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08-13-2014
MEDINA PLANNING COMMISSION AGENDA WEDNESDAY, AUGUST 13, 2014 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Approval of June 10, 2014 Draft Planning Commission minutes 6. Rachel Contracting PUD General Plan and Preliminary Plat to develop /18 single family resi entia lots along the north an west portions of Medina Golf and Country Club. 7. Public Hearing - Wakefield Family Trust — 3385 Co. Rd. 24 — Preliminary Plat to subdivide one parcel into 3 Rural Residential lots. 8. Public Hearing - Princeton Capital — 1575 Hamel Road — Preliminary Plat to subdivide one lot into three Rural Residential lots. 9. Go2 Print — 62 Hamel Road — Site Plan Review to construct a 1500 square foot free-standing Accessory Building. 10. Farhad Hakim — 22 Hamel Road — Site Plan Review to construct an Apartment Building and an Accessory Parking Garages. 11. Council Meeting Schedule 12. Adjourn POSTED IN CI Y HALL AUGUST 7. 2014 REPOSTED REVISED AGENDA August 13. 2014 MEMORANDUM TO: Mayor Weir and Members of the City Council FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson DATE: July 31, 2014 SUBJ: Planning Department Updates August 6, 2014 City Council Meeting Vacation I will be on vacation the week of August 4, and will be absent from the August 6 meeting. Planning Consultant Sparks will be present in my place. Land Use Application Review A) Verizon Telecommunication Tower CUP — 3574 Pinto Drive — Verizon has requested a CUP to replace an existing telecommunication tower located on top of the City water tower with a stand- alone 159 foot tall monopole tower in the same location. The Planning Commission held a public hearing at the June 10 meeting and recommended approval. The City Council is scheduled to review at August 6 meeting. B) Villas at Medina Country Club PUD General Plan and Preliminary Plat — East of CR116, south of Shawnee Woods Road — Rachel Contracting has requested approval of a subdivision to include 28 "villa" style single family homes and 20 larger single family lots. The matter is scheduled for a public hearing at the August 13 Planning Commission meeting. C) Hamel Place apartment Site Plan Review — 22 Hamel Road — Farhad Hakim has requested approval of a site plan review to construct a 8 -unit apartment building at 22 Hamel Road. The applicant has also requested that the City consider vacating a portion of an existing utility easement to allow the structure in this location. The matter is scheduled for review at the August 13 Planning Commission meeting. D) Go2Print Media Site Plan Review — Go2Print Media has requested Site Plan Review approval to construct an accessory storage building at 62 Hamel Road. The matter is scheduled for review at the August 13 Planning Commission meeting. E) Capital Knoll Subdivision — south of Hamel Road, north of Blackfoot Trail, east of Arrowhead Drive — Princeton Capital — the applicant has requested a subdivision of the existing 30 acres into three rural lots — the property fronts on both Hamel Road and Blackfoot Trail - The item is scheduled for a public hearing at the August 13 Planning Commission meeting. F) Wakefield Subdivision — 3385 County Road 24 — The Wakefield Family Partnership has requested approval of a rural subdivision of 74 acres at the southeast corner of Homestead Trail and County Road 24. The matter is tentatively scheduled for a public hearing at the August 13 Planning Commission meeting. G) Dominium Affordable Rental Townhomes — 510 Clydesdale — Dominium has applied for a Stage I Plan to develop 26 affordable rental townhomes on 3.85 acres. The townhomes would include rent and income limitations because the developer has received pledges for funding through Minnesota Housing. Staff is conducting a preliminary review and the matter will be scheduled for a Public Hearing when complete, potentially at the September 9 Planning Commission meeting. H) Woodland Hill Preserve subdivision — east of CR 116, north of Medina Lake Drive — Charles Cudd De Novo has requested preliminary/final plat and rezoning approval for the development of 15 lots on the 16 acres (7.99 net acres) immediately north of the Toll Brothers Reserve of Medina project. Staff is conducting a preliminary review and the matter will be scheduled for a Public Hearing when complete, potentially at the September 9 Planning Commission meeting. Planning Department Update Page 1 of 2 August 6, 2014 City Council Meeting I) St. Peter and Paul Cemetery CUP — St. Peter and Paul church intends to expand their cemetery at the southeast corner of County Road 19 and Hamel Road. Improvements include new access drives, landscaping, stormwater improvements and additional grave sites. The Planning Commission held a Public Hearing at the July 9, 2013 meeting and recommended approval. The applicant requested that the Council delay review until they could work through some of the conditions. J) Property Resources Development Co. (PRDC) Comp Plan Amendment/PUD Concept Plan — West of Willow Drive, southwest of Deerhill Road — PRDC has requested a Comp Plan Amendment to reguide 90 acres from Rural Residential to Low Density Residential (2-3.49 units/acre) and also a PUD Concept Plan for a 99 lot subdivision. The PUD Concept Plan is incomplete at this time and will be scheduled for review when complete information is submitted. The Comp Plan Amendment Public Hearing was delayed indefinitely at the request of the applicant. K) Greg Smith Variances — 4635 Pine Street — The property owner has requested variances to allow construction of a garage addition. The variances relate to the rear (eastern) setback and maximum hardcover allowed in the shoreland overlay district. The City Council adopted a resolution of approval at the July 15 meeting and the peiiiut has been issued. This project will be closed. L) Woods of Medina Preliminary Plat — Jeff Pederson has requested preliminary plat and rezoning to subdivide 9.5 acres (8.8 net acres) at the intersection of CR116 and Shawnee Woods Road into 16 R1 single family lots. The request includes a vacation of a portion of Shawnee Woods Trail and a partial waiver from tree preservation requirements. The City Council adopted documents approving the requests at the January 7 meeting. Staff will await a final plat application. M) Enclave at Brockton 4"' Addn — Lennar has requested approval of the next phase of the Enclave at Brockton, to include 18 single family homes. The City Council approved at the April 15 meeting, and staff will work with the applicant on the conditions of approval. N) Hamel Haven Final Plat — 805 Hamel Road — JJC Hamel LLC has requested final plat approval for a proposed lot split. The Council granted preliminary approval back in 2011. The Council adopted a resolution granting final plat approval on May 6. Staff will work with the application to complete the conditions of approval. 0) Three Rivers Park/Reimer Lot Rearrangement — the property owners have requested a lot rearrangement to allow a "land swap" of property which the Reimers own on the west side of Homestead Trail and which Three Rivers owns on the east side of Homestead Trail. The City Council reviewed at the August 7, 2013 meeting and adopted a resolution of approval at the August 20, 2013 meeting. Staff will work with the owners to finalize the conditions of approval. P) Morrison Lot Split and Variance — Truxtun and Adrienne Morrison have requested to subdivide their 18 acres at 1525 Hunter Drive into two lots. The City Council approved of the division at the June 4 meeting. Staff will work with the applicant to finalize the terms and conditions of the approval. Q) D.R. Horton Stage I Plan — D.R. Horton has requested Stage I Plan approval for development of Mixed Use property west of Arrowhead, east of Mohawk and north of Highway 55. The entire property is approximately 84 acres in area (approximately 59 acres upland) and the applicant proposes 85 single family lots, a 54 unit apartment building and 5 acres of commercial development. The City Council granted Stage I approval at the January 21 meeting. Other Projects A) Comp Plan Revision Discussion — staff is preparing for the Open Houses on August 21 and August 26. A mailing will be sent during the week of August 4. Planning Department Update Page 2 of 2 August 6, 2014 City Council Meeting 1 CITY OF MEDINA 2 PLANNING COMMISSION 3 DRAFT Meeting Minutes 4 Tuesday, June 10, 2014 5 6 1. Call to Order: Commissioner R. Reid called the meeting to order at 7:00 p.m. 7 8 Present: Planning Commissioners Robin Reid, Kent Williams, Robert Mitchell, Victoria 9 Reid, and Janet White. 10 11 Absent: Commissioner Nolan, Foote 12 13 Also Present: Mayor Liz Weir, Council Member Kathleen Martin, City Planner Dusty Finke, 14 Planning Consultant Nate Sparks, and Planning Assistant Debra Peterson. 15 16 2. Public Comments on items not on the agenda 17 No public comments. 18 19 3. Update from City Council proceedings 20 Martin updated the Commission on recent activities and decisions by the City Council. 21 22 4. Planning Department Report 23 Finke provided an update of upcoming Planning projects for July. 24 25 5. Approval of the May 13, 2014 Draft Planning Commission meeting minutes. 26 27 Motion by White, seconded by Williams to approve the May 13, 2014, Planning 28 Commission minutes as written. Motion carries unanimously (Absent: Nolan and Foote). 29 30 6. Public Hearing — Buell — 3574 Pinto Drive — Conditional Use Permit to construct 150' 31 wireless communications monopole. 32 33 Sparks presented the application explaining the water tower would be removed and a new 34 monopole would be constructed. It was found that the existing water tower was at 85% 35 capacity for antennas so they thought it would be more efficient to construct a new monopole 36 rather than utilizing an unused water tower. The monopole is also being designed to 37 accommodate some equipment for the City. He said a preliminary review was submitted 38 showing that the monopole would collapse if it fell, rather than extending out the height of 39 the tower when falling. He said the monopole is 150 feet in height, but actually 159 with the 40 lightning rods at the top. The ordinance only allows one accessory building per tower. This 41 was considered to better accommodate co-locaters in the future. He recommended the 42 Commission add staff's conditions. 43 44 Public Hearing opened at 7:18 p.m. 45 46 Mitchell asked how many users are on the existing tower. Sparks said two. Mitchell asked 47 how many would be on the new monopole. Sparks said approximately five users. Mitchell 48 asked if that was sufficient. Finke said he spoke with a council member in Wayzata and they 49 have five users. He said in order to get more carriers, the height of the tower would have to 1 50 be increased. Mitchell asked if there was room on the site to increase the height. Finke said 51 it's the tallest possible height based on required setbacks. 52 53 Mitchell asked about well sites or pump sites. He wanted to remind the City that if the tower 54 were to be taken down and in 15 years it was needed again that that would be a concern. He 55 asked if we needed this site for future water tower. Finke said that area wasn't sufficient. 56 Mitchell asked that the City be careful on size. 57 58 Mitchell questioned the designer of the monopole, Mr. Beacom, to relook at the strength of 59 the tower based on the report. Mitchell recommended the strength of the tower in winds be 60 increased. Finke said the setback is the default for it falling. 61 62 The Commissioners discussed the detailed engineering report and said it should be looked at 63 to make sure the monopole will be strong enough to handle a storm greater than the one in the 64 preliminary engineering report. 65 66 Public Hearing closed at 7:32 p.m. 67 68 Motion by Williams, seconded by White, to recommend approval of the CUP to construct a 69 150 foot wireless communications monopole. Motion carried unanimously. (Absent: Nolan 70 and Foote). 71 72 7. Public Hearing — Greg Smith — 4635 Pine Street — Variances to the rear yard setback 73 (east) requirement and the maximum impervious surface coverage requirements for a 74 garage addition to home. 75 76 Finke presented the application explaining the property was within 1000 feet of Lake 77 Independence and has a 25 percent maximum impervious coverage on the lot. He explained 78 the applicant is proposing to construct a two -car garage addition. The Variances requested 79 are to reduce the rear (eastern) setback from 30 feet to 12.9. Staff suggested the applicant 80 increase the hardcover to make up for the reduction in setback. He said the eastern line was 81 reviewed possibly in the 70's as a side yard rather than a rear yard. The home faces Pine 82 Street rather than Lakeshore Avenue. Proposed construction will not impact any trees. 83 84 Finke explained the criteria for a Variance with the Commission. Staff recommended that the 85 addition wouldn't alter essential character of locality nor confer special privileges. Finke 86 gave the Commission an additional letter from Dave Raskob recommending approval. 87 88 R. Reid asked what section of concrete staff recommended being removed. Finke said 89 removal of the existing concrete along the side of the garage. If this area was removed, the 90 property would be brought into compliance and wouldn't need a Variance for impervious 91 surface. Finke explained the existing drainage of the site. He said the lot takes in a lot of 92 water from the surrounding area properties. The applicant said a lot of the runoff drains into 93 his garden which gives an opportunity for filtration. 94 95 Williams said it looks like the lawn is being maintained within the boulevard. Finke said 96 since we're comparing with other properties in the neighborhood it seems to have more than 97 other properties in the area. 98 99 100 2 101 Public Hearing opened at 7:44 p.m. 102 103 Mitchell said he was out there this morning and asked if he had the need for storage. Mitchell 104 said if we require storage be brought in and enforceable then he could see supporting it. 105 Finke said the ordinance does prohibit parking in that location. He said the removal of the 106 hardcover would eliminate the parking of boats in the grass. 107 108 Greg Smith, property owner, said he has lived there for 39 years. He said the survey map on 109 the projector didn't show the entire area that he maintains for yard area. He maintains the 110 City grass where the City has considered vacating the street also. He soaks up all possible 111 water for his plants and shrubs and the lower retaining walls feed water to his gardens. At the 112 rear of the garage he's proposing to have another garden and wants the water there to remain. 113 V. Reid asked how the applicant felt about taking out the parking space on the side of the 114 garage. Smith said he has no other place to park other than on his property due to the "no 115 parking" restrictions on the streets. Smith said he didn't want to take out the concrete 116 alongside his garage and replace with grass. He needs the extra space. 