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HomeMy WebLinkAboutPZ PACKET 6-13-22 3800 Laverne Avenue North Lake Elmo, MN 55042 (651) 747-3900 www.lakeelmo.org NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on Monday June 13, 2022 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes : a. May 9th , 2022 b. May 23rd, 2022 4. Public Hearings a. VARIANCE- 1567 Ivory Avenue N side yard setback for an accessory structure b. ZONING TEXT AMENDMENT- Animal Inn Training LLC is requesting an amendment to Table 12-1 of Section 105.12.920 to allow Commercial Kennel as a conditional use in the Limited Commercial zoning district c. ZONING TEXT AMENDMENT- City initiated amendment to add a minimum 40 foot setback for buildings along 5th Street North, Hudson Boulevard, Inwood Avenue, Keats Avenue, Lake Elmo Avenue, and Manning Avenue. Amended sections to include Section 105.12.930; Section 105.12.720; Section 105.12.880. d. ZONING TEXT AMENDMENT- City initiated text amendment to require a minimum mix of uses in the Mixed-Use Commercial and Mixed-Use Business Park Districts. Amended sections to include Section 105.12.850; Section 105.12.860; Section 105.12.870. e. ZONING TEXT AMENDMENT- City initiated text amendment to Article XIII Village Mixed-Use District. Incorporate Village Medium Density Residential (V-MDR) and Village High Density Residential (V-HDR) into City Code. Amended sections to include Section 105.12.770; Section 105.12.780; Section 105.12.790; Section 105.12.820 5. New Business 6. Communications/Updates 6. Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. 2 c. ZONING AMENDMENTS - Zoning Code, §400 Fencing Regulations (with amendments for clarity). Building Regulations Code, §160 Swimming Pools (as-is). General Provisions, §040 Required Screening (as-is). 7. Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please `contact the Lake Elmo City Clerk if you are in need of special accommodations. Lake Elmo Planning Commission Minutes: 5-9-2022 City of Lake Elmo Planning Commission Meeting Minutes of May 9, 2022 Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Steil, Graen, Rehkamp, Vrieze COMMISSIONERS ABSENT: Mueller STAFF PRESENT: Planning Director Just & City Planner Hetzel Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Graen / Vrieze made a motion to approve the agenda. Vote: 5-0, motion carried unanimously. Approve Minutes: M/S/P: Steil / Vrieze moved to approve the Planning Commission minutes of April 25th , 2022. Vote: 5-0, motion carried unanimously. Public Hearings: a. 8012 Hill Trail N. Variance for impervious surface coverage in a Shoreland Management Overlay District. Applicant Zawadski Homes, on behalf of Daniel and Anne Stoudt, owners of the property located at 8012 Hill Trail N, is seeking an impervious surface coverage variance. The applicants would like to expand their living space, add an attached garage, and add a porch. To construct the addition, the applicants are requesting a variance for 19.1% impervious surface coverage where a maximum of 15% is allowed. RS Zoning District, Shoreland Management Overlay District, Valley Branch Watershed District. PID 04.029.21.33.0044 City Planner Hetzel gave presentation: Zawadski Homes on behalf Daniel and Anne Stoudt (Owners) recently submitted an application for an impervious surface coverage variance for the property located at 8012 Hill Trail N – Parcel 04.029.21.33.0044 (Subject Property). The applicant proposes to expand the living space within their single- family home, add an attached garage, and add a porch. To do this, the applicants are proposing to construct the expansions onto the east side of the existing home and relocate a portion of the driveway to access the proposed garage. The paved area in front of the existing detached garage will be removed, along with a paved area to the east of the garage. The maximum impervious surface coverage for an unsewered lot in a Shoreland District is 15%. The applicants are asking the City Council to allow an impervious surface coverage of 19.1%. City Planner Hetzel answered questions. Staff recommends that the Planning Commission recommend approval of the request with conditions from Zawadski Homes on behalf of Daniel and Anne Stoudt for a variance to allow an impervious surface coverage of 19.1% at 8012 Hill Trail North. Applicants Anne & Daniel Stoudt (8012 Hill Trail N, Lake Elmo) spoke as to why this variance is being requested. Lake Elmo Planning Commission Minutes: 5-9-2022 Rich Riemersma with Zawadski Homes spoke regarding the that of the 19.1% the house is 11.53% and the rest is the driveway. Public hearing opened at 7:16 PM. Public hearing closed at 7:17 PM. Commissioner Rahkamp requested that the extra bump-out in the driveway be removed as a concession. M/S/P: Graen/Vrieze Moved to recommend approval of the request with conditions as stated by city staff. Vote: 4-1, (Commissioner Rehkamp – Nay) b. 4622 Lilac Lane N. Variance for impervious surface coverage in a Shoreland Management Overlay District. Kyle and Morgan Traynor, Owners of the property located at 4622 Lilac Lane N, is seeking an impervious surface coverage variance. The applicants would like to expand the living space of the existing home by adding an addition. To construct the addition, the applicants are requesting a variance for 19% impervious surface coverage where a maximum of 15% is allowed. Open Space PUD, Shoreland Management Overlay District, Valley Branch Watershed District. PID 07.029.20.23.0011. City Planner Hetzel gave presentation: Kyle and Morgan Traynor (Applicants) recently submitted an application for a Shoreland impervious surface coverage variance for the property located at 4622 Lilac Lane North – Parcel 07.029.20.23.0011 (Subject Property). The applicant is looking to expand the living space within their single-family home. To do this, the applicants are proposing to remove an area of existing pavers and a deck to construct a 12- foot by 14-foot two story addition. The maximum impervious surface coverage for an unsewered lot in a Shoreland District is 19%. City Planner Hetzel answered questions. Applicant Morgan Traynor (4622 Lilac Lane N) spoke as to why this variance is being requested. An email was received from Joe & Shelly Holmberg (4602 Lilac Lane N) in support of granting this variance. Public hearing opened at 7:32 PM. Public hearing closed at 7:33 PM. M/S/P: Steil/Rehkamp Moved to recommend approval of the request from Kyle and Morgan Traynor for a variance to allow an impervious surface coverage of 19% at 4622 Lilac Lane North. Vote: 5-0, New/Unfinished Business: a. Comprehensive Plan Implementation in the Village Planning Area- Draft Village Districts with Overlay District Director Just gave presentation and answered questions. As per the April 25th Planning Commission meeting, staff asked each Commissioner to provide recommendations as to what uses they would like to see as a permitted use, conditional use, or prohibited use in the V-MDR and V- HDR zoning districts. The results concluded that the Planning Commission would like to see mixed uses located outside of just the Village Mixed Use district. Taking this into account, the Village Overlay draft shows a variety of Lake Elmo Planning Commission Minutes: 5-9-2022 non-residential uses allowed as conditional uses in the V-HDR districts while limiting to a select few in the V-MDR districts. The reasoning for drastically limiting non-residential uses in the V-MDR district is due to the geography of where these districts are located and given that single-family detached units are recommended for this district. The only V-HDR district in the City is located directly adjacent to the Old Village District in the Elmo Station District. By allowing non-residential uses in the V-HDR (first floor only) and limiting them in the V-MDR, concentrations of people will be drawn closer to the Old Village District which is important for its vitality. Communications/Updates a. City Council Update: Approved the Banna Variance, and the Parks work plan. b. Staff Update c. Upcoming PC Meetings: 1. May 23, 2022 2. June 13, 2022 Meeting adjourned at 8:36 PM. Respectfully submitted, Diane Wendt Permit Technician Lake Elmo Planning Commission Minutes: 5-23-2022 City of Lake Elmo Planning Commission Meeting Minutes of May 23, 2022 Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Steil, Graen, Mueller Rehkamp, Vrieze COMMISSIONERS ABSENT: None STAFF PRESENT: Planning Director Just Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Graen / Vrieze made a motion to approve the agenda. Vote: 6-0, motion carried unanimously. Approve Minutes: No minutes, as video playback not yet available. Public Hearings: a. CONDITIONAL USE PERMIT FOR A POOL AND FITNESS CENTER - 11441 20th St. N (Royal Golf Club 1st Addition) H.C. Golf Land, LLC (Applicant) has applied for a Conditional Use Permit (CUP) for construction of a swimming pool and fitness center on the property located at 104441 20th Street N (PID#25.029.21.12.0002). The proposed 1,900 square foot fitness center and 25’ x 50’ swimming pool would be for the use of residents in the Royal Golf subdivision and would be managed by the homeowners’ association. The use is permitted by CUP in the zoning district. Director Just gave a presentation and answered questions. Staff recommends the Planning Commission recommend approval of the CUP to allow a swimming pool and fitness center on the subject property with the listed conditions. Applicant Jim Felton with Royal Development. Mr. Felton gave a copy of email documents to Chair Risner and spoke regarding the maintenance of the lift station generator that failed. Mr. Felton answered questions asked by commissioners. Public hearing opened at 7:22 PM. Public hearing closed at 7:22 PM. M/S/P: Graen/Steil Move to recommend approval of a Conditional Use Permit (CUP) for the construction of a swimming pool and fitness center with the listed conditions based on the findings listed in the staff report. Vote: 4-2 (Graen & Vrieze – Nay) Motion carried Lake Elmo Planning Commission Minutes: 5-23-2022 b. PRELIMINARY PLAT & PLANNED UNIT DEVELOPMENT, ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT - 9450 Hudson Boulevard. Dominik Jenson, representing SRD2.0, LLC, is requesting approval of a zoning map amendment (re-zoning), preliminary planned unit development (PUD) and preliminary plat for the property located on the north side of Hudson Boulevard, west of Julia Avenue (9450 Hudson Boulevard). The plat depicts two lots and the proposed PUD depicts a 190-unit apartment building on the northern half of the property and a preschool/childcare center, known as Goddard School, on the southeast corner of the site. Brad Coats of the Goldridge Companies is requesting approval of a conditional use permit for a daycare center, known as Goddard School, on the rezoned property. Director Just gave a presentation and answered questions. Staff is asking the Planning Commission review the proposal, hold a public hearing, provide feedback and make a recommendation to the City Council on the above- mentioned requests. Staff requests that before making a recommendation to the City Council the Planning Commission table the item so that the applicant may revise the plat and PUD plans to address the Zoning Code, Subdivision Code, and engineering design standards that govern development of the property. The applicant understands this staff recommendation and is revising the plans based on the staff review. Director Just noted that staff opposes the developer charging for the underground parking if the underground parking is supposed to be an amenity for the residents that qualifies the applicant for bonus density. Applicant Dominik Jenson with Schafer Richardson Development, accompanied by Brad Schafer with Schafer Richardson Development, Bart Nelson with UrbanWorks Architecture LLC, Joe Bailey with Sambatek, and Brad Coats with Goldridge Companies. Jenson spoke regarding the development design and amenities and answered questions. Brad Coats with Goldridge Development spoke regarding the Goddard Daycare Group School. Public hearing opened at 7:53 PM. Public hearing closed at 7:53 PM. M/S/P: Steil/Vrieze Moved to table Planning Commission recommendation on the Preliminary Plat and PUD, Zoning Map Amendment and CUP application until the June 13th meeting so that the applicant may revise the plans to be consistent with City standards as listed in the staff report. Vote: motion carried unanimously c. COMPREHENSIVE PLAN AMENDMENTS – Addition to the MUSA and change in land use designation for Approximately 110 acres of City property at the northeast corner of 34th Street and Ideal Avenue. Director Just gave a presentation and answered questions. The subject property is a portion of the land the City received from 3M in 2019 as part of a legal settlement. Based on the location of the property and with prime access to the highway system the City Council wants to take advantage of the opportunity to develop the property to its potential and contribute positively to the tax base in Lake Elmo. Public hearing opened at 8:24 PM. Geraldine Breheim (8415 38th St N) stated that she would want the north side original land buffer lines and original trees to be kept. Lake Elmo Planning Commission Minutes: 5-23-2022 Adam Ghormley (8261 38th St N) stated the he would ask that the trees stay, and he offered to buy the 40’ beyond his property to be able to keep the buffer / trees. He also stated that a business park designation is a poorly chosen designation. Public hearing closed at 8:30 PM. M/S/P: Steil/Risner Moved to recommend adoption of a resolution approving the subject amendments to the Future Land Use Plan re-guiding approximately 110 acres of City-owned land located north of 34th Street and east of Ideal Avenue to the land use designations listed in the findings, based on the recommended findings and condition of approval. Vote: 2-4, Motion failed (Commissioner Graen, Mueller, Rehkamp, Vrieze – Nay) Commissioners noted that the amount of business park development proposed is too intense for this area, is not a benefit to the City, and that the Planning Commission previously endorsed development of parks on this property. M/S/P: Risner/Rehkamp moved to recommend adoption a resolution approving the necessary amendments to the 2040 Lake Elmo Comprehensive Plan (including those to the Land Use Plan, MUSA boundaries and Wastewater Service Plan) to add the approximately 110 acres of City owned land located north of 34th Street and east of Ideal Avenue to the City’s sanitary sewer area and authorize City staff to submit the proposed Comprehensive Plan Amendments to the Metropolitan Council. Vote: 5-1 motion carries (Commissioner Graen – Nay) d. ZONING AMENDMENTS - Zoning Code, §400 Fencing Regulations. Building Regulations Code, §160 Swimming Pools. General Provisions, §040 Required Screening. Director Just gave a presentation and answered questions on the proposed zoning amendments. Public hearing opened at 9:25 PM. Public hearing closed at 9:25 PM. M/S/P: Mueller/Risner: Moved to recommend approval of the amendments to Zoning Code Section 400 Fencing Regulations as proposed by City staff. Vote: 0-6, motion failed unanimously Commissioners noted possible outcomes of the proposed fence setbacks and expressed concern over the impact of the setbacks on parcels with a small back yard. Director Just noted that while staff recognizes that the Planning Commission may make its own recommendation it is likely that staff will maintain the staff recommended setback. M/S/P: Graen/Vrieze: Moved to recommend approval of the amendments to Zoning Code Section 400 Fencing Regulations with modifications such that #1 says “no fences are permitted to run parallel to pipeline within 1 foot on either side”. Leaving #2 as is and #3 change the 10 foot set-back to 1 foot set-back. Vote: 0-6, motion carried unanimously M/S/P: Graen/Mueller: Moved to recommend approval of the amendments to Building Regulations Code Section 160 Swimming Pools Generally as proposed by City staff. Vote: 6-0, motion carried unanimously M/S/P: Steil/Rehkamp: Moved to recommend approval of the amendments to Zoning Code Section 040 Required Screening as proposed by city staff. Vote: 6-0, motion carried unanimously Lake Elmo Planning Commission Minutes: 5-23-2022 New/Unfinished Business: a. Recommend minimum requirement for mixed-use in MU-C and MU-BP Districts. Director Just gave a presentation and answered questions. At the direction of the City Council, Staff has drafted zoning text amendments to require a mix of uses in the MU-C and MU-BP Districts. Staff recommends a public hearing on a proposed amendment to require a minimum of two primary uses from two different land use categories in the Mixed Use-Commercial and Mixed Use- Business Park districts. To be considered a primary use, the use must occupy a minimum of 20 percent of the floor area within the development. b. Consideration of front setbacks in MDR and HDR Districts Director Just gave a presentation answered questions. At the direction of the City Council, Staff has drafted zoning text amendments to establish an increased setback for new development in the MDR and HDR districts. Staff recommends a public hearing to require a minimum setback of 40 feet for new development along 5th Street and the planned 5th Street in Lake Elmo. Commissioners suggested that the 40 foot setback apply along 5th Street, Inwood Avenue, Hudson Boulevard, Manning Avenue, Lake Elmo Avenue, and Keats Avenue and that the front of buildings be required to face these streets. Communications/Updates a. City Council Update 5-17 Driveway variance approved for 8930 Jane Road N. b. Staff Updates – N/A c. Upcoming Meetings: June 13 - o Zoning Text Amendment by Animal Inn to allow Commercial Kennel by CUP o Variance for Impervious Surface - 1567 Ivory Avenue o Zoning Text Amendment - Village Districts o Zoning Text Amendment - Setbacks in MDR and HDR o Zoning Text Amendment – Mixed Use Requirement in MU-C and MU-BP June 27 Meeting adjourned at 10:08 PM. Respectfully submitted, Diane Wendt Permit Technician STAFF REPORT DATE: 06/13/2022 REGULAR ITEM#: 4b – PUBLIC HEARING MOTION TO: Planning Commission FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: Side Yard Setback Variance Request at 1567 Ivory Ave N REVIEWED BY: Molly Just, Planning Director INTRODUCTION: Al Woolhouse (Applicant) on behalf of Brenda LeCuyer (Property Owner) recently submitted an application for a side yard setback variance for the property located at 1567 Ivory Avenue N located in the subdivision of Parkview Estates Open Space PUD– Parcel 28.029.21.13.0015 (Subject Property). The property owner is proposing to construct a detached garage to the southeast of the existing home and southwest of an existing in-ground pool and patio. To do this, the applicants are requesting to encroach within the 15 foot side yard setback as required by the Open Space PUD zoning district. The proposed garage would be placed at the end of an existing driveway and abut a 5-foot drainage and utility easement located along the south property line. The applicant is requesting the maximum relief from the setback while not placing the structure within the drainage and utility easement. ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation on the request to reduce the side yard setback to 5 feet where a minimum of 15 feet is required at 1567 Ivory Ave N. VARIANCE REQUEST DETAILS/ANALYSIS: Address: 1567 Ivory Ave N PID: 28.029.21.13.0015 Existing Zoning: Rural Single Family, Open Space PUD, Valley Branch Watershed District Surrounding Zoning: North, South, & East: Open Space PUD West: Public Facilities Deadline for Action: Application Complete – 5/31/2022 60 Day Deadline – 7/31/2022 Extension Letter Mailed – N/A 120 Day Deadline – N/A Applicable Regulations: Article V - Zoning Administration and Enforcement Article XVII – Open Space Planned Unit Developments 2 Reason for Request: The applicant proposes to construct a 24-foot by 40-foot detached garage within the required 15-foot side yard setback. The required side yard setback for Open Space PUD zoning is 15-feet or ten percent of the lot area as per Section 105.12.1050(6)b.1.v. REVIEW AND ANALYSIS/DRAFT FINDINGS: An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 105.12.320 set forth by the MN Stat. 462.357 subd.6 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. 1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. FINDINGS: The applicant states that meeting the required setback near the desired building location would involve the removal and replacement of a portion of professional landscaping and create a visible obstruction of an immovable playset. In addition, meeting the 15 foot setback would result in an obstruction in front of the proposed garage door due to the existing well location. The applicant is aware of the possibility to connect to city water, but also understands that it may not be required. The applicant claims that the garage cannot be built on the north side of the home due to HOA rules and septic system components. The City does not enforce HOA rules and only requires accessory structure placement to be in the side or rear yard. City code would define the front yard to the west and side yard to the north. The City has documentation indicating that the referred to septic system is located on outlot E on the other side of Ivory Ave N allowing for buildable area to the north. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. FINDINGS: The applicant has not proven that unique circumstances that justify the need for a variance were not created by the property owners. While the existing well location may not have been determined by the current property owners, there is no clarification whether the property owners are responsible for the professional landscape placement or playset location. The applicant has the opportunity to connect to city water and abandon the well, which would allow the proposed garage to meet the 15 foot side yard setback. The property owner would be establishing a self-created hardship by deciding not to connect to city water. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. 3 FINDINGS: The proposed garage location would not alter the essential character of the surrounding area. The garage would be located in the rear yard. The structure would be screened from the neighboring homes to the northeast and southeast by existing trees. The other neighboring home to the southwest would be approximately 113 feet from the proposed garage. 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. FINDINGS: The proposed variance does not impair adjacent properties. The proposed addition will not face a public street and is screened from 2 out of 3 adjacent properties by existing vegetation. The building location would also be screened from Ivory Ave due to existing trees at the driveway entrance and the existing home location. Approval of the variance would not result in increased public street congestion or diminished property values. CITY AGENCY REVIEW: This request was distributed to several city departments for review on April 8, 2022. The following departments provided comments on the variance request. City Engineer (Memo) 1. The connection to city water will be available in October 2022, allowing abandonment of the private well that the applicant identified as a reason for needing a variance. 2. The 5-ft drainage and utility easement should be fully preserved to maintain a shared drainage way for abutting lots. Construction of a garage immediately along the easement has the effect of reducing the area available to accommodate drainage equally. Fire Department (email) Ensure the address numbers are plainly visible from the street fronting to property and shall be contrasting color from the background. City Attorney (email) The applicant will have to prove that there are practical difficulties for not constructing the garage north of the home in a compliant location. PUBLIC COMMENT: A hearing notice was sent to surrounding properties on June 1, 2022. A hearing notice was published in the local newspaper on June 3, 2022. Staff received 2 public comments via email from surrounding property owners in support of the proposed variance. FISCAL IMPACT: None 4 RECOMMENDED CONDITIONS OF APPROVAL 1. Building materials used must be aesthetically similar to the existing home. 2. All stormwater runoff from the proposed garage shall be contained on the applicant’s property. Stormwater shall not be directed onto adjacent properties. 3. This variance approval is only for a reduced setback from the south property line. 4. If approved this variance shall expire if the work does not commence within 12 months of the date of granting the variance. OPTIONS: The Planning Commission may:  Recommend approval of the variance.  Recommend approval of the variance with conditions.  Recommend denial of the variance, citing recommended findings of fact for denial. RECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the request from Al Woolhouse on behalf of Brenda LeCuyer for a variance to reduce the side yard setback to 5 feet where a minimum of 15 feet is required at 1567 Ivory Avenue N. “Move to recommend Denial of the request from Al Woolhouse on behalf of the property owner Brenda LeCuyer for a variance to reduce the side yard setback to 5 feet where a minimum of 15 feet is required at 1567 Ivory Avenue N.” RECCOMENDED FINDINGS 1. The applicant is Al Woolhouse on behalf of the property owner Brenda LeCuyer. 2. The applicant has provided a complete variance application in conformance with Section 105.12.320. 3. The applicant has not proven that strict enforcement the Lake Elmo City code would cause practical difficulties. 4. The applicant has not proven that the plight of the landowner is due to unique circumstances not created by the landowner. 5. The proposed variance would not alter the essential character of the surrounding neighborhood. 6. The proposed variance would not impair adjacent properties. ATTACHMENTS: 1) Land Use Application 2) Written Statements 3) Amended written statements 4) Location Map 5) Garage location pictures 6) Certificate of Survey 7) Proposed garage plans 8) Septic System Documentation 9) City Engineer Memo 10) Fire Department email 11) City Attorney email 5 12) 2 Neighboring property owner emails 1567 1535 1539 1584 1583 ArcGIS Web AppBuilder Esri Community Maps Contributors, Metropolitan Council, MetroGIS,Washington County, MN, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA Parcels Easement Lines COMPUTED UTILITY_DRAINAGE CONSERVATION Address Points Parks CITY MNWASH038007.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH032009.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH026009.sid Red: Band_1 5/31/2022, 12:15:31 PM 0 70 14035ft 0 20 4010m 1:1,128 Esri Community Maps Contributors, Metropolitan Council, MetroGIS, Washington County, MN, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, From:Brenda LeCuyer To:Ben Hetzel Cc:Al Woolhouse Subject:Re: Unanswered variance application questions Date:Wednesday, June 8, 2022 5:58:46 PM Caution: This email originated outside our organization; please use caution. Hi Ben, Thanks for clarification. I’m really hoping this is helpful and provides enough clarity to getapproved. We have been trying to do this project for over a year and would love to move itforward. The following items are unique to the property and not created by the current owners: well,driveway placement (installed in a 5 ft variance from lot line), landscaping, numerous maturetrees on the lot that provide privacy for the home as well as neighbors, and ParkView Estatesbylaws. Together they are creating a need for a variance and make the current space notbuildable for a detached garage. According to our homeowners association Section 8, allhomes designs shall de-emphasize the garage structure by side loading or angling, breakingthe garage into separate bays, using rooms or dormers per the garage or pulling the garage intothe rear of the home. In addition, properties need to improve the continuity and homogeneityof the neighborhood. It also states that reasonable variances are granted if it is not detrimentalto other lots or members. We have spoken with and received support from all affectedneighbors, most of which have already emailed their support to Ben Hetzel, the City Planner. The water well location is original to property. With our well location coupled with our desireto build as soon as possible (we have had a signed contract with a builder for over a year to geton their schedule) we are requesting the variance in order to build prior to city water project, aproject which homeowners are not yet required to make a decision on. The MinnesotaDepartment of Health records show that we are of the minority of homes in the developmentthat has not been affected by contamination due to our well location depth and we have notbeen recommended to add filters while always testing in normal data ranges. I had another quick question as I was speaking to the contractor on the variance fee of $2250.Is this non-refundable so we have to pay this amount even if it's denied? How does the fee$1000 escrow fee work in addition to the $1250? It wasn’t clear so I wanted to understandthis better if possible. Best,Brenda On Jun 8, 2022, at 11:56 AM, Ben Hetzel <BHetzel@lakeelmo.org> wrote: <image001.png> The question above was not really answered in the variance application. Without a reasonable answer I would have to recommend denial, but it could still be recommended for approved by the Planning Commission. Basically, you will have to explain how the circumstances that you have explained for needing a variance were not created by you. You cannot use a self created hardship. For example, if you placed the playset in its current location, then it’s a self created hardship. If you had the landscape placed where it is, then it’s a self-created hardship. The argument could be made that by not hooking up to city water could be a self created hardship as well. Please provide me an answer to this question by 9 am tomorrow morning. Thank you! I am just trying to check off all the bases here. Ben Hetzel City PlannerCity of Lake Elmo3800 Laverne Ave. N. Lake Elmo, MN 55042651-747-3911 1 Ben Hetzel From:Jack Griffin <Jack.Griffin@focusengineeringinc.com> Sent:Wednesday, May 25, 2022 7:22 PM To:Ben Hetzel Cc:Molly Just; Chad Isakson Subject:Re: Lake Elmo Land Use Application Review - 1st Batch for May Attachments:2022-05-25 1567 Ivory Avenue Variance.pdf; 2022-05-25 NNG Grading Permit.pdf Follow Up Flag:Follow up Flag Status:Flagged Caution: This email originated outside our organization; please use caution. Please see the attached plan review comments for the 1567 Ivory Ave side yard setback variance and NNG Grading Permit. Engineering has no comment on the Animal Inn Zoning Text Amendment. Please let me know if there is any further engineering assistance requested for this planning issue. Thanks ~Jack John (Jack) W. Griffin, P.E. Principal / Sr. Municipal Engineer FOCUS ENGINEERING, INC. 651.300.4264 jack.griffin@focusengineeringinc.com On Tue, May 17, 2022 at 4:49 PM Molly Just <MJust@lakeelmo.org> wrote: Greetings,     Please see the Dropbox link below.  This is the first batch of Lake Elmo land use applications pending for May.  You are  asked to review the applications as Lake Elmo staff or as a stakeholder in the area of a pending application.  Please  provide your input to Ben Hetzel by the deadline provided below.     https://www.dropbox.com/sh/la03jp2of7klzv0/AAAD_qBXD6Su‐XyndXNSwIlxa?dl=0     Variance: 1567 Ivory Avenue N. Al Woolhouse on behalf of Brenda LeCuyer is requesting a variance to allow a 5 foot side yard setback where 15 feet is required to construct a detached garage. OP-PUD Open Space PUD, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30th.     Zoning Text Amendment: 8611 34th Street N. Animal Inn is requesting to amend Table 12-1 of Section 105.12.920 to allow a commercial kennel as a conditional use in the Limited Commercial zoning district. LC Limited Commercial, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30.    2 Grading Permit: PID: 1202921120002. Northern Natural Gas is requesting a grading permit for the movement of 200 cubic yards of material to install a natural gas pipeline inspection gauge launcher. OP- Open Space PUD, Valley Branch Watershed District, Shoreland Management Overlay District. Please have feedback to Ben Hetzel by Friday, May 27th.        Molly Just  Planning Director  City of Lake Elmo  3800 Laverne Avenue North  Lake Elmo, MN 55042  651‐747‐3912  mjust@lakeelmo.org  http://www.lakeelmo.org/departments/planning___zoning/index.php     1 Ben Hetzel From:Dustin Kalis Sent:Wednesday, May 25, 2022 9:47 AM To:Molly Just; Ben Hetzel Cc:Anthony Svoboda Subject:RE: Lake Elmo Land Use Application Review - 1st Batch for May Molly & Ben,     Here are the fire department comments for the following projects:    Variance: 1567 Ivory Avenue N. ‐ Ensure address numbers shall be plainly visible from the street fronting the property  and shall contrasting color from the background.    Zoning Text Amendment: 8611 34th Street N. Animal Inn. No comments specific to the Zoning Text amendment.   Further discussion will need to take place regarding this project as it moves forward. Currently the Animal inn operates  out of 3 separate buildings all using the 8611 address. We have also been dealing with Fire Lane/No Parking issues  between the Animal Inn Pet Report (applicant) and  the Animal Inn Training School  (separate business at 8633 34th St.  N.) Whatever the Animal Inn Pet Resort proposes construction wise will have an impact on these issues and the FD will  have additional comments once other knowns are in place.     Grading Permit: PID: 1202921120002. Applicant or Contractor shall notify the Fire Department of any gas releases that  impact the area.    Dustin Kalis | Fire Chief Lake Elmo Fire Department Fire Station #1 - 3510 Laverne Ave. N. | Lake Elmo, MN | 55042 651-747-3933 office | www.lakeelmo.org   _____________________________________________  From: Molly Just   Sent: Tuesday, May 17, 2022 4:50 PM  To: Jack Griffin <Jack.Griffin@focusengineeringinc.com>; Sonsalla, Sarah J. <SSonsalla@Kennedy‐Graven.com>; Dustin  Kalis <DKalis@lakeelmo.org>; Harding, Sarah <Sarah.Harding@stantec.com>; Rachel.Burand@stantec.com;  jhanson@barr.com; daniel.scollan@state.mn.us; Marty Powers <MPowers@lakeelmo.org>  Cc: Ben Hetzel <BHetzel@lakeelmo.org>; Diane Wendt <DWendt@lakeelmo.org>  Subject: Lake Elmo Land Use Application Review ‐ 1st Batch for May      Greetings,    Please see the Dropbox link below.  This is the first batch of Lake Elmo land use applications pending for May.  You are  asked to review the applications as Lake Elmo staff or as a stakeholder in the area of a pending application.  Please  provide your input to Ben Hetzel by the deadline provided below.    https://www.dropbox.com/sh/la03jp2of7klzv0/AAAD_qBXD6Su‐XyndXNSwIlxa?dl=0    Variance: 1567 Ivory Avenue N. Al Woolhouse on behalf of Brenda LeCuyer is requesting a variance to allow a 5 foot side yard setback where 15 feet is required to construct a detached garage. OP-PUD Open Space 2 PUD, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30th. Zoning Text Amendment: 8611 34th Street N. Animal Inn is requesting to amend Table 12-1 of Section 105.12.920 to allow a commercial kennel as a conditional use in the Limited Commercial zoning district. LC Limited Commercial, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30. Grading Permit: PID: 1202921120002. Northern Natural Gas is requesting a grading permit for the movement of 200 cubic yards of material to install a natural gas pipeline inspection gauge launcher. OP- Open Space PUD, Valley Branch Watershed District, Shoreland Management Overlay District. Please have feedback to Ben Hetzel by Friday, May 27th.     Molly Just  Planning Director  City of Lake Elmo  3800 Laverne Avenue North  Lake Elmo, MN 55042  651‐747‐3912  mjust@lakeelmo.org  http://www.lakeelmo.org/departments/planning___zoning/index.php  1 Ben Hetzel From:Sonsalla, Sarah J. <SSonsalla@Kennedy-Graven.com> Sent:Friday, May 27, 2022 3:22 PM To:Molly Just; Ben Hetzel Cc:Sonsalla, Sarah J.; Tierney, Rachel G. Subject:RE: Lake Elmo Land Use Application Review - 1st Batch for May Caution: This email originated outside our organization; please use caution.   Hi Molly and Ben,    I reviewed the applications.  My only comment relates to the variance for 1567 Ivory Avenue.  I did not see any reason  why they could not put the new garage on the other side of the house.  I think that they are going to need to have an  explanation for this in order to be able to prove that there are practical difficulties.    I didn’t have any comments with respect to the Northern Natural Gas grading permit or the Animal Inn zoning text  amendment.    Let me know if you have any questions.    Thanks!    Sarah     Sarah J. Sonsalla | Attorney | Kennedy & Graven, Chartered | 150 South Fifth Street, Suite 700 | Minneapolis, MN 55402 |direct:  612.337.9284 | fax: 612.337.9310 | e‐mail: ssonsalla@kennedy‐graven.com   From: Molly Just <MJust@lakeelmo.org>   Sent: Tuesday, May 17, 2022 4:50 PM  To: Jack Griffin <Jack.Griffin@focusengineeringinc.com>; Sonsalla, Sarah J. <SSonsalla@Kennedy‐Graven.com>; Dustin  Kalis <DKalis@lakeelmo.org>; Harding, Sarah <Sarah.Harding@stantec.com>; Rachel.Burand@stantec.com;  jhanson@barr.com; daniel.scollan@state.mn.us; Marty Powers <MPowers@lakeelmo.org>  Cc: Ben Hetzel <BHetzel@lakeelmo.org>; Diane Wendt <DWendt@lakeelmo.org>  Subject: Lake Elmo Land Use Application Review ‐ 1st Batch for May    Greetings,     Please see the Dropbox link below.  This is the first batch of Lake Elmo land use applications pending for May.  You are  asked to review the applications as Lake Elmo staff or as a stakeholder in the area of a pending application.  Please  provide your input to Ben Hetzel by the deadline provided below.     https://www.dropbox.com/sh/la03jp2of7klzv0/AAAD_qBXD6Su‐XyndXNSwIlxa?dl=0     Variance: 1567 Ivory Avenue N. Al Woolhouse on behalf of Brenda LeCuyer is requesting a variance to allow a 5 foot side yard setback where 15 feet is required to construct a detached garage. OP-PUD Open Space PUD, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30th.     2 Zoning Text Amendment: 8611 34th Street N. Animal Inn is requesting to amend Table 12-1 of Section 105.12.920 to allow a commercial kennel as a conditional use in the Limited Commercial zoning district. LC Limited Commercial, Valley Branch Watershed District. June 13th Planning Commission. Please have feedback to Ben Hetzel by Monday, May 30.    Grading Permit: PID: 1202921120002. Northern Natural Gas is requesting a grading permit for the movement of 200 cubic yards of material to install a natural gas pipeline inspection gauge launcher. OP- Open Space PUD, Valley Branch Watershed District, Shoreland Management Overlay District. Please have feedback to Ben Hetzel by Friday, May 27th.        Molly Just  Planning Director  City of Lake Elmo  3800 Laverne Avenue North  Lake Elmo, MN 55042  651‐747‐3912  mjust@lakeelmo.org  http://www.lakeelmo.org/departments/planning___zoning/index.php     1 Ben Hetzel From:Jean and Rick Rolando <rolandofamily85@gmail.com> Sent:Monday, June 6, 2022 4:10 PM To:Ben Hetzel Subject:Public Hearing for LeCuyer detached garage Caution: This email originated outside our organization; please use caution.   Ben,    We are not able to attend the public hearing on June 13th regarding the side yard set back variance for the detached  garage at the LeCuyer residence on Ivory Avenue.    We 100% support the variance request and support the request of the LeCuyers to build a detached garage at their  desired location.    Sincerely,    Rick and Jean Rolando  1583 Ivory Ave N.    Sent from Mail for Windows    1 Ben Hetzel From:Steve Adamsky <steveadamsky@yahoo.com> Sent:Tuesday, June 7, 2022 1:06 PM To:Ben Hetzel Subject:Re: 1567 Ivory Ave N Variance Application Follow Up Flag:Follow up Flag Status:Completed Caution: This email originated outside our organization; please use caution. According to this plan, the trees in the SE corner of Lecuyer's lot are not being removed. If that is the final plan, we have no objections. Steve Adamsky steveadamsky@yahoo.com On Monday, June 6, 2022, 03:14:02 PM CDT, Ben Hetzel <bhetzel@lakeelmo.org> wrote: Please see the attached certificate of survey showing the proposed garage location. The required property line setback is 15 ft. They are requesting to reduce the property line setback to 5 ft. Ben Hetzel City Planner City of Lake Elmo 3800 Laverne Ave. N. Lake Elmo, MN 55042 651-747-3911 1 Ben Hetzel From:Ericka Funfsinn <ericka.funfsinn@gmail.com> Sent:Thursday, June 9, 2022 2:05 PM To:Ben Hetzel Subject:Comments on setback variance- LeCuyer Caution: This email originated outside our organization; please use caution. Dear Mr. Ben Hetzel, This email is being written in regards to the setback variance that Brenda LeCuyer is seeking for her property at 1567 Ivory Ave. N. I am Brenda’s neighbor and have been informed of her proposed plans for a detached garage on her property. In evaluating her property and her plans, the proposed location would provide the greatest curbside appeal and would allow for the most seamless incorporation into the existing structures on the property. I see no other reasonable location for the construction of this building and I have no reservations concerning her project or the impact it will have on the neighborhood. I fully support allowing the variance. Sincerely, Ericka Funfsinn 1513 Ivory Ct. 1 Ben Hetzel From:Ericka Funfsinn <ericka.funfsinn@gmail.com> Sent:Thursday, June 9, 2022 2:05 PM To:Ben Hetzel Subject:Comments on setback variance- LeCuyer Caution: This email originated outside our organization; please use caution. Dear Mr. Ben Hetzel, This email is being written in regards to the setback variance that Brenda LeCuyer is seeking for her property at 1567 Ivory Ave. N. I am Brenda’s neighbor and have been informed of her proposed plans for a detached garage on her property. In evaluating her property and her plans, the proposed location would provide the greatest curbside appeal and would allow for the most seamless incorporation into the existing structures on the property. I see no other reasonable location for the construction of this building and I have no reservations concerning her project or the impact it will have on the neighborhood. I fully support allowing the variance. Sincerely, Ericka Funfsinn 1513 Ivory Ct. STAFF REPORT DATE: 06/13/2022 REGULAR ITEM#: 4b – PUBLIC HEARING MOTION TO: Planning Commission FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: Animal Inn Zoning Text Amendment REVIEWED BY: Molly Just, Planning Director INTRODUCTION: Katie and Corwin Cheng, owners of Animal Inn Training LLC, recently submitted an application for a Zoning Text Amendment to amend Table 12-1 of LEC 105.12.920. Animal Inn Training is an existing legal non-conforming commercial kennel that offers pet boarding, training, and grooming services. The current zoning of the property is Limited Commercial, which does not allow for Commercial Kennels as a permitted use or conditional use. Nonconforming uses may be continued through repair, replacement, restoration, maintenance, or improvement. However, continuation of a nonconforming use does not include expansion. The applicants wish to expand their boarding space in the future. In order to expand, the applicant must receive approval of a Zoning Text Amendment and a conditional use permit (CUP) amendment. ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation on the request to amend Table 12-1 of LEC 105.12.920 to allow Commercial Kennels as a conditional use in the Limited Commercial district BACKGROUND: 1) Animal Inn has been in existence since the late 1960’s, initially approved for a “special use permit” for a dog kennel with a maximum of 75 dogs. 2) Resolution 84-66 for a CUP for a dog kennel, training school in the Agricultural district for 117 dogs. 3) Resolution 85-6 for a CUP amendment to allow an expansion for a training facility and office space. 4) Resolution 2000-020 for a CUP amendment to increase the maximum boarding capacity to 150 dogs. 5) Ordinance 08-223 and Resolution 2019-018 was approved on March 19, 2019 to rezone the properties associated with Animal Inn from A (Agricultural) and (RR) Rural Residential to (LC) Limited Commercial. Resolution 2019-018 amended the CUP to further clarify the allowed uses on the properties and consolidate all properties into one for tax purposes. 2 6) Ordinance 08-253 was adopted on November 3, 2021 to recodify and update the Lake Elmo City Code. The adoption of Ordinance 08-253 made Animal Inn a legal nonconforming use, as a commercial kennel is not allowed as a permitted use or conditional use in this district. REQUEST DETAILS/ANALYSIS: Address: 8611 34th Street N PID: 16.029.21.42.0011, 16.029.21.42.0001, 16.029.21.43.0013 Existing Zoning: Limited Commercial, Valley Branch Watershed District Surrounding Zoning: North: Open Space PUD South: Railroad, Rural Residential, Convenience Commercial West, East: Rural Residential Comprehensive Plan: Limited Business Applicable Regulations: Article XV - Commercial Districts Article VI – Nonconforming Uses, Buildings, and Structures Reason for Request: The applicant wishes to expand the legal nonconforming use (Commercial Kennel) in the future. Table 12-1 of Article XV, LEC 105.12.920 does not allow a commercial kennel as a permitted or conditional use. Commercial Kennel- any place where four or more of any type of domestic pets, over four months of age, are owned, boarded, bred, or offered for sale. The increasing population and residential developments of Lake Elmo have resulted in the applicants turning away potential clients due to an inadequate amount of boarding space. Similarly, the current CUP limits the maximum boarding capacity at 150 dogs and 10 cats. PROPOSED TEXT AMENDMENT Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts LC CC C BP Standard Commercial Kennel C C REVIEW AND ANALYSIS/ FINDINGS: An applicant must establish and demonstrate compliance with the criteria set forth in Lake Elmo City Code Section 105.12.280 before the City may grant a zoning text amendment. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. IMPACT ON APPLICANT: Currently, the Animal Inn property and the 15.9 acre parcel directly to the east (Prairie Ridge Office Park) are the only properties zoned as Limited Commercial in the City of Lake Elmo. The proposed zoning text amendment would allow Animal Inn the opportunity to potentially expand their commercial kennel operation that has been in existence since 1969. An expansion would still require an amendment to the CUP. 3 COMPREHENSIVE PLAN: The proposed amendment would only affect the Animal Inn property, the Prairie Ridge Office Park directly east, and the surrounding properties. The 2040 Comprehensive Plan has Animal Inn and the Prairie Ridge Office Park guided for Limited Business (LB) according to the Future Land Use Map. Once again, these are the only properties designated for the LB district. The land directly to the west is guided for Business Park (BP), which is has similar allowed uses and serves a similar purpose. There would be minimal impact on the other surrounding properties as the land to the north and south is guided for residential development, but separated by Stillwater Boulevard and railroad property. SUBDIVISION CODE IMPACT: The proposed amendment would not impact the subdivision code. ZONING CODE IMPACT: The amendment does meet the purpose of the Limited Commercial district by offering a basic convenience type service to the neighborhoods in the area that are not planned for public sanitary sewer services. In addition, there are uses that provide similar uses allowed in the Limited Commercial district. For example, a day care center is allowed as a conditional use and Veterinary Services is listed as a permitted use as per Table 12-1. By allowing commercial kennels as a conditional use, any new or expansions of commercial kennels would have to be reviewed by city staff and be in conformance with the Lake Elmo Design Guidelines and Standards Manual as stated by LEC 105.12.960. Meeting these design guidelines and standards follow the intent of the Limited Commercial district. CITY AGENCY REVIEW: This request was distributed to several city departments for review on May 17, 2022. There have been no City Agency comments received at this time. PUBLIC COMMENT: 4 A hearing notice was sent to surrounding properties on June 1, 2022. A hearing notice was published in the local newspaper on June 3, 2022. Staff have not received any public comments at this time. FISCAL IMPACT: None REOMMENDED FINDINGS 1. The applicant is Animal Inn Training LLC. 2. The applicant has provided all applicable application requirements in accordance with LEC 105.12.280. 3. The applicant is requesting amend Table 12-1 of LEC 105.12.920 to allow a Commercial Kennel as a conditional use in the Limited Commercial district. 4. The proposed amendment would allow the applicant to potentially expand their existing nonconforming use. 5. The Animal Inn property and Prairie Ridge Office Park property are the only the only properties zoned as Limited Commercial. 6. The proposed amendment is consistent with the 2040 Comprehensive Plan as the surrounding properties are guided for similar zoning or separated by Stillwater Boulevard and railroad property. 7. The proposed amendment would not have any impact on the subdivision code. 8. The proposed amendment meets the purpose and intent of the Limited Commercial district. RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant is required to amend the existing conditional use permit prior to any future expansion. OPTIONS: The Planning Commission may:  Recommend approval of the zoning text amendment.  Recommend approval of the zoning text amendment with conditions.  Recommend denial of the zoning text amendment, citing recommended findings of fact for denial. RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the request from Animal Inn LLC to amend Table 12-1 of LEC 105.12.920 to allow a Commercial Kennel as a conditional use in the Limited Commercial district. “Move to recommend approval of the request from Animal Inn Training LLC to amend Table 12-1 of LEC 105.12.920 to allow a Commercial Kennel as a Conditional Use in the Limited Commercial district.” ATTACHMENTS: 1) Land Use Application 2) Written Statements 3) Location Map 5 4) Table 12-1 of LEC 105.12.920 strike-thru 5) Lake Elmo Zoning Map 6) Expansion Concept Map 7) Future Land Use Map 6/9/22, 10:04 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XV_COMMERCIAL_DISTRICTS 2/9 (3) Providing open space, quality landscaping and berming; (4) Including berming and buffering of parking, loading docks and other similar functions; (5) Protecting and enhancing the natural environment; and (6) Providing users with an attractive working environment that is unique in the eastern metropolitan area with immediate access to I-94. HISTORY Amended by Ord. 08-245 on 1/5/2021 Adopted by Ord. 08-253 on 11/3/2021 105.12.920 Permitted, Conditional And Interim Uses Table 12-1 lists all permitted and conditional uses allowed in the commercial districts. "P" indicates a permitted use, "C" a conditional use and "I" an interim use. Uses not so indicated shall be considered prohibited. Cross-references, listed in the table under "Standards," indicate the location within this chapter of specific development standards that apply to the listed use. Combinations of uses. The following use types may be combined on a single parcel: (a) Principal and accessory uses. (b) Other permitted or conditional uses allowed within the district may be combined on a single parcel, provided that a unified and integrated site plan is approved. The entire development must be approved as a conditional use. (c) A mixed-use building that combines permitted or conditionally permitted residential, service, retail and civic uses may be developed meeting the form standards of this subchapter. Office or studio uses on upper stories are encouraged. Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts L C C C C B P Standard Residential Uses: Household Living: Single-family attached dwelling - - C - LEC 105.12.950(a) Multifamily dwelling - - C - LEC 105.12.950(b) Live-work unit C C C - LEC 105.12.110(b)(1) Group Living: Semi-transient accommodations - - C - LEC 105.12.500(d) Congregate housing - - C - LEC 105.12.500(c) Public and Civic Uses: Colleges and universities - - C C LEC 105.12.110(b)(2), LEC 105.12.510(a) Community service - C C C LEC 105.12.110(b)(2) Day care center C C C C LEC 105.12.110(b)(2) 6/9/22, 10:04 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XV_COMMERCIAL_DISTRICTS 3/9 Schools, public and private - - C C LEC 105.12.110(b)(2), LEC 105.12.510(a) Local transit - - - C LEC 105.12.950(o) Public assembly - - C C LEC 105.12.110(b)(2) Religious institutions - - C - LEC 105.12.110(b)(2) Services: Business services P P P P LEC 105.12.110(b)(3) Business center P P P P LEC 105.12.110(b)(3) Offices P P P P LEC 105.12.110(b)(3) Commercial kennel C -C- Communication services C C P P LEC 105.12.110(b)(3) Educational services P P P P LEC 105.12.110(b)(3), LEC 105.12.510(a) Financial institution P P P P LEC 105.12.110(b)(3) Funeral home - C P - LEC 105.12.110(b)(3) Lodging - - P C * LEC 105.12.110(b)(3), 154.302(d), *LEC 105.12.950(c) Medical facility - - C C LEC 105.12.110(b)(3), LEC 105.12.510(b) Membership organization P P P - LEC 105.12.110(b)(3) Nursing and personal care C C C - LEC 105.12.110(b)(3), LEC 105.12.510(c) Personal services P P P - LEC 105.12.110(b)(3) Services: Repair and maintenance shop - - P - LEC 105.12.950(d) Self-service storage - - - - Trade shop - - P - LEC 105.12.950(e) Transportation services - - - C LEC 105.12.110(b)(3) Veterinary services P P P C LEC 105.12.950(f) Food Services: Standard restaurant - P P C * LEC 105.12.110(b)(4), LEC 105.12.950(l) Drive-in restaurant - C C - LEC 105.12.520(a) Drinking and entertainment - C P - LEC 105.12.520(b) Fast food restaurant - P P C * *LEC 105.12.950(m) 6/9/22, 10:04 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XV_COMMERCIAL_DISTRICTS 4/9 Sales of Merchandise: General retail sales1 CPPC * LEC 105.12.950(n) Building supplies sales - - C - Warehouse club sales - - C - Furniture and appliance sales - - P - Grocery, supermarket - - P - Liquor store - P P - Garden center - - P - LEC 105.12.950(g) Neighborhood convenience store - P P - Shopping center - P P - Sales of Merchandise: Wholesaling - - P - Automotive/Vehicular Uses: Automobile maintenance service - - C - LEC 105.12.950(h) Automobile parts/supply - - P - LEC 105.12.950(h) Car wash - - C - LEC 105.12.110(b)(6) Commercial vehicle repair - - - - LEC 105.12.950(h) Gasoline station - C C - LEC 105.12.530(b) Parking facility - - C * C *LEC 105.12.950(i) Sales and storage lots - - C - LEC 105.12.530(c) Outdoor Recreation: Campgrounds and trailering - - - - Golf course - - - - Marina - - - - Outdoor entertainment - - - - Outdoor recreation facility - - C - LEC 105.12.550(c) Parks and open areas P P P P LEC 105.12.110(b)(7) Restricted recreation - - - - Indoor Recreation/Entertainment: Adult establishment - - - C LEC 11.16 Indoor athletic facility - C P C LEC 105.12.560(a) Indoor Recreation/Entertainment: Indoor recreation - - C - LEC 105.12.560(a) 6/9/22, 10:04 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XV_COMMERCIAL_DISTRICTS 5/9 Agricultural and Related Uses: Agricultural sales business - I P - LEC 105.12.110(b)(9) Agricultural services - - C - LEC 105.12.110(b)(9) Agricultural support - - C - LEC 105.12.110(b)(9) Greenhouses, non-retail - - - - LEC 105.12.110(b)(9) Wayside stand P P P P LEC 105.12.110(b)(9) Industrial and Extractive Uses: Heavy industrial - - - - Landfill - - - - Light industrial - - - C LEC 105.12.110(b)(10) Non-production industrial - - - C LEC 105.12.950(j) Motor freight and warehousing - - - C LEC 105.12.110(b)(10) Research and testing - - - C LEC 105.12.110(b)(10) Resource extraction - - - - LEC 105.12.110(b)(10) Salvage/recyclable center - - - - LEC 105.12.110(b)(10) Transportation and Communications: Broadcasting and communications C C C C LEC 105.12.110(b)(11), LEC 105.12.220 Accessory Uses: Bed and breakfast - - P - LEC 105.04.220(a) Drive-through facility - C C - LEC 105.12.520(a) Family day care - - - - LEC 105.12.110(b)(12) Group family day care - - - - LEC 105.12.110(b)(12) Home occupation - - - - LEC 105.12.110(b)(12) Parking facility C C P * P *LEC 105.12.950(i) Outdoor storage - - C - Outdoor display - - C - Solar equipment P P P P LEC 105.04.220(c) Other structures typically incidental and clearly subordinate to permitted use PPPP 1 General Retail Sales shall include all of the subcategories identified in the LEC 105.12.110(b) (5) under Retail Trade with the exception of those subcategories listed separately in Table 12-1 above. !!!!!! !!!!!! !!!!!! !!!!!! !! !! !! !! !! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !! !!!! !!!! !!!! !!!!!!!! !!!! !!!! !!!! !!! !!! !!!! !!!! !!!! !!!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!!!!!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!! !!!!!!! !!!! !!!! !!!! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! ! ! !!!! !!!! !!!!!!! !!!!!!! !!!!!!! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !!! !!! !!! !! !! !!!!!!!!!!!! ! ! ! !! !! !! !! ! ! !!! !!! !!! !!! !! !! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !! !!! ! !! !! !!!!!!!!!! ! ! ! !! !! ! ! ! !!! ! ! !! !! !! !! !! !! ! ! ! ! ! ! ! ! !! !!!!!!!!!!!!!!!!!!! !! !! !!! !!! !!!!! !! !! !!!!!!!!!! ! !!!!! !! !! !!!! !! !! !! !! !! !! !! !! !! !! !! !! !!! !!! !!! ! ! !! !! ! !!!! !!! !!! !!! !!! !!! ! ! !! !!!! !! !!! !! ! ! !! !! ! !! !! !! !!!! !! !! !! !! !! !! ! ! !! !! ! ! ! !! !!!!!!!!!!! !! !! !!!!!!!!! !! !!! !! !! !! !!!! !!!!! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !!! !!! !!! !!! !!! !!! !! !! !! !! !!!! !! !! !! !! !! !! ! ! !!!!!! ! !!! !!! !!! !! !! !! !! !! !!! !!! !!! !!!!! !!!!! !!!!! !!!!! !!!!! ! !!!! !! !! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !! !! !! !! !! !! !! !! !!!! !! !! !!! !! !! !! !! ! ! ! ! !! !! !! !! !! !!!!!!!!!!!!! !! !! !! !! !!!!!!!!!! !! ! ! ! ! ! ! ! ! ! ! !! !! !! !! !! !! !! !!!!!!!!!!!!!! ! !! !! !! !! ! ! ! !!!!!! ! ! ! ! ! ! ! !! !! !! !! ! ! ! !!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!! !! !! !! ! ! ! ! ! ! !!!!!!!!!!!! !! ! ! ! ! !! !! ! ! !! !!! !! !!!!!!! !! !! !! !! ! ! !! !!!! !! !!!!!! !! !!!! !!!! !!!! !!!!´ Lake Elmo Zoning Map Data Source: Washington CountyMap Created By: Planning Dept.Map Updated: April 2022 City ofOak ParkHeights BaytownTownship WestLakelandTownship City of Afton City ofOakdale City ofPine Springs Union Pacific RR City of Woodbury City of Grant LakeElmo LakeJane RoseLakeGooseLake LakeOlson LakeDeMontreville HorseshoeLake SunfishLake Bald EagleLake DownsLake KraemerLake ArmstrongLake ClearLake Goetschel'sPond 0 10.5 Miles City ofOakdale LegionPond 59th St.Hytrail Ave.H ighlands Trl.Hillt op Ave . 5 3 rd S t.Hill Trl. 50th St.Demontreville Trl.55th St.Isle Ave.Jamaca Ave.J a n e R d.Julep Way57th St. 55th St. 53rd St.Jerome Ave,4 9 t h St. 51st St. 59th St.Kelvin Ave.57th St. 56th Pl.Jasper Ave.57th St.57th St. Cir.Lake Elmo Ave.Keats Ave.50th St.Kirkwood Ave.47th St.Julep Ave Lake J ane Trl. 45th St. Highway 36 50th St.Lily Ave.Linden Trl. Tapestry Rd. 55th St.Stillwater Blvd.Linden Ave.56th St.58th St.Manning Ave.Linden Trl.Lilac Ln.Lilac Pl.Lilac Way Lake Elmo Ave.47th St.Little Blue Stem Trl.44th St.Stillwater W ayStillwater Blvd. Kirkwood Ln.Blazingstar Ln.Prairieview Trl. 41st St.Wildflower Dr.39th St.Laverne Ave.Manning Ave.43rd St.Tapestry Bnd.Layton Ave.Kimbro Ave.Kindred WayStillwater Blvd.Kelvin Ave.Jamaca Ave.Birch BarkTrl.Hidden Bay Trl.Deer Pond Trl.Ol s o n La k e Trl.Ideal Ave.Lake Jane Trl. 39th St. 38th St.Innsdale Ave.Irish Ct.Irvin Ct.Isle Ave.Ivy Ct.Iris Ave.37th St.36th St. 35th St. Jamaca Ct.Lake Elmo Ave.U p p e r 3 3 r d S t .3 6 th S t.32nd St.Klondike Ave.31st St. 30th St.Langly Ct.32nd St.Village Pkwy.Linden Ave.32nd St. 3 5 t h St. Lisbon Ave. Ct.Legion Ave.24th St.Legion Ave.20th St.Legion Ln.Manning Trl.21st St. Palmer Dr. A n nik a D r. 14th St. 10th St.10th St. Lee w ard A ve.Laverne Ave.Layton Ave.11th St. Cimmaron 6th St. 5th St. 3rd St.4th St.Lake Elmo Ave.3rd St. Hudson Blvd.Hudson Blvd.I-94Keats Ave.Royal Blvd.Julia Ave.Marquess Trl.Inwood Ave.Stillwater Blvd.Imperial Ave.27th St. 26th St. 27th St. 28th St. Ironwood Trl.27th St. Ct.Ivy Ave.Jamley Ave.3 1 s t S t .Jonquil Ave.Jonquil Trl. 22nd St. 21st St.Inwood Ave.15th St.Ivy Ave.Ivory Ave.Whistling Valley TrlWhistling Valley Rd.9th St. Julip Ave. Jewel Ave.Island Trl.5th St. 7th St. E a g le P o in t B lv d .Ivywood Ct.Irving Blvd. 9th Pl. 7th St. Jade Ct.Jade Trl.4th St.Jean Ave.Junco Rd.8th St.Juniper Ave.6th St.James Ave.5th St. Ln. 5th St. 3 4 t h S t .3 5 t h S t. Zoning Districts RT - Rural Transitional RR - Rural Residential RE - Residential Estate LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential R2 - One & Two-Family Residential V-LDR - Village Low Density Residential RS - Rural Single Family GCC - Golf Course Community OP - Open Space LC - Limited Commercial C - Commercial CC - Convenience Commercial BP - Business Park MU-BP - Mixed-Use Business Park MU-C - Mixed-Use Commercial V-MX - Village Mixed Use A - Agricultural PF - Public Facilities Water Body Closed Landfill Browns Creek South Washington Valley Branch Shoreland Overlay Buffer Hatching Represents Planned Unit Developments (PUD) PRES-021550 WILLMAR AVENUE S.E.WILLMAR, MINNESOTA 56201320.235.1664 FAX 320.235.3137All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc.© TerWisscha Construction IncDESIGN BY:5/13/2022 10:54:19 PMC:\Users\ragarwal\OneDrive - TerWisscha Construction, Inc\Desktop\Animal Inn\prelim.rvtPRESENTATION SITE PLAN8611 NORTH 34TH ST., LAKE ELMO, MNANIMAL INN PETRESORT & SPA05/13/2022Author1" = 100'-0"SITE AERIAL0'25'50'100'200'0'50'100'200'400'1" = 50'1" = 100'1" = 50'-0"ENLARGED SITE AERIAL 1 STAFF REPORT DATE: 6/13/2022 PUBLIC HEARING ITEM#: 4B TO: Planning Commission FROM: Molly Just, Planning Director AGENDA ITEM: Recommend minimum requirement for mixed-use in MU-C and MU-BP districts BACKGROUND: The City Council has directed the Planning Department to pursue amendments to the Mixed Use Commercial (MU-C) and Mixed Use Business Park (MU-BP) zoning districts. The purpose of the MU-C district is to promote mixed use development that supports a mix of retail, commercial and residential uses that benefit from their proximity to each other. Similarly, MU-BP promotes development in the city that will have a mix of general business, business park and residential uses which allows for better integration of uses and more flexibility to respond to market demands. The current zoning code for the MU-C and MU-BP districts does not require a mix of uses within proposed developments. The city is seeing an abundance of 100% residential development proposals in these districts which is the opposite of what was anticipated when the districts were written. They were written to require at least 50% residential. The current development pattern is not in accordance with the spirit and intent of the MU-C and MU-BP zoning districts. The Planning Department is proposing the following changes to better align future development with the intent of these districts. This should better “market proof” the districts while still enabling flexibility for developers. ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to review the proposal, hold a public hearing, provide feedback and make a recommendation to the City Council on the proposed amendments to require a minimum mix of uses in the Mixed Use Commercial and Mixed Use Business Park districts. PROPOSED CHANGES The Planning Department is recommending a requirement that plats and PUDs within the MU-C and MU- BP districts include a minimum of two primary uses from different primary use types from Section 105.12.110 Zoning Use Types and Classifications. In order to qualify as a primary use, the use must occupy a minimum of 20 percent of the floor area in the plat/PUD. The City has 12 different primary use types and there are sub-types within the use types. The uses must be allowed in the district. The proposed amendments are depicted using strike-thru (deletion) and underline (addition). 105.12.850 Purpose And District Descriptions a) MU-C Mixed-Use Commercial. 1. The purpose of the mixed-use commercial district is to provide areas in the city for and promote mixed-use development that supports a sustainable mix of retail, commercial and residential uses that will benefit from proximity and adjacency to one another. It is the intent of the district to require a minimum mix of uses with each plat and PUD. The mixed-use commercial district will serve as a transitional district between more intense highway-oriented development and less intense rural or medium density residential uses. The intent of the mixed-use commercial district is to 2 permit flexibility in the use of the land, while providing a set of minimum development standards in site design, spatial relationships, building architecture and landscape design that will allow property owners to design and construct development projects that respond both to market needs and to city goals and policies. The placement and treatment of buildings, parking, signage, landscaping and pedestrian spaces are essential elements in creating a livable environment in a mixed-use area. The transitional aspect of development in this district requires projects that are designed with a special focus on mitigating any negative impacts on existing and future development in the area. The city will evaluate new development proposals for their consistency with this goal these goals and the city may require developers to amend or change development proposals. The city may deny proposals when the city finds them to be inconsistent with the goals and policies of the city. 2. To meet the requirement for a mix of uses within each plat or PUD the plat or PUD must include at least two (2) primary uses from Section 105.12.110 (b) Use Types and Classifications. To be considered a primary use, the use must occupy a minimum of 20 percent of the floor area within the plat or PUD. 3. The district promotes attractive, inviting, high-quality retail shopping and service areas that are conveniently and safely accessible by multiple travel modes. Development shall incorporate creative design and buffering techniques to ensure smooth transitions between different types of development or different intensities of uses. At least 50 percent of the net developable area of a proposed mixed-use commercial development is to be residential, and residential development within these areas shall occur at a density range of ten to 15 units per acre. If a proposed development does not include at least 50 percent of the net developable land area in residential development, the city will require the applicant to provide a ghost plat (build-out plans) during sketch plan review that proposes how the parcel or area adjacent to the proposed development will be used in order to meet the requirement for at least 50 percent of the project site with residential land uses. This method of subdivision (by showing future land use and subdivision) and development review is a front-loading process that preserves land for future residential use. The city will use the ghost plat or sketch plan as an official document to establish land use consistent with the comprehensive plan. b) MU-BP Mixed-Use Business Park. 1. The purpose of the mixed-use business park district is to provide areas in the city that will have a mix of general business, business park and residential uses. Having a mixture of land uses within the district allows for better integration of uses and more flexibility to respond to market demands. It is the intent of the district to require a minimum mix of uses with each plat and PUD. The district promotes high standards of site design, spatial relationships, building architecture and landscape design that will foster compact developments with pedestrian convenience and human scale and will preserve and strengthen existing businesses and land uses. The placement and treatment of buildings, parking, signage, landscaping and pedestrian spaces are essential elements in creating a livable environment in a mixed-use area. The city will evaluate new development proposals for their consistency with this goal these goals and the city may require developers to amend or change development proposals. The city may deny proposals when the city finds them to be inconsistent with the goals and policies of the city. 2. To meet the requirement for a mix of uses within each plat and PUD it must include at least two (2) primary uses from Section 105.12.110 (b) Use Types and Classifications. To be considered a primary use, the use must occupy a minimum of 20 percent of the floor area within the plat or PUD. 3. The city allows light industrial and limited manufacturing in this district with the city approval of a conditional use permit. All business activities and storage in this district are to be conducted inside buildings that are of high quality and attractive. The city will require developers and builders in the district to provide open space, quality landscaping and berming as part of their projects. Development in this district shall incorporate creative design and buffering techniques to ensure smooth transitions between different types of development or different intensities of uses. At least 50 percent of the net developable area of a proposed mixed-use business park development is to be 3 residential, and residential development within these areas shall occur at a density range of six to ten units per acre. If a proposed development does not include at least 50 percent of the net developable land area in residential development, the city will require the applicant to provide a ghost plat (build-out plans) during sketch plan review that proposes how the parcel or area adjacent to the proposed development will be used in order to meet the requirement for at least 50 percent of the project site with residential land uses. This method of subdivision (by showing future land use and subdivision) and development review is a front-loading process that preserves land for future residential use. The city will use the ghost plat or sketch plan as an official document to establish land use consistent with the comprehensive plan. FISCAL IMPACT: None OPTIONS: The Planning Commission may: • Recommend adoption of the proposed amendments. • Recommend adoption of the proposed amendments with amendments. RECOMMENDATION: Staff recommends that the Planning Commission recommend adoption of the subject amendments. “Move to recommend adoption of the zoning text amendments to require a minimum mix of uses in the Mixed Use Commercial and Mixed Use Business Park zoning districts” ATTACHMENT: Section 105.12.110 (b) Use Types and Classifications 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 1/13 105.12.110 Zoning Use Types And Classifications (a)Rules of interpretation for zoning use types and classifications. (1)Purpose of use types. The purpose of the use types is to establish a classification system for land uses and a consistent set of terms defining uses permitted within various zoning districts. The use types section also facilitates the process of determining the applicable use type of any activity not clearly within any defined use type. (2)Interpretation. In the event of any question as to the appropriate use type of any existing or proposed use or activity, the planning director shall have the authority to determine the appropriate use type. In making such a determination, the planning director shall consider the operational and physical characteristics of the use in question and shall consider the classification contained in the most recent edition of the Standard Industrial Classification Manual published by the U.S. Office of Management and Budget. In addition, the planning director shall consider the specific requirements of the use in common with those included as examples of use types. Those examples, when included in use type descriptions, are intended to be illustrative, as opposed to exclusive lists. The planning director may also determine that a proposed use or activity is sufficiently different from any use type listed below and will require an amendment to the text of this chapter. (3)Determinations in writing. The planning director shall make such determinations of appropriate use types in writing, which shall include an explanation of the reasons for the determination. (4)Appeal. A determination of the planning director may be appealed to the board of adjustment pursuant to the procedures for administrative appeals outlined in LEC 3.08.100. (b)Use types and classifications. (1)Residential and related uses. a.Family living. Live-work unit means a dwelling unit in combination with a shop, office, studio, or other work space within the same unit, where the resident occupant both lives and works. Manufactured home park means a development on a site under a single ownership which consists of two or more spaces for the placement of manufactured homes for dwelling or sleeping purposes, regardless of whether or not a fee is charged for the utilization of such space. Multifamily residential means a building containing three or more dwelling units. The term "multifamily residential" includes cooperative apartments and condominiums, but not condominium-hotels. (See condominium and condominium-hotel under LEC 1.08.) Secondary dwelling means a residential dwelling unit, but not a manufactured home, located on the same lot as a single-family dwelling unit, either within the principal structure or above a detached garage. Single-family, attached, means a building containing one dwelling unit attached to 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 2/13 another building containing only one dwelling unit, with each building on a separate lot. Single-family, detached, means a building containing only one dwelling unit, surrounded by landscape area or yards on all sides. Two-family or duplex means a building on a single lot or adjacent lots containing two dwelling units, either side-by-side or stacked vertically. b.Group living. Congregate housing means a dwelling providing shelter and services for the elderly, which may include meals, housekeeping, and personal care assistance and minor medical services, but not intermediate, long-term, or extended nursing care for residents. Correctional facilities means a public or privately-operated use providing housing and care for individuals legally confined, designed to isolate those individuals from a surrounding community. Group home means a residence shared by six or fewer handicapped persons in addition to resident staff, who live together as a single housekeeping unit and in a long-term, family-like environment in which staff persons provide care, education, and participation in community activities for the residents with the primary goal of enabling the residents to live as independently as possible in order to reach their maximum potential. Group residential facility means a licensed public or private establishment, which, for gain or otherwise, regularly provides one or more dependents with 24-hour a day substitute for the care, food, lodging, training, education, supervision, rehabilitation, and treatment they need, but which for any reason cannot be furnished in the dependent's own home. The term "group residential facility" includes, but is not limited, to state institutions under the control of the commissioner of public welfare, foster homes, maternity shelters, group homes, as defined herein, with seven or more residents, schools for handicapped children, and homes for battered children or battered spouses. Halfway house means an establishment providing accommodations, rehabilitation, counseling, and supervision to persons suffering from alcohol, drug addiction or other similar disorders, or to persons re-entering society after being released from a correctional facility or other institution. Semi-transient accommodations means and includes boardinghouses, roominghouses, fraternity and sorority houses, or lodging rooms, as defined by this chapter. Semi-transient accommodations do not include condominium-hotels, as defined in LEC 1.08. (2)Public and civic uses. Cemetery means land used or intended to be used for the burial of the dead and dedicated for cemetery purposes, including columbarium's, crematories, mausoleums, and mortuaries when operated in conjunction with and within the boundaries of such cemetery. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 3/13 Colleges and universities means institutions of higher learning which offer courses of general or specialized study leading to a degree or certificate. They are certified by the state board of higher education or by a recognized accrediting agency. Colleges tend to be in campus-like settings or on multiple blocks. Accessory uses include offices, housing for students, food service, laboratories, health and sports facilities, theaters, meeting areas, parking, maintenance facilities, and support commercial. Examples include universities, liberal arts colleges, community colleges, nursing and medical schools not accessory to a hospital, and seminaries. Community services means establishments of a public, nonprofit, or charitable nature generally providing a local service to people of the community. Generally they provide the service on the site or have employees at the site on a regular basis. The service is ongoing, not just for special events. Community centers or facilities may incorporate membership provisions, and are open to the general public to join at any time (for instance, any senior citizen could join a senior center). The use may also provide special counseling, education, or training of a public, non-profit, or charitable nature. Accessory uses may include offices, meeting areas, food preparation areas, parking, health and therapy areas, day care uses, and athletic facilities. Examples include libraries, museums, senior centers, community centers, social service facilities, early childhood learning facilities, and other special educational services. Day care center means any facility operated for the purpose of providing care, protection, and guidance to 14 or more individuals during only part of a 24-hour day. The term "day care center" includes nursery schools, preschools, day care centers for individuals, and other similar uses but excludes public and private educational facilities or any facility offering care to individuals for a full 24-hour period. Public assembly means facilities owned and operated by a public or quasi-public agency accommodating public assembly for non-recreation purposes. Typical uses include auditoriums, convention facilities, exhibition facilities, convention halls, or armories. Religious institutions means establishments that are intended to primarily provide meeting areas for religious activities. Accessory uses include Sunday school facilities, parking, caretaker's housing, and group living facilities such as convents. Examples include churches, temples, synagogues, and mosques. Schools, public and private, means establishments at the primary, elementary, middle, junior high, or high school level that provide state-mandated basic education. Accessory uses include play areas, cafeterias, recreational and sport facilities, auditoriums, and before or after school day care. Examples include public and private day-time schools, boarding schools, and military academies. Exemptions: a.Preschools are classified as day care facilities; and b.Business and trade schools are classified as educational services. (3)Services. Business center means a building or group of buildings planned, constructed, and managed as a total entity, with common on-site parking for a group of commercial service establishments, with office uses also permitted. In the central business district, the requirement for common on-site parking need not be met in order to classify a development as a business center. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 4/13 Business services means establishments primarily engaged in rendering services to business establishments on a fee or contract basis, such as advertising and mailing, building maintenance, office equipment rental and leasing, photo finishing, business supply services, and computer programming/data processing services. Communication services means establishments primarily engaged in the provision of broadcasting and other information relay services accomplished through the use of electronic and telephone mechanisms. Excluded from this use type are facilities classified as essential services or broadcasting and communications towers. Typical uses include television studios, telecommunications service centers, telegraph service offices or film and sound recording facilities. Educational services means establishments engaged in furnishing specialized academic or technical courses, normally on a fee basis, such as vocational or correspondence schools, barber college, data processing schools, or secretarial schools, along with non- degree granting schools such as post-secondary colleges and universities, martial arts, music, art, ceramic, and dramatic, schools, and dance instruction. Financial institution means provision of financial and banking services to consumers or clients. Walk-in and drive-in services are generally provided on site. Typical uses include banks, savings and loan associations, savings banks, credit unions, lending establishments, and drive-up automatic teller machines (ATMs). Funeral home means establishments engaged in undertaking services such as preparing the dead for burial, and arranging and managing funerals. Typical uses include funeral homes or mortuaries. Lodging. See Transient accommodations. Medical facilities means establishments engaged in providing diagnostic services, extensive medical treatment (including surgical services), and other hospital services, as well as continuous nursing service, including general medical and surgical hospitals, specialty hospitals, medical laboratories, bio-medical research and development, outpatient care facilities, medical schools and associated dormitories, medical appliance sales, and similar uses, but not including animal hospitals. Membership organization means organizations operating on a membership basis for the promotion of the interests of the members included such uses as trade associations, business associations, professional membership organizations, labor unions, civic or fraternal organizations, but not including churches, hospitals, golf and country clubs, or credit unions. Nursing and personal care means establishments primarily engaged in providing intermediate or long-term nursing and health related care to individuals, typically classified as nursing homes. Offices means a building or portion of a building used for office purposes by a business, service, professional, or institutional establishment, including medical offices or clinics, studios for those involved in art, sculpture, music, and the like, and all other establishments similar in character. Personal services means establishments primarily engaged in providing services involving the care of a person or his apparel, such as barber shops, clothing rental, salons 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 5/13 and health clubs, photographic studios, cleaning and garment services (but not including power laundries or dry cleaning plants) or coin-operated laundries. Repair and maintenance shop means establishments engaged in miscellaneous repair services, primarily of household-oriented products such as radios, televisions, washers and dryers, furniture (including re-upholstery), small engine repair, bicycles, or locksmiths. Self-service storage facility means an establishment designed and utilized for the purpose of renting or leasing individual storage spaces to tenants who have sole private access to such space for storing personal property. Trade shop means any lot, land, building, or structure that serves as the headquarters for contractors involved in specialized activities such as plumbing, painting, plastering, masonry, carpentry, roofing, well drilling, landscaping and the like, where tools, equipment and materials used in the business are stored. The category also includes establishments involved in specialized trades such as sheet metal, sign painting, drapers, and exterminators. Transient accommodations, lodging, means establishments in which lodging is provided and offered to the public for compensation, and which is open primarily to transient guests, as distinguished from semi-transient boarding or rooming facilities. Typical uses include hotels, motels, and inns. Meeting and restaurant facilities may be included accessory to this use type. Condominium-hotels shall be considered as a type of transient accommodation. Transportation services means establishments furnishing services related to the arrangement of persons and goods movements, such as freight forwarding, parking services or the rental/leasing of automobiles or two-axle trucks. Veterinary service means establishments engaged in the practice of veterinary medicine, dentistry or surgery, along with those providing animal related services such as kennels, grooming, or breeding services. (4)Food service. Drinking and entertainment means establishments primarily engaged in the selling of drinks for consumption on the premises, where entertainment may be provided and the incidental sale of prepared food for consumption on the premises is permitted. These establishments may often charge a fee or admission charge for the entertainment provided. Included in this category are bars, beer gardens, discotheques, nightclubs, taverns, and dance halls. Drive-in restaurant means an establishment primarily engaged in the preparation of food and beverages, for either take-out, delivery, or table service, served in disposable containers at a counter and a drive-up or drive through service facility or which offers curb service. Fast food restaurant means an establishment primarily engaged in the preparation of food and beverages, for either take-out, delivery, or table service, served in disposable containers at a counter. This use type does not employ a drive-up or drive-through service facility, and does not offer curb service. Standard restaurant means an establishment whose principal business is the sale of food 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 6/13 and/or beverage to customers in a ready to consume state, and whose principal method of operation includes one or both of the following: a.Customers, normally provided with an individual menu, are served their food and beverage by restaurant employees at the same table or counter at which the food and/or beverage are consumed; b.A cafeteria-type operation where food and beverage generally are consumed within the restaurant building. (5)Sales of merchandise. Garden center (retail agriculture) means establishments or places of business primarily engaged in retail or wholesale (bulk) sale, from the premises, of trees, shrubs, seeds, fertilizers, pesticides, and plant materials primarily for agricultural, residential, and commercial consumers. Such establishments typically sell products purchased from others, but may sell some material which they grow themselves. Typical uses include nurseries, retail greenhouses, plant stores, and lawn and garden centers. Neighborhood convenience store means establishments primarily engaged in the provision of frequently or recurrently needed goods for household consumption, such as prepackaged food and beverages, and limited household supplies and hardware. Convenience stores shall not include fuel pumps or the selling of fuel for motor vehicles. Typical uses include neighborhood markets and country stores. Retail trade means establishments engaged in selling goods or merchandise to the general public for personal or household consumption and rendering services incidental to the sale of such goods. These establishments are characterized by the following: a.They buy and receive as well as sell merchandise; b.They may process some products, but such processing is incidental or subordinate to the selling activities; and c.They predominantly sell to customers for their own personal or household use. The term "retail trade" is divided into the following subcategories for the purposes of this chapter: a.General retail. b.Antiques and collectibles store. c.Art gallery. d.Bicycle sales and repair. e.Book store, music store. f.Clothing and accessories. g.Craft or needlework shop. h.Drugstore, pharmacy. i.Electronics and appliance sales and repair. j.Florists. k.Specialty food store, including bakery, butcher shop, delicatessen, and the like. l.Jewelry store. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 7/13 m.Hardware store. n.Newsstands, magazine sales. o.Pet store. p.Photographic equipment and supplies. q.Picture framing. r.Secondhand store, thrift or consignment store. s.Sporting goods store. t.Stationery store. u.Tobacco store. v.Video rental or sales. w.Building supplies sales. x.Furniture and appliance sales, rental, showrooms. y.Grocery, supermarket. z.Liquor store. aa.Warehouse club sales. Shopping center means a group of commercial establishments planned, constructed, and managed as a total entity with shared access, customer and employee parking provided on-site, provision of goods delivery separated from customer access, aesthetic considerations and protection from the elements. Wholesaling means establishments engaged primarily in selling merchandise to retailers, or to industrial, commercial, institutional, or professional business customers, or to other wholesalers, or on a mail order basis to individuals or firms, or which serve as agents or brokers buying merchandise for, or selling merchandise to, individuals and companies. (6)Automotive/vehicular uses. Automobile maintenance service means repair of automobiles, noncommercial trucks, motorcycles, motor homes, recreational vehicles, or boats, including the sale, installation, and servicing of equipment and parts. Typical uses include tire sales and installation, wheel and brake shops, oil and lubrication services and similar repair and service activities where minor repairs and routine maintenance are conducted. Automobile parts/supply means retail sales of automobile parts and accessories. Typical uses include automobile parts and supply stores which offer new and factory rebuilt parts and accessories, and include establishments, which offer minor automobile repair services as an accessory use. Car wash means washing and cleaning of vehicles. Typical uses include automatic conveyor machines and self-service car washes. Commercial vehicle repair means repair of construction equipment, commercial trucks, agricultural implements and similar heavy equipment, including automobiles, where major engine and transmission repairs are conducted. Typical uses include automobile and truck repair garages, transmission shops, radiator shops, body and fender shops, equipment service centers, machine shops, and other similar uses where major repair 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 8/13 activities are conducted. Gasoline station means any place of business with fuel pumps and underground storage tanks that provide fuels and oil for motor vehicles. A neighborhood convenience store associated with automobile fuel sales shall be considered a gasoline station. Parking facility means any structure associated with a nonresidential use whose purpose is to provide the required off-street parking spaces for a principal use, or any site utilized for parking which constitutes the principal use on a parcel of land. This category also includes community lots, which are established to meet the parking needs in a residential area, and park and ride lots. Sales and storage lots means establishments engaged in the display for sale, lease, and/or rental of automobiles, trucks, machinery, recreational vehicles and manufactured homes, including auto dealerships or the farm commercial storage of privately-owned trailers, boats, campers, or similar vehicles. (7)Outdoor recreation. Campgrounds and trailering means establishments engaged in providing overnight or short-term sites for the placement of recreational vehicles or temporary housing, with or without facilities such as water and electricity. Golf course means a tract of land for playing golf, improved with tees, greens, fairways, hazards, and which may include clubhouses and shelters. Included would be executive or par three golf courses. Specifically excluded are independent driving ranges or miniature golf facilities, which are classified as outdoor recreation facilities. Marina means a facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. Outdoor entertainment means an outdoor facility developed for entertainment, amusement, or tourist purposes which typically involve large areas of land and concentrated traffic peaks oriented towards events at the facility, including drive-in theaters, amphitheaters, outdoor concert halls, or theme parks. Outdoor recreation facility means a commercial recreation facility that is primarily an open-air facility, such as baseball fields, swimming pools, skating rinks, golf driving ranges, or miniature golf facilities. Parks and open areas means uses of land focusing on natural areas, large areas consisting mostly of vegetative landscaping or outdoor recreation, community gardens, or public squares. Lands tend to have few structures. Accessory uses include, but are not limited to, clubhouses, maintenance facilities, concessions, caretaker's quarters, gazebos, pavilions, band shells, and parking. Examples include parks, public squares, plazas, recreational trails, botanical gardens, boat launching areas, nature preserves, and land used for grazing that is not part of a farm or ranch. Restricted recreation means commercial recreation facilities that are of greater nuisance than conventional outdoor athletic facilities because of: a.The noise and traffic volumes they may generate; b.The glare they produce; or 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 9/13 c.The potential danger they may create from flying objects or the use of weapons. This category includes such uses as amusement parks, racetracks (auto, go-cart, motorcycle) or ranges (skeet, rifle, or archery). (8)Indoor recreation/entertainment. Adult establishment. See LEC 11.16.020. Indoor athletic facility means a commercial recreation facility that provides completely enclosed or indoor recreation space, such as racquet clubs, indoor skating rinks, swimming pools, or gymnasiums. Indoor recreation means establishments primarily engaged in activities intended to provide personal amusement, with the largest number of patrons typically during the evening hours or on weekends, and where food and refreshments may be provided as an incidental service, including such uses as bowling alleys, billiard, pool, or bingo parlors, amusement arcades, and indoor theaters (live or motion picture). (9)Agricultural and related uses. Agricultural entertainment business means an agricultural sales business that combines the elements and characteristics of agriculture and tourism, which is not necessarily located in an existing building. Examples of agricultural entertainment include: corn mazes, hay rides, sleigh rides, petting farms, on-farm tours, agricultural related museums, demonstrations of farming practices, techniques and methods, fee-based fishing and hunting, horseback riding, nature trails, haunted barns and similar activities which are related to agriculture. Agricultural production means establishments engaged in the production of crops, plants or vines, including agro forestry, or establishments which are engaged in the keeping, grazing, or feeding of livestock for sale, value increase, or livestock increase. Agricultural sales business means the retail sale of fresh fruits, vegetables, flowers, herbs, trees, or other agricultural, floricultural, or horticultural products. The operation may be indoors or outdoors, include pick-your-own or cut-your-own opportunities, and may involve the ancillary sale of items considered accessory to the agricultural products being sold or accessory sales of unprocessed foodstuffs; home processed food products such as jams, jellies, pickles, sauces; or baked goods and homemade handicrafts. The floor area devoted to the sale of accessory items shall not exceed 25 percent of the total floor area. No commercially packaged handicrafts or commercially processed or packaged foodstuffs shall be sold as accessory items. No activities other than the sale of goods as outlined above shall be allowed as part of the agricultural sales business. Agricultural services means establishments that perform services which support or assist the agricultural community, such as soil preparation services, crop services, farm management services, or breeding services on a fee or contract basis, along with experimental farms for research or educational purposes. This category is intended to apply where agricultural land is located, and may include buildings and other structures that provide office, warehouse, and storage areas for these establishments. Agricultural support means establishments engaged in farm equipment sales and repair, farm produce sales and supply (feed grain, elevators) and small-scale farm product processing, such as cider mills, dairies, poultry or meat processing. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 10/13 Forestry operations means the use of land for the raising and harvesting of timber, pulpwood or other forestry products for commercial purposes, including the temporary operation of a sawmill and/or chipper or grinder to process the timber cut from that parcel or contiguous parcels. Excluded from this definition shall be the cutting of timber associated with land development approved by the city which shall be considered accessory to the development of the property. Greenhouse, non-retail, means a building or structure constructed chiefly of glass, glasslike or translucent material, cloth, or lath, which is devoted to the protection or cultivation of flowers or other tender plants. Wayside stand means a temporary structure or vehicle used for the seasonal retail sale of agricultural goods, floriculture, and horticulture produced by the operator of the wayside stand, which is clearly a secondary use of the premises and does not change the character thereof. (10)Alternative energy. Solar energy system means a device or structural design feature, a primary purpose of which is to provide for the collection, storage, and distribution of solar energy for space heating, cooling, water heating, or for power generation. Solar farm means a commercial facility that converts sunlight into electricity, whether by photovoltaic (PV), concentrating solar thermal devices (CST), or other conversion technology, for the principal purpose of sales of generated electricity to off-site customers. Wind generator means a machine which generates energy/power from the wind. (11)Industrial and extractive uses. Closed landfill management means the use associated with the responsibility and obligation of the state pollution control agency (MPCA) to take necessary response actions on the property as provided in M.S.A. § 115B.412, subd. 4, and M.S.A. §§ 115B.39 to 115B.43. Heavy industrial means establishments involved in the manufacture, fabrication, processing, compounding, or assembling of materials from raw material or previously processed material. These uses have severe potential for adversely affecting surrounding land uses due to potential environmental impacts related to noise, smoke/particulate emissions, vibration, noxious gases, odor, glare/heat, fire/explosion hazards and waste disposal. In addition, these uses may generate large amounts of truck or auto traffic, may involve the use of large unenclosed production areas, or may require large, tall structures that are unsightly. Heavy industrial uses typically involve primary production processes in the area of paper products (pulp mills), food processing (slaughterhouse, meat packing plant), chemicals (manufacture of inorganic chemicals, resins, plastics, paints, fertilizers, explosives, ink), petroleum products (refineries, bulk storage), primary metals (blasting, smelting, rolling), machinery and equipment manufacturer (auto assembly, engines, construction equipment), leather (storing, curing, tanning), gravel based products (manufacture of bricks, concrete, abrasives), and lumber products (saw mills). Landfill means a disposal site employing an engineered method of disposing solid wastes in a manner that minimizes environmental hazards by spreading, compacting to the smallest volume, and applying cover material over all exposed waste at the end of each operating day. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 11/13 Laundry plant means establishments primarily engaged in the provision of laundering, cleaning, or dyeing services other than those classified as personal services. Typical uses include bulk laundry and cleaning plants, diaper services, and linen supply services. Light industrial means establishments involved in the processing, fabrication, assembly, or compounding of products where the process involved is relatively clean and nuisance free, usually completely enclosed, and with limited environmental effects. These uses can be made compatible with surrounding areas through landscape screening and through separation required by yard and height limitations. Typically, these uses result in the creation of finished products for sale on a wholesale basis to retailers or directly on a retail basis, and include uses in the following areas: lumber products (millwork, cabinet- making), electronics, textiles, printing and publishing services, bottling works, carpet and rug cleaning, furniture manufacture, paper (final processing of stationery, bags, etc., from purchased bulk stock), light metal finishing and light machining, rubber and plastics (compounding processed resins, molding plastics), gravel based products (pottery, cutting, finishing granite, firing and decorating clay products), and ice manufacturing. Motor freight and warehousing means establishments engaged primarily in either the storage or shipment of goods and materials, including terminal facilities for handling freight, and maintenance facilities in which the trucks (including tractor trailer units) involved with the operation of the business are stored, parked and serviced. Materials within a warehouse or terminal facility may be combined, broken down, or aggregated for trans-shipment or storage purposes where the original material is not chemically or physically changed. Non-production industrial means establishments that normally are considered industrial in character even though they are not involved in the manufacturing or processing of products. These uses generate negative impacts largely through their need for outside storage of equipment and materials, the large expanse of land needed for this storage, and the creation of dirt, dust and noise, along with intermittent truck traffic. These uses generally can be made compatible through landscape screening and the imposition of limited performance standards, and thus are not objectionable in most industrial or commercial districts. The types of uses categorized here include contractor's yards, lumberyards, utility yards, and public maintenance shops and yards. Research and testing means establishments or other facilities for carrying on investigation in the natural or physical sciences, or engineering and development as an extension of investigation with the objective of creating end products, on a contract or fee basis, and including pilot plant operation. Resource extraction means a use involving on-site extraction of surface or subsurface mineral products or natural resources. Typical uses are quarries, borrow pits, sand and gravel operations, mining, and soil mining. Specially excluded from this use type shall be grading and removal of dirt associated with an approved site plan or subdivision. Salvage/recyclable center means land or buildings where waste, discarded, salvaged, or recyclable materials are bought, sold, stored, exchanged, sorted, cleaned, packed, disassembled or handled on a commercial basis, including, but not limited to, scrap metal, aluminum, rags, paper, rubber products, glass products, lumber products and products resulting from the wrecking of automobiles or other vehicles. Any site containing two or more unregistered, inoperable motor vehicles is classified as a salvage center. (12)Utilities, transportation and communications. 