECTS/SURFACES.Drawn By: JEFF, SANDYChecked By: ROSSAMIRALAKE ELMO, MNLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsCalculation SummaryLum. LumensLabelCalcType4A3Single0.900UnitsAvgEX-LITE ARCH AREA LIGHT: SAL-150W-T3 MOUNTING HEIGHT 18.5FT. POLE 15FT ON A 30IN RAISED BASE15020950MaxMinAvg/MinMax/MinTOTAL SITEIlluminanceFc4A4Single0.900EX-LITE ARCH AREA LIGHT: SAL-150W-T4 MOUNTING HEIGHT 18.5FT. POLE 15FT ON A 30IN RAISED BASE150.899204570.628.40.0N.A.N.A.2A5Single0.900EX-LITE ARCH AREA LIGHT: SAL-150W-T5 MOUNTING HEIGHT 18.5FT. POLE 15FT ON A 30IN RAISED BASE1502201516BSingle0.900EX-LITE: BLRD 22W 42in bollard21.427362CSingle0.900EX-LIGHT CANOPY: HH6-LED-900L-DIM10-MVOLT-WD-40K-90-HH6-6501-CL-WH MOUNTED AT 9FT8.629202DSingle0.900NUVO 62-1613 WALL MOUNT AT APPROX 7FT1090015LSingle0.900EX-LITE: BULLET SHAPPED FLOOD LIGHT GROUND MOUNT 1.61322W1Single0.900EX-LITE SLIM: WPS-120W WALL PACK MOUNTED AT 15FT120155498W2Single0.900EX-LITE SLIM: WPS-35W WALL PACK MOUNTED AT 10FT354498Plan ViewScale: 1 inch= 60 Ft.SDDSSSSEEDDCS0,0202.3'LEVEL B: VARIESLEVEL 1: 995.06SENIOR HOUSING BUILDINGEXISTINGBUILDING22.545691218345678O U T L O T CP A R K 2 N D A D D I T I O NE A G L E P O I N T B U S I N E S SEDGE OF WATEREDGE OF WATER(WATER ELEV. = 978.2 AS OF 7/11/19)EAGLE POINT BUSINESS PARK 3RD ADDITIONEAGLE POINT TOWNOFFICE PARKEAGLE POINT BUSINESS PARK 8TH ADDITIONMNDOT RIGHT OF WAY PLAT NO. 82-31EAGLE POINT TOWNOFFICE PARKB L O C K 125SURVEY L INE
8060(PRIVATE STREET)C.BRG.=N62°21'47"ECHORD=267.14N90°00'00"W110.70N27°34'27"W 258.43N34°23'29"E 171.19S86°38'35"E133.86290.00228.44362.50H U D S O N B O U L E V A R DP O I N TB L V D .EAGLE POINT BOULEVARDW E T L A N D # 1W E T L A N D # 2P O N DGENERATORLIFTSTATIONLIFTSTATIONINV.=977.74APPROXIMATE LOCATIONSETIP415781000.36SETIP41578969.94FNDIP8612969.20FNDIP16456968.81FNDIP16456984.21SETIP41578982.87SETIP41578986.52FNDIP16456983.28FNDIP8612963.64FNDIP15480962.35APPROXIMATE LOCATIONAPPROXIMATELOCATIONINVCMP84958.76SSSSNO PARKINGNO PARKINGF E M A F L O O D Z O N E AAPPROXIMATE LOCATION OF FLOOD LINE PER FEMA FLOOD INSURANCE RATE MAP. SUBJECT TO SCALE UNCERTAINTY.F E M A F L O O D Z O N E X3119101725922CCBBBBBBBBBBBBA3A4A4A4A4A3A5DDBBBBW2W2W2W1LLW2W2W2W2W1A5A3A3LLLLLLLLLW2LLLL2.00.00.00.00.00.00.00.10.10.20.00.80.04.45.62.30.00.00.10.20.10.00.00.30.00.50.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.40.71.11.10.70.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.04.40.00.00.00.00.00.00.00.00.00.00.00.10.00.40.00.00.00.00.00.00.10.10.30.80.00.20.00.10.00.00.00.00.00.00.00.01.52.60.00.20.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.41.34.213.228.40.00.00.00.00.59.115.30.10.819.00.70.10.00.00.00.00.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.39.83.90.