117 118 White asked if the applicant anticipated any other future improvements on his property. She 119 asked if he had a fish house and if it would be put in the garage if the addition was 120 constructed. Smith said the fish house would remain outside due to the height of the ice 121 house. The proposed garage addition would only have a 7 foot height clearance and he would 122 need more than that to fit the ice house in the garage. He said he would put it on the south 123 side rather than the eastern side of the lot. 124 125 White said she wanted a condition that the applicant won't impact existing trees. Smith 126 provided an additional letter to the Commission for the record from the neighbor to the east. 127 Williams asked who was constructing the garage. Smith said Four Seasons Contracting. He 128 said the contractor was present to answer any questions. 129 130 Anita Moxness of 4622 Pine Street, the neighbor to the immediate north, said they have 131 absolutely no objections to the Variances being requested. She said her and her husband 132 don't feel it's necessary to require the removal of the pavement on the side of the garage. 133 Williams asked how long she'd been living there. Moxness said since 2007. Williams asked 134 about drainage and she said it runs to his gardens and between houses. 135 136 Public Hearing closed at 8:01 p.m. 137 138 White felt the application met all the criteria for a Variance and agreed with staff's 139 conditions. She said she would like to add that there shall not be any impacts to trees during 140 the construction of the garage and no trees shall be allowed to be removed as a condition of 141 approval. 142 143 Williams said he agreed it met requirements for a Variance. Williams said he didn't think it 144 was really necessary under condition number 2 to remove the concrete. 145 146 Mitchell said all outside storage should be required to be put in the garage. Two conditions 147 should be added such as: condition #5 should state trees shall not be removed as part of 148 garage addition, and condition #6 should state that the concrete is not required to be removed. 149 150 Motion by Williams, seconded by V. Reid to recommend approval of the Variances to the 151 setback and impervious surface coverage, subject to conditions set forth with the exception of 3 152 #2 being removed, and adding conditions that "no trees shall be removed as part of the 153 construction of the garage" and no outside storage shall be allowed with the exception of the 154 applicant's fish house. Motion carried unanimously. (Absent: Nolan and Foote). 155 156 Public Hearing — Charles Cudd De Novo, LLC — Concept plan review for residential 157 subdivision — East of CR116, South of Hackamore Road 158 159 Finke presented the application, explaining the applicant's request and that they had two 160 conceptual layouts for the property. The first conceptual plan proposes a 17 lot subdivision 161 which includes a through street which would connect on two ends of Daisy Circle. The 162 second conceptual plan proposes a 15 lot subdivision with two cul-de-sacs which preserves a 163 large area of trees. The subject site is actually two properties totaling 7.8 net acres in area. 164 The eastern lot was previously reviewed under Fawn Meadows. In terms of the 165 Comprehensive Plan, both lots are zoned low density residential. 166 167 Finke said the proposal is consistent with the Ri standards. He said the lots are larger than 168 would be required. The applicant has chosen to create larger lots to provide for more 169 flexibility in housing styles and sizes. Both concepts require significant tree removal. The 170 cul-de-sac plan does preserve more trees. 171 172 Williams asked about the cul-de-sac issue and what the issues were with allowing them. He 173 said he knew the City generally discouraged (Public Works) cul-de-sacs due to the long term 174 maintenance for snow removal. Williams asked if a cul-de-sac were approved would it put 175 too much traffic on Aster Road. Finke said it would not, since it's naturally the route to 176 travel. 177 178 Mitchell asked that Finke explain the property to the west and how it connects with the 179 proposed development. Finke explained the property would have 3-4 lots and would connect 180 with a road from "The Reserve of Medina." 181 182 Williams asked if the two cul-de-sacs were to be implemented would there be another one 183 directly west of the proposed application. Finke said the area is the main woodland area that 184 staff would want to protect if developed. Williams questioned if the NE side of property 185 where there, if a long wetland area would be left as is. Finke said yes, and it would be subject 186 to the City's buffer requirements and is on a fairly steep slope. The exception will be the 187 retention pond that is out of the wetland area. This is the same design as was shown on the 188 Fawn Meadows plan. 189 190 Public Hearing opened at 8:30 p.m. 191 192 Rick Denman, owner with Charles Cudd De Novo, thanked the PC and staff for the 193 opportunity to speak and get feedback. He said they are a small custom home builder and in 194 order to be successful they have to find exceptional sites. He said this property is an 195 exceptional site and to be successful they have to have natural amenities on them. They want 196 to make sure to take advantage of the natural amenities on -site. He said of the two concepts, 197 they lean more on the natural amenity layout that saves more of the trees and wetlands. Their 198 objective was to propose two designs as to how the site could be developed. Cudd De Novo 199 prefers the more natural plan. He said they worked with the Cavanaugh's Fawn Meadows 200 plan, but have a different market than the way that was approved. He said the lots were a 201 little too small and there were a couple things in the way they were laid out that didn't work 4 202 for them. They were then able to put together a contract with the Nelsons next door and were 203 able to come up with an exceptional plan. 204 Williams asked if they've had any communication with the property owners to the west or 205 Toll Brothers to the south. Denman said yes he'd been in contact and that the Nelsons also 206 own the half acre section of property that borders along County Road 116. He thinks at best 207 they could get three lots and would save more trees with a private cul-de-sac. The lots would 208 route out onto Aster Road. He said if they weren't required to construct a 90 foot cul-de-sac 209 they could save a lot of trees. Williams said he appreciates the options and effort. Mitchell 210 agrees with saving the woods. 211 212 White said Williams asked the questions she was going to ask. 213 214 V. Reid said she has comments and not questions for the applicant. V. Reid urged the 215 Commission to consider the larger implications of the developments the City has 216 approved in the northeast portion of the City over the last few years. North of 217 Highway 55, the City has approved 284 housing units -126 for Toll brothers, 129 for 218 Mattamy, 16 for the Woods of Medina, and 12 for Fawn Meadows —all of which will 219 mainly use Highway 116 to access Highway 55. So far, just 57 of these dwellings 220 have been occupied, so the effect of these developments on Highway 116 traffic is 221 not known. Currently, traffic on 116 headed south to Highway 55 backs up for more 222 than a mile during the early morning commute. Accessing 116 during the evening 223 commute can also be difficult for people living in the adjoining neighborhoods. 224 225 V. Reid also pointed out that the addition of so many homes in one school district has 226 led to increases in property taxes and an expansion of the Wayzata High School 227 building. Last fall, voters in the Wayzata school district approved a $109 million 228 bond referendum to construct an eighth elementary school north of Highway 55 and 229 to add on to the high school. Building capacity will now increase from 3200 to 3900 230 students. Currently, Wayzata is the third largest high school in the state and is 231 expected to become the largest after the addition is completed. Many Wayzata 232 district residents would have preferred to build a second, smaller high school, but this 233 was not possible because the second high school needed to have roughly equivalent 234 facilities, which financially was not feasible. In comparison, enrollment at each of 235 the other three high schools which Medina residents attend is: 809 at Orono, 766 at 236 Delano and 1879 at Rockford. While Wayzata is over -capacity, Orono accepts open - 237 enrolled students. 238 239 V. Reid said a major reason the additional buildings are needed, according to the 240 Wayzata District website, is new housing that has been approved and that is 241 anticipated to be approved in the next few years. According to the website, about 300 242 new dwellings have been added within the district each year for the past few years 243 and 400 new homes are expected for each of the next few years. 244 245 V. Reid said Medina has already contributed more than one full year of this increase 246 in housing within the Wayzata school district. Besides the 284 units near Highway 247 116 noted above, Medina has approved 136 units for Lennar's Enclave for a total of 248 420 units within the Wayzata district. In addition, the City has granted Stage I 249 approval to D.R. Horton for 85 single lots and a 54 unit apartment building that are 5 r 250 within the Wayzata school district. A proposal for townhomes along Highway 116 is 251 also pending. She said targeting one area of the City for rapid development is not 252 only creating traffic problems and school capacity issues today, but neglects our long - 253 term interests. Soon northeast Medina will have the look and feel of traditional, 254 planned suburbia with little connection to the rest of the City. Moreover, north of 55 255 may be booming now, but it will age together, too. And the school additions we build 256 today may at some point not be needed. The City of Edina once had two high 257 schools, but now has just one because of declining enrollment. Good public policy 258 strives to smooth out booms and busts, not create them. 259 260 V. Reid therefore urged the Commission to explore ways to slow development in the 261 northeast portion of the City, including considering a moratorium on building. 262 263 Mitchell asked if the County had a plan for the Co. Rd.116 roadway. Finke said the City did 264 the study and based on the development in this area of the City and Corcoran they did find a 265 need for improvements. The County said they had no plans along 116 at this time, though 266 turn lanes are in the 5 year CIP for the County. Mitchell said he drove in the area and that it 267 felt like he waited forever traveling onto 55 from 116. 268 269 Williams said he was fine with the project since it had already been contemplated as Fawn 270 Meadows and isn't really a new development. He said the issue of the cul-de-sacs is that it 271 can be an inconvenience for maintaining, but if it can save the significant trees he likes the 272 idea. He said he likes the cul-de-sac and appreciates what the applicant is trying to 273 accomplish. 274 275 White said she agrees with Williams, that the tree preservation in the area offsets the 276 maintenance of the cul-de-sac. It would really change the appearance of the site without the 277 trees. 278 279 William asked when the application goes to Council. Finke said next week. 280 281 Public Hearing closed at 8:52 p.m. 282 283 Martin asked how long it takes to turn onto State Hwy 55 from County Road 116. V. Reid 284 said probably around 10 minutes. Martin asked how many homes have CO's at this point. 285 Finke said he didn't know. Martin said it would be good information for the Council to 286 consider. 287 288 Martin asked the Commissioners to provide notes of concern for the idea of a Moratorium. 289 Finke explained that the City has to have a reason and should complete a study. Martin said 290 she would like to see the City study it broader with the Comp Plan and where we are at. V. 291 Reid said her neighbors in Foxberry Farms Development are feeling they don't trust City 292 Hall. 293 294 9. Council Meeting Schedule 295 V. Reid agreed to attend and present at the June 17, 2014 Council meeting. 296 297 10. Adjourn 298 Motion by Williams, seconded by White, to adjourn at 9:00 p.m. Motion carried 299 unanimously. (Absent: Nolan and Foote). 6 AGENDA ITEM #6 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231 .2555 Facsimile: 783.231.2561 planners@nacplanning.com PLANNING REPORT To: Medina Planning Commission From: Nate Sparks Date: August 7, 2014 Meeting Date: August 13, 2014 Re: Villas at Medina Country Club General Plan PUD / Preliminary Plat File No: LR-14-138 Application Date: June 6, 2014 Review Deadline: October 4, 2014 (extended) BACKGROUND / GENERAL PROJECT DESCRIPTION Rachel Contracting LLC and the Medina Golf and Country Club have made an application for a General Plan Planned Unit Development & Preliminary Plat to develop the northern and western edges of the golf course. The applicant proposes 48 residential parcels, 35 of which are to access off of a new road that enters the site from County Road 116 and then runs parallel to the County Road to Shawnee Woods Road. The remaining 13 units are proposed to access directly off of Shawnee Woods Road, which the applicant proposes to reconstruct easterly from the point the southern access road connects. The lots in the western side of the proposed development are similar to the City's R2 District while the lots in the north central and north eastern portion of the development are generally similar to the RI District. SUBJECT SITE The subject site is the Medina Golf and Country Club on County Road 116 north of Highway 55 and south of Shawnee Woods Road. The golf course consists of four separate parcels in Hennepin County records. The entirety of the golf course property totals about 226 acres. The applicant is proposing to plat all four properties. About 205 acres are being platted as the golf course. The preliminary plat appears to show this being platted as an outlot which would need to be revised to be a lot and block because there are already existing structures and facilities on the lot. The new residential portion of the site is about 21 acres in size. The project itself is bounded by the golf course to the south and east. A bermed outlot is proposed adjacent to County Road 116. The Foxberry Farms neighborhood is located across County Road 116. Across Shawnee Woods road is property guided for a Low Density Residential land use, but currently developed with rural lots approximately 5 acres in size. To the north on the west side is the property preliminarily platted as "Woods of Medina". " C O M P R E H E N S I V E P L A N / Z O N I N G T h e f o u r p a r c e l s o f t h e g o l f c o u r s e a r e g u i d e d f o r P r i v a t e R e c r e a t i o n i n t h e C o m p r e h e n s i v e P l a n . T h e C o m p r e h e n s i v e P l a n s t a t e s t h a t " l i m i t e d n u m b e r s o f r e s i d e n t i a l u s e s " m a y b e i n c l u d e d i n a r e a s d e s i g n a t e d a s s u c h . T h r e e o f t h e f o u r p a r c e l s a r e z o n e d P u b l i c / S e m i - P u b l i c . T h e s o u t h e a s t e r n p a r c e l i s p a r t i a l l y z o n e d P u b l i c / S e m i - P u b l i c a n d p a r t i a l l y z o n e d M u l t i p l e F a m i l y R e s i d e n t i a l . F o r t h i s p r o j e c t , a l l f o u r p a r c e l s o f t h e g o l f c o u r s e w i l l b e r e z o n e d a s a P l a n n e d U n i t D e v e l o p m e n t . T h e r e s i d e n t i a l d e v e l o p m e n t a l o n g t h e w e s t o r n o r t h o f t h e p r o p e r t y w i l l f u l f i l l t h e " l i m i t e d n u m b e r s o f r e s i d e n t i a l u s e s " p e r m i t t e d o v e r t h e e n t i r e s i t e . A s a r e s u l t , t h e r e s i d e n t i a l z o n i n g f o r t h e s o u t h e a s t e r n p a r c e l w o u l d b e e s s e n t i a l l y t r a n s f e r r e d t o t h e n o r t h e r n p a r c e l s f o r t h i s d e v e l o p m e n t . T h e r e m a i n d e r o f t h e P U D w o u l d a l l o w f o r t h e c o n t i n u a t i o n o f t h e g o l f c o u r s e a n d r e l a t e d u s e s . N o s p e c i f i c n u m b e r o f u n i t s o r d e n s i t y r e q u i r e m e n t s w e r e a s s i g n e d t o t h i s l a n d u s e i n t h e C o m p r e h e n s i v e P l a n , s o t h e C i t y ' s z o n i n g r e g u l a t i o n s ( s t a n d a r d o r P U D ) w o u l d d e t e r m i n e t h e n u m b e r a n d d e n s i t y o f r e s i d e n t i a l u n i t s b a s e d o n t h e b r o a d e r o b j e c t i v e s o f t h e C o m p r e h e n s i v e P l a n . T h e p r o p o s e d p r o j e c t s i t e f o r c a l c u l a t i n g r e s i d e n t i a l d e n s i t y i s a b o u t 2 0 a c r e s . T h i s t a k e s t h e 2 1 a c r e r e s i d e n t i a l d e v e l o p m e n t s i t e a n d d e d u c t s t h e a r e a f o r C o u n t y r i g h t - o f - w a y d e d i c a t i o n , w e t l a n d s , a n d w e t l a n d b u f f e r s . T h e r e s u l t i n g d e n s i t y i s a b o u t 2 . 