HomeMy WebLinkAbout#20 - Bridgewater Village Final PlatSTAFF REPORT
DATE: 5/21/24
REGULAR
Motion
TO: Lake Elmo City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Bridgewater Village Final Plat and Bridgewater Bank Zoning Text
Amendment
REVIEWED BY: Jason Stopa, Community Development Director
Clark Schroeder, City Administrator
BACKGROUND:
Bridgewater Bancshares, Inc. (Applicant/Property Owner), represented by North Shore
Development, has requested Final Plat approval for the Bridgewater Village development. A
Zoning Text Amendment is requested to reduce the overall number of parking stalls associated
with a financial institution. The development contains four commercial lots and four outlots. Two
outlots, Outlots E and D are planned for medium density residential use when developed in the
future.
On January 2, 2024 the City Council voted to approve the comprehensive plan amendment,
rezoning, and conditional use permit requests.
On February 6, 2024 the City Council voted to approve the preliminary plat. No requests for
flexibility to City standards were approved with the preliminary plans.
After the preliminary plat approval, the Applicant contacted the City with a request to build fewer
parking stalls than are currently required for a financial institution. The rationale for the request is
that modern banks need fewer stalls to fully park the use. Staff have suggested a zoning text
amendment to allow review of the parking requirement for existing or new banks in the City.
Of the four lots to be platted at this time, two lots are proposed with Office buildings, one a Bank
(Bridgewater Bank), and one a retail building. The approved conditional use permit is for the bank
property to contain a drive through serving the bank use. The Comprehensive Plan Amendment
and Rezoning were approved by the City to ensure the development complies with the City’s
adopted plans and policies.
ISSUE BEFORE THE COUNCIL:
The City Council should review and act on the Final Plat and Zoning Text Amendment requests.
City Council Meeting
May 21, 2024 Page 2
GENERAL INFORMATION:
Applicant: Jerry Baack, 4450 Excelsior Blvd, Ste 100, Minneapolis, MN 55416
Property Owner: Bridgewater Bancshares, Inc., 4450 Excelsior Blvd, Ste 100, Minneapolis, MN
55416
Location: Two parcels bound by Stillwater Way N., CSAH 14, CSAH 15
PID#s: 1202921440023 and 1202921440022
Land Use Map: Commercial (C), Village Medium Density Residential (V-MDR)
Deadline: Application Complete – 9/22/2023
60 Day Deadline – 11/21/23
Extension Letter – Developer Extension until 2/20/24 at 1/2/24 CC Mtg.
120 Day Deadline – n/a
PROPOSAL DETAILS/ANALYSIS:
Overall Plat Summary:
Gross Site Area - Total 24.13 acres
Wetland Area 0.0 acres
Arterial ROW 0.94 acres
Net Site Area - Total 23.19 acres
Net Site Area - First Addition 7.0 acres
Net Site Area – Future
Additions (VMDR area)
16.19 acres
Minimum Units (3.01 u/a) 49
Maximum Units (8.0 u/a) 130
The Developer is proposing a Mixed Use development to occur in two or more phases. There are
a total of 7 acres of commercial land proposed, which includes 4 separate lots to be rezoned to
Commercial (C). The remaining land area, just over 16 acres, was rezoned to Village Medium
Density Residential (V-MDR) and guided the same during the preliminary approval process.
The VMDR area shown on the development master plan will be developed in a future phase. Those
lots are shown on the preliminary plat to be outlots which will be replatted when market conditions
allow per the Applicant’s narrative.
Final Plat Conformance
The proposed plat has not been changed from the Preliminary Plat approval. The uses proposed
and lot areas and configuration are consistent. However, the developer does to deviate from
certain standards in the City’s Engineering Design Standards Manual regulating public
improvements in Lake Elmo. Those standards are reviewed later in this report.
City Council Meeting
May 21, 2024 Page 3
Environmental Review. The entire Village Area was subject to an Alternative Urban Area
Review (AUAR) when the area was brought into the Municipal Urban Service Area (MUSA).
The AUAR was updated in early 2022 as required. No further environmental review is required.
The AUAR Fee will be required to be paid prior to release of the final plat.
Land Use(s): A high level review of the requests against adopted City plans and policies is
below. A review of the site against applicable subdivision and zoning design and performance
standards also follows.
Comprehensive Plan
An Amendment to reguide the parcel(s) was previously approved by the City Council on January
2, 2024. The City’s future land use map guides the subject property with a VMDR area of 16.19
acres, and a Commercial area of 7.0 acres. The proposed plan has not been changed from the
Preliminary Plat approval and is consistent with the City’s Comprehensive Plan as amended.
With no known undevelopable areas, the net acreage of the VMDR area will be 16.19 acres. This
will result in a minimum of 49 dwelling units and a maximum of 130 dwelling units. The master
plan shows 96 residential units, which is within the allowable density range for this site. Density
will ultimately be reviewed for conformance at the time the VMDR area outlots are developed.
Conditional Use Permit (CUP)(previously approved on 1/2/2024)
A CUP for a drive through associated with a financial institution was approved by the City
Council on January 2, 2024. Ultimately, the bank property will need to conform with the criteria
established for drive through facilities in City Code.
Commercial Lot Land Uses
Lots 1 & 2 are proposed to be offices. Lot 3 is proposed as a financial institution, and Lot 4 is
proposed to be retail. All of these uses are permitted by right, and will ultimately be reviewed
and approved administratively unless a CUP, variance, or other type of formal review is
identified as required.
Site Plan Review: The commercial lots were reviewed by staff for conformance with applicable
zoning and subdivision requirements. No flexibility is requested by the Applicant from the City’s
Zoning ordinance. All commercial lots will be reviewed again through a site plan review process
at the time construction is proposed on each lot. Lots must be developed to all relevant city
standards and will be reviewed for final site design, landscaping, parking, grading and
stormwater, etc.
Both VMDR outlots will need to be subdivided to be developed. Any proposed improvements
would be reviewed against the City’s ordinances, plans, and policies at that time.
Commercial Lot Bulk Standards
A review of the commercial lots was conducted in the preliminary plat review. Lot sizes, areas,
and configurations have not changed. The commercial lots meet the minimum area and width
standards of LEC 105.12.930. Improvements on the commercial lots will be reviewed for
applicable bulk standards (setbacks, impervious, building height, etc.) when proposed.
City Council Meeting
May 21, 2024 Page 4
Parking
Off-street parking is required consistent with City Code Section 105.12.410. Since the proposed
land uses and floor areas of the proposed buildings will be subject to change based on site layout,
tenant, or property owner needs, etc., staff will conduct a review of parking requirements at the
time of site plan review.
Bridgewater Bank has proposed to reduce the number of parking stalls required by City Code for
a financial institution (proposed on Lot 3, Block 2). This amendment was reviewed by staff and
the Planning Commission. That review is found later in this report.
Signage
No signage is proposed on the plans or discussed in the Applicant’s narrative. The Applicant is
intending to install a subdivision monument sign; however the location is not known at this time.
Signage will be reviewed when requested by the Applicant or subsequent property owners.
Commercial Lot Performance Standards
The proposed commercial lots will be subject to other site and building design performance
standards which may not be mentioned in this report. Those standards include, but are not
limited to the City’s Design Guidelines Standards Manual, landscaping requirements, lighting,
parking lot landscaping, off-street loading areas, etc. No flexibility to any City standards is
requested by the Applicant at this time. All individual lots will have to meet the performance
standards in the zoning ordinance at the time of permit application. A condition has been added.
Landscaping and Tree Preservation: The Landscape Architect has found the tree preservation
plan to meet applicable City standards. The Landscape Architect has found that the landscaping
plans require revisions to meet City code. Seed mixes need to be changed, plan notes need to be
changed, and the developer needs to confirm the final plans will meet topsoil and tree irrigation
requirements. Therefore, staff suggest approval contingent upon satisfying the comments in the
Landscape Architect’s Memo dated April 11, 2024. A condition of approval has been added.
Parkland Dedication: The City’s ordinance requires parkland dedication in the amount of 10%
for Mixed Use projects incorporating a residential component. This development was brought to
the City’s Parks Commission during the concept plan review process, and it was determined that
a cash in lieu payment could be acceptable given that the property is not in a park search area. The
City will charge a parkland dedication fee for the first phase of the development. Of the overall
24.13 acres, 15.47 acres will be platted as lots, roadway, or stormwater/landscaping outlots.
The dedication requirement for this property is calculated by staff as follows.
• Step 1: 10% of 15.47 gross acres equates to 1.547 gross acres required for parkland
dedication.
• Step 2: According to recent property sale information, the fair market value per acre is
$107,833 dollars.
• Step 3: 1.547 ac x $107,833 per ac = $166,818
City Council Meeting
May 21, 2024 Page 5
Engineering Standard Flexibility
The Applicant has submitted a memo, appended to this report, which identifies several
alternative design considerations necessitating flexibility from the City’s Engineering Design and
Construction Standards Manual. The Applicant has made the following requests:
1. Commercial lot side yard easement width – easement with reduction from 10’ to 5’ in
side yards to increase flexibility of site design.
2. Easement grading – increased slope in some easement areas, particularly near infiltration
basin potentially requiring revision of stormwater ponding outlot area.
3. Stillwater way trail stormwater conveyance – an alternative to a storm sewer system is
proposed by altering trail elevation relative to Stillwater Way, and passing stormwater
along a drainage ditch and under the required trail using stormwater drainage grates.
4. Driveway access and spacing – a minimum of 100’ separation between driveways is
proposed.
5. Internal turn lane taper and queuing lengths – retain proposed turn lanes as proposed
instead of lengthening and relocating property access points.
6. Wet pond safety and maintenance benches – a 4’ tall ornamental fence is proposed to
keep individuals from falling down wet pond embankments which have a slope over 3:1.
These requests should be reviewed by the City Engineer prior to an approval of the final
construction plans. If the final plat is approved, Staff suggest a condition that will require
conformance with the City’s adopted Engineering Design Standards Manual dated January 2022
unless otherwise approved by the City.
Review Comments:
City Engineer Comments:
See attached memo dated April 15, 2024. The City Engineer has suggested that approval, if
granted, should be conditional upon addressing each review comment in the Engineer’s review
memo. Modifications to the plans are required in the City Engineer’s Memo. Additional information
is also required from the Applicant, and any public improvements shall be consistent with the City
Engineering Design Standards Manual dated January 2022.
Fire Chief Comments:
See attached memo dated March 27, 2024. Conditional approval is suggested.
Landscape Architect Comments:
See attached memo dated April 11, 2024. Conditional approval is suggested.
Valley Branch Watershed District:
The applicant has submitted a permit application to the Valley Branch Watershed District. Staff
are in communication with the VBWD and seeking to coordinate on permitting reviews and
timelines as necessary.
City Attorney Review:
The City Attorney has reviewed a title commitment and the final plat to produce a plat opinion.
The Applicant is currently in the process of addressing all comments of the plat opinion, and will
need to do so prior to recording of the final plat. A condition has been added.
City Council Meeting
May 21, 2024 Page 6
PRELIMINARY PLAT/PUD CONDITIONS OF APPROVAL
Items in grey text below have been addressed, items in black must be addressed by the Applicant
concurrent with, or following, final plat approval:
1. Submission of the Comprehensive Plan amendment to the Metropolitan Council and the receipt
of formal notification from the Metropolitan Council that it has reviewed and approved the
proposed Comprehensive Plan amendment for the Property.
2. Prior to the City finding any application for the final plat to be complete, the Applicant must
address all comments in the City Engineer’s memo dated October 10, 2023 to the satisfaction
of the City.
3. Prior to the City finding any application for the final plat to be complete, the Applicant must
revise the landscape plan and tree preservation plan in accordance with the City Landscape
Architect’s memo dated October 9, 2023 to the satisfaction of the City.
4. Prior to the City finding any application for the final plat to be complete, the Applicant shall
demonstrate compliance with the items listed in the September 28, 2023 memo from the Fire
Department to the satisfaction of the City.
5. The City Attorney shall issue a plat opinion certifying that the final plat, title evidence, and all
agreements and documents meet the requirements of the City Code and state statutes prior to
the City Council review or approval of the final plat.
6. The final plat shall include all necessary and additional public right-of-way and easements.
7. If necessary, the Applicant must provide the City with a copy of written permission from
adjacent property owners 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 application.
8. No flexibility from City standards is provided by this approval. All lots to be platted in this
subdivision must meet existing City standards at the time of building permit submittal.
9. Sign permits are required and must comply with the City Code.
10. All public improvements constructed to support the subdivision must be designed and
constructed in accordance with the City Engineering Design Standards Manual dated January
2022, unless approved otherwise by the City Engineer.
11. The Applicant shall verify compliance with Valley Branch Watershed District (“VBWD”)
comments. The Applicant must provide the City with evidence that all conditions attached to
any VBWD permit will be met before the starting of any grading activity on the Property.
12. That the Applicant must obtain all necessary permits including but not limited to all applicable
City permits (building, grading, wetland, sign, etc.), NPDES/SWPPP permits and VBWD
permits before starting any grading or construction activities.
13. Park dedication shall be paid prior to paid prior to recording of the final plat.
14. The City’s Village AUAR Fee must be paid prior to recording of the final plat.
15. A storm water maintenance and easement agreement in the City’s standard form shall be
executed and recorded with the final plat.
16. A landscape license agreement in the City’s standard form shall be executed and recorded with
the final plat.
17. Before the execution and recording of a final plat for the development, the developer or the
Applicant shall enter into a Development Agreement with the City. Such an agreement must
be approved by the City Attorney. The Development Agreement must be approved by the City
Council. The agreement shall delineate who is responsible for the design, construction, and
City Council Meeting
May 21, 2024 Page 7
payment for the required improvements with financial guarantees therefore. The agreement
shall outline any approved phasing plan.
18. The Applicant or developer must enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City Engineer shall review
any grading plan that is submitted in advance of a final plat and said plan shall document the
extent of any proposed grading on the site.
19. The Applicant must submit a revised preliminary plat and project plans meeting all conditions
of approval for City review and approval. The revised Applicant project plans and other
materials shall meet all of the above conditions before the City will find complete any final
plat application for the development and before the start of any clearing or grading activity on
the site.
20. That the Applicant must submit the final plat within 180 days after City Council approval of
the preliminary plat or approval of the preliminary plat shall be considered void unless a
request for a time extension is submitted in writing and approved by the City Council.
ZONING TEXT AMENDMENT
The Applicant is proposing to amend Table 5-2 of LEC 105.12.410 to change the ratio of stalls
required for a Financial Institution. Financial Institutions are defined in City Code as follows:
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).
Although the code is periodically updated, it has likely been years since the specific parking
requirements for financial institutions were revisited. In the last decade, the industry has changed
greatly in terms of how services are delivered. Many bank customers utilize digital services
across different devices to replace the need to physically visit a bank, and banks have reduced
the number of employees on site as a result. This trend is not expected to stop given recent
advances in self-service ATMs and other digital assistance technologies.
Current code requirement: 1 space per 100 sq ft of usable floor area
Applicant proposed code revision: 1 space per 200 sq ft of usable floor area
Staff proposed code revision: 1 space per 200 sq ft of gross floor area
Example proposed: 6000 sq ft bank building (staff estimate <15 full time employees)
• Current Code parking requirement – ~60 stalls
• Proposed Code parking requirement – 30 stalls
Other Area Municipal Ordinances
• Stillwater – 1 stall per 200 sq ft floor area
• Woodbury – 1 stall per 200 sq ft floor area (offices)
• Cottage Grove – 1 stall per 250 sq ft floor area
• Forest Lake – 1 stall per 200 sq ft floor area (offices/retail)
• Blaine – 1 stall per 400 sq ft floor area
• Hugo – 1 stall per 250 sq ft gross floor area
City Council Meeting
May 21, 2024 Page 8
Planning Commission review and Public Hearing
A public hearing regarding the zoning text amendment was sent to surrounding property owners
on April 29, 2024 and published in the City’s official newspaper shortly thereafter. No public
comment was received at the time this report was written.
RECOMMENDED FINDINGS OF APPROVAL:
The City Council will be required to make findings in support of a decision to approve or deny the
Applicant’s requests. The following findings could be made by the City to approve the
development.
Final Plat Findings. Staff recommends approval of the Final Plat based on a finding that the
development meets the criteria for denial as follow:
1. That all the requirements of City Code Section 103.00.100 related to the Final Plans and
Final Plat have been met by the Applicant.
2. That the Bridgewater Village Final Plat consists of 4 commercial lots plus an outlots
intended for future residential development and stormwater management.
3. That the Bridgewater Village Final Plat is generally consistent with the Preliminary Plat
as approved by the City of Lake Elmo on February 6, 2024.
4. That the Bridgewater Village Final Plat is consistent with the intent of the 2040 Lake
Elmo Comprehensive Plan and the 2040 Land Use Map for this area.
5. That the Bridgewater Village Final Plat complies with the general intent of the
Commercial zoning district.
6. That the Bridgewater Village Final Plat generally complies with the Lake Elmo Design
Guidelines and Standards Manual.
7. That the Bridgewater Village Final Plat generally complies with the City’s Subdivision
regulations.
8. That the Bridgewater Village Final Plat generally complies with the City’s Zoning Code.
9. That the Bridgewater Village Final Plat is generally consistent with the City’s
engineering standards with the exceptions noted by the City Engineer in their review
comments to the City dated April 15, 2024, and as otherwise identified in future reviews.
