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HomeMy WebLinkAboutPC Packet 05.09.19AGENDA HUGO PLANNING COMMISSION THURSDAY, MAY 9, 2019 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Derr, Fry, Kleissler, Lessard, Luchsinger, Mulvihill, Tjernlund) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. April 25, 2019 D. PUBLIC HEARING Hugo Ventures, LLC — Waters Edge 6th Addition Preliminary Plat and PUD Amendment E. NEW BUSINESS F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or riuba(a,ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursday, April 25, 2019 Chair Kleissler called the meeting to order at 7:00 p.m. PRESENT: Arcand, Derr, Fry, Kleissler, Lessard, Luchsinger. ABSENT: Mulvihill, Tjernlund. STAFF: Rachel Juba, Community Development Director Emily Weber, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of March 28, 2019 Commissioner Derr made a motion, seconded by Commissioner Arcand, to approve minutes for the meeting of March 28, 2019. Lessard Abstained. Motion carried. Background on the 130th Street Reconstruction Proiect Madam Chair asked Juba to provide a background the 1301h Street reconstruction project. Juba stated that the surrounding property owners have been notified of the project. The project goes out to bid on April 30, 2019. The City expects the project to start late May or early June, with construction starting once the school year is done. Construction will begin on the west side of the project near Flay Avenue and move east. The project is expected to run through the construction season, finishing in October. The City will send out notices as well as keep updates on the website. Public Hearing — OP5 Adelaide, LLC Request for PUD Amendment for the Adelaide Landing Development. Staff provided background on the PUD Amendment for the Adelaide Landing Development that is being requested by the Excelsior Group. The overall 215 -acre site is north of 130th Street and east of Forest Boulevard. The property is zoned PUD and has been platted for the first two phases of the development. The property to the north is zoned low density multiple family residential (R4) and is occupied by the Pine Meadows neighborhood. The properties to the east, south, and west are zoned single family residential and are occupied by the Country Ponds, Beaver Ponds, and Birch Tree Ponds residential development. The properties west of Forest Boulevard are zoned general industrial. The applicant is asking for a PUD amendment to replace the 70 -foot wide lots with 65 -foot wide lots. With the PUD amendment the total proposed lots would be 324, where 319 were originally approved with the original PUD request in 2017. The PUD amendment is consistent with the 2030 Comprehensive Plan in terms of land use and density. It is in staff's opinion that the PUD amendment meets the intent of the PUD ordinance, and is consistent with the PUD general plan. The proposed 65 -foot lot sizes will still meet the setback regulations outlined for the PUD and the density meets the ordinance standards. Juba provided additional details on the parks and trails. The Parks Commission has been working with the Excelsior Group to complete park improvements and a parking lot by the end of this year. The trail system within the development is graded and will be paved later this year. The applicant originally planned to remove the trees along the northeastern side of the development, but has since stated that they have made revisions to plans that includes the preservation of a 15 foot wide swath of trees. In conclusion, staff believes that the layout of the proposed Adelaide Landing PUD general plan exceeds the City's standards for residential developments. Staff recommends approval of the PUD amendment OP5 (Excelsior Group) for the development to be known as "Adelaide Landing," subject to the conditions listed in the resolutions. Madam Chair invited the applicant, Ben Schmidt, from the Excelsior Group to address the Planning Commission. Schmidt states that they are asking for a PUD amendment because development standards have changed since the beginning of the project. Adelaide Landing has been an ongoing project for the last five years and builders have adjusted their standards. Chair Kleissler opened the public hearing at 7:15pm. 5815 135th Street North, Jeffrey Dumrose — Asked for clarification on the number of lots being added near his property. The developer came forward to address his concerns. Schmidt stated that there are the same number of lots in that particular area, however, the front side of the lots are facing a different road now. Dumrose asked if the stakes currently in place are in accordance to the PUD amendment. Smith states that the stakes are in place for the grading and that the grading plan has remained the same. Dumrose continues to ask about grading specifics. Juba addresses the Chair to clarify that the grading plan. 5905 Freenland Court N, Kristin Pangerl — Addressed the Commission and states that her property is directly across from the cul-de-sac. Mrs. Pangerl asked if any additional trees will be planted within the preserved tree area, if the lots will encroach the tree area next to the pond, if the new parcels will have access to the pond, and if the trees will be privately owned. Juba states that staff has not received any final landscaping plans or final plats for this particular area of the development. The applicant has committed to preserving the row of trees in the northeast corner of the development. Juba states that the trees in question will be privately owned. Permission to gain access to the pond via private property will need to be granted to the corresponding party. Madam Chair invites the applicant to come back forward. Schmidt states that there is an opportunity to have a drainage and utility easement over the 15 foot wide swath of trees if that is desired. The developer will not be planting additional trees in that area. Smith also stated they are willing to work with residents to solve any problems or concerns that come up. 5815 135th Street North, Jeffrey Dumrose — Is concerned that the tree stand near his property will be removed if the developer decides to remove trees at a later date. Juba asks for clarification on the location of the tree stand. She then continues to say that there is an approved landscaping plan for that particular area, and the tree stand will remain. Chair Kleissler closed the public hearing at 7:29pm and brings the discussion to the Planning Commission. Commissioner Fry clarifies that the change in lot size is to adjust to the builders of the project and to keep lot prices from increasing. Chair Kleissler asks for a clarification on the park dedication fees. Juba responds by stating that the developer will have to pay park dedication fees for the additional lots. Commissioner Derr mentions that the first phases of the project have been successful with high quality products. Arcand made a motion to approve the OP5 Adelaide, LL request for PUD Amendment for the Adelaide Landing Development subject to the conditions listed in the resolution. Luchsinger seconded. All ayes. Motion carried. Adjournment The next meetings will be May 9, 2019 and May 23, 2019. Commissioner Arcand made a motion, Commissioner Fry seconded, to adjourn at 7:34 pm. All Ayes. Motion carried. Respectfully Submitted, Emily Weber, Community Development Assistant Agenda Number: D.1 CITY OF HUGO PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: Hugo Venture, LLC — Preliminary Plat and PUD Amendment for a Waters Edge 6th Addition. DATE: May 2, 2019, for the Planning Commission meeting of May 9, 2019 ZONING: Planned Unit Development (PUD) COMPREHENSIVE PLAN: Low Density Residential (LD) DEADLINE DATE: 120 -days —July 16, 2019 1. DESCRIPTION OF REQUEST: The applicant is requesting approval of a preliminary plat and PUD amendment to revise the Waters Edge preliminary plat and PUD general plan to create 37 single family villa style (slab on grade patio homes) lots and 1 outlot (common space), where 104 townhome units where previously approved. The overall net density for this phase of the project will be approximately 4 units per acre. 2. BACKGROUND: The originally approved Waters Edge preliminary plat and PUD general plan included a total of 605 units on approximately 185 acres with an overall net density of 4.3 units per acre. The development was approved in 2002. The project is a mix of housing styles including single family detached homes, patio homes (villa), manor townhomes, and village townhomes. Each housing styles have their own Homeowners Association (HOA) and are part of the Master HOA for Water Edge. This property is approximately 13 acres and was final platted as "Waters Edge 4th Addition" creating 16 townhome lots which allowed for 120 townhome units including 6 -unit and 8 -unit Page 2 buildings. The streets, utilities, lighting, and some landscaping has been installed for the development. However, only 16 units in two buildings were constructed, leaving 14 townhome lots and 104 units vacant and not built. 3. CONTEXT: A. Surrounding land Use and Zoning The properties to the north and east are zoned PUD and are occupied by townhomes, single family homes, and patios homes (villas) in the Waters Edge residential development. The properties to the south are zoned Agricultural (AG) and are occupied by large lots and single family homes. The properties to the west are zoned PUD and are occupied by townhomes and single family homes in the Heritage Ponds residential development. B. Natural Characteristics of Site The property has been previously graded for three-story 6 to 8 unit townhome buildings. The streets, utilities, lighting, and some landscaping has been installed. The property will need to be graded for the proposed single family villa style (patio) homes. 4. ANALYSIS: A. Level of Discretion in Decision Making The City has relatively high level of discretion in approving a PUD amendment. A PUD amendment must be consistent with the City's comprehensive plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety, and welfare of the community. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations in the City Code. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards Preliminary Plat and Planned Unit Development (PUD) Amendment The use of the PUD zoning allows the developer zoning ordinance flexibility to create a master planned development. The PUD zoning is tied to a specific PUD general plan. This project is tied to the Waters Edge PUD general plan. The 2030 Comprehensive Plan shows the land use being Low Density Residential (LD). The PUD amendment is consistent with the Comprehensive Plan in terms of land use and density. It is in staff's opinion that the Waters Edge PUD general plan has offered a creative and efficient method to planning the site, all which meets the intent of the PUD ordinance. Page 3 The proposed PUD amendment is to allow 37 single family villa style home (patio homes), where 120 three-story 6 to 8 townhome units were approved. There are patio homes in the Waters Edge development and there are regulations for patio homes for the development. The density is proposed to the less than what was originally approved, but still complies with the minimum density required. Since the approval of the Waters Edge development in 2002, the housing market has changed quite a bit. The construction of townhomes has slowed down significantly. The applicant would like to build single family villa style homes (patio homes), instead of the approved townhomes. Lot Sizes The PUD district does not have minimum standards for lots sizes for the Waters Edge development. The maximum development density for a PUD in the R-3 zoning district is 4 units per 1 acre. The density range for the Low Density Residential (LD) land use is 2 to 4 units per acre. The applicant is proposing a residential net density of approximately 4 units per acre, which fits the requirements of a PUD. Although the development allows flexibility on lot sizes and setbacks, the density meets the ordinance standards. Setbacks Setbacks for the home styles where established the Waters Edge PUD approval in 2002. The patio homes would be located on envelope lots and surrounded by a common lot. The proposed units would comply with the following standards: Minimum front yard setback from private drive 25 feet curb Minimum side yard setback 15 feet between buildings Minimum rear yard setback 15 feet between buildings Setback around perimeter of the site (exterior 25 feet property lines) However, lots 20 — 23 do not meet the perimeter setback of 25 feet from the exterior property lines. The area behind the four lots is a wetland and stormwater management area. This area will be not be built on and will be preserved. Staff is comfortable with the request to have these lots be a minimum of 15 feet from the perimeter property line for lots 20 — 23. Landscaping Section 90-181 Landscaping of the City Code provides requirements for landscaping in residential developments. The ordinance requires a minimum of 2 deciduous shade trees in the front yard of each home site. The applicant is asking for flexibility from the landscape requirements. The applicant is proposed a mix of deciduous shade trees, coniferous (evergreen) trees, and ornamental trees around the homes site and in the common areas for a total of 133 Page 4 trees. This totals 3.6 trees per home site, exceeding the number of trees required. It is in staff's opinion that this is a good alternative to the City Code requirements and believes the intent of the City is meet. There are 97 existing trees along the west and south property lines that where installed by the previous developer and will remain. This was part of the overall Waters Edge PUD landscape plan. Staff did not use these existing trees in the count for proposed landscape flexibility. Lighting Street lighting has already been installed along the private streets. Streets/Access The private streets have already been installed for the development. No street construction is proposed except minor curb work. Cross access and maintenance agreements for the streets shall be recorded with the final plat. Sidewalks and Trails Sidewalks have already been installed along the south side of Education Drive (private street). There are no additional sidewalks proposed for the development. The developer has proposed to dedicate a 12 foot trail easement starting from the north side of lot 20 and along the west property line to connect to Elmcrest Avenue. The trail is not proposed to be built with the project. At this time there is not a trail along Elmcrest Avenue. It is in staff's opinion that the trail easement is in a good location and at the time the properties to the south develop, it would provide good connections to parks in the area and the Oneka Elementary School. It will also provide access to the commercial services along County Road 8. Grading/Drainage/Wetlands There is some grading that is proposed for the development. The building pads were graded assuming the three-story townhomes would be built. There