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.21.71.20.10.00.00.00.00.00.00.00.00.20.30.40.40.30.20.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.30.10.00.00.00.00.00.00.00.30.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.50.00.00.00.00.00.00.00.00.10.10.10.20.00.00.00.00.00.00.00.00.00.10.30.00.00.00.20.20.10.00.00.00.00.00.00.01.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.04.82.42.20.20.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.70.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.00.00.00.10.00.63.40.00.24.14.10.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.10.20.00.00.10.20.20.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.21.13.20.00.00.00.10.30.20.20.10.10.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.010.60.00.00.00.00.10.10.40.80.00.22.20.00.30.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.60.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.00.00.00.00.00.10.68.30.70.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.10.60.00.70.00.30.10.00.00.00.00.00.00.00.010.50.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.30.10.00.00.00.00.00.00.70.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.04.80.00.00.00.00.00.00.00.10.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.10.52.90.00.00.00.00.00.00.00.00.00.20.20.20.10.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.10.10.00.012.00.10.00.00.00.00.00.00.00.00.10.20.60.18.08.712.84.82.00.00.30.00.00.00.10.00.10.10.10.00.00.00.00.00.00.10.00.10.00.00.00.00.00.00.00.00.00.00.04.10.00.00.00.00.00.00.00.10.10.20.12.60.16.38.03.41.50.60.20.00.00.10.20.60.00.30.50.60.60.40.20.00.00.00.10.00.00.00.00.00.10.10.20.30.40.50.50.00.30.30.20.10.10.00.10.00.10.10.10.20.10.10.92.35.07.35.31.80.60.20.00.20.10.00.40.30.30.30.30.10.00.00.00.00.10.00.10.00.00.00.00.10.10.10.10.20.00.00.40.10.10.10.10.00.00.00.00.00.10.20.10.31.53.57.812.35.72.20.80.30.00.00.10.00.00.00.00.00.00.00.00.00.00.30.00.00.00.00.10.10.20.66.55.18.70.20.00.00.018.65.71.51.41.20.60.310.16.10.00.10.00.00.00.00.00.00.00.00.00.00.10.20.00.40.00.00.10.10.30.30.54.512.60.00.00.00.10.10.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.90.00.10.00.00.00.00.00.00.00.00.00.00.03.70.00.00.00.00.00.00.10.10.20.60.12.30.14.12.20.90.40.10.10.10.10.10.01.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.50.00.00.10.10.20.41.11.41.72.20.01.20.00.21.31.00.20.10.10.00.00.00.02.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.70.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.41.80.40.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.021.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.50.20.10.00.00.00.01.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.40.10.