Zoning Text Amendment Findings:
In order for the zoning text amendment to be approved, the City must find:
1. That all the requirements of City Code Section 105.12.280 related to the Zoning
Amendments have been met by the Applicant.
2. The proposed change is consistent with standards found in the City’s zoning ordinance
for areas where financial institutions are permitted; and
3. The proposed change is consistent with the City’s Comprehensive Plan.
City Council Meeting
May 21, 2024 Page 9
RECOMMENDED CONDITIONS OF APPROVAL:
Staff recommends the City Council approve of the Final Plat request with the following
conditions:
1. Prior to the City signing or approving recording of the Final Plat or Development Agreement,
the Applicant shall fully address all comments in the following review memos, or any
subsequently revised memo, to the satisfaction of the City:
a. City Engineer’s memos dated April 15, 2024,
b. City Landscape Architect’s memo dated April 11, 2024,
c. City Fire Chief’s memo dated March 27, 2024.
d. City Attorney’s Plat Opinion dated April 12, 2024.
2. All public improvements constructed to support the subdivision must be designed and
constructed in accordance with the City Engineering Design Standards Manual dated January
2022, unless approved otherwise by the City.
3. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before the execution of the final plat by City Officials.
4. That prior to the City permitting the recording of the Final Plat and Development Agreement,
the applicant shall demonstrate that the plans reflect compliance with Valley Branch
Watershed District (VBWD) review requirements and provide the City evidence that all
conditions attached to a VBWD permit will be met before the starting any grading activity on
the site.
5. That the applicant shall obtain all necessary permits for the Subdivision Improvements
including but not limited to all applicable City permits (building, grading, sign, etc.), MDH,
MPCA, County R/W, NPDES/SWPPP permits and Valley Branch Watershed District
approval before starting any grading or construction activities.
6. Sign permits are required and proposed signage must comply with Lake Elmo City Code.
7. The applicant/developer is responsible, at their own expense, for installing all required right
of way improvements.
8. No flexibility from City standards is provided by this approval. All lots to be platted in this
subdivision must meet existing City standards at the time of building permit submittal.
9. If applicable, a storm water maintenance and easement agreement in a form acceptable to the
City shall be executed and recorded with the final plat.
10. If applicable, a landscape and irrigation license agreement in a form acceptable to the City
shall be executed and recorded with the final plat.
11. The applicant/developer shall provide the City a fee in lieu of park land dedication as required by
Section 103.00.150 and consistent with preliminary approvals to be paid prior to recording of the
final plat.
12. The applicant shall pay required Village AUAR fee prior to release of the final plat.
13. 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.
14. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s 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.
City Council Meeting
May 21, 2024 Page 10
15. The Applicant or developer must enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City Engineer shall
review any grading plan that is submitted in advance of a final plat and said plan shall
document the extent of any proposed grading on the site.
16. That the Applicant must record the final plat within 180 days after City Council approval or
the final plat shall be considered void unless a request for a time extension is submitted in
writing and approved by the City Council.
FISCAL IMPACT: Prior to recording the Final Plat, the Applicant will pay the City fees for
utility connections, the AUAR fee, and Parkland Dedication. Building Permit fees will be collected
at the time of permit issuance. No financial assistance is being provided by the City as part of this
project.
RECOMMENDATION:
This is a Final Plat request. The City has already provided an approval of the Preliminary Plat
plans. The proposed final plat and project plans are found to be consistent with the preliminary
approvals. Staff therefore suggest approval based on compliance with existing City Standards.
EXAMPLE MOTIONS:
“Motion to adopt Resolution 2024-067 approving the final plat, requested by Bridgewater
Bancshares, INC., for Bridgewater Village based on the findings of fact and conditions of
approval listed therein.”
AND
“Motion to adopt Ordinance 2024-12 approving the Zoning Text Amendment to parking
requirements for financial institutions requested by Bridgewater Bancshares, INC.”
AND
“Motion to adopt Resolution 2024-068 approving the Summary Publication of Ordinance 2024-
12.”
ATTACHMENTS:
1. Resolution 2024-067 Approving Bridgewater Village Final Plat
2. Ordinance 2024-12 Approving Zoning Text Amendment to Parking for Financial Institutions
3. Resolution 2024-068 Approving Summary Publication of Ordinance 2024-12
4. Application Narrative and Engineering Standards Memo
5. Final Plat and Project Plans
6. City Engineer Memo
7. Fire Chief Memo
8. Landscape Architect Memo
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2024-067
RESOLUTION APPROVING THE FINAL PLAT REQUEST FOR BRIDGEWATER VILLAGE
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, Bridgewater Bancshares, Inc., (the “Applicant) has requested a Final Plat for
Bridgewater Village, on property legally described on Exhibit A attached hereto (the “Property”),
consisting of approximately 24.13 acres for development of 4 commercial lots; and,
WHEREAS, the final plat is for Bridgewater Village, which will include both proposed
commercial lots plus outlots for future residential development and stormwater management; and
WHEREAS, the final plat is further depicted on Exhibit B attached hereto; and
WHEREAS, the plans submitted to the City on April 1, 2024, and found by the City to be
complete; and
WHEREAS, the Lake Elmo City Council reviewed the Final Plat request at its meeting held
on May 21, 2024 and voted to approve the item with the following findings of fact:
1. That all the requirements of City Code Section 103.00.100 related to the Final Plans and
Final Plat have been met by the Applicant.
2. That the Bridgewater Village Final Plat consists of 4 commercial lots plus an outlots
intended for future residential development and stormwater management.
3. That the Bridgewater Village Final Plat is generally consistent with the Preliminary Plat as
approved by the City of Lake Elmo on February 6, 2024.
4. That the Bridgewater Village Final Plat is consistent with the intent of the 2040 Lake Elmo
Comprehensive Plan and the 2040 Land Use Map for this area.
5. That the Bridgewater Village Final Plat complies with the general intent of the Commercial
zoning district.
6. That the Bridgewater Village Final Plat generally complies with the Lake Elmo Design
Guidelines and Standards Manual.
7. That the Bridgewater Village Final Plat generally complies with the City’s Subdivision
regulations.
8. That the Bridgewater Village Final Plat generally complies with the City’s Zoning Code.
9. That the Bridgewater Village Final Plat is generally consistent with the City’s engineering
standards with the exceptions noted by the City Engineer in their review comments to the
City dated April 15, 2024, and as otherwise identified in future reviews.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
Bridgewater Village Final Plat subject to the following conditions:
1. Prior to the City signing or approving recording of the Final Plat or Development Agreement,
the Applicant shall fully address all comments in the following review memos, or any
subsequently revised memo, to the satisfaction of the City:
a. City Engineer’s memos dated April 15, 2024,
b. City Landscape Architect’s memo dated April 11, 2024,
c. City Fire Chief’s memo dated March 27, 2024.
d. City Attorney’s Plat Opinion dated April 12, 2024.
2. All public improvements constructed to support the subdivision must be designed and
constructed in accordance with the City Engineering Design Standards Manual dated January
2022, unless approved otherwise by the City.
3. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before the execution of the final plat by City Officials.
4. That prior to the City permitting the recording of the Final Plat and Development Agreement, the
applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed
District (VBWD) review requirements and provide the City evidence that all conditions attached
to a VBWD permit will be met before the starting any grading activity on the site.
5. That the applicant shall obtain all necessary permits for the Subdivision Improvements
including but not limited to all applicable City permits (building, grading, sign, etc.), MDH,
MPCA, County R/W, NPDES/SWPPP permits and Valley Branch Watershed District approval
before starting any grading or construction activities.
6. Sign permits are required and proposed signage must comply with Lake Elmo City Code.
7. The applicant/developer is responsible, at their own expense, for installing all required right of
way improvements.
8. No flexibility from City standards is provided by this approval. All lots to be platted in this
subdivision must meet existing City standards at the time of building permit submittal.
9. Stormwater facilities will remain privately owned and maintained. A storm water maintenance
and easement agreement in City’s standard form of agreement shall be executed and recorded
with the final plat.
10. The watershed district approved stormwater permit requires the implementation of stormwater
reuse. A Stormwater Maintenance and License Agreement in the City’s standard form of
agreement shall be executed and recorded with the final plat.
11. If applicable, a landscape and irrigation license agreement in a form acceptable to the City shall
be executed and recorded with the final plat.
12. The applicant/developer shall provide the City a fee in lieu of park land dedication as required by
Section 103.00.150 and consistent with preliminary approvals to be paid prior to recording of the
final plat.
13. The applicant shall pay required Village AUAR fee prior to release of the final plat.
14. Final Plat approval must be contingent upon the applicant completing off‐site turn lane
improvements along Stillwater Lane for both new access locations to the subdivision. Improvements
are be completed meeting City design standards and Municipal State Aid Design Standards.
15. Final Plat approval must be contingent upon the applicant completing bituminous off‐site trail
connections as identified as part of the Preliminary Plat approval.
16. All off‐site permanent and temporary easements, if necessary to construct the proposed
subdivision improvements, must be acquired and provided to the city prior to the approval of the
Final Construction Plans. Each easement, if needed, must be provided in the city standard form
of easement agreement.
17. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s 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.
18. The Applicant or developer must enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City shall review any
grading plan that is submitted in advance of a final plat and said plan shall document the extent
of any proposed grading on the site.
19. That the Applicant must record the final plat within 180 days after City Council approval or the
final plat shall be considered void unless a request for a time extension is submitted in writing
and approved by the City Council.
20. The Final Plat may be revised and resubmitted for administrative approval in order to meet
grading standards on Outlots B & C as follows:
a. The west property line of Outlot B will be moved up to 12 feet to the west.
b. The north property line of Outlot B will be moved up to 8 feet to the north.
c. The east property line(s) of Outlot C will be moved up to 16 feet to the east.
21. The trail along the south side of Stillwater Way shall be proposed in a manner consistent with
City engineering standards and best practices and is subject to approval by the City. If necessary
through realignment, a trail easement shall be executed and recorded with the final plat, or
provided as a permanent trail easement in the City’s standard form of easement agreement.
22. Curb cuts shown on Outlots D and E shall be revised to meet the City’s Engineering Design
Standards as discussed in the City Engineer’s Memo dated 4/15/24, as may be amended.
23. If alternative design on Outlot B is not approved by the Valley Branch Watershed District, City
Engineer, and Public Works director, the final plat may be resubmitted for review by the City
Council.
Passed and duly adopted this 21st day of May, 2024 by the Lake Elmo Minnesota City Council.
____________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
Resolution 2024-067
Exhibit A
Legal Description of Subject Property
Resolution 2024-057
Exhibit B
Lake Elmo Townhomes 8 Final Plat
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 2024-12
AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE FOR
ZONING AND LAND USE SECTIONS
SECTION 1. The City Council of the City of Lake Elmo hereby amends Title 105 Zoning; Chapter
105.12: Off-Street Parking, Section 410, Table 5-2: Specific Minimum Off-Street Parking
Requirements by changing the following section (Proposed language is underlined; deleted language is
shown with strikethrough):
Use Minimum Parking Requirement Notes
Residential Uses
Household Living
Single-family
detached dwelling 2 spaces per dwelling unit
Two-family
dwelling 1 space per 1-bedroom unit two spaces per 2-bedroom
or larger unit. Single-family attached dwellings shall
provide an additional ten percent of parking spaces for
visitor parking. Multifamily dwellings shall also
provide one visitor space per four units
Single-family
attached dwelling
Multifamily
dwelling
No fee shall be charged
for required spaces
Senior (elderly)
housing 1 space per dwelling unit
If senior housing may
be converted to general
housing in the future,
proof of additional
parking shall be
required
Secondary
dwelling 1 space per secondary dwelling unit
Live-work unit 2 spaces per dwelling unit
At least one of the
required spaces shall be
accessible for client
parking
Mobile home park
2 spaces per dwelling unit
Group Living
Group home,
group residential
facility, halfway
house, congregate
housing
1 space per employee on the largest shift plus one
visitor space for every four residents based on capacity
Semi-transient
accommodations
1 space per bedroom, plus one space for each full-time
staff equivalent Parking study required
Public and Civic Uses
Cemetery As determined by the planning director
College or
university, other
adult learning
center
To be determined by the planning director based on
parking study Parking study required
Community
services
Parking equal to 30 percent of the capacity of persons
or as determined by the planning director based on
parking study
Day care center
(see under
accessory uses for
family day care)
1 space per employee on largest shift plus one space
per seven students based on capacity; or one space per
ten students if an off-street drop-off and pick-up space
is provided
School, public or
private
1 space per staff member plus one space per five
students of legal driving age based on design capacity
Existing schools not
meeting this standard
may be required to
develop a parking
management plan, but
shall not be required to
add the minimum
number of spaces
Public assembly 1 space per each four seats based on design capacity
Religious
institution, place
of worship
1 space per each six seats or ten feet of pews in the
main assembly hall
Existing institutions
not meeting this
standard may be
required to develop a
parking management
plan, but shall not be
required to add the
minimum number of
spaces
Services
Business center
Total of parking requirements for individual uses,
excepting any that meet the shared parking
requirements in LEC 105.12.410(g)
Commercial
kennel,
commercial stable
1 space per employee on the largest shift plus one
space per six animals
Communication
services
1 space per 400 square feet of gross floor area, plus
one space per company vehicle stored on the site
Educational
services
1 space per staff member plus one space per five
students of legal driving age based on design capacity
Financial
institution
1 space per 100 200 square feet of usable gross floor
area
Funeral home 1 space per 100 square feet of floor area in the main
assembly room plus one space per staff member
Transient
accommodations,
lodging
1 space per guest room, plus additional space for
meeting or restaurant facilities
Meeting and restaurant
facilities may require
additional parking,
based on square
footage of each use as
defined in this table
Medical facilities 5 spaces per medical professional, or one space per
200 square feet of gross floor area
Membership
organization
(clubs, lodges,
etc.)
1 space per 300 square feet of gross floor area
Nursing and
personal care
1 space for each four beds, plus one space per
employee on the largest work shift
Offices 3 spaces per 1,000 square feet of gross floor area
Personal services 1 space per 300 square feet of gross floor area
Repair and
maintenance shop 1 space per 400 square feet of gross floor area
Self-service
storage facility 1 space per 300 square feet of office or sales area
The apron in front of
the storage units shall
be wide enough for two
cars to pass
Trade shop 1 space per 300 square feet of office or sales area, plus
one space per 3,000 square feet of storage area
Transportation
services
1 space per 300 square feet of office or sales area, plus
one space per vehicle kept on premises
Veterinary service 3 spaces per veterinarian, or one space per 200 square
feet of gross floor area
Food Services
Drinking and
entertainment
1 space per three customer seats or each 100 square
feet of interior space (the greater), plus one space per
200 square feet exterior seating area.
Drive-in
restaurant, fast
food restaurant,
standard
restaurant
1 space per three customer seats or each 100 square
feet of interior space (the greater), plus one space per
200 square feet exterior seating area. Drive-throughs
shall provide queuing space for at least three vehicles
in advance of the menu board and three vehicles
between the menu board and pick-up window
Sales of Merchandise
Garden center,
building supplies
sales
1 space per 250 square feet of gross floor area plus one
space per 2,000 square feet of outside sales or display
area
Furniture and
appliance sales 1 space per 800 square feet of gross floor area
General retail 1 space per 250 square feet of gross floor area
Includes any retail uses
not specifically listed
in this table
Shopping center 1 space per 250 square feet of gross floor area Shared parking
provisions (LEC
105.12.410(g)) are
encouraged to be used
where applicable
Wayside stand 1 space per 400 square feet sales area
Spaces need not be
paved, but shall be
adequately separated
and screened from the
street and adjacent
properties, as
determined by the
planning director
Wholesaling 1 space per 250 square feet of indoor sales area plus
one space per 2,000 square feet of storage area
Automobile/Vehicular Uses
Automobile
maintenance
services,
commercial
vehicle repair, gas
station
1 space per 250 square feet of gross floor area used for
sales or customer service plus two spaces per service
bay
Service bay shall not
be counted as a parking
space
Automobile
parts/supply
1 space per 250 square feet of indoor sales area plus
one space per 2,000 square feet of storage area
Automobile rental
1 space per 250 square feet of gross floor area plus
adequate storage space for rental vehicles maintained
on site
Car wash 1.5 spaces per bay, plus four stacking spaces per bay,
plus one space per employee on the largest shift
Vehicle sales and
storage lots
1 space per 250 square feet of indoor sales area plus
one space per 2,000 square feet of outside sales or
display area and one space per 2,000 square feet of
storage area
Outdoor Recreation Uses
Campgrounds and
trailering 1 space per site, plus spaces required for other uses
Golf course 5 spaces per hole plus additional space for meeting or
restaurant facilities
Marina As determined by the planning director
Parking study may be
required for large or
multiple-use facilities
Outdoor
entertainment As determined by the planning director
Outdoor
recreation facility
1 space per three persons based on maximum
occupancy load, plus one space per employee on the
largest shift or as determined by parking study
Parking study may be
required for large or
multiple-use facilities
Parks and open
areas No requirement
Restricted
recreation As determined by the planning director Parking study may be
required
Swimming pool 1 space per 150 square feet of pool area
Indoor Recreation/Entertainment
Adult
establishment 1 space per 250 square feet of gross floor area
Indoor athletic
facility
1 space per 250 square feet floor area plus two spaces
per tennis or racquet games court and one space per
150 square feet of pool area
Indoor recreation
Bowling alleys: five spaces per lane. Other facilities:
one space per three persons based on maximum
capacity
Agricultural and Related Uses
Agricultural
production and
services
No requirement
Agricultural
support
1 space per 300 square feet of indoor sales or office
area plus one space per 1,000 square feet of outside
sales or display area and one space per 2,000 square
feet of storage area
Forestry
operations As determined by the planning director
Production, Processing and Storage
Non-production
industrial, light
industrial, heavy
industrial
1 space per 1,000 square feet gross floor area up to
20,000 square feet plus one space per 2,000 square feet
in excess of 20,000 square feet, or per five regular
employees, whichever is greater
Additional parking
may also be required
for office or retail
space, as specified in
this table. Includes
other industrial uses
largely carried on in
enclosed buildings and
not individually listed
Motor freight and
warehousing
1 space per 300 square feet of office or sales area, plus
one space per 3,000 square feet of storage area
Landfill, resource
extraction,
salvage/recyclable
center
2 spaces per three employees on the largest shift, based
on maximum planned employment
Includes other
industrial uses largely
carried on outdoors
Utilities, Transportation and Communications
Air transportation As determined by the planning director
Broadcasting or
communication
tower
No requirement
Essential services As determined by the planning director
Local transit,
railroad
transportation
2 spaces per three employees on the largest shift, based
on maximum planned employment
Accessory uses
Animals,
domestic No requirement
Home occupation No requirement unless specified in conditional use
permit
Bed and breakfast 1 space per guest room in addition to dwelling unit
requirements
Family day care,
group family day
care
1 space per employee not residing on the premises plus
one drop-off space
Kennel, private;
stable, private No requirement
Interim Uses
Interim use As determined by the planning director
SECTION 2. Effective Date. This ordinance shall become effective immediately upon adoption and
publication in the official newspaper of the City of Lake Elmo.