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 12/13 Air transportation means establishments engaged in domestic, emergency, or foreign transportation of passengers or goods by air, including airports, flying fields, rotorcraft terminals, as well as any associated terminal facilities. Broadcasting or communication means any unstaffed facility for the transmission and/or reception of radio, television, radar, cellular telephone, personal paging device, specialized mobile radio (SMR), and similar services. A broadcasting or communication facility usually consists of an equipment shelter or cabinet, a support tower or other structure used to achieve the necessary elevation, and the transmission or reception devices or antenna. Broadcasting or communication facilities include wireless communications facilities and wireless communications towers as defined in LEC 1.08. Essential services means overhead, above ground or underground electrical, gas, steam or water transmission or distribution systems and structures of collection, communication, supply or disposal systems and structures used by public utilities or governmental departments or commissions or as are required for the protection of the public health, safety or general welfare, including towers, poles, wires, mains, drains, sewer pipes, conduits, cables, fire alarm boxes, police call boxes and accessories in connection therewith but not including buildings. Local transit means establishments primarily engaged in furnishing local and suburban passenger transportation, including taxicabs, passenger charter services, school buses, and terminals (including service facilities) for motor vehicle passenger transportation. Railroad transportation means establishments engaged in domestic freight and passenger transportation by rail, and including railroad yards, freight stations and switching yards. (13)Accessory uses. Bed and breakfast means a private, owner-occupied residence that contains no more than five guestrooms where lodging, with or without meals, is provided for compensation. Guest stays shall be limited to 30 days. Commercial wedding ceremony venue means a use involving a location to conduct wedding ceremonies, not including receptions, and usually operated in exchange for remuneration by providing the venue to the public. Domestic pets means the keeping of small domestic animals, such as dogs, cats, birds, rodents, fish, and the like, not primarily for produce or value increase, but rather for show, sport, or as pets. Family day care means a residence licensed by the state department of human services in which no more than ten children at any one time receive care, maintenance and supervision by someone other than their relatives or legal guardians for less than 24 hours per day. Group family day care means a residence licensed by the state department of human services in which at least 11, but not more than 14, children receive care, maintenance and supervision by someone other than their relatives or legal guardians for less than 24 hours per day. Home occupations means any gainful occupation or profession engaged in by the occupants and up to one non-occupant employee of a dwelling when carried on within a 6/10/22, 8:24 AM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=105.12.110_Zoning_Use_Types_And_Classifications 13/13 dwelling unit or in an accessory building, provided that no signs other than those allowed by the city's sign regulations regarding home occupations are present. Kennel, private, means the keeping, breeding, raising, showing or training of four or more dogs over six months of age for personal enjoyment of the owner or occupants of the property, and for which commercial gain is not the primary objective. Merchandise parties means private parties held for the purpose of soliciting sales. Merchandise parties shall include but not be limited to Tupperware, Mary Kay, and Avon parties. Stable, private, means the keeping, breeding, or raising of horse or ponies exclusively for the personal use and enjoyment of the owner or occupant of the property or the riding of horses or ponies by the owner or occupant of the property and their guests. Swimming pools means any permanently located pool, used for swimming and/or bathing which is over 24 inches in depth, or which has a surface area exceeding 150 square feet. Temporary sales means any isolated or occasional display and sale of used personal property or home-crafted items conducted on residential premises by the occupant of the residential property. Temporary sales shall include rummage sales, basement sales, yard sales, porch sales, craft sales, garage sales, and seasonal boutiques. HISTORY Amended by Ord. 08-250 on 9/7/2021 Adopted by Ord. 08-253 on 11/3/2021 1 STAFF REPORT DATE: 06/13/2022 Agenda Item: 4.e. Public Hearing, Motion TO: Planning Commission FROM: Molly Just, Planning Director Ben Hetzel, City Planner AGENDA ITEM: Zoning Text Amendment – Article XIII Village Mixed Use District GENERAL BACKGROUND: The City of Lake Elmo Planning Department has initiated a zoning text amendment of Article XIII Village Mixed Use District to incorporate the Village Medium Density Residential (V-MDR) and Village High Density Residential (V-HDR) zoning districts into the City Code. The incorporation of these districts is in implementation of the 2040 Comprehensive Plan. The 2040 Comprehensive Plan recommends creation of strong and vibrant districts in the Village Planning Area so that it becomes a destination for all residents of the community. The addition of these districts is part of a large picture that focuses on what makes specific areas of Lake Elmo unique by providing zoning standards to promote the vitality of places like the Old Village by bringing more people into the Village Planning Area. The V-MDR and V-HDR provide for an area of compact development mutually compatible through a combination of careful planning and urban design. The addition of these districts provides a mixture of uses and level of density and intensity intended to support the level of public infrastructure planned for the area and provide vitality to the Old Village. The criteria and standards outlined in the attached draft were derived from Planning Commission’s recommendations and guidance from the 2040 Comprehensive Plan. In reviewing the draft, it is important to consider the intent for the V-MDR, V-HDR as outlined in the comprehensive plan. There is a pending Preliminary Plat and PUD for the V-HDR and V-MDR zoning districts and a conceptual plat and PUD for the V-MDR districts. It is critical to adopt these districts at this time. ISSUE BEFORE THE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation to the City Council on the proposed zoning text amendments to amend Article XIII Village Mixed Use to implement the Comprehensive Plan and incorporate the V-MDR and V-HDR zoning districts into the city code. 105.12.770 PURPOSE AND DISTRICT DESCRIPTION V-MDR Village Low Density Residential. The purpose of the V-MDR zoning district is provide an area for greater variety in housing stock and bring more people closer to living within easy access to the Main Street of the Old Village. Appropriate housing types in this area may include single-family detached, duplexes, and townhomes/villa housing types. Residential development within areas zoned V-MDR will occur at a density of 3.01 to 8 units per acre. V-HDR Village High Density Residential. The purpose of the V-HDR zoning district is to provide an area 2 for a variety of higher density housing types in the Village Planning Area and to bring a higher concentration of people closer to Old Village Destinations and amenities. Appropriate housing types in this area include multifamily dwellings. This area is intended to provide for opportunities for more housing at a wider range of price points and to provide lifecycle housing in Lake Elmo. Residential development within areas zoned V-HDR will occur at a density of 8.01 to 12 units per acre. 105.12.780 PERMITTED AND CONDITIONAL USES Amendments to this section include adding the V-MDR and V-HDR districts into Table 11-1 (Permitted and Conditional Uses, Village Districts) and identifying what listed specific uses are allowed for each district. Each use and district correlation was determined with the purpose and intent of each district in mind. 105.12.790 LOT DIMENSTIONS AND BUILDING BULK REQUIREMENTS The V-MDR and V-HDR districts are incorporated into Table 11-2 (Lot Dimensions and Setback Requirements, Village Districts) to establish appropriate dimensional and building bulk requirements for each new district. In addition minor updates were made to the V-LDR and VMX districts. 105.12.820 LOT DEVELOPMENT STANDARDS FOR SPECIFIC USES No additional standards were added to this section. Only the removal of text for better clarification and transparency and inapplicable code references. RECOMENDATION: Staff recommends that the Planning Commission recommend approval of the proposed zoning text amendments to amend Section 105.12.770, Section 105.12.780, Section 105.12.790, and Section 105.12.820 of Article XIII Village Mixed Use District to incorporate the V-MDR and V-HDR zoning districts into the City Code. “Motion to recommend approval of the proposed text amendments to Article XIII Village Mixed Use District to incorporate the V-MDR and V-HDR zoning districts into the City Code.” NEXT STEPS: 1) Planning Commission recommendation to City Council 2) City Council Consideration and Action ATTACHMENTS: 1. Proposed Village Districts 2. Existing Village Mixed Use District 1 Article VIII Village Districts 105.12.770 Purpose And District Description Purpose. The village districts encompass the Lake Elmo Village Planning Area. The village districts provide for an area of compact development including a mix of uses made mutually compatible through a combination of careful planning and urban design and coordinated public and private investment. The mixture of uses and level of density and intensity is intended to support the level of public infrastructure planned for the area. (a) V-LDR Village Low Density Residential. The purpose of the V-LDR zoning district is to provide opportunity for lower density residential development in the Village Planning Area and to create a transition and connectivity between the heart of the Old Village and surrounding rural areas. Appropriate housing types in this area may include single-family detached housing. Residential development within areas zoned V-LDR will occur at a density of 1.5 to 3.0 units per acre. (b) V-MDR Village Medium Density Residential. The purpose of the V-MDR is to provide an area for greater variety in housing stock and bring more people closer to living within easy access of Old Village destinations and amenities. Appropriate housing types in this area may include single-family detached, duplexes, and townhomes/villa housing types. Residential development within areas zoned V-MDR will occur at a density of 3.01 to 8 units per acre. (c) V-HDR Village High Density Residential. The purpose of the V-HDR is to provide an area for a variety of higher density housing types in the Village Planning Area and to bring a higher concentration of people closer to Old Village destinations and amenities. This area is intended to provide for opportunities for more housing at a wider range of price points and to provide lifecycle housing in Lake Elmo. Appropriate housing types in this area may include multi-family dwellings. First floor non-residential uses may be appropriate. Residential development within areas zoned V-HDR will occur at a density of 8.01 to 12 units per acre. (d) VMX Village Mixed-Use District. This district is intended to continue the traditional mixed-use development that has occurred in the Old Village by allowing retail, service, office, civic and public uses as well as residential units. The mixture of land uses within the district is essential to establishing the level of vitality and intensity needed to support retail and service uses. Development within areas zoned VMX will occur at a density of 5 - 10 units per acre. Senior congregate care facilities may exceed this density maximum with a range not to exceed a total of 16 units per acre, provided the facility can satisfy all zoning and applicable conditional use permit review criteria. The placement of building edges and treatment of building, parking, landscaping, and pedestrian spaces is essential to creating the pedestrian friendly environment envisioned for the VMX district. 2 105.12.780 Permitted And Conditional Uses Table 11-1 lists all permitted and conditional uses allowed in the village districts. "P" indicates a permitted use, "C" a conditional use. Uses not so indicated shall be considered prohibited. Cross- references listed in the table under "Standards" indicate the location within this section of specific development standards that apply to the listed use. (a) Combinations of uses. The following use types may be combined on a single parcel: (1) Principal and accessory uses may be combined on a single parcel. (2) Permitted or conditional uses allowed within the district may be combined on a single parcel, provided that a unified and integrated site plan is approved. If one or both of the uses is/are conditional, the entire development must be approved as a conditional use. (b) Combination of uses, VMX district. (1) A mixed-use building that combines permitted or conditionally permitted uses may be developed meeting the form standards of this subchapter. (c) Non-Residential Uses: (1) On property zoned V-HDR, permitted on the street level (first floor) only. Such use shall have its primary entrance from the front or side of the building. 3 Table 11-1: Permitted and Conditional Uses, Village Districts V- LD R V-MDR V-HDR V M X Standard Residential Uses: Household Living: Single-family detached dwelling P P - C LEC 105.12.830(a) Two-family dwelling - P* - C* Single-family attached dwelling - C C C LEC 105.12.830(a) Multifamily dwelling - C C C LEC 105.12.830(a) Secondary dwelling C C - C LEC 105.12.830(a) Live-work unit - C - C LEC 105.12.830(b) Group Living: Group home P C - P LEC 105.12.500 Group residential facility - C - C LEC 105.12.500 Congregate housing - C - C LEC 105.12.500 Semi-transient accommodations - - - C LEC 105.12.500 Public and Civic Uses: Community services - - - P LEC 105.12.110 Day care center - C - P LEC 105.12.110 Public assembly - - - C LEC 105.12.110 Religious institutions - - - C LEC 105.12.110 Schools, public and private - - - C LEC 105.12.110 Services: Business services - - C P LEC 105.12.110 Business center - - - P LEC 105.12.110 Offices - - C P LEC 105.12.110 Communications services - - - P LEC 105.12.110 Education services - - C P LEC 105.12.110 Financial institution - - C P/C LEC 105.12.110, V-HDR First floor only and drive-thru prohibited. VMX Drive-thru by Conditional Use Permit. 4 Funeral home - - - C LEC 105.12.110 Lodging - - C C 154.302(d) Medical facility - - C C LEC 105.12.510 Membership organization - - - C Nursing and personal care - - - C LEC 105.12.510 Personal services - - C P Repair and maintenance shop - - - C LEC 105.12.830 Trade shop - - - C Veterinary services - - - C Food Services: Standard restaurant - - C P Restaurant with drive-through - - C - Drinking and entertainment - - - P LEC 105.12.520 Sales of Merchandise: Retail trade 1 - - - P Farmer's market - - - C Garden center - - - C LEC 105.12.960(g) Neighborhood convenience store - C P P Shopping center - - - C Wayside stand P - - P LEC 105.12.750(d) Automotive/Vehicular Uses: Automobile maintenance service - - - C LEC 105.12.830 Automobile parts/supply - - - C LEC 105.12.830 Gasoline station - - - C LEC 105.12.530(b) Parking facility - C C C LEC 105.12.830(b) Sales and storage lots - - - C LEC 105.12.530(c) Outdoor Recreation: Outdoor recreation facility - C - C LEC 105.12.550(c) Parks and open areas P P P P On public property or as an accessory use to serve residents of a primary use. 5 1Retail Trade in the VMX District includes all uses and activities defined as Retail Trade in LEC 105.12.110(b) (5) with the exception of building supplies sales and warehouse club sales. 105.12.790 Lot Dimensions And Building Bulk Requirements Lot area and setback requirements shall be as specified in Table 11-2, Lot Dimension and Setback Requirements. Table 11-2: Lot Dimension and Setback Requirements, Villages Districts V- LDR V-MDR V-HDR VMX Minimum Lot Area (square feet): a Nonresidential use - - - None Single-family detached dwelling 15,000 7,000 - 9,000 Two-family dwelling (per unit) b - 4,000 - 4,000 Single-family attached (per unit) c - 2,500 - 3,000 Multifamily dwelling (per unit) - 3,000 1,800 2,800 Secondary dwelling See LEC 105.12.740 (c) - - See LEC 105.12.740 (c) Congregate housing - - - LEC 105.12.500(c) Indoor Recreation/Entertainment: Indoor athletic facility - C C C LEC 105.12.560 Indoor recreation - - - C LEC 105.12.560 Transportation and Communications: Broadcasting or communications facility - - - C Accessory Uses: Home occupation P P P P LEC 105.12.110 Bed and breakfast P - - P LEC 105.04.220(a) Family day care P P - P LEC 105.12.110 Group family day care - - - C Temporary sales P P - P LEC 105.12.870(g) Parking facility - - - P LEC 105.12.830 Solar equipment P P P P Roof mounted only 6 Minimum Lot Width (feet): Single-family detached dwelling 70 50 - 70 Two-family dwelling (per unit) b - 30 - 30 Single-family attached per unit (per unit) c - 25 - 25 Multifamily dwelling (per building) - 75 60 75 Live-work unit - 25 - 25 Maximum height (feet/stories) 35 35/3 d 50 35/3 d Maximum Impervious Coverage: Residential lots 35 percent 50 percent 75 percent 75 percent Other - - - No Limit Minimum Building Setbacks (feet): Front yard (See 105.12.810 for potential setbacks in the Village Overlay District) 25 25 25 Single-Family Detached and attached - 25 Multifamily Dwellings: LEC 105.12.830(a)(6)a Non-Residential Uses: LEC 105.12.830(b) Interior Side Yard: Principal building 10 10 10 10 e Attached garage or accessory structure 5 5 5 5 Corner side yard 15 15 15 0 f Rear yard 20 20 20 10 g Notes to Village Districts Table: a. No development may exceed the residential density range as specified in the comprehensive plan for the corresponding land use category. b. Two-family units may be side-by-side with a party wall between them (twin) or located on separate floors in a building on a single lot (duplex). The per-unit measurements in this table apply to twin units, whether on a single lot or separate lots. The standards for single-family detached dwelling shall apply to a duplex containing two vertically-separated units on a single lot. c. In the case of single-family attached dwellings that are not situated on individual lots, minimum lot size shall be applied to each unit as a measure of density; i.e., one unit per 2,500 square feet. This standard is also used for multifamily dwellings. 7 d. Buildings up to 45 feet in height may be permitted as part of a PUD in the VMX and V-MDR districts. e. Side yard setbacks in the VMX district apply only along lot lines abutting residentially zoned parcels or those parcels with residential uses as the sole use. f. Corner properties. The side yard facade of a corner building adjoining a public street shall maintain the front setback of the adjacent property fronting upon the same public street, or the required front yard setback, whichever is less. If no structure exists on the adjacent property, and provided required setbacks are not otherwise stated herein, the setback shall be shown in the table. g. Properties zoned V-LDR abutting Stillwater Boulevard North (CSAH 14), Lake Elmo Avenue North (CSAH 17) north of Stillwater Blvd (CSAH 14), and Manning Avenue North (CSAH 15) shall have a minimum structure setback of 50 feet. 105.12.800 Dimensional Requirements and Preservation Of Open Space (a) Averaging of lot area. When lots are clustered within a development to provide common open space, the open space may be used to calculate an average density per lot to determine compliance with the individual lot area requirements. (b) Lot dimension reductions. Other reductions in dimensional standards may be considered as part of a planned unit development if these reductions provide for common open space within a development. 105.12.810 General Site & Building Design Considerations; Village Districts Development of land within the village districts shall follow established standards for traffic circulation, landscape design, and other considerations as specified by Lake Elmo City Code. (a) The Lake Elmo Design Guidelines and Standards shall govern site design and building design. (b) Circulation. (1) New access points to County State Aid Highway 14 may be refused or restricted to right- in, right-out movement if alternatives exist. Internal connections shall be provided between parking areas on adjacent properties wherever feasible. (2) The number and width of curb cuts shall be minimized. To promote pedestrian circulation, existing continuous curb cuts shall be reduced to widths necessary for vehicular traffic, and unnecessary or abandoned curb cuts shall be removed as parcels are developed. (c) Screening of existing residential structures. When a new more intensive residential or non-residential development is proposed adjacent to an existing single-family residential structure, screening shall be provided in accordance with LEC 105.12.480(f). The city may require buffering or screening above and beyond this section in cases where the required screening will not provide an adequate separation between the uses. (d) Sidewalks and/or trails. Where cul-de-sacs are permitted by the city, sidewalks or trails are required to connect the bulb of the cul-de-sac with the nearest through-road or trail. (e) Lake Elmo Theming Study. Elements of the Lake Elmo Theming Study not herein described must be incorporated in to development within village districts where applicable. 105.12.820 Development Standards For Specific Uses Development of land within the village districts shall follow established standards for traffic circulation, landscape design, and other considerations as specified by Lake Elmo City Code. The following standards apply to specific uses; other standards related to design and building type may be found at LEC 105.12.830. 8 (a) Residential units. (1) Single-family detached dwellings. a. Primary entrances are required to be along the front facade. b. Dwelling units shall be at least 24 feet in width, at least 960 square feet in area, and be placed on a permanent foundation. (2) Secondary dwellings. Restricted to lots occupied by single-family detached dwellings, and must meet the standards for secondary dwellings in residential districts, LEC 105.12.740(c) and, in the VMX, must be located within the primary structure. (3) Single-family attached. a. The primary entrance to each unit shall be located on the facade fronting a public street. b. Common open space for use by all residents or private open space adjacent to each unit shall be provided. Such open space shall compromise a minimum of 500 square feet per unit in the V-MDR. c. Unless otherwise specified in this article, single-family attached dwellings in the VMX and V-MDR shall adhere to the MDR district setbacks. (4) Multifamily dwelling units. a. Dwelling units within a mixed-use building are restricted to the upper floors or rear or side ground floors. b. Setback standards for multifamily dwellings not within a mixed-use development shall be determined through the conditional use process. c. Common open space for use by all residents or private open space adjacent to each unit shall be provided. Such open space shall compromise a minimum of 300 square feet per unit in the V-MDR and 200 square feet per unit in the V-HDR. (b) Nonresidential uses. (1) Setbacks, generally. The front yard setback of a new nonresidential building within the VMX district shall maintain the prevailing front yard setback of that block, or a maximum setback of 20 feet, whichever is less. (2) Repair and maintenance shop. No outdoor storage is permitted unless fully screened from public view. (3) Garden center. a. The storage or display of any materials or products shall meet all setback requirements of a structure, and shall be maintained in an orderly manner. Screening along the boundaries of adjacent residential properties may be required, meeting the standards of LEC 105.12.470(f). b. The storage of any soil, fertilizer or other loose, unpackaged materials shall be contained so as to prevent any effects on adjacent uses (4) Automobile maintenance service and automobile parts/supply. a. All vehicle repairs shall be conducted in a completely enclosed building. b. The storage or display of inoperable or unlicensed vehicles or other equipment shall meet all setback requirements of a structure, and shall be totally screened from view from adjacent public streets and adjacent residential properties. 9 (5) Trade Shop. Exterior materials storage must be totally screened from view from adjacent public streets and adjacent residential properties by a wall of the principal structure or a screen wall constructed of the same materials as the principal structure. (6) Live-work unit. The purpose of a live-work unit is to provide a transitional use type between a home occupation and a larger commercial enterprise, and to provide neighborhood-oriented commercial services, while maintaining a generally residential character in which the work space is subordinate to the residential use. a. The work space component shall be located on the first floor or basement of the building. b. The dwelling unit component shall maintain a separate entrance. c. The work space component of the unit shall not exceed 50 percent of the total gross floor area of the unit. d. A total of two off-street parking spaces shall be provided for a live-work unit, located to the rear of the unit, or underground/enclosed. e. The size and nature of the work space shall be limited so that the building type may be governed by residential building codes. f. The business component of the building may include offices, small service establishments, crafts considered accessory to a dwelling unit, limited retailing (by appointment only), or personal services. It may not include a wholesale business, a commercial food service requiring a license, a limousine business or auto service or repair. g. The business of the live-work unit must be conducted by a person who resides on the same lot. The business shall not employ more than two workers on-site at any one time who live outside of the live-work unit. (7) Parking facility. Structured parking is permitted as a ground floor use within a mixed-use building, provided that the entrance is located on side or rear facades, not facing the primary abutting street. The primary street-facing facade shall be designed for retail, office or residential use. (8) Outdoor dining accessory to food services. Outdoor dining is allowed as an accessory use provided that tables do not block the required sidewalk. 105.12.830 Accessory Uses And Structures Accessory uses are listed in Table 11-1 as permitted or conditional accessory uses. Accessory uses and structures in the village districts shall comply with the following standards and all other applicable regulations of this article: (a) Phasing. No accessory use or structure shall be constructed or established on any lot prior to the time of construction of the principal use to which it is accessory. (b) Incidental to principal use. The accessory use or structure shall be incidental to and customarily associated with the principal use or structure served. (c) Subordinate to principal use. The accessory use or structure shall be subordinate in the area, extent, and purpose to the principal use or structure served. (d) Function. The accessory use or structure shall contribute to the comfort, convenience, or necessity of the occupants of the principal use or structure served. (e) Location. The accessory use or structure shall be located on the same zoning lot as the principal use or structure. (f) Residential accessory structures. (1) Attached structures. An accessory structure shall be considered attached, and an integral part of, the 10 principal structure when it is connected by an enclosed passageway. All attached accessory structures shall be subject to the following requirements: a. The structure shall meet the required yard setbacks for a principal structure, as established for the zoning district in which it is located. b. The structure shall not exceed the height of the principal building to which it is attached. (2) Attached garages. a. Attached garages are encouraged to be side or rear loaded. If facing the primary street, garages shall be designed using one of the following techniques, unless specific physical conditions on the lot in question require a different approach: 1. The front facade of the garage shall be offset from the principal structure by a minimum of two feet from the plane of the public right-of-way. 2. The width of the attached garage shall not exceed 40 percent of the width of the entire principal building facade (including garage) fronting the primary street except that within the V-LDR district where it shall not exceed 60 percent of the width of entire principal building facade (including garage) fronting the primary street. b. Attached garages shall not exceed 1,000 square feet in area at the ground floor level except by conditional use permit. c. Garage doors or openings shall not exceed 14 feet in height. (3) Detached structures. Detached accessory structures for permitted residential structures in the village districts must be in accordance with the following requirements: a. Detached accessory structures shall be located to the side or rear of the principal building, and are not permitted within the required front yard or within a side yard abutting a street. b. Detached garages shall not exceed 1,000 square feet at ground floor level and shall not exceed a height of 22 feet or the height of the principal structure, whichever is higher. The maximum size and height may be increased upon approval of a conditional use permit, provided that lot coverage requirements are satisfied. c. Pole barns shall be prohibited. d. No more than 30 percent of the rear yard area may be covered by accessory structures. e. Garage doors or openings shall not exceed 14 feet in height. 105.12.840 Village Districts Design Review (a) Review of design. For certain development activity, as specified in the Lake Elmo Design Standards Manual, design review is required as part of the approval process. All projects subject to design review shall be reviewed for conformance with the Lake Elmo Design Standards Manual. A separate process for design review is not established. (1) Review authority and process. Design review shall be facilitated by the planning department and the review shall be conducted by the body or individual authorized to approve the development activity. Design review shall be incorporated in the established review of the development activity. For those applications under this section that require review by the planning commission, the planning commission shall consider the standards in the Lake Elmo Design Standards Manual in its recommendation to the city council. (2) Review by professional. The authorizing body may request review by a design professional of the proposed design or demolition. The cost of review by such design professional shall be the responsibility of the applicant, and shall not exceed $1,000.00 unless otherwise agreed to by the applicant. 11 (3) Development activity defined. a. Development activity consists of new construction and redevelopment activities, including remodeling that expands the footprint of a structure, altering, or repairing a structure in a manner that will change the exterior appearance of said structure. Development activity also includes the construction of a new parking lot and installation of signage. b. Exempt activities. The following activities shall be exempt from under review of this section: 1. Ordinary repairs and maintenance that will not change the exterior appearance of a structure; 2. Removal of existing signage without replacement unless said signs are an integral part of the building; 3. Emergency repairs ordered by the director of planning in order to protect public health and safety; 4. Exterior alteration, addition, or repair of a structure used as a single-family residence, duplex, or two-family residence; 5. Temporary signage, installed in accordance with LEC 105.12.430, or during which time an application for permanent signage is pending under this section; 6. Maintenance of existing signage advertising an on-site business; 7. Alterations only to the interior of a structure. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 1/12 ARTICLE XIII VILLAGE MIXED-USE DISTRICT 105.12.770 Purpose And District Description 105.12.780 Permitted And Conditional Uses 105.12.790 Lot Dimensions And Building Bulk Requirements 105.12.800 Dimensional Requirements And Preservation Of Open Space 105.12.810 General Site Design Considerations; Village Districts 105.12.820 Development Standards For Specific Uses 105.12.830 VMX District Design And Demolition Review 105.12.840 Accessory Uses And Structures 105.12.770 Purpose And District Description (a)V-LDR Village Low Density Residential. The purpose of the V-LDR zoning district is to provide opportunity for lower density residential development within the Old Village and create a transition and connectivity between the heart of the Old Village and surrounding rural areas. Residential development within areas zoned V-LDR will occur at a density of 1.5 to 3.00 units per acre. (b)VMX Village Mixed-Use District. The purpose of the VMX district is to provide an area for compact, mixed-use development made mutually compatible through a combination of careful planning and urban design and coordinated public and private investment. This district is intended to continue the traditional mixed-use development that has occurred in the village area by allowing retail, service, office, civic and public uses as well as residential units. The mixture of land uses within the district is essential to establishing the level of vitality and intensity needed to support retail and service uses. Development within areas zoned VMX will occur at a density of six to ten units per acre. Senior congregate care facilities may exceed this density maximum with a range not to exceed a total of 16 units per acre, provided the facility can satisfy all zoning and applicable conditional use permit review criteria. The placement of building edges and treatment of building, parking, landscaping, and pedestrian spaces is essential to creating the pedestrian friendly environment envisioned for the VMX district. The standards in this chapter are intended to implement and effectuate the principles and relationships established in the village master plan, which will be carried out through specific standards related to site planning, signage, architecture, building materials, and landscaping. Renovation and infill of traditional storefront- type buildings is encouraged, and parking standards may be waived to recognize the availability of on-street and shared parking facilities. HISTORY Amended by Ord. 08-245 on 2/16/2021 Adopted by Ord. 08-253 on 11/3/2021 105.12.780 Permitted And Conditional Uses Table 11-1 lists all permitted and conditional uses allowed in the urban residential districts. "P" indicates a permitted use, "C" a conditional use. Uses not so indicated shall be considered prohibited. Cross- references listed in the table under "Standards" indicate the location within this section of specific development standards that apply to the listed use. (a)Combinations of uses, village districts. The following use types may be combined on a single parcel: (1)Principal and accessory uses may be combined on a single parcel. (2)A principal and secondary dwelling unit may be combined according to the standards of LEC 105.12.740(c). 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 2/12 (b)Combination of uses, VMX district. (1)Single-family attached or multifamily complexes designed for rental or condominium occupancy, since these typically include multiple units and buildings on a single parcel. (2)Other permitted or conditional uses allowed within the district may be combined on a single parcel, provided that a unified and integrated site plan is approved. If one or both of the uses is/are conditional, the entire development must be approved as a conditional use. (3)A mixed-use building that combines permitted or conditionally permitted residential, service, retail and civic uses may be developed meeting the form standards of this subchapter. Office or studio uses on upper stories are encouraged. Table 11-1: Permitted and Conditional Uses, Village Districts V- LD R V M X Standard Residential Uses Household Living: Single-family detached dwelling P C* LEC 105.12.830(a)(1), (2), *(4) Two-family dwelling -C* LEC 105.12.830(a)(1), *(4) Single-family attached dwelling -C LEC 105.12.830(a)(1), (5) Multifamily dwelling -C LEC 105.12.830(a)(1), (6) Secondary dwelling C C LEC 105.12.750(c) and LEC 105.12.830(a)(1), (3) Live-work unit -C LEC 105.12.830(b)(6) Group Living: Group home P P LEC 105.12.500(a) Group residential facility -C LEC 105.12.500(b) Congregate housing -C LEC 105.12.500(c) Semi-transient accommodations -C LEC 105.12.500(c) Public and Civic Uses: Community services -P LEC 105.12.110(b) Day care center -P LEC 105.12.110(b) Public assembly -C LEC 105.12.110(b) Religious institutions -C LEC 105.12.110(b)(2) Schools, public and private -C LEC 105.12.510(a) Services: Business services -P LEC 105.12.110(b) 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 3/12 Business center -P LEC 105.12.110(b) Offices -P LEC 105.12.110(b) Communications services -P LEC 105.12.110(b) Education services -P LEC 105.12.510(a), LEC 105.12.110(b) Financial institution -P LEC 105.12.110(b) Funeral home -C LEC 105.12.110(b) Lodging -C 154.302(d) Medical facility -C LEC 105.12.510(b) Membership organization -C Nursing and personal care -C LEC 105.12.510(c) Personal services -P Repair and maintenance shop -C LEC 105.12.830(b)(1) Trade shop -C LEC 105.12.830(b)(2) Veterinary services -C LEC 105.12.830(b)(3) Food Services: Standard restaurant -P Restaurant with drive-through -C LEC 105.12.520(a) Drinking and entertainment -P LEC 105.12.520(b) Sales of Merchandise: Retail trade 1 -P Farmer's market -C Garden center -C LEC 105.12.960(g) Neighborhood convenience store -P Shopping center -C Wayside stand P P LEC 105.12.750(d) Automotive/Vehicular Uses: Automobile maintenance service -C LEC 105.12.830(b)(5) Automobile parts/supply -C LEC 105.12.830(b)(5) Gasoline station -C LEC 105.12.530(b) Parking facility -C LEC 105.12.830(b)(7) Sales and storage lots -C LEC 105.12.530(c) Outdoor Recreation: Outdoor recreation facility -C LEC 105.12.550(c) 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 4/12 Parks and open areas P P Indoor Recreation/Entertainment: Indoor athletic facility -C LEC 105.12.560 Indoor recreation -C LEC 105.12.560 Transportation and Communications: Broadcasting or communications facility -C Mixed-Uses: Combination of principal uses on a single parcel -C/ P LEC 105.12.530(b) Combination of principal and accessory uses on a single parcel P P LEC 105.12.530(a) Accessory Uses: Home occupation P P LEC 105.12.110(l)(5) Bed and breakfast P P LEC 105.04.220(a) Family day care P P LEC 105.12.110(l)(5) Group family day care -C Temporary sales P P LEC 105.12.870(g) Parking facility -P LEC 105.12.830(h)(7) Solar equipment P P LEC 105.04.220(c) Swimming pools, hot tubs, etc. P P LEC 105.08.160(c) Other structures typically incidental and clearly subordinate to permitted uses P P 1Retail Trade in the VMX District includes all uses and activities defined as Retail Trade in LEC 105.12.110(b) (5) with the exception of building supplies sales and warehouse club sales. HISTORY Amended by Ord. 08-243 on 1/5/2021 Adopted by Ord. 08-253 on 11/3/2021 105.12.790 Lot Dimensions And Building Bulk Requirements Lot area and setback requirements shall be as specified in Table 11-2, Lot Dimension and Setback Requirements. Table 11-2: Lot Dimension and Setback Requirements, Villages Districts V- LDR VMX Minimum Lot Area (square feet): a Nonresidential use -None Single-family detached dwelling 9,000 9,000 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 5/12 Two-family dwelling (per unit) b -3,000 Single-family attached (per unit) c -See notes a and h Multifamily dwelling (per unit) -See notes a and h Secondary dwelling -See LEC 105.12.740(c) Live-work unit -3,000 Congregate housing -LEC 105.12.500(c) Other structures -3,500 Maximum Lot Area (acres): Residential lots N/A N/A Other N/A N/A Minimum Lot Width (feet): Single-family detached dwelling 70 50 Two-family dwelling (per unit) b -30 Single-family attached (per unit) c -25 Multifamily dwelling (per building)-75 Live-work unit -25 Maximum height (feet/stories)35 35/3 d Maximum Impervious Coverage: Residential lots 35 perce nt 75 percent Other -No Limit Minimum Building Setbacks (feet): Front yard 25 Single-Family Detached, Two-Family, and Single-Family Attached: See LDR standards of LEC 105.12.730 Multifamily Dwellings: LEC 105.12.830(a)(6)a All Other Residential Uses: LEC 105.12.830(a)(7) Nonresidential Uses: LEC 105.12.830(b)(1) Interior Side Yard: Principal building 10 10 e Attached garage or accessory structure 5 5 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 6/12 Corner side yard 15 0 f Rear yard 20 10 g Notes to Village Districts Table: a. No development may exceed the residential density range as specified in the comprehensive plan for the corresponding land use category. b. Two-family units may be side-by-side with a party wall between them (twin) or located on separate floors in a building on a single lot (duplex). The per-unit measurements in this table apply to twin units, whether on a single lot or separate lots. The standards for single-family detached dwelling shall apply to a duplex containing two vertically-separated units on a single lot. c. In the case of single-family attached dwellings that are not situated on individual lots, minimum lot size shall be applied to each unit as a measure of density; i.e., one unit per 2,500 square feet. This standard is also used for multifamily dwellings. d. Buildings up to 45 feet in height may be permitted as part of a PUD in the VMX district. e. Side yard setbacks in the VMX district apply only along lot lines abutting residentially zoned parcels or those parcels with residential uses as the sole use. f. Corner properties. The side yard facade of a corner building adjoining a public street shall maintain the front setback of the adjacent property fronting upon the same public street, or the required front yard setback, whichever is less. If no structure exists on the adjacent property, and provided required setbacks are not otherwise stated herein, the setback shall be shown in the table. g. Properties zoned V-LDR abutting Stillwater Boulevard North (CSAH 14), Lake Elmo Avenue North (CSAH 17) north of Stillwater Blvd (CSAH 14), and Manning Avenue North (CSAH 15) shall have a minimum structure setback of 50 feet. HISTORY Amended by Ord. 08-244 on 1/5/2021 Adopted by Ord. 08-253 on 11/3/2021 105.12.800 Dimensional Requirements And Preservation Of Open Space (a)Averaging of lot area. When lots are clustered within a development to provide common open space, the open space may be used to calculate an average density per lot to determine compliance with the individual lot area requirements. (b)Lot dimension reductions. Other reductions in dimensional standards may be considered as part of a planned unit development if these reductions provide for common open space within a development. (c)Village open space overlay district. Development of areas within the village open space overlay district, as designated by the comprehensive plan, is not allowed. Residential lots shall not encroach on the areas designated as open space per this overlay district, unless berming or screening protected by a landscape easement is provided as an alternative approved by council. HISTORY Adopted by Ord. 08-253 on 11/3/2021 105.12.810 General Site Design Considerations; Village Districts Development of land within the village districts shall follow established standards for traffic circulation, landscape design, and other considerations as specified in LEC 105.12, arts V, VI and VII. (a)Circulation. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 7/12 (1)New access points to County State Aid Highway 14 may be refused or restricted to right- in, right-out movement if alternatives exist. Internal connections shall be provided between parking areas on adjacent properties wherever feasible. (2)The number and width of curb cuts shall be minimized. To promote pedestrian circulation, existing continuous curb cuts shall be reduced to widths necessary for vehicular traffic, and unnecessary or abandoned curb cuts shall be removed as parcels are developed. (b)Fencing and screening. Fencing and screening walls visible from the public right-of-way shall be constructed of materials compatible with the principle structure. (c)Lighting design. Lighting shall be integrated into the exterior design of new or renovated structures to create a greater sense of activity, security, and interest to pedestrians, and shall comply with LEC 105.04.050 et seq. (d)Exterior storage. Exterior materials storage must be screened from view from adjacent public streets and adjacent residential properties, by a wing of the principal structure or a screen wall constructed of the same materials as the principal structure. Height of the structure or screen wall must be sufficient to completely conceal the stored materials from view at eye level (measured at six feet above ground level) on the adjacent street or property. (e)Screening of existing residential structures. When a new development is proposed adjacent to an existing single-family residential structure, screening shall be provided in accordance with LEC 105.12.480(f). The city may require buffering or screening above and beyond this section in cases where the required screening will not provide an adequate separation between incompatible uses. (f)Sidewalks and/or trails. Where cul-de-sacs are permitted by the city, sidewalks or trails are required to connect the bulb of the cul-de-sac with the nearest through-road or trail. (g)Lake Elmo Theming Study. Elements of the Lake Elmo Theming Study not herein described must be incorporated in to development within village districts where applicable. HISTORY Adopted by Ord. 08-253 on 11/3/2021 105.12.820 Development Standards For Specific Uses Development of land within the village districts shall follow established standards for traffic circulation, landscape design, parking, signs and other considerations as specified in LEC 105.12, arts. V, VI and VII. The following standards apply to specific uses; other standards related to design and building type may be found at LEC 105.12.830. (a)Residential units, village districts. (1)All residential units, village districts. Residential housing units shall be designed to reflect the general scale and character of the village, including front yard depth, height and roof pitch, primary materials, facade detailing and size and placement of window and door openings. (2)Single-family detached dwellings, village districts. a.No parking shall be located in the front yard or between the front facade and the street except on a permitted driveway. b.Primary entrances are required to be along the front facade. c.Dwelling units shall be at least 24 feet in width, at least 960 square feet in area, and be placed on a permanent foundation. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 8/12 (3)Secondary dwellings, village district. Restricted to lots occupied by single-family dwellings, and must meet the standards for secondary dwellings in residential districts, LEC 105.12.740(c) and be located within the primary structure. (4)Single-family detached and two-family dwellings, VMX district. Unless otherwise specified in this article, single- and two-family dwellings in the VMX district shall adhere to the LDR district setbacks as specified in LEC 105.12.720. (5)Single-family attached, VMX district. a.The primary entrance to each unit shall be located on the facade fronting a public street; an additional entrance may be provided on the rear or side facade. b.Common open space for use by all residents or private open space adjacent to each unit shall be provided. Such open space shall compromise a minimum of 300 square feet per unit. c.No parking shall be located in the front yard or between the front facade and the street except on a permitted driveway. d.Unless otherwise specified in this article, single-family attached dwellings in the VMX district shall adhere to the MDR district setbacks as specified in LEC 105.12.730. (6)Multifamily dwelling units, VMX district. a.Dwelling units (both condominium and rental) within a mixed-use building are restricted to the upper floors or rear or side ground floors. b.Setback standards for multifamily dwellings not within a mixed-use development shall be determined through the conditional use process. (7)All other residential uses, VMX district. Setbacks for all other residential uses within the village districts not specifically outlined in this section shall be determined by either LEC 105.12.830 or through the conditional use process. (b)Nonresidential uses, VMX district. (1)Setbacks, generally. The front yard setback of a new nonresidential building within the VMX district shall maintain the prevailing front yard setback of that block, or a maximum setback of 20 feet, whichever is less. (2)Repair and maintenance shop. No outdoor storage is permitted unless fully screened from public view. (3)Trade shop. Exterior materials storage must be totally screened from view from adjacent public streets and adjacent residential properties by a wall of the principal structure or a screen wall constructed of the same materials as the principal structure. (4)Veterinary services. a.All activities must be conducted within an enclosed building. b.Specific veterinary practices shall be limited to veterinary medicine, surgery, dentistry, and related service for small domestic household pets. (5)Garden center. a.The storage or display of any materials or products shall meet all setback requirements of a structure, and shall be maintained in an orderly manner. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 9/12 Screening along the boundaries of adjacent residential properties may be required, meeting the standards of LEC 105.12.470(f). b.All loading and parking shall be provided off-street. c.The storage of any soil, fertilizer or other loose, unpackaged materials shall be contained so as to prevent any effects on adjacent uses. (6)Automobile maintenance service and automobile parts/supply. a.All vehicle repairs shall be conducted in a completely enclosed building. b.The storage or display of inoperable or unlicensed vehicles or other equipment shall meet all setback requirements of a structure, and shall be totally screened from view from adjacent public streets and adjacent residential properties. (7)Live-work unit. The purpose of a live-work unit is to provide a transitional use type between a home occupation and a larger commercial enterprise, and to provide neighborhood-oriented commercial services, while maintaining a generally residential character in which the work space is subordinate to the residential use. a.The work space component shall be located on the first floor or basement of the building. b.The dwelling unit component shall maintain a separate entrance located on the front or side facade and accessible from the primary abutting public street. c.The work space component of the unit shall not exceed 30 percent of the total gross floor area of the unit. d.A total of two off-street parking spaces shall be provided for a live-work unit, located to the rear of the unit, or underground/enclosed. e.The size and nature of the work space shall be limited so that the building type may be governed by residential building codes. An increase in size or intensity beyond the specified limit on floor area would require the building to be classified as a mixed-use building. f.The business component of the building may include offices, small service establishments, home crafts which are typically considered accessory to a dwelling unit, or limited retailing (by appointment only) associated with fine arts, crafts, or personal services. It may not include a wholesale business, a commercial food service requiring a license, a limousine business or auto service or repair for any vehicles other than those registered to residents of the property. g.The business of the live-work unit must be conducted by a person who resides on the same lot. The business shall not employ more than two workers on-site at any one time who live outside of the live-work unit. (8)Parking facility. Structured parking is permitted as a ground floor use within a mixed-use building, provided that the entrance is located on side or rear facades, not facing the primary abutting street. The primary street-facing facade shall be designed for retail, office or residential use. (9)Outdoor dining accessory to food services. Outdoor dining is allowed as an accessory use in the commercial districts, provided that tables do not block the sidewalk. A minimum of five feet of sidewalk must remain open. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 10/12 HISTORY Adopted by Ord. 08-253 on 11/3/2021 105.12.830 VMX District Design And Demolition Review (a)Review of design. For certain development activity, as specified in the Lake Elmo Design Standards Manual, design review is required as part of the approval process for a building permit, conditional use permit, or certificate of zoning compliance under this section. All projects subject to design review shall be reviewed for conformance with the Lake Elmo Design Standards Manual. A separate process for design review is not established. (1)Review authority and process. Design review shall be the responsibility of the individual or body authorizing the permit or certificate and shall be incorporated in the established review of the applicable building permit, conditional use permit, or certificate of zoning compliance. For those applications under this section that require review by the planning commission (i.e., conditional use permits), the planning commission shall consider the standards in the Lake Elmo Design Standards Manual as part of its recommendation to the city council. (2)Review by professional. The authorizing body may request review by a design professional of the proposed design or demolition. The cost of review by such design professional shall be charged by the applicant, and shall not exceed $1,000.00 unless otherwise agreed to by the applicant. (3)Development activity defined. a.Development activity consists of new construction and redevelopment activities, including remodeling that expands the footprint of a structure, altering, or repairing a structure in a manner that will change the exterior appearance of said structure. Development activity also includes the construction of a new parking lots and installation of signage. b.Exempt activities. The following activities shall be exempt from under review of this section: 1.Ordinary repairs and maintenance that will not change the exterior appearance of a structure; 2.Removal of existing signage without replacement unless said signs are an integral part of the building; 3.Emergency repairs ordered by the director of planning in order to protect public health and safety; 4.Exterior alteration, addition, or repair of a structure used as a single-family residence, duplex, or two-family residence; 5.Temporary signage, installed in accordance with LEC 105.12.430, or during which time an application for permanent signage is pending under this section; 6.Maintenance of existing signage advertising an on-site business; 7.Alterations only to the interior of a structure. HISTORY Adopted by Ord. 08-253 on 11/3/2021 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 11/12 105.12.840 Accessory Uses And Structures Accessory uses are listed in Table 11-1 as permitted or conditional accessory uses. Accessory uses and structures in the village districts shall comply with the following standards and all other applicable regulations of this article: (a)Phasing. No accessory use or structure shall be constructed or established on any lot prior to the time of construction of the principal use to which it is accessory. (b)Incidental to principal use. The accessory use or structure shall be incidental to and customarily associated with the principal use or structure served. (c)Subordinate to principal use. The accessory use or structure shall be subordinate in the area, extent, and purpose to the principal use or structure served. (d)Function. The accessory use or structure shall contribute to the comfort, convenience, or necessity of the occupants of the principal use or structure served. (e)Location. The accessory use or structure shall be located on the same zoning lot as the principal use or structure. (f)Residential accessory structures. (1)Design compatibility. On parcels used for residential structures within the village districts, the design and construction of any garage, carport, or storage building shall be similar to or compatible with the design and construction of the main building. The exterior building materials, roof style, and colors shall be similar to or compatible with the main building or shall be commonly associated with residential construction. (2)Attached structures. An accessory structure shall be considered attached, and an integral part of, the principal structure when it is connected by an enclosed passageway. All attached accessory structures shall be subject to the following requirements: a.The structure shall meet the required yard setbacks for a principal structure, as established for the zoning district in which it is located. b.The structure shall not exceed the height of the principal building to which it is attached. (3)Attached garages. a.Attached garages are encouraged to be side or rear loaded. If facing the primary street, garages shall be designed using one of the following techniques, unless specific physical conditions on the lot in question require a different approach: 1.The front facade of the garage shall be offset from the principal structure by a minimum of two feet from the plane of the public right-of-way. 2.The width of the attached garage shall not exceed 40 percent of the width of the entire principal building facade (including garage) fronting the primary street within the VMX district and 60 percent of the width of entire principal building facade (including garage) fronting the primary street within the V-LDR district. b.Attached garages shall not exceed 1,000 square feet in area at the ground floor level except by conditional use permit. c.Garage doors or openings shall not exceed 14 feet in height. 