will be dirt removed from the building pads and grading will occur for the proposed single family villa style homes (patio homes). Stormwater management facilities have already been installed to accommodate the development with previous phases. An analysis has been performed to ensure the stormwater management facilities have been designed and built to serve the proposed development. The overall impervious surface coverage is less that what was previously approved. The City Engineer has determined that the stormwater facilities are appropriately sized to serve the proposed development. Page 5 There are several retaining walls proposed with the development. The retaining shall be maintained by the HOA. Any retaining was over 48 inches will be required to have a fence along the top. Staff recommends a decorative style fence. Staff has added as a condition of approval that the fence design be decorative and approved by staff prior to installation. No wetland impacts are proposed with the development. Utilities Sanitary sewer, storm sewer and watermain has already been installed for the development. However, in order to serve the proposed single family villa style homes (patio homes) private sanitary sewer, storm sewer and watermain. The previous utilities that were installed were constructed to have one main connection to each 6 and 8 unit townhome building. Each proposed unit will need individual connections requiring the change for private utilities. The HOA will be responsible for the private utilities. Water Re -use Water reuse will be utilized as part of this development. Water for irrigation will be delivered to the site from the Water's Edge Phase II Stormwater Reuse Improvement Project. Architecture The applicant has provided four building designs for the single family villa style home (patio homes). The applicant has also provided a design and color palette for the homes. The PUD requires no adjacent home have the same front elevation and that the buildings shall have varied and interesting detailing. Each home shall utilize architectural accent features such as dormers, bay windows, arched windows, etc. The building designs that the applicant has submitted are a good start to meeting the intent of the PUD requirements. Staff will continue to work with the applicant on the home design prior to final plat approval. The design shall be reviewed and approved by staff. Homeowners Association It is staff's understanding that the proposed single family villa style homes (patio homes) will be part of the Master HOA for the Waters Edge Development, but will have their own sub - association. The HOA will be responsible for maintenance of the private streets/sidewalks and utilities, landscaping, retaining walls, and common space. Park Dedication Park dedication requirements have been fulfilled with the first phase of this development when the park land was dedicated to the City. No additional dedication is due with this phase. Page 6 5. CONCLUSION: Staff has reviewed the preliminary plat and PUD amendment for consistency with the standards outlined in the Comprehensive Plan and Waters Edge PUD general plan, and finds that the proposed PUD amendment is consistent with the standards. 6. RECOMMENDATION: Staff recommends approval of the preliminary plat and PUD amendment, subject to the conditions listed in the resolution. ATTACHMENTS: 1. Location Map 2. Resolution 3. Engineers Memo dated May 3, 2019 4. Applicant Narrative dated May 5, 2019 5. Applicants Design Guidelines Narrative dated April 16, 2019 6. Letter from Waters Edge HOA dated February 27, 2019 7. Proposed Preliminary Plat dated June 18, 2018, revised April 22, 2019 8. Proposed Landscape Plan dated October 22, 2018 (received March 19, 2019) 9. Proposed Single Family Villa Homes (Patio Homes) Design dated April 29, 2019 t'- , CFFY OF V� WEST. 18VV06 Waters Edge 6th Addition Preliminary Plat and PUD Amendment Hugo, MN N 0 215 Feet 1 in=215 feet RESOLUTION 2019 - APPROVING APRELIMINARY PLAT AND PUD AMENDMENT FOR HUGO VENTURES, LLC, FOR WATERS EDGE 6TH ADDITION WHEREAS, Hugo Ventures, LLC, has requested approval of a Preliminary Plat and PUD Amendment for "Waters Edge 6th Addition" on property legally described as follows: See attached WHEREAS, Planning Commission has reviewed the preliminary plat and PUD amendment at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does the request by Hugo Ventures, LLC, for a Preliminary Plat and PUD Amendment for "Waters Edge 6th Addition"; subject to the following conditions: 1. A preliminary plat is approved to allow the construction of 37 single family villa homes (patio homes) and 1 outlot (common space) in accordance with the plans received by the City on March 19, 2019, April 16, 2019, April 22, 2019, April 29, 2019, and May 5, 2019, except as amended by this resolution. 2. Development standards shall be according to the preliminary approvals granted by the City Council on December 16, 2002 (Resolution 2002-65, 2002-66 and 2002-67) and as amended on December 15, 2003 (Resolution 2003-65), and as amended with this resolution. 3. The plans shall be revised to label all private utilities. 4. HOA documents or written confirmation that the homes will be covered under the HOA established for the previous phases of this development must be submitted to the City Attorney for review and approval. 5. The HOA shall be responsible for the following: a. All landscaping in the development and common areas/outlot. b. All retaining walls c. Private streets and sidewalks d. Private utilities (sanitary sewer, stormsewer, and watermain) 6. Cross access and maintenance agreements as well as drainage and utility easements shall be recorded with the final plat for all private drives. 7. Park dedication requirements were fulfilled with the first phase of this development when the park land was dedicated to the City. No additional dedication is due with this phase. 8. The development shall comply with the following setbacks: Minimum front yard setback from private drive 125 feet Resolution 2019 - Page 2 curb Minimum side yard setback 15 feet between buildings Minimum rear yard setback 15 feet between buildings Setback around perimeter of the site (exterior property lines) 25 feet Setback around perimeter of the site (exterior property lines) for Lots 20 - 23 15 feet FURTHER, that the following conditions be met prior to issuance of building permits: 1. The applicant shall comply with the conditions in the City Engineer's memo dated March 15, 2006. 2. The final plat, development agreement and associated documents must be recorded at the County. 3. No changes shall be made to the HOA documents unless approved by the City of Hugo in writing. Any amendments to the HOA documents must be filed at Washington County. 4. The developer shall submit building elevations and a design palette including colors for siding, shake, shutters, shingles, brick, and stone for each of the buildings. No adjacent building shall have the same front elevation colors or architectural styles and the buildings shall have varied and interesting detailing. Each home shall utilize architectural accent features such as dormers, bay windows, arched windows, etc. 5. A 12 -foot trail easement shall be dedicated to the City as shown on plans dated April 22, 2019. 6. Any retaining wall over 48 inches shall have a fence along the top. The fence shall be architecturally decorative. The design of the fence shall be reviewed and approved by staff. ADOPTED by the City Council this 20th day of May, 2019 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk wsb May 3, 2019 Ms. Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Revised Preliminary Plat Review Waters Edge 6t" Addition WSB Project No. 3288-090 Dear Ms. Juba: We have reviewed the revised preliminary plat submittal for the above -referenced project. In particular, we have reviewed the following plans related to this particular request: • Revised Preliminary Plans dated 4/22/19 by Landform Based on the review of the revised preliminary plan documents, we offer the following comments related to this application: Preliminary Plat 1. The Plat accurately indicates drainage and utility easements over the entirety of lot 38, which includes all areas outside of each of the 37 individual lots. Development Agreement 2. There are a number of development fees outlined within the City's Fee Schedule that will become due as part of the final plat. Grading, Street, and Utility Plans 3. Plans and Development Agreement will need to clearly identify maintenance responsibilities for street, sanitary sewer, watermain, storm sewer, and retaining walls etc. The main line sanitary sewer and watermain with be public infrastructure while the remaining will be private. Wetland/Drainage 4. No wetland impacts are proposed as part of the proposed improvements. 5. Analysis was performed to ensure previous stormwater management facilities are appropriately sized. Overall there is less impervious coverage that the previously approved project. Revised Water Reuse Plan 6. Water reuse will be utilized as part of this development. Water will be delivered to the site from the Water's Edge Phase II Stormwater Reuse Improvement Project. S:\Users\R_Juba\Rachel\DEVELOPMENT PROJECTS\Waters Edge\Waters Edge 6th - Fred Stelter\Prelminary Plat and PUD Amend\Engineer Comments\LTR - Waters Edge 6th Prelim Plat - 05 03 19.docx Ms. Rachel Juba May 3, 2019 Page 2 Thank you for the opportunity to provide comments on this project. Additional detailed red -lined comments have been provided to the applicant's engineer. These comments will need to be addressed prior to approval of the construction plans. If you have any questions, please do not hesitate to contact me at 651-286-8463. Sincerely, WSB & Associates, Inc. Mark Erichson, PE City Engineer cc: Scott Anderson, Public Works Director (email only) Liz Finnegan, Senior Engineering Technician (email only) Stephanie Hatten, Water Resource Engineer (email only) S:\Users\R_Juba\Rachel\DEVELOPMENT PROJECTS\Waters Edge\Waters Edge 6th - Fred Stelter\Prelminary Plat and PUD Amend\Engineer Comments\LTR - Waters Edge 6th Prelim Plat - 05 03 19.docx March 4, 2019 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Ave. N. Hugo, Minnesota 55038 Dear Ms. Juba, This letter is to request that the PUD Amendment application that I previously filed for the Waters Edge 6`" Addition be transferred to Hugo Ventures LLC as the developer instead of myself. All the contact information in terms of address and phone numbers remain the same. Hugo Ventures was formed by myself to acquire the vacant lots 3-16 and the common area lot 17 and remain the majority LLC member and Treasurer. That purchase was completed on December 31, 2018. As you are aware, after the PUD Amendment into 37 villa lots, Homes by Legacy LLC will be acquiring the lots and completing the building of the homes and any necessary private infrastructure improvements for each phase section. It is anticipated that I will likely remain involved as a consultant to Homes by Legacy LLC to assist in managing the infrastructure improvements. Please do not hesitate to contact me with any concerns. Sincerely, Fred Stelter Water's Edge Sixth Addition Compliance with Multi -family Design Guidelines April 16, 2018 The following discusses how the proposed Villa homes for Waters Edge Sixth Addition will comply with the various design standards found in Section III of the City of Hugo Multi -family Development Design Guidelines adopted December 19, 2005. A. GENERAL This section stresses creative site planning and quality architecture to avoid monotony. The proposed PUD Amendment will provide a new villa style home to the Waters Edge Community and thus variety from the existing adjacent row townhomes. The proposal is for three base model homes and the amended plat allows for some homes to have patios and others three car garages. A large color palette for the exterior will also provide diversity with no usage of the same color palette for any adjacent home allowed. Also, no same model of home will be allowed adjacent to another to further break up any potential monotony of the homes. B. SITE PLANNING BASICS This section stresses placement of building to avoid a monotonous, barrack -style of development and minimizing transitions from existing developments to minimize impacts. The PUD Amendment changes the design concept from 106 units of row townhomes to 37 villa style single family homes. This greatly reduces the impact on the existing townhome units that have been built and breaks up the potential monotony of adding similar row townhome units with the variety of each villa home with the large potential color palette and variety of home models. C. BUILDING SETBACKS This section discusses setbacks and certain desired building designs for window and porches for multi -family units to create a better sense of community. The proposed villa homes have a number of windows on all sides and a small front porch area and so incorporate this suggestion. The setbacks for the entire Waters Edge development were previously approved and will be complied with unless otherwise noted to accommodate certain lots. D. BUILDING MASS This section discusses that the units should be articulated to break-up the building fagade on all elevations and how it might be accomplished. The proposed villa units will have a variety of elements that break up the fagade including columns, porches, window and dormers. Additionally, the use of a stone fagade on a portion of the first level will further accomplish this goal. The building materials proposed will include Smartside siding and stone on the front side of the villa unit and vinyl siding on the other three sides. E. ARCHITECTURE This section discusses a variety of architectural elements. The proposed architecture elements for the front side of the villa units to use stone accent on the lower portion and Smartside lap siding combined with the variety of models and color palette will provide a unique design for the units. Vinyl lap siding will be used on the other three sides with a variety window sizes and shapes to further enhance the architectural design and appeal. F. TRAFFIC AND PEDESTRIAN CIRCULATION This section discusses the street design. The Waters Edge development street design was previously approved and the streets are built. The proposed villa design utilizes the existing streets and so the garages will face the private street frontage. The existing streets also provide for a circular flow thru the development and so is of good design for traffic flow. A proposed trail easement will be incorporated into the west side of the proposed development area to allow for future addition of a trail. G. STREETS, PUBLIC SPACE AND AMENITIES The PUD for the entire Waters Edge development was previously approved which included the street design, driveway setback minimums, parking spaces, mailbox clusters, common open space and amenities which included the club house and pool. Accordingly, these items are complied with under that PUD approval. Additional items that are relevant in this section relate to garages and landscaping. The villa home design has the garages even with the front of the home with the front door entrance set back to allow for a small porch area. This avoids a garage forward or "snout -nose" design which is highly discouraged in the design guidelines. Given the existing street design it is not possible to not have the garages face the street. All garages will be at least two -car designs. The HOA documents will include language discouraging overnight parking in driveways or use of garages as storage units. The proposed separate landscaping plan for the new villa homes provide a variety of trees and shrubs to meet the requirements. (j) WATERS EDGE February 27th, 2019 To Whom It May Concern: The Waters Edge Community Association Inc. (Master) Board of Directors has met and discussed the plans presented by Fred Stelter that involves the undeveloped areas adjacent to Waters Edge Village Homes. The Master Board is in support of the addition of the (proposed) new association Waters Edge Villa Homes Association (intended name but not finalized). The Board is in agreement that pending review and approval of all appropriate documentation the Master Board will allow Waters Edge Villa Homes(intended name but not finalized) to join and become a member of Waters Edge Community Association. If you have any additional questions about this please let Management know at 651-407-7047 or email kariross@gaughancompanies.com. Thank you. On Behalf of the Board of Directors, Kari Ross, CMCA, AMS Sr. Community Manager Waters Edge Village Homes ✓/ /' //�`� ,% / /ii' /iii //� / / / J - -,-> �► I\. / / l/, �I(fill 1111;11 I I I 1 f �� f 1 \ 1 I I / / ti /ii l �l /J if Ir / IIn" III I 111 1 1 I I IIi EXISTING STREET LIGHT -- EXISTING STORM TILE I 1 �I I,iN 11N I I I + Ill I Ili ' SMI" Existing Storm Sewer _ Existing Sanitary Sewer 1 11111 III I1 11 ISI I l Existing Water Service ►► �, III 11 l Existing Contours .