4 u n i t s p e r a c r e . P U D G E N E R A L P L A N R E V I E W P r o p o s e d L o t s & B u i l d i n g s T h e d e v e l o p m e n t i s d i v i d e d i n t o f o u r b l o c k s . B l o c k 1 i s t h e l a r g e s t n u m b e r o f u n i t s o n t h e w e s t e r n s i d e o f t h e p r o p e r t y . B l o c k 2 i s t h e l o t s i n t h e n o r t h o n t h e w e s t e r n s i d e . B l o c k 3 i s i n t h e n o r t h c e n t r a l . B l o c k 4 i s i n t h e n o r t h e a s t . I t a p p e a r s t h a t B l o c k s 1 a n d 2 a r e s o m e w h a t s i m i l a r t o t h e C i t y ' s R 2 D i s t r i c t l o t s a n d t h a t B l o c k s 3 a n d 4 a r e g e n e r a l l y s i m i l a r t o t h e R I D i s t r i c t l o t s . T h e s e a r e t h e " u n d e r l y i n g z o n i n g d i s t r i c t s . " T h e p r o p o s e d l o t s w i t h i n B l o c k 1 a r e g e n e r a l l y s i m i l a r t o t h e C i t y ' s R 2 s t a n d a r d s o f 6 0 f e e t i n w i d t h , 9 0 f e e t i n d e p t h , a n d 8 0 0 0 s q u a r e f e e t i n a r e a . T h e p r o p o s e d p l a n d e v i a t e s f r o m t h e R 2 s t a n d a r d s b y h a v i n g l o t s t h a t a r e s l i g h t l y l e s s t h a n 6 0 f e e t w i d e . T h e r e a r e a l s o s i d e l o a d e d g a r a g e s t h a t a r e r e d u c e d t o 1 4 f e e t f r o m t h e r i g h t - o f - w a y . T h e t y p i c a l R 2 s t a n d a r d r e q u i r e s a 2 0 f o o t s e t b a c k f o r s i d e l o a d e d g a r a g e s . W i t h t h e 5 0 f o o t w i d e r i g h t - o f - w a y a n d t h e 3 0 f o o t w i d e s t r e e t , t h i s w o u l d r e s u l t i n t h e b u i l d i n g s b e i n g o n l y 2 4 f e e t f r o m t h e a c t u a l r o a d w a y s u r f a c e . A c r o s s t h e s t r e e t t h e r e i s a b e r m w h i c h s t a r t s 1 0 f e e t f r o m t h e r o a d s u r f a c e . C o m b i n i n g t h i s w i t h t h e l a r g e n u m b e r o f d r i v e w a y s , t h e r e a r e c o n c e r n s t h a t t h e r e w i l l b e l i m i t e d s n o w s t o r a g e a r e a i n t h i s v i c i n i t y . T h e l o t s i n B l o c k 1 h a v e a n i m p e r v i o u s s u r f a c e p e r c e n t a g e o f 6 1 % o n t h e t y p i c a l t e m p l a t e . T h e R 2 D i s t r i c t h a s a m a x i m u m a l l o w a n c e o f 5 0 % i m p e r v i o u s w h i c h c a n b e i n c r e a s e d t o 6 0 % i f t h e r e a r e i n c r e a s e d s t o r m w a t e r m a n a g e m e n t p r a c t i c e s i m p l e m e n t e d . A c c o r d i n g t o t h e C i t y E n g i n e e r i t i s u n c l e a r w h a t t h e i n c r e a s e d s t o r m w a t e r m a n a g e m e n t p r a c t i c e s b e i n g i m p l e m e n t e d f o r t h e s e l o t s a r e t o j u s t i f y t h i s i n c r e a s e i n t h e a l l o w e d i m p e r v i o u s . T h e d r i v e w a y s t o t h e s i d e l o a d e d g a r a g e s i n B l o c k 1 a r e b e t w e e n 1 a n d 3 f e e t t o t h e p r o p e r t y l i n e s . T h e C i t y ' s d r i v e w a y o r d i n a n c e i n S e c t i o n 4 0 0 . 1 1 a l l o w s f o r s i d e l o a d e d g a r a g e s t o h a v e d r i v e w a y s e t b a c k s o f 5 f e e t t o t h e p r o p e r t y l i n e p r o v i d e d t h e d r i v e w a y i s n o t w i t h i n a d r a i n a g e a n d u t i l i t y e a s e m e n t . I n t h i s c a s e , t h e d r i v e w a y i s p r o p o s e d w i t h i n t h e e a s e m e n t . 2 The parcels in Block 2 are proposed to be between 75 and 100 feet wide and about 100 feet in depth or more and over 10,000 square feet in size. Lot 1 will need the building pad revised to account for the wetland buffer setback. Several of the driveways are greater than the maximum allowed 24 feet in width at the curb. The PUD Ordinance requires preliminary architecture for buildings including elevations and floor plans. The applicant submitted three building types for the subdivision. The first is "Medina Villa A" which has a floor plan that is generally the same as the building footprint on the lots in Block 1. The building types for the lots in Block 2 appear to be the "Ferndale Terrace" model which is similar to those in Block 1 but have street facing garages. Many of the street facing garages are set back from the right-of-way the same distance (14 feet) as the side loaded garages on Block 1. This would create a situation where any car parked in the driveway would be partially in the right-of-way. In both the R1 and R2 Districts the minimum setback for street facing garages is 30 feet. The proposed lots in Block 3 and 4 will be across Shawnee Woods Road from existing rural residential property. This is more like the City's standard R1 lots that are required to be 90 feet wide, 100 feet deep, and 11,000 square feet in area. The parcels on Blocks 3 and 4 appear to have a front yard setback of 25 feet, which is acceptable in the Rl District if the garages are side loaded. The building type for these lots appears to be the "Single Family Model" provided by the applicant. This model has a side loaded garage. The building pad on these parcels is 70' x 60' but the house shows the side with the side loaded garage as being 78' 10" plus a deck. The applicant is proposing a berm in an outlot adjacent to County Road 116. The berm generally starts 10 feet from the surface of the road and extends to about four to six feet in height above grade. There is a screening fence proposed on the berm and plantings. There is no sidewalk proposed for the north -south section of road along the berm. This may be acceptable if there are accesses to the trail along County Road 116 from this section of road. Otherwise, a sidewalk may be necessary. The applicant will need to provide association documents to show the common maintenance responsibilities for the development. Transportation System The site is proposed to be accessed off of a proposed new road at the Meander Road and County Road 116 intersection. The road is proposed with a 30 foot surface at the City's request with parking only allowed on one side. This road is intended to turn northward once it enters the site and run parallel to the County Road. The road extends to the northern edge of the subject site and then curves east and runs along the southern edge of the property preliminarily platted as "Woods of Medina". The road then makes a turn northward to join Shawnee Woods Road. Further heading eastward the road then dips slightly southward before ending in a cul-de-sac. The proposed road where it adjoins Shawnee Woods Road appears to clip a portion of the Pederson Woods property. This should be corrected. The new road design has three tight curves that do not meet the City's preferred 30 mile per hour design. The applicant has provided turning templates depicting vehicle motions through these curves. It appears that vehicles and trucks can move through these curves adequately, although it will be at a low rate of speed. 3 As part of this development, the applicant will be reconstructing Shawnee Woods Road as a full urban section with curb and storm sewer. A sidewalk to match the sidewalk from the Woods of Medina is proposed, as well. The Shawnee Woods Road right-of-way was granted through easement over the southern 60 feet of the properties north of Shawnee Woods Road. The property under the easement is owned by the existing homeowners to the north, which means that some property south of the driving surface of the street is actually owned by the owners on the north side. There were questions raised during the Concept Review related to ability of driveways to cross this property in the easement to access the lots to the south. The City Attorney has reviewed easements recorded in 1977 (Doc #s 4338101 and 4338102) and is of the opinion that nothing in the easement prohibits driveways to access property adjoining the easement. Perhaps, the road should be moved further south within the road easement to avoid any future conflicts. To avoid double frontage lots within the preliminary plat recently approved on the property to the north, the applicant has provided a three foot wide outlot with a fence and plantings in it. This outlot does not appear to be large enough to contain what is proposed to be within it. This buffer should be made wider or the lots placed on the north side of the road in this area. Better yet, the applicant could work with the property owner to the north to have a coordinated design to resolve this issue and perhaps find a way to limit the two northerly extreme roadway curves. During recent development reviews in the vicinity of the subject site there has been discussion about the traffic issues on County Road 116. Developments such as the Reserve of Medina and Pederson Woods were on property guided for such development in the Comprehensive Plan. This project would be an additional development not previously contemplated within this corridor. Utilities The applicant is proposing to bring sewer and water into the site from the Meander intersection into the site and to continue north through the development. Water is proposed to connect with the Wild Meadows development to the east, at Meander Road, and at the Woods of Medina which will result in the preferred looping arrangement. Water Resources There are several wetlands on the site. The buffers plantings will need to be provided as required by Section 828.43 of the Zoning Ordinance. The City Engineer's Office has reviewed the wetlands and the buffer locations and found them to be acceptable. There is stormwater ponding being proposed on the golf course. There will need to be the proper rights of access and easements to ensure proper maintenance. The agreements will need to be provided and the proper easements will need to be placed over these features. Many of the lots have both a foundation drain system and a backyard drain system. The back yard drain system in Block 1 has relatively flat grades that may create wet yards. The City Engineer is requesting additional detail on the foundation drain system to ensure that it can adequately operate. In previous development proposals for this site, it was stated that there was a high water table in this area. The applicant is proposing full basements for each unit. The City Engineer requested geotechnical information to determine the water table elevation. The applicant provided a geotechnical report that stated that basement floors should be set 4 feet above the water table level. Then it stated that the water table level data is being obtained and will be submitted at a later date. Additional information is needed. 4 Tree Preservation & Replacement Tree Inventories The applicant is intending to use the four parcels in their entirety for the purposes of tree preservation calculations. A tree inventory was conducted in 2006 for a previous development plan which was in a similar area to the residential development proposed with this plan. A portion of the heavily wooded area in the east was not inventoried but estimated based on the tree density in an adjacent area. Then a tree inventory was provided for the trees on the golf course. City Staff questioned the use of a tree inventory from 2006. The City's arborist recommended adding a multiplier to each of the trees to account for growth and also for the fact that many trees that were not significant in 2006 may be significant today. The applicant had a landscape architect review a sample of the trees in the field and reported that many of the trees had limited growth. This is entirely possible due to the wet conditions on the site. The applicant suggested that 5% be added to the inventory. The City's arborist reviewed this information and did field work and recommends that the applicant add 12% to the total to account for growth or conduct a complete and contemporary tree inventory. The arborist generally concurred with the basis of the tree estimate area. Therefore, the tree inventory provided is recommended to have 12% added to the 16,621 inventoried inches and the 15,264 estimated inches. This results in 18,616 and 17,096 inches respectively. A golf course tree inventory was provided as the applicant intends to use these trees as preserved trees for the development. However, this information is in a table form and with no corresponding map. Therefore, it is impossible to determine if some trees are counted in both inventories. No information was provided on the method for conducting this inventory and it may not have been conducted to the standards required by the City's tree preservation ordinance. Many of the trees listed in the golf course inventory are not significant trees and therefore are not applicable. There are also trees listed in this inventory that are marked as dead and for removal. After removing the 211 trees that do not meet the minimum standards of the tree preservation ordinance, this inventory is reduced from 26,273 inches to 24,939 inches. Tree Removal & Replacement There are portions of the site that are heavily wooded and there will be areas with large amounts of tree removal. Approximately 5 wooded acres in the northeastern portion of the site is proposed to be developed. This area is identified in the Open Space Plan as a high quality natural resource area. During the Concept Plan review, the Planning Commission raised serious concerns with the development of the wooded portion of the lot and the proposed tree removal. It was suggested that the development be revised to avoid these areas. Since that time, the plan was revised to make the parcels larger in this area and to create a passive park but the tree removal was not significantly reduced. There is an 8.5 acre area on the eastern edge of the golf course that is proposed