5/5/22, 2:31 PM Print Preview https://lakeelmo.municipalcodeonline.com/book/print?type=ordinances&name=ARTICLE_XIII_VILLAGE_MIXED-USE_DISTRICT 12/12 (4)Detached structures. Detached accessory structures for permitted residential structures in the village districts must be in accordance with the following requirements: a.Detached accessory structures shall be located to the side or rear of the principal building, and are not permitted within the required front yard or within a side yard abutting a street. b.Detached garages shall not exceed 1,000 square feet at ground floor level and shall not exceed a height of 22 feet or the height of the principal structure, whichever is higher. The maximum size and height may be increased upon approval of a conditional use permit, provided that lot coverage requirements are satisfied. c.Pole barns, as defined herein, shall be prohibited. d.No more than 30 percent of the rear yard area may be covered by accessory structures. e.Garage doors or openings shall not exceed 14 feet in height. (g)Exterior storage on residential parcels. All materials and equipment shall be stored within a building or be fully screened so as not to be visible from adjoining properties, except for the following: (1)Laundry drying. (2)Construction and landscaping materials and equipment currently being used on the premises. Materials kept on the premises for a period exceeding six months shall be screened or stored out of view of the primary street on which the house fronts. (3)Agricultural equipment and materials, if these are used or intended for use on the premises. (4)Off-street parking and storage of vehicles and accessory equipment, as regulated in LEC 105.12.410. (5)Storage of firewood shall be kept at least ten feet from any habitable structure and screened from view of adjacent properties. (6)Outdoor parking. (h)Temporary sales. Temporary sales, also known as yard or garage sales, are permitted in all residential districts, limited to two per calendar year per residence, not to exceed four days in length for each event. (i)Accessory uses and structures not listed. Standards for accessory uses and structures that are permitted in all districts, or in all residential buildings in any district, are listed in LEC 105.12, art. VII, specific development standards. These include uses such as family and group family day care, bed and breakfast facilities, and home occupations, and structures such as swimming pools and solar equipment. HISTORY Adopted by Ord. 08-253 on 11/3/2021 1 STAFF REPORT DATE: 06/13/2022 PUBLIC HEARING ITEM#: 4c TO: Planning Commission FROM: Molly Just, Planning Director AGENDA ITEM: Consideration of front setbacks in MDR and HDR Districts BACKGROUND: The City Council has directed the Planning Department to pursue amendments to the Medium Density Residential (MDR) and High Density Residential (HDR) zoning districts. As development has been proposed and occurred along the new 5th Street in the South Planning Area, some buildings have been located closer to the public way than others. With the varying land use densities and intensities planned for 5th Street this is an opportunity to guide building placement along this new local street. At the May 23, 2022 meeting the Planning Commission suggested bringing forward for public hearing and consideration language to establish a 40 foot setback along 5th Street, Hudson Boulevard, Inwood Avenue, Keats Avenue, Lake Elmo Avenue and Manning Avenue. Staff suggested a 40 foot setback based on an analysis of existing and proposed development along the east side of 5th Street. The Zoning Map and Comprehensive Plan Future Land Use Maps are attached to understand the variety of existing and planned land uses for the South Planning Area. A review of building placement in medium and high density districts in other communities in Washington County yields the following information for consideration. Note that the examples below are exceptions to the setback standards meaning that the greater setback would not apply to most parcels but is intended to address the possible impacts on livability of being close to a major road. The City of Stillwater has a greater minimum setback for all building types (principal and accessory) from all yards (front, side, rear) from portions of Trunk Hwy 96, County Roads 12 and 15, McKusick Road and railroads. The City of Forest Lake has greater minimum front yard setbacks for principal buildings based on roadway type (arterial, collector, local street, existing private street, and internal street). Side and rear yard setbacks are not based on roadway type. The City of Woodbury has a greater minimum setback for all building types (principal and accessory) from all yards (front, side, rear) from existing or future collectors. PROPOSED CHANGES Based on this research and considering the planned and built environment in the South Planning Area, staff suggests an approach similar to Stillwater and Woodbury in which the greater setback would apply to all yards and to both principal and accessory buildings. This would lead to a more pleasant built environment for residents and pedestrians and create a consistent and greater separation between vehicles and residents. As to whether to follow the Stillwater or Woodbury approach, staff is inclined to take the Stillwater approach as it is more surgical. For that reason, both approaches are provided and the Planning Commission is asked to provide a preference. 2 Section 105.12.720 Urban Residential Districts Lot Dimensions and Building Bulk Requirements GC LDR MDR HDR i. The minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts an existing or planned collector or arterial street. Planned streets are identified in the Lake Elmo Comprehensive Plan. Or i. The minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts any of the following roadways: a. Hudson Boulevard b. 5th Street (planned and existing) c. Inwood Avenue d. Keats Avenue e. Lake Elmo Avenue f. Manning Avenue 3 Section 105.12.930 Commercial Districts Lot Dimension and Bulk Building Requirements LC CC C BP e. For residential uses, the minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts an existing or planned collector or arterial street. Planned streets are identified in the Lake Elmo Comprehensive Plan. Or e. For residential uses, the minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts any of the following roadways: a. Hudson Boulevard b. 5th Street (planned and existing) c. Inwood Avenue d. Keats Avenue e. Lake Elmo Avenue f. Manning Avenue 4 Section 105.12.880 Mixed-Use Commercial and Mixed Use Business Park Districts Lot Dimensions and Building Bulk Requirements MU-C MU-BP L. For residential uses, the minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts an existing or planned collector or arterial street. Planned streets are identified in the Lake Elmo Comprehensive Plan. Or L. For residential uses, the minimum front, rear, or side yard setback for accessory and principal buildings shall be 40 feet when the yard abuts any of the following roadways: a. Hudson Boulevard b. 5th Street (planned and existing) c. Inwood Avenue d. Keats Avenue e. Lake Elmo Avenue f. 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Oakdale Inwood Avenue North10th Street North 5th Street North Eagle Point BoulevardLakeOlson Lake Jane LakeElmoSunfish LakeE a gle P oint L a k e DownsLake 0 1800 3600 5400 7200Ft ´ Future Land Use Map 2040 Future Land Use Map Date: January 2021 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 !!!! !! !!!!!! !!!!!! !!!!!! !!!!!! !! !! !! !! !! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!!!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !! !!!! !!!! !!!! !!!!!!!! !!!! !!!! !!!! !!! !!! !!!! !!!! !!!! !!!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!!!!!! !! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!!!!! !!! !!!!!!! !!!! !!!! !!!! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! ! ! !!!! !!!! !!!!!!! !!!!!!! !!!!!!! !! !! !!!! !!!! !!!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !!! !!! !!! !! !! !!!!!!!!!!!! ! ! ! !! !! !! !! ! ! !!! !!! !!! !!! !! !! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !!!!!!! !! !!! ! !! !! !!!!!!!!!! ! ! ! !! !! ! ! ! !!! ! ! !! !! !! !! !! !! ! ! ! ! ! ! ! ! !! !!!!!!!!!!!!!!!!!!! !! !! !!! !!! !!!!! !! !! !!!!!!!!!! ! !!!!! !! !! !!!! !! !! !! !! !! !! !! !! !! !! !! !! !!! !!! !!! ! ! !! !! ! !!!! !!! !!! !!! !!! !!! ! ! !! !!!! !! !!! !! ! ! !! !! ! !! !! !! !!!! !! !! !! !! !! !! ! ! !! !! ! ! ! !! !!!!!!!!!!! !! !! !!!!!!!!! !! !!! !! !! !! !!!! !!!!! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !!! !!! !!! !!! !!! !!! !! !! !! !! !!!! !! !! !! !! !! !! ! ! !!!!!! ! !!! !!! !!! !! !! !! !! !! !!! !!! !!! !!!!! !!!!! !!!!! !!!!! !!!!! ! !!!! !! !! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !!! !! !! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !!!! !! !! !! !! !! !! !! !! !!!! !! !! !!! !! !! !! !! ! ! ! ! !! !! !! !! !! !!!!!!!!!!!!! !! !! !! !! !!!!!!!!!! !! ! ! ! ! ! ! ! ! ! ! !! !! !! !! !! !! !! !!!!!!!!!!!!!! ! !! !! !! !! ! ! ! !!!!!! ! ! ! ! ! ! ! !! !! !! !! ! ! ! !!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!! !! !! !! ! ! ! ! ! ! !!!!!!!!!!!! !! ! ! ! ! !! !! ! ! !! !!! !! !!!!!!! !! !! !! !! ! ! !! !!!! !! !!!!!! !! !!!! !! !! !! !!!! !!!! !!!!´ Lake Elmo Zoning Map Data Source: Washington CountyMap Created By: Planning Dept.Map Updated: April 2022 City ofOak ParkHeights BaytownTownship WestLakelandTownship City of Afton City ofOakdale City ofPine Springs Union Pacific RR City of Woodbury City of Grant LakeElmo LakeJane RoseLakeGooseLake LakeOlson LakeDeMontreville HorseshoeLake SunfishLake Bald EagleLake DownsLake KraemerLake ArmstrongLake ClearLake Goetschel'sPond 0 10.5 Miles City ofOakdale LegionPond 59th St.Hytrail Ave.H ighlands Trl.Hillt op Ave . 5 3 rd S t.Hill Trl. 50th St.Demontreville Trl.55th St.Isle Ave.Jamaca Ave.J a n e R d.Julep Way57th St. 55th St. 53rd St.Jerome Ave,4 9 t h St. 51st St. 59th St.Kelvin Ave.57th St. 56th Pl.Jasper Ave.57th St.57th St. Cir.Lake Elmo Ave.Keats Ave.50th St.Kirkwood Ave.47th St.Julep Ave Lake J ane Trl. 45th St. Highway 36 50th St.Lily Ave.Linden Trl. Tapestry Rd. 55th St.Stillwater Blvd.Linden Ave.56th St.58th St.Manning Ave.Linden Trl.Lilac Ln.Lilac Pl.Lilac Way Lake Elmo Ave.47th St.Little Blue Stem Trl.44th St.Stillwater W ayStillwater Blvd. Kirkwood Ln.Blazingstar Ln.Prairieview Trl. 41st St.Wildflower Dr.39th St.Laverne Ave.Manning Ave.43rd St.Tapestry Bnd.Layton Ave.Kimbro Ave.Kindred WayStillwater Blvd.Kelvin Ave.Jamaca Ave.Birch BarkTrl.Hidden Bay Trl.Deer Pond Trl.Ol s o n La k e Trl.Ideal Ave.Lake Jane Trl. 39th St. 38th St.Innsdale Ave.Irish Ct.Irvin Ct.Isle Ave.Ivy Ct.Iris Ave.37th St.36th St. 35th St. Jamaca Ct.Lake Elmo Ave.U p p e r 3 3 r d S t .3 6 th S t.32nd St.Klondike Ave.31st St. 30th St.Langly Ct.32nd St.Village Pkwy.Linden Ave.32nd St. 3 5 t h St. Lisbon Ave. Ct.Legion Ave.24th St.Legion Ave.20th St.Legion Ln.Manning Trl.21st St. Palmer Dr. A n nik a D r. 14th St. 10th St.10th St. Lee w ard A ve.Laverne Ave.Layton Ave.11th St. Cimmaron 6th St. 5th St. 3rd St.4th St.Lake Elmo Ave.3rd St. Hudson Blvd.Hudson Blvd.I-94Keats Ave.Royal Blvd.Julia Ave.Marquess Trl.Inwood Ave.Imperial Ave.27th St. 26th St. 27th St. 28th St. Ironwood Trl.27th St. Ct.Ivy Ave.Jamley Ave.3 1 s t S t .Jonquil Ave.Jonquil Trl. 22nd St. 21st St.Inwood Ave.15th St.Ivy Ave.Ivory Ave.Whistling Valley TrlWhistling Valley Rd.9th St. Julip Ave. Jewel Ave.Island Trl.5th St. 7th St. E a g le P o in t B lv d .Ivywood Ct.Irving Blvd. 9th Pl. 7th St. Jade Ct.Jade Trl.4th St.Jean Ave.Junco Rd.8th St.Juniper Ave.6th St.James Ave.5th St. Ln. 5th St. 3 4 t h S t .3 5 t h S t. Lake Elmo Park Reserve Sunfish LakePark Reid ParkRidge ParkZoning Districts RT - Rural Transitional RR - Rural Residential RE - Residential Estate LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential R2 - One & Two-Family Residential V-LDR - Village Low Density Residential RS - Rural Single Family GCC - Golf Course Community OP - Open Space PUD LC - Limited Commercial C - Commercial CC - Convenience Commercial BP - Business Park MU-BP - Mixed-Use Business Park MU-C - Mixed-Use Commercial V-MX - Village Mixed Use A - Agricultural PF - Public Facilities Water Body Closed Landfill Browns Creek South Washington Valley Branch Shoreland Overlay District Hatching Represents Planned Unit Developments (PUD) 1 STAFF REPORT DATE: 6/13/22 NEW/UNFINISHED BUSINESS ITEM # 5 TO: Planning Commission FROM: Molly Just, Planning Director AGENDA ITEM: Preliminary Plat and Preliminary Planned Unit Development, Zoning Map Amendment and Conditional Use Permit for 9450 Hudson Boulevard BACKGROUND: Dominik Jenson, representing SRD 2.0, LLC, is requesting approval of a zoning map amendment (rezoning), preliminary planned unit development (PUD) and preliminary plat for the property located on the north side of Hudson Boulevard, west of Julia Avenue (9450 Hudson Boulevard). The plat depicts two parcels and the PUD depicts a 190-unit apartment building on one parcel and a daycare center, known as the Goddard School, on the other parcel. Brad Coats of the Goldridge Companies is requesting approval of a conditional use permit for the daycare center on the rezoned property. Daycare centers are allowed by conditional use permit in the Mixed-Use Commercial District. The daycare center would be licensed by the Washington County for up to 188 children and would be limited to providing daycare and preschool between the hours of 6:30 am and 6:30 pm Monday through Friday. At the May 23, 2022 meeting the Planning Commission conducted a public hearing, discussed the applications and, consistent with the staff recommendation, tabled action on the applications until the plans would be revised to better reflect the minimum requirements for on- and off-site improvements. UPDATE: The plans have been updated to better reflect the minimum requirements for on- and off-site improvements. Staff have recommended conditions of approval that would result in the additional revisions needed to bring the plans in compliance with City standards for public safety, public infrastructure, stormwater management, landscaping and the high level of site design expected for approval of a PUD. Additionally, there are two issues that must be resolved prior to submittal of a final plat and PUD application. 1. The applicant proposes to charge for underground parking but Section 105.12.410 Off-Street Parking expressly prohibits charging for required parking for multifamily housing. The applicant may choose to seek a zoning text amendment to remove this language. Staff could support such an amendment. Another option would be to seek relief from that provision through the PUD process. Staff could not support that as the applicant only proposes to charge for underground parking and it is the underground parking that the applicant is using to justify a request for bonus density. 2. There are two developers as part of the overall project. SRD 2.0, LLC is listed as the applicant for the PUD and Plat, the developer of the multifamily building and it is indicated will construct the on and off-site improvements. Once the plat is recorded SRD would sell the smaller parcel to the Goldridge Companies for their construction of the daycare center. To avoid the City being brought into a conflict between the developers if one delays the other’s project, the City should require that both 2 developers be a party to the development or site work agreement and that the phasing of development be fully laid out in the agreement. Staff has recommended a condition of approval tying issuance of permits for the daycare center to completion and acceptance of public improvements related to the plat and PUD. 3. Section 105.12.410 Off-Street Parking prohibits charging for the parking required for multi-family housing. The applicant proposes to charge for the proposed underground parking spaces. ISSUE BEFORE COMMISSION: The Planning Commission is being asked to continue review of the proposal, provide feedback and make a recommendation to the City Council on the above-mentioned requests. GENERAL INFORMATION: Applicant: SRD 2.0 LLC of 900 N. Third Street, Minneapolis, MN 55401 and Brad Coats of the Goldridge Companies 310 Pinnacle Way, #300, Eau Claire, WI 54701 Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345 Location: North of Hudson Boulevard, west of Julia Avenue PID#: 34.029.21.34.0012 Request: Rezoning, Conditional Use Permit, Preliminary Plat/PUD Plan approval Site Area: 14.15 acres Land Use Guidance: 2040 Comprehensive Plan – Mixed Use Commercial Zoning: RT - Rural Development Transitional Proposed Zoning: MU-C PUD (Mixed Use Commercial/PUD) Surrounding Land Use Guidance: Mixed Use Commercial to the west, Medium Density Residential to the North, High-density residential (The Springs) across Julia Avenue to the east, and Hudson Boulevard and I-94 to South. History: The property has been used as rural vacant land with a pole building used storage and possibly as a homestead. A large portion of the eastern part of the site is covered in trees. Deadline for Action: Application Complete – 5/5/2022 60 Day Deadline – 7/4/2022 Extension Letter Mailed – 6/9/2022 120 Day Deadline – 9/2/2022 Applicable Codes: Article 14 – Mixed Use Commercial District Section 105.12.290 – Conditional Use Permits Article 18 – Planned Unit Development Regulations Title 103 – Subdivision Regulations Section 105.12.410 Off-Street Parking PROPOSAL DETAILS/ANALYSIS: Project Overview/Site Plan. The proposed mixed-use development will be located at the south west corner of the intersection of Hudson Boulevard and Julia Avenue. The proposed development would have a mix of land uses including a 190-unit apartment building and a preschool/child care center for up to 188 children. The development is proposed as a PUD because the developer is requesting flexibility from the strict zoning regulations of the MU-C zoning district by having reduced setbacks for parking areas, parking between the building and the street, and to increase the allowed residential density through the use of bonus density. 3 The site plan shows the primary entrance to the development would be off of Julia Avenue and a secondary access off of Hudson Boulevard. A private driveway internal to the project would be shared by the apartment building and the daycare building. Staff recommends that a shared access and maintenance easement agreement be recorded on the property. Land Use. The 2040 Comprehensive Plan shows this site designated as MU-C (mixed use commercial). The 2040 Plan notes “this designation is a new land use and identifies where a mix of commercial and residential uses may be integrated to benefit from proximity and adjacencies to each other. Commercial uses in this category include service and retail uses such as, but not limited to, restaurants, shops, convenience stores, salons, studios and dry cleaners. Land with this designation is assumed to develop with a minimum of 50 percent residential use with a density ranging from 10-15 dwelling units per acre.” In this case, the applicant is proposing 190 dwelling units on a newly platted lot of 10.819 acres. Residential density is calculated using net density and so the right of way dedication of 1.378 acres would be added to the lot size, totaling 12.197 acres. This calculates to 15.57 units per net acre thus exceeding the density limits set for this area in the 2040 Comprehensive Plan (without any credit for density bonuses that the City may grant through the PUD process). Zoning Map Amendment. In order for this development to proceed, the City will need to approve a zoning map amendment (rezoning) for the property from RT (rural transitional) to MU-C (mixed-use commercial). According the Lake Elmo Zoning Code, The purpose of the mixed-use commercial district is to provide areas in the city for and promote mixed-use development that supports a sustainable mix of retail, commercial and residential uses that will benefit from proximity and adjacency to one another. The mixed-use commercial district will serve as a transitional district between more intense highway-oriented development and less intense rural or medium density residential uses. At least 50 percent of the net developable area of a proposed mixed-use commercial development is to be residential, and residential development within these areas shall occur at a density range of ten to 15 units per acre. Preliminary Plat/PUD Plans Preliminary Plat. The proposed preliminary plat shows two parcels for the project site and right-of-way dedication. Additional right-of-way dedication may be needed which could impact net residential density. Dedicated utility easements will be required over all public watermain and sanitary sewer. Additional easement revisions and existing conditions information is needed. PUD – Overlay and Minimum Requirements. Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has found the following: • 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 is required for the proposed development as there is a proposed reduced parking setback from the residential zone to the north, parking depicted between the daycare center and the street, and to achieve additional density. 4 • Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or more objectives as outlined in Article XVII: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the proposed development would meet the following objectives: D. 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 development will provide additional opportunities for rental housing within the City. H. Higher standards of site and building design than would otherwise be provided under conventional land development technique. • The proposed development provides a high quality of site and building design. • Minimum Requirements. PUDs must meet the following minimum requirements: A. Lot Area. A PUD must include a minimum of 5 acres. • Requirement met. B. Open Space: For all PUDs, at least 20% of the project area not within street rights- of-way to be preserved as protected open space. Other public or site amenities may be approved as an alternative to this requirement. Any required open space must be available to the residents, tenants, or customers of the PUD for recreational purposes or similar benefit. Land reserved for storm water detention facilities and other required site improvements may be applied to this requirement. Open space shall be designed to meet the needs of residents of the PUD and the surrounding neighborhoods, to the extent practicable, for parks, playgrounds, playing fields and other recreational facilities. • Requirement met but the PUD should indicate the requirement. C. Street Layout. In existing developed area, the PUD should maintain the existing street grid, where present, and restore the street grid where it has been disrupted. In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • Access onto Julia Avenue would align with the Julia Avenue access for the Springs Apartments. This requirement is met. Proposed Amenities. The City’s PUD ordinance provides that developers may provide amenities with their projects for increased density of up to 20 percent. In this case, because the applicant is proposing a housing density of 15.57 units per acre, the developer will need to provide amenities with the project to justify the increased housing density above the expected allowed density range 10-15 units per acre of the future MU-C land use designation. In addition, 5 a PUD should offer the City (and future residents) amenities in exchange for the flexibility of allowing a reduced parking setback from the northerly property line. In this case, the developer is proposing the following site amenity that may qualify for amenity points: • Underground or structure parking. The application indicates that underground parking will be provided in addition to surface parking but that the underground parking would be for a fee. It has been indicated that the underground parking will reduce the surface parking area outside the footprint of the principal structure by 25%, which is necessary to be eligible for bonus density (9 points possible). The benefit of the reduced footprint is the reduced impervious surface. It should be noted that the zoning code prohibits charging for required parking spaces for multifamily dwellings and so this must be resolved by the applicant. The Planning Commission should consider and make a recommendation to the City Council as to whether the proposal meets the threshold for granting the proposed increased density. Consistency with Proposed Mixed Use Commercial Zoning District. As noted earlier, the proposed development will require City approval of a Zoning Map Amendment to rezone the property to Mixed Use Commercial (from the current RT (rural transitional)) zoning designation. As such, staff reviewed the proposed PUD Plans against the standards of the Mixed Use Commercial zoning district, as shown below. If approved, the PUD must indicate the specific relief granted from the MU-C requirements. Standard MU-C Required Proposed Density 10-15 units per acre 15.57 units per acre (10.819 acre lot + 1.378 ROW dedication) Impervious Surface Maximum 75% 37% Maximum Height 50’ Met for both buildings Minimum Lot Width 60 feet per residential building and 100 for non- residential Met for both buildings. Minimum Lot Area (per Unit) N/A 2,796 square feet Front Yard Setback (from Julia) 20 feet Met for both buildings Interior Side Yard 10 feet Met for both buildings Corner Side Yard 10 feet Met for both buildings Rear Yard Setback (Building) 20 feet Met for both buildings Parking Setback (from residential zones) 35 feet 20 feet Parking Minimum and mix Parking Placement TBD Not to be located in the front yard or between the front façade and street. TBD Parking placement met for residential building. Parking 6 Lake Elmo Design Guidelines and Standards apply placement not met for the daycare center. Open space 300 square feet of common open space provided per unit. Met RECOMMENDED FINDINGS: Recommended Finding for Rezoning: Staff recommends approval of the Rezoning of the subject property from RT (rural transitional) to MU-C (mixed use commercial) based on the following finding: That the proposed rezoning will be consistent with the land use designation of the site which is MU-C (mixed use commercial) as depicted in the 2040 Comprehensive Plan. Recommended Findings for Conditional Use Permit: Staff recommends approval of the Conditional Use Permit for a daycare center at 9450 Hudson Boulevard (PID 34.029.21.34.0012) based on the following findings: 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience, or general welfare of the neighborhood or the city. 2. The use or development conforms to the city comprehensive plan. 3. The use or development is compatible with the existing neighborhood. 4. The proposed use meets all specific development standards. 5. If the proposed use is in a floodplain management or shore land area, the proposed use meets all the standards. 6. The proposed use will be designed, constructed, operated, and maintained so it will not change the essential character of that area. 7. The proposed use will not be hazardous or create a nuisance to existing or future neighboring structures. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. 7 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. 11. Vehicular approaches to the property will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic features of major importance. Recommended Conditions of Approval. Staff recommends the Planning Commission recommend to the City Council approval of the Conditional Use Permit for a daycare center at 9450 Hudson Boulevard (PID 34.029.21.34.0012) as proposed with the following conditions: 1. The daycare center shall remain licensed at all times and for no more than 188 children 2. The daycare center and preschool hours of operation shall occur between 6:30 am and 6:30 pm Monday through Friday. 3. Prior to opening the daycare center and preschool the applicant shall provide evidence of licensure. 4. No City permits for work related to the daycare center/preschool shall be issued until the public improvements for the approved plat and PUD have been found complete and are accepted by the City. Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat and PUD for 9450 Hudson Boulevard (PID 34.029.21.34.0012) based on the following findings: 1. That the preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Mixed Use Commercial zoning district with PUD modifications. 3. That the preliminary PUD Plan generally complies with the City’s Zoning Code except for parking setbacks from a residential zone, parking placement for the daycare center, and the maximum allowed density. 4. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 5. That the preliminary plat generally complies with the City’s Subdivision regulations. 6. That the preliminary plat generally complies with the City’s design standards. 7. That the preliminary plat generally complies with the City’s Zoning Code. 8. That the preliminary PUD Plan must be revised to be consistent with the City’s engineering standards and as noted in the City Engineer’s memorandum. 9. That the preliminary PUD Plan must be revised to be consistent with the City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo. 10. That the preliminary PUD Plan must be revised to be consistent with the City’s fire department memo. 8 11. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum lot area, open space and street layout. 12. That the preliminary PUD Plan meets one or more of the required PUD objectives identified in Article 18 including providing: Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. 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. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. 13. That the preliminary PUD Plan includes amenities that may be worthy of amenity points to increase the overall housing density in the development from a max of 15 units per acre to 15.57 units per acre. The qualifying amenity is the provision of underground parking to reduce the amount of impervious surface. Per code requirements, the proposed underground parking reduces the amount of surface parking stalls located outside of the footprint of the principal structure by a minimum of 25 percent. For every additional five percent of surface parking stalls reduced above 25 percent the applicant may be awarded one additional amenity point, up to a max of 10 amenity points or a 10% increase in density. See Article 18, Table 16-2. Recommended Conditions of Approval. Staff recommends the Planning Commission recommend to the City Council approval of the preliminary PUD and preliminary plat for 9450 Hudson Boulevard (PID 34.029.21.34.0012) as proposed with the following conditions: 1. That the City approves a Zoning Map Amendment to rezone the site from rural area development (RAD) to MU-C (mixed use commercial). 2. That the future final plat and final PUD plans would be for the parcel with the PID 34.029.21.34.0012. 3. That the application for final plat and final PUD Plans identify all requests for flexibility from the City Code. 9 4. That prior to the City finding any application for final plat and PUD plan complete, before approval of the subject Conditional Use permit, and before approval of the subject rezoning, the developers of the subject property and the subject buildings and prospective owners of each parcel shall submit in writing an agreement outlining responsibility for construction of on and off-site improvements and a formal recognition of the implications of delays or default by either party. 5. That the final plat and PUD plan depict a shared parking and access easement across the plat and that prior to release of the final plat the applicant shall provide to the City a recorded shared parking, access and maintenance agreement for all parcels on the plat. 6. That prior to the City finding any application for final plat and PUD plan complete the applicant shall address all comments in the City Engineer’s memo dated June 8, 2022 to the satisfaction of the City Engineer. 7. That prior to the City finding any application for final plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 8. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the landscape plan to meet Article VIII Environmental Performance Standards in accordance with the City Landscape Architect’s memo dated June 9, 2022 to the satisfaction of the City Landscape Architect. 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall resolve the following to the satisfaction of the Fire Chief. A. From their April 28, 2022 memo - 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. Following review of the submitted turning radius overlay, several areas exist where the turning radius overlay extends past the curb line and shall be addressed. i. Comments to my concerns about the turning radius overlay extending past the curb line have not been addressed or discussed. Additional information shall be provided to the fire department regarding curb type and drivability in these areas. B. Final approval of fire hydrant locations shall be made in coordination with engineering and public works. C. Currently the water supply is proposed as a combined fire/domestic water main. Additional information and discussion shall be provided regarding the combined services prior to any system approvals. The fire department prefers the domestic water supply and the fire suppression water supply be two separate mains. I recommend that the fire department meet with the developer and the fire suppression engineer to review. 10. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate that the plans reflect compliance with South Washington Watershed District (SWWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a SWWD permit will be met before the starting any grading activity on the site. 11. 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. 12. The applicant/developer is responsible, at their own expense, for installing all required improvements in and adjacent to Julia Avenue and Hudson Boulevard. 10 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements for Hudson Boulevard and Julia Avenue. 14. 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. 15. 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. 16. That the PUD overlay zoning allow for the following: A. A 20 foot parking setback from a residential zone (on the northern property line); B. Parking located between the daycare building and the street (Julia Avenue); C. Residential density at 15.57 units per acre. D. The maximum building height shall be 50 feet. 17. 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. 18. Prior to finding an application for final plat and PUD plan complete that the applicant 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. 19. Before 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. 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. The Agreement shall outline any approved phasing plan. 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 or construction staging, including the loading and unloading of materials and equipment at any time on Hudson Boulevard or Julia Avenue during the construction of the site improvements and building. 23. 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 and other materials shall meet all of the above conditions before the City will find complete any final plat or final PUD application for the development and before the start of any clearing or grading activity on the site. 24. 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. 11 FISCAL IMPACT: There would be no fiscal impact to the City at this time, as the developer will be required to pay for any amendments needed to accommodate the increase in REC units. 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 is recommending the Planning Commission take the following actions for the proposed project at 9450 Hudson Boulevard: Zoning Map Amendment Staff recommends the Planning Commission recommend approval of the zoning map amendment (rezoning) of the site of the proposed multifamily building and daycare center from RT (rural transitional) to MU-C (mixed use commercial) with the following motion: “Move to recommend approval of the rezoning of the site of the proposed multifamily building and daycare center at 9450 Hudson Boulevard from RT (rural transitional) to MU-C (mixed use commercial) based on the findings listed in the staff report.” Conditional Use Permit Staff recommends the Planning Commission recommend approval of the subject Conditional Use Permit for a daycare center at 9450 Hudson Boulevard based on the findings listed in the staff report and subject to the conditions listed in the staff report. “Move to recommend approval of the Conditional Use Permit for the proposed Goddard School daycare center for 188 children at 9450 Hudson Boulevard based on the findings and conditions listed in the staff report. This approval will be subject to the City approving the proposed zoning map amendment from RT (rural transitional) to MU-C (mixed use commercial). Preliminary PUD/Preliminary Plat Staff recommends that the Planning Commission recommend to the City Council approval of the proposed preliminary PUD plan and preliminary plat for the development proposed at 9450 Hudson Boulevard (PID #34.029.21.34.0012) with the recommended conditions of approval listed in the staff report. “Motion to recommend approval of the preliminary PUD plan and preliminary plat as requested by Dominek Jensen (of SRD 2.0 LLC) for PID: 34.029.21.34.0012) for a plat with two parcels and to include two buildings at 9450 Hudson Boulevard based on the findings of fact and recommended conditions of approval listed in the staff report.” ATTACHMENTS: 1. Land Use Applications 2. Plans 3. Fire Chief memo 4. City Engineer’s memo 5. Landscape Architect memo Date Received:_ . , THE.C1JY.OFRecehedBy:" L^KE ELMO LU File #: 651-747-3900 3880 Laverne Avenue North LakeElmo,MN55042PRELIMINARY PLA T APPLICA TION [• Dominik Jenson, Development Manager at Schafer Richardson, on behalf of 3RD 2.0, LLC Address: 90° N Third street> Minneapolis, MN 55401 Phone #: 6123057095 Email Address: djenson@sr-re.com Fee Owner: Dps-Lake Elmo, LLC Address: 6007 Culligan Way, Minnetonka, MN 55345 Phone #: 952-288-2200 Email Address: adale@mntile.com and Email: ^oe Bailey, PM at Sambatek, jbailey@sambatek.com Location fAddress^: ^^^ Hudson Boulevard North, Lake Elmo, MN 55042 Complete Legal Description: Outlot B, DPS Lake Elmo, Washington County, Minnesota, Abstract Property p|D#: 3402921340012 General information of proposed subdivision: The Applicant received a formal response from the City on March 18, 2022 to the Project's Planned Unit Development (PUD) Pre-Application. Staff expressed support for the overall project and provided comments for the Applicant to address in the Preliminary PUD submission. The Project will require approval of a PUD, zoning map amendment (rezoning), and a minor subdivision. This minor subdivision will be achieved through this preliminary plat application, as the property is currently an Outlet. It is the applicant's intent for this application to run concurrently with the Project's PUD Preliminary Plan application. Once platted the property will include two lots and a public right of way, as shown in the Preliminary Plat. Lot 1 will include a multifamily development, Lot 2 will include a commercial (daycare user). Conducted pre-application meeting with Staff? |^<]Yes No In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning Ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application procedures and hereby agree to pay all stat^en^ received from the City pertaining to additional application expense. \ ^\'.1/ \1 - U_*7 ^.'Signature of applicant: ( \ _j.JJ|^ J^---"- _Date: f" <^- t' UJU<^. Signature of Fee Owner ^ww^d £ettw ^ Outfwu^ation pate:. Preliminary Plat Applicaion PRELIMINARY PLAT APPLICATION REQUIREMENTS2 AH Subdivisions of Land Creating Four or More Lots This handout is intended to provide guidance on putting together and submitting a Preliminary Plat application for the subdivision of property in Lake Elmo. As outlined in LEG 103.00.090. The purpose of the Preliminary Plat is to complete a thorough review of the proposed project, and to prepare a draft of the documentation that could eventually be used for a Final Plat application. It is at this stage that your proposal will receive the greatest scrutiny as the review bodies will work to ensure the proposal meets all City standards. All outstanding issues will need to be handled at this stage before proceeding to Final Plat. In order to have your Preliminary Plat application be complete and reviewed in a timely fashion, there are a number of steps that must be followed: 1. Pre-submittal Meeting: Contact City Staff to discuss your Sketch Plan feedback and obtain another land use application. 2. Preliminary Plat Submittal: Prepare an informational packet (described herein) that fulfills the Preliminary Plat submittal requirements. Providing a detailed and thorough application packet will greatly reduce the overall review time. Submit your completed packet to Staff to initiate review. 3. Completeness Review: Staff will examine your submittal to determine if the application is complete, and contact you if additional information is required or was omitted. Applications found to be incomplete will be retmied to the applicant.2 4. Preliminary Plat Review/Processing: Staff will process completed applications. This process typically requires at least one applicant revision and resubmittal of plans to work through review comments. The process may also include additional applicant meetmgs, requesting review comments from partnering agencies, and writing reports. 5. Planning Commission IVleeting: Once the plans are revised to fully meet the Zoning and Subdivision Ordinance and Engineering Design Standards as outlined by Staff, the official legal notice is prepared by Staff and published to schedule a Public Hearing. Planning and 1 The information provided in this document is intended to be a correct statement of the law as set forth in the Lake Elmo City Code and the laws of the State of Minnesota. However, the applicant should refer to the actual sources and consult with their own legal advisor regarding applicability to their application. In providing this information, the City makes no representations nor provides any legal advice or opinion. 2 Minnesota State Statute 15.99 requires local governments to review an application within 15 business days of its submission to determine if an application is complete and/or if additional information is needed to adequately review the subject request. Preliminary Plat Applicaion engineering reports are prepared and the item is scheduled for the next available Planning Commission meeting (2nd or 4& Monday of the month ). 6. Revisions: If needed, the Preliminary Plat is revised to address the Planning Commission's recommendation(s) and any outstanding review comments prior to City Council consideration. 7. City Council Meeting: Once the plans are finalized and ready for the City Council's consideration, staff reports are prepared and the Preliminary Plat is placed on the next available City Council meeting agenda (1st or 3 Tuesday of the month3). Applicants are advised to attend both the Planning Commission and City Council meetings and be open to questions regarding the request. 8. Decision: The City Council will review the request and either grant or deny the Preliminary Plat. Above all else, it is imperative that an applicant begin preparations as early as possible and to ensure that a complete application is submitted. Review by the Planning Commission will not occur until at least one month has passed from when the City has deemed the application complete. Preliminary Plat Fees: The City Council has established a non-refundable fee4 for processing Preliminary Plat applications. In addition, the City requires that the applicant enter into an Escrow Agreement with the City and post a escrow to reimburse the City for all technical planning, engineering, public works and legal review. Please consult the fee schedule for current amounts. The City requires that all applicants submit a new and complete application at every stage of the development process (updating information as needed). This allows us to track changes as the application progresses through the various levels of review. With this in mind, the following materials must be submitted prior to deeming an application complete: Sub: Reg: Item: 1. A completed land use application form signed by all property owners along with payment of the proper filing fee, escrow and escrow agreement. 3 Staff will determine when applications are reviewed based on the time needed to review the application and the number of items already scheduled on future agendas. Please note that meeting dates are subject to change due to holidays, lack ofquomm, etc. Please contact City Hall to confirm all dates and times. 4 Applicant is also responsible for any additional fees incurred by the City (i.e. engineering, planning, postage, legal expenses, et cetera). Preliminary Plat Applicaion Q D 2. Written statements providing information regarding your proposal. Please provide a separate answer for each of the lettered items listed below (answers must be submitted in both hard copy and electronic form-.pdf files or MS Word format): 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; 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); c. A listing of general information including: the proposed name of the subdivision, the number of proposed lots, acreage dedicated for open space or public use, acreage dedicated within rights of way; d. An explanation of how issues have been addressed since the Sketch Plat phase of the development; e. A narrative explaining the intent of the project and/or your original or revised vision for the finished product; f. A statement showing the proposed density of the project with the method of calculating said density shown; 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; h. A narrative addressing concems/issues raised by neighboring properties (discussing your proposal with the neighboring land owners is recommended to get a sense of what issues may arise as your application is processed); i. 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; 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. k. If applicable, provide a description of proposed lakeshore access (i.e. shared dock with multiple slips, individual docks for each lot, etc.); I. A description of proposed parks and/or open space. Please include a brief statement on the proposed ownership and maintenance of said areas; Preliminary Plat Applicaion Written statements continued: 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). Sub: Reg: Item: Address labels: A certified list of property owners located within three hundred fifty (350') feet of the subject property obtained from and certified by a licensed abstractor or through Washington County (see attached form). ^ pt^^c^ 0»<^l\ ^LA-R^Plat & Associated Plans: Three packets of reduced size (11x17), three packets of full plan size (24x36), and an electronic copy containing each of the following required pieces of information depicting the proposed subdivision. Each document shall be at a consistent, readable, and measurable engineering scale, include a title and a page number (Sheet 1 of5+, Sheet 2 of5+, et cetera). Staff will assist you in determining what is required. The plan sets will not be considered complete unless all required elements are included. Additionally, each of the packet items must be submitted in an electronic format (.jpg, .pdf, etc.) for use in presentations. The following pages outline the information that is required to deem your application complete. ^r\ Preliminary Plat: Sub: ReamredL Itenu S 3 1. Administrative Information: • Appropriate identification of the drawing (i.e. preliminary plat, grading plan, etc) • Proposed name of the subdivision • Signature of surveyor and engineer certifying the documents • Date of plan preparation with revision date (s) if any • Graphic scale and true north arrow (engineer ing scale only, not less than one (1) inch equals one hundred (100) feet. • A complete Legend depicting all line types and symbols used within the plans. Preliminary Plat Applicaion Preliminary Plat continued: 2. General Property Information: • Address(es) andPID(s)for the subject property. • Existing legal descriptions) for the subject property. • Existing parcel boundaries shown with survey measurement data matching the existing legal description of the parcel of land to be platted. • Date of survey. • Name, address, and phone number of landowner (and subdivider if not the same) • Name, address, and phone number of engineer, surveyor, landscape architect, or land planner preparing the plat (include registration # 's) [^ 3. Indication of the gross area being subdivided and the proposed number of lots shown in square feet and acres. 4. Existing site improvements within the parcel of land to be platted and for a distance of 150 feet outside of the parcel boundaries. 5. Zoning district(s) of the land being subdivided (if more than one zoning district, zoning boundary lines must be shown) and proposed future zoning for the subdivided land. 6. Layout of proposed lots with future lot and block numbers. The boundary lines of the subdivision should be clearly distinguishable from other property lines. Denote outlets planned for public dedication and/or open space (schools, parks, trails, stormwater ponds, etc.). 7. Layout of existing property lines if (different from proposed lot lines). Existing lot lines should be easily distinguishable from the proposed lot lines and not be a prominent feature on the plat. 0^ 8. Denote the area within each of the proposed parcels (in the appropriate units of acres and/or square feet) B" ]3 9. Existing contours at intervals of two feet. Contours must extend a minimum of 150 feet beyond the boundary of the parcel(s) in question. B' V^C 10. Delineation of wetlands and/or watercourses on the plat and within 150 feet of the perimeter of the subdivision parcel. The ordinary high water elevation and the 100 year flood elevation shall be shown for all existing water bodies. 11. Location, width, and names of existing and proposed streets within and immediately adjacent to the subdivision parcel, showmg pavement type and width. Preliminary Plat Applicaion Preliminary Plat continued: 12. All easements of record within or adjacent to the plat. 13. Lines establishing the buildable area on each lot (setbacks) 14. Boundary lines of adjoining parcels within three hundred fifty (350) feet beyond the plat. Individual parcels shall be identified by name and ownership including all contiguous land owned or controlled by the subdivider. 15. Location and dimensions of existing buildings or significant above ground structures on or within one hundred and fifty (150) feet of the outer plat boundary. a Q 16. Location of any unique natural and/or historic features (if any) Grading, Drainage& Erosion Control Plan: '^c^0^\^\ ij^rk pu'Q (Q^)^^^v Sub: Required; Item: 'B 1. Appropriate identification of the drawing as a "grading, drainage and erosion control plan." 2. Administrative information as required for the preliminary plat Q 3^ 3. Preliminary Grading Plan: The developer shall submit a preliminary grading, drainage and erosion control plan utilizing a copy of the current certificate of survey as a base for the site in question, prepared and signed by a Minnesota licensed engineer, depicting the following information: Q< 4. North arrow and date of preparation. 5. Graphic Scale (engineering scale only, not less than one (1) inch equals fifth (50) feet). 13" B 6. For each lot, provide lot and block numbers, building pad location, building type and proposed building first floor elevation, low floor elevation and elevation at garage slab. B 7. Stormwater Management Plan, with a narrative, including the configuration of drainage areas and calculations that meet the requirements of the City Code and/or applicable Watershed Standards. S (Xl 8. Location of all natural features on the tract. Natural features are considered to include, but are not limited to the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. Preliminary Plat Applicaion Grading, Drainage and Erosion Control Plan continued: Q B 9. All delineated Wetlands and watercourse buffers per the City and Watershed standards; and wetland replacement plan, if needed. 1x1 |\| 10. Location of all existing storm sewer facilities, including pipes, manholes, catch basins, ponds, swales, and drainage channels within one hundred fifty (150) feet of the tract. Existing pipe type, grades, rim and invert elevations and normal and high water elevations must be included. 11. Normal water level (NWL) and 100-year high water level (100- year HWL) for all water bodies, existing and proposed. 12. Spot elevations at drainage break points and emergency overflows (in BOLD) with directional arrows indicating site, swale and lot drainage. 13 13. Retaining Walls (wall heights and elevations). 14. Locations, grades, rim and invert elevations of all storm sewer facilities, including ponds and BMP's proposed to serve the tract. 3; Q 15. Locations and elevations of all street high and low points. Q 16. Street grades shown. |"n 17. Provide phasing plan for site grading. 18. All soil erosion and sediment control measures to be incorporated during and after construction must be shown. Locations and standard detail plates for each measure must be included on the plan using Lake Elmo city standard details. Plan must meet the requirements ofMPCA General Permit Construction Activity. 