�1� Existing Spot Elevations IIII III I I I II \ b DELINEATED WETLANDS IIII III 11 0 1 11 jW0 19� \ � ~ c b 1 o �wQ o 3 -0 1 0 9-� !� 17 ! g Mi11/N 11 % � / I I IIII WETLAND / III X11 I I I 1 I I / �_92;�% I I N C4 Ill j11 11°1 --_��_���� -- — 1 II li11I 1iIT E R 5,�;,/ ISI r;� -Iff/ -!_ . 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B#'� \ �x \ \`\ ,'l \ \ \\ \\ \ \ ^\, N III \\ \ `\ \� \ " \�\ I // r, -o ��`e �d \ r \\\�\� \\ \�\\6 \ \\ \ �/ // <<f._ o III \ \ \a� \\ \\ \25 14 /' III I I\ \ \ \\\ 1\\3,12\{/(r>/' III 11 �\ \ \ \\ / l / \ `� \ \� \ \ \\\\\ `•\ \ \ \\ J `\ ,� /�/ J / ` �C6 / \ ` / -9 _-,' c,' tau I \'�/i� / �IIN1�1 III ��.X 27 `��9 \ \\�— ° =3 �' ' _ -� ,5^4 IIE l I I I III — �� \\ \ \\ \ 92s \ , \ _ _ ^ _— — _ / • �$ \ <Y 28 \ �` \ _ (I - \':''. \\\ \ \ \\\ \ \\ \ \ \ \ I \ 9,s \ \\\\ \ \\\ \ ° /J ,•/ _ 'P — \':;� \ \ I I \ \ \ \\ \\ 923 \ 3\l! II \� \ \\\ \\\ \�\\ `\ \ \ <',/✓ %/ h� / ; \ \ \9 _ EDUCATION // \\\� CC'� �:' 3,�'2�S.F- - 22 , 3,x5s —s25 _s22 3 420. I \ \ \ < < 1 5 '\ \ 1 \ i s22 � \\ \� \ \ \ \ \ \ 3� F. \ ° ` 111 I N 1 I ,i 2 I 1 \ \\ \� \,� \\\ \\\ \ \ \ 1 / I, 1 I \ I I \ \ `<'• 38 \\ 9 \ \� \ ° 3 // -` 1 38 1 I 1 22 9 Drainage and Utility m \ 1\ I s4 22 , I \ I 1 Easement over all I I 1 1 _ I , \ 3!96 IA.F.,> HWL 920.20 \_ �. Ji/ �/ of Lot 38 II 11'`i I II I - --I \ 1 1\11 \ \\\\\Jj ' /,%/� \ / r/ \��) \�_�` /// I 1111 X31\ 1 \3� SBS /II� \II 1 1 �\ \\ I�/. / > \ \\ \ \ \ , / I 111 N B#s 5411 1 I I1; ° S02 916_ — N l l I / ���\\ \�\ ' ` \—, \ /// / // � 111 �\\\54 i 11\ 54 1 1 ►IIII�,111 111 /--_--�16.�8 `�\ I�/ I 1 \ \ \ �\ / 9/ > > / // / / \I I 1 I 64 \ III NI N 1 I III - a M b I I I \�\ \ �\ — / / // / �1 DELINEATED 11 V I \ 35 1111 j 111 I I I / /J / z-= ` / \ �'� \\ op` I I_ \ \\ \ \\ \ / // / WETLAND 111 54 I \ I I _ 3A281J.fj / J JI I // � \��.\ J pT \\ INN/ 2018 N 1 1 I 34154 54 pIT / // / AID 92 I \\� \\?�� \ _ _'' /'/%'f Q' 11 •� y ` = ==2% — — — —// 1yi :/`- ; /� —916 / <<F�: - \\\ �- FES WETLAND ------_ �46 ��`\\\� I �—\`�/9\5. \ /// / / // — — — — -- /Iv HI )e/ CAW \�' 0.00 9c>.( �I�o \ I I� \� X23' / --- Ep sa/m t �er / I I I I I _ \ Y \ \ �_ ° 0/35�.d174. WETLAND /FINN' "W________-- = k2°15'51 ----- 6.48N87°44 09W 985.80 - OWNER /DEVELOPER: Fred Stelter 14505 43rd Avenue N. Plymouth , MN 55446 612.325.7414 CIVIL ENGINEER /SURVEYOR: Landform Professional Services, LLC Suite 15 580 Dodge Avenue NW Elk River, MN 55330 763.441.2072 SOIL ENGINEER Independent Testing Technologies Inc. Patrick Johnson, PE Report Dated: November I, 2018. Note: Groundwater encountered in SB#6 & SB#7 only, Elev:916.7+/—, 914.0+/— respectively. LEGAL DESCRIPTION: Lots 3-17, Block I, WATERS EDGE FOURTH ADDITION, Washington County, MN. SETBACKS: Front: 39' from CL (no sidewalk), (25' from curb) 36' from CL (no sidewalk), (22' from curb, lots 20-22) 49' from CL (w/sidewalk), (25' from sidewalk) Side: 5' from lot line 15' between buildings Min. Lot Size: 3,000 s.f. Min. Lot Width: 50' BUILDABLE AREA: 13.13 Acres Total Area —4.39 Acres Wetland & Mitigation Areas 8.74 Acres Buildable Area VEHICLE TRIP GENERATION: 10 TRIPS/DAY/HOUSE THUS 370 TRIPS CHANGE IN IMPERVIOUS AREA: 30,700 SF LESS IMPERVIOUS AREA THAN WITH ORIGINALLY PROPOSED PRODUCT. LEGEND *LT. POLE EXISTING STREET LIGHT s »------------ EXISTING STORM TILE DD Existing Storm Sewer Existing Sanitary Sewer F__ Existing Water Service ►► Proposed Storm Sewer — —1070— — Existing Contours X 900.0 Existing Spot Elevations Retaining Wall — — DELINEATED WETLANDS ------------------ LOT LINE TYPICAL LOT -------- EXISTING LOT LINE BUILDING DIMENSION F ____ 1 PROPOSED BUILDING (SLAB ON GRADE) 1 I LOT AREA j PROPOSED GARAGE SETBACK LINE i_ 25' FROM SIDEWALK OR 50 40 3,100 S.F. C4 N N X31 --- F0--- 50 -'r EXISTING LOT NUMBER LOT LINE LOT DIMENSION PROPOSED LOT NUMBER CURB (22' Lots 20-22) n N 0) SIDEWALK CURB — CENTERLINE M CURB u� N -------------- 00Ourn�0-) W � Q DO�NN 0000NN'14- LLJ IJ00 O F__ 0 = o Q Q �U� o �wQ o 3 -0 1 0 F-- W Q_ J N O W 0 O 0 Z O Dc/) OZQ0(n —_ ZW W 0 I-- LLJ V) ft� a_ O:f ILLI _jajmo� I O v cn o IJ o z a vi W Cn W — V I 0 5; 0:2 < LLJ L O? W Om(If Lo w � O J- O I— (/) Q W N 00Ourn�0-) W � Q DO�NN 0000NN'14- LLJ IJ00 O F__ 0 Q Q o a- o o 3 -0 1 0 N J Q_ N O rrr�v OW ILLI J N —_ W 0 I-- LLJ V) ft� a_ O:f ILLI 00 I O N N Q � N M I M m C) 00 w � O I— (/) Q W O X W Q W Q' _ W J C C) U C) l-__ L- a41 a a o a N') 0 ) L_ ' I V)o 73 J z T.> o _ U L. - U J :E N _j p 03 p 0-- J U Q0 + >`� 0_ O X U=3 O J I--, >, L a L X -0 O Q 0 C: >, c S Q) L Q)._ > 1 Un o —0073cn0 0 M M 0 LL • N p W � � • Z L 0 � Q N 0 J U_ �b4 0 q SHEET N0. / OF / 9 O F__ 0 Q Q _J _ a_ X_ N rrr�v OW ILLI z 0 LLJ V) ft� a_ O:f ILLI Q SHEET N0. / OF / 9 I it ,� / ► i j l ► I I ► ► I \ \ `� �\ \ \ 11111 �_ /' / i ► I ► I I I ►IIIII \ `9 I III I I I b a ; I I I I I I`°III �� // .g2 �-\ � / I I ► 1 - / `%\ s \ \ l�T I I II II , \ 1 y , I 111 III W \ li`�\ \�=='sem /% 28� ` i ► 1 \ \ /1111/ /�,_, \�9282�\\ \ \ \ I I I it I III , 1 I I i III I G I I I I WETLAND / 5- / � g2a- -\ \ I � r / \\ \ \'•--�- � ,./1,'r l 1 � \ \ \\ \\ \ \ \ I I I N, N \ I1 L i11,111 LI 1 / ;9% ����j// � 1\ I �. \ \\ \moi /► \�\ 'c�� \ \\ �\ �` � \ \\ ► I�\\// I P I III co IcO11I I ONo1 IV 0" \ /--- I � II I III III I INI �'�' - � \ \ .1 // \ \ \ \ \ \ \\ \ III I - I I� I I / \ \ �� 1, 1 _ T`r1�111 �1� I \\ � s2 ---- - ' III I I I 9 / \ \ --- \---II III \9/ / mac\ �� 1 I / �\ I I I III I I II I I I IN 1 < ' ,,,-''`✓ / /,' � J/',' / / � � = � - / `,\ \ \ �6\ rl I9 , I 1 I \`r I \ \\� ,, ;, �9 / i/ / / / ^�\ ?R \�� 0 40 80 120 I' I I I• I 1 I I \ ------ - \\---- J//e�z5=- ,-' / ,� /\� •sp9 ., \ � - 6 SCALE IN FEET ` - - --- - 923. ` \\ \� /\ �( \\C ✓/ /) I I 1 i--- --- - 924- 0 86% �'/ / / / /� J `\ ♦��j \ -7.1`�, 1 j 0.73% - - / �'/ / �i // j / 'B 5/ / \ ♦` 923.7 - E& DRIB N. (DRIVE H) - / / T / 0' / / 7 \ \ \ �9 � �, 2 \ \ r // ' \ \ \ \\ \� LEGEND I I Irn I 1 , 1 12Ar8 �--------------------------- 1 V 1 I I• I E --' ,/ / / /B YM � -LT. POLE T i i _� L EXISTING STREET LIGHT 1 I I 21 i i T0� 925.6 ----- / / / / <� /\�• \ ,� \ \\ \ \� \ \ \ \ s r--BfiK�-g25rt1-- ------ \\ "I,% \ \\ 2 / \ \ \ _ �\ \ \ s N----- - EXISTING STORM TILE - - - -925- '`fQP / / ✓// \ 28 0 0`�' \ `\ \ �d 923.3 \ \\ \{y�T, IN �DE`R \\9\ \\ I ` / B`f •0 �/ - _ s 9� \ \ \ /\ \�\ \ ,q �B \ \------------------ EXISTING LOT LINE TOP � - - -926- - - - - - - � �/ \�l-/ / / /�C`-' / � • s �� \ \ . \ r�•C� \ / \ �\\\\\ \\ X 1 /Y ,� I \ / STM- 4L - - - -927- - - y / T �5' // \ s \ is \s . \ \ \ / \ \� \� \ \\ - - DELINEATED WETLANDS -928- - - - - - - - _ « �/ I� I I ILII 22 ii 1 / it � i1 \\\ \j \ \ \\\ \\� (��' a►- - 9245 _ _ - - - - � � 1 \ _ � / / ° \\� \ � \ .X`. \ WX- I r _ - / h \\ \ \ o \ \ \ 22. 6� . \ \\ I �� �` \ \ \\ \ Existing Contours \ \ \ \ Proposed contours 1 I \ �' \ I - _ =�F-� \ \\ v \ \\\ \\ 898 p B -TM -9'z -------/ ,� / ��- 1 \ ?j,,, \\ \� \6\ �♦ \�\ \\�� \�/ A26.0 �� I / / \ i; \��\\ \ \ \\\\ \4,° \ Vii\ / \<� \ \ \ \ \ \ \ x 900.0 Existing Sot Elevations �\ �v / ' \ i � 11 � \\ \ \ \ \ � \ �1• �- --_ - - T�UT "�i-r � / \�/�^\ / � g p _ \ 975.5 -------- 922. ` �' \ '\ \ -l1 piN , \ \ ,2., J ► ► cb Proposed Spot Elevation �= sea - ---I// \ s \ \ \92\\\\\\ \ �� / O \\ \ \\\ \w \ �i ��/// / Silt fence 23.2 - Q9r /\ 3 \ \ \ \ �8 \ \ \ \ \ \� - .♦ \ � � � � \ o � ' \��\ � t ` \ \\\\ \s2g ///// Retaining Wall 923 \+ 4.2% C I,- Drainage Slope \ �\St2\ \\\ \�\ \ \ \ 921.8 .\`\ \ \ / / / P \ I r' \ \ ./ Q / �� Proposed Storm Sewer \v \ \ \ ?6' \\♦` �'lj� 924.4 �'9? \ \)•fib // 9 ° \ \ \x \ 0 \ Existing Storm Sewer Drainage Direction 921.3/i r \. 1f \ I \ \•)c \ ,g \ / poop \ \ Ro \` op♦`. �f�y, / ' \ / \ \\ \ \ \ \ \ �► /, PROPOSED BIO -ROLL II 1 \\\�� \ 4 I \ , �\ \ 8A , \ 28\ \ > \\ \ 6?2 / \/ \ O ♦` c" 924�R\ \ . \ \ .S \ \ I\ \ \ \\ IA B 9 h II1 ! IIII \ \\ 1\ \\\ �\\\��\�\\ �\,�\\� \ ° \\ /'�♦�89 �'A\ Q >`\> 9 \�\�\ \ .ti�\ \\�/\ � \\\ \_\ \J / ///� \\\ \\ / �` _h°� \\s X292\� \\\ �\\ �\� \�♦��9 �.o\\\\\ \ \� A 'c9 (�\\\ \`�\\\ \2 \\\\ \\�\\\9�°\ \ \a ROCK CONSTRUCTION ENTRANCE9(4 SHOWN)920. INLET PROTECTION (WIMCO)\20.8 IIN 10 923. 6 21 SHOWN0! \ 60 Z 922.\ \ DENOTES: UNIT SHALL BE BUILT 0 ♦ o / �/ \ \ \ \ \� \ \\ ♦, �y ti o \ . \ \ '\ \� �\ / //j \ , \g 920.72 o, USING A CONCRETE POURED � I `�oP19\26. \ `\ \\ / � ♦♦ `\ _ \\ 9 _ `.� S2 \\\`/' \ \ \\\ \° \ s 23 2 ~ \�\ , \ \� 1 TM3 O �\ \\'1"9 \ \ \ �� \ \ R 8c 623.7 \ �\ \�\O \ _ �r o , WALL/RETAINING WALL DESIGN II p\ \\ ', \ I />/ ♦ 921.97 \� .\ \ "i9\ \ s \ \ , y/ ♦ O it III III\ \ \ ,\// / \ \ ♦ \.\ \ \ / ? \ \ �� \ \ �\ \\ \ \ \ \�/ \ \ / \ 4 `` \ \\ / -' \ 4 A I ► ; ► TObI I 7 \ 2/ / , 2 ,o ♦ \ O ► S ° \ ``Y' II �JIBT\\ \26\ ��♦� 921.6 A \ \sem\1� \ J .\ \,l\� I;� ��� \. ♦ _ I II;I°I I 1 'NI I IIIIIIII I I \\ • ♦ \\\� ' \ \ 2 \ \ \ �\ o \o\ . ! �` M23y� .\ ��,� \ ♦ O 000 ` - _ -;So\�\%- `- r - -, I o =- - _- __ - _ �-_o./:-/ J /// / _ �J_ \_ , \ 1 DaDE 23� i��"`Q� 2°1 y�' - 9�°`�3" �4_ �`-y'.1-2'6% MH- 219P o,`/`LW- \/ I(I/�///�/ /�•ce' e"': TYPICAL LOT A sBUILDING DIMENSION`9\Is, \�\ \ \ - 74-4\ 00 ca �PROPOSED BUILDING 40921.57 (ALL UNITS SLAB ON GRADE) \ 27 5 5w LOT LINE r' I I III / 21g0 PROPOSED SLAB ELEVATION -- LOT I I i I� I TOP 92 . - _ \\ �\ `.929 S\ _ - / A cB _ / / \\\' ;. 925.9 \ R O I I I 11 BTM`927 21 5\ \\ \\\ \ \ �� \ 28 I o♦ X921 81 ` �� , ��a / / 38F �' - / // / \ \ \\ \\\ <<. \� Ln In LOT NUMBER I e � s 2 \ -. PROPOSED GARAGE \ \� \\ °.`�. // :/ ' . �♦ MN 238c� ! 12 6% RIVE- 192`�� - _ _\\''- F31 9/6'�{�M 923.0 \ �\ 92 �� / / ' 1 - _ / / ' pg MH{38D 0� TIprT D _� 54 s-� �Ir \ \�\ `<^.'� `:;t^ SETBACK LINE II I I \` `� \1,j : / \ �� \__ \\ cL22. g��. �EDUCA -��` (� /-` \ ♦ // \\ \ \ �\\;-;<�,-�} - 40 ------ / \ \ \ *+,, 25 FROM SIDEWALK OR r II 114�T� \ \\� OURED \ ,\ / / R \ ♦♦ \92?� _ - - ' �' �� \\ / i /� \, / \ \\ \k\' ;<`: k CURB 2 Lots 20-22) T TO \ \ ,,�\ \\ FCU}•�° \21� \ ♦ - ---------" - -2' \ 1. I �� 1\ 1 1 11 // I \\\\\\\'�*, \ (2 I N LL/RET. Wla► \ \\ ♦i // \��\ ` •�� - __ 9 32► \ I 3I 1 .1, 1 1 11 \ \\ \ \\X '-:i:;" = s1i \\\\ \ \\ EE 4V* '%NI J \ 1 19? I 22 s2 . O \\ \\\ \\ ITS 23-31 \ �� .� \ B \ �° \ � �// ,__ - =/� \cn�� � N o \ -925-- \\\\\ \ \\\ TOP 924.5 \ �l�q�/C \��♦ \ l�� �� :\ `� �`30 o _ /�'/ /----- \� 11 I I IN( 111 1 ��1 ' I� 1 1 1 11 \ \\ \ \ \\\'`��:• \ ;- �\ I\\\\ ; \ \\\\ BTM 923.0 \ \\BFB \\♦�`��� \ 1 11150 /-\ ��\\ \ \\\ \ \\\cy \ �. \ .� \ .< 0 1 31/J I \\ o � 3/6 II \ \ \\ \ \ \\\ 9 38 �� 1 I / \ .• //922 ,, \ \\ . \ AQP 924.2 \\\ �=-1s2 � � �� \ �``yQ \ `' � I \ l 1 1 1 , �.\\\ � �:`�� "s\\ i�� / , 9 \9/ Op8923.7\\ si8\\��♦ \ �- TOP 923.2 1 111 1 g� 11 1 \���\,Q, 'I N/ �c�1 ���' \ \ I BTM 920.0 1 \�� N - I \ \ 1 1 \ I► \ \ \ V\\ \ \\ \ 66TM 921.0 / I \ \ \ � A J/ I �I I 1 \ 3 1 �� •�s � `PII\\ '�, , // / I IIII � ;� �- / 9i� HWL 920.20 ♦ \ / / I \�\ I � \\\cNr1- ( ( 1 \ / \ ��\.. \ \\ \ \ �• TOP 923.2 \ / \ , \ ►1 I 1 1 11 1 1 I I \ BTM 920.0 `� � \ \ \ w\ � TOP 923.2 �?/. -B:M 920.0 )// / /X� I/ 1 I I ' 54 I� 1 11 1 �I / 35 1 \ \ 11 / III \ �� , r'1 1 �\) I I / I I I I I I� \\, I �9i X 9\�� I /// /f DELINEATED 1 �I I �� _ �irn 1 ' J // j/) lI l / / / / / 11 I WETLAND 1 5 �1I I \ \ \ /� /Al 1 \ 1 �p 34 \ //;// 2018 0 1 1 \ 11111 �, _ N 1, �i 1 _ 54 / 1// / // / / / / � iTi/ / 6T I I \ \ \\\ i9i 1 1 1 1 11 1 \ / // .� / / / // / / / / ..�'l �' / / /n/ -92 ---� / /�/ . / / / / Ir41 l / ', ,/ - _ _/ �j /// / // k: / I MILA- _ ,j -916, / / / / / // / / ✓;� �� '��``` / i Sq i WETLAND TV -511 I\\ --�� � \ \ I ► I I � � \ ` --,,` \\\922 � / /// / / I WETLAND cryo // ,� // I\____�� \\_/> X g\6 �,\ / \ �\ IN,\\ ((/ / /� / ---I--- \ -. ------------------ --� ------ --- \- \ \\ - \ \ J ---917--------------- --- �.96 L_ --------------------- CURB CENTERLINE 0 w�- F--0v�-i Z �(nC6FO 0 0 0 o (n >- ZJ Z w Q i w - Elf V) LLJ O (n U) Q ,W W � IiJ � C) > ��o 0 M L0 N 0000000-)� LLI I- cO 0 00 (D N Q O NO- N N 0 °0 pO N N W� -N"O�tLo o' o a- o o 3 t o D N Q I- (0 o 00 � I N O N LO N I M M m C)w 1� O I-- (/) Q W X W Q w Q:� = 3: w O O O 0 O L� 4 O O E o -w X Vj X W X OZ W X 0 m X z Q � i -0O X O 4-1vi U X 4- U - -C U 0 L X N O� X\ 4-d XQ X X X U L 1-1 O) X X U Z2 -UOw0 Cf') O M M � • o LL • N p W � � • Q N • J U- 0 q SHEET N0. / 2 OF / 9 LLJ z C 0 Q z _z 0 Q 0 Q � 4) z O X z co o o QO Ld LL- Q:� U U 0 o _ Z 0 �V) (n Q O z w w Q J C;d LLJ SHEET N0. / 2 OF / 9 I b I II b � II I le� WETLAND 5 H 9 IIS i � Og MH15 � WATERS/ ,J SG9 s S ' H 87 SMH,- I F ' I I 1 20 I---------------------- SMH 82 ' DRIVE H S I I ELM I�RIiT�E N. (DRIVE ) - I ,------ X21 --- � I r co Y I O �\ Co , I I I I 22 - 1. 