to be an area where trees will not be disturbed. This is the buffer the golf course maintains to the properties to the east. Initially this was planned as a separate outlot but that no longer appears to be the case. The applicant prepared a landscaping plan with 1,793 inches of plantings (this is represented in the narrative as 1,759 trees). The applicant states that this is intended to be the tree replacement. The remaining inches will be provided by moving trees from the development site to the golf course. The Ordinance requires trees for buffer yards and single family front yard trees which are separate requirements. There are also minimum standards for size and species of trees to be counted as 5 replacement trees which many of the plantings do not meet. Therefore, a large number of the trees proposed as replacement trees do not qualify. City Staff had asked the applicant to separate the replacement trees from the required landscaping trees. The applicant declined to do so stating that they believe the City's ordinance allows them to use the trees to satisfy both requirements. The City has not accepted required landscaping in any other development for replacement trees much less in a Planned Unit Development seeking flexibilities from several ordinance standards. It is important to note that these trees would be required to be planted even if there were no tree removal unless the preserved trees were in the specific area required for the plantings. Taking a generous reading of the applicant's proposed landscaping plan, the City could view the plants that do not meet the minimum standards for replacement trees to be credited as the required buffer yard plantings for the area along County Road 116. It appears that the applicant would even be exceeding the minimum plantings for the buffer yard requirements due to the fact there is a berm in this area. This would leave all the qualifying trees in the landscaping plan as being dedicated for replacement inches or the required tree plantings on the lots. However, this would reduce the 1,793 inches proposed to 1,093. Also, the City could take an inch to inch allotment for the two front yard trees required per lot. For the 48 parcels, this would be 96 trees at 2 inches each which is 192 inches. This would result in about 901 replacement inches being provided. Of course, the applicant could easily separate the two code requirements for tree plantings and maximize the use of qualifying trees to increase this number. After further analyzing the inventories, arborist's recommendations, and the replacement plan, it appears that the applicant has 18,616 inches of trees inventoried on the development site, plus an additiona117,096 estimated on the development site, and 24,939 on golf course. This totals 61,985 inches of trees. There are 9,297 inches of trees permitted for removal which is 15%. There are 11,853 inches being proposed for removal. There are 2,556 inches required for replacement. The applicant is providing 901 inches of replacement trees. This leaves 1,655 inches of trees to be replaced. Buffer Yards The ordinance requires a buffer yard to be placed along County Road 116. The portion across the road from Foxberry Farms is required to have an opacity of 0.3. The remainder is required to be 0.1. Analyzing the landscaping plan along County Road 116 on a 100 foot section by section basis depicts the plan generally meeting or exceeding the minimum planting requirements. There are sections where the plantings will need to be increased to meet the minimum standards which would require minor amendments.. Also, the ordinance requires at least 50% of the required plantings to be placed on the exterior side of the fence. In a few areas this will require adjustment. A buffer yard of a 0.2 opacity is required in the northwestern portion of the site adjacent to the Woods of Medina development. As currently configured, the bufferyard does not meet the minimum standards of the ordinance, as it is too narrow in width. Park Dedication There is a proposed passive park in the northeastern corner of the site. The proposed park is 8,514 square feet in size. City Council members and Planning Commissioners have expressed a desire for consideration of a park in this general vicinity, as the nearest active park is on the west side of County Road 116. Such a park is not included in the City's park and trail master plan and City Staff questions the necessity of this park. The park dedication is recommended to exclude the property intended to remain as part of the golf course in case of future development. 6 The City assessor is reviewing the site to determine the value for park dedication purposes. PLANNED UNIT DEVELOPMENT REVIEW In Section 827.25, the City states the purpose of a planned unit development. It states that the PUD process, by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and depth, yards, and other development standards is intended to encourage: 1) Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. 2) Higher standards of site and building design. 3) The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. 4) Innovative approaches to stormwater management and low -impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. 5) Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. 6) A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. 7) An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. 8) A development pattern that effectuates the objectives of the Medina Comprehensive Plan. PUDs are not intended as a means to vary applicable planning and zoning principles. 9) A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City. PRELIMINARY PLAT REVIEW In Section 820.22 Subd. 10 it states that in the case of all subdivisions, the City shall deny approval of a preliminary or final plat if one or a combination of the following findings are made: 1. That the proposed subdivision is in conflict with the general and specific plans of the city, or that the proposed subdivision is premature, as defined in Section 820.28. 2. That the physical characteristics of this site, including but not limited to topography, vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are such that the site is not suitable for the type of development or use contemplated. 3. That the site is not physically suitable for the proposed density of development or does not meet minimum lot size standards. 7 4. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage. 5. That the design of the subdivision or the type of improvements are likely to cause serious public health problems. 6. That the design of the subdivision or the type of improvements will conflict with public or private streets, easements or right-of-way. STAFF REVIEW The applicant is proposing a Planned Unit Development and Preliminary Plat that would allow for residential development in the areas adjacent to the golf course. It is common for recently created golf courses to have housing along the course in a similar manner. Currently, on the southeast corner of the golf course property there is about 12 acres zoned Multi -Family Residential which allows for duplexes, townhomes, and apartment buildings. As part of the proposed PUD, this area would no longer be allowed for such development. The proposal connects the Meander Road intersection with Shawnee Woods Road. It also provides an updated urban roadway for Shawnee Woods Road. The development along Shawnee Woods Road is proposed to be similar in nature to what is expected to be developed in this area in the future. The City Engineer has noted several concerns about water and drainage on the proposed development site. The Engineer does not believe this application should be approved prior to the resolution of these issues. In addition to the concerns regarding drainage, portions of the proposed development site are heavily wooded which will have a fair amount of tree removal. Concerns related to these environmental conditions were voiced by Commissioners and Council members during the Concept Plan review. The houses appear to be moved closer to the road than typical to accommodate for the drainage systems in the rear yards and to move the houses away from the golf course. It may be advisable to strike a better balance between these needs and adequate setbacks from the right-of-way. A Planned Unit Development in intended to allow deviations from the strict standards of the Zoning Ordinance to accommodate unique development plans. The proposed plan seeks multiple flexibilities to accommodate the development. However, the PUD process is not intended as a tool to merely create custom zoning standards for a more convenient development plan. The current PUD plan does not clearly meet the goals outlined in the purpose statement of the Planned Unit Development Ordinance. The design of the development could be more innovative and more of an attempt to preserve the natural character of the site should be made. Also, innovative stormwater management concepts could be utilized and a low impact design to assist in the water issues in the site. Ideally, a more innovative and creative design could be found for the site that balances development goals with the enhancement and management of existing natural conditions. For this reason, Staff recommends denial of the request to rezone the property to PUD. Without the corresponding PUD zoning, the preliminary plat could not be put in to effect. Furthermore, due to concerns regarding the natural resources, flooding, and water management of the site, Staff recommends denial of the preliminary plat request. 8 Planning Staff Recommends Denial of the proposed PUD and Preliminary Plat based on the Staff Review comments above. If the Planning Commission finds that the proposed project does meet the intent of the PUD District and the Preliminary Plat review criteria, Staff would recommend that any recommendation of approval be forwarded to the City Council with the following conditions: 1. The four parcels of the golf course are to be zoned PUD. Residential development along the north and west perimeter of the golf course shall constitute the entirety of the limited residential uses permitted by the City's Comprehensive Plan. 2. The golf course shall not be placed within an outlot. 3. Except for as specifically allowed within this approval, the lots in Blocks 1 and 2 shall adhere to the standards of the R2 District with Blocks 3 and 4 being Rl . 4. Impervious surface percentages shall meet underlying district standards. 5. Front yard setbacks must be increased for street facing garages to meet underlying district standards. 6. Acceptable building plans shall be provided that fit within the building pads on the parcels in Blocks 2-4 or all parcels must meet minimum standards of the underlying zoning district. 7. Association documents shall be provided. 8. The plan shall not create double frontage lots within the Woods of Medina preliminary plat nor is a 3 foot wide outlot permitted. 9. The proposed road connection to Shawnee Woods Road must be on the subject site. 10. A tree survey shall be provided for the trees in the golf course and the method used for conducting the inventory shall be provided. 11. The tree inventory and estimated inventory inches on the development site shall be increased by 12% or a new inventory shall be supplied. 12. Access to the trail on County Road 116 shall be provided through the central portion of the berm. 13. Wetland buffer planting plans shall be provided. 14. The building pad for Lot 1, Block 2 shall not include the upland buffer setback. 15. A tree replacement plan for 1,655 inches of trees shall be provided. 16. The buffer yard planting plan shall be revised to meet the standards of Section 828.31 including but not limited to, minimum plantings on the exterior of the fence and the buffer yard in the northwestern portion of the site. 17. Ponds in the golf course used for drainage by this development will require access easements and maintenance agreements. 18. All comments from the City Attorney, City Engineer, and Hennepin County should be addressed. 19. The Applicant shall enter into a development agreement with the City, which shall include the conditions described in this approval as well as other requirements by City ordinance or policy. 20. The Applicant shall obtain necessary approvals and permits from the Watershed District, Hennepin County, the Minnesota Pollution Control Agency, the Minnesota Department of Health, the Metropolitan Council, and other relevant agencies. 21. The application for final plat shall be submitted to the City within 180 days of preliminary approval or the preliminary plat shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. 22. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the Planned Unit Development, preliminary plat, construction plans, and other relevant documents. Attached Exhibits: A — City Engineer's Comments dated July 31, 2014, July 24, 2013, and revised July 3, 2014 B — Hennepin County Comments dated July 11, 2014 C — Applicant's Narrative dated July 21, 2014 9 D — Applicant's Plan Set Dated July 21, 2014 E — Building Elevations & Plans dated as received June 6, 2014 F — Woods of Medina & Villas Plan Exhibit 10 WSB & A vsociotes, engineering• planning• environmental. construction July 31, 2014 Mr. Dusty Finke Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Re: City Project: Villas at Medina Country Club General Plan and Preliminary Plat WSB Project No. 2712-030 Dear Dusty: We have reviewed the revised General Plan and Preliminary Plat dated July 15, 2014, for the Villas at Medina Country Club site. The plans propose to construct street and utility improvements to serve a 48 unit detached townhome/single family home development along the north and west perimeters of the Medina Country Club. We have shown our previous review comments followed by our updated review comments in red with regards to engineering matters. 1. The incompatibility of wet soils, undetermined groundwater levels and proposed basements causes concern. The soil borings were completed in February and none of the eight borings showed groundwater elevations. Section 3.2 of the Haugo Geotechnical Exploration Report dated March 14, 2014 (Report) states it is likely that insufficient time was available for groundwater to rise to its hydrostatic level. This is not evidence that there was no groundwater and further exploration should be completed. The Report was updated July 17, 2014 to include a new soil boring location sketch and updated boring elevations. The Report cover letter states they are in the process of obtaining additional groundwater level information and that updated information will be submitted under separate cover upon completion. At the time of this writing no new groundwater level information has been provided. Our previous comment above remains until the additional information is submitted for review. 2. Section 4.5 of the Report states that basement floor grades should be constructed to maintain at least a 4 -foot separation between the lowest floor slab and the groundwater elevation. No conclusive evidence has been provided to insure this separation is met. Same comment as above. 