SECTION 3. Adoption Date. This Ordinance 2024-12 was adopted on this 21st day of May 2024, by a vote
of __ Ayes and ___Nays.
LAKE ELMO CITY COUNCIL
_________________________________
Charles Cadenhead, Mayor
ATTEST:
______________________________
Julie Johnson, City Clerk
This Ordinance 2024-12 was published on the ____ day of ___________________, 2024.
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2024-068
RESOLUTION AUTHORIZING PUBLICATION OF A SUMMARY OF ORDINANCE
2024-12
WHEREAS, the Lake Elmo City Council has adopted Ordinance No. 2024-12, an ordinance that
amends Lake Elmo City Code Sections: 105.12.970.
WHEREAS, the ordinance is lengthy; and
WHEREAS, Minnesota Statutes, section 412.191, subd. 4, allows publication by title and
summary in the case of lengthy ordinances or those containing charts or maps; and
WHEREAS, the City Council believes that the following summary would clearly inform
the public of the intent and effect of the ordinance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Elmo
that the City Clerk shall cause the following summary of Ordinance No. 2024-12 to be published in
the official newspaper in lieu of the entire ordinance:
Public Notice
The City Council of the City of Lake Elmo has adopted Ordinance No. 2024-12, an ordinance that
amends the City Code language to reduce parking requirements for financial institutions. The
following is a summary of the adopted ordinance language:
This resolution for summary publication addresses Ordinance No. 2024-12 which amends
Chapter 105.12 Zoning, Section 410 Off-Street Parking, Table 5-2: Minimum Off-Street
Parking Requirements. The Ordinance reduces the parking required for a financial
institution from 1 stall per 100 usable square feet to 1 stall per 200 gross square feet.
The full text of Ordinance 2024-12 is available for inspection at Lake Elmo City Offices during
regular business hours.
[remainder of page intentionally blank]
Resolution 2024-068
BE IT FURTHER RESOLVED by the City Council of the City of Lake Elmo that the City
Administrator keep a copy of the ordinance at City Hall for public inspection and that a full copy of
the ordinance be placed in a public location within the City.
Dated: May 21st 2024
___________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
(SEAL)
March 18th, 2024
City of Lake Elmo, MN
3800 Laverne Ave N
Lake Elmo, MN 55042
Bridgewater Village - Mixed Use
Project Narrative
Background
Bridgewater Bancshares, LLC, represented by North Shore Development Partners, is pleased
to be applying Final Plat for an approximately 24-acre site for future development. The site is
located at the northwest corner of Stillwater Boulevard N and Manning Ave N. The proposed
project consists of two parcels, the main subject parcel and a County ROW acquisition (PIDs
1202921440020 and 1202921440022 respectively). The project also proposed ROW acquisition
of a portion of Stillwater Way N which bounds the project on the northwest side.
The proposed project proposes public roadways, public utilities, regional stormwater, and site
mass grading. Future site improvements include commercial development with a residential
component to follow in the future pending favorable market conditions – all of which is intended
to be consistent with Lake Elmo’s 2040 Comprehensive Plan . The commercial portion of the
project will face the south and east along Stillwater Boulevard N and Manning Ave n (C.S.A.H
No. 14, and 15 respectively). The project proposes four commercial buildings within the
proposed 7-acre commercial area. The first phase will include a bank facility on the southeast
corner of the parcel.
Bridgewater Bancshares, Inc & North Shore Development Partners
About Bridgewater Bancshares, Inc. is a St. Louis Park, Minnesota -based financial holding
company. Bridgewater’s primary banking subsidiary, Bridgewater Bank, is a premier, full-service
Twin Cities bank dedicated to serving the diverse needs of commercial real estate investors,
entrepreneurs, business clients and successful individuals. By pairing a range of deposit,
lending and business services solutions with a responsive service model, Bridgewater has seen
continuous growth and profitability. With total assets of $4.3 billion and seven branches as of
December 31, 2022, Bridgewater is considered one of the largest locally led banks in the State
of Minnesota, and has received numerous awards for its growth, banking services and
esteemed corporate culture.
North Shore Development Partners (North Shore) is locally based out of Wayzata, MN with
strong background in high quality multifamily and mixed -use real estate assets for Twin Cities
communities. North Shore has over thirty years of development experience across their
partners. Notable recent projects include The Exchange in New Brighton, MN and The Stax of
Long Lake, in Long Lake, MN. North Shore operates a high standard of quality within their
developments and seeks to provide a sense of community that supports the local growth of
Lake Elmo.
The development team anticipates that this project will kickstart development within this area of
the city with a high standard of quality and workmanship in initial construction, but also in
operation and management.
Buildings
The development team will follow the City of Lake Elmo Design Guidelines and Standards by
putting forth a quality development with buildings of high architectural quality and an efficient
site that will work well for all users, both vehicular and pedestrian. The buildings will be placed in
a manner to ensure good sightlines while also maintaining safe circulation patterns.
Streetscapes, landscaping, and parking areas will be designed to create an enjoyable outdoor
environment of high aesthetic value while also maximizing pervious surfaces. Buildings will be
designed using quality materials and human -scale massing to promote visual interest and
support Lake Elmo’s unique identity.
Site
The site is currently zoned Rural Transitional with a future Land Use of Residential and
Commercial. It is anticipated that the future zoning will be Commercial and V-MDR Village
Medium Density Residential per the City of Lake Elmo’s 2040 Comprehensive Plan. The
development team is working directly with City Planning Staff and MET Council regarding the
proposed residential & commercial acreages as it pertains to the Comprehensive Plan. The
project proposes the commercial area to be approximately 7 -acres in size, consistent with the
previously approved Land Use areas per MET Council and the Comprehensive Plan.
The base parcel for the project is ~21.86 acres in size. The project will acquire ~2.77 acres of
previous Washington County ROW area adjacent to the east . Additionally, the project is
proposing to vacate 35’ of ROW along Stillwater Way, changing the ROW in this corridor to be
120’ in width. The total site area with the County ROW area added is 23.19 acres.
Access and Parking
Site access to the overall development will be provided via three access points. An existing curb
cut for C.S.A.H. 14 will be utilized for Linora Avenue North and connect to Stillwater Way North.
Additionally Upper 40th Street North will run east to west through the site before intersecting with
Linden Avenue North. Linden Avenue North will also connect to Stillwater Way North and allow
access to the site at a second location from the north . The proposed Linora Avenue North and
Linden Avenue North will provide turn lanes for exiting the site to allow for improved circulation
of traffic. Two new turn lanes and driveways will be designed for access off the northwest and
northeast from Stillwater Way N. Finally, the project proposes new public roadways within the
development for site circulation and access to all proposed lots.
Parking will be provided for each use per City Code requirements at the time of site plan
development. Accessible stalls will be provided for each lot in accordance with current
Minnesota accessible parking requirements. The public roadways have been designed
according to City standards for on street parking along certain stretches.
Parks and Trails
The City requires 10% of the proposed development area to be dedicated as a public park. The
project was brought to the City Park Commission during the Sketch Review phase at which time
the Commission made a decision that a public park was not needed at this location. The
Commission requested cash alternatives per Code requirements.
The project is within a regional trail opportunity area per the Lake Elmo 2040 Comprehensive
Plan. The development team has coordinated locations for trail within the site and the
surrounding area with the City of Lake Elmo. The project is currently proposing the addition of
trail through the site along the west side of Linora Avenue North. The City of Lake Elmo has also
requested that trail be included along north side of C.S.A.H. NO. 14 that will connect the existing
trail at the intersection of C.S.A.H. NO. 14 and C.S.A.H. NO. 15 to the proposed trail along the
west side of Linora Avenue North. Additionally, trail is proposed on the south side of Stillwater
Way N. The trail will extend to the west and connect to the existing trail located near the
adjacent Holiday gas station. The trail will also extend to the east and cross Stillwater Way N. to
connect the site trail into the existing Little Blue stem trail.
Grading and Drainage
The project site is proposed to be mass graded for future development as part of the initial
sitework. The proposed site grades will generally be between 1.5% and 4% within roadways
and parking areas. The parking lot and drive aisles will be bounded with curb and gutter to
collect stormwater runoff and direct it to the onsite storm sewer. Landscape grades vary but will
not exceed 3:1. Site grades naturally fall to the south of the parcel where existing drainage is
collected in a culvert and discharged south under the highway. The proposed drainage outfall
will match existing drainage patterns.
Stormwater
Stormwater management for the development will be provided by a stormwater wet pond for
irrigation reuse located in the center of the site and an infiltration basin on the south side of the
site. The irrigation reuse system will be designed per City requirements and will support the
volume management requirement per City and Watershed rules for the commercial lots with the
remainder of the requirement being satisfied by the infiltration basin . The stormwater
management system meets City and Watershed rules for site discharge rate, high water levels,
and water quality treatment.
Utilities
The proposed development will be served by trunk sanitary sewer, storm sewer, and watermain
utilities for the entire site. The proposed public sanitary mai n will be an extension of the existing
8” PVC stub along C.S.A.H. 14 from the south. This main will be extended north into the site per
City requirements with branches to service both commercial and residential sections. The sewer
extension will require an MCES sanitary sewer extension permit. Sanitary service stubs will be
provided for each lot for future building connection. Services will be private and dedicated to
each use.
The proposed public watermain will be a 12” DIP main extended south from Stillwater Way N.
The existing watermain is at Little Bluestem Trail N and Stillwater Way N. It is anticipated that
some offsite work will be required to bring watermain to the subject parcel. The proposed main
will run to the southern side of the site with 8” loops broken off to service the commercial and
residential areas as necessary. Hydrants will be provided as necessary for adequate fire
suppression coverage for the development. Water service stubs will be provided for each lot for
future building connection. Services will be private and dedicated to each use.
The proposed storm sewer will collect stormwater runoff from each impervious area and convey
drainage to the proposed stormwater management systems as previously discussed.
Landscaping
The proposed site landscaping includes boulevard trees and sod per the City of Lake Elmo
engineering design standards. Future landscaping for the addition of commercial buildings and
VMDR area will be designed in accordance with City of Lake Elmo standards.
Final Plat Application
1) Written Statements
a) A listing of contact information including name(s), address(es) and phone number(s) of:
the owner of record, authorized agents or representatives, engineer, surveyor, and any
other relevant associates;
Owner: Bridgewater Bancshares, INC.
2245 excelsior blvd, suite 100,
Saint Louis Park, MN 55416
Owner contact: Jerry Baack
Phone: 952-893-6868
Email: Jerry.Baack@bwbmn.com
Developer: North Shore Development Partners
235 Lake Street East, Suite 300
Wayzata, MN 55391
Developer contact: Matt Alexander
Phone: 952-324-0535
Email: Malexander@northshoredp.com
Engineer: Stantec Consulting Services, INC.
733 Marquette Avenue, Suite 1000
Minneapolis, MN 55402
Engineer Contact: Jack Ammerman, PE
Phone: 810-252-1431
Email: Jack.Ammerman@stantec.com
Surveyor: Egan, Field and Nowak, INC.
475 Old Highway 8 NW, Suite 200
New Brighton, MN 55112
Surveyor Contact: Christopher Terwedo , RLS
Phone: 612-466-3368
Email: cterwedo@enfsurvey.com
b) A listing of the following site data: Address, current zoning, parcel size in acres and square
feet, property identification number(s) (PID), and current legal description(s);
Address: Unassigned Stillwater Boulevard N
Lake Elmo, MN 55042
Intersection of C.S.A.H. NO. 14 (Stillwater Boulevard N), C.S.A.H. NO. 15
(Stillwater Boulevard N), and F.K.A. State HWY. NO. 5 (Stillwater Way North)
Current zoning: Village Medium Density Residential (V-MDR) and Commercial (C)
Parcel size: 24.14 A.C. or 1,051,399 SF
Property Identification Numbers (PID): 1202921440020 & 1202921440022
Current Legal Description: See article 1
c) Final Subdivision and Lot Information:
Final Plat Name: Bridgewater Village
Proposed Lots: Four commercial lots and multiple outlots for stormwater management and
future residential use.
Per meetings with City of Lake Elmo Parks Commission it was determined that this
subdivision is not to have a dedicated park or public open space.
Proposed lot areas listed below. Note areas have been rounded for clarity. Plat documents
show detailed acreages.
Overall Project Area: 1,051,399 SF 24.136 AC
Lot 1, Block 1: 71,665 SF 1.64 AC
Lot 1, Block 2: 71,302 SF 1.64 AC
Lot 2, Block 2: 79,352 SF 1.82 AC
Lot 3, Block 3: 82,871 SF 1.90 AC
OUTLOT A: 35,587 SF 0.82 AC
OUTLOT B: 52,569 SF 1.21 AC
OUTLOT C: 67,100 SF 1.54 AC
OUTLOT D: 274,980 SF 6.31 AC
OUTLOT E: 102,154 SF 2.35 AC
Dedicated ROW: 213,819 SF 4.91 AC
i) Final exact area calculations of parks, trails, and any other dedicated public open
space; and estimated values of all dedicated land and improvements (trails, park
equipment, sports fields, etc.).
Per feedback from the City of Lake Elmo this site is not expected to be a favorable
location for a park and is not being proposed at this time. Trail is being added per city
direction within the proposed or existing public ROW area.
ii) Final exact area calculations of wetlands and buffers.
There are no wetlands or wetland buffers on site .
iii) Final proposed area calculations for all dedicated right -of-ways.
Total right-of-way to be dedicated to city is 4.91 acres.
iv) Proposed legal descriptions for: all lots, easements to be created (if not being
dedicated on the plat), and easements to be vacated (if any).
Lot 1, Block 1, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
Lot 1, Block 2, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
Lot 2, Block 2, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
Lot 3, Block 3, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
OUTLOT A, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
OUTLOT B, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
OUTLOT C, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
OUTLOT D, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
OUTLOT E, BRIDGEWATER VILLAGE, according to the recorded plat thereof, Washington
County, Minnesota
d) An explanation of how issues have been addressed since the Preliminary Plat phase of
the development;
Since the preliminary plat submittal, the design has been revised to incorporate the City,
Watershed, and County comments. Roadway typical sections have been updated to City
of Lake Elmo standards. Additional turn lanes have been added as well as trail in locations
requested by the city. Public roadway cross section geometrics have been revised to meet
City Engineer requirements. The proposed site plan designs for the commercial lots have
been updated to address Planning comments on lot geometric requirements.
e) A narrative explaining the intent of the project and/or your original or revised vision for the
finished product;
The proposed project proposes a first phase of public roadways, public utilities, regional
stormwater, and site mass grading. The first development to be constructed upon
completion of the public roadways and mass grading will be the future Bank parcel on
Lot 3. Future site improvements include the remaining three commercial developments
and ultimately a future residential use pending favorable market conditions – all of which
is intended to be consistent with Lake Elmo’s 2040 Comprehensive Plan. The
commercial portion of the project will face the south and east along Stillwater Boulevard
N and Manning Ave n (C.S.A.H No. 14, and 15 respectively). The project proposes four
commercial buildings within the proposed 7 -acre commercial area.
f) A statement showing the proposed density of the project with the method of calculating
said density shown;
The proposed density of the project was calculated using the net residential density
guidelines from the MET council local planning handbook. The total area dedicated for
commercial development is 7 acres per the 2040 City of Lake Elmo Comprehensive plan.
The total commercial area that is proposed is a total lot area of 7.0 acres. The net density
is calculated to be 97 units in total. This is determined by adding the sum of the future
VMDR areas, outlot area A, outlot area B, and a portion of the public ROW. These areas
add up to a total area of 12.17 acres. The 2040 City of Lake Elmo Comprehensive Plan
dictates that in all VMDR areas the density per acre is to be 3.01 to 8 units per acer.
Therefore the max density is 8 units x 12.17 acres for a total of 97 units. See Article 2 for a
specific lot density breakdown table.