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.70.00.50.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.11.023.61.00.10.10.00.00.08.90.00.00.00.00.00.00.00.00.10.01.00.00.00.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.41.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.30.00.00.00.00.09.11.30.30.10.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.40.00.10.00.00.00.00.00.00.00.00.00.00.50.20.01.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.40.00.00.00.00.00.00.00.00.021.70.01.20.00.10.10.00.00.00.00.00.00.00.05.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.60.00.05.60.00.00.00.00.03.02.20.70.30.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.41.34.0 3.9 2.8 1.6 1.01.90.51.00.2 0.1 0.01.4 2.3 2.30.20.70.20.50.1 0.1 0.1 0.1 0.13.21.40.91.4 1.0 0.5 0.3 0.2 0.2 0.40.00.81.87.8 7.8 5.0 2.7 1.52.51.01.10.4 0.1 0.01.4 1.5 1.5 1.21.10.30.6 0.4 0.3 0.7 4.9 0.75.00.90.20.6 0.4 0.3 0.2 0.1 0.2 0.40.10.10.73.4 1.6 0.6 0.2 0.18.20.13.80.1 0.1 0.1 0.1 0.1 0.20.20.10.30.81.9 2.9 3.4 2.9 1.96.20.51.30.2 0.1 0.1 0.1 0.0 0.01.70.94.30.40.3 0.2 0.1 0.0 0.00.62.40.93.8 2.5 1.4 0.7 0.4 0.2 0.21.20.32.1 2.8 3.3 3.4 2.6 1.50.40.40.80.5 1.1 1.9 2.6 2.8 2.3 1.60.74.24.35.8 5.7 4.0 2.8 3.12.45.71.21.5 0.4 0.10.5 0.9 1.61.04.72.61.2 0.5 0.2 0.1 0.1 0.14.110.65.10.8 0.3 0.2 0.1 0.1 0.2 0.527.710.42.83.2 3.5 3.2 2.6 2.61.48.30.75.3 1.7 0.5 0.20.6 1.3 2.94.38.34.1 2.5 1.2 0.5 0.2 0.12.30.12.42.1 0.7 0.3 0.2 0.2 0.2 0.30.11.52.013.1 13.4 7.4 3.4 2.03.01.71.20.7 0.2 0.11.1 1.2 1.3 1.31.70.80.80.6 1.0 15.1 1.0 0.16.91.71.30.5 0.3 0.2 0.1 0.1 0.2 0.40.11.111.0 11.3 6.7 3.4 2.5 2.71.42.61.30.3 0.10.9 1.2 1.6 2.00.93.10.62.50.9 0.7 0.2 0.1 0.118.86.41.72.90.3 0.2 0.1 0.1 0.2 0.51.46.51.20.20.5 0.5 0.5 0.5 0.50.40.80.32.3 4.3 7.1 6.6 3.0 1.51.30.62.10.90.4 0.2 0.1 0.10.20.51.80.11.7 1.0 0.5 0.2 0.2 0.2 0.20.70.20.60.4 0.9 1.1 1.0 0.60.30.20.40.2 0.4 0.5 0.8 1.1 1.4 1.80.30.20.1 0.0 0.0 0.0 0.0 0.00.10.11.50.5 1.1 2.2 2.5 2.1 1.4 0.70.00.00.60.9 0.9 0.8 0.5 0.30.30.10.10.2 0.4 1.3 3.2 3.8 2.80.80.10.01.2 1.6 1.4 0.9 0.6 0.30.60.00.20.0 0.0 0.0 0.0 0.0 0.0 0.00.10.01.50.8 0.3 0.1 0.0 0.02.60.03.80.0 0.0 0.00.1 0.3 0.8 1.40.00.10.1 0.1 0.1 0.2 0.2 0.11.50.11.40.2 0.2 0.4 0.6 1.1 1.9 3.00.11.90.211.6 9.4 5.4 3.0 1.74.91.02.73.8 5.9 5.8 3.7 1.6 0.61.91.10.26.1 3.1 1.4 1.7 4.0 0.48.80.30.10.2 0.1 0.2 0.3 0.5 0.9 1.50.32.70.30.1 0.1 0.1 0.2 0.40.11.50.04.8 8.4 10.4 9.6 5.7 3.1 1.60.711.30.1 0.1 0.0 0.0 0.00.90.14.91.87.5 3.7 1.6 0.6 0.3 0.1 0.12.03.78.80.00.1 0.3 0.7 1.60.04.70.02.2 1.1 2.6 7.6 0.30.4 0.63.65.27.31.1 1.0 1.3 2.1 4.50.012.60.22.2 1.0 0.3 0.1 0.1 0.0 0.09.40.011.3 8.7 3.4 1.2 0.4 0.20.50.11.60.0 0.0 0.0 0.00.4 0.81.70.14.54.80.2 