3. The soil boring locations and elevations shown in the Report do not match the boring locations shown on the plans. The boring locations should be surveyed and accurate locations and elevations shown on the plans. The report includes a soil boring location sketch that is at a scale too small to read. Please provide a 100 scale drawing of the soil boring location sketch. St. Cloud • Minneapolis • St. Paul Equal Opportunity Employer wsbeng.com Villas at Medina General Plan and Preliminary Plat July 31, 2014 Page 2 4. Additional geotechnical comments from our environmental group are attached. No new responses were provided for the information requested in the conclusions and recommendations section of the report. Comments will be provided when the additional information is provided. 5. Sheet 2 of the plans should identify the date of the survey work. Completed. 6. The plans should clarify where the extension of the existing culvert shown north of the entrance from County Road 116 will discharge Existing topography and contours should be extended to show receiving waters. 7. The perimeter drainage and utility easements shown on the preliminary plat are confusing. It appears a building footprint is also shown on each lot and should be removed. Completed. 8. It appears the proposed sanitary rim elevations are shown incorrectly for most manholes and should be revised. Completed. 9. Sanitary sewer pipe lengths and grades should be shown on the plans. Completed. 10. Proposed lowest floor elevations and sanitary sewer service invert elevations at the property should be shown on all sanitary sewer sheets. Completed. 11. A valve should be added to the watermain connection at Meander Road. Completed. 12. The City should verify the size of the existing watermain to be connected to in the Wild Meadows subdivision. Nothing noted on the plans. 13. Storm sewer manholes should be eliminated or moved outside of the street section. Completed. 14. The proposed contours in most cases do not tie into existing contours. The grading plans should be cleaned up to correct this issue. Updated. 15. Existing topography and contours should be shown at least 150 -feet north of Shawnee Woods Road on the 50 -scale drawings. The existing contours should be clearly labeled. Updated. 16. Proposed street grades shall be no less than 1% and the plans should be revised accordingly. Shawnee Woods Road has minimum grades of 0.60% in order to maintain the existing street grades through this section. Public Works has accepted this for this particular area. 17. Additional comments from our water resources group are attached. Updated comments are attached. 18. Drainage & utility easements are inconsistent throughout project; it appears changes were made to storm sewer design and easements were not revised accordingly (i.e. Lot 1, Block 2, several lots in Block 1, -etc.). 19. Provide profiles of streets and utilities in future submittals. Villas at Medina General Plan and Preliminary Plat July 31, 2014 Page 3 20. The proposed street connection to Shawnee Woods Road appears to cross Outlot A of the Woods of Medina plat. The plans should be revised to remove this encroachment. 21. All swales shall be a minimum of 2% and a maximum of 5%. Areas in the rear yards of Block 1 are as flat as 0.5%. 22. Wetlands 2, 3 and 6 as identified in the wetland delineation shall show the required 15' wetland buffer setback and wetland buffer replacements. 23. The plans should include storm sewer pipe lengths and grades as well as rim and invert elevations. 24. Additional detail should be provided for the proposed gravity foundation drain system. Details such as pipe lengths, grades, pipe sizing calculations, frost protection, etc. should be provided with future plan submittals. 25. Storm and sanitary sewer are crossing or in close proximity; provide sizing and lengths and grades to ensure conflicts do not arise. 26. Slopes should be labeled (most appear to be 3:1); some slopes appear to be greater than 3:1 (easterly portion of Lots 25 and 26, Block 1 for example). 27. SWPPP: a. Label contours and provide drainage arrows b. Label surface and receiving waters within `/z mile that will receive runoff and identify if receiving waters are special or impaired c. Quantify number of acres to be disturbed, pre- and post -construction impervious surface areas d. Silt fence shown inside of grading limits e. Erosion blankets or mats should be shown on all slopes 3:1 or greater f. Provide rock construction entrance along Shawnee Woods Road g. Provide inlet protection on all downstream storm sewer inlets — even if they are not within the project — CSAH 116 h. Stabilization of last 200' of any ditch or swale must be completed within 24 hours of connection to a surface water or property edge i. Provide inlet protection along Block 3. In summary, we recommend that sufficient information be provided to the City to resolve the issues outlined in the memo, particularly comments 1, 2 and 4. Please contact me at 612-209-5113 if you have any questions. Sincerely, WSB & Associates, Inc. -7;4 Villas at Medina General Plan and Preliminary Plat July 31, 2014 Page 4 Tom Kellogg Cc Nate Sparks (email) WSB engineering• planning• environmental. construction Memorandum To: Tom Kellogg, P.E., City Engineer City of Medina From: Jeffrey S. Broberg, LPG, REM Senior Project Manager/Professional Geologist WSB & Associates, Inc. Date: June 25, 2014 (revised July 3, 2014) Re: Villas at Medina Country Club Geotechnical and Drainage Review City Project No. LR-14-138 WSB Project No. 2712-03 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have completed a preliminary review of the plan submittal for Villas at Medina Country Club development in Medina, MN. The site is located east of CR116, south of Shawnee Woods Road and adjacent to Medina Country Club. Documents provided for review include the following: • Grading and Utility Plans dated 6.4.14 • Soil Borings • Letter from HGTS: 6/5/14 Water Table Information • Soil Survey — Web Soil Survey; soils, parent materials, These plans were reviewed for conformance with the applicants need to disclose existing and future site conditions relative to the surface and groundwater hydrology and the risk of flooding, seepage and inundation and general engineering practices for stormwater management. 1. A review of the surficial geology shows that the area proposed for development includes a substantial area composed of lacustrine (lake) sediments, organic deposits, clayey till and loamy till. The geotechnical report makes no mention of the parent materials of the soils. The applicant should provide maps showing surficial geologic materials and parent materials of soils o Lacustrine deposits represent a substantial risk of flooding, saturation, lateral seepage, high water tables, and shrink -swell and frost damage. 2. Soil survey data including soil types show principally clay loam, silty clay loam and sandy clay loam with poor drainage and low porosity and permeability. o These soils are susceptible to ponding and extended periods of saturation of the upper 3-5 feet, especially during spring melt and during extended periods or intensive rainfall. Any excavations are susceptible to collecting and retaining water. Villas at Medina 6.25.14 Page 2 3. Soil survey data includes an evaluation of parent materials showing lacustrine deposits (lake bed fat clays), clayey lacustrine deposits over fine -loamy till, till, fine loamy till and outwash with some organic rich soil horizons. o The lacustrine deposits and outwash deposits represent a sever risk of flooding, saturation, and lateral seepage and high water tables. 4. Soil Survey data incudes an evaluation of construction site limitations for buildings with basements showing almost the entire site as unsuitable for buildings with basements. o The areas proposed for development have a high susceptibility to having a high water table, ponding and flooding and many of the soil types are also susceptible to shrink -swell and frost heaving. o There appears to be no opportunity for gravity drains for the proposed basement excavations. 5. The Geotechnical Report by Haugo GeoTechnical Services (HGTS) was reviewed. The soil descriptions appear to be adequate, however, the interpretation of the parent materials and the recommendations for grading and site development create a hazard for ponding and flooding of the basements. o Soil borings 2, 3, 4 and 8 are interpreted as "glacial till" and do not accurately interpret the know occurrence of lake bed (lacustrine) deposits or outwash shown on the Soil Survey and Surficial Geology maps. • The geotechnical report should show the soil types and soil properties in the areas where the borings occurred. • The lean clay and lean clay with sand notably did not describe any gravel indicating these materials are lacustrine deposits, not till, and are typical of lake bed deposits. • Lake bed deposits are prone to ponding and seepage. Excavations for basements, footing and foundations, backfilled with granular materials as suggested in the report, create a hazard that requires mechanical drainage. o Reliance on sump pumps increases the risk of property damage due to electrical outages or stormwater flows that exceed the sump capacity. ■ The lack of water level data is due to the drilling and investigation in February, mid -winter. Observations of the water table would not be valid until early March through June. 6. An earlier request by the City Engineer for Water Table information was addressed by a June 5 letter from HGTS where they declined to share the water level information, but, acknowledged the likelihood of "perched" groundwater fed by sand seams. o The soils and subsoil's are typical of lake -bed deposits where ponding, seepage, inundation and flooding are severe risks to basement excavations, especially at elevations below the surrounding ground elevations at the golf course. o We would expect that any holes or piezometers installed will fill with water to the surface during the spring melt and pond water to the surface throughout the growing season. 7. The grading plan reviewed shows a series of lower level floor elevations well below the surrounding land surface. Villas at Medina 6.25.14 Page 3 o Placing a berm on the east, homes with basements in the middle and higher ground in the Golf Course proposes to develop high -value homes, with basements in a man-made swale in an area already identified as a former lake -bed. ■ The swale where homes are proposed on the east side of the golf course would be expected to be on saturated ground or inundated during the spring melt. • Provisions to assure the private catch basins and storm sewer function during spring melt, intensive storms and prolonged wet have not been proposed but are necessary Conclusions and Recommendations: The geotechnical reports should be corrected or amended to: 1. Accurately describe the materials and their parent materials. The lean clay noted in the areas where borings were soil units L9A and L26A are mapped as lacustrine deposits, not glacial till. 2. The geotechnical report section 6.2 Groundwater elevations, and section 7.3 Groundwater Fluctuations, should be revised to reflect the fact that the soils borings were completed in February, through frozen ground, at a time when shallow groundwater levels are not apparent and that further investigation would be necessary to determine groundwater levels and groundwater fluctuations. The June 5 from Haugo Geotechnical Services letter concerning the installation of piezometers did not include any data. 1. Include the location, details and logs for the installation of all the piezometers and the logs of all actual observations of water levels with comments on why the observations were deemed to be reliable, or not. The geotechnical reports and grading plans do not adequately address the risk of flooding, inundations, and seepage and soil saturations at the building sites. The recommended actions to dig basements and backfill with granular materials makes each basement a sump that can be filled with lateral seepage or overland flow, especially in the lacustrine and outwash soil types and may be a risk in the dense till. Reliance on mechanical sumps will generate a flood risk to the properties, especially during electrical failures. 1. The applicant should explain to the City, in detail, how the basements of the structures will be protected from seepage, inundation and flooding when the basements are excavated in impermeable lacustrine and outwash materials and the footings, foundations and subgrade walls are backfilled with granular materials. Grading plans show the lowest floor elevations to be 6-9 feet below the land surface, excavated into lacustrine deposits on the north end of the west side creating a ponding and flooding risk. If homes with basements are permitted we recommend that a storm sewer system be constructed that can serve the basements by gravity flow. The plans show a proposed backyard storm sewer system for the westerly and northerly properties. 1. Additional information on this proposed storm sewer system should be provided to further understand its design and function. Pipe materials, pipe sizes, pipe grades and inverts and catch basin elevations should be included in future submittals. Villas at Medina 6.25.14 Page 4 2. Explain how the private storm sewer system will be maintained and how the flows will be protected from clogged or frozen inlets. WSB al ..c,„„1„,„,1„,.. engineering- planning• environmental. construction Memorandum To: Tom Kellogg, P.E., City Engineer City of Medina From: Earth Evans, P.E. Water Resources Project Manager WSB & Associates, Inc. Date: 7.24.14 Re: Villas at Medina Country Club Stormwater Management Plan Review City Project No. LR-14-138 WSB Project No. 2712-03 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have completed a preliminary review of the stormwater management plan for Villas at Medina Country Club development in Medina, MN. The site is located east of CR116 adjacent to Medina Country Club. The development was previously reviewed on 6.19.14. Documents provided for review include the following: • HydroCAD and PondNET modeling dated 7.18.14 • Grading and Utility Plans dated 7.15.14 These plans were reviewed for general conformance with the City of Medina's Stormwater Design Manual and general engineering practices for stormwater management. 1. Future submittals should include storm sewer sizing calculations 2. The proposed stormwater plan does not meet the City's filtration requirement. A filter bench is proposed in both ponds to address the requirement. Based on the outlet details provided, the draintile needs to be lowered to drawdown the bench. The plans should indicate the extents of the proposed bench. The volume of the bench should only include the actual dimensions of the bench (depth * 5' width * length long pond perimeter). The calculation provided in the Stormwater Report over accounts for the filtration volume since filtration will not occur in the pond bottom. 3. The EOF for the proposed SW pond should be traced downstream. It isn't clear from the plans whether the EOF is over the proposed entry road onto CSAH 116 or east into the golf course. The EOF elevation should be clearly indicated as it impacts the elevation of the low openings for several properties. St. Cloud • Minneapolis • St. Paul Equal Opportunity Employer wsbeng.com K.027! 