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;
Infrastructure improvements are discussed within the initial narrative above.
h) A narrative addressing concerns/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);
There are no known concerns at this time.
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;
There are no conflicts with nearby land uses. The proposed site improvements conform to
the 2040 City of Lake Elmo Comprehensive Plan. There are no impacts to wetlands,
natural areas, or similar.
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.
The project area has been included in the 2040 Comprehensive planning for future
development. Sanitary and Water facilities are easily accessible to the parcel and have
sufficient capacity to service the project. Trip generation estimates for traffic projections
have been submitted to the City Engineer and fall within the 2040 comprehensive traffic
projections by the County. The proposed public roadways meet City requirements for
commercial section and access for emergency needs. At ultimate build out there will be
multiple access points to the development for emergency vehicles.
Engineering traffic requirements have been incorporated into the typical sections to avoid
any additional impacts to the surrounding roadways. The development team will address
any other concerns pending city review of the Final Plat application.
k) If applicable, provide a description of proposed lakeshore access (i.e. shared dock with
multiple slips, individual docks for each lot, etc.);
Not applicable to this project.
l) A description of proposed parks and/or open space. Please include a brief statement on
the proposed ownership and maintenance of said areas;
Per meetings with City of Lake Elmo Parks Commission it was determined that this
subdivision is not to have a dedicated park or public open space. Any open space in the
city ROW will be owned and maintained by the city. Any open space maintenance will be
the responsibility of the individual lot owner for the private parcels.
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).
Expected construction schedule:
Public Improvements, public utilities, stormwater BMPs: Summer 2024
Commercial pad prep & const. bank: Fall 2024
Completion public infrastructure: Fall 2024
Bank complete: Fall 2025
Future construction of additional commercial lots and VMDR area: TBD
Articles
1) Existing Legal Description:
Title Commitment No 67354:
That part of the East Half of the East Half of the Southeast Quarter of Section 12, Township 29
North, Range 21 West, Washington County, Minnesota, which lies southeasterly of Minnesota
State Highway No. 5, and which lies southwesterly of County State Aid Highway No. 14 and 15,
(Washington County Highway Plat No. 33).
And
That part of the West Half of the East Half of the Southeast Quarter of Section 12, Township 29
North, Range 21 West, Washington County, Minnesota, which lies southeasterly of State
Highway No. 5.
Together with
That part of the north 50 rods of the Northeast Quarter of the Northeast Quarter of Section 13,
Township 29 North, Range, 21 West, Washington County, Minnesota, which lies westerly of
County State Aid Highway No. 15, (Washington County Highway Plat No. 33), and lies northerly
of Parcel 8 of Washington County Highway Right -of-Way Plat No. 178, recorded as Document
No. 4120980 in the Recorder's Office of Washington County, Minnesota.
(Abstract Property)
Title Commitment No. 67354 -1:
All that part of Parcel 5 of WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 33,
according to the plat thereof, on file and of record in the Office of the Recorder, Washington
County, Minnesota, which lies westerly of the westerly line of WASHINGTON COUNTY
HIGHWAY RIGHT OF WAY PLAT NO. 179 – C.S.A.H. 15, according to the plat thereof, on file
and of record in the Office of the Recorder for said Washington County, and which lies northerly
of the South 200.00 feet of the Southeast Quarter of the Southeast Quarter of Section 12,
Township 29 North, Range 21 West, Washington County, Minnesota, excepting therefrom the
following:
All that part of the Southeast Quarter of the Southeast Quarter of Section 12, Township 29
North, Range 21 West, Washington County, Minnesota, described as follows: Commencing at
the southeast corner of said Section 12; thence South 89 degrees 20 minutes 5 0 seconds West,
bearings are based on the Washington County Coordinate System NAD83/1986,
along the south line of said Southeast Quarter of the Southeast Quarter, a distance of 89.38 feet
to boundary corner B104 of WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0.
179 – C.S.A.H. 15, according to the plat thereof on file and of record in the Offi ce of the
Recorder for said County; thence northerly a distance of 4.14 feet, along the westerly line of
said WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 179 – C.S.A.H. 15, on a
curve concave to the west, not tangent to the last described line, said curve having a radius of
1849.86 feet and a central angle of 00 degrees 07 minutes 41 seconds and a chord that bears
North 11 degrees 10 minutes 03 seconds West for a distance of 4.14 feet to boundary corner
B103 of said WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 179 – C.S.A.H.
15; thence North 45 degrees 18 minutes 43 seconds East, along said westerly line of
WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 179 – C.S.A.H. 15, a distance
of 27.72 feet to boundary corner B1 of said WASHINGTON COUNTY HIG HWAY RIGHT OF
WAY PLAT N0. 179 – C.S.A.H. 15; thence North 00 degrees 06 minutes 02 seconds West,
along said westerly line of WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 179
– C.S.A.H. 15, a distance of 413.61 feet to the point of beginning; thence
South 89 degrees 53 minutes 58 seconds West a distance of 59.17 feet; thence North 31
degrees 35 minutes 12 seconds West a distance of 110.43 feet; thence North 05 degrees 27
minutes 53 seconds West a distance of 170.00 feet to a point on the easterly line of
WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 33, according to the plat
thereof on file and of record in the Office of the Recorder for said County; thence southeasterly
along said easterly line of WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 33 to
the westerly line of said WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 179 –
C.S.A.H. 15; thence South 00 degrees 06 minutes 02 seconds East, along said westerly line of
WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT N0. 179 – C.S.A.H. 15, a distance
of 7.87 feet to the point of beginning.
2): Density Calculation Table:
LAND USE LOT AREA (AC)
COMMERCIAL LOTS
COMMERICAL LOT 1 1.64
COMMERCIAL LOT 2 1.64
COMMERCIAL LOT 3 1.82
COMMERCIAL LOT 4 1.9
TOTAL COMMERCIAL AREA 7.0
FUTURE VMDR LOTS
CENTRAL FUTURE VMDR AREA 6.31
WESTERN FUTURE VMDR AREA 2.35
TOTAL FUTURE VMDR AREA 8.66
OUTLOT AREAS
OUTLOT AREA A 0.82
OUTLOT AREA B 1.21
OUTLOT AREA C 1.54
OUTLOT AREA D 6.31
OUTLOT AREA E 2.35
TOTAL OUTLOT AREA 12.23
ROW AREA
ROW DEDICATED VMDR 1.48
ROW DEDICATED COMMERCIAL 2.37
ROW TOTAL 3.85
TOTAL AREA FOR TOWNHOME DENSITY
CALCULATIONS
PER MET COUNCIL LOCAL PLANNING HANDBOOK MAX 8 UNITS / ACRE 97
VMDR, OUTLOT, AND ROW
DEDICATED VMDR 12.17
NUMBER OF UNITS 98
TOTAL 23.08
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
1
BRIDGEWATER BANK – LAKE ELMO BRANCH:
ZONING TEXT AMENDMENT NARRATIVE &
DOCUMENTATION
ATTENTION:
Sophia Jensen, City Planner, The City of Lake Elmo
CC: Nathan Fuerst, Consultant Planner, Bolton & Menk, Inc.
DATE OF APPLICATION: April 11, 2024
APPLICANT:
Jerry Baack, Bridgewater Bancshares
4450 Excelsior Blvd, Ste 100 Saint Louis Park, MN 55416
952-893-6866
jerry.baack@bwbmn.com
ARCHITECT:
Jeff Wrede, Momentum Design Group
755 Prior Ave North, Ste 301A Saint Paul, MN 55104
612-554-9992
jeff@mdgarchitects.com
Matthew Haller (primary contact), Momentum Design Group
755 Prior Ave N, Ste 301A Saint Paul, MN 55104
612-799-1791
matt@mdgarchitects.com
PARCEL ID NUMBER: 1202921440023
LEGAL DESCRIPTION: THAT PART OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 12, TOWNSHIP 29 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, WHICH LIES
SOUTHEASTERLY OF MINNESOTA STATE HIGHWAY NO. 5, AND WHICH LIES SOUTHWESTERLY OF COUNTY STATE
AID HIGHWAY NO. 14 AND 15 (WASHINGTON COUNTY HIGHWAY PLAT NO. 33) AND THAT PART OF THE WEST
HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 29 NORTH, RANGE 21 WEST,
WASHINGTON COUNTY, MINNESOTA, AND WHICH LIES SOUTHEASTERLY OF STATE HIGHWAY NO. 5; TOGETHER
WITH THAT PART OF THE NORTH 50 RODS OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 13, TOWNSHIP 29 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, WHICH LIES
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
2
WESTERLY OF COUNTY STATE AID HIGHWAY NO. 15 (WASHINGTON COUNTY HIGHWAY PLAT NO. 33), AND
WHICH LIES NORTHERLY OF PARCEL 8 OF WASHINGTON HIGHWAY RIGHT OF WAY PLAT NO. 178, RECORDED AS
DOCUMENT NO. 4120980 IN THE RECORDER'S OFFICE OF WASHINGTON COUNTY, MINNESOTA SECTION 12
TOWNSHIP 29 RANGE 21
PROPOSED LANGUAGE FOR ORDINANCE AMENDMENT:
Original Zoning Ordinance for reference: Section 105.12.410(f) Table 5-2: Specific Minimum Off-Street Parking
Requirements, Row 28, Columns 1 & 2 “Financial Institution – 1 space per 100 square feet of usable floor area.”
We request that Section 105.12.410(f) Table 5-2: Specific Minimum Off-Street Parking Requirements, Row 28,
Columns 1 & 2 should be revised to read “Financial Institution – 1 space per 200 square feet of usable floor
area.”
NARRATIVE DESCRIBING REASON FOR REQUESTED ZONING AMENDMENT:
Advances in online banking technology have allowed banks to have a smaller physical footprint and require
fewer people, both clients and employees, to be present in person to provide and receive services. This results
in fewer parking spaces required and at existing banks more spaces consistently being unused. It would be a
better use of resources to reduce the amount of excess impervious surfaces and instead increase the amount of
green space allowing for the property to be more attractive, to provide better drainage, and to aid in aquifer
recharge with this increase in pervious site surface area.
The ratio proposed in our text amendment is supported by parking data from Bridgewater Bank’s other
branches, from MDG’s investigations of other local banks, and from the codes of other municipalities in the
surrounding area. Representatives from Bridgewater Bank have supplied the parking data and indicated that the
amount of parking provided at each of these locations is more than enough currently and is anticipated to be
reduced even more in the future as online banking technology continues to advance.
Bridgewater Bank Locations Parking Data:
Name Address Number of
Parking Spaces
Number of
Employees
Approx. Number
of Square Feet
Approx. Parking
Space to SF Ratio
Bridgewater Bank –
Greenwood Branch
21500 MN-7
Shorewood, MN 55331
28 13 Full Time 5,640 SF 1 space/201 SF
Bridgewater Bank –
Orono Branch
2445 Shadywood Road
Orono, MN 55331
19 7 Full Time 4,100 SF 1 space/215 SF
Bridgewater Bank –
Uptown Branch
3100 Hennepin Ave
Minneapolis, MN 55408
18 11 Full Time 4,500 SF 1 space/250 SF
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
3
Other Local Bank Locations Parking Data (estimated):
Name Address Number of
Parking Spaces
Number of
Employees
Approx. Number
of Square Feet
Approx. Parking
Space to SF Ratio
Wings Credit Union -
Woodbury
660 Woodbury Dr.
Woodbury, MN 55125
26 7,507 SF* 1 space/288 SF
Bremer Bank – South
St. Paul
633 Concord St. S South
St. Paul, MN 55075
29 7,500 SF 1 space/259 SF
North American
Banking Company -
Roseville
2230 Albert St. N
Roseville, MN 55113
35 9,500 SF* 1 space/271 SF
*Square foot estimation based on Google Earth aerial measurements
Example Parking requirements for Banks in other municipalities:
Minneapolis, MN - library.municode.com/mn/minneapolis/codes
Table 541-1 Specific Off-Street Parking Requirements
“Bank or Financial Institution
Minimum: 1 space per 500 sq. ft. of GFA in excess of 4,000 sq. ft.
Maximum: 1 space per 200 sq.ft. of GFA”
St. Louis Park, MN - stlouisparkmn.gov/home/showpublisheddocument
Article V. Special Provisions, Sec. 36-361., Table 36-361 (a)
“Bank
One space per each 250 square feet floor area”
Maple Grove, MN - library.municode.com/mn/maple_grove/codes
Maple Grove Code of Ordinances, Article IX. Sec. 36-868.
“(16) Retail stores and service establishments: At least one off-street parking space for each 200 square
feet of floor area.”
Stillwater, MN - library.municode.com/mn/stillwater/codes
Stillwater Code of Ordinances, Article V. Sec. 28-349.
“Banks
One for each 200 square feet of floor area”
White Bear Lake, MN – whitebearlake.org/sites/default/files
White Bear Lake Code of Ordinances, Sec. 1302.050. Subd. 8.
“q) Retail Store and Service Establishment. At least one (1) off-street parking space for each two
hundred (200) square feet of floor area.”
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
4
As you can see, the request to lessen the parking requirement to 1 space per 200 square feet of usable floor
area is keeping with current banking practices and other city parking requirements for financial institutions in
the metro area.
Thank you for the opportunity to present our findings and we look forward to working with you.
Sincerely,
Momentum Design Group, LLC.
Jeff Wrede, Architect
Partner
Memo
To: Matt Alexander,
Northshore Development Partners
From: Jack Ammerman, PE, Stantec
Sam Grunklee, EIT, Stantec
CC: Jerry Baack, Bridgewater Bancshares, LLC
File: 193806140 Date: May 6th, 2024
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture,
and Washington County comments received from The City of Lake Elmo 04/16/2024
Following the official comment response received from the City of Lake Elmo dated 04/16/2024, the project
team discussed the comment response with city consultants on 04/24/2024. The items listed below have
been identified as being contradictory to previous official city direction and/or City of Lake Elmo engineering
design standards and City of Lake Elmo Municipal Code.
1. City is requesting 10’ wide easements for dry utility corridors on all property lines adjacent to ROW
as well as internal property lines on both sides of the lot lines per the Bridgewater Village Final Plat-
plan review dated 04/10/2024.
a. Dry utility easements are required parallel to all ROW as well as required on both sides of
internal property lines per discussions with the City Engineer.
b. Request for deviation from City Request:
Project proposes 5’ on both sides of internal property lines between lots for a total of 10’ of
width. This allows flexibility during future development of lots due to unknown location of
dry utility connections and needs.
2. Easement grading
a. Bridgewater Village site construction plan review dated 04/10/2024, item 14, states that
“Revise all typical sections to identify all boulevard grades within the public right‐of‐
way to be 4% max. grade. Identify all 10ft. drainage and utility easement grades to be 4% m
ax grade, up to 25% max. grade upon approval of the City Engineer.” Item 40 states “C‐
102. Revise Oulot C grading to eliminate slope impact to 10ft. drainage and utility easement
along north and west ROW. Easement area to be graded at 4% draining toward the street.
BMP grading to begin after 10‐ft. easement areas.
b. Request for deviation from City Request:
Proposed grading outside of the city ROW but within the required internal lot drainage and
utility easements meet the City of Lake Elmo Engineering Design and Construction Standards
May 6, 2024
City of Lake Elmo
Page 2 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
Manual requirement between typical 4% and maximum 25% slope. Certain areas of the
project, notably around the proposed infiltration basin and wet pond, show proposed slope
in the easement up to 25%. The City Standard allows up to a maximum of 25%, however in
the City comments received through the Plat approval process, City Engineering noted that
grades above 4% are only allowed upon approval of City Engineer. The project requests
grades to be allowed up to 25% maximum where needed but will achieve 4% where
feasible. Being held to 4% grading in these areas has significant impact to the property line
location of Outlot C, commercial lot 2, and Outlot B. If required to meet 4%, the Outlot sizes
will need to increase and will impact the developable area of the adjacent lots and require
preliminary plat amendment.
3. Stillwater Way Trail Section
a. Comments received during the Preliminary Plat submittal from 10/24/23 requires trail along
the south side of Stillwater way N.
b. Bridgewater Village Final Plat-plan Review engineering document received 04/10/2024, Item
16, requires a trail section that would infill the existing drainage ditch within the proposed
ROW.
c. Request for deviation from City Request:
Project currently is proposing a trail section and grading design that would maintain to the
extent practical the existing drainage condition and keep the existing ditch within City ROW.
If the section requested by engineering comment is required, it would fill in the existing
ditch and significantly change the existing drainage condition, potentially requiring
additional ROW and impacting the Land Use acreage. The proposed section design seeks to
maintain the existing drainage condition of using curb cuts along the turn lane (similar to the
existing curb cuts on the roadway today) and proposes to utilize drainage grates along the
trail to direct stormwater runoff under the trail. An alternative approach would be to add
substantial public storm sewer within the turn lane with additional cost burden on the
development.
The project design varies from this requirement by providing a trail section that sits a
consistent 2' below Stillwater Way N to avoid impacts to the existing ditch. Hydraulic
modeling was performed on the ditch to ensure the design could manage stormwater runoff
without overtopping the adjacent trail a HydroCAD model has been included for reference.