7 I 1 I �\ G1 �\ 1 \ 1 2 ` co � J 39 LEGEND *LT. POLE EXISTING STREET LIGHT SG5 DENOTES EXISTING SERVICE GROUP TO BE cn o REMOVED IN -PART. (SEE NOTE #II) • >>------------ EXISTING STORM TILELLJ w ------------------ EXISTING LOT LINEo =) U - - DELINEATED WETLANDS NOTE: Z O O Cf 0 o L cwn DD ExistingStorm Sewer QI EXIST. SAN. SWR. SERVICE IS 6" PVC SCH. 40. F Q Q _ _-> m N � z D Existing Sanitary Sewer EXIST. WATER SERVICE IS 4" DIP CL 52. U w o w o w >_ 5 Existing Water Service I. IA PROPOSED SAN SWR. SERVICE IS 6 PVC SCH. 40 W/6 C.O. w ( � Q w ►► Proposed Storm Sewer & 6' x 4" WYE, BEND, PLUG. w wood w z � � w Proposed Sanitary Sewer PROPOSED WATER SERVICE IS 2" COPPER W/1" INDIVIDUAL o UNIT SERVICE LINE.n � Proposed Water Service 0 DRAINTILE (BACK OF CURB) 4" TYP. N Retaining Wall O3 RELOCATED HYD., SEE NO. 8 BELOW 00 - 00 M 0-) © CONNECT 15" RCP TO EXISTING MANHOLE. MAY REQUIRE Q co O 0 00 co > REMOVAL/REPLACEMENT OF PAVEMENT & CURB/GUTTER. o 00 00 N N �`(2 LOCATIONS) (SEE #7 BELOW) INCWDED REMOVAL/REPLACEMENT OF PAVEMENT & CURB/GUTTER REQ'D. w o - N -t Ln (4 LOCATIONS) / z 00 o U a- :2 o Q � U I o 00 `S ® RELOCATE HYD. & VALVE REQUIRES NEW 8" x 6" TEE & 6" � PLUG ON EXIST. LINE. (I LOCATION) REQUIRES REMOVAL OF N 6"& 8" DIP, BEND(S) & REDUCER. _ r S 1�\ a \\ ` 19 \ /\ \ \ co\� \� `.Y`, / /<0 \ CO \ �� ` `� / ``� \�`� < ��ii/� �>�`� O9 CONST. NEW MH 48" DIA. OVER EXIST. SWR. SRV. - 6" PVC. C° of N CO 1 ` C ` (12 LOCATIONS) _ PROPOSED STORM SEWER `` ,2 �' N \ ,� , I \ 1511 RCP 2 `��� > 10 REQUIRES FURNISHING & INSTALLING 4" x 4" TEE WITH A BLIND m `\ n v Co \ / FLANGE(S) TAPPED FOR A 2" CORP. AND/OR Iu CORP. 4"x 4u m m o F I \ IA \ TEE MAY REQUIRE A 4 MJ PLUG ON ONE LEG OF THE TEE. z z Y z co FLANGCB5 w o 23 18 Co < 3 \2 , , EXCESS SWR/WTR SERVICE PIPING SHALL BE REMOVED. U) Q w U X J \\ �\ SG8 \ °�\ / Q w � z � w O °� �j\ (14 LOCATIONS) SEE CHART BELOW. 0 0 o U o L� I CO \\ � `� , �� OI I � CO �\\ �,� 8 giNq �\ CO � \ d � I \ CB3 �� �C'�T CO / 1 cF�°T` T�rFs\ / 4 \ ` \ \ 12 REQUIRES 6" PVC PLUG v E o x \` 14 r0�� I SG4 ry ' \ 0-� x Co �jD y °�\ �\ /�� 13 REQUIRES 4 DIP PLUG (MJ) FOR EXIST. 4 PIPE. C) w x 24 17 0 / CBMH1 �1{'J 8 \ \'�'� / 15 EXIST. 4" DIP WATER SERVICE SHALL BE TAPPED FOR I" ° �'> o X z y CO \ y� 5 Fsr < 5 ���� x ,s / 7 I % o I� M c3` -- SERVICE FOR UNIT 6. L- " cn cn X v I 10 2 Z `3 �9 H \ I �� ti� ° ° �� X_J �\ ° _THERE X \ 7 s- � / 0 \\�`, 7 I `. G °�99C\ I IA , \� 6G� v / /�' DRIVEWAYS. BE NO CURBSTOP BOXES OR CLEANOUTS IN � � � J � X � I �.� 16 ` CB2 12 ® \ �� T O I o i T� o 25 Co ��\ II O d �� c \ '�r� �' X / , \ co / Q I �� \ % 10, My 6 \ Fsr �� Fsr MH1 ��� % 2�9 , - ALL SWR/WTR SERVICE PIPING SHALL BE INSULATED. o �� X I SGS ) ///� co \ \ 9 %/ X38 I Q x <' MH ° \ ` I I Oj 5 _�'� �� \ - WTR. SERVICE SHALL BE IN SAME TRENCH WITH SAN. SWR. X x (DOA I, �� \ X09, 13 ' SPS .� o SERVICE WITH 3' SEPERATION HORIZONTAL & 18" SEPERATION U � X ' \� `,( o�� VERTICALLY. °�� x co IL0 15 I CS MH12 S' % I �� 6 \5 .° ° I � 26 6 � _ ° �\ -°o+wo Cn o Sewer &Water Required I \ c0 .\\\ c My238 `/ 2 / � _�- i a \1314JG6) - 14 Service 6"x4" Wye, 2"x1" Tee Corporation Curbsto M / 23) @0 38 Group Lots Served Bend, Plug (w/Plug) 2" / 1" (w/Box) 27Q , I IA - -- --- ' 238E e - ;=L., 1 1,2 2 2(1) 1/- 2 \ MH1 \ \ Ca\ I _ - MH B 2�gc -' 2 3,4,5 3 3(1) 1/- 3 I g 2 _ AN - ; 3 6 1 - -/1 (See Note 12,13) 1 I 28 co �`\ \ M 2 10 MH10 _ - a S W CgF� MFi6 9 ' ,; <` 4 7,8,9,10 4 4(2) 1/- 4 Co \ p y 23 c V g" 3 12� • _ 12 �''- '~ '!-;� 5 11,12,1 2 3(1) 11- 3 � /\ MH 23�8� p ATIpN, DRI 0 SG14 6 14,15 2 2(1) 1/- 2 ti 1 SG11 - - DUC 7 16,17 1 2(1) 1/- 2 O N o� 12' ESMT �I�I _ �*� I � I _ - , _�-' 1 \\ � I I�11 DIP .,,,,;,,,�<t ,,,-� 8 18,19 2 2(1) 1/- 2 ? � � 1 29 / S CO -- ----- - - �\ C _ t_I - 9 20,21,22 3 3(1) 1/- 3 I N SG13 10 23,24,25 3 3(2) 1/1 3 co 0 12 (� 32 \\ \� 37 11 26,27,28 3 2(1) 1/1 3 W 12 29,30,31 2 2(1) 1/1 3 • U �n M .�t^, / \ \ - 13 (See Notes 12 & 13) t e _ II 30 - --_ A - MH -- S 14 32,33,34, 6 6(2) 1/- 6 Z - -- \ CD 35,36,37 U_ co 38 < • Q °' • 36 38 SG12 1 P \,1 1 Sewer & Water Removals) • J -3 3 1 \\ ,� _ - Service _ , Group Lots Served Sewer (6") Water (4") HWL 920.20 PROPOSED WATER SERVICE �� q / 2 COPPER C 1 1,2 35 38 0 40 80 120 � S \� �� 2 3,4,5 12 15 � PROPOSED SANITARY co / 3 6 45 44 SEWER SERVICE �1 4 7,8,9,10 33 36 SCALE IN FEET 6 PVC co 1�1 1 11 35 5 11,12,13 25 28 DELINEATED 6 14,15 22 25 � � �� _ 7 16,17 33 36 WETLAND �'( 34 �� 8 18,19 22 25 Storm Sewer 2018 { lv \ C _ , 9 20,21,22 25 28 Z 1 O � . 10 23,24,25 36 40 0 Z Structure Rim Invert Structure Size Pipe Grade Pipe Length (To Downstream Structure) t \ s Co / -' 11 26,27,28 26 23 Q 1 922.5 917.46 48" 0.28% 105 LF (To Existing) y Co _ cp :' _ 12 29,30,31 42 44 0 J 2 920.5 917.56 27" 0.28% 30 LF / `� J 13 - 17 17 0 3 920.5 917.65 27" 0.28% 75 LF K _ r- ;;;' - 14 32,33,34, 14 17 Q 4 921.8 916.90 48" 0.28% 75 LF (To Existing) �• /� ;` 35,36,37 ° L 5 921.8 917.23 27" 0.28 /0 118 LF13 \ ��; ; >. _ - - ` FES p - l ;'' ``j T' SANITARY SERVICE X � Z J CS W/Box WATER SERVICE ch Sanitary Sewer \ / `? p OfO WETLAND o �1 o w . FES i N 0) ro N W Structure Rim Invert Pipe Length to Upstream Manhole/Cleanout; Grade = 1.0% a C 1 923.0 918.9 43 LF to MH2 / --�- - _B_UILDING SETBACK 0 '41 Q 2 922.5 919.38 164 LF to End Co - --6Isk " PVC ® 1.0% W � Z 3 923.0 918.9 144 LF to End 4 924.7 919.2 160 LF to End, 58LF to End - - -` / ( \ �' CY; 2" COPPER - 5 925.0 919.7 156 LF to End 2"x I" TEE CURB1 W 6 924.7 916.1 33 LF to Manhole 7; 60' to Manhole 8 \ _ _ CENTERLINE L1 am. � 7 924.2 916.5 175 LF to EndCd \ ALL SANITARY SEWER & WATER / _ " CURB Q 8 924.2 916. 175 LF to End SERVICES ARE PRIVATE � 9 922.5 914.44 144 LF to End \ / / ` - 10 922.5 915.0 132 LF to End / SIDEWALK 11 922.0 915.0 138 LF to EndWETLAND 12 923.0 916.5 115 LF to End 13 924.5 916.35 138 LF to End, 20LF to EndEET N0. -- -- -- ----------------- 14 924.8 916.45 120 LF to Manhole 14A BUILDING SETBACK SH / /--_ 14A 924.8 916.50 12 LF to End o / in 0 in 0 15 924.5 914.7 170 LF to End gg �� "i N o 3 OF PROPEX-"SILT STOP" FABRIC 2'x2"x4' WOOD STAKES @ 4' O.C. 10' MINIMUM BACKFILL EXISTING GROUND BURY BOTTOM ji 6 OF FABRIC PROPOSED - EMBANKMENT EROSION CONTROL SILT FENCE & C.B. PROTECTION (E-02) STATE OF MINNESOTA POLLUTION CONTROL AGENCY STORM PROJECT NARRATIVE • THE PROJECT CONSISTS OF PREPARATION OF LAND FOR SINGLE FAMILY DWELLING UNITS. WORK INCLUDES GRADING, INCLUDING EROSION CONTROL, STORM SEWER, SAN. SEWER, WATER, AND CONSTRUCTION OF NATURAL GAS, ELECTRICAL, CABLE TV AND COMMUNICATION SYSTEMS. THE SITE WAS PREVIOUSLY DEVELOPED FOR MULTI -FAMILY UNITS. • THE SWPPP ADDRESSES THE POTENTIAL FOR A DISCHARGE OF SEDIMENT AND OTHER POTENTIAL POLLUTANTS FROM THE SITE WITH THE IMPLEMENTATION OF THIS PLAN. • REQUIREMENTS OF THE GENERAL PERMIT AUTHORIZATION TO DISCHARGE STORM WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY UNDER THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (N.P.D.E.S.) / STATE DISPOSAL SYSTEM (SDS) PERMIT PROGRAM TAKE PRECEDENCE OVER THE PLANS AND THESE NOTES. RESPONSIBILITY REQUIREMENTS • THE PERMANENT STORMWATER MANAGEMENT SYSTEM IS THE PROPOSED 2 BASINS (PONDS). TOGETHER WITH ROADSIDE DITCHES. • THE OWNER/DEVELOPER AND CITY WILL HAVE RESPONSIBILITY FOR LONG TERM OPERATION AND MAINTENANCE OF THE PERMANENT STORM WATER MANAGEMENT SYSTEM. • OWNER/DEVELOPER & CONTRACTOR AND/OR ITS REPRESENTATIVE WILL HAVE RESPONSIBILITY FOR IMPLEMENTATION OF THE SWPPP BEFORE AND DURING CONSTRUCTION. • THE CONTRACTOR SHALL PROVIDE THE OWNER WITH A CHAIN OF RESPONSIBILITY WITH ALL OPERATORS ON SITE TO ENSURE THAT THE SWPPP WILL BE IMPLEMENTED AS FOLLOWS: GRADING CONTRACTOR: PENDING BUSINESS NAME X X CONTACT PERSON TELEPHONE (INCLUDE AREA CODE) STREETS & UTILITIES CONTRACTOR: PENDING BUSINESS NAME X X CONTACT PERSON TELEPHONE (INCLUDE AREA CODE) • THE CONTRACTOR SHALL FOLLOW THE IMPLEMENTATION SEQUENCE AS SHOWN ON THIS SHEET. • CONTRACTOR TO ADHERE TO ALL REQUIREMENTS OF THE MINNESOTA POLLUTION CONTROL AGENCY N.P.D.E.S. PERMIT, INCLUDING THE REQUIREMENT TO MINIMIZE THE AREA DISTURBED BY GRADING AT ANY GIVEN TIME AND TO COMPLETE TURF RESTORATION WITHIN THE TIME REQUIRED BY THE PERMIT AFTER COMPLETION OF GRADING OF AN AREA. • ALL BEST MANAGEMENT PRACTICES (BMP'S) SELECTED SHALL BE APPROPRIATE FOR THE TIME OF YEAR, SITE CONDITIONS, AND ESTIMATED DURATION OF USE. • A COPY OF THESE PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. EROSION PREVENTION PRACTICES • THE CONTRACTOR SHALL IMPLEMENT CONSTRUCTION PHASING, VEGETATIVE BUFFER STRIPS, HORIZONTAL SLOPE GRADING, AND OTHER CONSTRUCTION PRACTICES THAT MINIMIZE EROSION. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE DELINEATED (E.G. WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS. • ALL EXPOSED SOIL AREAS WITHIN 200 FEET OF A SURFACE WATER OR ANY STORMWATER CONVEYANCE SYSTEM WHICH IS CONNECTED TO A SURFACE WATER MUST BE STABILIZED WITHIN 7 DAYS (STEEPER THAN 3:1 SLOPES), 7 DAYS (ALL OTHER AREAS). THESE AREAS INCLUDE POND SIDE SLOPES, EXPOSED SOIL AREAS WITH A POSITIVE SLOPE TO A CURB AND GUTTER SYSTEM, STORM SEWER INLET, DRAINAGE DITCH, OR OTHER SYSTEM THAT DISCHARGES TO A SURFACE WATER. • THE NORMAL WETTED PERIMETER OF ANY DRAINAGE DITCH MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THE PROPERTY EDGE, OR FROM THE POINT OF DISCHARGE TO ANY SURFACE WATER (WITHIN 24 HOURS OF CONNECTING TO A SURFACE WATER). • PIPE OUTLETS MUST BE PROVIDED WITH TEMP. OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS OF CONNECTION TO A SURFACE WATER. WATER POLLUTION PREVENTION PLAN (SWPPP) NOTES SEDIMENT CONTROL PRACTICES • SEDIMENT CONTROL PRACTICES MUST MINIMIZE SEDIMENT ENTERING SURFACE WATERS. DITCHES AND SEDIMENT BASINS REQUIRE SEDIMENT CONTROL PRACTICES ONLY AS APPROPRIATE FOR SITE CONDITIONS. IF DOWN GRADE SYSTEM IS OVERLOADED, ADDITIONAL UPGRADE PRACTICES MUST BE INSTALLED, AND THE SWPPP MUST BE AMENDED. THERE SHALL BE NO UNBROKEN SLOPE LENGTH OF GREATER THAN 75 FEET FOR SLOPES WITH A GRADE OF 3:1 OR STEEPER. SLOPES MAY BE BROKEN WITH SILT FENCE, ROCK CHECK DAMS, COMPOST SNAKES, OR OTHER APPROVED METHODS AND/OR AS SHOWN ON THE EROSION CONTROL PLAN. • SEDIMENT CONTROL PRACTICES MUST BE ESTABLISHED ON DOWNGRADE PERIMETERS BEFORE UPGRADE LAND DISTURBING ACTIVITIES BEGIN. THE TIMING OF SEDIMENT CONTROL PRACTICES MAY BE ADJUSTED TO ACCOMMODATE SHORT TERM ACTIVITIES. HOWEVER, THESE PRACTICES MUST BE INSTALLED BEFORE THE NEXT PRECIPITATION EVENT EVEN IF THE ACTIVITY IS NOT COMPLETE. • CONTRACTOR MUST PROTECT ALL STORM DRAIN INLETS BY APPROPRIATE BMP'S DURING CONSTRUCTION UNTIL ALL SOURCES WITH POTENTIAL FOR DISCHARGING TO THE INLET HAVE BEEN STABILIZED. • TEMPORARY STOCKPILES MUST HAVE SILT FENCE AROUND THE PERIMETER OF THE BASE OF THE STOCKPILE AND CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORM WATER CONVEYANCES SUCH AS CURB AND GUTTER SYSTEMS, OR CONDUITS OR DITCHES. • VEHICLE TRACKING MUST BE MINIMIZED BY BMP'S. STREET SWEEPING MUST BE USED IF SUCH BMP'S ARE NOT ADEQUATE TO PREVENT SEDIMENT FROM BEING TRACKED ONTO THE STREET. CLEANUP OF TRACKED DEBRIS MUST BE COMPLETED WITHIN 12 HOURS OF OCCURRENCE. • CONTRACTOR MUST INSTALL TEMPORARY (OR PERMANENT) SEDIMENTATION BASINS WHERE TEN OR MORE ACRES OF DISTURBED SOIL DRAIN TO A COMMON LOCATION AND/OR AS SHOWN ON THE EROSION CONTROL PLAN. DEWATERING AND SURFACE DRAINAGE • DEWATERING OR ANY TYPE OF SURFACE DRAINAGE THAT MAY HAVE TURBID OR SEDIMENT LADEN DISCHARGE WATER MUST BE DISCHARGED TO A SEDIMENT BASIN ON THE PROJECT SITE WHENEVER POSSIBLE. IF THE WATER CANNOT BE DISCHARGED TO A BASIN PRIOR TO ENTERING THE SURFACE WATER, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S SUCH THAT THE DISCHARGE DOES NOT ADVERSELY AFFECT THE RECEIVING WATER OR DOWNSTREAM LANDOWNERS. THE CONTRACTOR MUST ENSURE THAT DISCHARGE POINTS ARE ADEQUATELY PROTECTED FROM EROSION AND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER NATURAL ROCK RIPRAP, SAND BAGS, PLASTIC SHEETING, OR OTHER ACCEPTED ENERGY DISSIPATION MEASURES. • ALL WATER FROM DEWATERING MUST BE DISCHARGED IN A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS, EROSION, OR INUNDATION OF WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACT TO THE WETLAND. INSPECTIONS AND MAINTENANCE • THE CONTRACTOR MUST APPOINT SOMEONE TO INSPECT THE CONSTRUCTION SITE ONCE EVERY SEVEN DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT OF GREATER THAN 0.5 INCHES IN 24 HOURS. ALL INSPECTIONS MUST BE RECORDED IN WRITING AND RETAINED PER M.P.C.A. N.P.D.E.S. REQUIREMENTS. (NOTE: LOCAL JURISDICTION MAY REQUIRE MORE FREQUENT INTERVAL OF INSPECTION.) POLLUTION PREVENTION MANAGEMENT MEASURES • SOLID WASTE MUST BE DISPOSED OF PER M.P.C.A. REQUIREMENTS. • HAZARDOUS MATERIALS MUST BE STORED AND DISPOSED OF PER M.P.C.A. REGULATIONS. • EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE. RUNOFF MUST BE CONTAINED AND WASTE PROPERLY DISPOSED OF. NO ENGINE DEGREASING IS ALLOWED ON SITE. KNOWLEDGEABLE PERSON: Paragraph IIIA2 of the general permit is hereby incorporated in it's entirety into this SWPPP. RECORDS RETENTION: Shall be as stated in paragraph III.E. Record retention items 1-5 of the general permit shall be kept on site. FINAL STABILIZATION • THE PERMITEE (THE OWNER/DEVELOPER AND THE CONTRACTOR WHO SIGNS THE MPCA NPDES/SDS APPLICATION FOR GENERAL STORM -WATER PERMIT FOR CONSTRUCTION ACTIVITY) MUST ENSURE FINAL STABILIZATION OF THE SITE. A NOTICE OF TERMINATION MUST BE SUBMITTED WITHIN 30 DAYS OF FINAL STABILIZATION. • FINAL STABILIZATION CAN BE ACHIEVED IN ONE OF THE FOLLOWING WAYS: 1.) ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED AND MORE THAN 70% OF THE SURFACE STABILIZED WITH UNIFORM PERENNIAL VEGETATIVE COVER AND; A. ALL DITCHES ARE STABILIZED; B. ALL EROSION BMP'S (SUCH AS SILT FENCE) MUST BE REMOVED; C. ALL SEDIMENT HAS BEEN CLEANED OUT FROM CONVEYANCES AND SEDIMENTATION BASINS THAT ARE TO BE USED AS PERMANENT BASINS. THE CLEANOUT OF PERMANENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN TO DESIGN CAPACITY. 