3 ET 19. All revegetation measures proposed for the tract, including seed and mulch types and application rates must be included on the plan. 20. Existing contours at two (2) foot internals shown as dashed lines (may be prepared by a Minnesota licensed surveyor). Existing contours shall extend one hundred fifty (150) feet outside of the tract. S 21. Proposed grad elevations at two (2) foot intervals shown as solid lines. 22. Other information as required and outlined in the City Plan Sheet Format Requirements. 10 Preliminary Plat Applicaion Utility Plan: Sub: Required: Item: 1. Appropriate identification of the drawing as a "utility plan." 0 CT 2. Administrative information as required for the preliminary plat S 3 • Preliminary Utility Plan, prepared and signed by a Minnesota licensed engineer, depicting the following information: 4. Easements: Location, dimension and purpose of all utility easements. 5. Underground and Overhead Facilities: Location and size of existing utilities including sewers, water mains, culverts, gas, electric, phone, cable, flberoptic, utility poles or other underground facilities within the tract and to a distance of one hundred fifty (150) feet beyond the tract. Such data as grades, invert elevations, and location of catch basins, manholes and hydrants shall also be shown. 6. Proposed utility plans including sanitary sewer, watermain, and storm sewer, all in accordance with the City engineering design standards manual. 7. Water Supply, Public: Water mains shall be provided to serve the subdivision by extension of an existing community system wherever feasible. Semce connections shall be stubbed to the property line. Extensions of the public water supply system shall be designed so as to provide public water in accordance with the engineering design standards as approved by the City Engineer and in accordance with the City's Comprehensive Water Plan. The utility plan shall indicate the location of all hydrants and valves. ®U (BL 8. WaterSupply, Private: In areas where public water supply is not available, individual wells shall be provided on each lot, properly placed in relationship to the individual sewage disposal facilities. Well plans must comply with the State Well Code, as may be amended, and be submitted for the approval of the City Engineer. 9. Sewage Disposal, Public: Sanitary sewer laterals and service connections shall be installed in accordance with the design standards of the City as approved by the City Engineer. The utility plan shall provide the locations, grades, rim and invert elevations, and sizes of all proposed sanitary sewer facilities to serve the tract. II II 10. Sewage Disposal, Private: All individual sewage treatment systems shall be installed in accordance with all applicable State, County, and City requirements. 11 Preliminary Plat Applicaion Utility Plan continued: 11. Other information as required and outlined in the City Plan Sheet Format Requirements. Q Street & Storm Sewer Plan: Sub: Required: Item: 13 13 I • Appropriate identification of the drawing as a "street & storm sewer plan." Q 2. Administrative information as required for the preliminary plat 3. Preliminary Street and Storm Sewer Plan, prepared and signed by a Minnesota licensed engineer, depicting the following information: 4. Layout of proposed streets showing the proposed lot lines, right-of- way widths, and proposed names of streets in conformance with the County Uniform Street Naming and Addressing System. 5. Locations and widths of proposed streets, alleys and pedestrian- ways. [3 3 6. Location, dimensions and purpose of all easements. 7. Annotation of street geometries for all horizontal curves, tangent lengths and comer radii. 0 8. Centerline profile and gradients for all streets, with vertical geometries annotated on the plan profiles. 9. Typical cross section of proposed street improvements. 10. Minimum front and side street building setback lines. lyl Rl 11. When lots are located on a curve, the width of the lot at the building setback line. "3" S 12. Location and number of off-street parking spaces (guest, handicapped, bicycle, motorcycle, etc.) including typical dimensions of each. Note: not required for single family residential developments unless on street parking/guest parking is proposed II II 13. Other information as required and outlined in the City Plan Sheet Format Requirements. 12 Preliminary Plat Applicaion II Tree Preservation Plan5: Sub: Required: Item: 3 1. Appropriate identification of the drawing(s) as the "tree preservation plan." I'^l bfcJ 2. Administrative information as required for the Preliminary Plat. Q 03. Tree Preservation Plan, prepared and signed by a Minnesota licensed forrestor or landscape architect, depicting the following information: 4. Tree inventory and survey, including a total listing of all healthy significant trees, all healthy significant trees to be removed and all healthy significant trees to remain. Information should be presented in both graphic (at a scale not less than one (1) inch equals one hundred (100) feet) and tabular fomi (charts listing significant trees by field tag number). Q Q 5. General description of the trees on the site not meeting the significant size threshold. B [3 6. Locations of proposed buildings, structure, or impemous surfaces. 7. Delineation of all areas to be graded and limits of land disturbance. 8. Identification of all significant trees to be removed in the construction area, presented in both graphic and tabular form. 9. Measures to protect the significant trees that are to remain. Q B 10. Size, species, number and location of all replacement trees proposed to be planted on the property in accordance with the Mitigation Plan, if necessary, presented in both graphic (at a scale not less than one (1) inch equals one hundred (100) feet) and tabular form. Q Landscaping Plan6: Sub: Required: Item: 1. Appropriate identification of the drawing(s) as the "landscaping plan." 2. Administrative information as required for the Preliminary Plat. [3 3. The proposed location, size, quantity, and species of all existing and proposed plant materials as required by the city code. Information should also be provided in tabular form. El [3r> 4. Methods for protecting existing trees and other landscape material, consistent with the city code. 5 All tree preservation plans shall be certified by a forester or landscape architect. 6 All landscape plans shall be certified by a landscape architect. 13 Preliminary Plaf Applicaion Landscaping Plan continued: B^ B 5. Proposed structural and ground cover materials. 0 6. Proposed provisions for irrigation and other water supplies. 7. If required, proposed screening showing details and typical cross- sections. II Ghost Plat (Note: Ghost Plat may be required dependent on potential future land uses of adjacent property as guided by the City's Comprehensive Plan): Sub: Required: Item: II D 1- Appropriate identification of the drawing as a "ghost plat." II D 2. Administrative information as required for the preliminary plat II 3. Show potential future subdivision possibilities for the land if your proposal was approved (i.e. if you are not subdividing to the maximum density, how might the land be further divided in the future to reach the maximum density). II 4. Indicate how the proposed subdivision will relate to potential future subdivisions of adjacent properties (you may need to ghost plat development on adjacent properties to establish this relation). Electronic files Sub: Required: Iteim 1. A flashdrive must be submitted which includes electronic files for the written statements regarding the proposal, the plat and all associated plans. Staff can generally work with most file formats (.jpg or .pdf files are preferred). Sub: Reg: Item: 4. Supplemental Information. Depending upon the submittal, the following items may also be required: II II Feasibility report(s) for proposed individual on-site sewer and water systems. Such reports will be required with any future preliminary plat; II m Proposed protective covenants; 14 Preliminary Plat Applicaion Supplemental Information continued: II II Three (3) copies of a context diagram that graphically depicts how the development plan relates to its surrounding neighborhood or community context including the pedestrian, bike, and street (vehicular access) network (existing and potential); II A Traffic Impact Study (TIS) (3 copies) prepared in accordance with State, County and/or City Engineering guidelines; Q Q A soil survey and report; Signed letters of intent indicating that all required off-site easements and off-site rights-of-way necessary for the project could be negotiated and obtained; Q Q A hydrological/groundwater report; II II Any environmental review, such as an Environmental Assessment Worksheet, as required by State Statutes. If an environmental review is required, the Preliminary Plat application cannot proceed until the review or study is complete; II Any other special natural area or environmental study or report pursuant to Lake Elmo Code as requested by the City, if such exists or is deemed necessary; II II Any other information required by Staff, Commissioners, or Council Members necessary to provide a complete review of the preliminary plat and associated plans7. Additional items include: Sub: Reg: Item: II 8. Variances: If you are requesting variances in any portion of the submitted Preliminary Plat, the City asks that you list each of the requested variances and provide an explanation as to why each is necessary and cannot be avoided. Additionally, you must provide written answers to the following questions: (1) Identify the unusual hardship on the land that necessitates the variance request; and (2) Explain the nature of the proposed use of land and the existing use of land in the vicinity of the property; and (3) Estimate the number of persons to reside or work in the proposed subdivision; and (4) Indicate the probably effect of the proposed subdivision upon traffic conditions in the vicinity. 7 Number of copies, size, and other such administrative details may also be imposed when requiring additional information. 15 Preliminary Plat Applicaion Sub: Reg: Item: II D 9. Additional Applications: If your request involves a proposed comprehensive plan amendment or rezoning request, additional applications will be required. Comprehensive Plan Amendment Application Zoning Map Amendment Application State statutes provide City staff with fifteen (15) business days to review an application to determine if it is complete. Applications found to be incomplete will be returned to the applicant. Please contact staff at (651) 747-3900 if you have any questions. Thank you. 16 Tl IE CITY OF1AKE ELMO City of Lake Elmo Escrow Agreement for Municipal Review Services Deposit Agreement THIS AGREEMENT is made this ^_ __ day of April _ 2022, by the Applicant and Owner (hereinafter individually and collectively referred to as "Applicant") in favor of the City of Lake Elmo, a municipal corporation of Minnesota (hereinafter referred to as "City"). A. "Applicant" whose name and address is: 3RD 2.0, LLC 900 N Third Street Minneapolis, MN 55401 B. "Owner" whose name and address is: DPS-Lake Elmo, LLC 6007 Culligan Way Minnetonka, MN 55345 RECITALS WHEREAS, the Applicant has applied to the City for approval for one or more of the following: (Select All That Apply) /Plat (Sketch, Preliminary, Final) PUD/OP-PUD (Pre-Application, Preliminary, Final) Vacation Conditional Use Permit Interim Use Permit Comprehensive Plan Amendment Variance Minor Subdivision EAW Review Zoning Text or Map Amendment Wind Generator Wireless Communication Permit (co-location) WHEREAS, the Applicant acknowledges the receipt of benefit to the property, from the City's technical and compliance review of the application; and WHEREAS, under authority granted to it, including Minnesota Statutes Chapters 412 and 462, the City will process the application on the condition that the Applicant enter into this Deposit Agreement, which agreement defines certain duties and responsibilities of the Applicant, as well as the City; and the Applicant shall provide cash to the City in the amount satisfactory to the City; and provide security to the City for the payment of all review costs incurred by the City. 18 NOW THEREFORE, the City and Applicant agree as follows: 1. Requirement. The Applicant is required to make the necessary deposits prior to the process of municipal planning, public works, legal & engineering review commences. 2. Review Process. Applicant acknowledges and agrees that the City shall commence to review and process the review request checked above at such a time that this Agreement is executed by all parties and the cash required for the specific review is deposited and posted by the City's Finance Department. The City may provide a review completion schedule to the Applicant at the time of deposit. The City reserves the right to modify the schedule based on the completeness of the application, the need for additional information for review, or revisions to the application that may occur during the scheduled review. 3. Use of Deposited Funds. The City may draw upon the deposits to pay the costs it incurs in connection with reviewing the application. The City shall determine all of its costs, including both administrative and consulting services, at the rates charged by the City or its consultants, determined according to the City's adopted fee schedule. A copy of the current administrative and consulting rates is attached as Exhibit "A", which rates are subject to change by the City, without notice to the Applicant. Exhibit "A" should not be construed as an exhaustive list of consultants and Applicants shall be responsible for all other consulting fees related to the application. The City shall provide Applicant with the applicable rates for consultants used in the review prior to commencement. This Agreement does not pertain to ancillary charges incurred by reviewing of other governmental bodies, including but not limited to. Soil & Water Conservation Districts, Washington County Government, Water Shed/ or any other unit of government that may, by right/have review authority. 4. Conditions of Deposit. The following stipulations and conditions shall apply to the deposit account for review services contemplated under this Agreement. a. Payment shall be made to City consultants, included but not limited to legal and planning/ in the amounts billed to the City, according to consulting rates in effect at the time of the execution of the agreement, Such consulting deemed necessary for the proper review of the application shall be at a usual and customary rate as it relates to the subject matter of the application for payment as determined by the City. b. The City shall reimburse itself from deposit accounts for all costs and expense incurred by the City in connection with the implementation and enforcement of this Agreement. Reimbursement shall occur on a monthly basis and the City's Finance Department shall notify Applicant of the reimbursement via account reconciliation report. c. The City shall not be responsible for paying any interest on the money deposited under the Agreement. d. If in the discretion of both the City's Finance Department and the Community Development Department, there is deemed to be an inadequate balance in the deposit account to pay for all fees and costs incurred by the City, the City will notify the Applicant for the need for an additional deposit. The total of the additional deposit shall be calculated by City staff based on the amount of work yet to be completed in the review of the application. Applicant 19 agrees to make the additional deposit within (10) days of a receipt of such notice. For purposes hereof, receipt of notice shall be deemed made upon the depositing of the notice in the U.S. Mail/ postage paid. In the event, the Applicant fails to make the additional deposit w'rth (10) days of receipt of the notice, the City will terminate its review process and not re-commence until the appropriate deposit is made and posted by the City's Finance Department. e. No applications will be processed or forwarded to the appropriate governing reviewing body by the City until all amounts due under this Agreement have been paid in full. 5. Positive Balance in Escrow Accounts. Upon the happening of any of the following events, the balance in the deposit account less outstanding fees shall be paid to the Applicant within (90) days of receipt by the City of a written request by the Applicant for payment: (1) completion of the development process; or (2) the application is withdrawn by the Application; (3) the applicant is denied by the City for any reason. 6. Deposit Amounts. The initial deposit amount contemplated for each the purposes described under the Agreement, which may be revised by the City from time to time, are set forth for Exhibit "B" attached hereto. 7. Accounting. If there has been activity in the account, the City will provide a monthly accounting of all expenses charged against the account or when requested by the Applicant. An accounting will also be provided when the City notices the need for an additional escrow deposit. 8. Terms of Breach. In the event of any terms of this Agreement are breached by the Applicant, including, but not limited to failure to make additional deposits when required by the City, the City may cease processing any application submitted by the Applicant or order the Applicant to cease any further development or progress under the terms of this Agreement, or both. Applicant indemnifies and holds the City harmless from any liability, claim/ action or suit by or any obligation to the Applicant arising from or in connection with the City exercising or enforcing the terms and conditions of this Agreement or action on the Application. The Applicant shall pay all costs and expenses, including reasonable attorney fees and suit costs, incurred by the City arising from or in connection with the City any terms and conditions of this Agreement. 9. Validity. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Agreement is for any reason held to be invalid, such invalidity shall not affect the validity of the remaining portion of this Agreement. 10. Binding Agreement. The parties mutually recognize and agree that all terms and conditions of this Agreement shall run with the land herein described and shall be binding upon the heirs, successors, administrators and assigns of the parties referenced in this Agreement. 11. Amendments. The terms of this Agreement shall not be amended without the written consent of the City and all parties hereto. [ Signature Page Follows ] 20 IN WITNESS WHEREOF/ we have hereunto set our hands and seals, APPLICANT OWNER: ^^>—A cr^C l^44fr Gi- A.^n^c^ Byr^aVt-t P^ic^t, ^ ^^elpp^u^- By;_ Its:_^\f^nc< ' its:_ By:. Its:, By:. Its: STATE OF MINNESOTA COUNTY OF WASHINGTON )ss- On this <D^1 day of P\pr^ I _, 20>Q.before me a Notary Public within and for said County/ personally appeared ^\ \<^ fip^h^n\i and _ to me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her/ their free act and deed. KIM ERICKSONNOTARY PUBLICMINNESOTAMy Commission Expires Jan. 31. 2025 Notary Public STATE OF MINNESOTA ss. COUNTY OF WASHINGTON On this day of ., 20_, before me a Notary Public within and for andsaid County, personally appeared to me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public 21 CITY OF LAKE ELMO By: Kristina Handt Its: City Administrator Attest: JulieJohnson, City Clerk STATE OF MINNESOTA ) )ss. COUNTY OF WASHINGTON ) On this _ day of_, 20_ , before me a Notary Public within and for said County, personally appeared _ and _ tome personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public 22 THE CITY OF1AKE ELMO Lake Elmo City Hall 651-747-3900 3800 Laverne Avenue North Lake Elmo, MN 55042 ACKNOWLEDGEMENT OF RESPONSIBILin This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have read and understand the instructions supplied for processing this application. The documents and/or information I have submitted are true and correct to the best of my knowledge. I will keep myself informed of the deadlines for submission of material and of the progress of this application. I understand that this application may be reviewed by City staff and consultants. I further understand that additional information, including, but not limited to, traffic analysis and expert testimony may be required for review of this application. I agree to pay to the City upon demand, expenses, determined by the City, that the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal expenses and other consultant expenses. I agree to allow access by City personnel to the property for purposes of review of my application. Signature of applicant^ ^L^^^^— _Date H^TJI^G^'L Name of applicant Dominik Jefcon _Phone612-305-7095 (Please Print) Name and address of Contact (if other than applicant) aJenson(a;sr-re-com 23 THE CITY OF1AKE ELMO Lake Elmo City Hall 651-747-3900 3800 Laverne Avenue North Lake Elmo.MN 55042 AFFIRMATION OF SUFFICIENT INTEREST I hereby affirm that I am the fee title owner of the below described property or that I have written authorization from the owner to pursue the described action. Dominik Jenson, Development Manager, Schafer Richardson (Please Print) Street address/legal description of subject property 9450 Hudson Blvd. N., Lake Elmo, MN 55042 Outlet B, DPS Lake Elmo Washington County, MN Abstract Property \ M^ - _ L1^7C5^Sign^ijre Date If you are not the fee owner, attach another copy of this form which has been completed by the fee owner or a copy of your authorization to pursue this action. If a corporation is fee title holder, attach a copy of the resolution of the Board of Directors authorizing this action. If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action on behalf of the joint venture or partnership. 24 THLiCITYOh- 651-747-3900 : DateRecejved:— I A KR PI .MO 3880 LavemeAvenueNorth :^dBy:— i^vixi^ j^^lVl^ ~"LakeElmo:MN55042 , CONDITIONAL USE PERMIT APPLICATION Property Owner:Brad coats / Goidrida8 companies Address: 31° p'""acie way. #300. Eau clalre. wl 54701 Phone* 612-751-7513 Email Address: heybc53@gmall.com Fee Owner: DPS-Lake Elmo, LLC Address: 6007 culn0an way- Mlnnetonka, MN 55345 Phnneff 952-288-2200 Email Address:adale@mnt"e-°°m iress: 945° Hudson Blvd-N' Lake Etmo-MN 55042 PID#: 3402921340012 Joe Bailey, Project Manager at Sambatek, jbailey@sambatek.com Detailed Reason for Reauest; TtiB Appilcant ia requesting a cup for a Daycare Center, to be consbuded on Lot 2 of the to-ba-approved plat for the referenced property, SRD 2,0, LLC, Whom he Applicant will ba purchaalng Lot 2 frDm, ha* tubmllled other entiUement Bppllcallona to be approved concurrenUy with this requatt. SRD 2.0, LLC haa been given epprovat by Iha cunml pmpflity ownar to «uhmll Kioh applfcaUon*. Ttio •nd unr o» Lnl 2, Goddard School*. • rrltonnl chBdcare group, would 11k* lo opan • center h Lake Bmo. Daycam Ctnlam •re pemiUtod by CUP In th* MU-C dlilrid. In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning ordinance and current administrative procedures, I further acknowledge the fee explanation as outlined In the application procedures and hereby agree to pay all statements received from the City pertaining to additional application expense. _&Ac^:Signature of applicantprad coats (Apr 20,202210:06 CDT)— _Dgte;Apr2o,2022 Signature of property owner: see attached letter of AuthorizaUon. ^^ THE CITY OFLAKEELMO Lake Elmo City Hall651-747-3900 3800 Laveme Avenue North Lake Elmo, MN 55042 ACKNOWLEDGEMENT OF RESPONSIBILin This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have read and understand the instructions supplied for processing this application. The documents and/or information I have submitted are true and correct to the best of my knowledge. I will keep myself informed of the deadlines for submission of material and of the progress of this application. I understand that this application may be reviewed by City staff and consultants. I further understand that additional information, including, but not limited to, traffic analysis and expert testimony may be required for review of this application. I agree to pay to the City upon demand, expenses, determined by the City, that the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal expenses and other consultant expenses, I agree to allow access by City personnel to the property for purposes of review of my application. ^Ao-^r' Signature of applicant'Brad coais (Apr 20,202210:06 CDT) _Date/ ll^' ^~^) Name of applicant Brad Coats _Phone612.751.7513 (Please Print) Name and address of Contact (if other than applicant^ Dominik Jenson / djenson@sr-re.com Conditional Use Permit Appllcalon Sub: Reg: Item: / >< SJI^ s s a s13B 2st s x <! 3. Verification of Ownership (a copy of a current title report, purchase agreement, etc.) 4. Address Labels: A certified list of property owners located within three hundred fifty (350') feet of the subject property obtained from a certified by a licensed abstractor through Washington County (see attached form) 5.Three (3) copies of a certified survey or to-scale site plan depicting the lot upon which a conditional use permit is requested. The large number olf copies is necessary given the number of people who receive the planning commission and city council packets. The survey/site plan shall be at a readable and measurable engineering scale, be composed of one or more sheets not smaller4 than 11x17, be pre-folded for distribution, and include the following information5 Location, Floor Area, and Building Envelope of Existing & Proposed Structures Lot Lines Parcel Size in Acres & Square Feet Buildmg Setbacks (Front/Rear/Side/Lake): closest point of building to each property line Actual elevations for Garage Floor, Basement Floor, Foundation Top, & Building Height Lowest Floor Elevation if any part of property is in flood plain All Water Featires: Floodplain, Floodway Delineations, Ordmary High Water Mark Elevations, Wetlands, Watercourses, Reservoirs, Ponds, & Other Bodies of Water Existing topographic character of land showing contours at 29 intervals Proposed topographic character at V intervals Flow arrows indicating direction of drainage General location of wooded or heavily vegetated areas All Adjacent Structures Within 100 Feet of Property All Easements (Road, Utility, Drainage, etc.) Public Right-of-Way Name (street name) Proposed driveway location and proposed driveway grades Wells & Neighboring Wells if New Drainfield is Installed Septic System & Drainfield, or Sanitary Sewer Connection Percolation Test & Soil Boring Holes (if applicable) Hardcover Calculations—% and square footage of: 4 If your survey must be larger than 11x17 to be fully legible and to scale, we ask that three (3) copies be In the large format, with t^g remainder reduced to 11x17. 5 Please consult with staff on exactly what to Include on your survey. Every application is unique and may require more or less Information than what Is listed in this handout. Staff reserves the right to require additional Information. Conditional Use Permit Applicaion - Buildmg coverage - Public street right-of-way - Driveway and parking - Open space and/or landscaped area Proposed Treatment of the Perimeter, including Screens, Fences, Walls, & Landscaping [§f Location of adjacent Municipal boundaries m Top and toe of bluffs (if applicable) Location, dimensions, and number of off-street parking spaces (including guest, handicapped, bicycle, and motorcycle spaces) Location of existing and proposed pedestrian sidewalks. Identify possible vehicular conflicts and indicate the proposed treatment of such Admmistrative Information: - Scale & North Point " Legal Description - Signature of Surveyor - Subdivision Name (if applicable) - Date of Preparation - Zoning Classification - PID Number - Parcel Size in Acres & Square Feet - Site Address Q Other: ^_ Sub: Reg: Item: ^p g] 6. Landscape Plan : Three copies of a Landscape Plan depicting the property in question. Each document shall be at a consistent, readable, and measurable engineering scale, be composed ofsheet(s) not smaller6 than 11x17, and be pre- folded for distribution. Staff will assist you in determming what is required. The landscape plan will not be considered complete unless all required elements are included. Extent and location of all plant materials and landscape features. Please include a plant material schedule with common and botanical names, symbols, sizes, quantities, and total percentage of each species. Flower and shrub beds shall be clearly shown and drawn to scaled dimensions. Actual plant quantities must be shown with landscape edge and mulch material identified. 6 If your survey or sketch plan must be larger than 11x17 to be fully legible, we ask that that three (3) copies of the plan be inthe large format, and an additional three (3) be reduced to 11x17. Conditional Use Permit Appllcaion Existmg trees must be accurately identified as to location, species, size, and condition; and labeled with intent to remove, protect, or transplant. Transplanted tree locations shall be identified. Tree protection specifications as defmed in Section 23 of Lake Ehno Code shall be included on all landscape plans in written and graphic form. Proposed treatment of all ground surfaces must be clearly indicated (pavmg, turf, mulch grading, etc). Grass surfaces must be identified as sod or seed with the blend or mix specified. Show specific horticultural notes and details insuring the quality, survival, and establishment of plant materials. Proposed contours if making changes to existing grading. ] Retaining walls that are used to provide breaks in slopes, protect trees, or accomplish other landscape objectives. Any plans to restore, revegetate, or enhance an affected natiral area or natural area buffer zone. Mitigation plans for any proposed natural area disturbance. II Other requirements set forth by the City Engineer 22 Sub: Reg: Item: 7. Architectural Plans: Three copies6 of architectural plans for all buildings sufficient to convey the basic architectural intent of the proposed improvements. The plans shall be pre-folded for distribution, and include the followmg information (please consult with staff to determine if any of these mformational requirements can be waived): Architectural elevations (to a verifiable scale) as they will appear after construction. Q Maximum building height/elevation of all structures. ^ Indication of all typical building dimensions (including doors, windows, eaves, rooflines, pitch, et cetera) on all buildmg elevations. [^ Specifications as to type, color, and textire of exterior surfaces of proposed structures (include color chips and exterior building materials list). Conditional Use Permit Appllcaion \^ A detailed lighting plan insurmg that all lighting apparatuses are down shielded as to ensure such do not shine or create glare on abutting properties and surrounding areas (include a specification sheet for all wall fixtures and site plan fixtures). Photo metric plan(s) for the site. Location of utility meters, HVAC equipment, vaults, irrigation boxes, transformers, and other utility service functions (such as conduits, and vents). Show how this equipment will be screened so that the visual and acoustic impacts of these functions are fully contained and out of view of the adjacent properties and public streets. §3^. BSfll Item: 8. Utilities & Services Plan: A plan set detailing the existing and proposed utility systems including sanitary sewers, storm sewers, water, electric, gas lines, telephone lines, fire hydrants, and trash collection areas. |^ {^ 9. Electronic file(s) of plan sets. Staff can generally work with most file formats (we would prefer .jpg or .pdf files). r~| LJ 10. Any other information required by city staff, commissioners, or council members necessary to provide a complete review of the conditional use request. Information deemed critical to the review process not listed in this handout may be requested7. Staff will list other requirements below: The City may require (or the applicant may choose to submit) evidence that is beyond what is required in any section outlmed in this handout. Please be advised that the City reserves the right to impose conditions on an approved conditional use if necessary to avoid a detrimental impact on surrounding properties or the City as a whole. If you have any questions regarding these requirements, please call City Hall at (651) 747-3900. Thank You. 7 Number of copies, size, and other such administrative details may also be imposed when requiring additional information. 10 THE CITY OF[AKEELMO Lake Elmo City Hall 651-747-3900 3800 Laveme Avenue North Lake Elmo.MN 55042 AFFIRMATION OF SUFFICIENT INTEREST I hereby affirm that I am the fee title owner of the below described property or that I have written authorization from the owner to pursue the described action. Name of applicantBrad coats (Please Print) Street address/legal description of subject property 9450 Hudson Blvd. N, Lake Elmo PID #3402921340012 ^ils^:Brad Coats (Apr 20,2022 10:06 CDT)Apr 20,2022 Signature Date If you are not the fee owner, attach another copy of this form which has been completed by the fee owner or a copy of your authorization to pursue this action. If a corporation is fee title holder, attach a copy of the resolution of the Board of Directors authorizing this action. If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action on behalf of the joint venture or partnership. Conditional Use Permit Applicaion CONDITIONAL USEPROCEDURE1FORTHEGITYOFLAKEELMO The Lake Elmo City Code was established to protect current and future residents from the negative impacts of improper development and to ensure a positive future for the city. A conditional use permit is the mechanism that allows the city to examine proposed uses to ensure they are compatible with the proposed site and surrounding properties. As outlined in LEG 105.12.290.lt is important to understand that a proposed use may be acceptable in some locations but unacceptable in others. The Planning Commission will review the request at one of their meetings (held onjhe 2nd and 4th Monday of every month3) and forward a recommendation onto City.Council(1st and 3rd Tuesday of every month3). Applicants are. advised to attend both theCommission meeting and the Council meeting and be open to questions th'at might be posed regarding the request. Note: State mandated requirements for public hearing notifications do not allow the City to accelerate the review process At a minimum, the following materials must be submitted to the CHy before the City deems an application complete: Sub: Req: Item: p^ 5?1 :*- ^ completed land use application form signed by all property owners along with payment of the proper filing fee. |^| 2. Written statements providing information regarding your proposal. Please provide a separate answer for each of the lettered items listed below. Answers must be submitted Q in both hard copy and electronic form. 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; b. A listing of the following site data: Address, current zonmg, parcel size in acres and square feet, property identification number(s) (PTD), and current legal descriptions); c. A narrative regardmg the history of the property (current and past uses) and any pre-application discussions with staff. d. A specific written description of the proposed use(s). i. Incorporate information describmg how the use will work on the proposed site includmg proposed site changes, existing open spaces, landscaping, traffic circulation, transition areas to adjacent properties, individual uses for existing and proposed structures, an< effects on natural areas (wetlands, forests, etc.) both on-site and in the general vicinity of the project. ii. Provide specific details about the use including the number of employees, hours of operation, maximum number of animals (if applicable), proposed development schedule, etc. e. Provide justification that the proposed use meets the following findings: i. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the . neighborhood or City. ii. The use or development conforms to the City of Lake Elmo Comprehensive Plan. iii. The use or development is compatible with the existing neighborhood. 1 The information provided in this document Is intended to be a correct statement of the law as set forth In the Lake Elmo City Code and the laws ofthe State of Minnesota. However, the applicant should refer to the actual sources and consult with their own legal advisor regarding appllcabilliy to their application.In providing this Information, the City makes no representations nor provides any legal advice or opinion, 2 Minnesota State Statute 15.99 requires local governments to review an appllcafion within 15 business days of Its submission to determine If an application Is completeand/or If additional information Is needed to adequately review the subject request. 3 Please note that meeting dates are subject to change due to holidays, lack of quorum, etc. Please contact City Hall to confirm all dates and times. THE CITY OFIAKEELMO City of Lake Elmo Escrow Agreement for Municipal Review Services Deposit Agreement THIS AGREEMENT is made this _19_ day of April _ 2022, by the Applicant and Owner (hereinafter individually and collectively referred to as "Applicant") in favor of the City of Lake Elmo, a municipal corporation of Minnesota (hereinafter referred to as "City"), A."Applicant" whose name and address is: Brad Coats, on behalf of Goldridge Companies 310 Pinnacle Way, #300 Eau Claire. Wl 54701 B.//0wner" whose name and address is: DPS-Lake Elmo, LLC 6007 Culligan Way Minnetonka, MN 55345 RECITALS €CO^J P^olf®^ ^^. N^-fct^MJC fc<^ <>lf&A/ (>^' WHEREAS, the Applicant has applied to the City for approval for one or more of the following: (Select All That Apply) / Plat (Sketch, Preliminary, Final) PUD/OP-PUD (Pre-Applicaion, Preliminary, Final) Vacation Conditional Use Permit Interim Use Permit Comprehensive Plan Amendment Variance Minor Subdivision EAW Review Zoning Text or Map Amendment Wind Generator Wireless Communication Permit (co-location) WHEREAS, the Applicant acknowledges the receipt of benefit to the property/ from the City's technical and compliance review of the application; and WHEREAS, under authority granted to it, including Minnesota Statutes Chapters 412 and 462, the City will process the application on the condition that the Applicant enter into this Deposit Agreement, which agreement defines certain duties and responsibilities of the Applicant, as well as the City; and the Applicant shall provide cash to the City in the amount satisfactory to the City; and provide security to the City for the payment of all review costs incurred by the City. 12 NOW THEREFORE, the City and Applicant agree as follows: 1. Requirement. The Applicant is required to make the necessary deposits prior to the process of municipal planning, public works, legal & engineering review commences. 2. Review Process. Applicant acknowledges and agrees that the City shall commence to review and process the review request checked above at such a time that this Agreement is executed by all parties and the cash required for the specific review is deposited and posted by the City's Finance Department. The City may provide a review completion schedule to the Applicant at the time of deposit. The City reserves the right to modify the schedule based on the completeness of the application, the need for additional information for review, or revisions to the application that may occur during the scheduled review. 3. Use of Deposited Funds. The City may draw upon the deposits to pay the costs it incurs in connection with reviewing the application. The City shall determine all of its costs, including both administrative and consulting services, at the rates charged by the City or its consultants, determined according to the City's adopted fee schedule. A copy of the current administrative and consulting rates is attached as Exhibit "A", which rates are subject to change by the City, without notice to the Applicant. Exhibit //AW should not be construed as an exhaustive list of consultants and Applicants shall be responsible for all other consulting fees related to the application, The City shall provide Applicant with the applicable rates for consultants used in the review prior to commencement. This Agreement does not pertain to ancillary charges incurred by reviewing of other governmental bodies, including but not limited to, Soil & Water Conservation Districts, Washington County Government, Water Shed, or any other unit of government that may, by right,have review authority. 4. Conditions of Deposit. The following stipulations and conditions shall apply to the deposit account for review services contemplated under this Agreement. a. Payment shall be made to City consultants, included but not limited to legal and planning, in the amounts billed to the City, according to consulting rates in effect at the time of the execution of the agreement. Such consulting deemed necessary for the proper review of the application shall be at a usual and customary rate as it relates to the subject matter of the application for payment as determined by the City. b. The City shall reimburse itself from deposit accounts for all costs and expense incurred by the City in connection with the implementation and enforcement of this Agreement. Reimbursement shall occur on a monthly basis and the City's Finance Department shall notify Applicant of the reimbursement via account reconciliation report. c. The City shall not be responsible for paying any interest on the money deposited under the Agreement. d. If in the discretion of both the City's Finance Department and the Community Development Department, there is deemed to be an inadequate balance in the deposit account to pay for all fees and costs incurred by the City, the City will notify the Applicant for the need for an additional deposit. The total of the additional deposit shall be calculated by City staff based on the amount of work yet to be completed in the review of the application. Applicant 13 agrees to make the additional deposit within (10) days of a receipt of such notice. For purposes hereof, receipt of notice shall be deemed made upon the depositing of the notice in the U.S. Mail, postage paid. In the event, the Applicant fails to make the additional deposit with (10) days of receipt of the notice, the City will terminate its review process and not re-commence until the appropriate deposit is made and posted by the City's Finance Department. e. No applications will be processed or forwarded to the appropriate governing reviewing body by the City until all amounts due under this Agreement have been paid in full. 5. Positive Balance in Escrow Accounts. Upon the happening of any of the following events, the balance in the deposit account less outstanding fees shall be paid to the Applicant within (90) days of receipt by the City of a written request by the Applicant for payment: (1) completion of the development process; or (2) the application is withdrawn by the Application; (3) the applicant is denied by the City for any reason. 6. Deposit Amounts. The initial deposit amount contemplated for each the purposes described under the Agreement, which may be revised by the City from time to time, are set forth for Exhibit "y attached hereto. 7. Accounting. If there has been activity in the account, the City will provide a monthly accounting of all expenses charged against the account or when requested by the Applicant. An accounting will also be provided when the City notices the need for an additional escrow deposit. 8. Terms of Breach. In the event of any terms of this Agreement are breached by the Applicant, including, but not limited to failure to make additional deposits when required by the City, the City may cease processing any application submitted by the Applicant or order the Applicant to cease any further development or progress under the terms of this Agreement, or both. Applicant indemnifies and holds the City harmless from any liability, claim, action or suit by or any obligation to the Applicant arising from or in connection with the City exercising or enforcing the terms and conditions of this Agreement or action on the Application. The Applicant shall pay all costs and expenses, including reasonable attorney fees and suit costs, • incurred by the City arising from or in connection with the City any terms and conditions of this Agreement. 9. Validity. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Agreement is for any reason held to be invalid, such invalidity shall not affect the validity of the remaining portion of this Agreement. 10. Binding Agreement. The parties mutually recognize and agree that all terms and conditions of this Agreement shall run with the land herein described and shall be binding upon the heirs, successors, administrators and assigns of the parties referenced in this Agreement. 11. Amendments. The terms of this Agreement shall not be amended without the written consent of the City and all parties hereto. [ Signature Page Follows ] 14 IN WITNESS WHEREOF, we have hereunto set our hands and seals. APPLICANT OWNER: ^\s^r~ ts (Apr 20,202210:00 COT) By; Brad Coats Its: Brad Coats By: Its: By:. Its: By:. Its: STATE OF MINNESOTA COUNTl' OF WASHINGTON )SS. On this day of ..20,before me a Notary Public within and for and tosaid County, personally appeared me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public STATE OF MINNESOTA COUNT/ OF WASHINGTON )SS. On this day of ^20_before me a Notary Public within and for and_ _ tosaid County, personally appeared me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public 15 IN WITNESS WHEREOF, we have hereunto set our hands and seals. APPLICANT •-<?K By: ~ /?>^/) r'/^T<: its: /}\^^T n^p^^fA. OWNER: C^L a+W4 \^r c^ pi ^T^TQ^ By:. Its: By:. Its: By:. Its: STATE OF MINNESOTA COUNTY OF WASHINGTON ss. On this ^Q? day of F^RF/ I _, 20o?a) before me a Notary Public within and for said County, personally appeared ,7?r-2L^ C^OL^-^ and _ to me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public STATE OF MINNESOTA COUNTY OF WASHINGTON )SS. KIM ERICKSONNOTARY PUBLIC^^1 MINNESOTAMy Commission Expires Jan. 81. ?025 On this day of -,20_before me a Notary Public within and for and _ tosaid County, personally appeared me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public 15 iif'k."..... ';; ,'J ;.:i^ ^ OU".^Y'-/VTOi4 A:C-^';'.-;;!v1 ^ ?^fr^.n; ;,:••',.. ; ;-.i:i;-irwnft-»>^ " f W- i:l;:;.f rraK:" • "s-^y CITY OF LAKE ELMO By: Kristina Handt Its: City Administrator STATE OF MINNESOTA ) )SS. COUNTS OF WASHINGTON ) On this _ day of _, 20_, before me a Notary Public within and for said County, personally appeared _ and _ to me personally known, to be the person described in and who executed the foregoing instrument and acknowledged that he / she/ they executed that same as his / her / their free act and deed. Notary Public 16 Conditional Use Permit Application - 9450 Hudson Blvd N Final Audit Report 2022-04-20 Created: 2022-04-19 By: Domjnik Jenson (djenson@sr-re.com) Status: Signed Transaction ID: CBJCHBCAABAA20FSFPMvpiL50ZS7hrXHXaP3y1Zd4QDk "Conditional Use Permit Application - 9450 Hudson Blvd N" Hist ory Q Document created by Dominik Jenson (djenson@sr-re.com) 2022-04-19 -1:40:07 PM GMT- IP address: 50.204.161.250 1HI Document emailed to Brad Coats (heybc53@gmail.com) for signature 2022-04-19 -1:41:33 PM GMT IQ Email viewed by Brad Coats (heybc53@gmail.com) 2022-04-19 - 4:29:39 PM GMT ^©, Document e-signed by Brad Coats (heybc53@gmail.com) Signature Date: 2022-04-20 - 3:06:15 PM GMT - Time Source: server- IP address: 24.118.161.154 0 Agreement completed. 2022-04-20 - 3:06:15 PM GMT Adobe Acrobat Sign CUP APPLICATION: GENERAL AND PROJECT INFORMATION 1. Landowner’s Info DPS-Lake Elmo LLC 6007 Culligan Way, Minnetonka MN 55345 Contact: Alan Dale, Landowner 952.288.2201 (direct), adale@stonehenge-usa.com 2. Applicants Info Goldridge Companies 310 Pinnacle Way, Suite 300, Eau Claire WI 54701 Contact: Brad Coats, Applicant 612.751.7513 (mobile), heybc53@gmail.com 3. Professional Consultants working on project Architect: CSA, Shelley Santine, 651.490.5454, shelley@cs-architects.com GC: Goldridge Companies, Brad Coats, 612.751.7513, heybc53@gmail.com Engineer/Surveyor: Sambatek, Joe Bailey, 763.746.1606, jbailey@sambatek.com 4. Address & Legal 9450 Hudson Blvd, Lake Elmo, MN 55042 Outlot B, DPS LAKE ELMO, Washington County, MN, Abstract Property 5. A written statement generally describing the proposed CUP in conjunction with the proposed PUD The proposed PUD includes the redevelopment of a 14.143-acre property into a mixed-use PUD Featuring residential and commercial uses. Concurrently being pursued with the PUD, the Applicant will be platting the property, as it is currently an outlot, into two separate lots and dedicate Julia Avenue (1.378 acres) to the City as a public right of way, as shown in the Preliminary plat. Included as part of the PUD, and plat/subdivision, 10.819 acres will be Dedicated to Lot 1 (for the residential development) and 1.946 acres will be dedicated to Lot 2 (for the commercial development of a Goddard School for early Childhood Development) CUP For this daycare is attached. The Commercial component of the proposed project will be located at the southeast corner of the Property at the intersection of Hudson Blvd and Julia Ave and includes a single, slab-on-grade building In which will be utilized as a preschool and daycare center, known as The Goddard School. This component of the project includes an approximately 13,318 sq ft building designed for up to 188 children and staff, outdoor play area and approximately 49 parking spaces. 6. Specific Details about the Goddard School of Early Childhood Development When the school is at full capacity there will be 39 employees, with school opening at 7 AM & closing at 6 PM. For Development of the School the Excavation will start in August with a buildout period of 6 months from start of footings and foundation to Certificate of Occupancy which should be February 2023 7. Justification of Proposed Use The Owner of Goddard Daycare will make application for a Daycare License through Washington County Public Health & Enviroment, it will be seeking to obtain a daycare license by meeting and following the requirements and criteria of Washington County same as was done for the Goddard Daycare in Woodbury in 2018. The proposed land use is consistent with the 2040 Comprehensive Plan for Future Land Use designation of Mixed Use-Commercial (MU-C). The proposed development will require City approval of a Zoning Map Amendment to officially zone the property to MU-C from the property’s current Rural Transition (RT) zoning designation. As such, the standards below are based off the Mixed-Use Commercial zoning district. The site will likely require rezoning from Rural Development Transitional (RT) to Urban High Density Planned Unit Development (HRD-PUD). The Goddard School is compatible with the new and existing neighborhoods as there is a need for additional Childcare in the area. CUP REQUEST & NARRATIVE – April 20,2022 The Proposed Site for the new Goddard School is located on the southwest corner of Julia Ave and Hudson Blvd between Inwood & Keats exits on the north side of I 94. Goddard School is a Premier Private Preschool/Child Care Center which currently licenses 525 schools in 38 states. This location will offer Safe & Healthy Childcare the same as it does in Woodbury. The building will have a Zono Sanitizing Cabinet which kills 99.99% of common viruses + on non-porous surfaces and 99.99% of common bacteria on non-porous and semi-porous surfaces, including body lice, bed bugs & Norovirus. The cabinet has an integrated mobile rack system for sanitizing almost all items in the classroom such as Toys, Legos, dolls, wooden blocks, cards, puzzles napping cots & mats. Every Classroom is sanitized every day. This product was approved for use in childcare facilities by the Washington County Department of Health. Goddard Schools Play-Based Program Gives Children The Skills For Long-Term Success! Learn More Now. Nurturing Environment. Highly-Trained Faculty. Nationally Accredited. Enrichment Programs. STEAM Learning. (Science, technology, engineering, arts and mathematics). Types: Pre-Kindergarten Program, Infant Program, Toddler Program, Preschool Program, Summer Program and Summer Camp. Site: 1.946 Acres Building: 13,318 gross sq. ft. Playgrounds: 23,000 sq. ft. School Occupancy: Up to 188 children + Staff Ages: 6 weeks to 10 years of age Parking: 49 parking spaces for staff & parents June 1, 2022 Molly Just City Planner City of Lake Elmo 3800 Laverne Ave North Lake Elmo, MN 55042 Dear Ms. Just. On behalf of our client, Schafer Richardson, please find our responses to the Preliminary PUD comments prepared by the City of Lake Elmo, dated May 23, 2022. The comments and our responses are noted below. The revisions are incorporated into our Preliminary Plat Submittal documents. Preliminary Plat and easements 1. The preliminary plat must be revised to differentiate between existing and proposed property lines and easements. The preliminary plat has been revised to better differentiate between existing and proposed property lines and easements. 2. Right‐of‐way along Julia Avenue must be dedicated to the city as part of the plat to replace the existing public street easement. Right of way is shown as dedicated on the plat. 3. Drainage and utility easements must be dedicated as part of the plat, minimum 10‐feet wide, along all lot lines. Easement widths must be clearly labeled. Drainage and Utility easements have been shown on the plat and called out. 4. Dedicated utility easements will be required over all public watermain and sanitary sewer, meeting all minimum city standards. Utility easement revisions may be necessary together with any revisions to the utility alignments and routing. Utility easements provided for all public sanitary sewer and watermain. 5. Additional right‐of‐way dedication appears to be required along Hudson Boulevard to accommodate the proposed turn lanes that are required as part of the site improvements. Additional right‐of‐way must be provided such that the minimum boulevard layout requirements are maintained along the full length of Hudson Boulevard. See Hudson Boulevard Design Standards and required typical sections for the roadway Schafer Richardson June 1, 2022 Page 2 and bituminous trail. The existing right-of-way is adequate for the Hudson Blvd typical section, including the bituminous trail. Existing Conditions Plan 1. The existing conditions plan is incomplete and does not provide the minimum information necessary to facilitate a review of the potential impacts by the development. Existing conditions information must be current information and is required throughout the proposed development site and extended for a minimum distance of 150 feet from all construction limits, including off‐site public improvements. The existing conditions plan has been revised to extend further beyond the limits of construction as requested. 