2-030.Admi,, Doc Villas ai Malmo Country Club Stonmaala RiNicw 072414 doc Villas at Medina 7.24.14 Page 2 4. The existing wetland north of Shawnee Woods Road should be incorporated into the model to confirm that the existing HWL and discharge rates are maintained with the replacement of the existing outlet (structure 115 on the plans). 5. The Woods of Medina development pond and wetland complex should be incorporated into the model. The proposed road and properties along Block 2 block the EOF flow path for the Woods of Medina. Similar to comment #4 above, the EOF path for the Woods of Medina stormwater system should be traced downstream through the Villas at Medina development to confirm that an appropriate EOF is provided. Additionally, the proposed storm sewer system may need to accommodate runoff from the Woods of Medina development. 6. The proposed development requires extensive rear yard storm sewer which poses a maintenance concern. 7. Drainage easements and outlots for ponds shall encompass an area to the calculated one foot above the 100 -year HWL. 8. The proposed pond outlet pipes are submerged. Submerged outlet pipes are not allowed. 9. An adequate aquatic bench must be provided for both ponds. 10. Adequate maintenance access and benching for both ponds must be provided. 11. A minimum of 1 -foot of separation between the EOF and the 100 -year HWL should be provided. This requirement is not met at the NE pond. K-02712-030 Admin Doc villas at Medina Country Club Stonnu atcr Re% icw 0„JIJ.doc Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340-5421 July 11, 2014 Ms. Debra Peterson Planning Assistant City of Medina 2052 County Road 24 Medina, MN 55340 Re: Preliminary Plat Review — Villas at the Medina Country Club Southeast Quadrant of CR 116 and Shawnee Woods Road Hennepin County Plat Review No. 3346 Dear Ms. Peterson: Phone: 612-596-0300 Fax: 612-321-3410 Web: www.hennepin.us Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for the Villas at the Medina Country Club was received by Hennepin County on June 12, 2014. A previous concept plan for this development was reviewed by the county in February 2014. The majority of the comments provided by the county on the concept plan have been incorporated in the preliminary plat. The Villas at the Medina Country Club development was also included in the traffic analysis that was completed by WSB & Associates in April/May 2013. A letter with the county's comments for the Reserve of Medina and area developments was provided to the city on April 24, 2013. The comments provided in that letter remain valid for the Villas at the Medina Country Club preliminary plat review. Based on our current review, the following comments are provided: Access - As shown on the preliminary plat, two new access roadways are proposed. One access is proposed on CR 116, directly across from Meander Road. This access meets the county spacing guidelines of ''/ mile to Foxberry Farms Road, immediately to the north. The county supports the proposed alignment of this access (directly across from Meander Road). The current daily traffic on CR 116 is 8,400 vehicles per day with a posted speed of 55 mph. With the proposed full access at CR 116/Meander Road, the county recommended full left and right -turn lanes on CR 116 for traffic operations and safety purposes. In response to this request, turn lanes are proposed for this development and are shown on the Preliminary Street and Storm Overall Plan (sheet 11 of 33). The turn lanes and tapers are acceptable as proposed. However, the county will want further review of the roadway, signing and striping layout plans as they are developed. In addition, in the notes, please modify the last note (7) to refer only to turn lanes by deleting the text "and by-pass lanes." The second access is proposed on the north side of the property to Shawnee Woods Road. Consistent with Woods of Medina plat, it is our understanding that the existing access to CR 116 from Shawnee Woods Road will be vacated. An Equal Opportunity Er,tployei Right -of -Way - The current half right of way for CR 116 along the property is 40 feet (centerline to property line). Consistent with the right of way recommendations for previous neighboring plats, the county recommended 25 additional feet to provide a total half right of way of 65 feet to accommodate a future 4 -lane roadway with turn lanes and a multi -use trail. This requested dedication is shown on the preliminary plat as 10 feet of additional right of way and 15 feet of trail/utility easement north of Meander Road. South of this roadway, 10 feet of additional right of way is shown, but the 15 -foot trail and utility easement is not identified. The county recommends dedication of the full additional 25 feet along the entire length of the property. In addition, the county's preference would be to dedicate as much of the 15 feet (currently shown as trail/utility easement) as roadway right of way, if this is possible with setback requirements. There is an existing trail on the west side of CR 116. The installation of a multi -use path on the east side of CR 116 is shown on the plat, which will provide a pedestrian/bike connection from this development to cross CR 116 at the Hackamore Road signalized intersection. This will help to address the county's safety concerns for pedestrians and bicyclists that may wish to cross CR 116 at Meander Road. Please note, the county will not support a crosswalk at this uncontrolled intersection due to the current high traffic speeds and volumes. Traffic In:pacts - The traffic study completed for the Reserve of Medina identified numerous roadway improvements along CR 116, including the eventual reconstruction of this roadway to provide two through lanes in each direction at Hackamore Road with left and right -turn lanes at intersections along the corridor. The county currently has no projects identified in the approved Capital Improvement Program (CIP) or maintenance projects planned in this area. Therefore, the city and/or developer(s) would need to provide funding for the necessary improvements. While we understand that these improvements arc not solely due to this development, we suggest that the city partner and coordinate with neighboring communities, including the county, to determine the larger scale traffic improvement funding and needs, such as additional through lanes on CR 116. Permits — Please inform the developer that all proposed construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596-0337 or steven.jroen(ail:ennepin. us. Please contact Bob Byers (612) 596-0354, robert.bvers al:ennepin.us or Carla Stueve (612) 596-0356, Carla. staeve(Oennepin. us for any further discussion of these items. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer cc: Plat Review Committee Mark Larson, Hennepin County Survey Office Ji JUL PROJECT NARRATIVE VILLAS AT MEDINA COUNTRY CLUB UPDATED JULY 21, 2014 #i Executive Summary- Rachel Contracting is proposing a four parcel PUD project which supports the City's Comprehensive Plan and City policy for open space, trails, and natural areas; solidifies the golf course property ownership position and preserves and maintains the privately owned open spaces over the next 45 years, which is important to the overall character of the community; and ensures the long term preservation and protection of these valuable open spaces, natural areas, and private recreation areas. Rachel Contracting, LLC is proposing a Planned Unit Development of four contiguous land parcels adjacent to and east of County Road 116 and within the eastern and northern boundaries of the Medina Country Club. The four parcels total approximately 226 acres. Residential development is proposed for portions of PID's 01-118-23-31-0001, and 01-118-23-32-0001. Of the 226 acres, approximately 16.67 acres, 7.2%, will be used for 48 residential lots and out lots and 4.47 acres will be used for new right -of way; the remaining 204.81 acres will be sold to MGCC which intends to preserve the existing open space as part of its operation of the golf course. City sanitary sewer and water will be utilized (private wells for villa/custom home irrigation), a city street, trail and sidewalks, and turn lanes will be constructed, storm water management will be on -site, and private utilities will be underground in a joint trench. Construction will begin as soon as possible after plat approval and continue to completion in one phase. The development of these 48 proposed residences will provide for the continued use of the golf course as a private recreation area and open space and will not impact the use of the adjacent properties which are now developed or in the development stage. Concept Plan Revisions: A Concept Plan was reviewed by the Park Commission, Planning Commission, and City Council in the April/May 2014 timeframe. Changes incorporated into this Preliminary Plat as a result of comments provided by the City are as follows: • The plat has been significantly revised to provide for R1 development standards requested for Blocks 3 and 4 immediately across from the larger 5 acre parcels to the north. • A passive park with benches has been added in the northeast corner as requested. • The cul-de-sac in the northeast corner has been moved as far south as possible and retains the required 46' diameter as requested by the neighboring resident. 1 " T h e c e n t e r i s l a n d a t t h e M e a n d e r e n t r a n c e h a s b e e n r e m o v e d a s r e q u e s t e d b y P u b l i c W o r k s . " T h e p o n d p r o p o s e d f o r t h e w e t l a n d i n t h e n o r t h w e s t c o r n e r h a s b e e n r e m o v e d ; t h e r e a r e o n l y v e r y m i n i m a l i m p a c t s t o t h e s i t e w e t l a n d s d u e t o t h e n e w c o n s t r u c t i o n o f S h a w n e e W o o d s R o a d a n d t h e r e q u e s t e d m o v e m e n t o f t h e c u l - d e - s a c t o t h e s o u t h . " A d d i t i o n a l g e o t e c h n i c a l f i e l d d a t a h a s b e e n c o l l e c t e d , a n a l y z e d a n d p r o v i d e d t o t h e C i t y E n g i n e e r a l o n g w i t h d e t a i l e d e x p l a n a t i o n s o f t h e s t o r m w a t e r m a n a g e m e n t s y s t e m f o r t h e s i t e a n d t h e v i l l a s ; t h i s a d d i t i o n a l d a t a s a t i s f a c t o r i l y r e s p o n d s t o a l l e n g i n e e r i n g c o m m e n t s r e c e i v e d a s a r e s u l t o f t h e p l a n r e v i e w . " S a n i t a r y s e w e r f l o w s t o a s i n g l e c o n n e c t i o n a t M e a n d e r , a s r e q u e s t e d . " S i d e w a l k s h a v e b e e n a d d e d a l o n g t h e n o r t h e r n b o u n d a r y f o r t r a i l e x t e n s i o n . " T h e R i g h t - o f W a y i n t h e n o r t h w e s t c o r n e r h a s b e e n r e l o c a t e d t o t h e s o u t h t h u s e l i m i n a t i n g t h e d o u b l e f r o n t a g e l o t s , a s r e q u e s t e d . I n a d d i t i o n , s c r e e n i n g h a s b e e n a d d e d a l o n g t h e n o r t h w e s t c o r n e r e v e n t h o u g h t h e l o t s t o t h e n o r t h a r e v e r y d e e p a n d c o n t a i n h e a v y t r e e c o v e r w h i c h c a n n o t b e r e m o v e d i n o r d e r t o c o m p l y w i t h t r e e p r e s e r v a t i o n r e q u i r e m e n t s f o r t h a t p l a t . " T h e d e n s i t y h a s b e e n r e d u c e d b y 6 l o t s ( 5 f o r t h e R 1 c h a n g e a n d 1 f o r t h e p a s s i v e p a r k ) ; t h i s r e s u l t s i n a n 1 1 % r e d u c t i o n i n d e n s i t y p r e v i o u s l y p r o p o s e d i n t h e C o n c e p t P l a n ; i n a d d i t i o n , t h e d e n s i t y r e d u c t i o n f r o m t h e a l l o w a b l e r a n g e o f 8 7 - 2 1 9 u n i t s t o " f u l l y f u l f i l l " t h e d e n s i t y t r a n s f e r f r o m t h e s o u t h e a s t p a r c e l i s d r a m a t i c a n d v e r y s i g n i f i c a n t . " T h e p r o d u c t o f f e r i n g s n o w i n c l u d e s i n g l e f a m i l y c u s t o m h o m e s i n a d d i t i o n t o t h e v i l l a s p r e v i o u s l y p r o p o s e d . R e s p o n s e s t a t e m e n t s r e l a t i v e t o o t h e r c o m m e n t s r e c e i v e d d u r i n g t h e C o n c e p t P l a n r e v i e w f o l l o w a n d a r e s t i l l i n c l u d e d i n t h i s p l a n . " C o u n t y R o a d 1 1 6 A c c e s s - T h i s p l a n w a s r e v i e w e d b y t h e j u r i s d i c t i o n a l a u t h o r i t y , H e n n e p i n C o u n t y , o n F e b r u a r y 2 5 2 0 1 4 a t t h e i r s i t e p l a n m e e t i n g . A p r e v i o u s t r a f f i c a n a l y s i s w a s c o m p l e t e d a n d t h e i r c o m m e n t s w e r e i n c l u d e d i n t h e i r A p r i l 2 4 , 2 0 1 3 l e t t e r t o t h e C i t y w h i c h i n c l u d e d c o m m e n t s o n f u t u r e a r e a d e v e l o p m e n t s ; t h o s e c o m m e n t s a r e v a l i d f o r t h i s d e v e l o p m e n t a n d a r e d i s c u s s e d f o l l o w i n g t h e i r s p e c i f i c r e v i e w c o m m e n t s p r o v i d e d i n t h e i r e m a i l o f M a r c h 2 1 , 2 0 1 4 . T h e C o u n t y a p p r o v e d t h e p r o p o s e d a l i g n m e n t a n d l o c a t i o n a c c e s s o n C S A H 1 1 6 w i t h t h e a d d i t i o n o f t u r n l a n e s w h i c h a r e i n c l u d e d i n t h i s p l a t . T h e i r r e q u e s t f o r a d d i t i o n a l R i g h t - o f - W a y h a s b e e n i n c o r p o r a t e d i n t o t h e p l a t d e s i g n . T h e t r a f f i c i s s u e o n C S A H 1 1 6 , e s p e c i a l l y a t t h e m o r n i n g c o m m u t e t i m e s , i s r e c o g n i z e d b u t i t i s n o t t h e r e s p o n s i b i l i t y o f t h i s d e v e l o p m e n t t o r e s o l v e t h a t i s s u e c a u s e d b y n u m e r o u s o t h e r c o m m u n i t i e s a n d d e v e l o p m e n t s n o r s h o u l d t h e C i t y d e n y t h i s p l a n f o r a n a c c e s s a p p r o v e d b y H e n n e p i n C o u n t y . I t i s u n d e r s t o o d t h a t t h e C i t y r e c e n t l y m e t w i t h C o u n t y a n d S t a t e r e p r e s e n t a t i v e s a n d t h e r e i s a t e m p o r a r y s o l u t i o n t o t h e s t a c k i n g i s s u e b y m e r e l y r e - s t r i p p i n g t h e 1 1 6 / 5 5 i n t e r s e c t i o n t o p r o v i d e f o r t w o l e f t t u r n l a n e s . T h i s i s e s s e n t i a l l y t h e s a m e s o l u t i o n f o r t h e l e f t t u r n l a n e s a s d e s i g n e d i n t h e f i n a l i n t e r s e c t i o n i m p r o v e m e n t p r o j e c t e x c e p t t h e t h r u a n d r i g h t t u r n l a n e s w i l l b e c o m b i n e d f o r n o w . 