2.) FOR RESIDENTIAL CONSTRUCTION, TEMPORARY EROSION PROTECTION AND DOWNGRADE PERIMETER CONTROL FOR INDIVIDUAL LOTS MUST BE COMPLETED AND THE RESIDENCE HAS BEEN TRANSFERRED TO THE HOMEOWNER. ADDITIONALLY, THE PERMITTEE MUST DISTRIBUTE THE MPCA "HOMEOWNER FACTSHEET" TO THE HOMEOWNER. TRANSFER OF RESPONSIBILITY FOR SWPPP • FROM SITE GRADING CONTRACTOR TO STREET AND UTILITY CONTRACTOR: FOLLOWING SITE GRADING COMPLETION, WHEN ALL EROSION CONTROL MEASURES HAVE BEEN INSTALLED BY THE SITE GRADING CONTRACTOR AS REQUIRED AND ARE IN WORKING ORDER WITHOUT NEED OF MAINTENANCE, AND ALL MEASURES HAVE BEEN REVIEWED AND ACCEPTED BY THE STREET AND UTILITY CONTRACTOR, EXCEPT FOR TURF RESTORATION WHICH MUST DEMONSTRATE THAT IT IS VIABLY GROWING, THEN THE STREET AND UTILITY CONTRACTOR WILL EXECUTE AN MPCA "APPLICATION FOR PERMIT TRANSFER/MODIFICATION FORM" (AVAILABLE ON-LINE AT WWW. PCA. STATE. MN. US) FOR THE TRANSFERENCE OF RESPONSIBILITY UNDER THE ORIGINAL NPDES PERMIT ISSUED FOR THE PROJECT. GENERAL REQUIREMENTS • FOR DISCHARGES TO SPECIAL WATERS OR WETLANDS, REQUIREMENTS OF THE GENERAL PERMIT AUTHORIZATION TO DISCHARGE STORM WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY UNDER THE N.P.D.E.S./STATE DISPOSAL SYSTEM PERMIT PROGRAM APPENDIX A MUST BE FOLLOWED. • OPERATE TRACK EQUIPMENT (DOZER) UP AND DOWN EXPOSED SOIL SLOPES ON FINAL PASS, LEAVING TRACK GROOVES PERPENDICULAR TO THE SLOPE. DO NOT BACK -BLADE. LEAVE A SURFACE ROUGH TO MINIMIZE EROSION. • ALL TREES NOT LISTED FOR REMOVAL SHALL BE PROTECTED. DO NOT OPERATE EQUIPMENT WITHIN THE DRIPLINE, ROOT ZONES OR WITHIN TREE PROTECTION FENCE AREAS. • WHEREVER POSSIBLE, PRESERVE THE EXISTING TREES, GRASS AND OTHER VEGETATIVE COVER TO HELP FILTER RUNOFF. • ESTABLISH A PERMANENT VEGETATIVE COVER OVER ALL EXPOSED SOILS WHERE LAND IS COMING OUT OF AGRICULTURAL PRODUCTION. PLANT AS SOON AS POSSIBLE TO ESTABLISH DENSE GRASS FILTER PRIOR TO CONSTRUCTION AND TO MINIMIZE WEED GROWTH. ESTIMATED QUANTITIES: I. Rock Construction Entrance - 2. Catch Basin Protection 17 ea. 3. Silt Fence 3500 LF 4. Straw Fiber Blanket 9300 SF 5. Rip Rap - W 6. Seeding W/Hydraulic RSED E 157E 0 Z �2 Soil Stabilizer 3.0 Ac. 7. Temporary Seeding C LAKE H- W/Hydraulic Soil Stabilizer 3.0 Ac. 8. Bio Rolls 400 LF GENERAL REQUIREMENTS (CONT'D) BMP'S REFER TO EROSION AND SEDIMENT CONTROL PRACTICES DEFINED IN THE MPCA PROTECTING WATER QUALITY IN URBAN AREAS AND THE MINNESOTA CONSTRUCTION SITE EROSION AND SEDIMENT CONTROL PLANNING HANDBOOK. • ALL EROSION AND SEDIMENT CONTROL FACILITIES (BMP'S) SHALL BE INSTALLED AND IN OPERATION PRIOR TO LAND DISTURBANCE ACTIVITIES. SOME EROSION CONTROLS SUCH AS CHECK DAMS AND TEMPORARY SILT PONDS MAY BE INSTALLED AS GRADING OCCURS IN THE SPECIFIC AREA. THEY SHALL BE MAINTAINED UNTIL CONSTRUCTION IS COMPLETED AND THE POTENTIAL FOR EROSION HAS PASSED. • THE BMP'S SHOWN ON THE PLANS ARE THE MINIMUM REQUIREMENTS FOR THE ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITTEE SHALL ANTICIPATE THAT MORE BMP'S WILL BE NECESSARY TO ENSURE EROSION AND SEDIMENT CONTROL ON THE SITE. DURING THE COURSE OF CONSTRUCTION, IT IS THE RESPONSIBILITY OF THE PERMITTEE TO ADDRESS ANY NEW CONDITIONS THAT MAY BE CREATED BY CONSTRUCTION ACTIVITIES AND/OR CLIMATIC EVENTS AND TO PROVIDE ADDITIONAL BMP'S OVER AND ABOVE THE MINIMUM REQUIREMENTS SHOWN ON THE PLANS THAT MAY BE NEEDED TO PROVIDE EFFECTIVE PROTECTION OF WATER AND SOIL RESOURCES. • SLOPES AT 3:1 OR STEEPER, AND/OR WHERE INDICATED ON THE PLANS SHALL BE SEEDED AND HAVE AN EROSION CONTROL BLANKET MNDOT 3885 CAT 3 TYPE 2S INSTALLED AND BE HYDROSEEDED WITH TACKIFER MULCH. • ALL CONSTRUCTION ENTRANCES SHALL BE SURFACED WITH WASHED ROCK ACROSS FULL WIDTH FROM ENTRANCE POINT TO 50 FEET INTO THE CONSTRUCTION ZONE. CLEANING AND/OR REPLACEMENT MAY BE REQUIRED. SEE DETAIL SHEET 5 OF 8. • IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO PLACE EROSION CONTROL FENCING BETWEEN THE NWL & HWL. . STRAW BALE OR SILT FENCE PROTECTION OR OTHER MECHANICAL DEVICE (WIMCO) SHALL BE INSTALLED AROUND ALL CATCH BASINS UNTIL THE SITE IS RESTORED. • INSTALL PERIMETER SILT FENCE AROUND THE DEVELOPMENT ON ALL DOWN GRADIENTS AND AROUND ALL WETLANDS PRIOR TO ANY CONSTRUCTION. • TEMPORARY SEED SHALL BE MNDOT MIX 190 @ 60 LBS. PER ACRE OR APPROVED EQUAL. WITH HYDRAULIC SOIL STABILIZER TYPE 5 MNDOT 3884. • PERMANENT TURF RESTORATION IS SEEDING IN ACCORDANCE WITH MNDOT 3876, SEED IS MIXTURE(S) ARE 240 & 310 W/HYDRAULIC SOIL STABILIZER TYPE 5. • IMMEDIATELY FOLLOWING SITE GRADING OPERATIONS AND PRIOR TO THE INSTALLATION OF UTILITIES, THE ENTIRE SITE (EXCEPT ROADWAYS) SHALL HAVE BEEN SEEDED AND MULCHED AND SILT FENCE SHALL HAVE BEEN INSTALLED AROUND ALL PONDS. • ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROPERLY DISPOSED OF WITHIN THIRTY (30) DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY MEASURES ARE NO LONGER NEEDED. • ALL BMP ITEMS AND QUANTITIES ARE CONTAINED WITHIN THE BID PROPOSAL CONTAINED IN THE PROJECT MANUAL (SPECIFICATIONS) FOR THIS PROJECT AND ARE INCORPORATED HERE -IN BY REFERENCE. RECEIVING WATERS: EXISTING STORM WATER PONDS, EXISTING WETLAND -UNNAMED & CITY STORM SEWER SYSTEM SOIL TYPES PER NRCS: SOILS HAVE BEEN MIXED WITH PREVIOUS GRADING OPERATIONS. SOILS PER NRCS PRIOR TO PREVIOUS GRADING INCLUDED THE FOLLOWING: 75 -Bluffton loam 113 -Webster loam 123 -Dundas fine sandy loam 225 -Nessel fine sandy loam Fred Stelter 14505 43rd Avenue N. Plymouth MN 55446 612.325.7414 CIVIL ENGINEER /SURVEYOR Landform Professional Services, LLC Suite 15 580 Dodge Avenue NW Elk River, MN 55330 763.441.2072 LEGAL DESCRIPTION: Lots 3-17, Block I, WATERS EDGE FOURTH ADDITION, Washington County, MN. UNIVERSITY OF MINNESOTA Rc el .il. 0-1 Design of Constructio PP (May 31 2019) Call 48 Hours before digging GOPHER STATE ONE CALL Twin Cities Area 651-454-0002 MN. Toll Free 1-800-252-1166 EROSION CONTROL, SCHEDULE 1. IMMEDIATELY FOLLOWING GRADING OF SLOPES 3:1 OR GREATER, SLOPES MUST BE STABILIZED WITH WOOD FIBER BLANKET (OR OTHER METHOD APPROVED BY THE ENGINEER) OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4" TOPSOIL 2. ALL EROSION CONTROL INSTALLATIONS SIIALL REMAIN IN PLACE AND BE MAINTAINED IN GOOD CONDITION BY THE CONTRACTOR UNTIL THE SITE HAS BEEN RE -VEGETATED, AT WHICH TIME IT SHALL BE REMOVED. FOR PROPOSED PAVED SURFACE AREAS, THE CONTRACTOR MAY REMOVE NECESSARY SILT FENCING TO CONSTRUCT ROADWAYS WHILE MAINTAINING ADEQUATE EROSION CONTROL IN ADJACENT AREAS. 3. SUFFICIENT TOPSOIL SHALL BE STOCKPILED TO ALLOW FOR THE REPLACEMENT OF A MINIMUM OF 4" OF TOPSOIL FOR DISTURBED AREAS TO BE RE -VEGETATED. 4. THE CONTRACTOR SHALL SCHEDULE SITE GRADING, UTILITY INSTALLATION AND ROADWAY CONSTRUCTION SO THAT THE GENERAL SITE CAN BE MULCHED AND RE -SEEDED SOON AFTER DISTURBANCE. ALL DISTURBED AREAS SHALL BE SEEDED AND MULCHED WITHIN _7 DAYS AFTER COMPLETION OF FINAL GRADING OR AFTER :7 DAYS OF GRADING INACTIVITY. EROSION CONTROL MAINTENANCE PROGRAM 1. INSPECT SILT FENCES IMMEDITATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING A PROLONGED RAINFALL. IMMEDIATELY REPAIR FAILED OR FAILING S1LT FENCE. 2. SEDIMENT REMOVAL - SEDIMENT DEPOSITS SHOULD BE REMOVED AFTER EACH STORM EVENT. THEY MUST BE REMOVED WHEN DEPOSITS REACH APPROXIMATELY ONE-HALF THE HEIGHT OF THE BARRIER. 3. REPLACEMENT - FABRIC SHALL BE REPLACED PROMPTLY WHEN IT DECOMPOSES OR BECOMES INEFFECTIVE BEFORE THE BARRIER IS NO LONGER NECESSARY. ANY SEDIMENT REMAINING IN PLACE AFTER THE SILT FENCE OR FILTER FABRIC IS NO LONGER REQUIRED SHALL BE DRESSED TO CONFORM WITH THE EXISTING GRADE, PREPARED AND SEEDED WITH THE APPROPRIATE SEED MIX, AS DIRECTED BY THE ENGINEER. 4. IN THOSE AREAS WHERE WOODFIBER BLANKET OR OTHER SLOPE STABILIZATION METHOD HAS FAILED, THE SLOPE SHALL BE RE-ESTABLISHED, SEED AND TOPSOIL REPLACED, AND ADDITIONAL SLOPE TREATMENT INSTALLED. DE VEL OPMEN T SUMMA R Y TOTAL PARCEL AREA: 571,805 Sq. Ft. LOTS & STREET AREA: 196,267 Sq. Ft. TOTAL DISTURBED AREA = 2.9 ACRES TOTAL AREA FOR TURF RESTORATION = 1.8 ACRES EXISTING IMPERVIOUS AREA = 1.62 ACRES NEW IMPERVIOUS AREA = 3.39 ACRES LOCATION: LAT. 45.1797 ; LONG. - 93.0207 SPECIAL WATERS SEARCH - CLEARWATER CREEK ASSASSMENT UNIT 07010206-519, 06/08/2018 PERMIT I.D. NUMBER: PENDING ISSUED IMPLEMEN TA TION SEQUENCE: I. INSTALL STABILIZED CONSTRUCTION ENTRANCE 13.13 Ac. 4.5 Ac. 2. INSTALL PERIMETER SEDIMENT CONTROL DEVICES (SILT FENCE) 3. CONSTRUCT STORMWATER INFILTRATION AREAS 4. STOCKPILE TOPSOIL FOR RE -USE 5. COMPLETE SITE GRADING 6. STABILIZE DENUDED AREAS AND STOCKPILES WITHIN TIMEFRAME LISTED IN EROSION PREVENTION PRACTICES 7. INSTALL UTILITIES, STORM SEWER, STORM DRAIN INLET PROTECTION, CURB & GUTTER, & PAVING 8. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE STABILIZED, REMOVE ACCUMULATED SEDIMENT FROM INFILTRATION AREAS, REMOVE SEDIMENT CONTROL BMP'S, AND RESEED ANY AREAS DISTURBED BY THEIR REMOVAL. 0 O J I o N � 0 < Q=� 0 J co N r" ST N W RSED E 157E 0 Z �2 I- I ONEKA :2 S D C LAKE H- S� Cn 1 U 2 x O LL_•`�� v o0 ' 157TH P (n F7- (Z Q Z_JZ5; Q 1 WAY CLiT W J Q 6 co °o Q:f (� W r W>_ _(71 a Z J 07 w5F[n� 152ND ST N � Z W 0' 152NCI JIN O z O W 152ND w w l Y l O a w WAY N w w W J C� U > 150TH S t Lj_ - a 150TH T _ X PROJECT w> Z ¢Q D , �F LOCATION w �¢ 48T, ww ONEKA �P X a N cF2 HUGO X 8 CITY HA L� a O 47 LO R 51 9L�2FL � 9 x (Z I 147T ST Q U � UP ER 146T S N --�IRENCl1MAN RD 6TH S NE I 146T ST X Z � L_ O 14TH ST N Z - EGG 14FZ ST �Z a 45TH -ST N w Z �LAK x v Ln Ln w Q > 142ND}T ¢ a ¢ Y o aZ J 42N Z m 3 a w w> U, o o z J wQ 7 SECTION 18, TOWNSHIP 31, RANGE 21 No scA1E - VICINITY MAP x X X x U T O�O RECEIVING WATERS: EXISTING STORM WATER PONDS, EXISTING WETLAND -UNNAMED & CITY STORM SEWER SYSTEM SOIL TYPES PER NRCS: SOILS HAVE BEEN MIXED WITH PREVIOUS GRADING OPERATIONS. SOILS PER NRCS PRIOR TO PREVIOUS GRADING INCLUDED THE FOLLOWING: 75 -Bluffton loam 113 -Webster loam 123 -Dundas fine sandy loam 225 -Nessel fine sandy loam Fred Stelter 14505 43rd Avenue N. Plymouth MN 55446 612.325.7414 CIVIL ENGINEER /SURVEYOR Landform Professional Services, LLC Suite 15 580 Dodge Avenue NW Elk River, MN 55330 763.441.2072 LEGAL DESCRIPTION: Lots 3-17, Block I, WATERS EDGE FOURTH ADDITION, Washington County, MN. UNIVERSITY OF MINNESOTA Rc el .il. 0-1 Design of Constructio PP (May 31 2019) Call 48 Hours before digging GOPHER STATE ONE CALL Twin Cities Area 651-454-0002 MN. Toll Free 1-800-252-1166 EROSION CONTROL, SCHEDULE 1. IMMEDIATELY FOLLOWING GRADING OF SLOPES 3:1 OR GREATER, SLOPES MUST BE STABILIZED WITH WOOD FIBER BLANKET (OR OTHER METHOD APPROVED BY THE ENGINEER) OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4" TOPSOIL 2. ALL EROSION CONTROL INSTALLATIONS SIIALL REMAIN IN PLACE AND BE MAINTAINED IN GOOD CONDITION BY THE CONTRACTOR UNTIL THE SITE HAS BEEN RE -VEGETATED, AT WHICH TIME IT SHALL BE REMOVED. FOR PROPOSED PAVED SURFACE AREAS, THE CONTRACTOR MAY REMOVE NECESSARY SILT FENCING TO CONSTRUCT ROADWAYS WHILE MAINTAINING ADEQUATE EROSION CONTROL IN ADJACENT AREAS. 3. SUFFICIENT TOPSOIL SHALL BE STOCKPILED TO ALLOW FOR THE REPLACEMENT OF A MINIMUM OF 4" OF TOPSOIL FOR DISTURBED AREAS TO BE RE -VEGETATED. 4. THE CONTRACTOR SHALL SCHEDULE SITE GRADING, UTILITY INSTALLATION AND ROADWAY CONSTRUCTION SO THAT THE GENERAL SITE CAN BE MULCHED AND RE -SEEDED SOON AFTER DISTURBANCE. ALL DISTURBED AREAS SHALL BE SEEDED AND MULCHED WITHIN _7 DAYS AFTER COMPLETION OF FINAL GRADING OR AFTER :7 DAYS OF GRADING INACTIVITY. EROSION CONTROL MAINTENANCE PROGRAM 1. INSPECT SILT FENCES IMMEDITATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING A PROLONGED RAINFALL. IMMEDIATELY REPAIR FAILED OR FAILING S1LT FENCE. 2. SEDIMENT REMOVAL - SEDIMENT DEPOSITS SHOULD BE REMOVED AFTER EACH STORM EVENT. THEY MUST BE REMOVED WHEN DEPOSITS REACH APPROXIMATELY ONE-HALF THE HEIGHT OF THE BARRIER. 3. REPLACEMENT - FABRIC SHALL BE REPLACED PROMPTLY WHEN IT DECOMPOSES OR BECOMES INEFFECTIVE BEFORE THE BARRIER IS NO LONGER NECESSARY. ANY SEDIMENT REMAINING IN PLACE AFTER THE SILT FENCE OR FILTER FABRIC IS NO LONGER REQUIRED SHALL BE DRESSED TO CONFORM WITH THE EXISTING GRADE, PREPARED AND SEEDED WITH THE APPROPRIATE SEED MIX, AS DIRECTED BY THE ENGINEER. 4. IN THOSE AREAS WHERE WOODFIBER BLANKET OR OTHER SLOPE STABILIZATION METHOD HAS FAILED, THE SLOPE SHALL BE RE-ESTABLISHED, SEED AND TOPSOIL REPLACED, AND ADDITIONAL SLOPE TREATMENT INSTALLED. DE VEL OPMEN T SUMMA R Y TOTAL PARCEL AREA: 571,805 Sq. Ft. LOTS & STREET AREA: 196,267 Sq. Ft. TOTAL DISTURBED AREA = 2.9 ACRES TOTAL AREA FOR TURF RESTORATION = 1.8 ACRES EXISTING IMPERVIOUS AREA = 1.62 ACRES NEW IMPERVIOUS AREA = 3.39 ACRES LOCATION: LAT. 45.1797 ; LONG. - 93.0207 SPECIAL WATERS SEARCH - CLEARWATER CREEK ASSASSMENT UNIT 07010206-519, 06/08/2018 PERMIT I.D. NUMBER: PENDING ISSUED IMPLEMEN TA TION SEQUENCE: I. INSTALL STABILIZED CONSTRUCTION ENTRANCE 13.13 Ac. 4.5 Ac. 2. INSTALL PERIMETER SEDIMENT CONTROL DEVICES (SILT FENCE) 3. CONSTRUCT STORMWATER INFILTRATION AREAS 4. STOCKPILE TOPSOIL FOR RE -USE 5. COMPLETE SITE GRADING 6. STABILIZE DENUDED AREAS AND STOCKPILES WITHIN TIMEFRAME LISTED IN EROSION PREVENTION PRACTICES 7. INSTALL UTILITIES, STORM SEWER, STORM DRAIN INLET PROTECTION, CURB & GUTTER, & PAVING 8. 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I ,� Q 1 111 \�1 TOP 923.2 \ � I. a/X/'' / \ I I I I \ \ 0 \ 0 1 �1 N OD -3ZM 920.0 %// / I/ �I� 0 1111 X11 ``��I- / \ Q I1\ \ 111 \1\11 I /// //// - \ \ 91J' I /// /�� DELINEATED p , �;\ 11'� 1 JIB' `\�li�/ /lI%l/ / X / // 1 \ 2� I 1 1 1 11 J I /// l l III \ / / /- WETLAND 1 1\ 1 34 2018 t i9 / , / 1 1 1 11 IIS / --, --___/ // �/ / / / /� / // / 0)/ � � rnAT I) N. 13 CC14 "'A \ \ \\ \�(�' \ N_-- --�/ // / Iz =� __.r '` ---916 //// //�/ /�/l////// / / tT,��+; �i• i l WETLAND FES l \ `�\\\ � � X �/ // � / / ► ill\/ / / ��/ ;�T ; ; _ °N° // \�/ 1 / 1\----'�J \� sis__ WETLAND //> X ��-- \6 -%. �\ / \ \\ (/` ------------------ 917--------------- --- .96gill _ O w�- F-- 0 C/ � O O o O cn >- ZJ Z W Q Jm W a_ Elf (/) LLJ o cnV Q Ld W W W o z >- L0 m � O mLo N 00comm� O a0 co N Q O 0 00 ON N > W� Lo 00 o o o I Uo N J O N co U, Oo I N O N LO N I m 't M m m.. C)w q O oU Z (n Q W X W Q W m _ 3: W J O O O U O L� o � E o +' x vi X W X -�c0� mx a �•0�+o x m z x AV OU � QQ� �� x 4-1X -c U O 0 V x N Q x \ X 1 x X U L U) X \ � O �O N L- X Q) c =3 hoc a U O W O (n 0 M M • p O • ?� LL • �' N p w � � • Q � M 0 • Q N • J u- 0 qOno _ � X Z �v Q N Lr - 0 0 _ o U) Ld Q J SHEET N0. / 5 OF / 9 INSTALL EXTERNAL MANHOLE CHIMNEY SEAL MANUFACTURED BY INFI-SHIELD GATOR WRAP OR APPROVED EQUAL STANDARD NEENAH T R-1642 FRAME WITH TYPE B SELF SEALING LID WITH TWO CONCEALED PICK HOLES. LID SHALL BE LABELED "SANITARY SEWER" INSTALLATION WIRE FENCING POST 1) SET POSTS AND EXCAVATE A 6"X6" TRENCH UPSLOPE ALONG THE LINE TRENCH OF THE POSTS I��II-111111 11111=11111- FILTER FABRIC 3) ATTACH THE FILTER FABRIC TO THE WIRE FENCING AND THE TRENCH COMPACTED BACKFILL =11111 �=IIIII=IIIII= =1111 BOTTOM OF DRAINAGE WAY J LL 2) STAPLE THE WIRE MESH FENCING TO EACH POST 4) BACKFILL THE TRENCH AND COMPACT THE EXCAVATED SOIL MAINTENANCE 1. FILTER BARRIERS SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. 2. SHOULD THE FABRIC DECOMPOSE OR BECOME INEFFECTIVE PRIOR TO THE END OF THE EXPECTED USEABLE LIFE AND THE BARRIER STILL BE NECESSARY, THE FABRIC SHALL BE REPLACED PROMPTLY. 3. SEDIMENT DEPOSITS SHOULD BE REMOVED AFTER EACH STORM EVENT. THEY MUST BE REMOVED WHEN DEPOSITS REACH APPROXIMATELY 1/2 THE HEIGHT OF THE BARRIER. CITY OF INy TALL Mt APPRC EST. 1906 4. ANY SEDIMENT DEPOSITS REMAINING IN PLACE AFTER THE SILT FENCE OR FILTER BARRIER IS NO LONGER REQUIRED SHALL BE DRESSED TO CONFORM WITH THE EXISTING GRADE, PREPARED AND SEEDED. 5. WETLANDS ARE TO BE PROTECTED BY TWO ROWS OF H.D. SILT FENCE. DOUBLE H.D. SILT FENCE IS REQUIRED AROUND WATER BODIES, STEEP SLOPES, AND HIGHLY ERODIBLE SOILS. PLACEMENT AND CONSTRUCTION OF SILT FENCE Special Details 04-01-15 HU -EC -2 01-20-17 DEFLECTOR PLATE OVERFLOW 1 - CENTER OF FILTER ASSEMBLY - OVERFLOW 2 - TOP OF CURB BOX 10" FILTER ASSEMBLY CG -23 HIGH-FLOW HIGH-FLOW FABRIC CURB NOTES: 1. THE ROAD DRAIN -CURB & GUTTER MODEL CONSISTS OF A REUSABLE OPEN TOPPED RECEPTACLE THAT SETS INSIDE THE STORM SEWER GRATE- AN INCORPORATION REAR DEFLECTOR PLATE IS CONNECTED TO THE RECEPTACLE DIRECTING THE WATER INTO THE BASIN FOR FILTRATION. 2. THE ROAD DRAIN -CURB S GUTTER MODEL HAS A REPLACEABLE FILTER CARTRIDGE. 3. THE FILTER MEDIA SHALL MEET ALL LOCAL SPECIFICATIONS FOR INLET PROTECTION. MAINTENANCE: 1. CHECK FILTER MEDIA AFTER EACH RAIN EVENT. CLEAN OR REPLACE IF SEDIMENT CLOGS FILTER. 