Additional exhibits and design information will be provided at future submittals. The
May 6, 2024
City of Lake Elmo
Page 3 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
modeling includes areas of offsite run-on. A 10-year storm event results in a HWL of 933.4
with an overland flow elevation of 933.1 for the proposed design, matching existing
conditions. The proposed trail is designed at an elevation of 935' or higher, providing a free
board of roughly 1.5' for the 10-year design storm event. As mentioned, the project
proposes discharging the stormwater runoff from the curb cuts along the turn lane to
drainage grates that direct stormwater under the trail. Further detail and coordination on
the exact design of the grates will be provided during the permit process. At the time of
future development of the residential component of the site, the stormwater runoff within
the ditch will enter a future storm sewer system and be conveyed south through the
development to the proposed stormwater management BMPs.
4. Driveway Access Spacing and Shared Driveways
a. Bridgewater Village site construction plan review dated 04/10/2024, items 21, 22, and 23,
state that the proposed driveway locations are not approved along Upper 40th and Linden
Ave, then discusses the potential for shared driveways between commercial lots.
b. The project previously submitted for sketch plan review with a shared driveway design and
received “staff memo sketch plat” dated 07/17/2023. Comments received by the applicant
noted that shared driveways are not allowed due to the required setback / buffer by code
from adjacent lot lines. Additionally, the comments received noted that a PUD approach
was not recommended for deviation from City Standards on shared driveways.
c. Bridgewater Village engineering comments date 10/24/23 item 12, requires a minimum of
100’ on centerline for driveway spacing.
d. The project previously submitted for sketch plan review and received “staff memo sketch
plat” dated 07/17/2023. Within this memo, the planning department states that driveways
are required to be minimum 50’ from intersections.
e. Per our understanding of comments received, the proposed driveway spacing and layout
meets requirements set forth by the City of Lake Elmo per previous comments received. The
proposed design provides 50’ separation from intersections and a minimum of 100’ spacing
between driveways.
f. Request to maintain design as proposed:
As the access spacing for the proposed driveway locations meet City Standards and shared
driveways are not allowed, the project seeks to maintain the current driveway locations as
May 6, 2024
City of Lake Elmo
Page 4 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
shown on the plan. Shifting the driveways will impact the overall lot layout and design,
requiring the project to redesign the lot configuration to meet planning requirements and
require Preliminary Plat amendment from the City.
5. Internal turn lane taper and queuing lengths
a. Bridgewater Village site construction plan review dated 04/10/2024, item 21, states that
turn lanes remain too short and during the follow up meeting it was requested that they be
lengthened.
b. City engineering design standards do not specify requirements for turn lane queuing and
taper lengths. Length of turn lanes significantly impacts ROW, developable area, and
driveway locations. Site constraints such as access locations and number of access points
limit the constructable queuing and turn lengths for proposed turn lanes.
c. The project team initially proposed residential cross section street design for the proposed
development. The initial goal of the project was a walkable, pedestrian-orientated
development with narrower roadways that reduced the speed of traffic for a safety.
d. To assist with roadway classification / design requirements Traffic / Trip Generation was
sent to City Engineering Staff for review on 08/02/2023 to assist in roadway classification
and turn length needs / design requirements and is included as an attachment to this memo
as a reference. City Engineering staff replied on 08/02/2023 requiring a commercial cross
section, wider lanes, and turn lanes due to the commercial and medium-density residential
uses. In this email it was stated that staff could not follow the traffic/trip generation
information you provided, in large part because there is no exhibit to reference for context.
Therefore, it is believed that the traffic data was not considered with the roadway design
requirements. The project was revised to meet the commercial roadway standard.
e. Request to maintain design as proposed:
Maintain the proposed turn lane and taper lengths as shown on the project. Lengthening
the turn lanes will impact lot layout, ROW, and require preliminary plat amendment.
Stantec has calculated the recommended storage lengths for the right turn lanes on Linora
Avenue at Stillwater Way and Stillwater Boulevard. The calculations followed the
recommendations for storage lengths at unsignalized intersections as presented in the
MnDOT Road Design Manual section 5-3.01.03 on page 5-3(2). This information states the
May 6, 2024
City of Lake Elmo
Page 5 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
storage length at unsignalized intersections should be based on the number of turning
vehicles likely to arrive in an average two-minute period during the peak hour. Using the trip
generation information provided for this project, the following calculations were made:
• Stillwater Boulevard/Linora Avenue – The greatest total trips entering the intersection occurs
during the p.m. peak hour, with 180 trips. Based on the trip generation information, 100 trips
are southbound on Linora Avenue at Stillwater Boulevard. These trips are split into 50 left
turns and 50 right turns during the p.m. peak hour based on the expected trip
distribution. This equates to 1.67 vehicles in a two-minute period (50/60 * 2) for both the right
turn and left turn movements. Rounding up to 2.0 vehicles and using 25 feet per vehicle
results in a storage length of 50 feet.
• Stillwater Way/Linora Avenue – The greatest total trips entering the intersection occurs during
the p.m. peak hour, with 70 trips. Based on the trip generation information, 40 trips are
northbound on Linora Avenue at Stillwater Way. These trips are split into 20 left turns and 20
right turns during the p.m. peak hour based on the expected trip distribution. This equates to
0.67 vehicles in a two-minute period (20/60 * 2) for both the right turn and left turn
movements. Rounding up to 1.0 vehicle and using 25 feet per vehicle results in a storage
length of 25 feet.
• As shown in the site geometrics plan, the northbound right turn lane on Linora Avenue at
Stillwater Way is 70 feet and the southbound right turn lane at Stillwater Boulevard is 100
feet. Based on the calculations shown above, both turn lane lengths are adequate.
6. Wet pond safety and maintenance and benches
a. Bridgewater Village site construction plan review dated 04/10/2024, item 99, states that the
pond cross section shall be redesigned to address safety issues with 3:1 slope during
drawdown.
b. The proposed pond design has a 10’ safety bench and a 10’ maintenance bench at the
normal water level (NWL) of the pond with a designed 3:1 slope below the NWL to pond
bottom. At time of drawdown of the pond for irrigation reuse, there will be approximately 4’
of fall / exposed side slope below the NWL past the safety bench.
c. Proposed design solution:
The project team recognizes the safety concern in the even that someone falls down the
pond embankment, across the 20’ width of the maintenance and safety bench, and down
the 3:1 slope to the drawdown water elevation. To mitigate this, a 4’ tall ornamental fence
can be installed around the rim of the pond with a gate access for maintenance. The fence
would minimize the risk of children or impaired individuals falling into the pond. Expansion
May 6, 2024
City of Lake Elmo
Page 6 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
of the pond to provide an additional safety bench at the drawdown elevation would still
allow for individuals to potentially fall into the pond. Additionally, expansion would impact
the future residential development area, modify proposed property lines for the outlot, and
require preliminary plat amendment.
Should you have any questions please do not hesitate to call me at (810) 252-1431.
Stantec Consulting Services Inc.
Jack Ammerman, P.E.
Project Manager
Phone: (810) 252-1431
May 6, 2024
City of Lake Elmo
Page 7 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
TRAFFIC/TRIP GENERATION
Based on an assumed maximum development program of the following:
Weekday Trip Generation
Land Use
(ITE Code)
Size
Weekday AM Peak Hour
Weekday PM Peak Hour
Weekday
Daily
In Out Total In Out Total Total
Townhouse (215) 130 DU 16 47 63 45 30 75 936
Bank (912) 4 DTL 21 13 34 53 55 108 500
Office (710) 20,400 SF 27 4 31 5 24 29 221
Office (710) 20,400 SF 27 4 31 5 24 29 221
Strip Retail (822) 11,400 SF 16 11 27 38 37 75 621
Totals 107 79 186 146 170 316 2499
Notes: DU=dwelling units, SF=square feet, DTL=drive through lanes
Source: ITE Trip Generation Manual, 11th edition
The table below breaks down overall trip impact by the three proposed intersections. Note that even though
the daily impact for the second two intersections should be added together to consider a daily impact on
Stillwater Way overall – they’re still within the ‘space’ between current volume and forecast volumes.
May 6, 2024
City of Lake Elmo
Page 8 of 8
Reference: Bridgewater Village Planning Commission, Engineering, Fire, Landscape Architecture, and
Washington County comments received from The City of Lake Elmo
Intersection Estimated
share of
traffic
impact
(AM)
Estimated
share of
traffic
impact
(PM)
Current
AADT of
Major
Street
(from
MnDOT)
Forecast
AADT of
Major
Street (from
Washington
Co Comp
Plan)
Likely
daily
impact
to/from
major
street
Likely
AM
peak
hour
impact
Likely
PM
peak
hour
impact
Turn lane
needed?
South (Internal
N-S Street/
Stillwater Blvd)
40-50% 50-60% 12800
(assumed)
24000 1080 100 180 Potentially;
turn lanes
already
exist on
major
street
approaches
Northwest
(Internal N-S
Street/Stillwater
Way)
20-30% 20-25% 2600 No
forecast,
assumed
5200 (in
line with
other
forecasts
on area
streets)
720 60 70 Not likely
Northeast
Internal
commercial
street/Stillwater
Way
20-30% 20-25% 2600 No
forecast,
assumed
5200 (in
line with
other
forecasts
on area
streets)
600 70 80 Not likely
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93
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93
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930
9
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930
935
935
93
5
929
92
9
93
1
93
1
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3
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9
3
1
93
1
931
9
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1
931
932
932
93
2
9
3
2
932
9
3
2
93
2
93
2
932
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3
2
932
933
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93
3
9
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933
93
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93
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93
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0
9
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932
932
933
934
936
937
938
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT AREA A: 0.82 ACRES
OUTLOT E: 2.35 ACRES
OUTLOT AREA B: 1.21 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
PR
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OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
930
926
927
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935
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92
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EOF:932.75
EOF:931.00
OFFSITE-01
NODE 15S
PERVIOUS: 185,793-SF
IMPERVIOUS: 18,975-SF
TOTAL: 204,768-SF
NODE 19S (DIRECT)
PERVIOUS: 24,486 SF
IMPERVIOUS: 17731 SF
TOTAL: 42,217 SF
NODE 18S (WEST)
PERVIOUS: 6,660 SF
IMPERVIOUS: 9,989 SF
TOTAL: 16,649 SF
EXISTING/PROPOSED CURB CUT LOCATION
RECEIVING WATER FROM ROADWAY: 2.04 CFS
PROPOSED SIDEWALK CULVERT CAPACITY: 2.27 CFS
SEE DETAIL: 1/C-808
EXISTING LOW SPOT
100'-YEAR 933.59'
EXISTING CULVERT
LOCATION
EXISTING/PROPOSED CURB CUT LOCATION
RECEIVING WATER FROM ROADWAY: 0.91 CFS
PROPOSED SIDEWALK CULVERT CAPACITY: 2.27 CFS
SEE DETAIL: 1/C-808
EXISTING/PROPOSED CURB CUT LOCATION
RECEIVING WATER FROM ROADWAY: 0.91 CFS
PROPOSED SIDEWALK CULVERT CAPACITY: 2.27 CFS
SEE DETAIL: 1/C-808
935
936
935
933
934
936
936
937
937
938
93893
8 938
DWN BY:
ISSUE DATE:
PROJECT NO.:
P:
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SHEET TITLE:
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733 MARQUETTE AVENUE
SUITE 1000
MINNEAPOLIS, MN 55402
PHONE: 612-712-2000
FAX: 952-831-1268
WWW.STANTEC.COM
BR
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193806140
BMB JRA JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
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FIG-02
PROPOSED HYDROLOGY
LEGEND
EXISTING MINOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING STORM SEWER MANHOLE
EXISTING STORM SEWER INLET
EXISTING FLARED END SECTION
►►►►STORM SEWER
STORM MANHOLE
STORM CATCH BASIN
FLARED END SECTION
EXISTING STORM SEWER
EXISTING SANITARY SEWER
PROPOSED MINOR CONTOUR901
PROPOSED MAJOR CONTOUR900
EASEMENT LINE
PROPOSED DRAINAGE BOUNDARY
EXISTING STORM SEWER INLET
( IN FEET )
GRAPHIC SCALE
0
1 inch = 70 ft.
70 14070
NOTES
1.CONTRACTOR TO PROVIDE SOIL CORRECTIONS BELOW THE
FOOTPRINT OF THE SURFACE INFILTRATION BASIN. SOIL CORRECTION
SHALL BE PROVIDED TO A DEPTH OF 5 FEET BELOW THE FINISHED
GRADE OF THE INFILTRATION BASIN. CORRECTION SHALL REMOVE
SOILS THAT PROHIBIT INFILTRATION, WHICH INCLUDES ALL SOIL TYPES
THAT ARE NOT SP CLASSIFIED UNIFORM SANDS OR SP-SM CLASSIFIED
SILTY SANDS OR SM SILTY SANDS, AND PROVIDE A CLEAN SAND IN
ACCORDANCE WITH MNDOT 3149.2B MODIFIED SO THAT NO MORE
THAN 5% PASSES THE NO. 200 SIEVE AND NO MORE THAN 50 PERCENT
PASSING THE #40 SIEVE, IMPORTED TO THE SITE AND COMPACTED IN
PLACE. SOILS SHALL BE CORRECTED TO A MAXIMUM DEPTH OF 5 FEET
BELOW THE FINISHED GRADE OF THE INFILTRATION BASIN WHICH
CORRESPONDS TO AN ELEVATION OF 920' BELOW THE BASIN BOTTOM,
WITH ELEVATION BELOW THE SIDE SLOPES BEING VARIABLE.
2.ON SITE SANDY SOIL MAY BE MINED AND USED FOR SOIL CORRECTION
IF TESTED AND APPROVED BY OWNER'S GEOTECHNICAL
REPRESENTATIVE.
3.OWNER'S GEOTECHNICAL REPRESENTATIVE SHALL BE PRESENT ON
SITE AT TIME OF CORRECTION. CONTACT A MINIMUM OF 2 BUSINESS
DAYS PRIOR TO COMMENCING CORRECTION ACTIVITIES.
4.FOR PLANTING AREAS (12 INCH UNCOMPACTED DEPTH), INCORPORATE
3 INCHES OF COMPOST INTO THE TOP 5 INCHES OF COMPACTED SOIL
TO CREATE A TOPSOIL LAYER WITH A MINIMUM DEPTH OF 8 INCHES.
SOILS BELOW THE TOP SOIL LAYER SHALL BE SCARIFIED TO AT LEAST
4 INCHES.
5.FOR PLANTING AREAS (12 INCH UNCOMPACTED DEPTH), INCORPORATE
1.75 INCHES OF COMPOST INTO THE TOP 6.25 INCHES OF COMPACTED
SOIL TO CREATE A TOPSOIL LAYER WITH A MINIMUM DEPTH OF 8
INCHES. SOILS BELOW THE TOP SOIL LAYER SHALL BE SCARIFIED TO
AT LEAST 4 INCHES.
EOF=9XX.XX EMERGENCY OVERFLOW ELEVATION
1
C-808
TRAIL FLOW THROUGH DRAIN
NOT TO SCALE
6"
M
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24"
26"
8'
T
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EXISTING ROADWAY DRAINAGE
SEE SHEET G-007 FOR PROPOSED STILLWATER WAY
NORTH TRAIL TYPICAL SECTION AND CURB CUT
NEEHAH R-4990-HX
TRENCH DRAIN W/ TYPE D
GRATE
BITUMINOUS TRAIL CONCRETE TRENCH
3"
6" X 6" W/02.09 X W/02.09
WELDED WIRE MESH
AGGREGATE BASE
COMPACTED SUBGRADE
Z
DAYLIGHT TO EXISTING DITCH
SEE SHEET G-007 FOR PROPOSED STILLWATER WAY
NORTH TRAIL TYPICAL SECTION
Z
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CLASS III RIP RAP
CLASS III RIP RAP
BITUMINOUS TRAIL BITUMINOUS TRAIL
DWN BY:
ISSUE DATE:
PROJECT NO.:
Z:
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SHEET TITLE:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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193806140
SAG MJS JRA
03/18/2024
2
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C-808
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
G-008
MASTER PLAN
( IN FEET )
GRAPHIC SCALE
1 inch = 80 ft.
0 80 16080
1.SEE SHEET G-002 FOR ADDITIONAL PROJECT NOTES.
2.LOT LAYOUTS SHOWN ARE FOR REFERENCE AND MASTER PLAN
ONLY. SCOPE OF CURRENT SET ONLY TO INCLUDE ADDITION OF
PUBLIC ROADWAYS, STORM WATER BMPS, AND SITE GRADING
FOR COMMERCIAL LOTS. INDIVIDUAL BUILDINGS AND SITE
IMPROVEMENTS WITHIN COMMERCIAL LOTS AND VMDR AREA
TO BE DESIGNED AT A LATER PHASE OF THE PROJECT.
3.OUTLOTS A, B, AND C TO BE HOA OWNED. THIS INCLUDES THE
HOA PROVIDING ONGOING OWNERSHIP AND MAINTENANCE OF
THE STORM WATER MANAGEMENT BMP'S AND STORM WATER
REUSES IRRIGATION SYSTEM.
NOTES
T
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EB
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EXISTING COMMERCIAL
AREA - 6.46 AC
EXISTING VMDR
AREA - 17.67 AC
( IN FEET )
GRAPHIC SCALE
0
1 inch = 60 ft.
60 12060
G-009
EXISTING COMP PLAN
EXHIBIT
DWN BY:
ISSUE DATE:
PROJECT NO.:
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LEGEND
EXISTING VMDR AREA PER 2040
COMP PLAN
EXISTING COMMERCIAL AREA PER
2040 COMP PLAN
T
P
TP
EB
EB
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT AREA A: 0.82 ACRES
OUTLOT E: 2.35 ACRES
OUTLOT AREA B: 1.21 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
PR
O
P
O
S
E
D
R
E
T
A
I
L
BU
I
L
D
I
N
G
AR
E
A
:
1
2
,
0
0
0
S
F
FF
E
:
9
3
8
.