2 " S h a r e d D r i v e w a y s - T h i s p l a t t i n g a c t i o n w i l l r e s u l t i n s i n g l e , n o t m u l t i p l e , f a m i l y r e s i d e n c e s , e a c h p r i v a t e l y a n d i n d i v i d u a l l y o w n e d . T h e v i l l a s h a v e a p l a t e a u w h i c h f a c i l i t a t e s e a s e o f p a r k i n g a n d t u r n a r o u n d w i t h t h e s i d e l o a d e d g a r a g e s , w h i c h i n t h e m s e l v e s a r e n o t c o n d u c i v e t o a s h a r e d d r i v e w a y a p p r o a c h . T h e d r i v e w a y s e n t e r i n t o t h e s t r e e t w h i c h h a s a n a d d i t i o n a l w i d t h t o 3 0 ' a n d w h i c h a l l o w s p a r k i n g o n o n l y o n e s i d e p r o v i d i n g e x c e l l e n t s i g h t l i n e v i s i b i l i t y . M u l t i p l e s h a r e d d r i v e w a y a g r e e m e n t s a r e n o t w o r k a b l e o r p r a c t i c a l f o r t h e p r o d u c t s p r o p o s e d a n d n e g a t e s t h e p r i v a t e o w n e r s h i p o f l o t , r e s i d e n c e , a n d d r i v e w a y . T h e i n d i v i d u a l d r i v e w a y s a r e r e q u i r e d f o r t h e p r o d u c t s a n d o w n e r s h i p c o n c e p t s b e i n g p r o p o s e d b y t h i s P U D a n d d o n o t p r e s e n t a s a f e t y i s s u e . " S t r e e t s , s a n i t a r y s e w e r , w a t e r , a n d s t o r m w a t e r m a n a g e m e n t - T h e e n c l o s e d p l a n s e t s d e f i n e t h e p r o p o s e d g r a d i n g , s t o r m w a t e r m a n a g e m e n t , s t r e e t , t u r n l a n e s , a n d u t i l i t i e s c o n s t r u c t i o n f o r t h e p r o j e c t . P r e v i o u s p l a n n i n g a n d e n g i n e e r i n g s t a f f c o m m e n t s h a v e b e e n i n c o r p o r a t e d i n t o t h e p l a n s . T h e d e s i g n f o r t h e j o i n t t r e n c h s m a l l u t i l i t i e s w i l l b e f o r w a r d e d w h e n a v a i l a b l e f r o m t h e l e a d u t i l i t y . T h e c e n t e r i s l a n d a t t h e e n t r a n c e o f f C o u n t y R o a d 1 1 6 h a s b e e n r e m o v e d . S t o r m w a t e r m a n a g e m e n t w i l l b e a c c o m p l i s h e d t o t a l l y o n - s i t e a n d , w o r k i n g w i t h M G C C , c e r t a i n a r e a s o f t h e g o l f c o u r s e w i l l a l s o b e i m p r o v e d . " W a t e r T a b l e - E n c l o s u r e s ( 7 ) , ( 8 ) , a n d ( 9 ) , t o m y l e t t e r o f J u n e 7 , 2 0 1 4 p r o v i d e d u p d a t e d g e o t e c h n i c a l i n f o r m a t i o n . T h e s u m p c o l l e c t i o n s y s t e m d e t a i l w a s p r o v i d e d i n e n c l o s u r e ( 9 ) . T h e s i t e b u i l d i n g l o c a t i o n g r a d e s a r e b e i n g r a i s e d t o a c c o m m o d a t e t h e g r a d i n g a n d c o n s t r u c t i o n p r o c e s s w h i c h w i l l d i r e c t t h e s t o r m w a t e r a w a y f r o m t h e s t r u c t u r e s a s n o t e d i n t h e g r a d i n g p l a n . H a u g o G e o t e c h n i c a l S e r v i c e s l e t t e r o f J u l y 1 5 , 2 0 1 4 p r o v i d e s f u r t h e r d e t a i l e d a m p l i f y i n g i n f o r m a t i o n i n r e s p o n s e t o c o m m e n t s r e c e i v e d f r o m t h e C i t y E n g i n e e r . " P a r k s a n d T r a i l s - T h e p r o p o s e d t r a i l a n d s i d e w a l k c o n n e c t i o n s s u p p o r t t h e t r a i l p l a n i n t h e C o m p r e h e n s i v e P l a n . A P a s s i v e P a r k , 8 , 5 1 4 s q u a r e f e e t , h a s b e e n a d d e d i n t h e n o r t h e a s t c o r n e r a s r e q u e s t e d ; t h i s w i l l a l s o s e r v e a s a t r a i l h e a d f o r e x p a n s i o n o f t h e s y s t e m t o t h e n o r t h . T h e s e a r c h a r e a s f o r p a r k l a n d i n t h e C o m p r e h e n s i v e P l a n d i d n o t i d e n t i f y t h e s e p a r c e l s a s b e i n g i n a n y o f t h e s e a r c h a r e a s . A t r a i l a l o n g t h e e a s t e r n p a r c e l b o u n d a r i e s h a s n o t b e e n p r o p o s e d d u e t o t h e i m p a c t o n t r e e p r e s e r v a t i o n a n d t h e d e s i g n a t e d w e t l a n d w h i c h w o u l d h a v e t o b e c r o s s e d ; a n y t r a i l i n t h i s a r e a i s a l s o a l i a b i l i t y i s s u e d u e t o t h e c l o s e p r o x i m i t y o f t h e g o l f c o u r s e . T h e f o u r p a r c e l s h a v e a n a r e a o f a p p r o x i m a t e l y 2 2 6 a c r e s ; t h e b u i l d a b l e a r e a i s 1 6 . 6 7 a c r e s e x c l u d i n g t h e p r o p e r t y t o b e r e t a i n e d a n d d e d i c a t e d a s o p e n s p a c e a n d t h e d e s i g n a t e d w e t l a n d s . R a c h e l C o n t r a c t i n g i s p r o p o s i n g a c o m b i n a t i o n o f l a n d ( t h e p a s s i v e p a r k , a t o t a l o f 0 . 1 9 5 a c r e s ) a n d c a s h , w i t h c r e d i t f o r t h e t r a i l c o n s t r u c t i o n a n d p a s s i v e p a r k c o n s t r u c t i o n a n d b e n c h e s , t o m e e t t h e p a r k d e d i c a t i o n r e q u i r e m e n t . " V i l l a s / S i n g l e F a m i l y C u s t o m H o m e s - T h e t y p i c a l b u i l d i n g e l e v a t i o n s a n d f l o o r p l a n s h a v e b e e n p r o v i d e d t h a t s h o w t h e l o c a t i o n a n d s i z i n g o f t h e 2 8 v i l l a l o t s i n B l o c k 1 , t h e 7 v i l l a l o t s i n B l o c k 2 ( 3 a r e s l a b o n g r a d e ) , a n d t h e r e m a i n i n g 1 3 s i n g l e f a m i l y c u s t o m h o m e s s i t e s i n B l o c k s 3 a n d 4 . T h i s w e s t e r n a n d n o r t h e r n p o r t i o n o f t h e p r o p e r t y w a s s e l e c t e d t o b e s t m e e t t h e p r o j e c t d e s i g n g o a l s a n d p r o v i d e f o r t h e c o n t i n u a t i o n o f t h e d r i v i n g r a n g e a n d P a r 3 w i t h o u t i n t e r r u p t i o n a n d w i t h o u t m a j o r g o l f c o u r s e r e - c o n s t r u c t i o n o r d i s r u p t i o n i n g o l f c o u r s e o p e r a t i o n s . T h e 4 8 h o m e 3 sites will be part of a Homeowners Association but each custom home and villa will be privately owned and maintained except for common areas which will be maintained by the association; access will be via individual driveways, required for the garage configuration of the villas. Site lines at the entrance of the private driveways to the city street are excellent. The HOA documents that will govern the association will be provided for City review at Final Plat. • Density- This PUD consist of 4 separate parcels which are guided as Private Recreation in the Comprehensive Plan (PREC). The Comprehensive Plan states that" limited numbers of residential uses" may be included in areas so designated. Three of the four parcels are zoned Public/Semi-Public; the southeastern parcel is partially zoned Public/Semi-Public and partially zoned Multiple Family residential. Enclosure (9) to my letter of June 7, 2014 depicts the approximate area for the guided residential development (12.1 acres). Staff recommends a PUD re -zoning so that the resultant residential zoning of the southeastern parcel would be transferred to the northern parcels for this development to "fully fulfill" the residential uses permitted over the entire four parcel site. The acreage of the southeastern parcel zoned MR is estimated at 12.1 acres; townhouses with a density of one dwelling unit per 6,000 square feet would result in 87 units and for multiple family dwellings, the density could be as high as 219 units, at one unit per 2,400 square feet. Thus the potential transfer of density to the northern parcels should be in the range of 87-219 units if an equal exchange of density is to be achieved. Density considerations must also incorporate other objectives of the Comp Plan such as open space, preservation of natural resources and the protection of the current use of the majority of the property i.e. the Medina Golf and Country Club. When these design criteria are applied to the northern parcels, a very narrow and irregularly shaped new land parcel is defined that now must accommodate this density transfer. After this macro design criteria is applied then the requirements for storm water management, Right -Of Way, trails, roadway, lot dimensions, setbacks and product offering must be added to the design effort to accommodate the density transfer in a fair and reasonable manner. Referring to the proposed plat; the units begin at the southernmost available area on the western property boundary and continue along the northern available areas to the eastern edge of the property, single sided along the new roadway; the roadway is positioned to accommodate new Right -of Way, a trail, and a berm on the western area and a roadway on the northern area. Density cannot be shifted from northern to western boundary without compromising a major design specification/requirement and keeping the density in the southeastern corner is contrary to the very basic premise of this PUD. The density of this plan is 48 lots over a net developed area of 16.31 buildable acres, 2.9 units per acre, or 55% of the lower density range potential in the SE corner and 22% of the higher range of possible density in the southeastern parcel, respectively. This is a major reduction of density originally planned and should be given due consideration when the overall PUD is evaluated since this lower density is intended to "fully fulfill" the previous density allocation for all four parcels. This density shift does not fully satisfy the density allowed in the Multi- family zone of the southeast corner but is being accepted for this specific land use action. • Deferred Open Space Recreational Taxes- The four tax parcels are enrolled in the "Minnesota Open Space Property Tax Law" Minn Stat 273.112, which requires a 7 year payback if part of the property is removed. In this case approximately 16.26 acres will be removed and the balance of the acreage will be re -enrolled in the program. The tax penalty for this removal is estimated at $250,000 to $260,000 and, 4 while this is not a City concern, it is a major cost element to the Developer and should be recognized. • Tree Preservation- Map 7-2 in the Comprehensive Plan designates these four parcels as being partially in an area which is designated a moderate to high quality natural area; the small portion on the northern boundary and the larger area along the eastern boundary adjacent to Wild Meadows; also this designation is applicable to the Woods of Medina to the north and recently platted. Enclosure (12), to my letter of June 7, 2014 shows the DNR classification of this area as a Grade B forest on the eastern boundary and a grade B/C on the northern boundary; the area to the east in Wild Meadows is also classified Grade B and the area all along the northern boundary, which includes 5 acre lots and the Woods of Medina, appears to be an extension of the same forest thus the same classification grades can be assumed although not graded on this exhibit. Our "Forestry Specialist" essentially agreed with the DNR grade classification. The baseline for the tree preservation calculations is based on the area of all four contiguous parcels, the lot size prior to the subdivision action. Referring to enclosure (10) of my letter of June 7, 2014, a tree inventory of significant trees was completed along with an analysis of density for those areas not previously inventoried; the results, in significant tree inches, follow: o Included in inventory- 16,621 o Inventoried on the golf course- 26,273 o Estimated based on tree density- 15,264 o Total significant tree inches- 58,158 o Allowed removal (15%)- 8,724 o Inches to be removed- 10,583 (18.2%) o Replacement inches required- 1,859 The proposed landscape plan has been revised and will replace 1,758 inches. The golf course also intends to spade relocate several trees to fill in gap areas; these saved replacement inches will not be known until later but are expected to account for the additional 101 replacement inches required. The most significant point in our recommended tree preservation and replacement plan is not just replacement inches consistent with code requirements but the preservation of the entire eastern boundary area that will be owned by the MGCC. This approach provides for long term preservation and protection of that portion of the woods. Rachel Contracting proposes to satisfy the tree preservation/replacement requirements with the landscape plan, the golf course spade tree re -locations and the land transfer of the eastern portion of the woods to MGCC. • General- A title opinion was previously provided (my letter of February 18, 2014) along with a detailed description of parcel interests and a formal letter of support was provided from the Medina Country Club (my letter of March 17, 2014). • Summary- This PUD supports the major objectives of the Medina Comprehensive Plan, preserves high quality natural resource areas, manages the storm water on - 5 site, and maximizes the use of existing infrastructure. The flexibility of the PUD approach allows for design of a uniquely configured upscale residential area on the periphery of the golf course, preservation of wetland areas, advancement of the trail system, and the best management of the tree preservation/replacement requirements. 6 07/13/2014 DESCRIPTION REVISIONS PROJECT LOCATION CAMPION ENGINEERING j 3, SERVICES, INC. VILLAS AT MEDINA COUNTRY CLUB MEDINA, MN • Civil Engineering • Land Planning 1600 Plane r Creek Center, P.O. Box 249 Maple PIoM , MN 55359 Phone. 763-479-5172 Fax: 763-479-4242 E —Ma ll: mca mpio necompbneng.cam I hereby certify that this pion, specificatio n or report has been prepared by me or u nder my direct supervisio n and thot 1 am a duly licensed Profession al Engineer u nder the laws of the State of Minnesota. Martin P. Campio n —Uc. # 19901 Date: OWNER/DEVELOPER RACHEL PROPERTIES DON RACHEL 4125 NAPIER CT NE ST MICHEAL, MN 55376 PHONE (763) 424-1500 EMAIL pRACHELORACHELC0NTRACT1NG,C0M FN 1INFF9 CAMPION ENGINEERING SERVICES, INC . MARTY CAMPION 1800 PIONEER CREEK CENTER MAPLE PLAIN, MN 55359 PHONE (763) 479-5172 EMAIL MCAMPIONOCAMPIONENG .COM SURVEYOR SUNDE LAND SURVEYING LLC LENNY CARLSON 9001 E BLOOMINGTON FRWY SUITE 118 BLOOMINGTON, MN 55420 PHONE (952) 881-2455 LANDSCAPE ARCHITECT OUTWORKS DESIGN DAN SJORDAL PHONE (612) 360-5757 EMAIL DNOOUTOWRKSDESIGN.COM GOVERNING SPECIFICATIONS: 1. MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION " LATEST EDITION AND SUPPLEMENTS. 2. CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD UTIUTIES SPECIFICATION . L ATEST EDITION. 3. CITY OF MEDINA STANDARD SPECIFICATIONS AND DETAILS 4. ALL APPLICABLE FEDERAL STATE AND LOCAL LAWS AND ORDINANCE WILL BE COMPLIED WITH IN THE CONSTRUCTION OF THIS PROJECT . INDE X SHEET NO. DESCRIPTION 1 COVER SHEET 2 EXISTING CONDITIONS 3 PREUMINARY PLAT (OVERALL) 4 PREUMINARY PLAT - WEST 5 PREUMINARY PLAT - NORTHWEST 6 PREUMINARY PLAT - NORTH 7 PREUMINARY UTILITY PLAN (OVERALL) 8 PREUMINARY UTILITY PLAN - WEST 9 PREUMINARY UTILITY PLAN - NORTHWEST 10 PREUMINARY UTILITY PLAN - NORTH 11 PRELIMINARY STREET & STORM SEWER (OVERALL) 12 PREUMINARY STREET & STORM SEWER - WEST 13 PREUMINARY STREET & STORM SEWER - NORTHWEST 14 PREUMINARY STREET & STORM SEWER - NORTH 15 PRELIMINARY GRADING PLAN COVERALL) 16 PRELIMINARY GRADING PLAN - WEST 17 PREUMINARY GRADING PLAN - NORTHWEST 18 PREUMINARY GRADING PLAN - NORTH 19 PRELIMINARY STORM WATER POLLUTION PREVENTON PI AN (OVERALL) 20 PREUMINARY STQL;M WATER POLLUTION PREWN TON PLAY - WEST 21 PRELIMINARY STORM WRIER POLLUTION PREVENTION PLAN - NORTHWEST 22 PREUMINARY STORM WATER POLLUTION PREVENTION PLAN - NORTH 23 PREUMINARY TREE SURVEY 24 PREUMINARY TREE INVENTORY - WEST 25 PREUMINARY TREE INVENTORY - NORTH WEST 26 PREUMINARY TREE INVENTORY - NORTH 27 PREUMINARY LANDSCAPE PLAN (OVER ALL) 28 PREUMINARY LANDSCAPE PLAN - WEST 29 PREUMINARY LANDSCAPE PLAN - NORTHWEST 30 PRELIMINARY LANDSCAPE PLAN - NORTH 31 DETAILS 32 DETAILS 33 DE TAILS VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN COVER SHEET SHEET NO . 1 OF 33 SHEETS PROJECT NO 13-040 DATE: 06/04/2014 PLAN --- EXISTING C URB PROPOSED CURB = DIRECTION OF SURFACE FLOW 8-12' MINIMUM --- DEPTH AGGREGATE BASE IN PLACE CATCHBASIN HOLES SHALL 8E DRILLED IN STEEL PLATE TO ALLOW DRAINAGE INTO THE CATCHBASIN. 