2. REMOVE SEDIMENT AND DEBRIS FROM THE RECEPTACLE AFTER EACH RAIN EVENT. CITY C)F EST. 1906 WIMCO CURB & GUTTER INLET PROTECTION (CG23) CI 1 UMINUIlb i Special Details 04-01-15 HU -EC -4 01-20-17 wlooJ(No 0')W — — �1001 N QO N D \ > �� 0 00Q 12 Q 0 O 0 0 0 0-0, m O o N =Q J N — I— � — 'X) V/ W � ro L Z O O 00 Cj��_ ww I O F7- >-z00> Ln a- Q QJ Z W W J _j m m U— (n � Q Z Z Z (n W W — ~ _ >_ ~ X _ Ld Q W m = W J O O O L>LJ� m OF-- U) b> W I a U E p+ O Z m Ln (Y O X X '4-^ O 0 O -C U 0- L� X m C3 C . V) 0 + M Ln — U X Z N wlooJ(No 0')W — — �1001 N QO N D \ > �� 0 00Q 12 Q 0 O 0 0 0 0-0, m m o N J N — I— � — 'X) V/ W � 0 —1 ro Q 0 LLJ 00 _ Z I O uj N N Ln N m W ro m m C:) m Q Z Z W O � (n Q W C� ~ X W Q W m = W J O O O U OF-- = I a U E p+ X V)� Q >, C 1) O V) V) X X '4-^ O 0 O -C U L� X m C3 C . V) 0 + — U X Z X to(D V) V !EX x v J V) V) U X X U C 0 T O O O N x X X x X U T O�O 0 N X N + O � O N + O — U O+ W O (n W RISER I COR 6' PVC SCH. 40 5' - 7' DEPTH B' WIDE x 4" THICK 7 POLYETHYLENE (PE) MANHOLE ADJUSTING RINGS. L ADJUSTING RINGS MIN 4"- MAX 12" CONCRETE ENCASEMENT USE THICKER ADJUSTING RINGS WHEN FEASIBLE TO ; (TYPICAL) 6" MINIMIZE NUMBER OF RINGS. SHIMMING ADJUSTING r "45" BEND • RINGS WILL NOT BE ALLOWED. 27 " DIA .L s ELEV TO BE SET 6' ALL MANHOLES WITH ' .� BY THE ENGINEER!SHALL SEE JOINT DETAIL BELOW MIN GRASSY AREA J INSIDE DROP SECTION PIBE COMPLETELY ENTRENCHED UNDERGROUND UTILITY PIPE SHALL BEO DIA CTI � ' ? AND SHALL HAVE GRANULAR BEDDING AND GRANULAR ENCASEMENT WHERE DIRECTED s MANHOLE SECTION TO BE ` BY THE ENGINEER ASTM C�78 CLASS II PRC3PFRTY I INF! _`77 USE R-2 TYPE CONFINED O-RING GASTING JOINT FOR ALL MANHOLE JOINTS CORE DRILL INTO i EXISTING MANHOLE s o 8. B' 0 "CRE-SEAL",'RESEAL", OR STEPS AT APPROVED EQUAL PRECAST ' GASKET CONNECTION SHALL BE �� 16' O.C. USED FOR CONNECTING PIPE TO MANHOLE PRECAST BOTTOM SECTION WITH INVERT #5 AT 12" O.C. EACH WAY w J K INFI-SHIELD GATOR WRAP OR APPROVED EQUIVALENT FOR ALL MANHOLE JOINTS 6' MIN. NOTES: 1. MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS$PF (BY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACED 18'0.C. LOCATE ON DOWNSTREAM SIDE OF MANHOLE. 2. STEPS SHALL BE PLACED 50 THAT THE OFFSET VERTICAL PORTION OF THE CONE IS FACING DOWN STREAM. 3. WHEN MANHOLE JOINTS OCCUR BELOW THE WATER TABLE THEY SHALL BE SEAL WRAPPED AS DESCRIBED IN THE SPECIFICATION (INCIDENTAL). 4. THE INITIAL AND FINAL RAISING OF CASTINGS SHALL BE CONSIDERED INCIDENTAL. S. BLOCK STRUCTURES WILL NOT BE ALLOWED. A*_ CITY OF STANDARD MANHOLE (48" DIAMATER) SANITARY SEWER EST. 1906 Special Details udo: 04-01-15 HU -SS -1 D4-91-19 NOTES: 1. PAID AS CLEANOUT (EACH) AND INCLUDES INSTALLATION OF ALL MATERIALS FROM (AND INCLUDING) THE SERVICE WYE UP TO (AND INCLUDING) THE METER BOX AND COVER. ALL NECESSARY ADJUSTMENTS TO ACCOMMODATE CONSTRUCTION SHALL BE INCLUDED IN THE CLEANOUT BID ITEM. 2. INSTALL EVERY 100 FEET OR AS DIRECTED BY ENGINEER ., CITO Y F SANITARY SEWER °d°' Special Details 04-01-15 SERVICE CLEANOUT HU -SS -3 R.,bW: EST. 1906 D4-91-19 5'- T DEPTH 8' WIDE x4" THICK UNDERGROUND UTILITY PIPE NOTE: UNDERGROUND UTILITY PIPE CROSSING 8'318x4" THICK CENTERED OVER PIPE �CITY OF FWGC EST. L906 INSULATION DETAIL T 4U tSKMU ROVED Special Details 04-01-15 HU -SS -5 D4-91-19 Z 0 0 0 Q J 'X) V/ 0 � 0 —1 Q W 1-Z LLJ 0 0 _ Z ❑ uj v I W Q SHEET N0. / 6 OF / 9 OUTLET NOZZLES & THRE )S: TWO 2-112" €-10SE CONNECTION AND ONE 4-112" PUMPER CONNECTION, (NATIONAL STANDARD THREADS) 3,q ga. CAPS TO BE CHAINED (PENTAGON NUT ON CAPS) VALVE BOX J AS SPECIFIED `1 I MIN STREET VARIES I WATERMAIN 2'-' BONNET ADAPTOR "HYDRAFINDER" (CANDYCANE) FIRE HYDRANT LOCATOR WATEROUS WB -67 AS SPECIFIED BURY 8.0' 18"-24" 1" MIN. 2' MAX. GEOTEXTILE FABRIC MnDOT 3733 TYPE 3 V WASHED COARSE GRAVEL OR CRUSHED ROCK TO B' ABOVE WASTE OPENING MIN. 113 CY I( BRACING AS REQUIRED PRECAST CONCRETE BLOCK r- 8,x8'x16' y PRECAST CONCRETE BASE AS SPECIFIED Z DIAMETER BY T DEEP PIT UNDER HYDRANT FILLED WITH GRAVEL FOR ALL INSTALLATIONS. NOTES: 1. HYDRANT COATINGS DAMAGED DURING CONSTRUCTION SHALL BE REPAIRED AFTER THE BASE COURSE OF BITUMINOUS IS INSTALLED. PRIME AND PAINT HYDRANTS PER AWWA AND MANUFACTURER'S STANDARDS. 2. ALL HYDRANT LEADS SHALL BE TIED WITH 314" TIE RODS. TIE ROD SHALL EXTEND FROM TEE TO VALVE AND VALVE TO HYDRANT. MEGA LUGS MAY BE USED IN LIEU OF TIED RODS. 3. HYDRANTS SHALL HAVE A 16" BREAK OFF TRAFFIC FLANGE 4. ALL RODS AND RETAINERS TO BE COATED WITH BITUMASTIC. 5. RED OR YELLOW BOUT OF ORDER" TAG TO BE INSTALLED ON THE PUMPER CONNECTIONS AFTER BACKFILL 6. THE INITIAL & FINAL RAISING OF VALVE BOXES SHALL BE CONSIDERED INCIDENTAL TO THE PROJECT. CITY of Special Details TYPICAL HYDRANT °M°' 04-01-15 1UG0 INSTALLATION HU -W-1 EST. 1906 01-20-17 CC 611 NOTE: PIPE BEDDING SHALL CONFORM TO ASTM D-2321 "RECOMMENDED PRACTICE FOR UNDERGROUND INSTALLATION OF FLEXIBLE THERMOPLASTIC SEWER PIPE" EXCEPT PIPE EMBEDMENT MATERIAL SHALL BE CLASS I OR CLASS 11 WITH 100% PASSING A 3/4 INCH SIEVE AND NOT MORE THAN 10% PASSING A No. 200 SIEVE. PLASTIC PIPE BEDDING STEEL POST PAINTED BLUE WI W z � CL w STREET a AS REQUIRED AS REQUIRED tL a 1' 1' T-6" MIN COVER CURB BOX WITH 1'-114" STANDPIPE ANDSTATIONARY ROD (8'-6" AT FULL EXTENSION) 1"CORP STOP 1' TYPE K COPPER f 1' TYPE K COPPER 8" x1 3"x5" MANHOLE BLOCK WATERMAIN J HORIZONTAL GOOSENECK LOOP SHALL BE NO HIGHER THAN WATERMAIN NOTES: 1. CURB BOXES INSTALLED IN AREAS WHERE BOULEVARD IS TO BE CUT AT A LATER DATE SHALL BE INSTALLED AT DEPTH REQUIRED, CURB BOX EXTENSION FOR BOXES EXCEEDING 7.5' IN LENGTH ARE TO BE BID AT CONTRACT PRICE AND SHALL INCLUDE STACK COUPLINGS, CONNECTIONS, ETC.. 2. CURB BOXES LOCATED IN DRIVEWAYS OR PARKING LOTS SHALL UTILIZE THE FORD MINNEAPOLIS PATTERN CURB BOXES A-1 OR CITY APPROVED EQUIVALENT. 3. CORP. STOPS SHALL BE FORD BALLCORP FB600-4 AND CURB STOPS SHALL BE FORD BALL VALVE B22 -444M OR CITY APPROVED EQUIVALENT. 4. WHERE SIDEWALK OR TRAILS ARE PLACED V FROM RIGHT OF WAY WATER SERVICES SHALL BE EXTENDED 10' BEYOND THE RIGHT OF WAY. CITY OF Special Details TYPICAL WATER SERVICES °�°° 04—a1-15 1UG0 FOR WATERMAIN HU -W-2 EST. 1906 01-20-17 STREET 3' WATER MAIN TEE NOTE: 5' HEAVY METAL FENCE POST WIRED TO MARKER. (VACANT LOTS ONLY) -r VALVE BOX SERVICE VALVE EXISTING' GROUND LINE Q0 z WIRE TOGETHER I 2"X4" MARKER II L_I PLUG VALVES SHALL BE TIED TO TEE AT MAIN WITH 2 3/4" ROUND TIE RODS. ALL TIE RODS TO BE COAL TAR COATED AFTER INSTALLATION. RESTRAINED JOINTS BY USE OF MEGA—LUGS OR APPROVED EQUAL MAY BE USED WHERE APPROVED BY ENGINEER. TYPICAL LARGE WATER SERVICE (VALVE & BOX) YHLYC 6UA SC I I 114'-I8' BELOW PAVE AT GRADE IN TL VALVE BOX SHALL BE SET T HAVE 6' ADJUSTMENT UP AN DOWN FROM FINISH GRAC AGGREGATE AND MnDOT 3733 TYPE 3 GEOTEXTILE FABRIC LINING DRAIN PIT AND ATTACHED TO TOP OF VALVE BOX FOOT PIECE 1-112' WASHED ROCKALL AROUND MIN 113 C.Y. (MIN. 1 C.Y. IN IMPERVIOUS SOILS) D.I.P. WATERMAIA TIE R L GATE VALVE ADAPTOR: 114" STEEL WITH PROTECTIVE COATING 314" RUBBER GASKET INSTALLED BETWEEN GATE VALVE AND ADAPTOR SIDE VIEW BONNET ADAPTOR NOTES: 1. GATE VALVES SHOULD BE USED ON 6" THROUGH 16" WATERMAIN. 2. VALVE BOX INSERTS ARE NOT ALLOWED UNLESS APPROVED BY THE ENGINEER. 3. VALVE BOXES SHALL BE INSTALLED PLUMB AND SHALL ALLOW A 4" P.V.C. PIPE TO PASS ENTIRELY OVER THE GATE VALVE NUT AFTER INSTALLATION IS COMPLETE. 4. ALL VALVES SHALL BE TIED WITH 314' THREADED TIE RODS TO THE MAIN. MEGA LUGS MAYBE USED IN LIEU OF TIE RODS. S. THE INITIAL & FINAL RAISING OF VALVE BOXES SHALL BE CONSIDERED INCIDENTAL TO THE PROJECT. CITY C:)F FWGO � EST. 1906 VALVE BOX INSTALLATION NO SCALE Special Details 04-01-15 HU -W-3 01-20-17 DIA. STORM DIA. STORM SEWER + 5' SEWER + 5 STORM SEWER PIPE 18" MIN. 311 SERVICE INSULATION SHALL BE GROOVED 3" STYROFOAM, TYPE SM. TYPICAL SERVICE INSULATION o0wJ0-) (COIJ � w - - �QD O N o � > O Lij 0 O 00 Q :2 Q U 0 0 0 0 0 m=Q 00 N X_ ? J F0 � � N L 0 Z 0 0 D Cj�- ww Cn_ F7->-zo0 r� Q 0 > a- Q Q J Z w w J_jm Ln N ry U cn 1 o Z — vi w C/-)w-�� m m 00 _ Ldw��w w O z z m c� > w U 3: U C� 0z� � vi Q Q w no� w _ X w Lnoo C� C� C� U C� I— Lj_ I 4-� o_a' 0- x V M N X cn 0 W o0wJ0-) (COIJ � w - - �QD O N o � > O Lij 0 00 Q :2 Q U 0 0 0 0 0 :I 00 N X_ ? J F0 J 0 N W 0 W D — Z) w r� Q 0 00 I N N w Ln N 1 Q ro m m o 00 w O z z z w U 3: U C� ~ � vi Q Q w no� w _ X w w J C� C� C� U C� I— Lj_ I 4-� o_a' x V Q T� V) X cn 0 W x w c o� x w 03�°� o — U Q� X Z U X cn (D x v V) V) x J x X C U N T 0 O �� 5 N 0- x X � Q) 0 X4-1 X X U �0 T UQU N X Q) � + •— � c in -U0w0 0 M M h h O N b 0 in ? �y E O Q1 O q O 00 h Z O 0 Q X_ ? J F0 0 Q W 0 W D _ Z) 0 w Q SHEET N0. / 7 OF / 9 U > 0- 00 r 4" PVC SERVICE PIPE (TYPICAL) a 0 w PLAN NOT TO SCALE R L, 1 I" COPPER WATER SERVICE (TYPICAL) STANDARD DETA SANITARY SEWER & WATE CURB STOP 1 FOOT FROM PROPERTY LINE GROUTING BETWEEN PIPE AND MANHOLE 8" BARREL SHALL BE WITH W-0" NON- SHRINKING CEMENT. ` 48"-72' 48•_72" VOIDS FILLED WITH USE R-2 TYPE CONCRETE BRICK ; ONFINED O-RING OR BLOCK ONLY. GASKET JOINTS GROUT GROUT FOR ALL w ' MANHOLE JOINTS I s;, , ' a f •s DIRECTION ,'- r.' :` %,., •`'�. OF FLOW t 112 DIA. OF PIPE " !•"t; '.• '>74".y•5�,v'!' �',t •'•I, ►k'q a DIRECTIOI PRECAST 1 OF FLOW BOTTOM "RE T BASE SECTION WITH POURED INVERT NO SCALE MAT 12' O.C. EACH WAY NOTES: 1. MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS -8 -PF (BY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACED 18" O.C. LOCATE ON DOWNSTREAM SIDE OF MANHOLE. 2. STEPS SHALL BE PLACED SO THAT THE OFFSET VERTICAL PORTION OF THE CONE IS FACING DOWN STREAM. 3. THE INITIAL AND FINAL RAISING OF CASTINGS SHALL BE CONSIDERED INCIDENTAL. 4. BLOCK STRUCTURES WILL NOT BE ALLOWED. CITY OF STANDARD MANHOLE FOR STORM DRAIN EST. 1906 Special Details 04-01-15 HU -SD -1 04-11-19 "DURA OR EC RUBBE GASKE TYPE "A" TYPE "B" 1 : I 0 A_ 2 MIN. LSHIM SLEEVE A9 NECESSARY TO INSURE A SMOOTH UNIFORM FIT "LOCK JOINT" OR EQUAL FLEXIBLE USE TYPE "A" OR "B" AT NEW MANHOLES MANHOLE SLEEVE SINGLE STAINLESS STEEL STRAP TYPE "C" STAINLESS STEEL BANK, Id TIGHTEN IN FIELD BEFORE PLACING IN CONCRETE I RUBBER MASTERSTOP 2" MIN. MORTAR OPENING TO CONFORM TO M.H. WALL USE TYPE "C" AT EXISTING MANHOLES CTRA BAR IN BOTTOM # 4 BARS AT 6" O.C. BOTH WAYS 3 HANDLING HOLES AT 1200 SPACING TO BE PLUGGED AFTER PLACING _XTRA BAR IN BOTTOM ISI\\•�l�•\I�7�r�l�K�ir�7 7��7��r�T�ly�7\�� IN BOTTOM RA BARS IN BOTTOM IN TOP # 4 BARS AT 6" O.C. BOTH WAYS XTRA BAR IN BOTTOM TRA BARS IN BOTTOM IN TOP - NG 9" FROM THE INSIDE WALL OF THE STRUCTURE. 58" 58" 6 " 6" e 6.1 - 2711 - e U Li I" MIN. 3611 r� I" MIN. 5" 48" e D 15" 48" _ NOTE: SLAB SHALL BE DESIGNED FOR AASHTO, H. S. 20 LIVE LOADS. NOTE: SLAB SHALL BE DESIGNED FOR AASHTO, H. S. 20 LIVE LOADS. TYPICAL PIPE TO MANHOLE CONNECTIONS I I STANDARD CIRCULAR MANHOLE SLAB TOP I I STANDARD RECTANGULAR MANHOLE SLAB TOP ALL CATCH BASIN CASTINGS TO BE NEENAH R ­K50 NOTES: 1. EXTERNAL SEAL SHALL BE ATTACHED TO THE FRAME AND CONCRETE TOP SLAB AS APPROVED BY THE ENGINEER CENTER STRUCTURE TO BACK OF CURB CURB INLET FRAME AND CURB BOX NEENAH NO. R-3250 LP INSTALL INFI-SHIELD — GATOR WRAP EXTERNAL MANHOLE CHIMNEY SEAL OR APPROVED EQUAL. EXTERNAL SEAL SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S RECOMMENDATIONS. 5' PRECAST BOTTOM SECTION WITH POURED INVERT #5 AT 12' O.C. EACH WAY PLAN 12" FLOW LINE SHALL BE MIN. STANDARD NEENAH 7"R-1842 FRAME 0.7' BELOW TOP OF CURB WITH TYPE B SELF SEALING 27 DIA- LID WITH 2 CONCEALED > 60" PICK HOLES. LID SHALL BE INSTALL EXTERNAL LABELED "STORM SEWER" MANHOLE CHIMNEY FEASIBLE TO MINIMIZE NUMBER SEAL MANUFACTURED POLYETHYLENE (PE) BY INFIHEILD ADJUSTING RINGS (MIN 4' - 16' GATOR WRAP OR MAX 12'). USE THICKER APPROVED EQUAL ADJUSTING RINGS WHEN "' 00 Q :2 Q FEASIBLE TO MINIMIZE NUMBER OF RINGS. '.' 4'-0' '? SHIMMING ADJUSTING RINGS I WILL NOT BE ALLOWED. 00 000 STANDARD OFFSET r� ECCENTRIC CONE SECTION REDUCERS TO BE (STEPS NOT SHOWN USED FOR 60" INTENTIONALLY) & 72" BARRELS � 1'�" . ')0 Z O Co �00C y; w rY Y GROUTING BETWEEN PIPE AND MANHOLE 8" BARREL SHALL BE WITH W-0" NON- SHRINKING CEMENT. ` 48"-72' 48•_72" VOIDS FILLED WITH USE R-2 TYPE CONCRETE BRICK ; ONFINED O-RING OR BLOCK ONLY. GASKET JOINTS GROUT GROUT FOR ALL w ' MANHOLE JOINTS I s;, , ' a f •s DIRECTION ,'- r.' :` %,., •`'�. OF FLOW t 112 DIA. OF PIPE " !•"t; '.• '>74".y•5�,v'!' �',t •'•I, ►k'q a DIRECTIOI PRECAST 1 OF FLOW BOTTOM "RE T BASE SECTION WITH POURED INVERT NO SCALE MAT 12' O.C. EACH WAY NOTES: 1. MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS -8 -PF (BY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACED 18" O.C. LOCATE ON DOWNSTREAM SIDE OF MANHOLE. 2. STEPS SHALL BE PLACED SO THAT THE OFFSET VERTICAL PORTION OF THE CONE IS FACING DOWN STREAM. 3. THE INITIAL AND FINAL RAISING OF CASTINGS SHALL BE CONSIDERED INCIDENTAL. 4. BLOCK STRUCTURES WILL NOT BE ALLOWED. CITY OF STANDARD MANHOLE FOR STORM DRAIN EST. 1906 Special Details 04-01-15 HU -SD -1 04-11-19 "DURA OR EC RUBBE GASKE TYPE "A" TYPE "B" 1 : I 0 A_ 2 MIN. LSHIM SLEEVE A9 NECESSARY TO INSURE A SMOOTH UNIFORM FIT "LOCK JOINT" OR EQUAL FLEXIBLE USE TYPE "A" OR "B" AT NEW MANHOLES MANHOLE SLEEVE SINGLE STAINLESS STEEL STRAP TYPE "C" STAINLESS STEEL BANK, Id TIGHTEN IN FIELD BEFORE PLACING IN CONCRETE I RUBBER MASTERSTOP 2" MIN. MORTAR OPENING TO CONFORM TO M.H. WALL USE TYPE "C" AT EXISTING MANHOLES CTRA BAR IN BOTTOM # 4 BARS AT 6" O.C. BOTH WAYS 3 HANDLING HOLES AT 1200 SPACING TO BE PLUGGED AFTER PLACING _XTRA BAR IN BOTTOM ISI\\•�l�•\I�7�r�l�K�ir�7 7��7��r�T�ly�7\�� IN BOTTOM RA BARS IN BOTTOM IN TOP # 4 BARS AT 6" O.C. BOTH WAYS XTRA BAR IN BOTTOM TRA BARS IN BOTTOM IN TOP - NG 9" FROM THE INSIDE WALL OF THE STRUCTURE. 58" 58" 6 " 6" e 6.1 - 2711 - e U Li I" MIN. 3611 r� I" MIN. 5" 48" e D 15" 48" _ NOTE: SLAB SHALL BE DESIGNED FOR AASHTO, H. S. 20 LIVE LOADS. NOTE: SLAB SHALL BE DESIGNED FOR AASHTO, H. S. 20 LIVE LOADS. TYPICAL PIPE TO MANHOLE CONNECTIONS I I STANDARD CIRCULAR MANHOLE SLAB TOP I I STANDARD RECTANGULAR MANHOLE SLAB TOP ALL CATCH BASIN CASTINGS TO BE NEENAH R ­K50 NOTES: 1. EXTERNAL SEAL SHALL BE ATTACHED TO THE FRAME AND CONCRETE TOP SLAB AS APPROVED BY THE ENGINEER CENTER STRUCTURE TO BACK OF CURB CURB INLET FRAME AND CURB BOX NEENAH NO. R-3250 LP INSTALL INFI-SHIELD — GATOR WRAP EXTERNAL MANHOLE CHIMNEY SEAL OR APPROVED EQUAL. EXTERNAL SEAL SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S RECOMMENDATIONS. 5' PRECAST BOTTOM SECTION WITH POURED INVERT #5 AT 12' O.C. EACH WAY PLAN 12" FLOW LINE SHALL BE MIN. D 0.7' BELOW TOP OF CURB 3" 6" POLYEHTYLENE (PE) ADJUSTING > 60" RINGS (MIN 4" - MAX 12"). USE IS GREATER THICKER ADJUSTING RINGS WHEN 0 FEASIBLE TO MINIMIZE NUMBER 24' OF RINGS. w SHIMMING OF ADJUSTING RINGS WILL NOT BE ALLOWED. a 0 00 Q :2 Q VOIDS FILLED WITH CONCRETE BRICK OR BLOCK ONLY :�7f4 6' PRECAST BASE SECTION A -A NOTES: 1. REINFORCING TO CONSIST OF #4 BARS ® T O.C. BOTH WAYS 2. GROUT BOTTOM TO DRAIN TO CENTER 3. CORE DRILL INTO EXISTING MANHOLE 4. APPROVED INLET PROTECTION SHALL BE MAINTAINED UNTIL WEAR COURSE 15 PAVED 5. DRAIN TILE TO BE INSTALLED AT ALL LOW POINT CATCH BASINS (50' IN EACH DIRECTION WITH CLEANOUT). SEE DETAIL HU -SD -8 FOR DRAINTILE CONNECTION INTO STRUCTURE AND HU -SS - FOR CLEAN OUT CONSTRUCTION. CITY OF FWGC EST. 1906 STANDARD CATCH BASIN WITHOUT SUMP (MOD) NO SCALE Special Details 04-01-15 HU -SD -3C 04-12-19 COMPACTED BACKFILLI&-/ / / / MATERIAL/ �G 513c THE BOTTOM OF THE TRENCH SHALL BE SHAPED TO FIT THE PIPE BARREL FOR AT LEAST 50% OF THE OUTSIDE PIPE DIAMETER. COMPACTED BACKFILL MATERIAL PIPE SIZE D < 3011 3" 30" 60" 411 > 60" 6" REFERENCE: CLASS C D ZCOMPACTED GRANULAR MATERIAL THE MAXIMUM SIZE PARTICLE CLASS B ALLOWED IS 3/4" CONCRETE PIPE DESIGN MANUAL PREPARED BY AMERICAN CONCRETE PIPE INSTITUTE N OTE: FOR ROCK OR OTHER INCOMPRESSIBLE MATERIALS, THE TRENCH SHOULD BE OVER EXCAVATED A MINIMUM OF 6" AND BACKFILLED WITH GRANULAR MATERIAL. CONCRETE PIPE BEDDING J 1 I CJI 0 8" OR 1/4 Bc 0 WHICHEVER Bc IS GREATER 0 0 � 12" 0 0 O 0 00 Q :2 Q U O 0 0 0 0 � � I SPRINGLINE 00 000 00 000 LLJ 0 0 000 'X V / 00 00000000 O � v) . ')0 Z O O �00C C� D ZCOMPACTED GRANULAR MATERIAL THE MAXIMUM SIZE PARTICLE CLASS B ALLOWED IS 3/4" CONCRETE PIPE DESIGN MANUAL PREPARED BY AMERICAN CONCRETE PIPE INSTITUTE N OTE: FOR ROCK OR OTHER INCOMPRESSIBLE MATERIALS, THE TRENCH SHOULD BE OVER EXCAVATED A MINIMUM OF 6" AND BACKFILLED WITH GRANULAR MATERIAL. CONCRETE PIPE BEDDING J 1 I CJI 0 0 0 0 0 � 0 0 0 O 0 NOTES: 1. 