2. The existing conditions plan information must be updated and resubmitted prior to the submittal of any final plat application. The existing contours are outdated and do not represent the current conditions of the site. Detailed topographic field survey is also necessary to provide the existing conditions information along the Hudson Boulevard and Julia Avenue right‐of‐way, and to detail the new storm water pond and recently constructed public infrastructure on and adjacent to the site. The existing conditions plan has been updated. 3. The existing conditions along Hudson Boulevard and Julia Avenue must be fully detailed, including labeling of the existing right‐of‐way width, pavement width, lane widths, and shoulder widths. Additional dimensions have been added to plan. 4. The existing conditions plans must be updated to include the location, material type and size of existing sewers, water mains, culverts, and other underground utilities within the development site and to a distance of 150 feet beyond proposed construction limits. All invert elevations, and locations of catch basins, and manholes shall also be shown and labeled. Existing utility information is shown on plan. Streets and Transportation 1. Site Access. The preliminary plan proposes two access points to the property as required by the fire code. One access is proposed to Julia Avenue directly across from the existing emergency entrance to the Springs property. This access location is consistent with the Julia Avenue access spacing requirements. The second access is proposed to Hudson Boulevard and is located consistent with the Hudson Boulevard Design Standards. Acknowledged. 2. Julia Avenue Right‐of‐Way Dedication is needed to convert the existing public roadway easement to Schafer Richardson June 1, 2022 Page 3 dedicated right‐of‐way to provide for a minimum 100‐foot right‐of‐way along the full length of the street. In addition, a 10‐foot dedicated utility easement is shown adjacent to the Julia Avenue right‐of‐way. The easement width must be labeled on the plat. Julia Ave Right-of-Way and easement dedication is provided. 3. Hudson Boulevard Improvements. Hudson Boulevard must be improved along the frontage of the proposed development in accordance with the Hudson Boulevard Design Standards, with an Urban section along the north boulevard and bituminous trail. A three‐lane roadway (per the Hudson Boulevard typical sections) must be constructed along the west side of the plat to provide for a left turn lane into the site, then transitioning to a two‐lane roadway with a dedicated left turn lane at Julia Avenue. These improvements must be part of the revised preliminary plat and plans prior to the submittal for a final plat application. The Hudson Boulevard improvements are shown on plan per the Hudson Boulevard Design Standards. 4. Hudson Boulevard Right‐of‐Way Dedication. Additional right‐of‐way must be dedicated to the City along Hudson Boulevard, as needed, to accommodate the Hudson Boulevard Improvements, including a 10‐foot utility easement along the north side to be reserved for small utilities. The Hudson Boulevard Right-of-Way is adequate for the proposed improvements. Drainage and Utility Easements along Hudson boulevard greater than 10 feet exist today. 5. Trail Connectivity. The plans show the required sidewalk along Julia Avenue but do not show the required bituminous trail along Hudson Boulevard. Pedestrian facilities must be constructed in accordance with the city design standards. All required trails have been added to plan. 6. Internal Private Streets. Since no dedicated right‐of‐way is shown it is presumed that the internal roads are proposed to remain privately owned and maintained. Circulation and emergency access appears adequate, pending Fire Department detailed review. Roadways should be labeled on the plans a “Private Roads”. “(Private Road)” label added to plans Stormwater Management and Grading Plan 1. The Preliminary Plan shows proposed stormwater BMPs for addressing stormwater management requirements, including a wet retention pond and infiltration basin. However, the stormwater management plan is incomplete as submitted. A complete stormwater management report meeting all City AND watershed district requirements must be part of any final plat application or the application will Schafer Richardson June 1, 2022 Page 4 be deemed incomplete. The Stormwater Management Plan has been updated to reflect the requirements of both the City and Watershed. Due to the inability to infiltrate on-site, we are working with the watershed alternative sequencing for water quality. 2. The proposed development and site plan approval is subject to a storm water management plan meeting State, Watershed District and City rules. A permit will be required from the Minnesota Pollution Control Agency and applicable watershed district. Acknowledged. 3. The Stormwater Management Report (SWMR) must be revised as follows: • The SWMP plan must be certified by a Minnesota registered professional engineer. • SWMP revisions (and potentially site plan revisions) are necessary to determine if rate control requirements are met for all points of discharge from the site. The existing and proposed drainage exhibits must be revised to clearly show and label all points of discharge from the site and must accurately depict all discharge locations consistent with the proposed grading plans (e.g. grading along north property line directs discharge to the north). • The SWMP rate control tables must reference each discharge location independently and combined. • City rate control requirements also must be met for the 10‐day 100‐year snowmelt conditions. • The SWMP remains incomplete. Revisions are necessary to include all proposed improvements, including the required improvements along Hudson Boulevard. The proposed drainage map must be revised to include Hudson Boulevard. • The SWMP must be revised to correctly describe applicable watershed jurisdiction and stormwater management rules and requirements. • Soil borings are required in accordance with the City Engineering Design Standards Manual dated January 2022 for all infiltration basins to verify the feasibility of infiltration and to determine the design infiltration rate. Borings must be taken as part of the SWMP submitted for final plat and must be taken within the foot print of the proposed basin. Infiltration is prohibited in “D” soils. The stormwater management has been updated per the comments above. 4. 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. The grading plans must be revised to label the storm water basins as “Privately Owned and Maintained”. Acknowledged, the basins on site have been labeled as noted above. 5. Even as privately owned and maintained facilities, maintenance access roads meeting the City engineering Schafer Richardson June 1, 2022 Page 5 design standards dated January 2022 must be provided for all storm water facilities. • Maintenance access must be clearly shown on the grading plans including access to the facility, and BMP maintenance access to all flared end sections. Maintenance bench provided above NWL. • Storm water basin grading must include a 10‐foot aquatic bench and 10‐foot maintenance bench. Included. • The storm water basin NWL and HWL contours must be clearly shown on the plans. NWL and HWL contours provided on plan. • All overland emergency overflow locations and elevations must be clearly shown on the grading plans. EOF’s noted on plan. 6. Grading plan revisions will be required as part of the final plat application to demonstrate all minimum City requirements are met. • Existing conditions are incomplete and must be shown on the grading plans for a minimum distance of 150 feet from ALL limits of construction. The minimum grading plan scale is 1‐inch = 50 feet. Existing conditions has been revised. • The existing pond located west of the gas pipeline is not shown indicating that only outdated aerial topography information has been used for plan preparation. Existing conditions has been revised. • The grading plans do not address the Hudson Boulevard urbanized boulevard improvements. Grading within the Hudson Boulevard right‐of‐way and adjacent 10‐foot small/dry utility easement must be consistent with the Hudson Boulevard design standards. Plans have been revised to include the Hudson Blvd improvements. • The grading plans must be revised along Julia Avenue to provide boulevard grading at 4% maximum within the right‐of‐way and the adjacent 10‐foot small/dry utility corridor. • The grading plans do not adequately address the necessary grading to tie into existing conditions along all construction limits. All proposed contours must tie into existing contours and be adequately labeled. Plans have been revised to tie into existing contours. • Grading along the northern property line must be revised to contain stormwater on‐site. Grading alon the north property line has been revised to keep stormwater on site. Schafer Richardson June 1, 2022 Page 6 • The grading plans must clearly show all drainage and utility easements. Drainage and Utility Easement shown on grading plan. 7. To the extent adjacent properties are impacted by grading or storm water management discharges, written permission from those properties must be submitted as part of the final plat application. Acknowledged. 8. Written permission is also required as part of the final plat application for any grading work within the gas main utility easement. Acknowledged, plans have been submitted to PB Gas company for review. Municipal Sanitary Sewer 1. The proposed site is located in the Southwest MUSA service area in the city’s Comprehensive Plan and will discharge to the MCES WONE Interceptor. Acknowledged. 2. Sanitary sewer service is available to the site. The Preliminary Plans must be revised to connect to the existing 12‐inch sanitary sewer located along Hudson Boulevard and extend sanitary sewer into the development at applicant’s sole cost. The preliminary plans currently show the sanitary sewer connecting to the existing 8‐inch sewer located along Julia Avenue that does not have capacity to serve this property. Sanitary sewer connection has been revised to Hudson Boulevard 3. Ongoing ownership and maintenance of the internal site sanitary sewer system will need to be determined as part of the preliminary plat application. Private sewer service lines for each building will be privately owned and maintained and must be clearly identified on the plans as private services. The sanitary sewer services have been noted as private on plan. 4. All public sanitary sewer mains placed within the development will require minimum 30‐foot easements centered over the pipe and be dedicated to the city as part of the final plat. Acknowledged, 30-ft easement provided. 5. Dedicated utility easements must be shown on all site, grading, utility, and landscape plans, and remain free from encroachments, including retaining walls, trees, or other small/dry utilities. Acknowledged. 6. Sanitary Sewer Flow Projections Required. The preliminary plat application did not include sanitary sewer Schafer Richardson June 1, 2022 Page 7 flow projections for the site development. Sewer use projections using Met Council SAC determination methods must be submitted as part of the final plat application to be considered complete. Sanitary sewer flow projections have been provided. 7. Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard must be shown with any plan submittal and plan revisions must be made to avoid encroachments/conflicts with these easements. Acknowledged. 8. No sanitary sewer oversizing is anticipated for this development. Acknowledged. Municipal Water supply 1. Municipal water supply is available to the site from several locations with an existing trunk watermain located along the property’s southerly boundary, along Hudson Boulevard; an existing trunk watermain located along the property’s easterly boundary, along Julia Avenue; and a lateral watermain stub from the Union Park West subdivision located along the northerly property line. Noted 2. The applicant/developer will be responsible to extend municipal water into the development at the developer’s sole cost and will be required to construct a looped watermain network internal to the site. Acknowledged. 3. The current preliminary plans will need to be revised to incorporate the watermain connection to the Union Park West development and eliminate the northerly connection to the Julia Avenue watermain. The Julia Avenue watermain connection has been removed and a connection to the Union Park West Development has been added. 4. The applicant will be responsible to place hydrants and water system valves internal to the site as determined by the Lake Elmo Public Works Director and Fire Department. All fire hydrants shall be owned and maintained by the City. Acknowledged. 5. All internal site watermain lines with hydrants will remain City owned and operated. Minimum 30‐foot easements centered over the pipe/hydrant will be required without encroachments from retaining walls, trees, other small/dry utilities, or storm water management BMPs. Easements must be dedicated to the City as part of the plat. Dedicated watermain easements must be shown on all site, grading, utility, and Schafer Richardson June 1, 2022 Page 8 landscape plans when submitting a Preliminary and Final Plat application. Acknowledged, required drainage and utility easements provided on plan. 6. When submitting the preliminary and final plat application, the applicant will be required to submit domestic and fire suppression water demands that will be required by the Municipal water supply in order to serve the development. Fire suppression demands must indicate an overall fire flow rate (in gallons per minute) and duration (minutes) that will be required from the municipal water supply. Preliminary fire suppression water demands have been provided. 7. No watermain pipe oversizing is anticipated for this development. Noted Landscape Plans 1. The preliminary landscape plans must be revised to relocate all trees to reside outside of the proposed 10‐foot drainage and utility easement along the Julia Avenue right‐of‐way. The minimum 10‐foot drainage and utility easement is reserved for the installation of small/dry utilities. Trees have been relocated. 2. The preliminary landscape plans must be revised to relocate all trees to reside outside of the proposed public easement areas and to maintain a minimum 10‐foot offset from all utility pipes. Many trees are shown to be planted near or over proposed storm sewer. Trees have been relocated. Tree Preservation 105.12.470 Tree Preservation • A tree preservation plan and subsequent mitigation requirements is required for all development or redevelopment in any Zoning District unless the applicant demonstrates that the proposed improvements do not impact existing significant trees on the site. • A tree preservation plan was not included in this application packet and thus has not been reviewed. Tree preservation plan has been added to set. Schafer Richardson June 1, 2022 Page 9 Landscape Requirements 105.12.480 Landscape Requirements The current landscape plan does not meet the code required number of trees and does not reflect screening and tree replacement/mitigation requirements. The landscape plan will need to be reevaluated after completion of an existing tree survey and tree preservation plan. Landscape has been updated. • Requirements of 105.12.480 (b) minimum size standards for landscaping materials is not currently met by proposed ornamental tree species Tardiva Hydrangea. Planting sizes have been adjusted. • Requirements of 105.12.480 (e) screening of the residential parking lot from the adjacent residential property to the north is not currently shown on the plan but is required. Screening fence has been added to landscape plans. • Requirements of 105.12.480 (e) screening of the commercial parking lot from the street and (f) screening of the commercial parking lot from the multi-family residential is not currently shown on the plan but is required. Trees have been relocated to screen commercial parking lot from residential lot. Schafer Richardson June 1, 2022 Page 10 Composition has been adjusted and tree count has been addressed. General Site Design Considerations, Mixed-Use Commercial and Mixed-Use Business Park 105.12.890 General Site Design Considerations, Mixed-Use Commercial and Mixed-Use Business Park Schafer Richardson June 1, 2022 Page 11 • Screening of existing residential structures: − When a new development is proposed adjacent to existing single-family residential homes, the Developer shall provide screening in accordance with LEC 105.12.480(f). The city may require buffering or screening above and beyond this section in cases where the city determines the required screening will not provide an adequate separation between incompatible uses. PUD Regulations 105.12.1210 Application Requirements for Pre-Application Conference, Preliminary Plan and Final Plan • A site conditions plan that contains location, type, and extent of tree cover is required at the Pre-application stage. 105.12.1160 Density • Applicant requested 3 Amenity Points for enhanced landscaping in previous submittal. Current landscape plan does not meet definition of Enhanced Landscaping according to 105.12.1160 (c) Table 16-2: Site Amenities: − A landscaping plan of exceptional design that has a variety of native tree, shrub and plan types that provide seasonal interest and that exceeds the requirements of the Lake Elmo Design Standards Manual. The landscaped areas should have a resource efficient irrigation system. The landscaping plan shall be prepared by a licensed landscape architect. Amenity points shall be awarded based upon the quality and magnitude of the landscaping plan. Findings • A site conditions plan that contains location, type, and extent of tree cover has not been submitted. • A tree preservation plan has not been submitted. • The current landscape plan does not meet the required minimum number of trees. • The current landscape plan does not meet the tree species composition requirements. • The current landscape plan does not meet the requirements for screening. • The current landscape plan does not meet the requirements for enhanced landscaping amenity points, which requires native species and a resource efficient irrigation system. Recommendation It is recommended that the Preliminary PUD Plan be resubmitted with the required inclusions and modifications mentioned above. A revised Landscaping plan has been provided addressing the comments above. Schafer Richardson June 1, 2022 Page 12 Sincerely, Joseph Bailey, PE Project Manager JULIA AVE NBLOCK 1 LOT 2 LOT 1 SCALE IN FEET 0 10050 NORTH NO DATE BY CKD APPR SHEET OF Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY I hereby certify that this plan, survey, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 22.0S (LMS TECH) | DILLON TEWS, LSIT (MN) | 5/31/2022 2:03:02 PML:\PROJECTS\50748\CAD\SURVEY\50748-PPLAT.DWG:22X34LAKE ELMO-MULTIFAMILY PRELIMINARY PLAT SCHAFER RICHARDSON LAKE ELMO, WASHINGTON COUNTY, MINNESOTA50748 DJT EW 04/08/2022 Mark R. Salo 04/08/2022 43933 PRELIMINARY PLAT 1 1 1 A FOUND MONUMENT SET MONUMENT ELECTRIC METER LIGHT AIR CONDITIONER GUY ANCHOR HANDICAP STALL UTILITY POLE POST SIGN LEGEND WATERMAIN SANITARY SEWER STORM SEWER FLARED END SECTION TELEPHONE PEDESTAL ELECTRIC TRANSFORMER GAS METER OVERHEAD WIRE CHAIN LINK FENCE IRON FENCE WIRE FENCE WOOD FENCE EASEMENT LINE SETBACK LINE RESTRICTED ACCESS CONCRETE CURB BUILDING LINE BUILDING CANOPY BITUMINOUS SURFACE CONCRETE SURFACE LANDSCAPE SURFACE OUTLOT B, DPS LAKE ELMO WASHINGTON COUNTY , MINNESOTA ABSTRACT PROPERTY PROPERTY SUMMARY 1.SUBJECT PROPERTY'S ADDRESS IS 9450 HUDSON BOULEVARD NORTH AND THE PID IS 34-029-21-34-0012. 2.THE AREAS OF THE SUBJECT PROPERTY ARE AS FOLLOWS: TOTAL AREA:14.143 ACRES OR 616,076 SQUARE FEET LOT 1:10.819 ACRES OR 471,278 SQUARE FEET LOT 2:1.946 ACRES OR 84,778 SQUARE FEET RIGHT OF WAY:1.378 ACRES OR 60,021 SQUARE FEET 3.THE SUBJECT PROPERTY IS ZONED RURAL TRANSITIONAL (RT), PER ZONING MAP FOUND ON THE CITY OF LAKE ELMO WEBSITE. SURVEY NOTES 1.THE BEARING SYSTEM IS BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD83 (1986 ADJUST), WITH AN ASSUMED BEARING OF NORTH 89 DEGREES 53 MINUTES 57 SECONDS EAST FOR THE FOR THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 34 , TOWNSHIP 29 N , RANGE 21 W. 2.THE FIELD WORK WAS COMPLETED ON 01/31/2022 DESCRIPTION PRELI MI N A R Y A 05/24/2022 DJT MRS MRS CITY COMMENTS H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB TITLE SHEET C1.01 DEVELOPER/OWNER SCHAFER RICHARDSON 900 NORTH THIRD STREET MINNEAPOLIS, MN 55401 612-305-7095 DJENSON@SR-RE.COM CONTACT: DOMINIK JENSON ARCHITECT URBANWORKS ARCHITECTURE, LLC. 901 NORTH THIRD STREET, SUITE 145 MINNEAPOLIS, MN 55401 612-455-3106 DHAALAND@URBAN-WORKS.COM DAVID HAALAND CIVIL ENGINEER SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 JBAILEY@SAMBATEK.COM CONTACT: JOSEPH BAILEY LANDSCAPE ARCHITECT SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 JWORKMAN@SAMBATEK.COM CONTACT: JOHNNIE WORKMAN SURVEYOR SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 JWITTSTOCK@SAMBATEK.COM CONTACT: JAY WITTSTOCK BM NO. 1 TNH EAST SIDE OF SITE ELEV.=1019.85 BM NO. 2 TNH WEST SIDE OF SITE ELEV.=1000.13 SHEET INDEX SHEET DESCRIPTION C1.01 TITLE SHEET C2.01 EXISTING CONDITIONS C2.02 DEMOLITION PLAN C3.01 SITE PLAN C3.02 FIRE TRUCK TURNING EXHIBIT C4.01 GRADING PLAN C4.02 GRADING NOTES C5.01 PHASE ONE EROSION CONTROL C5.02 PHASE TWO EROSION CONTROL C5.03 EROSION CONTROL NOTES AND DETAILS C6.01 UTILITY PLAN C9.01 DETAILS C9.02 DETAILS L0.01 TREE PRESERVATION L1.01 LANDSCAPE PLAN L1.02 LANDSCAPE DETAILS AND NOTES L1.03 LANDSCAPE PLAZA L1.04 LANDSCAPE - SCHOOL for Preliminary Site Development Plans LAKE ELMO APARTMENTS Schafer Richardson Lake Elmo, Minnesota Presented by: NO SCALE VICINITY MAP SITE CONSULTANT CONTACT LIST:BENCHMARKS N.T.S. CITY OF LAKE ELMO SPECIFICATIONS (2019) CITY ENGINEER'S ASSOCIATION OF MINNESOTA STANDARD SPECIFICATIONS (2013) MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION (2018 EDITION) GOVERNING SPECIFICATIONS 494 694 94 C7.01 HUDSON BLVD EXISTING CONDITIONS C7.02 HUDSON BLVD REMOVAL PLAN C7.03 HUDSON BLVD PLAN AND PROFILE C7.04 HUDSON BLVD TYPICAL SECTION C7.05 HUDSON BLVD GRADING PLAN C7.06 HUDSON BLVD SIGNING AND STRIPING PLAN C7.07 HUDSON BLVD EROSION CONTROL PLAN C7.08 EROSION CONTROL NOTES AND DETAILS C7.09 HUDSON BLVD TRAFFIC CONTROL PLAN C7.10 PEDESTRIAN RAMP DETAIL C7.11 C7.12 C7.13 C7.14 C7.15 C8.01 HUDSON BLVD STORM SEWER PROFILES C8.02 STORM SEWER DETAILS C8.03 WEST DETENTION POND EXPANSION PLAN PEDESTRIAN RAMP DETAIL PEDESTRIAN RAMP DETAIL PEDESTRIAN RAMP DETAIL PEDESTRIAN RAMP DETAIL PEDESTRIAN RAMP DETAIL 303 OUTLOT B 400011017.30BC B 400021017.15BC 400031017.28SIGN 400041017.10SIGN 400051016.80BC 400061016.34BC 400071016.60SIGN 400081016.03BC 400091015.51BC 400101015.02SIGN 400121014.92BC 400131014.51BC 400141014.00BC 400161014.12SIGN 400171013.56SIGN 400181013.46BC 400201013.70BC400211013.36BC 400221013.41BC PC 400231013.96BC 400241013.95SIGN 400251014.07BC 400261014.21BC 400271014.36BC PT 400281014.36BC 400291014.00BC E 400301014.08L.POST 400311013.28BC B 400321013.49BC 400331013.60BC PC 400341013.74BC 400351013.22BC 400361013.11BC 400371013.06BC 400381013.46BC 400391013.38BC PT 400411013.48BC 400421013.90BC 400431013.84SIGN 400441014.34BC 400451014.71BC 400461014.82SIGN 400481015.39BC PC 400491015.59BC 400501015.53BC 400511015.08BC 400521015.00BC 400531015.37BC PT 400541015.10BC E 400551015.13BC B 400561015.50BC PC 400571015.57BC 400581015.24BC 400591015.47BC 400601015.89BC 400611015.93BC PT 400621015.59L.POST 400631016.08BC 400641016.37BC 400651015.91SIGN 400661016.41SIGN 400671016.78BC 400681016.99BC 400691017.13BC 400701016.99SIGN 400711017.33BC E 400931022.76CP NAIL 400941018.96CP NAIL 400951021.98BLDG COR B 400961022.48BLDG COR 400971023.33BLDG COR 400981023.02BLDG COR B 400991022.20BLDG COR 401001025.23BLDG COR 401011021.44BLDG COR B 401021021.03BLDG COR401031020.51BLDG COR 401041018.10BLDG COR B 401051018.36BLDG COR 401071017.68BLDG COR 401231002.76STM OCS 401251002.23STM OCS 40126998.04STM OCS40135999.20COMM PED 401391001.59GAS MRKR 400921013.79SAN RIM 401111015.63SAN RIM 401121014.48SAN RIM 401131013.74SAN RIM 401171002.36SAN RIM 40120998.25FES FL 18 RCP 40121997.80FES FL 18 RCP 40127997.95FES FL 18 RCP 40129994.28FES INV 30CMP 40138999.00FES FL 18 RCP 52.1 200.252.1200.266.0 13.766.014.221.824.5 21.524.7 30.248.330.2 48.61004 1005 100610071 0 0 8 1 0 0 9 1010101110121013101410151016101910181020102110221025103010301031101510 1 5 102010191010 1000 401311000.13TNH 7500001003.19FND IP 750001997.74FND IP 401401004.06GAS MRKR B 401411001.60GAS MRKR 401421000.22GAS MRKR 401431001.34GAS MRKR 401441002.32GAS MRKR 401451001.76GAS MRKR 401461000.33GAS MRKR 401471002.09GAS MRKR 401481001.62GAS MRKR 401491003.47GAS MRKR 401501004.07GAS MRKR 401511005.43GAS MRKR 401521006.07GAS MRKR 401531006.65GAS MRKR 401541009.55GAS MRKR 401551012.46GAS MRKR 401561012.03GAS MRKR 401571011.74GAS MRKR 401581011.50GAS MRKR7500021016.03FND IP 401601017.81COMM PED 401651019.85TNH401661016.41GATE VALVE 7500031013.48FND IP 401691014.18CONC EDGE B 401701014.21CONC EDGE 401711014.22CONC EDGE 401721014.22CONC EDGE CLS 7500041016.58SET IP 7500051018.67SET IP 401731014.29BENCH B 401741014.28BENCH E 401101017.18SAN RIM 200011013.51BIT EDGE B 200021013.46BIT EDGE B200031013.13BC B 200041012.59GC B 200051013.50BIT EDGE E 200061013.52CONC EDGE B 200071013.64CONC EDGE B 200081013.63BIT EDGE E 200091013.21CONC EDGE 200101013.15CONC EDGE 200111013.31CONC EDGE E 200121013.29CONC EDGE200131013.22CONC EDGE E 200141013.02CONC EDGE B 200151013.08CONC EDGE 200161013.40CONC EDGE E 200171013.55BC PC 200181013.00GC PC 200191013.08GC 200201013.61BC 200211013.65BC 200221013.14GC 200231013.17GC 200241013.19BC 200251013.06BC 200261013.03GC 200271012.97GC 200281012.98BC 200291013.45BC 200301012.99GC 200311012.86GC 200321013.39BC 200331013.36BC E 200341012.73GC PT E200351012.76GC B 200361013.32BC B 200371013.65BC 200381013.22GC200391013.27GC 200401013.36BC 200411013.35CONC EDGE B 200421013.37CONC EDGE B 200431013.36GC200441013.39GC PC 200451013.85BC PC200461013.95BC 200471013.40GC 200481013.68GC 200491014.11BC200501014.24BC 200511013.75GC200521013.84GC PT 200531014.36BC PT 200541014.42BC 200551014.00BC E 200561013.94GC E 200571013.98BIT EDGE B 200581013.38BIT EDGE B 200591012.96BIT EDGE B200601012.76GBRK B 200611013.47GBRK 200621013.60BIT EDGE 200631014.00BIT EDGE 200641014.20BIT EDGE 200651013.80BIT EDGE200661013.64GBRK200671013.81GBRK 200681014.03BIT EDGE 200691014.36BIT EDGE 200701014.07BIT EDGE 200711013.96BIT EDGE 200721014.31BIT EDGE 200731013.69BIT EDGE200741013.49GBRK200751013.04GBRK 200761013.36BIT EDGE 200771013.96BIT EDGE 200781013.76BIT EDGE 200791013.72GBRK B PC200801012.99GBRK 200811013.07BIT EDGE 200821013.37BIT EDGE 200831012.76BIT EDGE200841012.48GBRK 200851011.68GBRK 200861011.94BIT EDGE 200871012.50BIT EDGE 200881012.25BIT EDGE 200891011.96GBRK 200901010.90GBRK200911011.06BIT EDGE 200921011.30BIT EDGE 200931010.80BIT EDGE200941010.58GBRK200951008.75GBRK 200961009.04BIT EDGE 200971009.65BIT EDGE 200981009.37BIT EDGE 200991009.21GBRK 201001007.36GBRK201011007.71BIT EDGE 201021007.91BIT EDGE 201031007.42BIT EDGE201041007.25GBRK201051004.92GBRK 201061005.34BIT EDGE 201071005.92BIT EDGE 201081005.60BIT EDGE 201091005.32GBRK201101003.08GBRK201111003.22BIT EDGE 201121003.65BIT EDGE 201131003.04BIT EDGE201141002.77GBRK 201151000.41GBRK 201161000.67BIT EDGE 201171001.29BIT EDGE 201181000.94BIT EDGE 201191000.89GBRK 20120998.79GBRK PC 20121998.57GBRK 20122998.13GBRK 20123998.25GBRK PT 20124998.60GBRK E 20125998.99BIT EDGE PC 20126998.47BIT EDGE 20127998.32BIT EDGE 20128998.28BIT EDGE 20129998.25BIT EDGE PT 20130998.69BIT EDGE E20131997.94BIT EDGE B 20132997.83GBRK B 20133997.16GBRK PC 20134997.73BIT EDGE PC 20135997.47BIT EDGE 20136997.28GBRK 20137997.22GBRK20138997.44BIT EDGE20139997.20BIT EDGE PT 20140997.18GBRK PT 20141997.60BIT EDGE 20142996.96BIT EDGE20143996.76GBRK 20144994.49GBRK 20145994.68BIT EDGE 20146995.28BIT EDGE 20147994.91BIT EDGE 20148994.65GBRK 20149992.73GBRK20150992.75BIT EDGE 20151993.13BIT EDGE 20152992.57BIT EDGE20153992.23GBRK 20167989.20GBRK 20168991.13GBRK 20169992.35GBRK E 201701013.66GBRK B PC 201711014.01GBRK 201721014.65GBRK 201731015.79GBRK E 201741015.44GBRK B PC 201751014.46GBRK 201761013.90GBRK 201771013.91GBRK 201781013.80GBRK 201791012.28GBRK B PC 201801012.61GBRK 201811012.94GBRK 201821013.79GBRK 201831013.75GBRK 201841013.30GBRK 201851013.76GBRK E201861013.93GBRK 201871013.87GBRK 201881013.66GBRK 201891013.99GBRK PC 201901014.08GBRK 201911013.91GBRK 201921013.31GBRK E 201931013.42CONC EDGE B 201941013.78CONC EDGE 201951013.78CONC EDGE 201961013.80BIT EDGE B 201971013.67BIT EDGE B 201981013.33CONC EDGE E 201991013.81BIT EDGE E 202001013.72BIT EDGE E 202011013.89GBRK B PC 202021014.24GBRK 202031013.42GBRK202041013.13GBRK202051012.74GBRK202061012.30GBRK E 202071020.22GBRK B PC 202081018.42GBRK 202091018.66GBRK202101019.00GBRK 202111019.78GBRK 202121018.14GBRK 202131017.85GBRK 202141018.94GBRK 202151017.56GBRK202161017.55GBRK 202171018.00GBRK202181017.30GBRK 202191015.27GBRK 202201012.79GBRK 202211011.98GBRK 202221011.27GBRK E202231008.55GBRK B PC202241006.66GBRK 202251003.75GBRK 202261002.72GBRK 202271001.99GBRK202281002.46GBRK202291001.75GBRK 202301002.02GBRK 202311001.78GBRK202321001.64GBRK 202331001.43GBRK 202341001.68GBRK 202351001.58GBRK 202361001.12GBRK E 202371002.87GBRK B PC202381002.59GBRK202391000.21GBRK 20240998.92GBRK 20241997.40GBRK 20242997.88GBRK E 20243997.18GBRK B PC 20244996.55GBRK 20245995.41GBRK 20246995.38GBRK 20247995.24GBRK 20250997.28GBRK B PC20251996.34GBRK20252994.65GBRK E 20253998.14GBRK B PC 20254999.28GBRK 202551000.71GBRK 202561001.98GBRK 202571003.12GBRK 202581004.67GBRK 202591005.90GBRK 202601007.87GBRK 202611008.84GBRK 202621009.22GBRK 202631009.52GBRK 202641010.43GBRK 202651011.48GBRK 202661011.80GBRK 202671012.07GBRK E 1014101410131012101110101009100810071006100510041003100210011000998999997996995994993995 102 0 1 0 2 5 1030 2501 2502 2503 2504 2505 2506 2507 2508 2509 2510 2511 2512 401151011.92SAN RIM FOUND MONUMENT SET MONUMENT MARKED ELECTRIC METER LIGHT AIR CONDITIONER GUY ANCHOR HANDICAP STALL UTILITY POLE POST SIGN TELEPHONE PEDESTALUT ELECTRIC TRANSFORMER UG GAS METER OVERHEAD WIREOW CHAIN LINK FENCE IRON FENCE WIRE FENCE WOOD FENCE EASEMENT LINE SETBACK LINE BUILDING LINE BUILDING CANOPY BITUMINOUS SURFACE CONCRETE SURFACE LANDSCAPE SURFACE LEGEND STANDARD DUTY ASPHALT PAVING WATERMAIN SANITARY SEWER FLARED END SECTION STORM SEWER CONCRETE CURB RESTRICTED ACCESS PROPERTY SUMMARY 1. SUBJECT PROPERTIES ADDRESS IS 9450 HUDSON BLVD N, LAKE ELMO. ITS PROPERTY IDENTIFICATION NUMBER IS 34-029-21-34-0012. 2. THE GROSS AREA OF THE SUBJECT PROPERTY IS 14.143 ACRES OR 616,076 SQUARE FEET. 3. THE SUBJECT PROPERTY IS ZONED RURAL TRANSITIONAL (RT), PER ZONING MAP FOUND ON THE CITY OF LAKE ELMO WEBSITE. 4. THE BUILDING(S) AND EXTERIOR DIMENSIONS OF THE OUTSIDE WALL AT GROUND LEVEL ARE SHOWN ON THE SURVEY. IT MAY NOT BE THE FOUNDATION WALL. BENCHMARKS 1. THE VERTICAL DATUM IS BASED ON NAVD88. BENCHMARK #1 TNH EAST SIDE OF SITE ELEV.=1019.85 BENCHMARK #2 TNH WEST SIDE OF SITE ELEV.=1000.13 SURVEY NOTES 1. THE BEARING SYSTEM IS BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD83 (1986 ADJUST). WITH AN ASSUMED BEARING OF NORTH 89 DEGREES 53 MINUTES 57 SECONDS EAST FOR THE SOUTH LINE OF THE SW 1/4, SECTION 34, TOWHSHIP 29 N, RANGE 21 W. 2. FIELD WORK WAS COMPLETED ON 01/27/2022. SCALE IN FEET 0 8040 NORTH H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB EXISTING CONDITIONS C2.01 SEARCH OUTLOT B SEARCH SEARCH SEARCH SEARCH SEARCH SEARCH 52.1 200.252.1200.266.0 13.766.014.221.824.5 21.524.7 30.248.330.2 48.610201025103010181019102110221 0 2 3 10241026102710281029103110001 0 0 0 1005 10 0 51010 1 0 1 01015 1015102099999 9 10 0 110011002 1 0 0 2 10031003 1004 10041006 1006 1007 10071008 100810091 0 0 91011 1 0 1 11012 101210131013101410141016101610171017101810191025103010231024102610271028102910311005101 0 1015102010201 0 2 0 10 2 5 100310041 0 0 6 100 7 1 0 0 8 100910 1 1 1 0 12 1 0 1 3 1014101610171018101910 2 1 10211 0 2 1 10 2 2 10 2 3 1 0 2 4 1 0 2 6 10 2 7 10 2 8 1 0 2 9 1000100510101001100210031004100610071008100910111012101310141014 REMOVE EXISTING CURB DEMOLITION NOTES 1. DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTRACTOR SHALL VISIT THE SITE PRIOR TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTANDING OF THE INTENDED SCOPE OF WORK. 2. THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERSTANDING OF EXISTING CONDITIONS. THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON ALTA AND TOPOGRAPHIC MAPPING PREPARED BY SAMBATEK DATED JANUARY 31, 2022. IF CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS WITHOUT EXCEPTION, CONTRACTOR SHALL HAVE MADE, AT OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, REMOVAL, AND DISPOSING IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES AND IN ACCORDANCE WITH APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE GEOTECHNICAL REPORT AND/OR GEOTECHNICAL ENGINEER. 4. CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. 5. CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO EXISTING BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS. 6. CONTRACTOR IS SPECIFICALLY CAUTIONED THAT LOCATIONS OF EXISTING UTILITIES SHOWN ON THIS PLAN HAVE BEEN DETERMINED FROM INFORMATION AVAILABLE. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE UTILITY MAPPING ACCURACY. PRIOR TO START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES 48 HOURS PRIOR TO ANY EXCAVATION FOR ON-SITE LOCATIONS OF EXISTING UTILITIES. THE LOCATIONS OF UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING MINNESOTA GOPHER STATE ONE CALL AT 800-252-1166 OR 651-454-0002. 7. THE MAPPING LOCATION OF ALL EXISTING SEWERS, PIPING, AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH WORK. UTILITIES DETERMINED TO BE ABANDONED SHALL BE REMOVED IF UNDER THE BUILDING INCLUDING 10' BEYOND FOUNDATIONS. 8. CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO REMOVAL AND/OR RELOCATION OF UTILITIES. CONTRACTOR SHALL COORDINATE WITH UTILITY COMPANIES CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANIES' FORCES AND ANY FEES WHICH ARE TO BE PAID TO UTILITY COMPANIES FOR SERVICES. CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 9. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ROAD RIGHT OF WAY DURING CONSTRUCTION. 10. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC., TO THE BEST PRACTICES. 11. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF THE EXISTING FACILITIES. 12. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED AND APPROVED BY THE LOCAL AUTHORITY. 13. CONTRACTOR SHALL LIMIT SAW-CUT & PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 14. CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. DAMAGE TO ANY EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTOR'S EXPENSE. 15. ABANDON OR REMOVE ALL SANITARY, WATER AND STORM SERVICES PER CITY STANDARDS. COORDINATE ALL WORK WITH CITY. ALL STREET RESTORATION SHALL BE COMPLETED IN COMPLIANCE WITH LOCAL STANDARDS. 16. CONTRACTOR SHALL PREPARE AND SUBMIT TO THE GOVERNING AUTHORITY A TRAFFIC AND/OR PEDESTRIAN TRAFFIC PLAN PER CITY/COUNTY/STATE STANDARDS TO BE APPROVED BY THE LOCAL GOVERNING AUTHORITY. THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. LEGEND GAS METER HYDRANT LIGHT STORM SEWER DRAINTILE WATERMAIN SANITARY SEWER OVERHEAD ELECTRIC WIREUNDERGROUND TELEPHONE FORCEMAIN (SAN.) UNDERGROUND CABLE TV UNDERGROUND ELECTRICUNDERGROUND GAS LINE WIRE FENCE IRON FENCE WOOD FENCE CHAIN LINK FENCE STONE RETAINING WALL SPRINKLER HEADSH SPRINKLER VALVESV GUARDRAIL HANDRAIL TREE LINE GUARD POST SIGN CONCRETE CURB BUILDING LINE REMOVE UTILITY STRUCTURE REMOVE EXISTING CONCRETE CURB SAW CUT EXISTING BITUMINOUS PAVEMENT REMOVE EXISTING BITUMINOUS PAVEMENT REMOVE EXISTING CONCRETE PAVEMENT REMOVE EXISTING GRAVEL DRIVE REMOVE EXISTING LANDSCAPING REMOVE EXISTING BUILDING DEMO TREE REMOVE EXISTING (DEMO LG) REMOVE UTILITY STRUCTURE DEMO LIGHT REMOVE CHAIN LINK FENCE H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 #### NORTH SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB DEMOLITION PLAN C2.02 PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKOUTLOT B PROPOSED BUILDING 49,417 S.F. FFE=1022.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)FILTRATION BASIN 2PPRIVATELT OWNED ANDMAINTAINEDTOP OF MEDIA = 1005.26100-YR HWL = 1008.57 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.99 STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT B F F F I J B A 1012 24 20 16 16 12 1891012 8 9.0'18.0'24.0'36.0'24.0'18.0'22.0'24.0'7.7'A A B B B B B B B B B F F F F F F I J A A 24.0'A R30.0'R30.0 '13.7 '5.0 '10.5 '26.0 ' 22.0'22.0'9.0'5.7'A A A 32.0'K K A L L M 15 34R18.0'R 5 . 0 ' R 5 . 0 ' R 5 . 0 ' R 5 . 0 ' R42.0' R1 8 . 0 'R5.0'R15.0' R1 5 . 0 ' R20.0' R20.0'R15.0'R381.0'R350.0'R10.0'R30.0'R1 5 . 0 ' R162.0' R138.0' R138.0' R162.0'R10.0'R150.0'R5.0'R5.0'R5.0'R5.0'R 5 . 0 ' SCALE IN FEET 0 6030 NORTH H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental A. BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B. B-612 CONCRETE CURB AND GUTTER C. B-618 6CONCRETE CURB AND GUTTER D. CONCRETE APRON E. FLAT CURB SECTION F. CONCRETE SIDEWALK G. SEGMENTAL BLOCK RETAINING WALL H. ACCESSIBLE RAMP I. ACCESSIBLE STALL STRIPING J. ACCESSIBLE PARKING SIGN K. TRANSFORMER L. BIKE RACK KEY NOTES 1. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 2. ALL DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 3. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. COORDINATE WITH GRADING CONTRACTOR. 4. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 5. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED. 6. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 7. SEE ARCHITECTURAL PLANS FOR PYLON SIGN DETAILS 8. LIGHT STANDARD LOCATIONS ARE FOR REFERENCE ONLY, SITE LIGHTING PLAN IS DESIGN BUILD BY CONTRACTOR. CONTRACTOR SHALL CONFIRM LIGHT STANDARD LOCATION WITH LIGHTING VENDOR. 9. REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS. 10. ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE HAVE BEEN DESIGNED WITH A MAXIMUM LONGITUDINAL SLOPE OF 4.5%, AND A MAXIMUM CROSS SLOPE OF 1.5%. THIS IS LESS THAN THE ADA CODE MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.00% (1:50). THE MAXIMUM DESIGN SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE IS 1.5%, LESS THAN THE ADA CODE MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE OF 2.00% (1:50). THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR. 11. "NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY. 12. STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE CONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE CONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. DEVELOPMENT NOTES AREA LOT 1 LOT 2 R-O-W NET SITE MAX PERCENT IMPERVIOUS PROPOSED PERCENT IMPERVIOUS PARKING SUMMARY LOT 1 SURFACE PARKING PROVIDED LOT 2 SURFACE PARKING PROVIDED BUILDING SETBACKS FRONT YARD REAR YARD SIDE YARD PARKING SETBACK REAR FROM RESIDENTIAL OPEN SPACE REQUIRED OPEN SPACE PROVIDED MINIMUM LOT SIZE ZONING DEVELOPMENT SUMMARY 10.819 AC 1.946 AC 1.378 AC 14.143 AC 75% 37.6% 167 STALLS 49 STALLS 20 FT 20 FT 10 FT 20 FT 57,300 SF 168,948 SF 1500 SF PER UNIT RURAL TRANSITIONAL (RT)LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB SITE PLAN C3.01 CONCRETE CURB EASEMENT LINE BUILDING LINE RETAINING WALL WETLAND TREE LINE SAW CUT LINE SIGN PROPOSED EXISTING LEGEND BOLLARD ##REGULAR PARKING STALL COUNT 1 KEYNOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE STANDARD DUTY ASPHALT PAVING PROPOSED IMPROVEMENTS BY OTHERS SEE SHEETS C7.01-C8.03 FOR HUDSON BLVD IMPROVEMENTS PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKOUTLOT B PROPOSED BUILDING 49,417 S.F. FFE=1022.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)FILTRATION BASIN 2PPRIVATELT OWNED ANDMAINTAINEDTOP OF MEDIA = 1005.26100-YR HWL = 1008.57 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.99 STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT Pumper Fire Truck H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB FIRE TRUCK TURNING EXHIBIT C3.02 OUTLOT B 1015 102010111 0 1 2 10131014 1016 101 7 1 0 1 8 101910 2 11015 10201 0 2 0101210131014101610171018 1 0 1 9 101910 2 0 101610171018101910 2 1 10 2 21005101010041 0 0 610071 0 0 8 1 0 0 9 1020 10171018 1019 1021 PROPOSED BUILDING 49,417 S.F. FFE=1022.00 EOF10.0EOF09.510101015102020' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)1008.47 1010.53 1010.58 1017.78 1017.90 1016.63 1009.86 1009.87 1011.14 1005.44 1004.27 1008.00 1005.26 1005.26 1008.00 1005.44 1005.44 1013.67 1013.67 1013.41 1019.21 1018.80 1015.88 1016.07 1018.341019.05 1019.03 1013.29 FILTRATION BASIN 2PPRIVATELT OWNED ANDMAINTAINEDTOP OF MEDIA = 1005.26100-YR HWL = 1008.57 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.99 STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT 100010051010100110021003100410061007100810091011 1012 1013 1014 1014 101499510009969979989991001100110021003PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKPROPERTY LINE CONCRETE CURB BUILDING LINE RETAINING WALL TREE LINE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) PROPOSED EXISTING LEGEND SOIL BORING999.9 ST # STORM SEWER DRAINTILE WETLAND LIMITS 800 SPOT ELEVATIONS RIPRAP EOF 902.5 OVERFLOW ELEV. THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. STANDARD DUTY ASPHALT PAVING H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB GRADING PLAN C4.01 PROPOSED IMPROVEMENTS BY OTHERS SEE SHEETS C7.01-C8.03 FOR HUDSON BLVD IMPROVEMENTS H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental 1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE. 2. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. 3. ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.00% (1:50). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.00% (1:50). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR. 4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 5. SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATED: CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT. 7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION. 8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING AREA SUBGRADE. CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. 9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT PASS A TEST ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO THE OWNER. 10. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 11. EXISTING TREES AND OTHER NATURAL VEGETATION WITHIN THE PROJECT AND/OR ADJACENT TO THE PROJECT ARE OF PRIME CONCERN TO THE CONTRACTOR'S OPERATIONS AND SHALL BE A RESTRICTED AREA. CONTRACTOR SHALL PROTECT TREES TO REMAIN AT ALL TIMES. EQUIPMENT SHALL NOT NEEDLESSLY BE OPERATED UNDER NEARBY TREES AND EXTREME CAUTION SHALL BE EXERCISED WHEN WORKING ADJACENT TO TREES. SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL TO PERMIT OPERATION OF THE CONTRACTOR'S EQUIPMENT, CONTRACTOR SHALL OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING OF OPERATION. SHOULD CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS, THE BROKEN LIMBS SHOULD BE REMOVED IMMEDIATELY AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DAMAGE TO THE TREE. NO TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BY THE ENGINEER. COSTS FOR TRIMMING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONSTRUCTION AND NO SPECIAL PAYMENT WILL BE MADE. a.RESTRICTED AREAS SHALL INCLUDE ALL DESIGNATED TREED AREAS OUTSIDE OF THE DESIGNATED CONSTRUCTION ZONE. ALL VEGETATION WITHIN THE RESTRICTED AREAS SHALL REMAIN. b. CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON THE PLANS. ACTIVITIES WITHIN THE CONSTRUCTION MAY BE RESTRICTED TO A NARROWER WIDTH IN THE FIELD TO SAVE ADDITIONAL TREES AS DIRECTED BY THE OWNER. c. ACTIVITIES PROHIBITED OUTSIDE OF THE CONSTRUCTION BOUNDARIES WOULD INCLUDE, BUT NOT BE LIMITED TO: SOIL AND OTHER MATERIAL STOCKPILING, EQUIPMENT OR MACHINERY STORAGE, DRIVING OF ANY VEHICLE, LEAKAGE OR SPILLAGE OF ANY “WASHOUT” OR OTHER TOXIC MATERIAL. THE COLLECTION OF OTHER DEBRIS AND SOIL STOCKPILING WILL BE IN AN AREA DETERMINED ON-SITE BY THE ENGINEER. d. ALL RESTRICTED AREAS SHALL BE FENCED OFF WITH BRIGHT ORANGE POLYETHYLENE SAFETY NETTING AND STEEL STAKES AS SHOWN ON THE TREE PROTECTION DETAIL. AT NO TIME SHALL THIS FENCING BE REMOVED OR ACTIVITY OF ANY KIND TAKE PLACE WITHIN IT. FINAL PLACEMENT OF ALL PROTECTIVE FENCING SHALL BE COMPLETE BEFORE ANY WORK COMMENCES ON-SITE. e.BEFORE COMMENCING WITH ANY EXCAVATION CONTRACTOR SHALL COMPLETE ALL PREPARATORY WORK REGARDING TREE REMOVAL, ROOT PRUNING, TREE PRUNING AND STUMP REMOVAL TO THE SATISFACTION OF THE OWNER. f. PREPARATORY WORK SHALL INCLUDE THE FOLLOWING AND SHALL BE COMPLETED UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE: i. TREE REMOVAL: CONTRACTOR SHALL FELL THE TREES. AT NO TIME SHALL TREES BE BULLDOZED OUT, BUT SHALL BE CUT DOWN AND STUMPS REMOVED SEPARATELY. PRIOR TO THE FELLING OF ALL TREES, PROPER REMOVAL OF A PORTION OR ALL OF THE CANOPY SHALL BE COMPLETED SO THAT TREES IN THE RESTRICTED AREAS SHALL NOT BE INJURED IN THE PROCESS. ii. ROOT PRUNING: BEFORE ANY STUMPS ARE TO BE REMOVED, ALL ROOTS SHALL BE SEVERED FROM ROOTS IN THE RESTRICTED AREAS BY SAW CUTTING WITH A VERMEER DESIGNED FOR ROOT PRUNING, BY HAND, OR WITH A CHAINSAW. TREE ROOTS PROJECTING INTO THE CONSTRUCTION ZONE SHALL BE EXPOSED PRIOR TO ROOT PRUNING WITH SMALL MACHINERY, I.E..., BOBCAT. iii.STUMP REMOVAL: AT SUCH TIME THAT ROOTS HAVE BEEN PROPERLY SEVERED, STUMPS MAY BE REMOVED. WHERE REMOVAL OF CERTAIN STUMPS COULD CAUSE DAMAGE TO EXISTING PROTECTED TREES, TREE STUMPS SHALL BE GROUND OUT. ALL STUMP REMOVAL SHALL BE UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE. iv.TREE PRUNING: PROPER PRUNING OF TREES IN THE RESTRICTED ZONE SHALL BE DIRECTED BY AND SUPERVISION AT ALL TIMES BY THE OWNER'S REPRESENTATIVE. g. AN OWNER'S REPRESENTATIVE WILL BE AVAILABLE AT ALL TIMES DURING THE PREPARATORY AND CONSTRUCTION PERIOD. h.MULCH RATHER THAN SEED OR SOD WILL BE USED AT THE BASE OF QUALITY TREES TO A PERIMETER DETERMINED BY THE OWNER'S REPRESENTATIVE. AREAS TO BE SEEDED FOR EROSION CONTROL PURPOSES WITHIN THE CONSTRUCTION ZONE ARE TO BE DETERMINED BY THE OWNER'S REPRESENTATIVE. NATURAL GROUND COVER WILL BE MAINTAINED WHEREVER POSSIBLE. i. THE USE OF RETAINING WALLS NEAR TREES, IN ADDITION TO THOSE REQUIRED ON THE PLANS SHALL BE DETERMINED IN THE FIELD, BASED ON TREE LOCATIONS AND TOPOGRAPHY. 12. EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. CONTRACTOR SHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES. 13. TRENCH BORROW CONSTRUCTION: IF ALLOWED BY THE OWNER, CONTRACTOR SHALL COMPLETE “TRENCH BORROW” EXCAVATION IN AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE REMOVED OR DAMAGED AS A RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION SHALL COMMENCE A MINIMUM OF 10 FEET FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH BORROW EXCAVATION SHALL BE BACKFILLED TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2. SNOW FENCE SHALL BE FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED 2 FOOT HORIZONTAL TO 1 FOOT VERTICAL (2:1). 14. FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. 15. TOLERANCES a. THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. b. THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. c. THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. d. AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. e. TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. 16. AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. 17. CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON EROSION AND SEDIMENT CONTROL “SITE MAP”. CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY. CONTRACTOR SHALL POST WHATEVER SECURITY AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. 18. DISTURBED AREAS WITHIN WETLAND MITIGATION SITE AND ANY DISTURBED AREAS WITHIN THE WETLAND SHALL BE RESTORED WITH 6 TO 12 INCHES OF ORGANIC SOILS, PREFERABLY SOILS THAT WERE PREVIOUSLY REMOVED FROM WETLAND AREAS. SEEDING IN THE WETLAND MITIGATION AREAS ABOVE THE NORMAL WATER LEVEL SHALL BE MN STATE SEED MIX 34-271, WET MEADOW SOUTH AND WEST, OR APPROVED EQUAL. FOR STATE SEED MIXES, OATS AND WINTER WHEAT SHOULD BE SELECTED BASED ON THE TIME OF YEAR THAT THE MIX IS BEING USED. OATS SHOULD BE INCLUDED IN MIXES IF BEING USED BETWEEN OCTOBER 15TH AND AUGUST 1ST. WINTER WHEAT SHOULD BE USED BETWEEN AUGUST 1ST AND OCTOBER 15TH. THE SEEDING RATE IS THE SAME FOR OATS AND WINTER WHEAT. MIX 34-271 SHOULD BE APPLIED AT 12 POUNDS PER ACRE. SEED SHALL BE WATERED UNTIL A HEALTHY STAND OF VEGETATION IS OBTAINED. 19. FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA SHEET 79G. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE CONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE CONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. REV. DATE GRADING NOTES 1.FILTRATION BASIN CONSTRUCTION REQUIREMENTS: a.PERMITTEES MUST NOT EXCAVATE IFILTRATION SYSTEMS TO FINAL GRADE, OR WITHIN THREE (3) FEET OF FINAL GRADE, UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN CONSTRUCTED AND FULLY STABILIZED UNLESS THEY PROVIDE RIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSION BERMS) TO KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE FILTRATION AREA. WHEN EXCAVATING AN INFILTRATION SYSTEM TO WITHIN THREE (3) FEET OF FINAL GRADE, PERMITTEES MUST STAKE OFF AND MARK THE AREA SO HEAVY CONSTRUCTION VEHICLES OR EQUIPMENT DO NOT COMPACT THE SOIL IN THE FILTRATION AREA. ONCE STREET AND UTILITY CONSTRUCTION CEASES AND “FINAL STABILIZATION” (AS DEFINED ACCORDING TO SECTION 8 OF THE SWPPP NARRATIVE) OF CONTRIBUTING DRAINAGE AREA HAS BEEN COMPLETED, AND ONLY AFTER THE OWNER'S ENGINEER AUTHORIZES CONTRACTOR TO PROCEED, FILTRATION BASIN SHALL BE EXCAVATED TO FINISHED GRADE. b.HEAVY EQUIPMENT SHALL NOT TRAVEL WITHIN THE FILTRATION BASIN AREA. EXCAVATION WITHIN THE FILTRATION BASIN SHALL BE PERFORMED BY USE OF A BACKHOE BUCKET WITH TEETH. CONTRACTOR SHALL DISC OR TILL THE SOILS IF REQUIRED BY THE SOILS ENGINEER. c. FILTRATION BASIN SHALL BE PROTECTED BY SILT FENCE DURING ALL CONSTRUCTION ACTIVITIES. ALL DEPOSITED SEDIMENT DURING CONSTRUCTION ACTIVITY SHALL BE PROPERLY DISPOSED OF DOWNSTREAM OF INFILTRATION BASIN, IF POSSIBLE. d. ALL FLARED END SECTION INLETS AND CATCH BASIN MANHOLE INLETS SHALL HAVE INLET EROSION CONTROL PROTECTION IN PLACE UNTIL FINAL STABILIZATION BASIN HAS OCCURRED. e. ABOVE THE FILTRATION BASIN OUTLET ELEVATION, INCLUDING THE BERM AND DISTURBED AREAS, A MINIMUM OF 4" DEPTH OF TOPSOIL MATERIAL SHALL BE PLACED TO THE FINISHED GRADE ELEVATION. TOPSOIL SHALL MEET (MN/DOT) SPECIFICATION. THE AREA SHALL BE SEEDED WITH MN STATE SEED MIXTURE 25-131 (LOW MAINTENANCE TURF) APPLIED AT A RATE OF 220 LBS/ACRE, OR MN STATE SEED MIXTURE 35-241 (MESIC PRAIRIE GENERAL) APPLIED AT A RATE OF 36.5 LBS/ACRE. SOD MEETING (MN/DOT) SPECIFICATION 3878.2-B CAN BE SUBSTITUTED FOR SEED.SEED APPLICATION PROCEDURE: MIXTURE APPLICATION PROCEDURES SHALL FOLLOW (MN/DOT) SPECIFICATION 2575.3. SEED SHALL BE SECURED BY USE OF (MN/DOT) SPECIFICATION 3885 CATEGORY 1 EROSION BLANKET.ABSENT A SOIL TEST, FERTILIZER MEETING ANALYSIS 22-5-10 (NPK) 80% W.I.N. SHALL BE APPLIED AT A RATE OF 350 LBS/ACRE FOR SEED MIXTURE 25-131, OR FERTILIZER WITH AN ANALYSIS OF 18-1-8 (NPK) (FOR LOAMS, CLAY LOAM SOIL), OR 17-10-7 (NPK) (FOR SANDS WITH LESS THAN 30% ORGANIC AND CLAY MATTER) NATURAL BASE SHALL BE APPLIED AT A RATE OF 150 LBS/ACRE FOR SEED MIXTURE 35-241. f. BELOW THE FILTRATION BASIN OUTLET, INCLUDING BASIN FLOOR, PLACE PLANTING MEDIUM SOIL BASED ON - SITE SOIL CONDITIONS, AND ALSO BASED ON LANDSCAPE ARCHITECT, WATERSHED, AND/OR CITY RECOMMENDATIONS (SEE DETAIL ON PLAN). DISTURBED AREAS TO BE SEEDED WITH MN STATE SEED MIXTURE 33-261 (STORMWATER SOUTH AND WEST) APPLIED AT A RATE OF 35 LBS/ACRE. DRAINTILE INSTALLATION (IF REQUIRED) SHALL BE INSTALLED CONCURRENTLY WITH FLOOR CONSTRUCTION. NOTE: FILTRATION BASIN FLOOR EXCAVATING, PLANTING MEDIUM SOIL PLACEMENT, DRAINTILE INSTALLATION, ETC. SHALL TAKE PLACE ONLY AFTER THE OWNER'S ENGINEER AUTHORIZES CONTRACTOR TO PROCEED AND AFTER FILTRATION BASIN SIDESLOPES (ABOVE OUTLET ELEVATION) HAVE UNDERGONE “FINAL STABILIZATION” WHICH INCLUDES FLUSHING OUT ACCUMULATED SILT AND SEDIMENT FROM CONTRIBUTING STORM SEWER. EXCAVATED BASIN MATERIAL SHALL BE DISPOSED OF DOWNSTREAM OF BASIN AREA, IF POSSIBLE, OR OFF-SITE.SEED APPLICATION PROCEDURE: MIXTURE APPLICATION PROCEDURES SHALL FOLLOW (MN/DOT) SPECIFICATION 2575.3. SEED SHALL BE SECURED BY USE OF HYDRO MULCH, OR SECURED BY (MN/DOT) SPECIFICATION 3885 CATEGORY 1 OR CATEGORY 3 EROSION BLANKET. ABSENT A SOIL TEST, FERTILIZER WITH AN ANALYSIS OF 18-1-8 (NPK) (FOR LOAMS, CLAY LOAM SOIL), OR 17-10-7 (NPK) (FOR SANDS WITH LESS THAN 30% ORGANIC AND CLAY MATTER), NATURAL BASE SHALL BE APPLIED AT A RATE OF 120 LBS/ACRE. g. CONTRACTOR SHALL RESEED OR REPLANT ANY AREAS ON WHICH THE ORIGINAL SEED HAS FAILED TO GERMINATE AS DIRECTED BY THE OWNER'S ENGINEER. h.IF ALTERNATIVE METHODS OF INFILTRATION BASIN CONSTRUCTION ARE PROPOSED BY THE CONTRACTOR, THOSE ALTERNATIVE METHODS WILL REQUIRE WRITTEN APPROVAL BY THE OWNER'S ENGINEER. i. COSTS FOR REMOBILIZATION (IF REQUIRED) TO COMPLETE INFILTRATION BASIN CONSTRUCTION WILL BE CONDUCTED AT THE CONTRACTOR'S EXPENSE. 