0
0
OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
PROPOSED VMDR
AREA - 16.19 AC
PR
O
P
O
S
E
D
B
A
N
K
B
U
I
L
D
I
N
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FOO
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T
A
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A
:
6
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0
0
0
S
F
REQ
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P
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K
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S
T
A
L
L
S
=
6
0
TELLER
PATIO
21
,
4
0
0
S
F
O
F
A
S
P
H
A
L
T
PROPOSED COMMERCIAL
AREA - 7.0 AC
G-010
PROPOSED COMP
PLAN EXHIBIT
( IN FEET )
GRAPHIC SCALE
0
1 inch = 60 ft.
60 12060
DWN BY:
ISSUE DATE:
PROJECT NO.:
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SHEET TITLE:
3/
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:
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5
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CLIENT:
PR
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CHK'D BY:APP'D BY:
CERTIFICATION:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
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P
R
E
L
I
M
I
N
A
R
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P
R
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/
2
2
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2
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D
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C
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S
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I
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T
A
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2
03
/
1
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/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LEGEND
PROPOSED VMDR AREA
PROPOSED COMMERCIAL AREA
1.OUTLOTS A, B, AND C TO BE HOA OWNED. THIS INCLUDES THE
HOA PROVIDING ONGOING OWNERSHIP AND MAINTENANCE OF
THE STORM WATER MANAGEMENT BMP'S AND STORM WATER
REUSES IRRIGATION SYSTEM.
NOTES
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
COMMERCIAL LOT 1: 1.64 ACRES
17
8
16
16
12
6
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
9'
18
'
22
'
22
'
22'
31.5'
46
.
1
'
13
7
.
9
'
91.1'
23'
46
.
1
'
37
'
23'
22'
32'
295.9'
24
4
'
35
'
50
'
PARKING/LANDSCAPE SETBACK LINE
BUILDING SETBACK LINE
21'
30'
PARKING/LANDSCAPE SETBACK LINE
BUILDING SETBACK LINE
EXISTING DRAINAGE AND
UTILITY EASEMENT
45
'
G-011
COMMERCIAL LOT 1
( IN FEET )
GRAPHIC SCALE
0
1 inch = 20 ft.
20 4020
DWN BY:
ISSUE DATE:
PROJECT NO.:
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4
2
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ISSUE NO.:
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:
SHEET NO.:
SHEET TITLE:
3/
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:
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6
A
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CLIENT:
PR
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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C
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T
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
O
R
P
R
E
L
I
M
I
N
A
R
Y
P
R
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1
09
/
2
2
/
2
0
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3
60
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D
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C
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S
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M
I
T
T
A
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2
03
/
1
8
/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LOT LINE
EASEMENT LINE
SETBACK LINE
PROPERTY BOUNDARY
LEGEND
CURB AND GUTTER
PROPOSED PARKING COUNT#
21,4
0
0
S
F
O
F
A
S
P
H
A
L
T
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
COMMERCIAL AREA LOT 2: 1.64 ACRES12
8
17
11
8
11
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
66
.
3
'
84'
50.1'
11
7
.
7
'
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
12'
47
'
21.8'
67
'
22
'
22'
22'
9'
18
'
24
4
'
209.6'
43.3'
127
.
5
'
10'
20'
20'
75.7'
20
'
12.9'
13.8'
4
0
.
3
'
1
4
1
.
5
'
20
'
2
1
'
18'
5
7
2
20'
3
0
.
8
'
1
18
'
30
'
EXISTING DRAINAGE AND UTILITY EASEMENT
45
'
G-012
COMMERCIAL LOT 2
( IN FEET )
GRAPHIC SCALE
0
1 inch = 20 ft.
20 4020
DWN BY:
ISSUE DATE:
PROJECT NO.:
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2
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:
SHEET NO.:
SHEET TITLE:
3/
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:
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4
A
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CLIENT:
PR
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CERTIFICATION:
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S
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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W
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
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P
R
E
L
I
M
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N
A
R
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P
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1
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/
2
2
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2
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60
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D
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2
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2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LOT LINE
EASEMENT LINE
SETBACK LINE
PROPERTY BOUNDARY
LEGEND
CURB AND GUTTER
PROPOSED PARKING COUNT#
PR
O
P
O
S
E
D
B
A
N
K
B
U
I
L
D
I
N
G
FO
O
T
P
R
I
N
T
A
R
E
A
:
6
,
0
0
0
S
F
RE
Q
U
I
R
E
D
P
A
R
K
I
N
G
S
T
A
L
L
S
=
6
0
TELLER
P
A
T
I
O
21,4
0
0
S
F
O
F
A
S
P
H
A
L
T
PROPOSED OFFICE BUILDING 2
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
17
11
11
6
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
50.1'
21.8'
22
'
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
43.3'
127
.
5
'
32
.
2
'
195.7'
10'
20'
76.1'
53.5'
7
9
.
1
'
6
8
.
6
'
10
4
.
8
'
92
.
2
'
20
'
75.7'
9'
20
'
12.9'
13.8'
4
0
.
3
'
1
4
1
.
5
'
20
'
9'
2
1
'
18'
1
7
'
20.7
'
17'
17'
10'
4
3
5
7
2
15
4
2
20'
95
.
6
'
46
.
1
'
3
0
.
8
'
74
.
3
'
33
.
7
'
1
EXISTING DRAINAGE AND UTILITY EASEMENT
45
'
EXISTING DRAINAGE AND
UTILITY EASEMENT
G-013
COMMERCIAL LOT 3
( IN FEET )
GRAPHIC SCALE
0
1 inch = 20 ft.
20 4020
DWN BY:
ISSUE DATE:
PROJECT NO.:
\\
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0
2
4
2
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6
1
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IS
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SHEET NO.:
SHEET TITLE:
3/
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0
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2
0
2
4
9
:
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1
:
2
1
A
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CLIENT:
PR
O
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CHK'D BY:APP'D BY:
CERTIFICATION:
NOT
F
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C
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S
T
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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W
A
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R
V
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W
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C
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
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T
F
O
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P
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L
I
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A
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P
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1
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/
2
2
/
2
0
2
3
60
%
D
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S
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N
F
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C
I
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S
U
B
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I
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T
A
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2
03
/
1
8
/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LOT LINE
EASEMENT LINE
SETBACK LINE
PROPERTY BOUNDARY
LEGEND
CURB AND GUTTER
PROPOSED PARKING COUNT#
COMMERCIAL AREA LOT 4: 1.90 ACRES
PR
O
P
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D
R
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T
A
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BU
I
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0
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:
9
3
8
.
0
0
80'
20
14 9 6
11
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
DRAINAGE AND UTILITY EASEMENT LINE
33.9'
50.4'
73
.
9
'
38.3'
18'
9'
BUILDING SETBACK LINE
PARKING/LANDSCAPE SETBACK LINE
127
.
5
'
32
.
2
'
32
9
.
7
'
23
6
.
9
'
195.7'
22
'
22'
22'
22
'
22'
41
.
7
'
32'
R9
0
'
133.6'
2
1546
.
1
'
86
.
2
'
74
.
3
'
26
.
2
'
20.7'
33
.
7
'
PROPOSED DRAINAGE & UTILITY EASEMENT
PROPOSED DRAINAGE & UTILITY EASEMENT
PROPOSED DRAINAGE & UTILITY EASEMENT
G-014
COMMERCIAL LOT 4
( IN FEET )
GRAPHIC SCALE
0
1 inch = 20 ft.
20 4020
DWN BY:
ISSUE DATE:
PROJECT NO.:
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SHEET TITLE:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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193806140
SAG MJS JRA
03/18/2024
2
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08
/
1
8
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2
0
2
3
30
%
S
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C
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
LOT LINE
EASEMENT LINE
SETBACK LINE
PROPERTY BOUNDARY
LEGEND
CURB AND GUTTER
PROPOSED PARKING COUNT#
►►►►►►►►
T
P
TP
(S
T
I
L
L
W
A
T
E
R
BO
U
L
E
V
A
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N
)
STILL
W
A
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EB
WAY N
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(F.K.
A
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S
T
A
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W
Y
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N
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.
5
)
TP
►►
►►
►►
►►
►►
►►
►►►►
►►►►►►►►►►►►►►
►►►►►►►►►►►►
►►
►►
►►
►►
►►
►►
►►
►►►►
►►
►►►►
►►
►►►►►►►►►►
►►
►►►►
►►
►►
►►
►►
►
►
►►
►►
►►
0+
8
6
1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00
9+00 9+30
0+00 1+00 2+00 3+00 4+00 5+00
6+0
0
7+
0
0
8+
0
0
9+
0
0
10
+
0
0
11
+
0
0
1
2
+
0
0
1
3
+
0
0
1
4
+
0
0
1
4
+
5
5
1+
0
0
2+
0
0
3+
0
0
4+
0
0
5+
0
0
6+
0
0
7
+
0
0
8
+
0
0
8
+
2
3
►►
CURB FACE TO TIE INTO EXISTING
DWN BY:
ISSUE DATE:
PROJECT NO.:
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SHEET NO.:
SHEET TITLE:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
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2
0
2
3
30
%
S
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F
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P
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D
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C
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S
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2
4
90
%
C
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E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
1 inch = 80 ft.
0 80 16080
C-101
GRADING AND DRAINAGE -
OVERALL
1.THE CONTRACTOR SHALL CONDUCT OPERATIONS AND IMPLEMENT
MINNESOTA POLLUTION CONTROL AGENCY (MPCA) BEST MANAGEMENT
PRACTICES (BMP) TO CONTROL SITE SILTATION AND EROSION INTO
DRAINAGE WAYS. THE CONTRACTOR SHALL COMPLY WITH ALL CONDITIONS
AND COMPLETION DATES RELATIVE TO ALL PERMITS ISSUED FOR THE
WORK TO BE COMPLETED. THE ENGINEER MAY ISSUE A STOP WORK ORDER
FOR ALL DEVELOPMENT WORK AND BUILDING CONSTRUCTION FOR
NONCOMPLIANCE WITH THESE MEASURES.
2.SEQUENCING. ALL SILT FENCE AND OTHER EROSION CONTROL MEASURES
SHALL BE IN PLACE AND APPROVED BY ENGINEER PRIOR TO ANY
REMOVALS, EXCAVATION OR CONSTRUCTION AND SHALL BE MAINTAINED
UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED AND
APPROVED BY THE ENGINEER.
3.DEWATERING. EACH EXCAVATION SHALL BE KEPT DRY DURING THE COURSE
OF ALL WORK HEREIN, INCLUDING SUBGRADE CORRECTION, PIPE
INSTALLATION, STRUCTURE CONSTRUCTION AND BACKFILLING, TO THE
EXTENT THAT NO DAMAGE FROM HYDROSTATIC PRESSURE, FLOATATION
OR OTHER DAMAGE RESULTS. ALL EXCAVATIONS SHALL BE DEWATERED TO
A DEPTH OF AT LEAST 3 INCHES BELOW THE BOTTOM OF THE CONCRETE
SLAB OR PIPE TO BE INSTALLED THEREIN. THE CONTRACTOR MAY USE ANY
METHOD OR COMBINATION OF METHODS FOR DEWATERING HE CHOOSES;
HOWEVER, ALL DEWATERING METHODS AND EQUIPMENT WHICH IN THE
OPINION OF THE ENGINEER, ARE INEFFECTIVE SHALL BE ABANDONED,
IMPROVED, REPLACED OR THERWISE ALTERED TO OBTAIN EFFECTIVE
DEWATERING. THE CONTRACTOR SHALL PROVIDE ALL POWER, PUMPS,
MATERIALS AND APPARATUS NECESSARY, AND SHALL BE RESPONSIBLE
FOR DISPOSING OF THE WATER PUMPED FROM THE EXCAVATION IN A
MANNER WHICH WILL NOT INTERFERE WITH OTHER WORK WITHIN THE AREA
AND NOT TO DAMAGE PUBLIC OR PRIVATE PROPERTY. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR THE CONDITION OF ANY PIPE, CONDUIT,
DITCH, CHANNEL OR NATURAL WATERCOURSE UTILIZED FOR DRAINAGE
PURPOSES, AND ALL EROSION, SEDIMENT OR OTHER ADVERSE RESULTS OF
THEIR USE SHALL BE REPAIRED.
STANTEC NOTES
1.SEE SHEET G-002 FOR ADDITIONAL PROJECT NOTES.
2.ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE
NOTED
3.DESIGN BY OTHERS ITEMS SHOWN FOR REFERENCE ONLY.
EXACT LOCATION, DETAIL, AND DESIGN BY OTHERS.
COORDINATE WITH PROJECT PARTNERS TO OBTAIN RELATED
CONSTRUCTION DOCUMENTS/DRAWINGS
4.CONSTRUCTION SHALL HAVE STABILIZED EXIT AT ALL TIME
THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR
IS ULTIMATELY RESPONSIBLE TO PROJECT DOWNSTREAM
WATERS FROM CONSTRUCTION RUNOFF.
5.UNTRENCHED SILT FENCE OR ORANGE SNOW FENCE MAY BE
USED FOR TREE PROTECTION.
6.CONSTRUCTION LIMITS AND SILT FENCE SHOWN OFFSET TO
THE PROPERTY LINE FOR CLARITY, WHERE APPLICABLE.
7.CLEAR AND GRUB AS NEEDED WITHIN LIMITS OF DISTURBANCE
8.EROSION CONTROL BLANKET SHALL BE INSTALLED ON ALL
SLOPES 4:1 OR STEEPER, UPON COMPLETION OF GRADING.
9.EXISTING SPOT ELEVATIONS AT MATCH POINTS ARE BASED ON
POINT TO POINT SURVEY DATA. CONTRACTOR IS RESPONSIBLE
FOR VERIFYING CONNECTION POINTS PRIOR TO INSTALLATION
OF IMPROVEMENTS AND FOR MAKING NECESSARY
ADJUSTMENTS IN THE FIELD FOR CONSTRUCTABILITY AND TO
ENSURE SMOOTH TRANSITIONS TO FIELD CONDITIONS.
CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING OF ANY
FIELD DISCREPANCIES. CONTRACTOR IS RESPONSIBLE FOR
REWORK OF ANY UNCOMMUNICATED DISCREPANCIES.
10.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND
ENGINEER IN WRITING OF DISCREPANCIES OR CONFLICTS IN
THE CONTRACT DOCUMENTS BEFORE COMMENCING WORK. NO
FIELD CHANGES OR DEVIATIONS ARE TO BE MADE WITHOUT
PRIOR WRITTEN APPROVAL FROM THE ENGINEER. FAILURE TO
NOTIFY OWNER AND ENGINEER OF AN IDENTIFIABLE CONFLICT
BEFORE PROCEEDING WITH INSTALLATION RELIEVES OWNER
AND ENGINEER OF ANY OBLIGATION TO PAY FOR A RELATED
CHANGE ORDER.
11.CONTRACTOR TO PROVIDE SOIL CORRECTIONS BELOW THE
FOOTPRINT OF THE SURFACE INFILTRATION BASIN. SOIL
CORRECTION SHALL BE PROVIDED TO A DEPTH OF 5 FEET
BELOW THE FINISHED GRADE OF THE INFILTRATION BASIN.
CORRECTION SHALL REMOVE SOILS THAT PROHIBIT
INFILTRATION, WHICH INCLUDES ALL SOIL TYPES THAT ARE NOT
SP CLASSIFIED UNIFORM SANDS OR SP-SM CLASSIFIED SILTY
SANDS OR SM SILTY SANDS, AND PROVIDE A CLEAN SAND IN
ACCORDANCE WITH MNDOT 3149.2B MODIFIED SO THAT NO
MORE THAN 5% PASSES THE NO. 200 SIEVE AND NO MORE THAN
50 PERCENT PASSING THE #40 SIEVE, IMPORTED TO THE SITE
AND COMPACTED IN PLACE. SOILS SHALL BE CORRECTED TO A
MAXIMUM DEPTH OF 5 FEET BELOW THE FINISHED GRADE OF
THE INFILTRATION BASIN WHICH CORRESPONDS TO AN
ELEVATION OF 920' BELOW THE BASIN BOTTOM, WITH
ELEVATIONS BELOW THE SIDE SLOPES BEING VARIABLE.
12.ON SITE SANDY SOIL MAY BE MINED AND USED FOR SOIL
CORRECTION IF TESTED AND APPROVED BY OWNER'S
GEOTECHNICAL REPRESENTATIVE.
13.OWNER'S GEOTECHNICAL REPRESENTATIVE SHALL BE
PRESENT ON SITE AT TIME OF CORRECTION. CONTACT A
MINIMUM OF 2 BUSINESS DAYS PRIOR TO COMMENCING
CORRECTION ACTIVITIES.
14.FOR PLANTING AREAS (12 INCH UNCOMPACTED DEPTH),
INCORPORATE 3 INCHES OF COMPOST INTO THE TOP 5 INCHES
OF COMPACTED SOIL TO CREATE A TOPSOIL LAYER WITH A
MINIMUM DEPTH OF 8 INCHES. SOILS BELOW THE TOP SOIL
LAYER SHALL BE SCARIFIED TO AT LEAST 4 INCHES.