0.2 0.3 0.5 0.8 1.27.13.03.35.3 4.6 3.1 2.1 1.4 1.20.41.90.10.10.8 0.6 0.4 0.3 0.31.90.23.30.1 0.1 0.0 0.0 0.0 0.03.50.20.96.48.0 7.4 4.6 2.5 1.61.20.90.11.1 1.5 2.2 3.7 5.5 6.3 5.11.10.30.02.1 2.3 2.1 1.5 1.01.10.40.80.2 0.2 0.1 0.1 0.1 0.1 0.00.62.70.2 0.3 0.5 0.7 1.1 1.71.62.92.02.1 1.4 0.9 0.6 0.6 0.6 0.62.41.31.70.1 0.1 0.2 0.3 0.40.00.90.02.2 3.9 7.1 10.2 8.8 5.06.20.61.15.4 3.4 2.2 1.5 1.2 1.10.01.21.20.8 0.6 0.5 0.4 0.3 0.1 0.11.20.02.80.2 0.2 0.1 0.1 0.00.40.00.50.1 0.1 0.2 0.3 0.5 0.9 1.30.08.31.0 0.9 1.1 1.5 2.5 4.60.311.10.04.4 2.4 1.5 1.1 0.8 0.7 0.68.60.00.10.2 0.1 0.2 0.1 0.10.10.10.10.0 0.0 0.1 0.1 0.1 0.10.00.10.00.0 0.0 0.0 0.0 0.0 0.00.10.00.10.0 0.0 0.0 0.00.0 0.0 0.00.00.00.10.0 0.0 0.0 0.0 0.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.1 0.1 0.0 0.0 0.0 0.00.00.00.10.0 0.0 0.0 0.0 0.0 0.0 0.00.01.00.10.2 0.2 0.3 0.5 0.70.31.00.40.7 0.5 0.3 0.2 0.1 0.1 0.11.00.33.40.0 0.0 0.00.1 0.10.20.20.00.5 0.8 1.1 1.2 1.2 0.9 0.70.10.20.4 0.3 0.2 0.1 0.1 0.10.10.20.50.3 0.4 0.4 0.4 0.3 0.20.00.10.00.10.0 0.0 0.0 0.0 0.0 0.00.50.00.60.0 0.1 0.1 0.1 0.2 0.40.10.00.20.20.2 0.1 0.1 0.2 0.910.90.61.00.1 0.1 0.1 0.2 0.3 0.31.33.92.35.1 9.0 7.1 2.7 1.3 0.40.91.30.44.1 5.9 4.0 2.4 1.4 0.9 0.60.10.60.21.3 1.8 2.3 2.4 1.80.10.90.30.5 0.6 0.4 0.2 0.2 0.26.41.34.72.3 1.3 1.0 2.1 4.8 10.50.89.73.62.7 2.6 3.7 5.1 3.7 1.7 0.814.011.02.83.6 4.3 3.7 2.7 2.21.15.40.511.5 3.9 1.7 0.6 0.21.0 2.02.70.20.04.1 2.0 1.0 0.4 0.22.20.39.35.0 1.3 0.5 0.3 0.3 0.5 0.50.23.20.1 0.1 1.0 0.6 0.3 0.24.214.40.10.8 1.7 3.6 6.9 8.6 6.018.60.40.12.55.0 2.5 1.3 0.7 0.4 0.80.10.60.10.1 0.1 0.1 0.3 6.7 2.19.67.12.72.30.8 0.7 0.7 0.7 0.91.42.01.93.0 2.7 2.1 1.5 1.3 1.40.31.30.60.1 0.00.4 0.4 0.5 0.71.00.72.60.7 0.8 1.1 1.6 2.2 2.5 2.40.81.51.71.8 2.7 4.3 5.4 4.90.92.20.71.1 0.9 0.9 1.0 1.4 2.19.63.40.12.3 1.6 1.1 0.9 0.8 0.61.20.10.80.1 0.00.2 0.2 0.3 0.5 0.60.30.40.24.3 2.5 2.1 2.4 2.811.80.88.50.2 0.10.6 0.8 1.0 1.2 1.21.80.30.8 0.3 0.2 0.2 0.2 0.38.60.30.60.3 0.4 0.5 0.7 1.0 2.0 4.30.35.71.2 1.2 1.0 1.0 1.1 1.71.04.50.74.7 2.9 1.8 1.5 1.5 1.45.42.80.90.30.6 0.6 0.6 0.7 0.8 0.91.10.90.90.7 0.5 0.4 0.4 0.4 0.50.80.91 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fcTYPE WTYPE ATYPE BTYPE CTYPE DTYPE LA101A002
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
Amira of Lake Elmo
146-Unit Active Senior Apartments
Lake Elmo, MinnesotaConceptual Rendering
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 62,946
32 36 39 39 146 Level 1 54,006
1,088 Level 2 53,706
277,186 Level 3 53,264
57%Level 4 53,264
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
A100
RENDERED SITE PLAN
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
FLOOR PLANGARAGE LEVEL
A200
OVERALL FLOOR PLAN
GARAGE LEVEL