0.063" THICK ALUMINUM SIGN. WHITE LETTERS ON GREEN HIGH INTENSITY PRISMATIC REFLECTORIZED BACKGROUND. 2. 2" x2" TELSPAR POST, MINIMUM 3 FEET BURY DEPTH AND MINIMUM 3 FEET ABOVE EXISTING GROUND. 3. STRUCTURE MARKER SIGNS SHALL BE FURNISHED AND CONSTRUCTED FOR ALL STRUCTURES LOCATED OUTSIDE OF THE STREET RIGHT-OF-WAY. 4. SIGNS ARE NOT REQUIRED IF STRUCTURE IS LOCATED IN MAINTAINED LAWN. CITY OF EST. 1906 STRUCTURE MARKER SIGNS Special Details Ddo: 04-01-15 HU -SIG -1 04-30-18 iwQ U O00N o � > O r7 � 0 O 00 Q :2 Q U O 0 0 0 0 � � I o (n J LLJ N 'X V / �� O � v) r-) Z O O Q C� ww ­­ (n F7- >-Z N N O> Ln a- QQJzw of 1 W J _jm m m o !Y U (n LJ o z — vi LLJ C7 W—~� �_ Q W oo� _ W _ (/) �� Lj_ I � � y E 0+ �w m � V) U) 0> LJ Q T V) 0 X X O z D' o — U QQ) Ln oo� o X cn L_ 0 V) V) x v X J 0- X X � U 0 T M N U� V N 4-1 0-x Q) � x X iwQ U O00N o � > O � 0 00 Q :2 Q U O 0 0 0 0 � � I o N J N 'X V / 0 O Q — W LLJ Q 0 Z) �T 00 I N N In Ln N of 1 W m m o 00 z z LLJ O Z w U 3:U C7 X LLJ~ Q W oo� _ W J U 1— Lj_ I � � y E 0+ X � V) Q T V) 0 X X �) 1=U= LLJ x 03 °0_ o — U QQ) X Z >-0 U X cn L_ 0 V) V) x v X J V) U X X � U 0 T O O U� V N 4-1 0-x Q) � x X � 0 X X U T U�U 0 _-0 X �._ D4-, c (n — U 0 + LLJ O 0 M M h h O N iz 0 Q N 0 J U- �b4 O q 0 h Z O 0 Q J 'X V / 0 O Q W LLJ 0 Ld _ Z) �T ❑ In of W Q SHEET N0. / 8 OF / 9 CENTERLINE OF CATCH BASIN CASTING CENTERLINE OF ROCK DIKE SLOPE 3' 5 NOTE: o ROCK FILTER DIKE TO BE CONSTRUCTED OF 1-1/211 MINUS WASHED PIT RUN STONE. EROSION CONTROL '"I.L/1 IIVLL HJ IIVV ROCK FILTER DIKE NEENAH No. R -1642—B RING CASTING OR API L IiVIVI.L(ILLLI I Il.l\I IVLLJ COVER SHALL NOT HAVE ALIGNMENT LUGS. 25 3/411 DIA. 1/4" CROWN I r 3 3/811 15811 1/211 13/1611 3/4" 2 1/8" 3 3/16" 4 1/4" 25 5/811 DIA. STANDARD MANHOLE CASTINGS A A DESIRED MINIMUM T 8' OUTER LIMITS OF I 3' 8' 5 CONCRETE WALK o 2 n n 04-0- x . 4-0- / 4, 0" x . 4-0- MIN ,0"MIN r�4'0"--1 MIN MIN r— 41 0-1 MIN FRONT FACEF~ 5' B' 5. 8" �I BACK OF 5' 8" 5' e" OF CURB V C=] CURB U U 5 6- M} i s 8!Q 2-0- 6" m 6' 3" (8" CURB) J I b" 4 0 4' 2' (4" CURBT 4 6 3" (8" CURB) I 6' 3' (6" CURB)_ I _4' 0" 6' S'(6r-URB) f 4' 0' MIN. 4'2'(4- CURB} 4' 2" 4 CU MIN 4' VAR WIDTH CURB(" I A A --1 I' PLAN VIEW OF DIAGONAL RAMP PLAN VIEW OF PERPENDICULAR RAMP CURB OR 5' 4^6" CURB X�' 0' DESIREABLE I �6 CURB & ( ) DOME SECTION 3' 4" (4" CURB) GUTTER T— ------- :... •.:.•.: ,:•.. 1t 2t DOME 0.02 FT1FT MAIC � (TYp,) 0.08FT/FT ORFLATTER O ea aa••aa• "EYP) 1 0000000000 SECTION A -A li :0099009 2 0" aaeaaa:aaa P "MIN aaa■aaaaaa ROUND ALL IF THE PATH OF TRAVEL 'X' IS 4FT, OR GREATER, USE } INTERSECTIONS/ SLOPED 0.10 TO 0.08 FT./FT. SLOPE FOR THE FLARED SIDE. T -F MIN.- IF'X' IS LESS THAN 4 FT, THEN THE FLARED SIDE SLOPE DOME SPACING MUST NOT EXCEED 0.08 FT./FT.. (6' CURB & 0.08 FTlFT SLOPE) h� 6' 0" (6"CURB d, D.08 FTIFT SLOPE) 4,2" 1i 47" NOTES: (4" CURB & 0.08 1 -T11 -T SLOPE) (4" CURB & 0.08 FTIFT SLOPE) ELEVATION OF RAMP TO COMPLY WITH THE AMERICANS WITH DISABILITIES ACT (ADA), ALL STATE AND LOCAL AGENCIES ARE REQUIRED TO COMPLY WITH THIS STANDARD DETAIL PLATE. THE CURB AND CURB TRANSITION ON THE RAMP WILL BE PAID FORAS LINEAR FEET OF CONCRETE CURB OR CONCRETE CURB AND GUTTER. THE RAMP AREA WILL BE PAID FOR AS CONCRETE WALK EXCLUDING THE TRUNCATED DOME AREA WHICH WILL BE PAID FOR AS TRUNCATED DOMES BY THE SQUARE FOOT. BIKE TRAILS SHALL HAVE TRUNCATED DOMES ACROSS THE ENTIRE WIDTH OF TRAIL WHEN THE TRAIL GROSSES A ROAD. DOMES ARE NOT TO BE USED ON SIDEWALKS OR TRAILS WHEN CROSSING ALLEYS OR DRIVEWAYS. 1 112 INCH PREFORMED JOINT FILLER MATERIAL, AASHTO M 213. WHEN POSSIBLE, PROVIDE A CLEAR PATH OF TRAVEL V D' WIDE BEHIND THE PEDESTRIAN RAMP. A RELATIVELY FLAT 4' X 4' LANDING WILL ALLOW WHEELCHAIRS TO NAVIGATE AROUND THE PEDESTRIAN RAMP. NO SIGNALS, SIGNS, CABINETS, OR OTHER OBSTRUCTIONS ARE ALLOWED IN THE RAMP OR PATH OF TRAVEL. WHEN A MEDIAN IS NOT WIDE ENOUGH FOR TWO PEDESTRIAN RAMPS AND A 48" LANDING BETWEEN THEM, THE PEDESTRIAN CROSSING SHALL BE CUT THROUGH THE MEDIAN AT STREET LEVEL. ® PLACE THE DETECTABLE WARNINGS (TRUNCATED DOMES) AT THE BACK OF CURB. WHEN THE DETECTABLE WARNING SYSTEM IS A PRECAST MATERIAL, THE CURB SHALL BE HAND FORMED TO FILL THE GAP. ADA REQUIRED TRUNCATED DOME AREA SHALL BE 2' (r MIN. IN DIRECTION OF TRAVEL AND SHALL EXTEND THE FULL WIDTH (3' 0" OR 4' (" TYP.) OF THE CURB RAMP. THIS 2' 0" BY T 0' OR 4' 0" WIDTH (TYP.) TRUNCATED DOME AREA SHALL CONTRAST VISUALLY WITH THE ADJACENT WALKING SURFACE. TRUNCATED DOMES SHALL BE CAST IRON POWDER COATED A LIGHT COLOR (GRAY TYPICALLY) WHEN THE ADJACENT SIDEWALK IS DARK COLOR TRUNCATED DOMES SHALL BE CAST IRON POWDER COATED A DARK COLOR (RED TYPICALLY) WHEN THE ADJACENT SIDEWALK IS A LIGHT GRAY CEMENT COLOR. 6' 0' MIN. FOR NEW CONSRUCTION. 3(r ALLOWED TO STAY IN PLACE FOR RETROFIT PROJECTS. IN SITUATIONS WHERE THE CURB CUT WIDTH EXCEEDS 4'(r. THE DETECTABLE WARNINGS SHALL EXTEND THE FULL WIDTH. ., CITY OF Special Details � PEDESTRIAN 04-01-15 11WG0 CURB RAMP HU-STR-3 EST. 1906 D1-20.17 T/C ELEVATIONS B612 SECTION STATION 51 m I m r - to 00 T/C ELEVATIONS B612 SECTION VALLEY GUTTER TRANSITION FROM SURMOUNTABLE TO B612 WITHIN 5' m w m w O U J 9' TYP. � u- 0 w I— w - Q b\ LL- O O �j STRIPING BY OTHERS AFTER WEAR COURSE TYPICAL PARKING NOT TO SCALE Vill [1xv:1) 25 3/411 9" BEEHIVE GRATE 1 B612 OUTFALL GUTTER (TYP.) 911 - NEENAH No. R-2561 6 - NEENAH No. R -2561-A OR APPROVED EQUAL NEENAH No. R-1733 RING CASTING OR APPROVED EQUAL. 6" BEEHIVE GRATE STANDARD INLET CASTINGS ' L EXPANSION JOINT A A B e QUANDRANT TO BE POURED INTEGRAL WITH CURB EXPANSION JOINT 118' 18" LVARI' 2� _J SECTION A -A THIRU 8618 C & G THIS DETAIL 15 THE SAME FOR BOTH SIDES OF THE VALLEY GUTTER 18' 18..-7 2°% 314 per ft. j... 7" 1'1 3" ': { : •• 1' Min. :.......... CITY OF EST. 1906 6' MIN. CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) #4 REBAR (TYP.) TO BE INSTALLED AT HALF DEPTH OF GUTTER SECTION B -B THRU CONCRETE GUTTER VALLEY GUTTER DETAIL Special Details 04-01-15 HU-STR-B D4-91-19 60' 30' W. 16' 14' 14' 16' 6' 2%-S% —2% �� 2%� TOPS --' - --"---TE CURB & GUTTER SOD OR SEED (AS DIRECTED BY THE ENGINEER) W14" MIN TOP NOTE - 1. CONSTRUCT FINAL L COMPLETION OF TH 2. THE USE AND THIO EXISTING SOIL CON 3. RIGHT -0F -WAY WIDT 4. 4" PERFORATED P.E. ENCOUNTERED IN T INSET B ENGINEER. SEE HU- SEE INSET SEE INSET B IFT OF BITUMINOUS ONE FREEZE -THAW CYCLE AFTER E UTILITY WORK. KNESS OF SELECT GRANULAR BORROW IS BASED ON DITIONS AS DETERMINED BY THE ENGINEER. H TO BE DETERMINED BY THE ENGINEER. PIPE WITH FABRIC. INSTALL WHERE CLAY SOILS ARE HE ROADWAY SUBGRADE ORAS DIRECTED BY THE SDS FOR DRAIN DETAIL. 2% - 5% SOD OR SEED (AS DIRECTED BY THE ENGINEER) W14' MIN TOPSOIL MINIMUM PAVEMENT DESIGN STANDARD: ACTUAL PAVEMENT DESIGN SHALL BE BASED ON SUBGRADE SOIL R VALUE AND PROJECTED ESAL (TRAFFIC) 112" TYPE SP 9.5 BITUMINOUS WEARING COURSE MIXTURE (2,B) 7WEA240B (PG 58-26), MnDOT 2360 67 BITUMINOUS TACK COAT 1P2" TYPE SP 12.5 BITUMINOUS WEARING COURSE MDCTURE (2,B) VEB230B (PG1%28), MnDCT 2'360 AGGREGATE BASE (CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 RADATION), MnDOT 3138 1" SELECT GRANULAR BORROW, MnDOT 3149 APPROVED SUBGRADE INSET A CITY C)F URBAN RESIDENTIAL STREET 9 TON DESIGN EST. 1906 Special Details 04-01-15 HU-STRA E 04-11-19 PROPERTY LINE 0.5' 8' 0.5' Al r]PF 1)A' PFR Fr1r1T Tr] r1R411J L 3' TYPE 9.5 WEAR COURSE MIX (2,B) (SPWEA240B) 6" CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) GEOTEXTILE FABRIC FOR ROOT CONTROL TO BE PLACED UNDERCLASS 5 AGGREGATE GEOTEXTILE FABRIC TO BE BIOBARRIER OR APPROVED NOTE: EQUAL THE FINAL WEAR COARSE LIFT SHOULD BE PLACED UPON 90-95% COMPLETION OF ALL HOME CONSTRUCTION. BIKE PATH TYPICAL SECTION 5' SLOPE 114" PER PROPERTY LINE 0.3' '4" CONCRETE (3F52A) CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) "NOTE: 6" THICK SIDEWALK IS REQUIRED THROUGH DRIVEWAY AREAS. SIDEWALK TYPICAL SECTION CITY OF Special Details BIKE PATH AND °�°' 04-01-15 11jw SIDEWALK TYPICAL SECTIONS HU-STR-9 EST. 1906 D4-11-19 O m=Q w (n J Z � C) V) C) O ww � cn � >- 0 5; a- QQ-JZw Jim ry U — (n Z (n w Inw— ~� _ _ � L> U) w m c� > O Z Ln 0- M Ln N w � jo)Cnw— Q O N o � > �� 00 Q 12 Q O 0 0 0 0 : 1 00 N J N — w Cfl 00 I N Ln O N N I m o m m � 00 z z w O w U � U Z C7 ~ U-) Q w X w Q w � _ w J I U 0 UE p+ X Q T C V) X V) I) V) 1n x ^ Lv X O C O m U +- z7 0_ O — U V) x Qo �� O x Z cn U V) V) x v x —i U X V) V) C N T X O U O O� V x N 0- X X U (n X X T OO N X Q)C Q) � + •— � c —UUw0 Cn 0 M M h h O N Z c iz 0 Q N J � �b4 O O h O 0 0 Q V/ 0 0LL- -1 Q /Ld � LLJ V = Z) ❑ 0 uj V) of W Q SHEET N0. / gOF / g STRIPING BY OTHERS AFTER WEAR COURSE TYPICAL PARKING NOT TO SCALE Vill [1xv:1) 25 3/411 9" BEEHIVE GRATE 1 B612 OUTFALL GUTTER (TYP.) 911 - NEENAH No. R-2561 6 - NEENAH No. R -2561-A OR APPROVED EQUAL NEENAH No. R-1733 RING CASTING OR APPROVED EQUAL. 6" BEEHIVE GRATE STANDARD INLET CASTINGS ' L EXPANSION JOINT A A B e QUANDRANT TO BE POURED INTEGRAL WITH CURB EXPANSION JOINT 118' 18" LVARI' 2� _J SECTION A -A THIRU 8618 C & G THIS DETAIL 15 THE SAME FOR BOTH SIDES OF THE VALLEY GUTTER 18' 18..-7 2°% 314 per ft. j... 7" 1'1 3" ': { : •• 1' Min. :.......... CITY OF EST. 1906 6' MIN. CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) #4 REBAR (TYP.) TO BE INSTALLED AT HALF DEPTH OF GUTTER SECTION B -B THRU CONCRETE GUTTER VALLEY GUTTER DETAIL Special Details 04-01-15 HU-STR-B D4-91-19 60' 30' W. 16' 14' 14' 16' 6' 2%-S% —2% �� 2%� TOPS --' - --"---TE CURB & GUTTER SOD OR SEED (AS DIRECTED BY THE ENGINEER) W14" MIN TOP NOTE - 1. CONSTRUCT FINAL L COMPLETION OF TH 2. THE USE AND THIO EXISTING SOIL CON 3. RIGHT -0F -WAY WIDT 4. 4" PERFORATED P.E. ENCOUNTERED IN T INSET B ENGINEER. SEE HU- SEE INSET SEE INSET B IFT OF BITUMINOUS ONE FREEZE -THAW CYCLE AFTER E UTILITY WORK. KNESS OF SELECT GRANULAR BORROW IS BASED ON DITIONS AS DETERMINED BY THE ENGINEER. H TO BE DETERMINED BY THE ENGINEER. PIPE WITH FABRIC. INSTALL WHERE CLAY SOILS ARE HE ROADWAY SUBGRADE ORAS DIRECTED BY THE SDS FOR DRAIN DETAIL. 2% - 5% SOD OR SEED (AS DIRECTED BY THE ENGINEER) W14' MIN TOPSOIL MINIMUM PAVEMENT DESIGN STANDARD: ACTUAL PAVEMENT DESIGN SHALL BE BASED ON SUBGRADE SOIL R VALUE AND PROJECTED ESAL (TRAFFIC) 112" TYPE SP 9.5 BITUMINOUS WEARING COURSE MIXTURE (2,B) 7WEA240B (PG 58-26), MnDOT 2360 67 BITUMINOUS TACK COAT 1P2" TYPE SP 12.5 BITUMINOUS WEARING COURSE MDCTURE (2,B) VEB230B (PG1%28), MnDCT 2'360 AGGREGATE BASE (CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 RADATION), MnDOT 3138 1" SELECT GRANULAR BORROW, MnDOT 3149 APPROVED SUBGRADE INSET A CITY C)F URBAN RESIDENTIAL STREET 9 TON DESIGN EST. 1906 Special Details 04-01-15 HU-STRA E 04-11-19 PROPERTY LINE 0.5' 8' 0.5' Al r]PF 1)A' PFR Fr1r1T Tr] r1R411J L 3' TYPE 9.5 WEAR COURSE MIX (2,B) (SPWEA240B) 6" CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) GEOTEXTILE FABRIC FOR ROOT CONTROL TO BE PLACED UNDERCLASS 5 AGGREGATE GEOTEXTILE FABRIC TO BE BIOBARRIER OR APPROVED NOTE: EQUAL THE FINAL WEAR COARSE LIFT SHOULD BE PLACED UPON 90-95% COMPLETION OF ALL HOME CONSTRUCTION. BIKE PATH TYPICAL SECTION 5' SLOPE 114" PER PROPERTY LINE 0.3' '4" CONCRETE (3F52A) CLASS 5 OR SALVAGEDIRECYCLED MATERIAL MEETING CLASS 5 GRADATION (MnDOT 3138) "NOTE: 6" THICK SIDEWALK IS REQUIRED THROUGH DRIVEWAY AREAS. SIDEWALK TYPICAL SECTION CITY OF Special Details BIKE PATH AND °�°' 04-01-15 11jw SIDEWALK TYPICAL SECTIONS HU-STR-9 EST. 1906 D4-11-19 O m=Q w (n J Z � C) V) C) O ww � cn � >- 0 5; a- QQ-JZw Jim ry U — (n Z (n w Inw— ~� _ _ � L> U) w m c� > O Z Ln 0- M Ln N w � jo)Cnw— Q O N o � > �� 00 Q 12 Q O 0 0 0 0 : 1 00 N J N — w Cfl 00 I N Ln O N N I m o m m � 00 z z w O w U � U Z C7 ~ U-) Q w X w Q w � _ w J I U 0 UE p+ X Q T C V) X V) I) V) 1n x ^ Lv X O C O m U +- z7 0_ O — U V) x Qo �� O x Z cn U V) V) x v x —i U X V) V) C N T X O U O O� V x N 0- X X U (n X X T OO N X Q)C Q) � + •— � c —UUw0 Cn 0 M M h h O N Z c iz 0 Q N J � �b4 O O h O 0 0 Q V/ 0 0LL- -1 Q /Ld � LLJ V = Z) ❑ 0 uj V) of W Q SHEET N0. / gOF / g w � jo)Cnw— Q O N o � > �� 00 Q 12 Q O 0 0 0 0 : 1 00 N J N — w Cfl 00 I N Ln O N N I m o m m � 00 z z w O w U � U Z C7 ~ U-) Q w X w Q w � _ w J I U 0 UE p+ X Q T C V) X V) I) V) 1n x ^ Lv X O C O m U +- z7 0_ O — U V) x Qo �� O x Z cn U V) V) x v x —i U X V) V) C N T X O U O O� V x N 0- X X U (n X X T OO N X Q)C Q) � + •— � c —UUw0 Cn 0 M M h h O N Z c iz 0 Q N J � �b4 O O h O 0 0 Q V/ 0 0LL- -1 Q /Ld � LLJ V = Z) ❑ 0 uj V) of W Q SHEET N0. / gOF / g O 0 0 Q V/ 0 0LL- -1 Q /Ld � LLJ V = Z) ❑ 0 uj V) of W Q SHEET N0. / gOF / g SHEET N0. / gOF / g © 2018 Westwood Professional Services, Inc. �I I I I I I I, To ; -5061 4 r7 17 % 1 I j ------------------------ I ! I I I / I I L----- -----J L------- - ~- —J I Westwood I hereby certify that this plan was prepared me or under my Revisiorm direct supervision and that I am a duly licensed PROFESSIONALAL Designed, Q,J LANDSCAPE ARCHITECT under the laws of the State of Minnesota C�d: RUM Phone(952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Dmwn: CHF Toll Free (888) 937-5150 westwoodps.com Jeff Westendorf Westwood Professional services, Inc. Date: 10/22/18 License No. 44018 Record DmIOB by/date: Prepared for: EMMIT DRIVE N. (DRIVE F) -------------------- I I I i I i Call 48 Hours before digging: 811 or call811.com Common Ground Alliance Final Plant Schedule CODE QTY. COMMON/BOTANICAL NAME SIZE SPACING O.C. MATURE SIZE PRE 22 Princeton Elm / Ulmus 2.5" BB AS SHOWN H 35'-45' W 35'-45' ABM 14 Autumn Blaze Maple / Acer x freemanii 'Jeffersred' 2.5" BB AS SHOWN H 45' W 35' • STREET TREES: SAL 10 American Sentry Linden Tilia americana McKSentry' 2.5" BB AS SHOWN H 35-40' W 15'-20' 94 RVB 5 River Birch Betula nigra 2.5" BB AS SHOWN H 40'-50' DBH W 30'-40' 53 NWW 4 Niobe Weeping Willow Salix alba Tristis 2.5" BB AS SHOWN H 40'-50' DBH W 40'-50' THE R/W AND 4' OFF B.O.C. (TYP.) WHERE NO SIDEWALK IS PRESENT. — STREET TREES TO BE LOCATED IN THE R/W AND 14' OFF B.O.C. WHERE SIDEWALKS ARE PFC 11 Prairiefire Crab / Malus 'Prairiefire' 2" BB AS SHOWN H 15-20' W 15-20' SSC 6 Spring Snow Crab / Malus 'Spring Snow' 8' HT., BB CLUMP AS SHOWN H 20'-25' W 15-20' SSN 8 Pagoda Dogwood / Cornus alternifolia 8' HT., BB CLUMP AS SHOWN H 15-20' W 15-20' BHS 12 Black Hills Spruce / Picea glauca densata 6' HT., BB AS SHOWN H 30'-40' W 20'-30' CSP 9 Colorado Spruce / Picea Pungens 6' HT., BB AS SHOWN H 40'-60' W 15-30' ASP 12 Austrian Pine / Pinus nigra 6' HT., BB AS SHOWN H 40'-60" W 20'-25' PDP 20 Ponderosa Pine / Pinus ponderosa 6' HT., BB AS SHOWN H 30'-60' W 30'-40' NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Planting Legend