2.PERFORMANCE TESTING OF INFILTRATION BASINS:(TO BE CONDUCTED IF DESIGN FILTRATION RATE WAS VERIFIED ACCORDING TO ASTM D-3385-03 "STANDARD TEST METHOD FOR FILTRATION RATE OF SOILS IN FIELD USING DOUBLE-RING INFILTROMETER".)ALL COSTS RELATED TO THE PERFORMANCE FILTRATION TESTING SHALL BE PAID BY THE OWNER, EXCEPT AS NOTED. THE FILTRATION BASINS WILL BE TESTED IN ACCORDANCE TO THE FOLLOWING PROCEDURE: a. A MINIMUM OF TWO FILTRATION TESTS SHALL BE COMPLETED FOR EACH FILTRATION BASIN (0.5 ACRE FLOOR AREA OR LESS). THE REQUIRED NUMBER OF TESTS SHALL BE VERIFIED WITH THE SOILS ENGINEER AND THE GOVERNING AUTHORITIES. b. TWO ADDITIONAL TESTS WILL BE REQUIRED FOR EACH 0.5 ACRE OF FILTRATION BASIN FLOOR AREA. c. TEST PROCEDURE WILL FOLLOW ASTM D-3385-09 "STANDARD TEST METHOD FOR FILTRATION RATE OF SOILS IN FIELD USING DOUBLE-RING INFILTROMETER". d. TEST WILL BE CONDUCTED AT THE FINISHED BASIN FLOOR ELEVATION. e. TEST WILL BE FOR A PERIOD AS OUTLINED IN ASTM D-3385-09. f. THE TEST RESULTS WILL BE AVERAGED TO OBTAIN THE FILTRATION RATE USED FOR ACCEPTANCE. g. THE LOWEST MEASURED FILTRATION RATE SHALL EXCEED THE DESIGN INFILTRATION RATE OF 0.8 INCHES/HOUR. IF THE FILTRATION RATE AS TESTED DOES NOT MEET OR EXCEED THE REQUIRED RATE AS DETERMINED ABOVE, CONTRACTOR WILL BE REQUIRED TO COMPLETE SOIL CORRECTIVE AND/OR SOIL REPLACEMENT WORK AS NECESSARY WITHIN THE FILTRATION BASIN AREA AT THE CONTRACTOR'S EXPENSE UNTIL THE INFILTRATION RATE AS TESTED EXCEEDS THE REQUIRED RATE AS DETERMINED ABOVE. SUBSEQUENT RE-TESTING WILL BE REQUIRED UNTIL THE FILTRATION AS TESTED EXCEEDS THE REQUIRED RATE AS DETERMINED ABOVE. RE-TESTING SHALL BE AT THE CONTRACTOR'S EXPENSE AND WILL BE DEDUCTED FROM THE AMOUNT DUE THE CONTRACTOR. FILTRATION BASIN CONSTRUCTION NOTES LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB GRADING NOTES C4.02 OUTLOT B 10201025103010181019102110221 0 2 3 10241026102710281029103110001 0 0 0 1005 10 0 51010 1 0 1 01015 1015102099999 9 10 0 110011002 1 0 0 2 10031003 1004 10041006 1006 1007 10071008 100810091 0 0 91011 1 0 1 11012 101210131013101410141016101610171017101810191025103010231024102610271028102910311005101 0 1015102010201 0 2 0 10 2 5 100310041 0 0 6 100 7 1 0 0 8 100910 1 1 1 0 12 1 0 1 3 1014101610171018101910 2 1 10211 0 2 1 10 2 2 10 2 3 1 0 2 4 1 0 2 6 10 2 7 10 2 8 1 0 2 9 1000100510101001100210031004100610071008100910111012101310141014 IP2 IP2 IP2 IP2 IP2 IP2 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 2460 SILT DIKE LINEAR FEET 0 BIO-ROLL LINEAR FEET 0 CONSTRUCTION ENTRANCE UNIT 1 INLET PROTECTION DEVICE (IP-1)UNIT 0 INLET PROTECTION DEVICE (IP-2)UNIT 6 * REFER TO SHEET C5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR EROSION CONTROL MATERIALS QUANTITIES CONCRETE CURB STORM SEWER DRAINTILE CONTOUR RIPRAP OVERFLOW ELEV.EOF 902.5 BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE SOIL BORINGS DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP1 TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP)TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENGRANCE H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB PHASE ONE EROSION CONTROL C5.01 OUTLOT B 10201025103010181019102110221 0 2 3 10241026102710281029103110001 0 0 0 1005 10 0 51010 1 0 1 01015 1015102099999 9 10 0 110011002 1 0 0 2 10031003 1004 10041006 1006 1007 10071008 100810091 0 0 91011 1 0 1 11012 101210131013101410141016101610171017101810191025103010231024102610271028102910311005101 0 1015102010201 0 2 0 10 2 5 100310041 0 0 6 100 7 1 0 0 8 100910 1 1 1 0 12 1 0 1 3 1014101610171018101910 2 1 10211 0 2 1 10 2 2 10 2 3 1 0 2 4 1 0 2 6 10 2 7 10 2 8 1 0 2 9 1000100510101001100210031004100610071008100910111012101310141014 1015 102010111 0 1 2 10131014 1016 101 7 1 0 1 8 101910 2 11015 10201 0 2 0101210131014101610171018 1 0 1 9 101910 2 0 101610171018101910 2 1 10 2 21005101010041 0 0 610071 0 0 8 1 0 0 9 1020 10171018 1019 1021 PROPOSED BUILDING 49,417 S.F. FFE=1022.00 EOF10.0EOF09.510101015102020' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)1008.47 1010.53 1010.58 1017.78 1017.90 1016.63 1009.86 1009.87 1011.14 1005.44 1004.27 1008.00 1005.26 1005.26 1008.00 1005.44 1005.44 1013.67 1013.67 1013.41 1019.21 1018.80 1015.88 1016.07 1018.341019.05 1019.03 1013.29 FILTRATION BASIN 2PPRIVATELT OWNED ANDMAINTAINEDTOP OF MEDIA = 1005.26100-YR HWL = 1008.57 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.99 STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT 100010051010100110021003100410061007100810091011 1012 1013 1014 1014 101499510009969979989991001100110021003 IP2 IP2 IP2 IP2 IP2 IP2 IP1 IP1IP3 IP1IP2IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1IP2 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR CONCRETE CURB STORM SEWER DRAINTILE CONTOUR RIPRAP OVERFLOW ELEV.EOF 902.5 BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE SOIL BORINGS DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP1 TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP)TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENGRANCE H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 3690 SILT DIKE LINEAR FEET 0 BIO-ROLL LINEAR FEET 0 CONSTRUCTION ENTRANCE UNIT 2 INLET PROTECTION DEVICE (IP-1)UNIT 18 INLET PROTECTION DEVICE (IP-2)UNIT 22 INLET PROTECTION DEVICE (IP-3)UNIT 1 * REFER TO SHEET C5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS EROSION CONTROL MATERIALS QUANTITIES LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB PHASE TWO EROSION CONTROL C5.02 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental DEVELOPER/OWNER: SCHAFER RICHARDSON TEL 612-305-7095 DJENSON@SR-RE.COM CONTACT: DOMINIK JENSON SITE OPERATOR / GENERAL CONTRACTOR SUPERINTENDENT: CROSS BRACE MIN.15"18"MAX.2" X 4" STAKE3' MIN.DROP INLETWITH GRATE 2" X 4" WOOD (TYP.) 5' MIN. SECURELY FASTEN OVERLAPPING ENDS OF SILT FENCE MATERIAL TO ADJACENT STAKES WITH THREE WIRE TIES OR OTHER FASTENERS ATTACH THE WOVEN WIRE FENCE TO EACH POST WITH THREE WIRE TIES OR OTHER FASTENERS (SEE NOTE 1) 1. ATTACH THE WOVEN WIRE FENCE TO EACH POST AND THE GEOTEXTILE TO THE WOVEN WIRE FENCE (SPACED EVERY 30") WITH THREE WIRE TIES OR OTHER FASTENERS, ALL SPACED WITHIN THE TOP 8" OF THE FABRIC. ATTACH EACH TIE DIAGONALLY 45 DEGREES THROUGH THE FABRIC, WITH EACH PUNCTURE AT LEAST 1" VERTICALLY APART. 2. WHEN TWO SECTIONS OF SILT FENCE MATERIAL ADJOIN EACH OTHER, THEY SHALL BE OVERLAPPED ACROSS TWO POSTS. 3. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE SWPPP. DEPTH OF ACCUMULATED SEDIMENTS MAY NOT EXCEED ONE-HALF THE HEIGHT OF THE FABRIC. MAINTENANCE CLEANOUT MUST BE CONDUCTED REGULARLY TO PREVENT ACCUMULATED SEDIMENTS FROM REACHING ONE-HALF THE HEIGHT OF THE SILT FENCE MATERIAL ABOVE GRADE. 4. ALL SILT FENCE INLETS SHALL INCLUDE WIRE SUPPORT. OVERLAP 5' MIN. SILT FENCE MATERIAL TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH THREE TIES SPACED AT 30" ON CENTER (SEE NOTE 1) DEFLECTOR PLATE OVERFLOW 2 - TOP OF CURB BOX OVERFLOW 1 - CENTER OF FILTER ASSEMBLY 10" FILTER ASSEMBLY CURB CG 3067 HIGH-FLOW FABRIC MIRAFI FF101 ROAD DRAIN CASTING APPLICABILTY ·NEENAH R-3067 ·NEENAH R-3512 NOT TO SCALE 8' X 8' MIN OR AS REQUIRED TO CONTAIN WASTE CONCRETE SIGN TO INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA 2'-0" MIN BERM AROUND PERIMETER GROUND SURFACE 12" MIN 12" MIN COMPACTED EMBANKMENT MATERIAL (TYP.) 3:1 OR FLATTER SIDE SLOPES NOTES: 1. CONCRETE WASHOUT AREA SHALL BE INSTALLED PRIOR TO ANY CONCRETE PLACEMENT ON SITE. 2. CONCRETE WASHOUT AREA SHALL BE LINED WITH MINIMUM 10 MIL THICK PLASTIC LINER. 3. VEHICLE TRACKING CONTROL IS REQUIRED IF ACCESS TO CONCRETE WASHOUT AREA IS OFF PAVEMENT. 4. SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA, AND ELSEWHERE AS NECESSARY TO CLEARLY INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS. 5. THE CONCRETE WASHOUT AREA SHALL BE REPAIRED AND ENLARGED OR CLEANED OUT AS NECESSARY TO MAINTAIN CAPACITY FOR WASTED CONCRETE. 6. AT THE END OF CONSTRUCTION, ALL CONCRETE SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT AN ACCEPTED WASTE SITE. 7. WHEN THE CONCRETE WASHOUT AREA IS REMOVED, THE DISTURBED AREA SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED IN A MANNER ACCEPTED BY THE CITY. WOVEN WIRE FENCE WITH SILT FENCE MATERIAL COVER EXTEND WIRE FENCE A MIN. OF 3" INTO GROUND EXTEND SILT FENCE MATERIAL A MIN. OF 1'-0" INTO GROUND EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / "SITE MAP" SITE LOCATION MAP NOT TO SCALE USGS MAP NOT TO SCALE CONCRETE WASHOUT AREA POSTS: 2 X 4 WOODEN STAKE FENCE: WOVEN WIRE, 14-1/2 GA., 6" MAX. MESH OPENING FABRIC: IN ACCORDANCE WITH ASTM D 6461 LATEST EDITION. AREA SUMMARY IN ACRES PAVEMENT AREA 3.50 AC± BUILDING AREA 1.41 AC± SEEDED AREA 6.07 AC± TOTAL DISTURBED 10.98 AC± PRE - CONSTRUCTION IMPERVIOUS 0.31 AC± POST - CONSTRUCTION IMPERVIOUS 4.91 AC± FRAME PUBLI C R O A D HARD S URF ACE MI N 0 . 5 % G R A D E 20' MINI M U M 50' M I N I M U M MINIMUM 0.5% GRADE DOWN FROM PUBLIC STREET GEOTEXTILEUNDERLINER 4"- 6" DIAMETERCLEAN STONE 10" MINIMUM N.T.S. SILT FENCE INLET PROTECTION (IP-1) TEMPORARY STONE CONSTRUCTION EXIT ROAD DRAIN INLET PROTECTION (IP-2) GENERAL EROSION NOTES: SITE SITE 1. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. WHERE A CONFLICT EXISTS BETWEEN LOCAL JURISDICTIONAL STANDARD SPECIFICATIONS AND SAMBATEK STANDARD SPECIFICATIONS, THE MORE STRINGENT SPECIFICATION SHALL APPLY. 2. THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) IS COMPRISED OF THIS DRAWING (EROSION & SEDIMENTATION CONTROL PLAN-ESC PLAN), THE STANDARD DETAILS, THE PLAN NARRATIVE, AND ITS APPENDICES, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 3.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETING & SUBMITTING THE APPLICATION FOR THE MPCA GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE SWPPP AND THE STATE OF MINNESOTA NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT, ISSUED AUGUST 1, 2018) AND BECOME FAMILIAR WITH THE CONTENTS. THE SWPPP AND ALL OTHER RELATED DOCUMENTS MUST BE KEPT AT THE SITE DURING CONSTRUCTION. (NOTE TO THE PREPARER: EDIT APPLICATION PROCESS PER PROJECT REQUIREMENTS) 4.CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES (BMP'S) AS REQUIRED BY THE SWPPP & PERMITS. CONTRACTOR SHALL OVERSEE THE INSPECTION & MAINTENANCE OF THE BMP'S AND EROSION PREVENTION FROM BEGINNING OF CONSTRUCTION AND UNTIL CONSTRUCTION IS COMPLETED, IS APPROVED BY ALL AUTHORITIES, AND THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED WITH THE MPCA BY EITHER THE OWNER OR OPERATOR AS APPROVED ON PERMIT. ADDITIONAL BMP'S SHALL BE IMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST TO OWNER THROUGHOUT ALL PHASES OF CONSTRUCTION. (NOTE TO THE PREPARER: REVISE INSPECTION RESPONSIBILITY PER OPTIONS IN SWPPP NARRATIVE (SECTION 02370)) 5.CONTRACTOR SHALL COMPLY WITH TRAINING REQUIREMENTS IN PART 21.1-21.3 OF THE GENERAL PERMIT. 6.BMP'S AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER. 7.ESC PLAN MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITY IMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES. 8.CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THE ESC PLANS SHALL BE CLEARLY DELINEATED (E.G. WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS. GROUND DISTURBING ACTIVITIES MUST NOT OCCUR OUTSIDE THE LIMITS OF DISTURBANCE. 9.GENERAL 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. 10. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) MUST BE LIMITED TO A DEFINED AREA OF THE SITE AND SHALL BE CONTAINED AND PROPERLY TREATED OR DISPOSED. NO ENGINE DEGREASING IS ALLOWED ON SITE. 11. ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT OPERATIONS MUST BE CONTAINED IN A LEAK-PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER. A COMPACTED CLAY LINER IS NOT ACCEPTABLE. THE LIQUID AND SOLID WASTES MUST NOT CONTACT THE GROUND, AND THERE MUST NOT BE RUNOFF FROM THE CONCRETE WASHOUT OPERATIONS OR AREAS. LIQUID AND SOLID WASTES MUST BE DISPOSED OF PROPERLY AND IN COMPLIANCE WITH MPCA REGULATIONS. A SIGN MUST BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORM CONCRETE EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES. SELF-CONTAINED CONCRETE WASHOUTS ON CONCRETE DELIVERY TRUCKS ARE ALLOWED. 12. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 13. DUST ON THE SITE SHALL BE CONTROLLED. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 14. SOLID WASTE: COLLECTED SEDIMENT, ASPHALT & CONCRETE MILLINGS, FLOATING DEBRIS, PAPER, PLASTIC, FABRIC, CONSTRUCTION & DEMOLITION DEBRIS & OTHER WASTES MUST BE DISPOSED OF PROPERLY & MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 15. HAZARDOUS MATERIALS: OIL, GASOLINE, PAINT & ANY HAZARDOUS SUBSTANCES MUST BE PROPERLY STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDALISM. STORAGE & DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MPCA REGULATIONS. 16. ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THIS PLAN, AND IN THE SWPPP, SHALL BE INITIATED AS SOON AS PRACTICABLE AND PRIOR TO SOIL DISTURBING ACTIVITIES UPSLOPE. 17. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS STOPPED SHALL BE TEMPORARILY SEEDED, WITHIN 14 DAYS OF INACTIVITY. SEEDING SHALL BE IN ACCORDANCE WITH MN/DOT SEED MIXTURE NUMBER 21-111 OR 21-112 DEPENDING ON THE SEASON OF PLANTING ( SEE MN/DOT SPECIFICATION SECTION 2575.3) SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2575.3. TEMPORARY MULCH SHALL BE APPLIED IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3F1 AND 2575.3G. ALTERNATIVELY, HYDRAULIC SOIL STABILIZER IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3H MAY BE USED IN PLACE OF TEMPORARY MULCH. 18. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPED SHALL BE PERMANENTLY STABILIZED. THESE AREAS SHALL BE STABILIZED IN ACCORDANCE WITH THE TIME TABLE DESCRIBED ABOVE. REFER TO THE GRADING PLAN AND/OR LANDSCAPE PLAN FOR VEGETATIVE COVER. (NOTE TO THE PREPARER: WHERE PERMANENT SEEDING IS NOT CALLED OUT IN THE GRADING AND/ OR LANDSCAPE PLAN, REPLACE THE LAST SENTENCE IN THIS ITEM WITH THE FOLLOWING: SEED WET PONDS WITH MN/DOT SEED MIXTURE 310 "NATIVE WET TALL" BELOW THE HWL. SEED ALL OTHER AREAS WITH SEED MIXTURE 260 "COMMERCIAL TURF". SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2573.3.) 19. CONTRACTORS OR SUBCONTRACTORS WILL BE RESPONSIBLE FOR REMOVING SEDIMENT FROM CONVEYANCES & FROM TEMPORARY SEDIMENTATION BASINS THAT ARE TO BE USED AS PERMANENT WATER QUALITY MANAGEMENT BASINS. SEDIMENT MUST BE STABILIZED TO PREVENT IT FROM BEING WASHED BACK INTO THE BASIN, CONVEYANCES, OR DRAINAGEWAYS DISCHARGING OFF-SITE OR TO SURFACE WATERS. THE CLEANOUT OF PERMANENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN TO DESIGN CAPACITY. 20. ON-SITE & OFF-SITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSION AND SEDIMENTATION THROUGH IMPLEMENTATION OF BMP'S. STOCKPILE AND BORROW AREA LOCATIONS SHALL BE NOTED ON THE SITE MAP AND PERMITTED IN ACCORDANCE WITH GENERAL PERMIT REQUIREMENTS. 21. TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS & CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORMWATER CONVEYANCES SUCH AS CURB & GUTTER SYSTEMS OR CONDUITS & DITCHES. 22. SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFF VELOCITIES AND EROSION. 23. DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION CONTROL MEASURES (SILT FENCES, CHECK DAMS, INLET PROTECTION DEVICES, ETC.) TO PREVENT EROSION. 24. ALL CONSTRUCTION SHALL BE STABILIZED AT THE END OF EACH WORKING DAY, THIS INCLUDES BACKFILLING OF TRENCHES FOR UTILITY CONSTRUCTION AND PLACEMENT OF GRAVEL OR BITUMINOUS PAVING FOR ROAD CONSTRUCTION. SEQUENCE OF CONSTRUCTIONMAINTENANCE NOTES: ALL MEASURES STATED ON THIS EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. THE DESIGNATED CONTACT PERSON NOTED ON THIS PLAN MUST ROUTINELY INSPECT THE CONSTRUCTION ON SITE ONCE EVERY SEVEN DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1. ALL SILT FENCES MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WHEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE HEIGHT OF THE FENCE. THESE REPAIRS MUST BE MADE WITHIN 24 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS. 2. TEMPORARY AND PERMANENT SEDIMENTATION BASINS MUST BE DRAINED AND THE SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE COMPLETED WITHIN 72 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS (SEE PART 10.1-10.5 OF THE GENERAL PERMIT). 3. SURFACE WATERS, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS, MUST BE INSPECTED FOR EVIDENCE OF SEDIMENT BEING DEPOSITED BY EROSION. CONTRACTOR MUST REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS, AND RESTABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS IN EXPOSED SOIL. THE REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) DAYS OF DISCOVERY UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL ACCESS CONSTRAINTS. CONTRACTOR SHALL USE ALL REASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) CALENDAR DAYS OF OBTAINING ACCESS. CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE AND FEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK. 4. CONSTRUCTION SITE VEHICLE EXIT LOCATIONS MUST BE INSPECTED FOR EVIDENCE OF OFF-SITE SEDIMENT TRACKING ONTO PAVED SURFACES. TRACKED SEDIMENT MUST BE REMOVED FROM ALL OFF-SITE PAVED SURFACES, WITHIN 24 HOURS OF DISCOVERY, OR IF APPLICABLE, WITHIN A SHORTER TIME TO COMPLY WITH PART 9.11-9.12 OF THE GENERAL PERMIT. 5. CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF TEMPORARY AND PERMANENT WATER QUALITY MANAGEMENT BMPS, AS WELL AS ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS, FOR THE DURATION OF THE CONSTRUCTION WORK AT THE SITE. THE PERMITTEE(S) ARE RESPONSIBLE UNTIL ANOTHER PERMITTEE HAS ASSUMED CONTROL (ACCORDING TO PART 3.1 TO 3.8 OF THE MPCA GENERAL PERMIT) OVER ALL AREAS OF THE SITE THAT HAVE NOT BEEN FINALLY STABILIZED OR THE SITE HAS UNDERGONE FINAL STABILIZATION, AND A (N.O.T.) HAS BEEN SUBMITTED TO THE MPCA. 6. IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS (E.G., FUGITIVE SEDIMENT IN STREETS COULD BE WASHED INTO STORM SEWERS BY THE NEXT RAIN AND/OR POSE A SAFETY HAZARD TO USERS OF PUBLIC STREETS). 7. ALL FILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITIES IS REACHING THE IFILTRATION AREA AND THESE AREAS ARE PROTECTED FROM COMPACTION DUE TO CONSTRUCTION EQUIPMENT DRIVING ACROSS THE FILTRATION AREA. PHASE I: 1. INSTALL STABILIZED CONSTRUCTION ENTRANCES. 2. PREPARE TEMPORARY PARKING AND STORAGE AREA. 3. CONSTRUCT THE SILT FENCES ON THE SITE. 4. INSTALL INLET PROTECTION DEVICES ON EXISTING STORM STRUCTURES, AS SHOWN ON THE PLAN. 5. CONSTRUCT THE SEDIMENTATION AND SEDIMENT TRAP BASINS, AS REQUIRED. 6. HALT ALL ACTIVITIES AND CONTACT THE CIVIL ENGINEERING CONSULTANT TO PERFORM INSPECTION OF BMPs. GENERAL CONTRACTOR SHALL SCHEDULE AND CONDUCT STORM WATER PRE-CONSTRUCTION MEETING WITH ENGINEER AND ALL GROUND DISTURBING CONTRACTORS BEFORE PROCEEDING WITH CONSTRUCTION. 7. CLEAR AND GRUB THE SITE. 8. BEGIN GRADING THE SITE. 9. START CONSTRUCTION OF BUILDING PAD AND STRUCTURES. PHASE II: 1. TEMPORARY SEED DENUDED AREAS. 2. INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, CURBS AND GUTTERS. 3. INSTALL RIP RAP AROUND OUTLET STRUCTURES. 4. INSTALL INLET PROTECTION AROUND ALL STORM SEWER STRUCTURES. 5. PREPARE SITE FOR PAVING. 6. PAVE SITE. 7. INSTALL INLET PROTECTION DEVICES. 8. COMPLETE GRADING AND INSTALL PERMANENT SEEDING AND PLANTING. 9. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES (ONLY IF SITE IS STABILIZED), IF REQUIRED BY THE CONTRACT.LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB EROSION CONTROL NOTES AND DETAILS C5.03 OUTLOT B PROPOSED BUILDING 49,417 S.F. FFE=1022.00 EOF10.0EOF09.520' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)FILTRATION BASIN 2PPRIVATELT OWNED ANDMAINTAINEDTOP OF MEDIA = 1005.26100-YR HWL = 1008.84 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.8 STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGECAPACITY = 7587 CU FT MH 04 RE=1019.05 IE=995.66 E IE=995.56 W 31 LF - 8" SAN SWR @ 2.00% 263 LF - 8" SAN SWR @ 2.00% MH 03 RE=1019.03 IE=990.30 EIE=990.20 S 200 LF - 8" SAN SWR @ 2.00% MH 02 RE=1013.29 IE=986.20 N IE=986.10 S 63 LF - 8" SAN SWR @ 2.00% CONNECT TO EXISTING STRUCTUREMH 01 RE=1011.92 IE=984.85 N 56 LF - 8" SAN SWR @ 2.00% MH 05RE=1018.34 IE=996.37 S IE=996.27 W HYDRANT 6" GATE VALVE 8" x 6" TEE HYDRANT 6" GATE VALVE 8" X 6" TEE HYDRANT 6" GATE VALVE 8" x 6" TEE 8" - 45° BEND WET TAP EXISTING WATERMAIN WITH 8" GATE VALVE 8" - 22.5° BEND 8" - 22.5° BEND 6" - 45° BEND 8" TEE CORE DRILL & CONNECT TO EXISTING STORM MANHOLE RE=1003.60 EX IE=1000.16 IE=998.80 EX IE=998.65 EX CORE DRILL & CONNECT TO EXISTING STORM MANHOLE RE=1005.71 EX IE=1001.00 IE=1000.91 EX IE=1000.81 EX 8" WATE R M A I N 8" WATERMAIN 8" WATERMAINPROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKCONNECT TO EXISTING WATERMAIN STUB 8" GATE VALVE 62 LF - 8" SAN SWR @ 2.00% 8" - 45° BEND HYDRANT 6" GATE VALVE 8" X 6" TEE 8" X 6" REDUCER HYDRANT 6" GATE VALVE 8" X 6" TEE 6" - 45° BEND 6" - 45° BEND 22 LF - 12" STM SWR @ 2.00% 8 LF - 18" STM SWR @ 5.00% 277 LF - 15" STM SWR @ 1 . 0 0 % 79 LF - 12" STM SWR @ 0.70% 32 LF - 12" STM SWR @ 0.50% 37 LF - 12" STM SWR @ 0.80% 24 LF - 12" STM SWR @ 2.00% 75 LF - 12" STM SWR @ 1.81%130 LF - 24"STM SWR @ 0.30%312 LF - 18" STM SWR @ 1 . 0 0 % 268 LF - 15" STM SWR @ 1.00% CB 502 RE=1013.67 IE=1011.25 S CBMH 501 RE=1013.67 IE=1010.81 N IE=1008.49 S CBMH 202 RE=1018.80 IE=1014.41 SE IE=1012.86 E IE=1012.00 W CB 202B RE=1016.07 IE=1013.57 S CB 202ARE=1015.88IE=1013.41 NIE=1013.41 W CB 101B RE=1006.63 IE=1004.00 W CB 101A RE=1006.11 IE=1003.52 E IE=1001.52 W CBMH 102RE=1009.86IE=1005.72 N IE=1005.72 S CBMH 101RE=1009.87 IE=1005.70 N IE=1005.70 SE CBMH 105 RE=1010.53 IE=1008.54 E IE=1006.70 N IE=1006.70 S CBMH 104 RE=1010.58 IE=1006.68 N IE=1006.68 S CBMH 106 RE=1017.78IE=1011.66 EIE=1011.66 W CB 107 RE=1017.90 IE=1014.34 N IE=1014.34 W 41 LF - 30" STM SWR @ 0.25% FES 100 IE=1005.44 NW FES 500IE=1005.44 N FES 302 IE=1004.20 SW OCS 301 RE=1008.00 IE=1005.44 NE IE=1005.44 SWFES 300 IE=1005.26 NE FES 310IE=1005.26 N OCS 311 RE=1008.10 IE=1005.44 N IE=1005.44 S FES 312 IE=1004.20 S OCS 401 RE=1008.94 IE=1005.26 NEIE=1001.16 NEIE=1001.16 SW FES 400 IE=1005.26 SW 26 LF - 24" STM SWR @ 0.70% 25 LF - 15" STM SWR @ -4.89% 27 LF - 15" STM SWR @ -4.52% 25 LF - 24"STM SWR @ 0.71% 26 LF - 18"STM SWR @ 0.63% STMH 500CONTECH JELLYFISH RE=1013.42 IE=1008.11 N IE=1008.11 S STMH 100CONTECH JELLYFISH RE=1011.14 IE=1005.59 NW IE=1005.59 SE STMH 201CONTECH JELLYFISH RE=1019.23IE=1009.22 EIE=1006.53 SW109 LF - 15"STM SW R @ 1.0 0 % FES 200 IE=1005.44 NE 53 LF - 18" STM SWR @ 5.00% 6 1 L F - 3 0 " S TM SW R @ 0 . 2 5 % 8 LF - 24" STM SWR @ 0.30% CBMH 103 RE=1009.90 IE=1006.29 N IE=1006.29 S 126 LF - 24" STM SWR @ 0.45% 8 LF - 30" STM SWR @ 0.25% 11 LF - 12" STM SWR @ 0.00% CB 108NYLOPLAST INLINE DRAINRE=1016.63IE=1014.39 S 10 LF - 12"STM SWR @ 0.50% 65 LF - 12" STM SWR @ 2.70% CB 105ARE=1008.47IE=1008.47 S PRIVATE SERVICE PRIVATE SERVICE 8" TEE THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE, INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. PROPOSED EXISTING LEGEND SANITARY SEWER FORCEMAIN (SAN.) STORM SEWER DRAINTILE WATERMAIN UNDERGROUND GAS LINEUNDERGROUND TELEPHONE UNDERGROUND ELECTRIC CONCRETE CURB EASEMENT LINE UTILITY CONSTRUCTION NOTES 1.THE UTILITY IMPROVEMENTS FOR THIS PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE "STANDARD UTILITIES SPECIFICATIONS" AS PUBLISHED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), EXCEPT AS MODIFIED HEREIN. CONTRACTOR SHALL OBTAIN A COPY OF THESE SPECIFICATIONS. a.ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL REQUIRMENTS, INCLUDING BUT NOT LIMITED TO CITY, DEPARTMENT OF LABOR AND INDUSTRY AND MINNESOTA DEPARTMENT OF HEALTH REQUIREMENTS. b.CONTRACTOR SHALL NOT OPEN, TURN OFF, INTERFERE WITH, OR ATTACH ANY PIPE OR HOSE TO OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF ANY SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE THE LIABILITY OF CONTRACTOR. c.A MINIMUM VERTICAL SEPARATION OF 18 INCHES, AND HORIZONTAL SEPARATION OF 10-FEET, BETWEEN OUTSIDE PIPE AND/OR STRUCTURE WALLS, IS REQUIRED AT ALL WATERMAIN AND SEWER MAIN (BUILDING, STORM AND SANITARY) CROSSINGS. 2.ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS EXCEPT AS MODIFIED HEREIN. a.ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY. b.ALL SANITARY SEWER TO BE PVC SDR-35, UNLESS NOTED OTHERWISE. i.ALL SANITARY SEWER SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. c.ALL WATERMAIN TO BE DUCTILE IRON - CLASS 52, or PVC C-900, UNLESS NOTED OTHERWISE. i.ALL WATERMAIN TO HAVE 7.5-FEET OF COVER OVER TOP OF WATERMAIN. ii.PROVIDE THRUST BLOCKING AND MECHANICAL JOINT RESTRAINTS ON ALL WATERMAIN JOINTS PER CITY STANDARDS. d.ALL STORM SEWER PIPE TO BE SMOOTH INTERIOR DUAL WALL HDPE PIPE WITH WATERTIGHT GASKETS, UNLESS NOTED OTHERWISE. i.ALL STORM SEWER PIPE FOR ROOF DRAIN SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. e.RIP RAP SHALL BE Mn/DOT CLASS 3. 3.COORDINATE ALL BUILDING SERVICE CONNECTION LOCATIONS AND INVERT ELEVATIONS WITH MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION. 4.ALL BUILDING SERVICE CONNECTIONS (STORM, SANITARY, WATER) WITH FIVE FEET OR LESS COVER ARE TO BE INSULATED FROM BUILDING TO POINT WHERE 5-FEET OF COVER IS ACHIEVED. 5.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 6.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 7.ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY CONSTRUCTION SHALL BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED BENEATH THE SOD. 8.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 9.ALL SOILS TESTING SHALL BE COMPLETED BY AN INDEPENDENT SOILS ENGINEER. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE SOILS ENGINEER. THE UTILITY BACKFILL CONSTRUCTION SHALL COMPLY WITH THE REQUIREMENTS OF THE SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND SOIL INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATED: CONTRACTOR SHALL OBTAIN A COPY OF THIS SOILS REPORT. 10.CONTRACTOR SHALL SUBMIT 2 COPIES OF SHOP DRAWINGS FOR MANHOLE AND CATCH BASIN STRUCTURES TO ______________. CONTRACTOR SHALL ALLOW 5 WORKING DAYS FOR SHOP DRAWING REVIEW. 11.CONTRACTOR AND MATERIAL SUPPLIER SHALL DETERMINE THE MINIMUM DIAMETER REQUIRED FOR EACH STORM SEWER STRUCTURE. H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB UTILITY PLAN C6.01 PROPOSED IMPROVEMENTS BY OTHERS SEE SHEETS C7.01-C8.03 FOR HUDSON BLVD IMPROVEMENTS HUDSON BOULEVARD10 0 0 10 0 5 10 1 09 9 5 101510101005TNH EOF999.501000 1000 995 995 STORMWATER POND BOT: 994.5 NWL: 998.5 HWL: 1001.3 HUDSON BOULEVARD JULIA AVENUE1014 1014 1010 1020 1010 1005 1000 FOUND MONUMENT SET MONUMENT MARKED ELECTRIC METER LIGHT AIR CONDITIONER GUY ANCHOR HANDICAP STALL UTILITY POLE POST SIGN TELEPHONE PEDESTALUT ELECTRIC TRANSFORMER UG GAS METER OVERHEAD WIREOW CHAIN LINK FENCE IRON FENCE WIRE FENCE WOOD FENCE EASEMENT LINE SETBACK LINE BUILDING LINE BUILDING CANOPY BITUMINOUS SURFACE CONCRETE SURFACE LANDSCAPE SURFACE LEGEND STANDARD DUTY ASPHALT PAVING WATERMAIN SANITARY SEWER FLARED END SECTION STORM SEWER CONCRETE CURB RESTRICTED ACCESS BENCHMARKS 1.THE VERTICAL DATUM IS BASED ON NAVD88. BENCHMARK #1 TNH EAST SIDE OF SITE ELEV.=1019.85 BENCHMARK #2 TNH WEST SIDE OF SITE ELEV.=1000.13 SURVEY NOTES 1.THE BEARING SYSTEM IS BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD83 (1986 ADJUST). WITH AN ASSUMED BEARING OF NORTH 89 DEGREES 53 MINUTES 57 SECONDS EAST FOR THE SOUTH LINE OF THE SW 1/4, SECTION 34, TOWHSHIP 29 N, RANGE 21 W. 2.FIELD WORK WAS COMPLETED ON 01/27/2022. SCALE IN FEET 0 6030 NORTH H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD EXISTING CONDITIONS C7.01 EOF10.020' SETBACK MILL EXISTING BITUMINOUS MILL EXISTING BITUMINOUS 10 0 0 10 0 5 101 0 1014 1014 1010 1020 1015101010051010 1005 1000 TNH EOF999.501000 1000 995 STORMWATERPOND BOT: 994.5NWL: 998.5 HWL: 1001.3 REMOVE & RELOCATEEXISTING LIGHT REMOVE & RELOCATEEXISTING SIGN REMOVE 67 LF EXISTING CURB AND GUTTER TO CB REMOVE EXISTING BITUMINOUS REMOVE EXISTING 36" RCP CULVERT AND 2 FES PROTECT EXISTING UG GAS REMOVE EXISTING CONCRETE REMOVEEXISTING FES REMOVE & RELOCATE HYDRANT REMOVEEXISTING FES REMOVE EXISTING 18" CMP CULVERT AND 2 FES SAWCUT EXISTING BITUMINOUS SAWCUT EXISTING BITUMINOUS SAWCUT EXISTING BITUMINOUS REMOVE EXISTING STRIPING SCALE IN FEET 0 10050 NORTH LEGEND GAS METER HYDRANT LIGHT STORM SEWER DRAINTILE WATERMAIN SANITARY SEWER OVERHEAD ELECTRIC WIREUNDERGROUND TELEPHONE FORCEMAIN (SAN.) UNDERGROUND CABLE TV UNDERGROUND ELECTRICUNDERGROUND GAS LINE WIRE FENCE IRON FENCE WOOD FENCE CHAIN LINK FENCE STONE RETAINING WALL SPRINKLER HEADSH SPRINKLER VALVESV GUARDRAIL HANDRAIL TREE LINE GUARD POST SIGN CONCRETE CURB BUILDING LINE REMOVE UTILITY STRUCTURE REMOVE EXISTING CONCRETE CURB SAW CUT EXISTING BITUMINOUS PAVEMENT REMOVE EXISTING BITUMINOUS PAVEMENT REMOVE EXISTING CONCRETE PAVEMENT REMOVE EXISTING GRAVEL DRIVE REMOVE EXISTING LANDSCAPING REMOVE EXISTING BUILDING DEMO TREE REMOVE EXISTING (DEMO LG) REMOVE UTILITY STRUCTURE DEMO LIGHT REMOVE CHAIN LINK FENCE DEMOLITION NOTES 1.DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTRACTOR SHALL VISIT THE SITE PRIOR TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTANDING OF THE INTENDED SCOPE OF WORK. 2.THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERSTANDING OF EXISTING CONDITIONS. THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON ALTA AND TOPOGRAPHIC MAPPING PREPARED BY SAMBATEK DATED JANUARY 31, 2022. IF CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS WITHOUT EXCEPTION, CONTRACTOR SHALL HAVE MADE, AT OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3.THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, REMOVAL, AND DISPOSING IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES AND IN ACCORDANCE WITH APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE GEOTECHNICAL REPORT AND/OR GEOTECHNICAL ENGINEER. 4.CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. 5.CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO EXISTING BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS. 6.CONTRACTOR IS SPECIFICALLY CAUTIONED THAT LOCATIONS OF EXISTING UTILITIES SHOWN ON THIS PLAN HAVE BEEN DETERMINED FROM INFORMATION AVAILABLE. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE UTILITY MAPPING ACCURACY. PRIOR TO START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES 48 HOURS PRIOR TO ANY EXCAVATION FOR ON-SITE LOCATIONS OF EXISTING UTILITIES. THE LOCATIONS OF UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING MINNESOTA GOPHER STATE ONE CALL AT 800-252-1166 OR 651-454-0002. 7.THE MAPPING LOCATION OF ALL EXISTING SEWERS, PIPING, AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH WORK. UTILITIES DETERMINED TO BE ABANDONED SHALL BE REMOVED IF UNDER THE BUILDING INCLUDING 10' BEYOND FOUNDATIONS. 8.CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO REMOVAL AND/OR RELOCATION OF UTILITIES. CONTRACTOR SHALL COORDINATE WITH UTILITY COMPANIES CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANIES' FORCES AND ANY FEES WHICH ARE TO BE PAID TO UTILITY COMPANIES FOR SERVICES. CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 9.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ROAD RIGHT OF WAY DURING CONSTRUCTION. 10.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC., TO THE BEST PRACTICES. 11.CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF THE EXISTING FACILITIES. 12.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED AND APPROVED BY THE LOCAL AUTHORITY. 13.CONTRACTOR SHALL LIMIT SAW-CUT & PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 14.CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. DAMAGE TO ANY EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTOR'S EXPENSE. 15.ABANDON OR REMOVE ALL SANITARY, WATER AND STORM SERVICES PER CITY STANDARDS. COORDINATE ALL WORK WITH CITY. ALL STREET RESTORATION SHALL BE COMPLETED IN COMPLIANCE WITH LOCAL STANDARDS. 16.CONTRACTOR SHALL PREPARE AND SUBMIT TO THE GOVERNING AUTHORITY A TRAFFIC AND/OR PEDESTRIAN TRAFFIC PLAN PER CITY/COUNTY/STATE STANDARDS TO BE APPROVED BY THE LOCAL GOVERNING AUTHORITY. H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD REMOVAL PLAN C7.02 20' SETBACK FILTRATION BASIN 2PPRIVATELT OWNED AND MAINTAINEDTOP OF MEDIA = 1005.26 100-YR HWL = 1008.84 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.8STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+00 BEGIN ROADWAY IMPROVEMENTS STA 02+70.3 (MATCH EXISTING) BEGIN B624 CURB & GUTTER END ROADWAY IMPROVEMENTS STA 12+51.3 (MATCH EXISTING) PROPOSED EDGE OF BITUMINOUS END B624 CURB & GUTTER 46.5' FOC TO EOP 46.5' FOC TO EOP HUDSON BOULEVARD JULIA AVENUERIGHT OF WAY R35 ' OUTLOT B CP NAIL BLDG COR1023.33 SAN RIM1014.48 TNH EOF999.50STORMWATER POND BOT: 994.5 NWL: 998.5 HWL: 1001.3 8' SHARED USE BITUMINOUS PATH 8' SHARED USE BITUMINOUS PATH R 1 5 'R15'PROTECT EXISTING UG GAS ADJUST MH CASTING R15'990 995 1000 1005 1010 1015 1020 1025 2.92% -0.20%PVI STA = 2+70.30PVI ELEV = 999.26PVI STA = 5+10.00PVI ELEV = 1006.26PVI STA = 11+98.00PVI ELEV = 1014.21PVI STA = 11+18.02PVI ELEV = 1014.36PVI STA:8+14.01 PVI ELEV:1014.48 K:221.57 LVC:608.02 BVCS: 5+10.00BVCE: 1006.26EVCS: 11+18.02EVCE: 1014.36HP STA:11+09.39HP ELEV:1014.37 PROPOSED CENTERLINE GRADE EXISTING ℄PROFILE BEGIN CONSTRUCTION STA. 2+70.3END CONSTRUCTION/CENTERLINE JULIA AVE. - STA. 12+51.3CENTERLINE ACCESS ROAD -STA. 4+99.09-0+50 0+00991.5991.520+50992.8992.771+00994.2994.181+50995.7995.682+00997.2997.182+50998.7998.673+001000.11000.143+501001.61001.634+001003.21003.174+501004.61004.615+001006.01006.005+501007.31007.286+001008.51008.496+501009.61009.637+001010.61010.587+501011.51011.478+001012.21012.218+501012.81012.849+001013.41013.399+501013.91013.8910+001014.11014.1410+501014.31014.3211+001014.41014.3511+501014.31014.3012+001014.21014.2012+501014.01014.0013+001013.61013.6013+501012.01011.9614+001011.11011.1014+501010.21010.23SCALE IN FEET 0 10050 NORTH HUDSON BOULEVARD N A.B-624 CONCRETE CURB AND GUTTER B.ACCESSIBLE RAMP C.MATCH EXISTING CURB AND GUTTER D.RELOCATE HYDRANT 2' FROM PATH AS NECESSARY. E.ADJUST GATE VALVE KEY NOTES A B A BB CC B 1.BITUMINOUS TRAILS AND SIDEWALKS MUST BE CONSTRUCTED TO MAINTAIN POSITIVE DRAINAGE AWAY FROM PATHWAYS THROUGHOUT THE ENTIRE LENGTH. 2.TOPSOIL AND BACKFILLING OPERATIONS MUST BE COMPLETED TO AVOID DAMAGE TO THE BITUMINOUS TRAILS AND SIDEWALKS. FINAL GRADE OF BACKFILL AND TOPSOIL MUST BE FLUSH WITH THE PATH EDGE TO AVOID TRAPPING WATER. 3.CONCRETE PEDESTRIAN RAMPS MUST BE CONSTRUCTED AT ALL INTERSECTIONS. NOTES D C C E H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD STREET PLAN & PROFILE C7.03 10' UTILITY EASEMENT 2' CZ 8' SHARED-USE PATH BLVD. VARIES 4' SHLD CURB REACTION 12' WB THRU LANE 13' EB LEFT TURN LANE/ SHARED TURN LANE 12' EB THRU LANE 6' PAVED SHLD MAX 1:4 2.0%4.0%2.5%2.5% MAX 1:4 TYPICAL SECTION B624 CURB AND GUTTER MILL AND OVERLAYFULL ROAD RECONSTRUCTION ℄ 2.25" SPWEB230B MNDOT SPEC. 2360 8" AGGREGATE BASE CLASS 5 (2211) COMPACT SUBGRADE (2112) INSET "B" BITUMINOUS PATH INSET "B" HEAVY DUTY PAVEMENT NOTES:1.THE PAVEMENT SECTIONS SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT "STANDARD SPECIFICATION FOR CONSTRUCTION", AND ALSO THE REQUIREMENTS OF THE OWNER'S GEOTECHNICAL CONSULTANT. 2.ALL THICKNESSES, AS SPECIFIED, ARE TO BE CONSIDERED MINIMUM DEPTHS, AFTER COMPACTION. 3.MN/DOT SPEC. 2357 BITUMINOUS TACK COAT SHALL BE PLACED BETWEEN SUCCESSIVE BITUMINOUS LIFTS AND AGAINST ABUTTING CONCRETE CURB EDGES. 2" BITUMINOUS BASE COURSE, MN/DOT 2360 SPNW* 10.5" CLASS 6 CRUSHED STONE AGGREGATE BASE, MN/DOT 3138 24" SELECT GRANULAR MATERIAL, MN/DOT 3149.2B GEOFABRIC, MN/DOT TYPE V, MIRAFI 500X (IF REQUIRED BY SOILS ENGINEER) APPROVED SUBGRADE N.T.S. * REFER TO BITUMINOUS MIX DESIGN REQUIREMENT PROVIDED BY THE GEOTECHNICAL CONSULTANT INSET A 2" BITUMINOUS WEARING COURSE, MN/DOT 2360 SPWE* 01 PAVEMENT SECTION INSET "A" H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD TYPICAL SECTIONS C7.04 EOF10.020' SETBACK 100-YR HWL = 1008.84 10 0 0 10 0 5 10 1 0 1014 1014 1010 9 9 5 1020 1015101010051010 1005 1000 TNH EOF999.501000 1000 995 995 HUDSON BOULEVARD 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+0015+03 SCALE IN FEET 0 10050 NORTH PROPERTY LINE CONCRETE CURB BUILDING LINE RETAINING WALL TREE LINE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) PROPOSED EXISTING LEGEND SOIL BORING999.9 ST # STORM SEWER DRAINTILE WETLAND LIMITS 800 SPOT ELEVATIONS RIPRAP EOF 902.5 OVERFLOW ELEV. 1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE. 2.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. 3.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.08% (1:48). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR. 4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 5.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATED: CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT. 7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION. 8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING AREA SUBGRADE. CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. 9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT PASS A TEST ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO THE OWNER. 10.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 11.EXISTING TREES AND OTHER NATURAL VEGETATION WITHIN THE PROJECT AND/OR ADJACENT TO THE PROJECT ARE OF PRIME CONCERN TO THE CONTRACTOR'S OPERATIONS AND SHALL BE A RESTRICTED AREA. CONTRACTOR SHALL PROTECT TREES TO REMAIN AT ALL TIMES. EQUIPMENT SHALL NOT NEEDLESSLY BE OPERATED UNDER NEARBY TREES AND EXTREME CAUTION SHALL BE EXERCISED WHEN WORKING ADJACENT TO TREES. SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL TO PERMIT OPERATION OF THE CONTRACTOR'S EQUIPMENT, CONTRACTOR SHALL OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING OF OPERATION. SHOULD CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS, THE BROKEN LIMBS SHOULD BE REMOVED IMMEDIATELY AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DAMAGE TO THE TREE. NO TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BY THE ENGINEER. COSTS FOR TRIMMING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONSTRUCTION AND NO SPECIAL PAYMENT WILL BE MADE. a.RESTRICTED AREAS SHALL INCLUDE ALL DESIGNATED TREED AREAS OUTSIDE OF THE DESIGNATED CONSTRUCTION ZONE. ALL VEGETATION WITHIN THE RESTRICTED AREAS SHALL REMAIN. b.CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON THE PLANS. ACTIVITIES WITHIN THE CONSTRUCTION MAY BE RESTRICTED TO A NARROWER WIDTH IN THE FIELD TO SAVE ADDITIONAL TREES AS DIRECTED BY THE OWNER. c.ACTIVITIES PROHIBITED OUTSIDE OF THE CONSTRUCTION BOUNDARIES WOULD INCLUDE, BUT NOT BE LIMITED TO: SOIL AND OTHER MATERIAL STOCKPILING, EQUIPMENT OR MACHINERY STORAGE, DRIVING OF ANY VEHICLE, LEAKAGE OR SPILLAGE OF ANY “WASHOUT” OR OTHER TOXIC MATERIAL. THE COLLECTION OF OTHER DEBRIS AND SOIL STOCKPILING WILL BE IN AN AREA DETERMINED ON-SITE BY THE ENGINEER. d.ALL RESTRICTED AREAS SHALL BE FENCED OFF WITH BRIGHT ORANGE POLYETHYLENE SAFETY NETTING AND STEEL STAKES AS SHOWN ON THE TREE PROTECTION DETAIL. AT NO TIME SHALL THIS FENCING BE REMOVED OR ACTIVITY OF ANY KIND TAKE PLACE WITHIN IT. FINAL PLACEMENT OF ALL PROTECTIVE FENCING SHALL BE COMPLETE BEFORE ANY WORK COMMENCES ON-SITE. e.BEFORE COMMENCING WITH ANY EXCAVATION CONTRACTOR SHALL COMPLETE ALL PREPARATORY WORK REGARDING TREE REMOVAL, ROOT PRUNING, TREE PRUNING AND STUMP REMOVAL TO THE SATISFACTION OF THE OWNER. f.PREPARATORY WORK SHALL INCLUDE THE FOLLOWING AND SHALL BE COMPLETED UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE: i.TREE REMOVAL: CONTRACTOR SHALL FELL THE TREES. AT NO TIME SHALL TREES BE BULLDOZED OUT, BUT SHALL BE CUT DOWN AND STUMPS REMOVED SEPARATELY. PRIOR TO THE FELLING OF ALL TREES, PROPER REMOVAL OF A PORTION OR ALL OF THE CANOPY SHALL BE COMPLETED SO THAT TREES IN THE RESTRICTED AREAS SHALL NOT BE INJURED IN THE PROCESS. ii.ROOT PRUNING: BEFORE ANY STUMPS ARE TO BE REMOVED, ALL ROOTS SHALL BE SEVERED FROM ROOTS IN THE RESTRICTED AREAS BY SAW CUTTING WITH A VERMEER DESIGNED FOR ROOT PRUNING, BY HAND, OR WITH A CHAINSAW. TREE ROOTS PROJECTING INTO THE CONSTRUCTION ZONE SHALL BE EXPOSED PRIOR TO ROOT PRUNING WITH SMALL MACHINERY, I.E..., BOBCAT. iii.TUMP REMOVAL: AT SUCH TIME THAT ROOTS HAVE BEEN PROPERLY SEVERED, STUMPS MAY BE REMOVED. WHERE REMOVAL OF CERTAIN STUMPS COULD CAUSE DAMAGE TO EXISTING PROTECTED TREES, TREE STUMPS SHALL BE GROUND OUT. ALL STUMP REMOVAL SHALL BE UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE. iv.TREE PRUNING: PROPER PRUNING OF TREES IN THE RESTRICTED ZONE SHALL BE DIRECTED BY AND SUPERVISION AT ALL TIMES BY THE OWNER'S REPRESENTATIVE. g.AN OWNER'S REPRESENTATIVE WILL BE AVAILABLE AT ALL TIMES DURING THE PREPARATORY AND CONSTRUCTION PERIOD. h.MULCH RATHER THAN SEED OR SOD WILL BE USED AT THE BASE OF QUALITY TREES TO A PERIMETER DETERMINED BY THE OWNER'S REPRESENTATIVE. AREAS TO BE SEEDED FOR EROSION CONTROL PURPOSES WITHIN THE CONSTRUCTION ZONE ARE TO BE DETERMINED BY THE OWNER'S REPRESENTATIVE. NATURAL GROUND COVER WILL BE MAINTAINED WHEREVER POSSIBLE. i.THE USE OF RETAINING WALLS NEAR TREES, IN ADDITION TO THOSE REQUIRED ON THE PLANS SHALL BE DETERMINED IN THE FIELD, BASED ON TREE LOCATIONS AND TOPOGRAPHY. 12.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. CONTRACTOR SHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES. 13.TRENCH BORROW CONSTRUCTION: IF ALLOWED BY THE OWNER, CONTRACTOR SHALL COMPLETE “TRENCH BORROW” EXCAVATION IN AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE REMOVED OR DAMAGED AS A RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION SHALL COMMENCE A MINIMUM OF 10 FEET FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH BORROW EXCAVATION SHALL BE BACKFILLED TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2. SNOW FENCE SHALL BE FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED 2 FOOT HORIZONTAL TO 1 FOOT VERTICAL (2:1). 14.FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. 15.TOLERANCES a.THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. b.THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. c.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. d.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. e.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. 16.AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. 17.CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON EROSION AND SEDIMENT CONTROL “SITE MAP”. CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY. CONTRACTOR SHALL POST WHATEVER SECURITY AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. 18.FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA SHEET 79G. 19.RETAINING WALL(S) SHALL BE CONSTRUCTED OF _________________ (MODULAR BLOCK, TREATED TIMBER, BOULDER, ETC.) MATERIAL. CONTRACTOR SHALL SUBMIT TO THE ENGINEER AND LOCAL AUTHORITY CERTIFIED ENGINEERING DRAWINGS, DESIGN CALCULATIONS AND SOIL BORINGS. THE CERTIFIED ENGINEER FOR THE RETAINING WALL(S) SHALL PROVIDE CONSTRUCTION OBSERVATIONS OF THE RETAINING WALL IMPROVEMENT, AND A LETTER CERTIFYING THE INSTALLATION OF THE WALL(S) WAS CONSTRUCTED IN CONFORMANCE WITH THE PLANS AND SPECIFICATIONS. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE CONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE CONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. STANDARD DUTY ASPHALT PAVING H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD GRADING PLAN C7.05 180.0' 481.5'TAPER TO EXISTING SHOULDER STRIPING SHARED TURN LANE HUDSON BOULEVARD TNH 999.500+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+0016'13'12'6'EDGE OF BITUMINOUS 20' SETBACK 260.0'180.0' REVISE EXISTING STRIPING TO SHIFT TRAFFIC FLOW AS SHOWNLEFT TURN LANE HUDSON BOULEVARD JULIA AVENUE9+00 10+00 11+00 12+00 13+00 14+00 15+0015+03 EDGE OF BITUMINOUS SCALE IN FEET 0 6030 NORTH MATCH LINEMATCH LINENOTES: 1)ALL SIGNS MUST MEET MMUTCD. 2)ALL SIGN SHEATHING TO BE TYPE IX DIAMOND GRADE (DG3). 3)SIGN POSTS TO BE SQUARE TUBE SIGN STANDARD WITHOMNI BASE. 4)EPOXY RESIN AND DROP-ON GLASS BEADS FOR ALLPAVEMENT MARKINGS, EXCEPT PAVEMENT SYMBOLS, SHALLMEET THE REQUIREMENTS OF MnDOT "SPECIFICATIONS FORCONSTRUCTION, 2020 EDITION". 5)ALL PAVEMENT MARKING SYMBOLS SHALL BE GROUND-INPREFORMED THERMOPLASTIC PAVEMENT MATERIAL. 6)LOCATE ALL EXISTING UNDERGROUND UTILITIES LIGHTINGWIRES PRIOR TO SIGN INSTALLATION. --- COLOR W=WHITEY=YELLOW PATTERNS=SOLID B=BROKEN D=DOUBLE T=DOTTED LINE WIDTH 4=4" 6=6" 12=12" STRIPING KEY LEGEND 24=24" RIGHT TURN ARROW LEFT TURN ARROW STOP 36"x36"2 18.0R1-1 SIGN DESC.QTY SQ FTSIZE W1-4L TW-X3 36"x36"1 9.0 136"x36"9.0 4SW 4SW 4SW4SW 4SW R1-1 RIGHT TURN ARROW R1-1 4BY4SY R3-9BR3-9B24SY4SY TW-X3W1-4L136"x36"9.0 LEFT TURN ARROW R3-7RR3-7LR3-7L R3-7R 136"x36"9.0 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD STRIPING PLAN C7.06 10 2 2 EOF10.0EOF09.510101015102020' SETBACK 1005.44 1004.27 1008.00 1005.26 1005.26 1008.00 1005.44 1005.44 1013.29 100010051010100110021003100410061007100810091011 1012 1013 10141014 1014995996997998999100110021003 IP2 IP2 IP1IP2 IP1IP2 OUTLOT B SAN RIM1014.48 10 0 0 10 0 5 10 1 0 1014 1014 9 9 5 1020 1015101010051010 1005 1000 TNH EOF999.501000 1000 995 995 STORMWATER POND BOT: 994.5 NWL: 998.5 HWL: 1001.3 SCALE IN FEET 0 10050 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 0 SILT DIKE LINEAR FEET 0 BIO-ROLL LINEAR FEET 0 CONSTRUCTION ENTRANCE UNIT 0 INLET PROTECTION DEVICE (IP-1)UNIT 0 INLET PROTECTION DEVICE (IP-2)UNIT 0 * REFER TO SHEET C5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR EROSION CONTROL MATERIALS QUANTITIES CONCRETE CURB STORM SEWER DRAINTILE CONTOUR RIPRAP OVERFLOW ELEV.EOF 902.5 BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE SOIL BORINGS DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP1 TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP)TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENGRANCE SEQUENCE OF CONSTRUCTIONMAINTENANCE NOTES: ALL MEASURES STATED ON THIS EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. THE DESIGNATED CONTACT PERSON NOTED ON THIS PLAN MUST ROUTINELY INSPECT THE CONSTRUCTION ON SITE ONCE EVERY SEVEN DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1.ALL SILT FENCES MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WHEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE HEIGHT OF THE FENCE. THESE REPAIRS MUST BE MADE WITHIN 24 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS. 2.TEMPORARY AND PERMANENT SEDIMENTATION BASINS MUST BE DRAINED AND THE SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE COMPLETED WITHIN 72 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS (SEE PART 10.1-10.5 OF THE GENERAL PERMIT). 3.SURFACE WATERS, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS, MUST BE INSPECTED FOR EVIDENCE OF SEDIMENT BEING DEPOSITED BY EROSION. CONTRACTOR MUST REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS, AND RESTABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS IN EXPOSED SOIL. THE REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) DAYS OF DISCOVERY UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL ACCESS CONSTRAINTS. CONTRACTOR SHALL USE ALL REASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) CALENDAR DAYS OF OBTAINING ACCESS. CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE AND FEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK. 4.CONSTRUCTION SITE VEHICLE EXIT LOCATIONS MUST BE INSPECTED FOR EVIDENCE OF OFF-SITE SEDIMENT TRACKING ONTO PAVED SURFACES. TRACKED SEDIMENT MUST BE REMOVED FROM ALL OFF-SITE PAVED SURFACES, WITHIN 24 HOURS OF DISCOVERY, OR IF APPLICABLE, WITHIN A SHORTER TIME TO COMPLY WITH PART 9.11-9.12 OF THE GENERAL PERMIT. 5.CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF TEMPORARY AND PERMANENT WATER QUALITY MANAGEMENT BMPS, AS WELL AS ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS, FOR THE DURATION OF THE CONSTRUCTION WORK AT THE SITE. THE PERMITTEE(S) ARE RESPONSIBLE UNTIL ANOTHER PERMITTEE HAS ASSUMED CONTROL (ACCORDING TO PART 3.1 TO 3.8 OF THE MPCA GENERAL PERMIT) OVER ALL AREAS OF THE SITE THAT HAVE NOT BEEN FINALLY STABILIZED OR THE SITE HAS UNDERGONE FINAL STABILIZATION, AND A (N.O.T.) HAS BEEN SUBMITTED TO THE MPCA. 6.IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS (E.G., FUGITIVE SEDIMENT IN STREETS COULD BE WASHED INTO STORM SEWERS BY THE NEXT RAIN AND/OR POSE A SAFETY HAZARD TO USERS OF PUBLIC STREETS). 7.ALL FILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITIES IS REACHING THE IFILTRATION AREA AND THESE AREAS ARE PROTECTED FROM COMPACTION DUE TO CONSTRUCTION EQUIPMENT DRIVING ACROSS THE FILTRATION AREA. PHASE I: 1.INSTALL STABILIZED CONSTRUCTION ENTRANCES. 2.PREPARE TEMPORARY PARKING AND STORAGE AREA. 3.CONSTRUCT THE SILT FENCES ON THE SITE. 4.INSTALL INLET PROTECTION DEVICES ON EXISTING STORM STRUCTURES, AS SHOWN ON THE PLAN. 5.CONSTRUCT THE SEDIMENTATION AND SEDIMENT TRAP BASINS, AS REQUIRED. 6.HALT ALL ACTIVITIES AND CONTACT THE CIVIL ENGINEERING CONSULTANT TO PERFORM INSPECTION OF BMPs. GENERAL CONTRACTOR SHALL SCHEDULE AND CONDUCT STORM WATER PRE-CONSTRUCTION MEETING WITH ENGINEER AND ALL GROUND DISTURBING CONTRACTORS BEFORE PROCEEDING WITH CONSTRUCTION. 7.CLEAR AND GRUB THE SITE. 8.BEGIN GRADING THE SITE. 9.START CONSTRUCTION OF BUILDING PAD AND STRUCTURES. PHASE II: 1.TEMPORARY SEED DENUDED AREAS. 2.INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, CURBS AND GUTTERS. 3.INSTALL RIP RAP AROUND OUTLET STRUCTURES. 4.INSTALL INLET PROTECTION AROUND ALL STORM SEWER STRUCTURES. 5.PREPARE SITE FOR PAVING. 6.PAVE SITE. 7.INSTALL INLET PROTECTION DEVICES. 8.COMPLETE GRADING AND INSTALL PERMANENT SEEDING AND PLANTING. 9.REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES (ONLY IF SITE IS STABILIZED), IF REQUIRED BY THE CONTRACT. H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD EROSION CONTROL PLAN C7.07 DEVELOPER/OWNER: XXXXXXX XXXXXXX XXXXXXXX XXX-XXX-XXXX SITE OPERATOR / GENERAL CONTRACTOR SUPERINTENDENT: CROSS BRACE MIN.15"18"MAX.2" X 4" STAKE3' MIN.DROP INLETWITH GRATE 2" X 4" WOOD (TYP.) 5' MIN. SECURELY FASTEN OVERLAPPING ENDS OF SILT FENCE MATERIAL TO ADJACENT STAKES WITH THREE WIRE TIES OR OTHER FASTENERS ATTACH THE WOVEN WIRE FENCE TO EACH POST WITH THREE WIRE TIES OR OTHER FASTENERS (SEE NOTE 1) 1. ATTACH THE WOVEN WIRE FENCE TO EACH POST AND THE GEOTEXTILE TO THE WOVEN WIRE FENCE (SPACED EVERY 30") WITH THREE WIRE TIES OR OTHER FASTENERS, ALL SPACED WITHIN THE TOP 8" OF THE FABRIC. ATTACH EACH TIE DIAGONALLY 45 DEGREES THROUGH THE FABRIC, WITH EACH PUNCTURE AT LEAST 1" VERTICALLY APART. 2. WHEN TWO SECTIONS OF SILT FENCE MATERIAL ADJOIN EACH OTHER, THEY SHALL BE OVERLAPPED ACROSS TWO POSTS. 3. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE SWPPP. DEPTH OF ACCUMULATED SEDIMENTS MAY NOT EXCEED ONE-HALF THE HEIGHT OF THE FABRIC. MAINTENANCE CLEANOUT MUST BE CONDUCTED REGULARLY TO PREVENT ACCUMULATED SEDIMENTS FROM REACHING ONE-HALF THE HEIGHT OF THE SILT FENCE MATERIAL ABOVE GRADE. 4. ALL SILT FENCE INLETS SHALL INCLUDE WIRE SUPPORT. OVERLAP 5' MIN. SILT FENCE MATERIAL TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH THREE TIES SPACED AT 30" ON CENTER (SEE NOTE 1) DEFLECTOR PLATE OVERFLOW 2 - TOP OF CURB BOX OVERFLOW 1 - CENTER OF FILTER ASSEMBLY 10" FILTER ASSEMBLY CURB CG 3067 HIGH-FLOW FABRIC MIRAFI FF101 ROAD DRAIN CASTING APPLICABILTY ·NEENAH R-3067 ·NEENAH R-3512 NOT TO SCALE 8' X 8' MIN OR AS REQUIRED TO CONTAIN WASTE CONCRETE SIGN TO INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA 2'-0" MIN BERM AROUND PERIMETER GROUND SURFACE 12" MIN 12" MIN COMPACTED EMBANKMENT MATERIAL (TYP.) 3:1 OR FLATTER SIDE SLOPES NOTES: 1.CONCRETE WASHOUT AREA SHALL BE INSTALLED PRIOR TO ANY CONCRETE PLACEMENT ON SITE. 2.CONCRETE WASHOUT AREA SHALL BE LINED WITH MINIMUM 10 MIL THICK PLASTIC LINER. 3.VEHICLE TRACKING CONTROL IS REQUIRED IF ACCESS TO CONCRETE WASHOUT AREA IS OFF PAVEMENT. 4.SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA, AND ELSEWHERE AS NECESSARY TO CLEARLY INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS. 5.THE CONCRETE WASHOUT AREA SHALL BE REPAIRED AND ENLARGED OR CLEANED OUT AS NECESSARY TO MAINTAIN CAPACITY FOR WASTED CONCRETE. 6.AT THE END OF CONSTRUCTION, ALL CONCRETE SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT AN ACCEPTED WASTE SITE. 7.WHEN THE CONCRETE WASHOUT AREA IS REMOVED, THE DISTURBED AREA SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED IN A MANNER ACCEPTED BY THE CITY. WOVEN WIRE FENCE WITH SILT FENCE MATERIAL COVER EXTEND WIRE FENCE A MIN. OF 3" INTO GROUND EXTEND SILT FENCE MATERIAL A MIN. OF 1'-0" INTO GROUND EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / "SITE MAP" SITE LOCATION MAP NOT TO SCALE USGS MAP NOT TO SCALE CONCRETE WASHOUT AREA POSTS: 2 X 4 WOODEN STAKE FENCE: WOVEN WIRE, 14-1/2 GA., 6" MAX. MESH OPENING FABRIC: IN ACCORDANCE WITH ASTM D 6461 LATEST EDITION. NOT TO SCALE AREA SUMMARY IN ACRES PAVEMENT AREA X.XX AC± BUILDING AREA 0.00 AC± SEEDED AREA X.XX AC± TOTAL DISTURBED X.XX AC± PRE - CONSTRUCTION IMPERVIOUS X.XX AC± POST - CONSTRUCTION IMPERVIOUS X.XX AC± FRAME PUBLI C R O A D HARD S U RF ACE MI N 0 . 5 % G R A D E 20' MINI M U M 50' M I N I M U M MINIMUM 0.5% GRADE DOWN FROM PUBLIC STREET GEOTEXTILEUNDERLINER 4"- 6" DIAMETERCLEAN STONE 10" MINIMUM N.T.S. SILT FENCE INLET PROTECTION (IP-1) NOT TO SCALE TEMPORARY STONE CONSTRUCTION EXIT ROAD DRAIN INLET PROTECTION (IP-2) GENERAL EROSION NOTES: SITE SITE 1.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. WHERE A CONFLICT EXISTS BETWEEN LOCAL JURISDICTIONAL STANDARD SPECIFICATIONS AND SAMBATEK STANDARD SPECIFICATIONS, THE MORE STRINGENT SPECIFICATION SHALL APPLY. 2.THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) IS COMPRISED OF THIS DRAWING (EROSION & SEDIMENTATION CONTROL PLAN-ESC PLAN), THE STANDARD DETAILS, THE PLAN NARRATIVE, AND ITS APPENDICES, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 3.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETING & SUBMITTING THE APPLICATION FOR THE MPCA GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE SWPPP AND THE STATE OF MINNESOTA NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT, ISSUED AUGUST 1, 2018) AND BECOME FAMILIAR WITH THE CONTENTS. THE SWPPP AND ALL OTHER RELATED DOCUMENTS MUST BE KEPT AT THE SITE DURING CONSTRUCTION. (NOTE TO THE PREPARER: EDIT APPLICATION PROCESS PER PROJECT REQUIREMENTS) 4.CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES (BMP'S) AS REQUIRED BY THE SWPPP & PERMITS. CONTRACTOR SHALL OVERSEE THE INSPECTION & MAINTENANCE OF THE BMP'S AND EROSION PREVENTION FROM BEGINNING OF CONSTRUCTION AND UNTIL CONSTRUCTION IS COMPLETED, IS APPROVED BY ALL AUTHORITIES, AND THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED WITH THE MPCA BY EITHER THE OWNER OR OPERATOR AS APPROVED ON PERMIT. ADDITIONAL BMP'S SHALL BE IMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST TO OWNER THROUGHOUT ALL PHASES OF CONSTRUCTION. (NOTE TO THE PREPARER: REVISE INSPECTION RESPONSIBILITY PER OPTIONS IN SWPPP NARRATIVE (SECTION 02370)) 5.CONTRACTOR SHALL COMPLY WITH TRAINING REQUIREMENTS IN PART 21.1-21.3 OF THE GENERAL PERMIT. 6.BMP'S AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER. 7.ESC PLAN MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITY IMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES. 8.CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THE ESC PLANS SHALL BE CLEARLY DELINEATED (E.G. WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS. GROUND DISTURBING ACTIVITIES MUST NOT OCCUR OUTSIDE THE LIMITS OF DISTURBANCE. 9.GENERAL 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. 10.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) MUST BE LIMITED TO A DEFINED AREA OF THE SITE AND SHALL BE CONTAINED AND PROPERLY TREATED OR DISPOSED. NO ENGINE DEGREASING IS ALLOWED ON SITE. 11.ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT OPERATIONS MUST BE CONTAINED IN A LEAK-PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER. A COMPACTED CLAY LINER IS NOT ACCEPTABLE. THE LIQUID AND SOLID WASTES MUST NOT CONTACT THE GROUND, AND THERE MUST NOT BE RUNOFF FROM THE CONCRETE WASHOUT OPERATIONS OR AREAS. LIQUID AND SOLID WASTES MUST BE DISPOSED OF PROPERLY AND IN COMPLIANCE WITH MPCA REGULATIONS. A SIGN MUST BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORM CONCRETE EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES. SELF-CONTAINED CONCRETE WASHOUTS ON CONCRETE DELIVERY TRUCKS ARE ALLOWED. 12.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 13.DUST ON THE SITE SHALL BE CONTROLLED. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 14. SOLID WASTE: COLLECTED SEDIMENT, ASPHALT & CONCRETE MILLINGS, FLOATING DEBRIS, PAPER, PLASTIC, FABRIC, CONSTRUCTION & DEMOLITION DEBRIS & OTHER WASTES MUST BE DISPOSED OF PROPERLY & MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 15.HAZARDOUS MATERIALS: OIL, GASOLINE, PAINT & ANY HAZARDOUS SUBSTANCES MUST BE PROPERLY STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDALISM. STORAGE & DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MPCA REGULATIONS. 16.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THIS PLAN, AND IN THE SWPPP, SHALL BE INITIATED AS SOON AS PRACTICABLE AND PRIOR TO SOIL DISTURBING ACTIVITIES UPSLOPE. 17.DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS STOPPED SHALL BE TEMPORARILY SEEDED, WITHIN 14 DAYS OF INACTIVITY. SEEDING SHALL BE IN ACCORDANCE WITH MN/DOT SEED MIXTURE NUMBER 21-111 OR 21-112 DEPENDING ON THE SEASON OF PLANTING ( SEE MN/DOT SPECIFICATION SECTION 2575.3) SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2575.3. TEMPORARY MULCH SHALL BE APPLIED IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3F1 AND 2575.3G. ALTERNATIVELY, HYDRAULIC SOIL STABILIZER IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3H MAY BE USED IN PLACE OF TEMPORARY MULCH. 18.DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPED SHALL BE PERMANENTLY STABILIZED. THESE AREAS SHALL BE STABILIZED IN ACCORDANCE WITH THE TIME TABLE DESCRIBED ABOVE. REFER TO THE GRADING PLAN AND/OR LANDSCAPE PLAN FOR VEGETATIVE COVER. (NOTE TO THE PREPARER: WHERE PERMANENT SEEDING IS NOT CALLED OUT IN THE GRADING AND/ OR LANDSCAPE PLAN, REPLACE THE LAST SENTENCE IN THIS ITEM WITH THE FOLLOWING: SEED WET PONDS WITH MN/DOT SEED MIXTURE 310 "NATIVE WET TALL" BELOW THE HWL. SEED ALL OTHER AREAS WITH SEED MIXTURE 260 "COMMERCIAL TURF". SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2573.3.) 19.CONTRACTORS OR SUBCONTRACTORS WILL BE RESPONSIBLE FOR REMOVING SEDIMENT FROM CONVEYANCES & FROM TEMPORARY SEDIMENTATION BASINS THAT ARE TO BE USED AS PERMANENT WATER QUALITY MANAGEMENT BASINS. SEDIMENT MUST BE STABILIZED TO PREVENT IT FROM BEING WASHED BACK INTO THE BASIN, CONVEYANCES, OR DRAINAGEWAYS DISCHARGING OFF-SITE OR TO SURFACE WATERS. THE CLEANOUT OF PERMANENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN TO DESIGN CAPACITY. 20.ON-SITE & OFF-SITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSION AND SEDIMENTATION THROUGH IMPLEMENTATION OF BMP'S. STOCKPILE AND BORROW AREA LOCATIONS SHALL BE NOTED ON THE SITE MAP AND PERMITTED IN ACCORDANCE WITH GENERAL PERMIT REQUIREMENTS. 21.TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS & CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORMWATER CONVEYANCES SUCH AS CURB & GUTTER SYSTEMS OR CONDUITS & DITCHES. 22.SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFF VELOCITIES AND EROSION. 23.DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION CONTROL MEASURES (SILT FENCES, CHECK DAMS, INLET PROTECTION DEVICES, ETC.) TO PREVENT EROSION. 24.ALL CONSTRUCTION SHALL BE STABILIZED AT THE END OF EACH WORKING DAY, THIS INCLUDES BACKFILLING OF TRENCHES FOR UTILITY CONSTRUCTION AND PLACEMENT OF GRAVEL OR BITUMINOUS PAVING FOR ROAD CONSTRUCTION. H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD EROSION CONTROL NOTES AND DETAILS C7.08 EOF10.020' SETBACK FILTRATION BASIN 2P PRIVATELT OWNED AND MAINTAINED TOP OF MEDIA = 1005.26100-YR HWL = 1008.84 ADDITIONAL STORAGE CAPACITY = 7587 CU FT JULIA AVENUEHUDSON BOULEVARD TNH EOF999.50STORMWATER POND BOT: 994.5 NWL: 998.5HWL: 1001.3 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+0015+03 MILL EXISTING BITUMINOUS REMOVE EXISTING BITUMINOUS SAWCUT EXISTING BITUMINOUS EOF10.0EOF09.520' SETBACK20' SETBACK(PRIVATE ROAD)JULIA AVENUEHUDSON BOULEVARD OUTLOT B SAN RIM1014.48 TNH EOF999.50STORMWATERPOND BOT: 994.5 NWL: 998.5HWL: 1001.3 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+0015+03 MILL EXISTING BITUMINOUS REMOVE EXISTING BITUMINOUS SAWCUT EXISTINGBITUMINOUS SCALE IN FEET 0 10050 NORTH SCALE IN FEET 0 200100 NORTH H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD TRAFFIC CONTROL PLAN C7.09 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.10 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.11 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.12 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.13 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.14 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB PEDESTRIAN RAMP DETAILS C7.15 20' SETBACK FILTRATION BASIN 2PPRIVATELT OWNED AND MAINTAINEDTOP OF MEDIA = 1005.26 100-YR HWL = 1008.84 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.8STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+00CB 1 CBMH 2 CBMH 3 CBMH 4 CBMH 5 CBMH 6 CBMH 7 CB 8 CONNECT TOEXISTING STMH HUDSON BOULEVARD JULIA AVENUEOUTLOT B CP NAIL BLDG COR1023.33 SAN RIM1014.48 TNH EOF999.50STORMWATER POND BOT: 994.5 NWL: 998.5 HWL: 1001.3 236 LF - 12" RCP @ -1.25%149 LF - 12" RCP @ -1.25%150 LF - 12" RCP @ -1.25%117 LF - 12" RCP @ -1.25% 68 LF - 18" RCP @ -1.25%90 LF - 18" RCP @ -1.25% 63 LF - 18" RCP @ -1.25%MH 9 REMOVE FES AND CONNECT TO EXISTING STORM SEWER 990 995 1000 1005 1010 1015 1020 1025 PROPOSED CENTERLINE GRADE EXISTING ℄PROFILE -0+50 0+00991.5991.520+50992.8992.771+00994.2994.181+50995.7995.682+00997.2997.182+50998.7998.673+001000.11000.143+501001.61001.634+001003.21003.174+501004.61004.615+001006.01006.005+501007.31007.286+001008.51008.496+501009.61009.637+001010.61010.587+501011.51011.478+001012.21012.218+501012.81012.849+001013.41013.399+501013.91013.8910+001014.11014.1410+501014.31014.3211+001014.41014.3511+501014.31014.3012+001014.21014.2012+501014.01014.0013+001013.61013.6013+501012.01011.9614+001011.11011.1014+501010.21010.2390 LF - 18" RCP @ -1.25% 68 LF - 18" RCP @ -1.25% 117 LF - 12" RCP @ - 1 . 2 5 % 150 LF - 12" RCP @ - 1 . 2 5 % 149 LF - 12" RCP @ - 1 . 2 5 % 236 LF - 12" RCP @ - 1 . 2 5 % CB8 RIM=1013.64 INV=1010.14CB7 RIM=1013.03 INV=1007.19CB6 RIM=1011.44 INV=1005.33CB5 RIM=1008.86 INV=1003.45CB4 RIM=1006.08 INV=1001.99 CB3 RIM=1004.18 INV=1001.14CB2 RIM=1001.55 INV=1000.02 MH9 RIM=999.51 INV=997.00 SCALE IN FEET 0 10050 NORTH HUDSON BOULEVARD N B H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD STORM SEWER PLAN & PROFILE C8.01 13-1/2"1/2" R 6"6" 8"24" 3" R 1/2" R 7"2 - #4 REINFORCING RODS AT CATCH BASINS 20 FEET IN LENGTH, CENTERED ON THE STRUCTURE 2"2"2"SLOPE 3/4" PER FT. 1 313-1/2"1/2" R 6"6" 6" MIN 8"24" 3" R 1/2" R 7"A MINIMUM OF 4" OF CLASS 5 SHALL BE PLACED BELOW THE CURB 2 - #4 REINFORCING RODS AT CATCH BASINS 20 FEET IN LENGTH, CENTERED ON THE STRUCTURE 2"2"2"SLOPE 3/4" PER FT. 1 3 N.T.S. 01 B624 CONCRETE CURB & GUTTER H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB HUDSON BLVD DETAILS C8.02 (PRIVATE ROAD)TNH EOF999.50BOT HWL 100410021000998996NWL SCALE IN FEET 0 4020 NORTH H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JJB JDB WEST DETENTION POND EXPANSION PLAN C8.03 902.5X902 SPOT ELEVATION CONTOUR RIP RAP OVERFLOW ELEV. CURB & GUTTER BUILDING RETAINING WALL PROPERTY LIMIT EXISTINGPROPOSED LEGEND WETLAND LIMITS TREELINE STORM SEWER SOIL BORINGS DRAINTILE EOF 902.5 D POND CLAY LINER 1.SHALL MEET THE FOLLOWING REQUIREMENTS: 1.1.50 PERCENT OR GREATER PASSING #200 SIEVE OR 1.2.20 PERCENT FINES WITH A PI OF 7 2.PLACEMENT AND DOCUMENTATION SHALL COMPLY WITH NRCS WISCONSIN SPECIFICATION 204, EARTHFILL FOR WASTE STORAGE FACILITIES 3.MINIMUM THICKNESS SHALL BE 24” H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | EnvironmentalLAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB DETAILS C9.01 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental #4 x 24" REBAR GRADE BRICK EDGE 6" x 6" TREATED TIMBER 1 5/8" IMPACT COURSE (BLACK) 3/8" TOPCOAT COURSE (COLOR) 5" COMPACTED GRAVEL FILL, COMPACTED SUBGRADE(BY DEVELOPER/BUILDER)97% COMPACTION 3/4" CLEAN CHIPPED STONEINSTALLED BY PLAYGROUNDINSTALLER EXCAVATION BY DEVELOPER N.T.S. POUR-IN-PLACE SURFACING12 N.T.S. PLANT MATERIAL TOLERANT OF INUNDATION AND DROUGHT. NATIVE PLANTS RECOMMENDED. (SEE LANDSCAPE PLAN) MEDIA WIDTH-VARIES BOTTOM-VARIES 3H:1L MAX. 2" GRASS EDGE UNDISTURBED, UNCOMPACTED INSITU SOIL FILTRATION MEDIA MEETINGMPCA BIOFILTRATION MEDIA MIX D MNDOT 3733 TYPE V GEOTEXTILE LINER FOR SEPARATION1:3 (MIN) TYP0.25% (MAX) TYP.BOTTOM ELEVATION SEE GRADING PLAN 24"MIN.3" MULCH SEE DRAINTILE CROSS SECTION 09 FILTRATION BASIN WITH LINER DRAINTILECROSS SECTION FILTER MEDIA OVER DRAINTILE I = 0.5-FT MIN UNDISTURBED NATIVE SOIL 30 MIL SMOOTH POLYVINYL CHLORIDE GEOMEMBRANE OR APPROVED EQUIVALENT 6" MIN SCHEDULE 40 OR SDR 35 SMOOTH WALL PVC PIPE DRAINTILE MNDOT TYPE 3733 TYPE V GEOTEXTILE FOR SEPARATION 3" OF WASHED # 57 STONE ON TOP AND SIDES OF DRAINTILE NOTES: 1. IMPERMEABLE LINER SHALL BE 30 MIL SMOOTH POLYVINYL CHLORIDEGEOMEMBRANE OR APPROVE EQUIVALENT. 2. DRAINTILE SHALL BE SCHEDULE 40 OR SDR 35 SMOOTH WALL PVC PIPE OR APPROVED EQUIVALENT (ASTM D-1785 or AASHTO M-278). DRAINTILE SHALL CONTAIN 3/8” PERF. @ 6” ON CENTER, 4 HOLES PER ROW. THERE SHALL BE A MINIMUM OF 3" WASHED #57 STONE (1.5"-3.5") OVER DRAINTILE. 3. USE SOLID SECTIONS OF NON-PERFORATED PVC PIPING AND WATERTIGHT JOINTS WHEREVER THE UNDERDRAIN SYSTEM PASSES BELOW BERMS, DOWN STEEP SLOPES, MAKES A CONNECTION TO DRAINAGE STRUCTURE, OR DAYLIGHTS ON GRADE. 4. DRAINTILE CLEANOUTS SHALL BE PLACED AT THE UPSTREAM ANDDOWNSTREAM END OF EACH DRAINTILE, OR PER UTILITY PLANS. CLEANOUTS SHALL BE AT LEAST 4-IN DIAMETER VERTICAL NON-PERFORATED SCHEDULE 40 PVC PIPE, AND EXTEND TO SURFACE. CAP CLEANOUTS WITH WATERTIGHT REMOVABLE CAP. 5. GEOTEXTILE FABRIC SHALL BE MNDOT TYPE 3733 TYPE V GEOTEXTILE FORSEPARATION OR APPROVED EQUIVALENT. 6. FILTRATION MEDIA SHALL MEET MPCA BIOFILTRATION MEDIA MIX D REQUIREMENTS. 3" MULCH 2" OF CHOCKING STONE (1/2" MINUS) ON TOP AND SIDES 6" MIN. SLAB THICKNESS NOTE: WHEN WEIR WALL HEIGHT IS GREATER THAN 6' THE FOLLOWING SHALL BE REQUIRED: 1. STEPS 2. 6' Ø MH 3. 8" WEIR WALL W/ 8" KEYWAY 6" ELEV.=1008.94 ELEV.=1000.16 GRATE DETAIL PLAN VIEW OUTLET INLET OUTLET NOTE: ALL PVC FITTINGS WITHIN STRUCTURE SHALL BE AWWA C-900 OR C-907 (FITTINGS), SUITABLE FOR PRESSURE SERVICE WITH WATERTIGHT CONNECTIONS. NON PERFORATED PIPE SHALL BE INSULATED. DUCTILE IRON MAY BE SUBSTITUTED FOR PVC. 6" AGGREGATE BACKFILL (MNDOT SPEC. 3149H MOD.) 6" MIN. HOLE FOR 18" DIA. OUTLET PIPE INV=1001.16 GASKETED FLEXIBLE WATERTIGHT CONNECTION FOR ALL PIPE. SEE GRATE DETAIL N.T.S. 5' Ø MH (TYP.) 1'MIN OCS 401 - OUTLET CONTROL STRUCTURE PROVIDE 4- 1/2" Ø SS ANCHORBOLTS WITH CLIPS 1/4"x 1" FLAT BAR(ROLLED TO PROVIDEOUTER RING) OUTSIDE MH WALL HOT-DIPPED GALVANIZED#5 SMOOTH BAR @ 4" ELEV.=1009.44 GRATE IN 2 SECTIONS1-1/4"3-1/4"x 3-1/4" OPENINGS) TO FLAT BAR=1" 10 O.C. EACH WAY (PROVIDES BIOFILTRATION BASINBOTTOM = 1005.26 6" DRAINTILE @ 1.0% MIN HWL = 1009.93 DRAINTILE INLET 6" PVC WATERTIGHT JOINT SEAL (TYP.)GATE VALVE TRANSITION PIECEPERFORATED TONON-PERFORATED FROM FILTRATION BASIN (SEE FILTRATION BASIN DRAINTILE DETAIL) ELEV.=1007.76 HOLE FOR 18" DIA. INLET PIPEINV=1005.26 HOLE FOR 6" DIA DRAINTILEINV=1001.16SEE DRAINTILE INLET DETAIL 6" MIN. SLAB THICKNESS NOTE: WHEN WEIR WALL HEIGHT IS GREATER THAN 6' THE FOLLOWING SHALL BE REQUIRED: 1. STEPS 2. 6' Ø MH 3. 8" WEIR WALL W/ 8" KEYWAY 6" ELEV.=1008.00 GRATE DETAIL PLAN VIEW OUTLET INLET OUTLET NOTE: ALL PVC FITTINGS WITHIN STRUCTURE SHALL BE AWWA C-900 OR C-907 (FITTINGS), SUITABLE FOR PRESSURE SERVICE WITH WATERTIGHT CONNECTIONS. NON PERFORATED PIPE SHALL BE INSULATED. DUCTILE IRON MAY BE SUBSTITUTED FOR PVC. 6" AGGREGATE BACKFILL (MNDOT SPEC. 3149H MOD.) 6" MIN. HOLE FOR 24" DIA. OUTLET PIPE INV=1005.44 GASKETED FLEXIBLE WATERTIGHT CONNECTION FOR ALL PIPE. SEE GRATE DETAIL N.T.S. 5' Ø MH (TYP.) OCS 301 & 311 - OUTLET CONTROL STRUCTURE PROVIDE 4- 1/2" Ø SS ANCHORBOLTS WITH CLIPS 1/4"x 1" FLAT BAR(ROLLED TO PROVIDEOUTER RING) OUTSIDE MH WALL HOT-DIPPED GALVANIZED#5 SMOOTH BAR @ 4" ELEV.=1008.50 GRATE IN 2 SECTIONS1-1/4"3-1/4"x 3-1/4" OPENINGS) TO FLAT BAR=1" 11 O.C. EACH WAY (PROVIDES HWL = 1008.91 WATERTIGHT JOINT SEAL (TYP.) HOLE FOR 15"DIA. INLET PIPE INV=1005.44INLET ELEV.=1007.94 15" ORIFICE INV=1005.44 1'-4"1'-4" 6"MAX.24"MAX. "O" NOTE: TIE LAST 3 JOINTS ON INLET AND OUTLET. IF NO APRON IS USED, TIE LAST 3 SECTIONS OF PIPE. USE 2 TIE BOLT FASTENERS PER JOINT INSTALLED AT 60° FROM TOP OR BOTTOM OF PIPE. USE 5/8" TIES FOR PIPE SIZES 12" TO 27". USE 3/4" TIES FOR PIPE SIZES 30" TO 66". USE 1" TIES FOR PIPE SIZES OVER 72". NUTS AND WASHERS ARE NOT REQUIRED ON PIPE SIZES LESS THAN 21". INDIVIDUAL STONES, EXCEPT THOSE USED FOR CHINKING, SHALL NOT WEIGHT LESS THAN 50 LBS. EACH. PLACE RIPRAP AROUND SIDES AND OVER TOP OF FLARED END SECTIONS. GEOFABRIC REQUIRED UNDER RIPRAP (MIRAFI 500 OR EQUAL). TRASH GUARDS WILL BE REQUIRED ON 12" OR LARGER PIPES. IN PLACE OF TRASH GUARDS, ENERGY DISSIPATORS (MN/DOT STANDARD PLATE NO. 5201 B) MAY BE USED. HAND-PLACED RIPRAP, 1 FOOT DEEP NOTE: ONE CU. YD. IS APPROXIMATELY 1.4 TONS. SIZE OF PIPE RIPRAP REQUIRED 54" & Over 20-24 CU. YD. 36" to 48"10-13 CU. YD. 27" to 33"6-8 CU. YD. 24" & Less 4-6 CU. YD.SIZE OF PIPE12" TO 18"21" TO 42"48" TO 72" PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TOF.E.S. HOT DIP GALVANIZE AFTER FABRICATION. "O" 4" 6" 12" BOLTS 58" 34" 1" BARS 34" 1" 1-14" N.T.S. 03 FLARED END SECTION STANDARD STALL ADA STALL ACCESS ISLE ADA STALL STANDARD STALL 6" TRANSITION PAVEMENT TO FLUSH WITH SIDEWALK INTEGRALSIDEWALK CURBSEE DETAIL ACCESSIBLEPARKING SIGNSEE DETAIL 2' STRIPING - 4"TRAFFIC WHITE INTEGRALSIDEWALK CURBSEE DETAIL INTEGRAL SIDEWALK CURBSEE DETAIL 1.5% (2% MAX.) PLAN VIEW OF ADA PARKING SECTION A-A SECTION B-B B B AA N.T.S. NO PARKING ACCESSIBLE STALLMARKING SEE DETAIL 8' MAX NO PARKING SIGN 07 ADA PARKING N.T.S.12"3.5'3'1.5'3'3"1' VEHICLE IDREQUIRED PARKINGNOTE: ANY SIGN FREESTANDING INASPHALT PARKINGLOT SHALL BE MOUNTED AS SHOWN.FOR VIOLATIONUP TO $200 FINE CONCRETE GRANULAR BASE PAVING ONE WRAP OF #30 ROOFING FELT 6"Ø SCH. 40 STEEL PIPE-FILL WITH CONC. 4" x 4" STEEL TUBE (SEE SIGN DETAILS THIS SHEET) STANDARD MNDOT SIGN NO. R7-8M 1.5' ACCESSIBLE VAN PROVIDE VAN ACCESSIBLE SIGN AT RIGHT HAND DISCHARGE PARKING SPACES STANDARD MNDOT SIGN NO. R7-8B 5.0' MIN. 5.5' MAX.(WHEN R7-8B NOT PROVIDED)5.0' MIN. 5.5' MAX.(WHEN R7-8B PROVIDED)NO PARKING ACCESSAISLE PROVIDE NO PARKING, ACCESS AISLE SIGN CENTERED AT HEAD OF ACCESSIBLE ACCESS AISLE 08 ACCESSIBLE PARKING SIGN LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY EAB JDB DETAILS C9.02 2501 2502 2503 2504 2505 2506 2507 2508 2509 2510 2511 2512 PROPOSED BUILDING 49,417 S.F. FFE=1022.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)SNOW STORAGE SNOW STORAGE THUNDER GRAY INTEGRAL CONCRETE COLOR 3/4″ CREME/BUFF LIMESTONE PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKCALCULATIONS INCHES REMOVED ALLOWED REMOVAL (30%) CONIFERS INCHES COMMON INCHES HARDWOOD INCHES LEGEND LAKE ELMO LANDSCAPE CODETREE REMOVAL REQUIRED TREES 6 11 3 REQUIRED INCHES ((47*.3)/2) = 16.45 ((150*.3)/4) = 26.25 ((15*.3)/2) = 5.25 Tree replacement calculations. Thirty (30) percent of the total diameter inches of significant trees on the site of new construction, new development, or redevelopment may be removed without replacement. The applicant shall plant all required replacement trees on the site of the proposed new construction, new development, or redevelopment. The following calculation procedure must be used to determine tree replacement requirements: Tally the total number of diameter inches of all significant trees on the site. A calculation must be provided which breaks out the number of inches removed for hardwood, evergreen/deciduous, and common trees. The thirty (30) percent removal figure applies to each category individually and trees are replaced according to the Tree Replacement Schedule in subsection (c)(8) of this section. Tree replacement schedule. Tree removals over the allowable tree removal limit on the parcel or site of new construction, new development, or redevelopment shall be replaced according to the following schedule: Common tree species shall be replaced with new trees at a rate of one-fourth (1/4) the diameter inches removed. Coniferous/evergreen tree species shall be replaced with new coniferous or evergreen trees at a rate of one-half (1/2) the diameter inches removed. Since coniferous species are often sold by height rather than diameter inch, the following conversion formula can be used: Height of Replacement Coniferous Tree/2 equals Diameter Inches of Credit. Hardwood deciduous tree species shall be replaced with new hardwood deciduous trees at a rate of one-half (1/2) the diameter inches removed. Replacement tree size. Replacement trees must meet the minimum sizes listed in LEC 105.12.480. H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY MJL JRW TREE PRESERVATION L0.01 REMOVED 212 63.6 47 150 15 2501 White Spruce (Picea glauca)13 Coniferous Remove 2502 Red Maple (Acer rubrum)9 Hardwood Remove 2503 Red Maple (Acer rubrum)6 Hardwood Remove 2504 Silver Maple (Acer saccharinum)16 Common Remove 2505 Silver Maple (Acer saccharinum)19 Common Remove 2506 Silver Maple (Acer saccharinum)24 Common Remove 2507 Silver Maple (Acer saccharinum)31 Common Remove 2508 Silver Maple (Acer saccharinum)30 Common Remove 2509 White Spruce (Picea glauca)11 Coniferous Remove 2510 White Spruce (Picea glauca)10 Coniferous Remove 2511 Silver Maple (Acer saccharinum)17,13 Common Remove 2512 Austrian Pine (Pinus nigra)13 Coniferous Remove PROPOSED 6 11 3 EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE TREE TO BE REMOVED D S LS RIPRAP OUTLOT B 2501 2502 2503 2504 2505 2506 2507 2508 2509 2510 2511 2512 PROPOSED BUILDING 49,417 S.F. FFE=1022.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACKT T (PRIVATE ROAD)(PRIVATE ROAD)FILTRATION BASIN 2P PRIVATELT OWNED AND MAINTAINED TOP OF MEDIA = 1005.26 100-YR HWL = 1008.57 POND 1P PRIVATELY OWNED AND MAINTAINED NWL= 1005.44 100-YR HWL = 1008.99STORMWATER POND BOT=994.5 NWL=998.5 HWL=1001.3 ADDITIONAL STORAGE CAPACITY = 7587 CU FT SNOW STORAGE SNOW STORAGE THUNDER GRAY INTEGRAL CONCRETE COLOR 3/4″ CREME/BUFF LIMESTONE 2 TH SS 10 BL 4 2 NS SG 1 HB 1 1 HB1 GB 1 HL 1 HL 1 HB 1 GB1 HB HL 1 1 HL 1 GB1 HB1 SG HL 1 1 NS WP 3 1 BL 1 GB 3 BF WP 3 1 SG WP 3 3 WP 1 GB 1 BL RB 3 RB 1 3 RB 2 PF BS 2 1 SO BL 4 1 SO SS 1 2 BL 1 GB 1 PE 1 GB 1 PE 1 GB2 BL 3 IL BS 3 WP 3 1 PE DW 4 CD 5 YD 4 DW 5 YD 6 CD 5 YD 2 DW 7 YD 2 CD 5 YD 7 DW 7 YD 5 CD 5 6 YD 7 DW 4 CD JHP 17 1 SW CD 4 JVS 2 JSM 12 LH 25 9 KFG 9 KFG KFG 9 KFG 9 KFG 9 KFG 10 9 GS LBS 14 23 LBS GS 7 9 GS LBS 14 9 GS LBS 14 SSL 6 39 BSC 17 SBA 1 SG 1 HB 1 SG 1 SG 1 GB 1 HB 1 GB 5 SYJ5 SYJ 5 SYJ 5 SYJ SYJ 5 SYJ 55 SYJSYJ 55 SYJ PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 20' SETBACK20' SETBACK3 BS1 HL BF 2 HB 1 1 HB 1 SS 3 BF 1 GB3 PE 1 BS 1 PE BS 3 HB 3 1 BF 1 BS BS 1 GB 2 1 BL 2 GB 3 PE 5 SYJ 5 SYJ 5 SYJ 4' TOWN & COUNTRY COMPOSITE PRIVACY FENCE, WINCHESTER GRAY IN COLOR KFG 9 CALCULATIONS TREES FOR DISTURBED AREA (5 per ACRE) STREET TREES (1 per 50 LF OF FRONTAGE) PERIMETER LOT TREES (1 per 40 LF) PARKING LOT (RESIDENTIAL) PARKING LOT (COMMERCIAL) TREE REPLACEMENTS LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED LAKE ELMO LANDSCAPE CODEPLANT SCHEDULE WETLAND LIMITS TREELINE PROPOSED 56 26 25 12 6 20 CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN LIMITS OF DISTURBANCE D S LS RIPRAP REQUIRED 56 26 25 12 6 20 A minimum of one tree shall be planted for every 50 feet of street frontage, lake shore or stream frontage, or fraction thereof. In addition to the requirements of subsection (c)(1) of this section, a minimum of five trees shall be planted for every one acre of land that is disturbed by development activity. Such trees may be used for parking lot landscaping or screening as specified in subsections (d) and (e) of this section. At least five percent of the interior area of parking lots with more than 30 spaces shall be devoted to landscape planting areas. Areas may consist of islands or corner planting beds. A variety of trees and shrubs should be used to provide visual interest year-round. No more than 50 percent of the required number of trees and shrubs may consist of any one species. A minimum of 25 percent of the required number of trees shall be deciduous shade trees, and a minimum of 25 percent shall be coniferous trees. Ornamental trees may be used when applied towards landscaping requirements. However, the number of trees shall not exceed 15 percent of the required amount. TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY SG Acer freemanii `Sienna Glen` / Sienna Glen Maple B & B 2.5"Cal 6 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 7 HB Celtis occidentalis / Common Hackberry B & B 2.5"Cal 12 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 15 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 6 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 2 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 15 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 10 CONIFERS CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY BF Abies balsamea / Balsam Fir B & B 6` 9 JSM Juniperus scopulorum 'Medora' / Medora Juniper B & B 7` 12 JVS Juniperus virginiana 'Skyrocket' / Skyrocket Eastern Redcedar B & B 6`2 NS Picea abies / Norway Spruce B & B 6` 3 BS Picea glauca densata / Black Hills Spruce B & B 6` 14 WP Pinus strobus / White Pine B & B 6` 15 ORN. TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY PF Malus x `Prairifire` / Prairifire Crab Apple B & B 2"Cal 2 SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 12 IL Syringa reticulata `Ivory Silk` / Ivory Silk Japanese Tree Lilac B & B 2"Cal 3 SHRUBS CODE BOTANICAL / COMMON NAME CONT BX Buxus x `Chicagoland Green` TM / Glencoe Boxwood 10 gal 18 YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 32 CD Cornus sericea `Alleman`s Compact` / Dwarf Red Twig Dogwood 5 gal 34 LH Hydrangea paniculata `Jane` / Little Lime Hydrangea 5 gal 25 TH Hydrangea paniculata `Tardiva` / Tardiva Hydrangea B & B 2 JHP Juniperus horizontalis `Prince of Wales` / Prince Of Wales Juniper 5 gal 25 PMS Philadelphus x 'Miniature Snowflake' / Miniature Snowflake Mockorange 2 gal.2 SW Physocarpus opulifolius `Summer Wine` / Summer Wine Ninebark 5 gal 1 DW Salix purpurea `Nana` / Dwarf Arctic Willow 5 gal 30 SSL Sorbaria sorbifolia `Levgreen` TM / Matcha Ball Ash Leaf Spirea 2 gal.6 GS Spiraea japonica `Goldflame` / Spirea 5 gal 34 SYJ Syringa x 'Jeflady' TM / Little Lady Lilac 2 gal.60 GRASSES CODE BOTANICAL / COMMON NAME CONT KFG Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 64 LBS Schizachyrium scoparium `Blue Heaven` / Blue Heaven Little Bluestem 1 gal 65 PERENNIALS CODE BOTANICAL / COMMON NAME CONT LMA Alchemilla mollis `Thriller` / Lady`s Mantle 1 gal 15 SBA Allium x `Summer Beauty` / Summer Beauty Allium 1 gal 35 PDA Aster novae-angliae `Purple Dome` / Purple Dome New England Aster 1 gal 14 CVZ Coreopsis verticillata `Zagreb` / Zagreb Tickseed 1 gal 23 BSC Isotoma fluviatilis / Blue Star Creeper 1 gal.110 LSD Leucanthemum x superbum 'Daisy Duke' TM / Daisy May Shasta Daisy 1 gal 14 LSS Leucanthemum x superbum 'Snowcap' / Snowcap Shasta Daisy 1 gal 16 KOL Liatris spicata `Kobold` / Spike Gayfeather 1 gal 19 GCJ Lysimachia nummularia 'Aurea' / Golden Creeping Jenny 1 gal 62 PLANT SCHEDULE GROUND COVERS CODE BOTANICAL / COMMON NAME CONT ARTT Artifical Turf for Dog Park / Artifical Turf . 25-131 MNDOT Seed Mix 25-131 / Low Maintenance Fescue mix Seed 33-261 MNDOT Seed Mix 33-261 / Ponds and Wet Areas Seed 35-241 MNDOT Seed Mix 35-241 / Mesic Prairie General Seed TUR HIG Turf Sod Highland Sod / Sod Sod GROUNDCOVER SCHEDULE H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 6030 NORTH LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JRW JRW LANDSCAPE PLAN L1.01 H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental PROVIDE & INSTALL RODENT PROTECTION 1/2" HARDWIRE CLOTH, MESH CYLINDER, 8" DIA OR GREATER X 24" HT.. STAKE IN PLACE INSTALL TREE WITH ROOT FLARE VISIBLE AT TOP OF THE ROOT BALL. REMOVE SOIL IN LEVEL MANNER FROM TOP OF ROOT BALL TO EXPOSE 1ST 1/2" OR LARGER MAIN ORDER ROOT IF NEEDED. SET ROOT BALL WITH MAIN ORDER ROOT 1" ABOVE ADJACENT GRADE. DO NOT COVER TOP OF ROOT BALL WITH SOIL. INSTALL 3" LAYER OF SHREDDED HARDWOOD MULCH. PLACE NO MULCH IN CONTACT WITH TREE TRUNK REMOVE BURLAP, TWINE, ROPE AND WIRE FROM TOP HALF OF ROOT BALL BUILD 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL EDGE CONDITION VARIES PLACE ROOT BALL ON UNDISTURBED OR COMPACTED SOIL SCARIFY SIDES OF TREE PIT WITH SPADE BY HAND TO BIND WITH PREPARED SOIL PLANTING SOIL, REFER TO SPECIFICATIONS, COMPACT TO 85% OF MAX. DRY UNIT WEIGHT ACCORDING TO ASTM D 698 TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT DIG PLANTING PIT 4" TO 6" DEEPER THAN ROOT BALL UNDISTURBED SUBGRADE NOTE: CONTRACTOR SHALL MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. IF STAKING IS REQUIRED BY SITE CONDITIONS, CONTRACTOR TO USE 2 OR 3 STAKE METHOD WITH 1" WEBBING AROUND TRUNK OF TREE (NO WIRE OR CABLING TO BE USED) WRAP TREE TRUNKS PER NOTES. 30" RADIUS MULCH RING A1.5 X A MIN. 1 1 TREE PLANTING DETAIL 1/4" = 1'-0" L1.02 P-01 1 INSTALL 3" LAYER OF MULCH, DO NOT PLACE IN CONTACT W/ SHRUB STEM APPLY PRE-EMERGENT HERBICIDE EDGE CONDITION VARIES EDGER, REFER TO PLAN AND SPECIFICATION LOOSEN ROOTS OF CONTAINER GROWN PLANTS EXCAVATE PLANT BED MIN. 4" DEEPER THAN ROOT BALL HT. SCARIFY SIDES AND BOTTOM OF PLANTING BED WITH SPADE UNDISTURBED SUBGRADE PREPARE SOIL FOR THE ENTIRE BED SEE PLAN12" MIN SHRUB PLANTING DETAIL 3/8" = 1'-0" 18"MINPLANTING SOIL. REFER TO SPECIFICATIONS L1.02 P-02 2 INSTALL 3" LAYER OF MULCH. DO NOT PLACE IN CONTACT WITH PLANT EDGE CONDITION VARIES EDGER, REFER TO PLAN AND SPECIFICATION LOOSEN ROOTS OF CONTAINER GROWN PLANTS PLANTING SOIL, REFER TO SPECIFICATIONS SCARIFY SIDES AND BOTTOM OF PLANTING BED WITH SPADE UNDISTURBED SUBGRADE PREPARE SOIL FOR THE ENTIRE BED 18"MIN.6" REFER TO PLAN NOTE: REFER TO EXTERIOR PLANTING SPECIFICATION PERENNIAL PLANTING DETAIL 1/2" = 1'-0" L1.02 P-03 3 MULCH/DECORATIVE ROCK PER PLAN AND LANDSCAPE NOTES 316" THICK STEEL EDGER (BLACK) W/ STAKE FINISHED GRADE AND EDGE CONDITION VARIES - SEE PLAN STEEL EDGER 1 1/2" = 1'-0" L1.02 P-06 4 GENERAL NOTES: 1. THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2. THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4. THE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION. DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5. LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION.6.THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION ANDPLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 7. THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 8. THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 9. THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 10. EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING. 11. LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 12. CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. PLANTING NOTES: 1. NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 2. A GRANULAR PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANT BEDS AT THE MANUFACTURERS RECOMMENDED RATE PRIOR TO PLANT INSTALLATION. 3. ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK," ANSI-Z60, LATEST EDITION, OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIALS. 4. OVERSTORY TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVED SURFACES. 5. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND. 6. PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS. 7. ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 8. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING, OR AFTER INSTALLATION. 9. NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 10. ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR TO INSTALLATION. 11. ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 12. MULCH: DOUBLE SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK MULCH ON DRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY ON-SITE FOR APPROVAL. DELIVER MULCH ON DAY OF INSTALLATION. USE 3" FOR SHRUB BEDS, TREE RINGS, AND 3" FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED. 13. BUILDING MAINTENANCE STRIP: WHERE NO LANDSCAPE PLANTING BEDS EXIST ADJACENT TO A BUILDING FOUNDATION, CONTRACTOR SHALL INSTALL A DECORATIVE ROCK MAINTENANCE STRIP PER PLAN. DECORATIVE ROCK SHALL BE 1"-3" DRESSER TRAP ROCK, GREY IN COLOR. 14. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THE PLAN. 15. USE ANTI-DESICCANT (WILTPRUF OR APPROVED EQUAL) ON DECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVED ANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER PROTECTION DURING WARRANTY PERIOD. 16. WRAP ALL SMOOTH-BARKED DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO DECEMBER 1 AND REMOVE WRAPPING AFTER MAY 1. TREE WRAPPING MATERIAL SHALL BE WHITE TWO-WALLED PLASTIC SHEETING APPLIED FROM TRUNK FLARE TO THE FIRST BRANCH. 17. ALL DECIDUOUS, PINE, AND LARCH PLANTINGS SHALL RECEIVE RODENT PROTECTION PER MNDOT 2571.31.218. PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILE FRIABLE LOAMCONTAINING A LIBERAL AMOUNT (4% MIN.) OF HUMUS AND CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH MNDOT SPECIFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HARDPACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10-0-10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTING BEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED IN A 6" LAYER AND ROTO-TILLING IT INTO THE TOP 12" OF SOIL AT A 1:1 RATIO.ANY PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNER WILL BE REJECTED. 19. CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY THAT EACH EXCAVATED TREE AND SHRUB PIT WILL PERCOLATE PRIOR TO INSTALLING PLANTING MEDIUM AND PLANTS. THE CONTRACTOR SHALL FILL THE BOTTOM OF SELECTED HOLES WITH SIX INCHES OF WATER AND CONFIRM THAT THIS WATER WILL PERCOLATE WITHIN A 24-HOUR PERIOD. IF THE SOIL AT A GIVEN AREA DOES NOT DRAIN PROPERLY, A PVC DRAIN OR GRAVEL SUMP SHALL BE INSTALLED OR THE PLANTING SHALL BE RELOCATED IF DIRECTED BY THE LANDSCAPE ARCHITECT. 20. ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASONS (APRIL 1 - NOVEMBER 1), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDING LABOR AND PLANTS. 21. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3 DAYS PRIOR TO PLANNED DELIVERY. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN ADVANCE OF BEGINNING PLANT INSTALLATION. 22. SEASONS/TIME OF PLANTING AND SEEDING: NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN OFF-SEASONS ENTIRELY AT HIS/HER RISK. 22.1.POTTED PLANTS: 4/1 - 6/1; 9/21 - 11/1 22.2.DECIDUOUS /B&B: 4/1 - 6/1; 9/21 - 11/1 22.3.EVERGREEN POTTED PLANTS: 4/1 - 6/1; 9/21-11/1 22.4.EVERGREEN B&B: 4/1 - 5/1; 9/21 - 11/1 22.5.TURF/LAWN SEEDING: 4/1 - 6/1; 7/20 - 9/20 22.6.NATIVE MIX SEEDING: 4/15 - 7/20; 9/20-10/20 23. MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE-SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD. 24. ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND SPECIFICATIONS. 25. WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER. TURF NOTES: TURF ESTABLISHMENT SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE PROVISIONS OF THE MN/DOT 2105 AND 2575 EXCEPT AS MODIFIED BELOW:1. ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 6" OF TOPSOIL PRIOR TOINSTALLING SOD. TOPSOIL SHALL BE FREE OF TREE ROOTS, STUMPS, BUILDING MATERIAL, AND TRASH, AND SHALL BE FREE OF STONES LARGER THAN 1 12" INCHES IN ANY DIMENSION. 2. WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 3. SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 4. TURF ON ALL OTHER AREAS DISTURBED BY CONSTRUCTION SHALL BE RESTORED BY SEEDING, MULCHING AND FERTILIZING. SEED MIXTURE NO.25-121 WILL BE PLACED AT THE RATE OF 65 POUNDS PER ACRE. 5. ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 6" TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. 6. ALL DISTURBED AREAS TO RECEIVE NATIVE SEED, ARE TO RECEIVE PLANTING SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. GENERAL TREE SPECIFICATIONS: 1. ALL STREET AND PARKING LOT TREES SHALL BE LIMBED UP TO THE FOLLOWING HEIGHTS: 1.1. 2" CAL. TREES: LOWEST BRANCH 6' HT. 1.2. 3" CAL.+ TREES: LOWEST BRANCH 7' HT. 2. TREE CANOPY WIDTH SHALL BE RELATIVE TO HEIGHT/CALIPER OF TREE AND TYPE OF TREE. 2.1. 1" CALIPER/6-8' HT: 3-4' WIDTH MIN. 2.2. 2" CALIPER/12-14' HT: 4-5' WIDTH MIN. 2.3. 3" CALIPER/14-16' HT: 6-7' WIDTH MIN. 3. CANOPY TREES SHALL NOT HAVE CO-DOMINATE LEADERS IN LOWER HALF OF TREE CROWN. 4. ALL TREES SHALL HAVE SYMMETRICAL OR BALANCED BRANCHING ON ALL SIDES OF THE TREE. 5. TREES SHALL NOT BE TIPPED PRUNED. 6. TREES SHALL BE FREE OF PHYSICAL DAMAGE FROM SHIPPING AND HANDLING. DAMAGED TREES SHALL BE REJECTED. 7. SUMMER DUG TREES SHALL HAVE ROOTBALL SIZE INCREASED BY 20% 8. TREES WHICH EXCEED RECOMMENDED CALIPER TO HEIGHT RELATIONSHIP SHALL BE REJECTED. IRRIGATION NOTES: 1. IRRIGATION SYSTEM TO BE DESIGN/BUILD. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL OF SYSTEM LAYOUT PRIOR TO INSTALLATION. 2. ALL SOD TO RECEIVE SPRAY OR ROTOR IRRIGATION HEADS WITH MINIMUM DESIGN OF 1" IRRIGATION PER WEEK. 3. ALL PLANT BEDS TO RECEIVE DRIP LINE IRRIGATION , WITH A MINIMUM DESIGN OF .25" IRRIGATION PER WEEK. 4. CONTRACTOR TO INSTALL A TOTAL OF 4 QUICK COUPLERS AT THE CORNERS OF THE PROPERTY. A 2.5" TYPE K SOURCE PIPE IS PROVIDED BY MECHANICAL. LOW MAINTENANCE FESCUE NOTES: 1. DURING GROWING SEASON NEVER MOW SHORTER THAN 3.5 INCHES, PREFERRED MAINTENANCE IS MOW ONCE PER MONTH AT 5" HEIGHT 2. DO NOT USE HIGH NITROGEN FERTILIZER ON FESCUE LAWN 3. OVERSEED THIN,BARE SPOTS IN FALL 4. ALWAYS USE SHARP BLADE WHEN MOWING TO AVOID TEARING LEAF BLADE 5. SET MOWER TO 3" FOR BAGGING AND MOWING IN LATE FALL AFTER GROWING SEASON NATIVE SEED MIX NOTES: 1. ESTABLISHMENT AND YEAR ONE: MOW THREE(3) TIMES FIRST YEAR ON 30-DAY INTERVALS TO A HEIGHT BETWEEN FIVE AND EIGHT INCHES. DO NOT USE FERTILIZERS. SPOT TREAT INVASIVE WOODY PLANTS OR HAND WEED INDIVIDUAL NOXIOUS WEEDS. 2. YEAR TWO: PERFORM ONE MOWING BETWEEN MID-JUNE AND MID-AUGUST. SPOT SPRAY WEEDS AS NEEDED WHERE THEY ARE ESPECIALLY DOMINATE. 3. YEAR THREE (AND BEYOND): CUT ONE TIME PER YEAR AS A CLEAN UP PROCEDURE (EITHER IN EARLY MAY OR LATE NOVEMBER). PRESCRIBED BURNS MAY BE USED AS WELL IN PLACE OF MOWING. CHECK LOCAL REGULATIONS AND PERMIT PROCEDURES. NOTES LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JRW JRW LANDSCAPE DETAILS AND NOTES L1.02 CONCRETE FOOTING. 3000PSI.4'48"10' MAX. TERMINAL /CORNER POST (2 78" O.D.) LINE POST (2 38" O.D.) RAIL (1 58" O.D.) CHAIN LINK FENCE, BLACK IN COLOR 12" NOTE: SEE MANUFACTURER'S INSTALLATION SPECIFICATIONS FOR FURTHER DETAILS. SUBMIT SHOP DRAWINGS FOR APPROVAL. 4' CHAIN LINK FENCE - DOGPARK DETAIL 1/4" = 1'-0" BURY FENCE 6" BELOW GRADE. L1.03 P-38 5 4" PEA GRAVEL 6" STEEL EDGER (BLACK) W/ STAKE FINISHED GRADE AND EDGE CONDITION VARIES - SEE PLAN DOG PARK - PEA GRAVEL 1 1/2" = 1'-0" WOVEN GEOTEXTILE BARRIER 6" COMPACTED BASE MATERIAL 6 P-LE-01L1.03 FFE=1022.00 CVZ 5 CVZ 3 BX 9 8 CVZ CVZ 7 BX 9 LSS 8 1 PMS CD 3 LSD 7 LSD 7 PMS 1 LSS 8 PDA 7 SBA 8 JHP 4 CD 3 SBA 10 PDA 7 JHP 4 KOL 2 BSC 6 2 LMA 11 GCJ 8 BSC 2 LMA 7 GCJ 4 KOL 8 BSC 1 LMA 9 GCJ 2 KOL 5 BSC 4 BSC 8 GCJ 6 BSC 2 LMA10 GCJ 11 BSC2 LMA 6 GCJ13 BSC 6 LMA 9 KOLBSC 10 11 GCJ 3/4″ CREME/BUFF LIMESTONE THUNDER GRAY INTEGRAL CONCRETE COLOR 2 KOL LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN LIMITS OF DISTURBANCE D S LS RIPRAP H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 105 NORTH PLANT SCHEDULE SHRUBS CODE BOTANICAL / COMMON NAME CONT QTY BX Buxus x `Chicagoland Green` TM / Glencoe Boxwood 10 gal 18 CD Cornus sericea `Alleman`s Compact` / Dwarf Red Twig Dogwood 5 gal 6 JHP Juniperus horizontalis `Prince of Wales` / Prince Of Wales Juniper 5 gal 8 PMS Philadelphus x 'Miniature Snowflake' / Miniature Snowflake Mockorange 2 gal.2 PERENNIALS CODE BOTANICAL / COMMON NAME CONT QTY LMA Alchemilla mollis `Thriller` / Lady`s Mantle 1 gal 15 SBA Allium x `Summer Beauty` / Summer Beauty Allium 1 gal 18 PDA Aster novae-angliae `Purple Dome` / Purple Dome New England Aster 1 gal 14 CVZ Coreopsis verticillata `Zagreb` / Zagreb Tickseed 1 gal 23 BSC Isotoma fluviatilis / Blue Star Creeper 1 gal.71 LSD Leucanthemum x superbum 'Daisy Duke' TM / Daisy May Shasta Daisy 1 gal 14 LSS Leucanthemum x superbum 'Snowcap' / Snowcap Shasta Daisy 1 gal 16 KOL Liatris spicata `Kobold` / Spike Gayfeather 1 gal 19 GCJ Lysimachia nummularia 'Aurea' / Golden Creeping Jenny 1 gal 62 GROUND COVERS CODE BOTANICAL / COMMON NAME CONT TUR HIG Turf Sod Highland Sod / Sod Sod PLANT SCHEDULE PLAZA CALCULATIONS TREES FOR DISTURBED AREA (5 per ACRE) STREET TREES (1 per 50 LF OF FRONTAGE) PERIMETER LOT TREES (1 per 40 LF) PARKING LOT (RESIDENTIAL) PARKING LOT (COMMERCIAL) LAKE ELMO LANDSCAPE CODE PROPOSED 56 26 25 12 6 REQUIRED 56 26 25 12 6 A minimum of one tree shall be planted for every 50 feet of street frontage, lake shore or stream frontage, or fraction thereof. In addition to the requirements of subsection (c)(1) of this section, a minimum of five trees shall be planted for every one acre of land that is disturbed by development activity. Such trees may be used for parking lot landscaping or screening as specified in subsections (d) and (e) of this section. At least five percent of the interior area of parking lots with more than 30 spaces shall be devoted to landscape planting areas. Areas may consist of islands or corner planting beds. A variety of trees and shrubs should be used to provide visual interest year-round. No more than 50 percent of the required number of trees and shrubs may consist of any one species. A minimum of 25 percent of the required number of trees shall be deciduous shade trees, and a minimum of 25 percent shall be coniferous trees. Ornamental trees may be used when applied towards landscaping requirements. However, the number of trees shall not exceed 15 percent of the required amount.LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JRW JRW LANDSCAPE PLAZA L1.03 2501 2502 2503 2504 2505 2506 2507 2508 2509 2510 2511 20' SETBACK20' SETBACK T (PRIVATE ROAD) CVZ5 CVZ 3 BX9 8CVZ CVZ7 BX 9 LSS8 1 PMS CD 3 LSD 7 LSD7 PMS 1 LSS8 PDA 7 SBA8 JHP4 2 TH CD 3 SBA 10 PDA7 JHP4 KOL 2 BSC 6 2LMA 11GCJ 8 BSC 2 LMA 7 GCJ 4 KOL 8BSC 1 LMA 9GCJ 2 KOL 5BSC 4BSC 8GCJ 6BSC 2 LMA10GCJ 11 BSC2LMA 6GCJ13 BSC 6 LMA 9KOLBSC10 11GCJ 3 RB 2 PF BS 2 1 SO BL 4 1 SO SS 1 2 BL 1 GB 1 PE 1 GB 1 PE 1 GB2 BL 3 IL BS 3 WP 3 1 PE JVS 2 JSM 12 2KOL 1 SG PROPOSED BUILDING 13,318 S.F. FFE=1023.00 20' SETBACK20' SETBACK 3 BS1 HL BF 2 HB 1 1 HB 1 SS 3 BF 1 GB BS 3 LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN LIMITS OF DISTURBANCE D S LS RIPRAP H:\21\21-0022\05 - Consultants\5.0 All\220330 CAD\21-0022A22Central_NEW_JHighley@urban-works-ScottBeckman-5303851.jpg © URBANWORKS ARCHITECTURE LLC, 2020901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT PRELIMINARY REVISIONS DATE PROJECT # PHASE DRAWN BY CHECKED BY NOT FOR CONSTRUCTION PRELIMINARY PLAT SUBMITTAL 06.01.2022 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763.476.6010 telephone 763.476.8532 facsimile Engineering | Surveying | Planning | Environmental SCALE IN FEET 0 4020 NORTH SHRUB AND PERENNIAL SCHEDULE LAKE ELMO APARTMENTSLAKE ELMO, MN9400 HUDSON BOULEVARDLAKE ELMO, MN, 5504206/01/2022 50643 PRELIMINARY JRW JRW LANDSCAPE PLAZA L1.04 SHRUBS CODE BOTANICAL / COMMON NAME CONT QTY BH Diervilla lonicera / Dwarf Bush Honeysuckle 5 gal 52 LH Hydrangea paniculata `Jane` / Little Lime Hydrangea 5 gal 16 TN Physocarpus opulifolius `SMPOTW` / Tiny Wine Ninebark 5 gal 26 SW Physocarpus opulifolius `Summer Wine` / Summer Wine Ninebark 5 gal 6 GS Spiraea japonica `Goldflame` / Spirea 5 gal 47 MK Syringa patula `Miss Kim` / Miss Kim Lilac 5 gal 14 GRASSES CODE BOTANICAL / COMMON NAME CONT QTY KFG Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 23 THG Deschampsia cespitosa `Schottland` / Schottland Hair Grass 1 gal 31 PERENNIALS CODE BOTANICAL / COMMON NAME CONT QTY SBA Allium x `Summer Beauty` / Summer Beauty Allium 1 gal 10 CVZ Coreopsis verticillata `Zagreb` / Zagreb Tickseed 1 gal 10 EDS Echinacea x 'Wicked' TM / Dark Shadows Wicked Coneflower 1 gal 58 RSH Hosta x `Regal Splendor` / Plantain Lily 1 gal 28 GROUND COVERS CODE BOTANICAL / COMMON NAME CONT TUR HIG Turf Sod Highland Sod / Sod Sod ARTT XGrass for play areas / Artifical Turf . PLANT SCHEDULE SCHOOL “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Molly Just, Planning Director From: Dustin Kalis, Fire Chief Date: 4/28/2022 Re: PUD Preliminary Plan and Zoning Map Amendment: SRD 2.0, LLC _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a PUD Preliminary Plan and Zoning Map Amendment: SRD 2.0, LLC review based on submittals dated 4/21/22 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. Following review of the submitted turning radius overlay, several areas exist where the turning radius overlay extends past the curb line and shall be addressed. 2) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 3) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. Based on current plans, additional hydrants are required in the following areas: 1) northeast area of the north parking lot, 2) west area near the entrance to the underground parking, 3) within 50 feet of the day care center fire department connection (FDC). 4) 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. 5) A Fire Department lock box is required for emergency access to building at an approved location(s) for the apartment and school buildings and provide keys for emergency access into and throughout the occupancy as required. 6) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13, Installation of Sprinkler Systems for the apartment and school buildings. City permit required prior to initiation of work. 7) Standpipes shall be installed compliant with 2016 NFPA 14, Standard for the Installation of Standpipe and Hose Systems for the apartment building. Additional class I hose connections shall be required for portions of this building. 8) Fire Department sprinkler connection locations to be approved prior to installation. 9) The fire alarm systems for the apartment and school buildings, 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” 10) The sprinkler system for the apartment and school buildings shall be properly monitored by a qualified monitoring company. 11) Install emergency egress illumination in the means of egress including exit discharge compliant with 2020 MSFC. 12) Install compliant exit signage as required by the 2020 MSFC. 13) 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. 14) 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     PAGE 1 of 2  MEMORANDUM         Date:  June 8, 2022       To:  Molly Just, Planning Director  Re:  Lake Elmo Apartments (9450 Hudson Boulevard)  Cc:  Marty Powers, Public Works Director    Preliminary Plat/Plan Review    Dustin Kalis, Fire Chief      Cc:  Chad Isakson, PE, Assistant City Engineer      From:  Jack Griffin, PE, City Engineer          An engineering review has been completed for the Lake Elmo Apartments Preliminary Plat/Plans located at 9450  Hudson Boulevard. The review consisted of the following documentation received on June 7, 2022:   Lake Elmo Apartments Preliminary Plat dated May 24, 2022.   Lake Elmo Apartments Preliminary Site Development Plans dated June 1, 2018.   Stormwater Management Report dated June 1, 2022.      STATUS/FINDINGS: STATUS/FINDINGS: The Preliminary Plans as submitted require sufficient revisions such that it  is recommended as a condition of approval that the Preliminary Plat/Plans be revised and resubmitted to address  all city review comments, and that the city staff approve the revised Preliminary Plat/Plans before the applicant  may submit a Final Plat/Plan application.      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.  The  Preliminary  Plat/Plans  must  be  revised  accordingly.      PRELIMINARY PLAT/PLAN  1. A 100‐foot right‐of‐way dedication along Julia Avenue is shown on the Preliminary Plat to replace the  existing roadway easement as required.  2. 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 Julia Avenue.  3. Dedicated utility easements will be required over all public watermain and sanitary sewer, meeting all  minimum city standards. Utility easement revisions will be necessary on the preliminary plat to reflect  required changes to the utility alignments and routing.  4. The dedicated utility easements should be revised to differentiate the utility easements dedicated for the  proposed sanitary sewer main and the privately owned storm water basins.  5. Existing condition information does not accurately reflect the current site conditions and must be revised  based on field topographic survey.  6. The existing conditions plans must be updated to include the location, material type and size of existing  sewers, water mains, culverts, and other underground utilities within the development site and to a  distance of 150 feet beyond proposed construction limits. All invert elevations, and locations of catch  basins, and manholes shall also be shown and labeled.  FOCUS ENGINEERING, inc.  Cara Geheren, P.E.   651.300.4261  Jack Griffin, P.E.                651.300.4264  Ryan Stempski, P.E.  651.300.4267  Chad Isakson, P.E.  651.300.4285      PAGE 2 of 2  7. The proposed public improvements remain incomplete. Plans must be updated to reflect the required  sidewalk and boulevard improvements along Julia Avenue and to preserve the 10‐foot utility easement  along the public right‐of‐way for public utilities (e.g. remove proposed transformer).   8. The  proposed  Hudson  Boulevard  Improvements  are  being  reviewed  by  the  City’s  transportation  consultant. The plans may require expanded scope of improvements along Hudson Boulevard pending  this review (e.g. longer left turn lane to west access location).  9. Turning movement templates are incomplete and must be further detailed and resubmitted to facilitate  city review and comment.  10. The proposed development and site plan approval is subject to a storm water management plan meeting  State,  Watershed  District  and  city  rules.  The  Preliminary  Plan shows  proposed  stormwater  BMPs  for  addressing stormwater management requirements, including a wet retention pond and infiltration basin.  However,  the  stormwater  management  plan  is  incomplete  as  submitted. A complete stormwater  management  report  meeting  all  city  and  watershed  district  requirements  must  be  completed  and  resubmitted for further staff review and approval prior to the submittal of a Final Plat/Plan application.  11. The revised storm water management plan does not address rate control requirements for all points of  discharge from the site. Only a cumulative site analysis has been provided. The existing and proposed  drainage exhibits must be revised to include all proposed improvement areas and clearly show and label  all points of discharge from the site. The SWMP rate control tables  must  reference  each  discharge  location independently and combined.  12. Soil borings are required in accordance with the City Engineering Design Standards Manual dated January  2022 to verify the feasibility of infiltration or lack thereof. Borings must be submitted as part of the SWMP  submittal.  13. The  storm  water  facilities  constructed  for  this  development  should  remain  privately  owned  and  maintained. The applicant will be required to execute and record  a  Stormwater  Maintenance  and  Easement Agreement in the City’s standard form of agreement. Even as privately owned and maintained  facilities, maintenance access roads meeting the City engineering design standards dated January 2022  must be provided for all storm water facilities.  14. Grading  plan  scope  of  improvements  requires  revisions  for  further  staff  review.  Union  Park  West  approved grading plan must be shown and the proposed site grading revised to coordinate grading along  northern property line.  15. Emergency overflow information is missing for all points of discharge from the site, assuming storm sewer  inlets are not designed to meet 100‐year storm capacity.  16. All public watermain, sanitary sewer, Hudson Boulevard and Julia Avenue improvements, and site grading  and erosion control must be in accordance with city design standards, specifications and details. The  preliminary plans require significant revisions accordingly.  17. Public storm sewer as proposed is undersized and proposed with insufficient pipe cover.  18. Domestic and fire suppression water demands and sanitary sewer use (Met Council SAC determination)  information remains incomplete and must be provided for further staff review.                  Memo File: 227704974 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect Rachel Burand, Landscape Architect Subject: City of Lake Elmo Landscape Plan Review 9450 Hudson Boulevard Apartments Preliminary PUD Review #3 Date: June 9, 2022 Submittals • 9450 Hudson Boulevard Apartments – PUD Preliminary Plan and Zoning Map Amendment Packet, dated June 1, 2022, received on June 8, 2022. Review History • Initial landscape review on March 17, 2022. • Second landscape review on May 3, 2022. Location: Northwest quadrant of Hudson Blvd N and Julia Ave N (proposed Julia Ave N extension) Current Land Use Category: Rural Transitional (RT) Future Land Use Category: MU-C (Mixed Use Commercial) within the MUSA South Planning Area Planned Growth Proposed Future Land Use Category: HDR PUD – High Density Residential Planned Unit Development Adjacent and Surrounding Land Use: Commercial (C) to the west of site, Residential to north and east of site, and City of Woodbury commercial and I-94 to the south of site. Special landscape provisions in addition to the zoning code: See PUD Regulations comments below. Tree Preservation: 105.12.470 Tree Preservation • A tree preservation plan and subsequent mitigation requirements is required for all development or redevelopment in any Zoning District unless the applicant demonstrates that the proposed improvements do not impact existing significant trees on the site. • The tree preservation plan included in this application packet is incomplete and does not show all existing trees on site. Both the existing conditions plan, and tree preservation plan only show existing trees to be removed. Landscape Requirements: 105.12.480 Landscape Requirements The current landscape plan does not reflect screening and tree replacement/mitigation requirements. The landscape plan and tree preservation plan will need to be reevaluated after completion of an existing tree survey. June 9, 2022 Molly Just, Planning Director City of Lake Elmo Page 2 of 3 • Requirements of 105.12.480 (b) Table 6-1: Minimum Size Standards for Landscape Materials is not currently met by proposed shrub species: Tardiva Hydrangea, Miniature Snowflake Mockorange, Matcha Ball Ash Leaf Spirea, and Little Lady Lilac. • Requirements of 105.12.480 (e) screening of the commercial parking lot from the street and (f) screening of the commercial parking lot from the multi-family residential is not currently shown on the plan but is required. Site Measurement Code Required Proposed Street Frontage (LF) 1,283 Julia Ave N + Hudson Blvd N Lake Shore (LF) - Stream Frontage (LF) - Total Linear Feet 1,283 Required Street Frontage Trees (1 per 50 LF) 26 16 Development or Disturbed Area (Acres) 11 Required Development Trees (5 per Acre) 56 92 Interior Parking Lot Spaces (Residential Lot) 176 Required Parking Lot Trees (1 per 15 Spaces) 12 8 Interior Parking Lot Spaces (Commercial Lot) 52 Required Parking Lot Trees (1 per 10 Spaces) 6 4 Perimeter Parking Lot Frontage (Residential, Non-Street) (LF) 617 North perimeter of residential parking lot Required Perimeter Lot Frontage Trees (1 per 40 LF) 16 17 Perimeter Parking Lot Frontage (Street) (LF) 339 East & south perimeter of commercial parking lot *Required Perimeter Lot Frontage Trees (1 per 50 LF) *Already counted within Required Street Frontage Trees Screening Perimeter between Land Uses (LF) 352 North perimeter of commercial use bldg & parking lot **Required Perimeter Lot Frontage Trees (1 per 40 LF) 9 8 **Only Deciduous or Coniferous trees Required Mitigation Trees Unable to determine mitigation trees required Required Number of Trees 125 145 The current landscape plan meets the tree species composition requirements: Qty % Composition Deciduous Shade Trees 73 50% >25% required Coniferous Trees 55 38% >25% required Ornamental Trees 17 12% <15% required Tree Count 145 June 9, 2022 Molly Just, Planning Director City of Lake Elmo Page 3 of 3 PUD Regulations: 105.12.1210 Application Requirements for Pre-Application Conference, Preliminary Plan and Final Plan • A site conditions plan that contains location, type, and extent of tree cover is required at the Pre- application stage. 105.12.1160 Density • Applicant requested 3 Amenity Points for enhanced landscaping in previous submittal. Current landscape plan does not meet definition of Enhanced Landscaping according to 105.12.1160 (c) Table 16-2: Site Amenities: − A landscaping plan of exceptional design that has a variety of native tree, shrub and plan types that provide seasonal interest and that exceeds the requirements of the Lake Elmo Design Standards Manual. The landscaped areas should have a resource efficient irrigation system. The landscaping plan shall be prepared by a licensed landscape architect. Amenity points shall be awarded based upon the quality and magnitude of the landscaping plan. Findings: • A site conditions plan that contains location, type, and extent of existing tree cover has not been submitted. • The current landscape plan does not meet the requirements for minimum size standards for landscape materials. • The current landscape plan does not meet the requirements for screening. • The current landscape plan does not meet the requirements for enhanced landscaping amenity points, which requires native species and a resource efficient irrigation system. Recommendation: It is recommended that the Preliminary PUD Plan be resubmitted with the required inclusions and modifications mentioned 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