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
FLOOR PLANLEVEL 1
A201
OVERALL FLOOR PLAN
LEVEL 1
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
FLOOR PLANLEVEL 2
A202
OVERALL FLOOR PLAN
LEVEL 2
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
FLOOR PLANLEVEL 3
A203
OVERALL FLOOR PLAN
LEVEL 3
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
FLOOR PLANLEVEL 4
A204
OVERALL FLOOR PLAN
LEVEL 4
SEPT 9, 2022
ENLARGED FLOOR PLANLEVEL 1 COMMONS
A210
ENLARGED PLAN
LEVEL 1 COMMONS
SEPT 9, 2022
ENLARGED FLOOR PLANLEVEL 2 COMMONS
A211
ENLARGED PLAN
LEVEL 2 COMMONS
SEPT 9, 2022
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
Amira of Lake Elmo
146-Unit Active Senior Apartments
Lake Elmo, MinnesotaConceptual Rendering
A400
CONCEPTUAL
EXTERIOR
RENDERING
Amira of Lake Elmo
146-Unit Active Senior Apartments
Lake Elmo, MinnesotaConceptual Rendering
SEPT 9, 2022
A401
EXTERIOR
ELEVATIONS51'-4 3/4"MID-POINT OF ROOF
9'-4"8'-2"(CONCEPTUAL ELEVATION)
Designation Unit Unit Name 1st 2nd 3rd 4th Total Gross Area (Sq.Ft.) Net Rentable Area Total Gross Area Total Rentable Net Area Dimensions
STUDIO Studio 2 4 3 3 12 671 617 8,052 7404
A1 One Bed 7 8 9 9 33 723 675 23,859 22275
A2 One Bed 2 2 2 2 8 976 915 7,808 7320
B1 One Bed/Den 1 1 1 1 4 1,067 996 4,268 3984
B2 One Bed/Den 5 6 6 6 23 1,010 950 23,230 21850
C1 Two Bed 4 4 4 4 16 1,204 1129 19,264 18064
C2 Two Bed 1 1 1 1 4 1,192 1,126 4,768 4504
C3 Two Bed 3 3 3 3 12 1,155 1,069 13,860 12828
C4 Two Bed 0 1 1 1 3 1,296 1,218 3,888 3654
C5 Two Bed 1 0 0 0 1 1,303 1,234 1,303 1234
D1 Two Bed/Den 1 1 1 1 4 1,419 1,344 5,676 5376
D2 Two Bed/Den 1 1 1 1 4 1,647 1,572 6,588 6288
D3 Two Bed/Den 0 0 1 1 2 1,712 1,624 3,424 3248
D4 Two Bed/Den 0 0 1 1 2 1,676 1,577 3,352 3154
D5 Two Bed/Den 0 0 1 1 2 1,673 1581 3,346 3162
E1 Three Bed 4 4 4 4 16 1,636 1,546 26,176 24736
32 36 39 39 146 158,862 149,081
Level Gross Area
1st 2nd 3rd 4th Total Garage Level 63,211
32 36 39 39 146 Level 1 53,980
1,088 Level 2 53,691
277,372 Level 3 53,245
57%Level 4 53,245
Overall Building Gross Area
AMIRA OF LAKE ELMO
Total Units
Average Unit Size
Building Efficiency
EXTERIOR ELEVATIONS
EAST ELEVATION AT POOL AND DECK AREA
WEST ELEVATION
m o
END ELEVATION (TYPICAL)
EXTERIOR MATERIAL PALETTE
VERTICAL BOARD &
BATTEN METAL
PANEL SIDING
HORIZONTAL METAL
PANEL SIDING
CULTURED STONE RAISED STUCCO
FIBER CEMENT
PANEL
METAL TRIM
WOOD
TEXTURE/STAIN
A401
EXTERIOR
ELEVATIONS &
MATERIALS
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING
CULTURED
STONE
ROCK-FACED
BLOCK
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING
CULTURED
STONE
FIBER CEMENT
PANEL
ASPHALT
SHINGLES
FIBER
CEMENT
PANEL
VERTICAL
BOARD &
BATTEN METAL
SIDING
HORIZONTAL
METAL SIDING CULTURED
STONE
SEPT 9, 2022