Landscape Requirement Calculations TOTAL LANDSCAPING PROVIDED DENOTES STREET TREE TREES DENOTES BUFFER EVERGREEN DBH DENOTES BUFFER DECIDUOUS TREE DENOTES BUFFER ORNAMENTAL Landscape Requirement Calculations TOTAL LANDSCAPING PROVIDED 133 TREES 364.2 DBH IN. • STREET TREES: 39 TREES 97.5 DBH IN. • OTHER BUFFER/SCREENING TREES: 94 TREES 266.7 DBH IN. Overstory: 16 Trees 40 DBH IN. Evergreens: 53 Trees 176.7 DBH IN. Ornamentals: 25 Trees 50 DBH IN — STREET TREES TO BE LOCATED IN THE R/W AND 4' OFF B.O.C. (TYP.) WHERE NO SIDEWALK IS PRESENT. — STREET TREES TO BE LOCATED IN THE R/W AND 14' OFF B.O.C. WHERE SIDEWALKS ARE PRESENT. TCO Design 9330 Thomas Ave N Brooklyn Park, Minnesota 55444 Waters Edge Minnesota 0' 50' 100' 150' 0020847PLP01.dwg Date: 10/22/18 sheet: 2 of xx Overall Landscape Plan GENERAL NOTES *ALL DIMENSIONS FROM OUTSIDE OF FRAMING TO CENTER OF FRAMING OR OUTSIDE OF FRAMING TO OUTSIDE OF FRAMING. NOTED DIMENSIONS TAKE PRECEDENT OVER SCALED NOTES. >L I I I 1 I I I I I I I I I I I I KC CUSTOM HOME I I DESIGN, INC. I I PO Box 711 Buffalo, MN 55313 I I _ UPPER LEVEL PLATE HT. ----- ------ - - ------ --�- - Phone: 612.518.2118 I I UPPER LEVEL HDR. HT. I I I I I I m z i m C I I I I ` UPPER LEVEL FLOOR MAIN LEVEL PLATE HT. ❑ ❑ MAIN LEVEL HDR. HT. I 0000 � W >y� i "� 0000 mom MAIN LEVEL FLOOR FRONT ELEVATION A = y SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) W W OE =�O I � z O x I I SITE ADDRESS� I I LOT BLOCK I I m I I REVIBIONB I I I I 0 B. 19 PRELIM 0101.2019 PRELIM SET I I 0118.2019 PRELIM SET 3 I I 03.29.2019 PRELIM SET I I OI.22.2019 PRELIM SET 5 I I I I I I I I I I UPPER LEVEL PLATE HT. I I I I UPPER LEVEL HDR. HT. I I I I I I I I APPROX SQ FT tO 1455 ML SO FT 972 UL So FT 2427 TF SO FT ECH So FT UPPER LEVEL FLOOR 2497 GT SO FT 422 GARAGE So FT MAIN LEVEL PLATE HT. MAIN LEVEL HDR. HT. PLAN#-KC1913 o I HUGO VILLAS m � COPYRIGHT C C— Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOOR pyrght d—,pm d ng- - M1ese plans. TM1ese plans are not- be pmtlucetl, cM1angetl, or mpletl In REAR ELEVATION A oy femermaaaerwM1a oe er, aer rebeyb t es—ntoah. eM xi[M1outfirst aM1bini1 1. wMlen SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) ana consam or Kc aaom es d In "of se of t ase plans by a C partye 1 IM1trtl party sM1all M1oltl L Lustom Home Design, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE A1.1 SHEET INDEX A1.1 EXTERIOR ELEVATIONS A A1.2 EXTERIOR ELEVATIONS A B1.1 EXTERIOR ELEVATIONS B B1.2 EXTERIOR ELEVATIONS B C1.1 EXTERIOR ELEVATIONS C C1.2 EXTERIOR ELEVATIONS C D1.1 EXTERIOR ELEVATIONS D D1.2 EXTERIOR ELEVATIONS D A2.1 MAIN &UPPER LEVEL AREA SCHEDULE MAIN LEVEL 1455 UPPER LEVEL 972 TOTAL FINISHED 2427 MECH ROOM 70 GRAND TOTAL 2497 GARAGE 422 >L KC CUSTOM HOME DESIGN, INC. PO Box 711 UPPER LEVEL PLATE HT.Buffalo, MN 55313 --------------- —---------------- }— --— Phone: 612.518.2118 _ _ _ _ _ _ _ _ ❑ 1- _ _ _ _ _ UPPER LEVEL HDR. HT. ❑ ❑ I I I I I I I I I I =m O I I I I UPPER LEVEL FLOOR y io _ _ _ _ _ MAIN LEVEL PLATE HT. 1 MAIN LEVEL HDR. HT. FJ❑❑ >PLLLI > PA I m y 0Z� MAIN LEVEL FLOOR O ca LEFT ELEVATION A = y SCALE: 1/8"=V-0" (2x SCALE ON 24X36 SHEETS) Ly = LL. O I I.. z O Z SITEADDRESS� Lot 0226.2019 PRELIM SET 1 03.01.2019 PRELIM SET 03.16.2019 PRELIM SET #3 03.29.2019 PRUIM SET � I OI.22.2019 PRELIM SET.5 I I I I I I UPPER LEVEL PLATE HT. ❑ ❑ _ ____________ UPPER LEVEL HDR. HT. I I I w APPROX SQ FT `O 1455 ML SO FT I 972 UL SO FT 'i xz' 2427 TF SO FT I _ _ UPPER LEVEL FLOOR 70 MECH SO FT _______ 2497 GT SO FT 422 GARAGE So FT MAIN _LEVEL PLATE HT. 1 MAIN LEVEL HDR. HT. PLAN#-KC1913 0 m1 HUGO VILLAS I COPYRIGHT C Cusbm Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOORpyrghtaaa—,p.Wd ng— _M1a plans. TM1ese plans are notb be pm1—d cM1a d, or mpletl In RIGHT ELEVATION A a armaRRerwM1ataot-Rer re bey b be ass -nto a IM1IN eM xi[M1out first abbining IM1e wMlen SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) ana conaam or Kc aaom esese lgn, In nt of & t ase plans by a M1iN partybe IM1trtl party sM1a11 M1oltl L Lustom Home Design, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE A1.2 I i UPPER LEVEL PLATE HT I UPPER LEVEL HDR. HT_ MAIN LEVEL PLATE H MAIN LEVEL HDR. HT. _LIMN FRONTMAIN LEVEL FLOOR ELEVATION . ALE N 24X36 SHEETS) REAR ELEVATION B SCALE: 1/8"=1'-O" (2x SCALE ON 24X36 SHEETS) UPPER LEVEL PLATE UPPER LEVEL HDR_H UPPER LEVEL FLOOR MAIN LEVEL PLATE H1 MAIN LEVEL HDR. HT. MAIN LEVEL FLOOR KC CUSTOM HOME DESIGN, INC. PO Box 711 Buffalo, MN 55313 Phone: 612.518.2118 z O A�W �yJ 0000 n u u) WSW 02 =LL.O O Z SITEADDRESS� m REM«,B 0226.2019 PRELIM SET 0 03.01.2019 PRELIM SET 03.16.2019 P #3 03.29.2019 PRELIM SET OI.22.2019 PRELIM SET 5 APPROX SQ 1455 ML So FT 972 UL So FT 2427 TF SO FT 70 MECH SO FT 2497 GT SO Ff 422 GARAGE SO FT PLAN#-KC1913 HUGO VILLAS COPYRIGHT — CCusrom Home Design, Inc. xpressly reserves RS common law p PW ena other pmpeM rgM1ro in M1ese plans. Th—pi ans are notro be p --d, cM1a d, or milled In nyrerm ermannerVMatm— ,nor —W— b be _ned ro a t- arty—ut first obtaining Me migen and consentI KL Luslom eslgn, Ine nt of se oft ase plans bya M1" partyMe IM1trd party sM1all M1old L Lustom Home Design, Inc. armless. ©2019 KL Custom Home esign, Inc. DATE 02.22.2019 PAGE B1.1 KC CUSTOM HOME DESIGN, INC. II PO Box 711 Buffalo, MN 55313 I _ UPPER LEVEL PLATE HT. --------------- —---------------- —--------�;— --— Phone: 612.518.2118 I I UPPER LEVEL HDR. HT. r- I I I I I I I I I I OI I ' I- — -- — -- — -- — -- — . L --UPPER LEVEL FLOOR y io MAIN LEVEL PLATE HT. MAIN LEVEL HDR. HT. Lj- > PLLI A I m y 0Z� MAIN LEVEL FLOOR O LEFT ELEVATION B = y SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) Ly = LL. O I I.. z O Z SITEADDRESS� LOT REMONS 0226.2019 PRELIM T 1 1301 2019 PRELIM SESET ___________________________________________ 03.16.2019 PRELIM SET #3 I OI.22.2019 PRELIM SET 5 I I I I I � UPPER LEVEL PLATE HT. I UPPER LEVEL HDR. HT. I I I I I � I w APPROX SQ FT `O 1455 ML SO FT I 972 UL So FT I 2427 TF So FT 70 MECH So FT _ ____ _—— _______ UPPER LEVEL FLOOR 2497 GT SO FT 422 GARAGE So FT MAIN LEVEL PLATE HT. MAIN LEVEL HDR. HT. PLAN*-KC1913 o I HUG. VILLAS I m COPYRIGHT C Cusbm Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOORpyrght d—,p.Wd — plans. ng TM1ese plansare notb be pmtlucetl, cM1angetl, or mpletl In RIGHT ELEVATION B amarmaRRerwM1a Dever, nor rebeyb be ass -nto tIM1IN eM ..iooutfirst obtaining 1. wMlen SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) ana co 1, or Kc aaom eslgn, In "of se oft ase plans bya M1iN partyebe_ party 1. M1oltl L Lustom Home Design, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE B12 I I I I I 1 I I I I I I I I I I I I I I I I KC CUSTOM HOME I I I IDESIGN,' PO Box 711 I I _ UPPER LEVEL PLATE HT. Buffalo, MN 55313 ----- ------ - - ------ --�- - Phone: 612.518.2118 I I UPPER LEVEL HDR. HT. I I I I I I I I I I m I I m OI I l ` UPPER LEVEL FLOOR MAIN LEVEL PLATE HT. I ❑ ❑ MAIN LEVEL HDR. HT. I 0000 > W l 0000 y J I -__-_ Coca MAIN LEVEL ELOOR FRONT ELEVATION C = y SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) Ly = LL. O I I.. z O x I I SITEADDRESS� I I LOT BLOCK m I I REVIBIONB I I I I OZ25.2019 PRELIM WT 0 0101.2019 PRELIM SET I I 0118.2019 PR #3 I I 03.29.2019 PRELIM SET I I OI.22.2019 PRELIM SET 5 I I I I I I I I I I UPPER LEVEL PLATE HT. I I I I UPPER LEVEL HDR. HT. I I I I I I I I w APPROX SQ FT tO 1455 ML SO FT 972 ILL So FT 2427 TF SO FT UPPER LEVEL FLOOR 70MECH So FT 2497 GT So FT 422 GARAGE So FT MAIN LEVEL PLATE HT___,',, MAIN LEVEL HDR. HT. PLAN#-KC1913 0 1 HUGO VILLAS m � COPYRIGHT C Cusbm Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOORPyrghtaaa—,p.Wd ng— _M1a Plans. TM1ese plans are notb be pm1—d' oy famarmcd, or mn awIMn wa a aleor bebaso,t-REAR ELEVATION C eMiotrsa-nth. SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) ..aa .,_n, 1. eIn 1, - ---d 1. ot aep"sobfya nm M1iN partyl M1e. party M1a 1111 L Lustom Home Design, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE C1.1 >L KC CUSTOM HOME DESIGN, INC. PO Box 711 UPPER LEVEL PLATE HT.Buffalo, MN 55313 --------------- —---------------- }— --— Phone: 612.518.2118 _ _ _ _ _ _ _ _ ❑ 1- _ _ _ _ _ UPPER LEVEL HDR. HT. ❑ ❑ I I I I I I I I I I =m O I I I I UPPER LEVEL FLOOR y io _ _ _ _ _ MAIN LEVEL PLATE HT. 1 MAIN LEVEL HDR. HT. FJ❑❑ I m y _ _ _ _ MAIN LEVEL FLOOR 4O LEFT ELEVATION C = y SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) Ly = LL. O I I.. z O x SITEADDRESS� Lot 0226.2019 PRELIM SET 1 03.01.2019 PRELIM SET 03.16.2019 PRELIM SET #3 03.29.2019 PRUIM SET � I OI.22.2019 PRELIM SET.5 I I I I I I UPPER LEVEL PLATE HT. ❑ ❑ _ ____________ UPPER LEVEL HDR. HT. I I I APPROX SQ FT `O 1455 ML SO FT I 972 UL SO FT 'i xz' 2427 TF SO FT I _ _ UPPER LEVEL FLOOR 70 MECH SO FT _______ 2497 GT SO FT 422 GARAGE So FT MAIN _LEVEL PLATE HT. 1 MAIN LEVEL HDR. HT. PLAN#-KC1913 0 m1 HUGO VILLAS I COPYRIGHT C Cusbm Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOORpyrghtaaa—,p.Wd ng— _M1a plans. TM1ese plans are notb be pm1—d cM1a d, or mpletl In RIGHT ELEVATION C a armaRRerwM1a Dever, nor re bey b be ass -nto a IM1IN eM xi[M1out first abbining IM1e wMlen SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 SHEETS) ana conaam or Kc aaom esese lgn, In nt of & t ase plans by a M1iN partybe IM1trtl party sM1a11 M1oltl L Lustom Home Design, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE C1.2 i 1L�!I= o= � ■ FRONT• Q i UPPER LEVEL PLATE HT i UPPER LEVEL HDR. HT_ ` UPPER LEVELEL MAIN LEVEL PLATE HI MAIN LEVEL HDR. HT. REAR ELEVATION D SCALE: 1/8"=1'-O" (2x SCALE ON 24X36 SHEETS) MAIN LEVEL FLOOR UPPER LEVEL PLATE UPPER LEVEL HDR_H UPPER LEVEL FLOOR MAIN LEVEL PLATE H1 MAIN LEVEL HDR. HT. MAIN LEVEL FLOOR KC CUSTOM HOME DESIGN, INC. PO Box 711 Buffalo, MN 55313 Phone: 612.518.2118 z O A�W �yJ Coca n V u) WSW 02 = LL. O ~�_ O Z SITEADDRESS� m REM«,B 0226.2019 PRELIM SET 1 03.01.2019 PRELIM SET 03.16.2019 PIR #3 03.29.2019 PRELIM SET OI.22.2019 PRELIM SET 5 APPROX SQ 1455 ML So FT 972 UL So FT 2427 TF SO FT 70 MECH SO FT 2497 GT SO Ff 422 GARAGE SO FT PLAN#-KC1913 HUGO VILLAS COPYRIGHT — CCusrom Home Design, Inc. xpressly reserves RS common law py "entlotherpmpeM rgM1roin M1ese plans. Th—pi ans are notro be pretlucetl, cM1angetl, or mp In ny rarm armannerVmatso— ,nor re [M1ey b be _natl ro a [NN ty —ut first obtaining tM1e migen entl consentI KL Luslom eslgn, Ine nt of se oft ase plans bya M1" partyM1e IM1btl party sM1all M1oltl L Lustom Home Design, Inc. armless. ©2019 KL Custom Home esign, Inc. DATE 02.22.2019 PAGE D1.1 >L KC CUSTOM HOME DESIGN, INC. II PO Box 711 Buffalo, MN 55313 I _ UPPER LEVEL PLATE HT. --------------- —---------------- —--------�;— --— Phone: 612.518.2118 I I UPPER LEVEL HDR. HT. r- I I I I I I I I I I OI I 'I UPPER LEVEL FLOOR J.y io MAIN LEVEL PLATE HT. 1 MAIN LEVEL HDR. HT. GHLLI J m y 0Z� MAIN LEVEL FLOOR O LEFT ELEVATION D = y SCALE: 1/8"=V-0" (2x SCALE ON 24X36 SHEETS) Ly = LL. O I I.. z O Z SITEADDRESS� LOT REMONS 0226.2019 PRELIM T 1 1301 2019 PRELIM SESET ___________________________________________ 03.16.2019 PRELIM SET #3 I OI.22.2019 PRELIM SET 5 I I I I I � UPPER LEVEL PLATE HT. I I UPPER LEVEL HDR. HT. I I I I I � I APPROX SQ FT `O 1455 ML SO FT I 972 UL So FT I 2427 TF SO FT 70 MECH SO FT _ ____ _—— _______ UPPER LEVEL FLOOR 2497 GT SO FT 422 GARAGE SO FT MAIN LEVEL PLATE T. 1 MAIN LEVEL HDR. HT. PLAN#-KC1913 0 m1 HUGO VILLAS I COPYRIGHT C Custom Home Design, Inc. xpressly reserves RS common law MAIN LEVEL FLOOR pyrigh—d oma, pmperb n hta lR h— plans. These plans are not to be pmdu-d, chaaRRard, or -pled In RIGHT ELEVATION D ama,mwM1a-a re meyb be essgnatlm ath,d mim eM t++h utfirstobtainingthe SHwMlen SCALE: 1/8"=1'-0" (2x SCALE ON 24X36 EETS) -d--or Kc aaom eslgn, In e ,I or se oft asplans bya M1iN partyame IM1trd party1. M1old ome Des L Lustom Hign, Inc. armless. 12019 KL Custom Home esign, Inc. DATE 02.22.2019 PAGE D1.2 0 40'-O" r----------------------------------------------------� 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 I IN HALL 60 VANIN �°bw CARPET BATH obi h' 214 11-1"X4-11"2 4 N LVT / M31"X - - � - -- � ---- N vi ------HALL o 0 LOFT--�----6 CARPETCARPET o 15'-0"X20'-0" a --- --- 2 cl I U / N A CARPET ________ N 00 ________ 20"p olY 3 sHELves BEDROOM #3 ai ________ - --11'-1"X11----- 4 -------- - - - - 2/6 CARPET $-------- W-1 . C. 2/6 q' -3••X7•-0" --____-- CARPET 2/6 ________ 8'-0"X3'_4•' -------- - - - - CARPET I I FL] I I I I BED[ OOM #2 0 11' 0'X10'-8" ARPET I I I I F � � 3-2X6 3-2X6 FI] I STUDS STUDS I o0,0 HDRS.. PDRS. HDRS.wm I WI - -- p I WINDOWS VARY NI I BASED UPON ELEVATION ------------ - - L --------------1-----------J----- ----J 0 n 3672 SH (OPT3'X8' FULL UTE DR) 6072 SH 3672 SH HIIRC HfIRC HfIRC 40'-0" 4060 SH 4060 SH 2454 CSMT Hf IRC HIIRC HIIRC 0 0l \\ 3-2X6 3-2X6 �1z \\ S�fI1DS S 3-2X6 STUDS ® I xl 21"D 1 nN \\y/ NEN ,_________ no Fs o Sid plo plm 42" VANITY BATH 42" VANITY i ao I GREAT ROOM OWNERS SUITE 13'-4"X14'-0" 9•_0•X8•_7•• 2/4 LVF 2/4 y z 82 15'-9"X14'-0" WOOD CARPET � m I o nm mW.I.C. IJ 9-0 "XS -0" N n o Z a 31-2/8 CARPET elm al ALL UN 2/4 OPT 2/8 o = : _ : _ : _ _ , _ , _ , _ , _ , _ _ _ 2X6 ERG WALL ,ABOVE, PKT DR 2X6 BRG V LL 12=6%8 OPG ZI 7 P OD ?i® BEAM 2/6 LAUNDRY OPT 9 -7L _p WOOD SINK i mil Milo � II II No DINETTE 13'-9"X10'-10" ll tO HALL �I WOOD � f-----if-----1 I I IIF'-��1 _____J 1 DRYER ii ASHE i OPT BASE & --+_ =----- - - II UPPER CABS oN of I WOOD _________ s N. E2 n I � � - MUDROOM low I - 6'-11"X9'-0" I`m 0 PANTRY_ I LVT j3i MECH D 2/6 ___WOOD-- I m 9,-5"X6,-5" n0 a CONC voi 12'-6"X8' OPG--------- 42„X72” IISI i 1 Top TOP i i I 3 0 DOOR 20 MIN HDRS. 10 I 3 0 DOOR 20 MIN HERS. _STAIRS CARPET J o 130"X60'1 1 IISLANDI I --_- --- L--- ABASE ij __-_ ___ evil ° 3'-6" 3'-6" nil n--15^G"XT22'---4- -- KITCHEN WALL- - - ABOVEUP F vL RANGE MS 17 R. GARAGE o WALL 19'-5"X20'-5" FOYER cork N ,� cl 6'-0"X6'-1" ro of WOOD \ �jo 'a owl. I o STUDY I 10'-0"X10'-0" I CARPET 3/Ox8/0 DR I I HDRS. L----- WALL UNE PORCH 'i ABOVE 6"X5'-8'- ' .H.D. S DS R.O. 16'-3Tx 7- /2- 13-2X6 2"STUDS __ __ bROPPED BEAM LVL HDRS. 4060 SH 4060 SH F—N-OT—E-A HDRS. HDRS. 8'-1 1 /8' NOTE FRAMER/WINDOW INSTALLER TO VERIFY R.O. W/ MANUFACTURES CUT SHEET. 24'-0" 12'-0" 4'-0 „ UPPER LEVEL —° 40'-0" SCALE: 1 8"-1'-0" (2x SCALE ON 24X36 SHEETS) S I LIVE 20'-0" SIUNE I NOTE NOTE : FRAMER/WINDOW INSTALLER TO VERIFY R.O. W/ MANUFACTURES CUT SHEET. ETS) (kk KC CUSTOM HOME DESIGN, INC. PO Box 711 Buffalo, MN 55313 Phone: 612.518.2118 x 0 W A Coca n u u) WSW 02 =moo M 0 z SITE ADDRESS LOT BLOrKI. REVNPONS 0226.2019 PRELIM SET 0 03.01.2019 PRELIM SET 03.16.2019PRELIM SET #3 03.29.2019 PRELIM SET -22.2019 PRELIM SET 5 APPROX SQ FT 1455 ML SO FT 972 UL SO FT 2427 TF SO FT 70 MECH SO FT 2497 GT SO FT 422 GARAGE SO FT PLAN#-KC1913 HUGO VILLAS COPYRIGHT C Cus[om Home Design, Inc. xpreaelr reaenea rts common law py qht entl otherp.Wd rghts in M1ese plans. Th—pi ans are notb R p,bl—d, changed, or mpletl In nr brm or mannerwaatso- , nor —W— ass — bat- a�wanotfi--ningthe w,men entl consent of KL Luslom eslgn,se In nt of oft ase plans by. M1iN partye M1e I.. bhtl party 1111 Home De L Lustom sign, Inc. armless. ©2019 KL Cusbm Home esign, Inc. DATE 02.22.2019 PAGE A2.1