15.FOR TURF AREA (12 INCH UNCOMPACTED DEPTH),
INCORPORATE 1.75 INCHES OF COMPOST INTO THE TOP 6.25
INCHES OF COMPACTED SOIL TO CREATE A TOPSOIL LAYER
WITH A MINIMUM DEPTH OF 8 INCHES. SOILS BELOW THE TOP
SOIL LAYER SHALL BE SCARIFIED TO AT LEAST 4 INCHES.
CITY STANDARD GRADING NOTES
►
32
'
22'
6'
6'
6'
8'
8'
8'
2
2
'
2
2
'
32'
22
'
22
'
41'
6'
9
3
0
9
3
0
930
93
5
927
928
929
931
9
3
2
9
3
2
9
3
3
9
3
3
9
3
4
9
3
6
930
930
935
935
929
92
9
931
93
1
932
9
3
2
933
933
93
4
934
T
P
C.S.A.H. NO. 14
STILLWATER
EB
(F.K.
A
.
S
T
A
T
E
H
W
Y
.
N
O
.
5
)
►►
►►
►►
►►
►►
►►
►►
►►
►►
►►
►►
►►
►►
►►►►►►►►►►
►►►►►►►►►►►►►►►►►►
►►►►
►►
►►
►►
93
5
9
3
3
93
4
9
3
4
934
933
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES
OUTLOT E: 2.35 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
8'
930
930
929
931
931
932
932
933
933
934
934
930
929
929
929
931
932
93
2
93
3
►►►►►►►►►►
►►
►►►►►►
►►
►►►►►►
0+
8
6
1+00 2+00 3+00 4+00
0+00 1+00 2+00 3+00
0+
0
0
1+
0
0
2+
0
0
3+
0
0
4+
0
0
5+
0
0
6+
0
0
7
+
0
0
8
+
0
0
8
+
2
3
1.1
1.3
1.3
1.3
1.3
1.4
1.4
1.5
1.6
1.5
1.6
1.5
1.6
1.7
1.1
1.3
1.4 1.2
1.3
1.2
1.13
1.12
1.5
1.5
1.5
1.6
1.6
1.6
1.5
1.8
1.7
1.7
1.7
1.5
1.11
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.13
1.13
1.13
1.15
1.15
1.4
►►►►►►
1.9
1.9
1.13
1.13
1.13
1.2
1.2
1.2
EOF:931.00
R2
0
'
R20'
R
2
5
'
R25
'
R20'
R2
0
'
R20
'
R2
0
'
R20
'
R20'
R20'
R20
'
R25
'
R25'
R
5
0
'
R50'
930
93
3
93
3
93
4
9
3
4
93
3
93
2
933
933
932
9
3
1
9
3
1
935
934
935
936
936
937
937
1.9
9
3
0
9
3
1
92
9
92
8
92
7
92
6
92
5
925926927928929930 931
DWN BY:
ISSUE DATE:
PROJECT NO.:
\\
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6
1
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0
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5
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S
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1
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A
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3
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A
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:
ISSUE NO.:
IS
S
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.
:
SHEET NO.:
SHEET TITLE:
3/
2
0
/
2
0
2
4
9
:
1
1
:
4
2
A
M
CLIENT:
PR
O
J
E
C
T
T
I
T
L
E
:
CHK'D BY:APP'D BY:
CERTIFICATION:
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
I
D
G
E
W
A
T
E
R
V
I
L
L
A
G
E
LA
K
E
E
L
M
O
M
I
N
N
E
S
O
T
A
,
W
A
S
H
I
N
G
T
O
N
C
O
U
N
T
Y
193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
O
R
P
R
E
L
I
M
I
N
A
R
Y
P
R
I
C
I
N
G
1
09
/
2
2
/
2
0
2
3
60
%
D
E
S
I
G
N
F
O
R
C
I
T
Y
S
U
B
M
I
T
T
A
L
2
03
/
1
8
/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
0
1 inch = 50 ft.
50 10050
C-102
GRADING AND DRAINAGE -
WEST
STANTEC NOTES
1.SEE SHEET G-002 FOR ADDITIONAL PROJECT NOTES.
2.ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE
NOTED
3.DESIGN BY OTHERS ITEMS SHOWN FOR REFERENCE ONLY.
EXACT LOCATION, DETAIL, AND DESIGN BY OTHERS.
COORDINATE WITH PROJECT PARTNERS TO OBTAIN RELATED
CONSTRUCTION DOCUMENTS/DRAWINGS
4.CONSTRUCTION SHALL HAVE STABILIZED EXIT AT ALL TIME
THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR
IS ULTIMATELY RESPONSIBLE TO PROJECT DOWNSTREAM
WATERS FROM CONSTRUCTION RUNOFF.
5.UNTRENCHED SILT FENCE OR ORANGE SNOW FENCE MAY BE
USED FOR TREE PROTECTION.
6.CONSTRUCTION LIMITS AND SILT FENCE SHOWN OFFSET TO
THE PROPERTY LINE FOR CLARITY, WHERE APPLICABLE.
7.CLEAR AND GRUB AS NEEDED WITHIN LIMITS OF DISTURBANCE
8.EROSION CONTROL BLANKET SHALL BE INSTALLED ON ALL
SLOPES 4:1 OR STEEPER, UPON COMPLETION OF GRADING.
9.EXISTING SPOT ELEVATIONS AT MATCH POINTS ARE BASED ON
POINT TO POINT SURVEY DATA. CONTRACTOR IS RESPONSIBLE
FOR VERIFYING CONNECTION POINTS PRIOR TO INSTALLATION
OF IMPROVEMENTS AND FOR MAKING NECESSARY
ADJUSTMENTS IN THE FIELD FOR CONSTRUCTABILITY AND TO
ENSURE SMOOTH TRANSITIONS TO FIELD CONDITIONS.
CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING OF ANY
FIELD DISCREPANCIES. CONTRACTOR IS RESPONSIBLE FOR
REWORK OF ANY UNCOMMUNICATED DISCREPANCIES.
10.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND
ENGINEER IN WRITING OF DISCREPANCIES OR CONFLICTS IN
THE CONTRACT DOCUMENTS BEFORE COMMENCING WORK. NO
FIELD CHANGES OR DEVIATIONS ARE TO BE MADE WITHOUT
PRIOR WRITTEN APPROVAL FROM THE ENGINEER. FAILURE TO
NOTIFY OWNER AND ENGINEER OF AN IDENTIFIABLE CONFLICT
BEFORE PROCEEDING WITH INSTALLATION RELIEVES OWNER
AND ENGINEER OF ANY OBLIGATION TO PAY FOR A RELATED
CHANGE ORDER.
KEYNOTES #
SE
E
S
H
E
E
T
C-
1
0
3
1.SITE PLAN
1.1.MATCH EXISTING
1.2.CONCRETE SIDEWALK - SEE DETAIL 510/C-803
1.3.BITUMINOUS PAVEMENT - SEE TYPICAL SECTION ON
SHEETS G-005 TO G-006
1.4.B618 CURB AND GUTTER - SEE DETAIL 501A/C-802
1.5.DRAINAGE & UTILITY EASEMENT
1.6.PARKING/LANDSCAPE SETBACK
1.7.BUILDING SETBACK
1.8.PROPOSED BUILDING PAD
1.9.CURB CUT
1.10.PROPOSED WET POND
1.11.INFILTRATION BASIN
1.12.PROPOSED LOT LINES
1.13.BITUMINOUS TRAIL - SEE DETAIL 509/C-803
1.14.MONUMENT SIGN - SEE ARCH/STRUC PLANS
1.15.WIDE REVEAL FRAME AND GRATE SYSTEM - SEE DETAIL
Z723/C-805
MINOR CONTOUR 901
MAJOR CONTOUR 900
GRADING LIMITS
CONSTRUCTION LIMITS
SPOT ELEVATION
SURFACE GRADE & FLOW DIRECTION
SURFACE SLOPE (H:V) & FLOW DIRECTION 3.0:1
1.00%
GRADING / TOPOGRAPHY LEGEND
DESCRIPTION PROPOSEDEXISTING
9XX.XX
DITCH
►►►►►►►►►►►►
32
'
6
'
22
'
22'
6'
20
'
40'
22'
6'
6'
22'
22
'
32'
6'
6'
32
'
32'
6'
22
'
930 930
9
3
0
9
3
0
93
0
9
3
0
930
9
3
0
9
3
0
930
9
3
5
93
5
93
5
93
5
926 926
926
926
927 927
927
927
928 928
928
928
929 929
929
929
931 931
9
3
1
93
1
93
1
9
3
1
931
9
3
1
9
3
1
931
93
2
93
2
93
2
9
3
2
9
3
2
9
3
2
9
3
2
9
3
3
93
3
93
3
93
3
93
3
93
3
93
3
9
3
3
93
4
93
4
9
3
4
9
3
4
934
9
3
4
9
3
6
9
3
6
9
3
6
9
3
6
9
3
6
C.S.A.H. NO. 14
(STILLWATER BOULEVARD N)
(S
T
I
L
L
W
A
T
E
R
BO
U
L
E
V
A
R
D
N
)
EB
C.
S
.
A
.
H
.
N
O
.
1
5
►►
►►
►►►►►►►►►►►►►►►►►►►►►►►►►►
►►►►►►►►►►►►►►
►►
►►
►►►►
►►
►►
►►
►►
►►
►►►►►►
►
►
►►
►►
►►
►►
►►
►►
►►
►►
93
5
933
9
3
3
933
933
934
9
3
4
9
3
6
93
6
93
7
93
7
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT AREA A: 0.82 ACRES
OUTLOT AREA B: 1.21 ACRES
PR
O
P
O
S
E
D
R
E
T
A
I
L
BU
I
L
D
I
N
G
AR
E
A
:
1
2
,
0
0
0
S
F
FF
E
:
9
3
8
.
0
0
OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
►►►►
►
►
920
925
917 918 919
921 922 923 924
9
3
5935
93
5
93
5
930
927927 928 929
920
925
921 922 923 924
926
20'
►►►►
SOIL CORRECTION WILL BE
REQUIRED FOR SURFACE
INFILTRATION BASIN. SEE PRIVATE
NOTES 11,12, AND 13 ON SHEET
C-101 FOR SPECIFIC INFORMATION
►►
►►
►►
►►
►►
►►
►►
►
►►
►►
►►
2+00 3+00 4+00 5+00 6+00 7+00 8+00
9+00 9+30
2+00 3+00 4+00 5+00
6+0
0
7+
0
0
8+
0
0
9+
0
0
10
+
0
0
11
+
0
0
1.2
1.2
1.2
1.2
1.2
1.2
1.21.2
1.3
1.3
1.3
1.3
1.4
1.4
1.2
1.4
1.5
1.7
1.6
1.5
1.4
1.4
1.4
1.4
1.5
1.5
1.5
1.5
1.8
1.8
1.8
1.3
1.7
1.7
1.7
1.7
1.7
1.7
1.7
1.7
1.5
1.6
1.6
1.10
1.11
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.13
1.13
1.12
1.2
1.7
1.12
1.121.5
1.5
1.7
1.2
1.2
1.2
EOF:932.76
EOF:932.21
EOF:931.00
EOF:931.00
EOF:931.00 EOF:932.00
EOF:932.00
R2
0
'
R20'
R20'
R
2
0
'
R20
'
R2
0
'
R2
0
'
R
2
0
'
R20'
R20'
R20'R
2
0
'
R166'
R134'
R106'R74'
20
'
933
933
932
9
3
1
9
3
1
932932
932
932
933
93
3
933
933
933
934
9
3
4
93
6
9
3
6
93
7
9
3
7
93
5
93
3
93
4
93
6
93
6
9
3
6
93
7
932
933
934
933
932
932
933
934
93
5
934
933
931
931
932
933 934
934934
931
932
933
931
931
932
931
9329
3
0
9
3
1
92
9
92
8
92
7
92
6
92
5
925926927928929930 931
DWN BY:
ISSUE DATE:
PROJECT NO.:
\\
u
s
0
2
4
2
-
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1
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s
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1
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3
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1
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3/
2
0
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2
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DA
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ISSUE NO.:
IS
S
U
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N
O
.
:
SHEET NO.:
SHEET TITLE:
3/
2
0
/
2
0
2
4
9
:
1
1
:
5
4
A
M
CLIENT:
PR
O
J
E
C
T
T
I
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L
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:
CHK'D BY:APP'D BY:
CERTIFICATION:
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
I
D
G
E
W
A
T
E
R
V
I
L
L
A
G
E
LA
K
E
E
L
M
O
M
I
N
N
E
S
O
T
A
,
W
A
S
H
I
N
G
T
O
N
C
O
U
N
T
Y
193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
O
R
P
R
E
L
I
M
I
N
A
R
Y
P
R
I
C
I
N
G
1
09
/
2
2
/
2
0
2
3
60
%
D
E
S
I
G
N
F
O
R
C
I
T
Y
S
U
B
M
I
T
T
A
L
2
03
/
1
8
/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
0
1 inch = 50 ft.
50 10050
C-103
GRADING AND DRAINAGE -
EAST
STANTEC NOTES
1.SEE SHEET <C/G>-002 FOR ADDITIONAL PROJECT NOTES.
2.ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE
NOTED
3.DESIGN BY OTHERS ITEMS SHOWN FOR REFERENCE ONLY.
EXACT LOCATION, DETAIL, AND DESIGN BY OTHERS.
COORDINATE WITH PROJECT PARTNERS TO OBTAIN RELATED
CONSTRUCTION DOCUMENTS/DRAWINGS
4.CONSTRUCTION SHALL HAVE STABILIZED EXIT AT ALL TIME
THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR
IS ULTIMATELY RESPONSIBLE TO PROJECT DOWNSTREAM
WATERS FROM CONSTRUCTION RUNOFF.
5.UNTRENCHED SILT FENCE OR ORANGE SNOW FENCE MAY BE
USED FOR TREE PROTECTION.
6.CONSTRUCTION LIMITS AND SILT FENCE SHOWN OFFSET TO
THE PROPERTY LINE FOR CLARITY, WHERE APPLICABLE.
7.CLEAR AND GRUB AS NEEDED WITHIN LIMITS OF DISTURBANCE
8.EROSION CONTROL BLANKET SHALL BE INSTALLED ON ALL
SLOPES 4:1 OR STEEPER, UPON COMPLETION OF GRADING.
9.EXISTING SPOT ELEVATIONS AT MATCH POINTS ARE BASED ON
POINT TO POINT SURVEY DATA. CONTRACTOR IS RESPONSIBLE
FOR VERIFYING CONNECTION POINTS PRIOR TO INSTALLATION
OF IMPROVEMENTS AND FOR MAKING NECESSARY
ADJUSTMENTS IN THE FIELD FOR CONSTRUCTABILITY AND TO
ENSURE SMOOTH TRANSITIONS TO FIELD CONDITIONS.
CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING OF ANY
FIELD DISCREPANCIES. CONTRACTOR IS RESPONSIBLE FOR
REWORK OF ANY UNCOMMUNICATED DISCREPANCIES.
10.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND
ENGINEER IN WRITING OF DISCREPANCIES OR CONFLICTS IN
THE CONTRACT DOCUMENTS BEFORE COMMENCING WORK. NO
FIELD CHANGES OR DEVIATIONS ARE TO BE MADE WITHOUT
PRIOR WRITTEN APPROVAL FROM THE ENGINEER. FAILURE TO
NOTIFY OWNER AND ENGINEER OF AN IDENTIFIABLE CONFLICT
BEFORE PROCEEDING WITH INSTALLATION RELIEVES OWNER
AND ENGINEER OF ANY OBLIGATION TO PAY FOR A RELATED
CHANGE ORDER.
KEYNOTES #
1.SITE PLAN
1.1.MATCH EXISTING
1.2.CONCRETE SIDEWALK - SEE DETAIL 510/C-803
1.3.BITUMINOUS PAVEMENT - SEE TYPICAL SECTION ON
SHEETS G-005 TO G-006
1.4.B618 CURB AND GUTTER - SEE DETAIL 501A/C-802
1.5.DRAINAGE & UTILITY EASEMENT
1.6.PARKING/LANDSCAPE SETBACK
1.7.BUILDING SETBACK
1.8.PROPOSED BUILDING PAD
1.9.CURB CUT
1.10.PROPOSED WET POND
1.11.INFILTRATION BASIN
1.12.PROPOSED LOT LINES
1.13.BITUMINOUS TRAIL - SEE DETAIL 509/C-803
1.14.MONUMENT SIGN - SEE ARCH/STRUC PLANS
1.15.WIDE REVEAL FRAME AND GRATE SYSTEM - SEE DETAIL
Z723/C-805
SE
E
S
H
E
E
T
C-
1
0
2
SEE SHEET C-104
MINOR CONTOUR 901
MAJOR CONTOUR 900
GRADING LIMITS
CONSTRUCTION LIMITS
SPOT ELEVATION
SURFACE GRADE & FLOW DIRECTION
SURFACE SLOPE (H:V) & FLOW DIRECTION 3.0:1
1.00%
GRADING / TOPOGRAPHY LEGEND
DESCRIPTION PROPOSEDEXISTING
9XX.XX
DITCH
T
P
TP
C.S.A.H. NO. 14
(STILLWATER BOULEVARD N)
(M
A
N
N
I
N
G
A
V
E
N
U
E
N
)
(S
T
I
L
L
W
A
T
E
R
BO
U
L
E
V
A
R
D
N
)
STILL
W
A
T
E
R
EB
EB
C.
S
.
A
.
H
.
N
O
.
1
5
WAY N
O
R
T
H
(F.K.
A
.
S
T
A
T
E
H
W
Y
.
N
O
.
5
)
TP
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT AREA A: 0.82 ACRES
OUTLOT E: 2.35 ACRES
OUTLOT AREA B: 1.21 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
PR
O
P
O
S
E
D
R
E
T
A
I
L
BU
I
L
D
I
N
G
AR
E
A
:
1
2
,
0
0
0
S
F
FF
E
:
9
3
8
.
0
0
OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
►
►
►
►
►
I
I
I
I
I
I
I
I
I
I I I I I I
I
►►►
►
I
I
I
I
I
II
►
►►►►►
►
►
►
►
►
►
I
►
►
►
►
►
I
I
►
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
930
93
5
926
927
928
929
93
1
932
9
3
3
9
3
4
936
937
938
938
930
935
9
2
9
931
93
2
933
934
930
927
928
929
931
932
93
3
93
3
933
935935
9
3
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1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00
9+00 9+30
12" CAP FOR FUTURE
CONNECTION
0+00
1+00
2+00
3+00
4+00
5+00
6+00
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0+00
1+0
0
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12" CAP FOR FUTURE
CONNECTION
DWN BY:
ISSUE DATE:
PROJECT NO.:
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CERTIFICATION:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
I
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
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T
F
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
C-401
STORM SEWER PLAN -
OVERALL
SE
E
S
H
E
E
T
C-
4
0
3
STANTEC NOTES
1.SEE SHEET G-002 FOR ADDITIONAL PROJECT NOTES.
2.CONTRACTOR IS RESPONSIBLE FOR PROPERLY LOCATING AND
INSTALLING CATCH BASINS SO THAT THE INLET FRAME AND
GRATE PROPERLY ALIGN WITH CURB AND GUTTER.
CITY STANDARD STORM SEWER
NOTES
1.ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED
IN ACCORDANCE WITH THE CITY OF LAKE ELMO STANDARD
SPECIFICATIONS AND DETAILS.
2.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM
WITH THE REQUIREMENTS OF MNDOT SPEC 3236 (REINFORCED
CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS
SPECIFIED HEREIN.
3.PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS
SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-477.
4.A 1 ’ —0” TO 1 ’ —6” MANHOLE SECTION SHALL BE INSTALLED
UNDER THE CONE SECTION TO ALLOW FOR HEIGHT ADJUSTMENT
WHENEVER POSSIBLE.
5.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND
GROOVE WITH RUBBER ”0” RING JOINTS PROVIDED ON ALL
STORM SEWER MANHOLES. A BITUMASTIC SEAL STRIP SHALL BE
PLACED AT ALL MANHOLE RISER JOINTS
6.RIP-RAP SHALL BE HAND-PLACED OVER GEOTEXTILE FABRIC AND
CONFORM TO MnDOT SPEC. 3601, CLASS III, OR AS SPECIFIED
HEREIN.
7.THE GEOTEXTILE FABRIC USED UNDER RIP-RAP SHALL EXTEND 3
FT UNDER THE APRON.
8.FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END
SECTIONS.
9.ALL SILT SHALL BE CLEANED OUT FROM THE RIP-RAP AT THE END
OF THE PROJECT.
10.STORM SEWER STRUCTURES WITHIN 10 FT OF WATERMAIN ARE
TO HAVE WATER TIGHT CONNECTIONS PER MDH REQUIREMENTS.
11.ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND
TELEVISED PRIOR TO SUBSTANTIAL COMPLETION - SEE
SPECIFICATION SECTION 1700 - CLOSEOUT REQUIREMENTS
( IN FEET )
GRAPHIC SCALE
1 inch = 80 ft.
0 80 16080
1.SEE CIVIL ENGINEER'S PLANS FOR SITE PLAN LAYOUT AND
DIMENSIONS
2.SEE CIVIL ENGINEER'S PLANS FOR PROPOSED UTILTIES
GENERAL NOTES
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
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I
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(3) NON-SIGNIFICANT TREES
TO BE REMOVED
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CRITICAL ROOT ZONE, TYPICAL
FIELD VERIFY
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DWN BY:
ISSUE DATE:
PROJECT NO.:
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SHEET TITLE:
3/
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0
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2
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4
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CLIENT:
PR
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CHK'D BY:APP'D BY:
CERTIFICATION:
NOT
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
I
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E
W
A
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R
V
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W
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H
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G
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C
O
U
N
T
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
O
R
P
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E
L
I
M
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A
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P
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1
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2
03
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1
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0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
1 inch = 80 ft.
0 80 16080
L-101
TREE PRESERVATION PLAN
00
00
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
TREE PROTECTION FENCE,
SEE CIVIL SHEETS
1.TREE INCHES SURVEYED: 574
2.TREE INCHES REMOVED: 42
3.TREE INCHES ALLOWED REMOVAL (30%): 172
4.TREE INCHES REQUIRED FOR MITIGATION: 0
TREE PRESERVATION CALCULATIONS
DO NOT BEGIN TREE CLEARING WORK UNTIL TREE PROTECTION MEASURES ARE IN PLACE AND TO THE APPROVAL OF THE CITY OF SHOREVIEW AND THE CIVIL ENGINEER.
CRITICAL ROOT ZONE:
THE CONTRACTOR SHALL PRUNE THE CANOPY OF EXISTING TREES TO REMAIN WHERE THE CANOPY IS IN JEOPARDY OF DAMAGE TO THE THE NEW IMPROVEMENTS SHOWN. IT IS
RECOMMENDED THAT THE CONTRACTOR HIRE A CERTIFIED ARBORIST TO PERFORM THE PRUNING. ANY BRANCHES BROKEN DURING CONSTRUCTION SHALL BE IMMEDIATELY TRIMMED
AND WOUNDS PAINTED TO PREVENT FURTHER DAMAGE.
PERFORM WORK IN ACCORDANCE WITH THE LAWS, ORDINANCES, RULES, REGULATIONS, AND ORDERS OF PUBLIC AUTHORITY HAVING JURISDICTION. SECURE AND PAY FOR PERMITS,
GOVERNMENTAL FEES AND LICENSES NECESSARY FOR THE PROPER EXECUTION OF THE DEMOLITION WORK.
PRIOR TO THE START OF CONSTRUCTION, CONTACT THE CITY OF LAKE ELMO 651-747-3911. OBTAIN PERMITS AS REQUIRED BY LAW.
PROVIDE PROTECTIVE COVERINGS AND ENCLOSURES AS NECESSARY TO PREVENT DAMAGE TO EXISTING WORK THAT IS TO REMAIN. EXISTING WORK TO REMAIN MAY INCLUDE ITEMS
SUCH AS TREES, SHRUBS, LAWNS, SIDEWALKS, DRIVES, CURBS, UTILITIES, BUILDINGS AND/OR OTHER STRUCTURES ON OR ADJACENT TO THE DEMOLITION SITE. PROVIDE TEMPORARY
FENCES AND BARRICADES AS REQUIRED FOR THE SAFE AND PROPER EXECUTION OF THE WORK AND THE PROTECTION OF PERSONS AND PROPERTY.
REMOVE DEBRIS, WASTE, AND RUBBISH PROMPTLY FROM THE SITE. ON-SITE BURIAL OF DEBRIS IS NOT PERMITTED. BURN NO DEBRIS ON THE SITE. SALVAGE MATERIAL NOT OTHERWISE
INDICATED TO BE REUSED SHALL BECOME THE CONTRACTOR'S PROPERTY AND IS TO BE REMOVED PROMPTLY FROM THE SITE AND DISPOSED OF IN STRICT ACCORDANCE WITH ALL
APPLICABLE LAWS, REGULATIONS, AND/OR STATUES.
TREE PRESERVATION & REMOVAL NOTES
LEGEND
1202
1203
1204
TREE INVENTORY
1.SEE CIVIL ENGINEER'S PLANS FOR SITE PLAN LAYOUT AND
DIMENSIONS
2.SEE CIVIL ENGINEER'S PLANS FOR PROPOSED UTILTIES
GENERAL NOTES
LEGEND
NATIVE SEED TYPE A
DRY PRAIRIE GENERAL
MNDOT #35-221
LOW MAINTENANCE TURF
MNDOT #25-131
1.TREE LOCATIONS
1.1.MINIMUM 5' FROM BACK OF CURB OR EDGE OF SIDEWALK.
1.2.MINIMUM 10' FROM UTILITIES.
1.3.(5) TREES FOR EVERY (1) ACRE OF LAND DISTURBED
1.3.1.9.4 ACRES DISTURBED
1.3.2.TREES REQUIRED: 47
1.3.3.TREES PROPOSED: 47
1.4.MIN. ONE (1) TREE PER EVERY FIFTY (50) FEET STREET FRONTAGE: 4,056 LF
1.4.1.STREET FRONTAGE TREES REQUIRED: 81
1.4.2.STREET FRONTAGE TREES PROPOSED: 81
MUNICIPAL LANDSCAPE REQUIREMENTS
NATIVE SEED TYPE B
MESIC PRAIRIE GENERAL
MNDOT #35-241
TWO-YEAR STABILIZATION
MNDOT #22-111
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT AREA A: 0.82 ACRES
OUTLOT E: 2.35 ACRES
OUTLOT AREA B: 1.21 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
PR
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P
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D
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2
,
0
0
0
S
F
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:
9
3
8
.
0
0
OUTLOT D: 6.31 ACRES
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
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SYMBOL CODE QTY BOTANICAL NAME COMMON NAME CONT CAL INSTALL WIDTH MATURE WIDTH
EVERGREEN TREES
AB 7 ABIES BALSAMEA BALSAM FIR B&B 6` HT.4 - 6ft. w.15 - 25ft. w.
JE 8 JUNIPERUS VIRGINIANA EASTERN REDCEDAR B&B 6` HT.4 - 6ft. w.15 - 25ft. w.
PD 10 PICEA GLAUCA 'DENSATA'BLACK HILLS SPRUCE B&B 6` HT.4 - 6ft. w.15 - 25ft. w.
PC2 7 PINUS CEMBRA SWISS STONE PINE B&B 6` HT.4 - 6ft. w.15 - 25ft. w.
OVERSTORY TREES
AS 21 ACER X FREEMANII 'SIENNA' TM SIENNA GLEN MAPLE B&B 2.5"6 - 10ft. w.25 - 40ft. w.
CO 21 CELTIS OCCIDENTALIS COMMON HACKBERRY B&B 2.5"6 - 10ft. w.40 - 65ft. w.
GI 15 GLEDITSIA TRIACANTHOS VAR. INERMIS 'HARVE'NORTHERN ACCLAIM THORNLESS HONEYLOCUST B&B 2.5"6 - 10ft. w.25 - 40ft. w.
TB 20 TILIA AMERICANA 'BOULEVARD'BOULEVARD AMERICAN LINDEN B&B 2.5"6 - 10ft. w.15 - 25ft. w.
UP 19 ULMUS AMERICANA 'LEWIS & CLARK'PRAIRIE EXPEDITION ELM B&B 2.5"6 - 10ft. w.25 - 40ft. w.
PLANT SCHEDULE
DWN BY:
ISSUE DATE:
PROJECT NO.:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
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193806140
SAG MJS JRA
03/18/2024
2
0
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1
8
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2
0
2
3
30
%
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
1 inch = 80 ft.
0 80 16080
L-201
LANDSCAPE PLAN
OUTLOT AREA A: 0.82 ACRES
OUTLOT AREA B: 1.21 ACRES
PR
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0
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OUTLOT D: 6.31 ACRES
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
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NATIVE SEED TO DISTURBED
LIMITS, FIELD VERIFY
►
►
►
►
►
►
►
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TURF SEED TO DISTURBED LIMITS,
FIELD VERIFY
TURF SEED TO DISTURBED LIMITS,
FIELD VERIFY
NATIVE SEED TYPE A
NATIVE SEED TYPE B
I
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2-YEAR STABILIZATION SEED MIX
SEED TO DISTURBED LIMITS, FIELD VERIFY
LEGEND
NATIVE SEED TYPE A
DRY PRAIRIE GENERAL
MNDOT #35-221
LOW MAINTENANCE TURF
MNDOT #25-131
NATIVE SEED TYPE B
MESIC PRAIRIE GENERAL
MNDOT #35-241
TWO-YEAR STABILIZATION
MNDOT #22-111
SYMBOL CODE COMMON NAME
EVERGREEN TREES
AB BALSAM FIR
PD BLACK HILLS SPRUCE
JE EASTERN REDCEDAR
PC2 SWISS STONE PINE
OVERSTORY TREES
TB BOULEVARD AMERICAN LINDEN
CO COMMON HACKBERRY
GI NORTHERN ACCLAIM THORNLESS HONEYLOCUST
UP PRAIRIE EXPEDITION ELM
AS SIENNA GLEN MAPLE
PLANT PALETTE
DWN BY:
ISSUE DATE:
PROJECT NO.:
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
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193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
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2
0
2
3
30
%
S
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T
F
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2
0
2
4
90
%
C
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Y
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E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
( IN FEET )
GRAPHIC SCALE
0
1 inch = 50 ft.
50 10050
L-202
LANDSCAPE PLAN
SEE SHEET L-203
PROPOSED OFFICE BUILDING 2
AREA: 9,250 SF
GROSS AREA 18,500
FFE: 935.00
PROPOSED WET POND
FOR IRRIGATION REUSE
AREA: 1.03 ACRES
BOTTOM: 916.0
NWL: 926.0
HWL: 931.3
EOF: 932.75
PROPOSED OFFICE BUILDING 1
AREA: 10,200 SF
GROSS AREA 20,400
FFE: 935.00
TOTAL ROW AREA: 3.87 ACRES
OUTLOT AREA C: 1.54 ACRES COMMERCIAL AREA LOT 2: 1.64 ACRES
COMMERCIAL AREA LOT 3: 1.82
ACRES
COMMERCIAL AREA LOT 4: 1.90 ACRES
OUTLOT E: 2.35 ACRES
OUTLOT AREA B: 1.21 ACRES
COMMERCIAL LOT 1: 1.64 ACRES
PR
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0
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:
9
3
8
.
0
0
PROPOSED INFILTRATION
BASIN W/ FOREBAY
AREA: 1.11 ACRES
BOTTOM: 925.0
NWL: 925.0
HWL: 930.2
EOF: 931.0
(HOA OWNED)
(HOA OWNED)
(HOA OWNED)
►
►
►
►
►
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>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
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>
>
>
>
>
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III
►
►
►
►
►
►
►►►►►►►►►
►
►
►
►
►
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►
►
I
I
I
►►►►►►►►►►
►►
►►►►►►
NATIVE SEED TO DISTURBED
LIMITS, FIELD VERIFY
►
►
►
►
►
►
►
►
►►
►►►►►►
►►
►►
►►
►►
►►
►►
►►
►►►►►►
I
I
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I
I
I I
2-YEAR STABILIZATION SEED MIX
SEED TO DISTURBED LIMITS, FIELD VERIFY
TURF SEED TO DISTURBED LIMITS,
FIELD VERIFY
NATIVE SEED TYPE A
NATIVE SEED TYPE B
NATIVE SEED TYPE A
NATIVE SEED TYPE B
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
TREE PROTECTION FENCE,
SEE SHEET L-101
2-YEAR STABILIZATION SEED MIX
SEED TO DISTURBED LIMITS, FIELD VERIFY
LEGEND
NATIVE SEED TYPE A
DRY PRAIRIE GENERAL
MNDOT #35-221
LOW MAINTENANCE TURF
MNDOT #25-131
NATIVE SEED TYPE B
MESIC PRAIRIE GENERAL
MNDOT #35-241
TWO-YEAR STABILIZATION
MNDOT #22-111
SYMBOL CODE COMMON NAME
EVERGREEN TREES
AB BALSAM FIR
PD BLACK HILLS SPRUCE
JE EASTERN REDCEDAR
PC2 SWISS STONE PINE
OVERSTORY TREES
TB BOULEVARD AMERICAN LINDEN
CO COMMON HACKBERRY
GI NORTHERN ACCLAIM THORNLESS HONEYLOCUST
UP PRAIRIE EXPEDITION ELM
AS SIENNA GLEN MAPLE
PLANT PALETTE
DWN BY:
ISSUE DATE:
PROJECT NO.:
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4
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:
SHEET NO.:
SHEET TITLE:
3/
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0
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2
0
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4
9
:
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:
1
4
A
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CLIENT:
PR
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C
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CHK'D BY:APP'D BY:
CERTIFICATION:
NOT
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1 CARLSON PKWY N
PLYMOUTH, MN 55447
PHONE: 763-479-4200
WWW.STANTEC.COM
BR
I
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E
W
A
T
E
R
V
I
L
L
A
G
E
LA
K
E
E
L
M
O
M
I
N
N
E
S
O
T
A
,
W
A
S
H
I
N
G
T
O
N
C
O
U
N
T
Y
193806140
SAG MJS JRA
03/18/2024
2
0
08
/
1
8
/
2
0
2
3
30
%
S
E
T
F
O
R
P
R
E
L
I
M
I
N
A
R
Y
P
R
I
C
I
N
G
1
09
/
2
2
/
2
0
2
3
60
%
D
E
S
I
G
N
F
O
R
C
I
T
Y
S
U
B
M
I
T
T
A
L
2
03
/
1
8
/
2
0
2
4
90
%
C
I
T
Y
R
E
S
U
B
M
I
T
T
A
L
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
L-203
LANDSCAPE PLAN
SEE SHEET L-202
( IN FEET )
GRAPHIC SCALE
0
1 inch = 50 ft.
50 10050