1 1/2' WASHED GRAVEL FILTER AGGREGATE BACKFILL INLET PROTECTION ROCK FILTER DURING ROAD CONSTRUCTION MEDINA LAST REVISION: JAN. 2011 PLATE NO ERO-07 -- OVERFLOW 5 i- OF THE CURB BOX HEIGHT PL AN -- DEFLECTOR PLATE OVERFLOW IS 4, OF THE CURB BOX HEIGHT OVERFLOW AT TOP OF FILTER ASSEMBLY CURB FILTER ASSEMBLY DIAMETER, 6' ON -GRADE 10 ' AT LOW POINT HIGH -FL OW FABRIC WIMCO ROAD DRAIN CG -23 HIGH FLOW INLET PROTECTI ON CURB AN D GUTTER MODEL OR CITY APPROVED EQUAL. ROCK -6" MINIMUM DEPTH - 1' • 7" WASHED ROCK - --' 18" MINI MUM CUT OFF BERM TO - MINI MIZE RUNOFF FRO M SITE NOTES: L MNDOT 3733 T YPE 1 FILTER FABRIC SHALL BE PI ArED UNDER ROCK TO STOP MIA) MIGRATION THROUGH MATERI AL 2. F UGITIVE ROCK WILL BE REMOVED FRO M A DJACENT ROADWAYS DAILY OR MORE FREQUENTLY AS NECESSARY. 3 CONSTRUCTION ENTRANCE MUST BE CONSTRUCTED PRIOR TO THE COMMENCEMENT OF GRADING OPERATI ONS ON THE SITE. 4 THE ENTRANCE MUST BE MAINTAINED IN PROPER CONDITION TO PREVENT TRACKING OF MUD OFF THE SITE. THIS MAY REQUIRE PERIODIC TOPORE551NG WITH ADDITIONAL ROCK OR REMOVAL AND REINS TALLATION OF THE PAD. 5 THIS E NTRANCE WILL 8E USED BY ALL VEHICLES ENTERING OR LEAVING THE PROJECT. 6 THE CONSTRUCTION ENTRANCE WILL BE REMO VED PRIOR TO THE PLACEMENT OF BITUMIN OUS SURFACING . M EDINA INLET PROTECTION CATCH BASIN INSERT AFTER PAVING L AST REVISIO N ♦ JAN. 2011 PLATE NO ERO-08 ♦ MEDINA ROCK CONSTRUCTION ENTRANCE LAST REVISION. 166 . 2011 PLATE NO. ERO-19 1 07/15/2014 PER CITY RENEW NO. DATE DESCRIPTION REVISIONS N CAMPION ENGINEERING SERVICES, INC. • Chdl Engineering • Lard Planning 1800 Pioneer Cr eek Center, P. O. Box 249 Maple Plain, MN 55359 Phon e: 763-479-5172 Fax : 763-479-4242 E —Mall: mcamplon0camploneng. co m 1 hereby c ertify tha t this plan, specifica tion or report has be en prepared by me or under my direct supervision and that I om a duly lic ense d Profe ssio na l En gineer unde r the law s of the State of Minnesota. Ma rtin P. Ca mpion —Lic. f 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN DETAILS PROJECT NO: 13-040 SHEET NO . 33 OF 33 SHEETS DATE: 06/04/2014 RIPRAP REQUIREMENTS 12" TO 24' 8 70 12 0' 0_3 27" TO 33" 14 TO 20 CY CL.3 36" TO48" 23 TO 38 CY 0.3 54" AND UP 62 CY AND UP 11.4 (ONE CUBIC YARD 15 APPROXIMATELY 2,800 LBS.) TUCK BLANKET 2' 2' UNDER FLARED END. FILTER BLANKET (MNDOT 3601. 26) PLAN SECTION A -A SECTION B -B NOTE: FILTER BLANKET REQUIRED UNDER RIPRA P OR 2 LAYERS OF 5000 MIRAFI FABRIC OR EQUAL RIPRAP FILTER BLANKET (M NDOT 3601. 28) -GEOTEXTILE FILTER TYPE IV RIPRAP GEO TEXTILE FILTER TYPE IV MEDINA RIPRAP AT OUTLETS LAST REVISION: IAN. 2011 5 PLA TE NO. STO-09 STEEL FENCE POST (T -POST), M INIMUM 5' LO NG, 6' M AXIM UM SPACING, ST EEL PO ST S: ---- POST 8010 E5 TO FACE AWAY FROM FABRIC. DIRECTION OF SURFACE FLOW - A TTACH FABRIC TO PO STS WITH MINIM UM 3 ZIP TIES (50 L8. TENSILE) PER POST IN TOP 8" OF FABRIC. WOVEN MONOFILAMENT GEOTEXTILE FABRIC PER M NDOT TABLE 3886-1 (MACHINE SLICED). 36" WIDTH - OVERLAP OF 6" OF FABRIC A ND FASTEN AT 2' INTERVALS. MACHINE SLICE 8" -12" DEPTH (PLUS 6" FLAP) T 24' MINIMUM POST EMBED MENT NOTE: THE MACHINE SLICED METHOD (THIS DETAIL) I5 THE STANDARD SILT FENCE INSTALLATION METHOD. HEAVY-DUTY OR STANDARD SILT FENCE INSTALLATION METHODS SHOULD ONLY BE USED WHEN APPROVED OR DIRECTED BY THE CITY. MEDINA SILT FENCE MACHINE SLICED LA ST REVISION: IAN.2011 PLA TE NO. ERO-01 1/2"R 6" DISTANCE TOOL VARIABLE 3" R 1-3,/ SLO PE 3H' PER FT 1 1 Ta' _12' 13612 8 1X1361B_ _. B629 Ira -p " 28R % 68"R i 1/2" % 17 1/2" X10 1/2" -) 28" 1/2" 12 -- J-� 5 SLOPE I ‘1 3 4" PER FT a� I L • l0" VARIES - 1/2" R -- 1/2"R MNDOT 8612 M NDOT 8618 MNDOT 0624 MOUNTABLE STANDARD SECTION THROUGH D RIVEWAY NOTE: 3) PLACE 04 REBAR AS SHOWN, WHERE CU RB CROSSES UTILITY TRENCHES WITH 1 1/2" OF COVER. G , T Y if LAST REVISIO N. IAN. 2011 CURB AND GUTTER PLATE NO. MEDINA STR-01 STEEL FENCE POST (T -POST), M INIMUM 5' LONG, 6' M AXIMUM SPACING. POST NOTCHES --- TO FACE AWAY FROM FABRIC. DIRECTION OF SURFACE FLOW I 6" MONOFILAMENT GEOTEXTILE FABRIC PER MNDOT TABLE 3886-1. ATTACH FABRIC TO POST WITH MINIMUM 3 ZIP TIES (50 LB. TENSILE) PER POST IN TOP 8" OF FABRIC. LAY FABRIC IN THE TRENCH, BACKFILL WITH NATURAL SOIL, AND COMPACT WITH LIGHT EQUIPM ENT PRIOR TO PLACEMENT OF THE POSTS. 6" T 24" M INIMUM POST EMBEDM ENT NOTES: 1. SPLICING WILL BE MADE AT OPPOSING SILT FENCE POSTS BY PLACING POSTS AND SILT FENCE NEXT TO EACH OTHER AND ROTATING 360° . 2 HEAVY DUTY SILT FENCE 15 MACHINE SLICED TYPE SILT FENCE TI-IAT IS HAND INSTALLED 11.4 AREAS INA CCESSIBLE TO EQUIPMENT DUE TO SPACE LIMITATIONS, WET SOILS, STEEP SLOPES, ETC. MEDINA SILT FENCE HEAVY DUTY r L AST REVISION: JAN.2011 PLATE NO ERO-02 25' 15 12' 15' 25' 12 --. .... J - �i 6" CROWN (0.02% MIN) 12" n I 2' MIN. I -1 Aii ▪ 4' DITCH BOTTOM 1 1/2" - SPWE82408 WEAR COURSE 2" -SPNW8230B BASE COURSE 10" -CLASS 5 AGGREGATE BA SE, 100% CRUSHED LIM EROCK OR RECYCLED AGG. (MNDOT 3138.) SUBGRADE STABILIZA TION FABRIC - 8 OZ. /SY NON -WOVEN COM PACTED AGGREGATE BASE AS CONDITIONS REQUIRE LOW VOUME BITUMINOUS STREET 4 R 25' 25' 15' TO BACK 15' TO BACK __ D-428 MOUNTABLE CONCRETE CURB 6" CROWN 7/ f (0. 02%MIN) \ r 12=k- Ill 1/4" / FOOT -- 1/2 : 1 " PERFORATED DRAINTILE --- DRAINTILE IN FILTER SOO ( BEDDED IN PEE ROCK 1 1/2" - SPWEB240B WEAR COURSE 2"- SPNWB203B BASE COURSE IX -CLASS 5 AGGREGATE BASF, 100% CRUSHED LIM EROCK, OR RECYCLED AGG. (MNDOT 3138.) 5UBGRA DE STABILIZATION FABRIC - 8 OZ./SY NON -WOVEN COMPACTED AGGREGATE BASE AS CONDITIONS REQUIRE NOTE: LOW VOLUME BITUMINOUS STREET WITH CONCRETE CURB AND GUTTER 1. ALL ORGANIC OR OTHER UNSUITABLE MATERIAL SHALL BE REMOVED FROM BENEATH THE ROADWAY. 2. DRAINTILE SHALL 8E INSTALLED BEHIND CURB AT LOW POINTS, 50' IN EACH DIRECTION. DRAINTILE TO 8E INSTALLED AS REQUIRED TO ADEQUATELY DRAIN ALL LOW AREAS. r LAST REVISION: LOW VOLUME RURAL AND URBAN STREET IAN zall TYPICAL SECTION PLATE No MEDINA STR-05 WATER SURFACE ANCHOR - STEEL CABLE — i FLOATATION CARRIER ANCHOR CA BLE OR CHAIN CURTAIN . FABRIC .7 CURTAIN WEIGHT N I 8 a al B OTTOM NOTE. DOUBLE SILT FENCES SHOULD BE SPACED 10 ' APART . MEDINA FLOATING SILT FENCE LAST REVISION'. IAN . 2011 PLATE `10 ERO-04 BIKE PATH TYPICAL SECTION 8' .-0 SLOPE 1/9 PER FO OT TO DRAIN rt �, IIII rIII� IIIIiliIII111IfI11I llaI��llilllinlnlnlli�l�11111111111y L.-- 1" SPW EA2400 BITUMINOUS WEAR 00585E _- 2" SuPWEA240B BITUM INOUS BASE COURSE ------6" CLASS 5 AGGREGATE 100% CRUSHED LIMESTONE QUARRY, OR RECYCLED AGGREGATE (MNDOT 3138). NOTE: _ - (8 OZ/SYD NON -WOVEN FABRIC) THE FINAL WEAR COARSE LIFT SHOULD BE PLACED UPON 90-95° / COM PLETION OF ALL HOME CO NSTRUCTION. • TRAIL WIDTH VARIES A5 DIRECTED BY ENGINEER SIDEWALK TYPICAL SECTION 0. SLOPE 1/4" PER FO OT TO DRAIN _ I �1 I I_I I I —I I h"T �` I I III III III: [Hil 11 IIIIII (111 1911 1�1-111 u111-1�lI�1�1111II1111IFFIll '4" C oncret e (35320) --- 4' FINE FILTERED AGGREGATE (MNDOT 3149) OR CLASS 5 AGGREGATE 100% CRUSHED LIMEST ONE QUARRY, OR RECYCLED AGGREGATE (MNDOT 3138). 'NOTE: 6' THICK SIDEWALK IS REQUIRED THROUGH DRI VEWAY AREAS . ` t Y a TYPICAL BIKE PATH AND LAST RE VISION'ttik‘ IAN . 2011 SIDEWALK SECTIONS PLATE N O. MEDINA STR-19 WOODEN LATH SHALL BE NAILED SECURELY TO THE POST MEMBER TO SECURE FILTER FABRIC . 2"X4 " X 2 .5' LONG WOOD POSTS, B REQ'D . NOTES: C ONTR ACTOR S HALL CONSTRUCT SILT B OX TO FIT AROUND THE INLET STRUCTURE WITH 6" MINI MUM CLE AR ANCE TO EDGES Of STRUCTURE. SILT BOX TO BE PL ACED ON AN EVEN SURFACE 6" BELOW STRUCTURE OPENING. TOP OF SILT BOX TO EXTEND 18" MINI MUM ABOVE EXISTING GRADE. 2" X 4" HORIZONTAL MEMBERS CONTINUOUS AROUND TOP AN D BOTTOM . FAS TENED TO EACH P O51 USING 2-200 COMMON NAILS MONOFILAMENT GEOTEXTILE FABRIC AS PER MNIX)T TA BLE 3886-1 (MACHINE SLICED). ADDITIONAL 8-10" OF FABRIC FLAP AT BOTTOM OF BOX 8-10 " FABRIC FLAP EXTENDING BEYOND 'BOTTOM 2"x 4" - BURY UNDER ROCK TO PRE VE NT UNDERWASHING . 1 1/2 " WASHED ROCK 1' DEEP X 1' WIDE M EDI NA INLET PROTECTION SILT BOX FOR BEEHIVE CASTING L AST REVISI ON. IAN 2011 PLATE NO ERO-06 07/15/2014 PER CITY RENEW NO. DA1E DESCRIPTION REVISIONS CAM PION ENGINEERING ilEA SERVICES, INC. • Civil Engineering • Land Planning 1800 Pio ne er Creek Cen ter, P.O. Box 249 Maple Pla in , MN 55359 Phone: 763-479-5172 Fa x: 763-479-4242 E -Mail: mcamplo nOcamploneng.c am 1 hereby certify that this pion, specifi cation or report has been pr ep ar ed by me or under my direct supervision and that I am a duly licensed Professional Engineer under the lows of the St ate of Min nes ota. Martin P. Campi on -Lic. / 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN DETAILS PROJECT NO: 13-040 SHEET NO. 32 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 NOTE: 1. ALL NEW CURB BOXES MUST HAVE RISER RODS. WHEN AN EXISTING CURB BOX 5 ON A CONSTRUCTION OR RECONSTRUCTION PROJECT , RISER RODS SHALL BE INSTALLED TO ALL CURB BOXES ON THAT PROJECT. 2. CURB 50X SHALL BE PLACED 2" BELOW FINISH GRADE. 3. TRACER WIRE SHALL BE CONNECTED TO THE CURB BOX WITH AN APPROVED CAST BRASS GR OUND CLAMP 6" BELOW FINISH GRADE. SURFACE OF CURB BOX SHALL BE 31' ARIFIED AT LOCATION Of CLAMP CONNECTION. 4. PE TRANSITION FITTINGS SHALL BE POLYCAM . FLARE NUT TRANSITION FRTINGS OR APPROVED EQUAL 5. FUSED JOINTS SHALL BE BY BUTT FUSION UNLESS APPROVED OTHERWISE BY ENGINEER. 't VARIABLE 1" F ORD FB-600 BALLCORP CORPORATION STOP. STAINLESS STEEL SADDLE PER SPECIFICATION. - - WATER MAIN -� I TRACER WIRE TO BE SPLICED I USING A DIRECT BURY LUG. SANITARY SEWER VARIABLE METAL FENCE POSTS AT END OF WATER AND SA NITARY SER VICE,4' ABOVE GRADE, PAINTED BLUE AND GREEN RESPECTIVELY .' NEENAH C ASTING, a8 -1914-B, FORD 61, OR, EQUAL INSTALLED OVER CURB STOP LOCATED IN, DRIVEW AY OR PARKING LOT' ., PVC SEW ER SERVICE—) SCHEDULE 40 MIN. SLOPE - 2% 10' DRAIN AGE AND = UTILITY E ASEMENT �. WATER SERVICE TYPE "K' COPPER,- SDR 11, IPS, PE 1" MINIMUM SUPPORT FOR CORPORATION AND GOOSENECK SHALL CONSIST OF A MINIMUM 0. 5 C. Y. OF AGGREGATE EQUAL TO MN DOT 31490, (MOD. ) TH OROUG HLY COMPACTED • NO PE SERVICES ALLOWED WITH DIP WATERM AIN. MEDINA � � 1 CURVED SEGMENTAL - -- MANHOLEBLOCK WOOD 2"X2" MARKER TO 8E PLACED FROM 6' BEL OW TO 4' - ABOVE SANITARY SERVICE SECTION SEWER AND WATER SERVICE CONNECTION LAST REVISION: TAN. 2011 ' PLATE NO. SER-01 GROUT BOTTOM OF MANHOLE TO 12 DIAMETER AT PIPE AND SLOPE GROUT 2" I U WARU 1NV t9 I. MANHOLE STEPS SHALL BE PLACED 50 THAT ` OFFSET V ERTICAL PORTION OF CONE IS FACING DOWNSTREAM. CASTING R1642 A 27 T PLAN NEENAH FRAME AND COVER OR EQUAL, MORTAR SHALL BE PURE PORTLAND SPECMIX LETTERED "STORM SEWER", WITH 2 OR APPROVED EQUAL • CONCEALED PICK HOLES. VARIES 12"-16" 6" VARIES ' 4'-0' TYP. 5" SECTION ME DIN A , MINIMUM OF 2 AND MAXIMUM OF 5 CONCRETE z% ADJUSTMENT RINGS WITH FILL BED OF MO RTAR BET WEEN EA CH. 1 RING WITH M ORTAR = 0.2'. INSTALL EXTERNAL INFI-SHIELD SEALING SLEEVE OR APPROVED EQUAL. INSTALL PER MANUFACTURE'S RECOMMENDATIONS. _MAN HOLE STEPS, NEENAH R1981J OR EQUAL, 16" ON CENTER. ALUMINUM STEPS APPROV ED. ALL JOINTS IN MANHOLE TO HAVE "0" RING RUBBER GASKETS. PIPE SHALL BE CUT OFF FLUSH WITH INSIDE FACE OF WALL. MINIMUM SLAB THICKNESS I5 6" FOR STRUCTURE 14' IN DEPTH OR LESS. INCREASE THICKNESS 1' FOR EVERY 4' OF DEPTH GREATER THAN 14' AND REINFORCE WITH 6" X 6" MESH. STORM SEWER MANHOLE LAST REVISION: TAN. 2011 PLA TE NO STO-01 PRECAST INVERT MUST BE 1/2 DIA METER OF THE PIPE AND BENCHES SLOPED 7 TOWARD THE INVERT . "1 MEDINA 56 SA, -I OW - 3" RADIUS VARIES l 12-16" MEDINA PLAN PLAN SECTIO N I her eby c ertify that thls plan. specification or report ha s been prepared by me or under my direc t supervision an d tha t I am a du ly licen se d Pro fession al Engineer un der the law s of the State of Minneso ta. CASTING R1642B A 27" MA NHOLE STEPS SHALL BE PLACED 50 TH AT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM. NEENAH R1642B FRAME AND COVER OR EQU AL WITH 2 C ONCEALED PICK HOLES . LOOP TRACER WIRE TO HYDRANT WITH ONE j CONTINUOUS RUN, NO SPLICES ./ / f MINIMU M OF 2 AND MAXI MUM OF 5 CONCRETE ADJUSTMENT RINGS WIT H FULL BED OF MORTAR BETWEEN EACH . 1 RING WITH MORTAR = 0.2'. MORTAR SHALL BE PURE PORTLAND SPECMIX OR APPROVED EQUAL. AN INTERNAL TOP HAT (ANC HOR SYSTEMS OR APPROVED EQUAL) SHALL BE INSTALLED WITH APPROVED WATER PROOF CAW( AND AN EXTERNAL INFI-SHIELD OR APPROVED EQUAL SHALL BE INSTALLED AROUND THE CASTING AND RINGS AND OVER CONE SECTION (2" MIN) . INTERIOR MANHOLE WALL SHALL BE COMPLE TELY LINED WITH HDPE WITHIN 3 MANHOLES OF A DU MP MANHOLE, OR AS OTHERWISE REQUIRED, SEE SPECIFICATIONS FOR MORE DETAILS . MANHOLE STEPS, NEENAH 819813 OR EQUAL, 16" ON CENTER. ALUMINUM STEPS APPROVED. ALL JOINTS IN MANHOLE TO HAVE "0" RING RUBBER GASKETS . PIPE SHALL BE CUT OUT FLUSH WITH INSIDE FACE OF WAL L NOTE: K OR-N-SEAL MANHOLE OR EQUAL _'y CONSIDERED ACCEPTABLE ALTERNATE. MINIMUM SLAB THICKNESS OF PRE CAST BASF 15 6' FOR 14' DEEP OR LESS, AND INCREASE 1" IN THICKNESS FOR EVERY 4' OF DEPTH GREATER THAN 14' LAST REVISION: JAN. 2011 SANITARY SEWER MANHOLE PLATE NO. SAN -01 24"X36 " SLAB OPENING F OR NEENAH R3067V ( ON CONTINUOUS GRADES) OR R3067VB (AT LOW POINTS) OR EQUAL ENVIRONMENTAL NOTICE ON CASTING "DUMP NO WASTE, DRAINS TO FRESH WATER" DIMENSION FROM BACK OF CURB TO CENTER OF PIPE. 4' DIA. MH - 9" IN IN FROM BACK OF CURB 6' DI A. MH - 3" BEHIND BACK OF CURB T 016. MH - 9" BEHIND BACK OF CURB 8' DI A MH - 15 " BEHIND BACK OF CURB MINIMUM OF 2 AND MAXI MUM OF 5 NO BLOCK STRUCTURES ARE ALLOWED . CONCRETE ADJUSTMENT RINGS WITH FULL BE D OF MORTAR BETWEEN EACH RING, 1 RING W/M ORTAR=0 .2'; MAX. HORIZONTAL OFFSET=0.25'(3"). INSTALL EXTERNAL INFI-SHIELD SEALING SLEEVE OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S RECOMMENDATION . -- 6" PRECAST REINFORCED CONCRETE SLAB. INSTALL INFI-SHIELD GATOR WRAP, OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S RECOMM END ATION. TOP OF BARREL SECTION UNDER TOP SLAB TO HAVE FLAT TOP EDGE SEALED WITH 2 BEADS OF RAMNEK OR APPROVED EQUAL ALL JOINTS IN MANHOLE TO HAVE "0" RING RUBBER GASKETS. PRECAST CONCRETE SECTION DOGHOUSES SHALL 8E GRO UTED ON BOTH THE OUTSIDE AND INSIDE. MANHOLE STEPS, NEENAH R1981J OR EQUAL, 15' 0.C., ALUMINUM STEPS APPROVED. INSTALLED ON STREET SIDE OF STRUCTURE. HOLE FOR 4" PVC DRAINTILE CONNECTION. MINIMUM SLAB THICKNESS, 6" FOR STRUCTURES - 14' IN DEPTH. INCREASE THICKNESS 1" FOR EACH 4' OF DEPTH GREATER THAN 14', AND REIN FORCE WITH 6" 56" 10/10 M ESH. ----- GROUT BOTTOM M ORTAR SHALL BE PURE PO RTLAND SPEC MIX OR APPROVED EQUAL. CATCHBASIN MANHOLE TYPE I LA ST REVI510N. JAN. 2011 PLATE NO STO-04 5.0' MIN. 3 .0' MIN. TOP HYDRA -FINDER TYPE HYDRANT HAG WATEROUS PACER i WB-67-250 PP CONNECT TRACER WIRE 70 -HYDRANT BOLT WITH RING TERMINAL (DETAIL WAT-08.) ;E BACKFILL TO BE TAMPED. a12 GAUGE HARD SOLID STRAND COPPER TRACER WIRE TO BE INSIDE 1/2" PVC FROM NUT TO I' 1BURY. 1 CUBIC YARD -I 1/2" CLEAR CRUSHED ROCK. COVER WITH 2 LAYERS POLYETHYLENE WRAP . - . 8" CONCRETE BLOCK TIE ALL FITTINGS WITH MIN. OF TWO, 3/4" DIAMETER RODS (STAINLESS STEEL OR EPDXY COATED), OR WITH ME GALUGS NOTE: 1. FACTORY INSTALLED PLUGS REQUIRED WHENEVER HYDRANTS ARE INSTALLED IN AREAS WITH HIGH GROUNDWATER LEVEL, AS DETER MINED BY DEWATERING REQUIREMENTS AND THE CITY ENGINEER. THE MAIN NOZZLE SHALL BE PAINTED BLUE FOR ALL HYDRANTS WITH PLUGGED DRAIN HOLES. 2. ALL DUCTILE IRON WATER MAIN FI TTINGS SHALL BE FUSION BONDED EP DXY COATED AND POLYWRAPPED (ALL JOINTS TAPED .) 3. HYDRANTS SH ALL BE M ARKED WITH STAINLESS STEEL TAG FROM FAC TORY. 4. CONTRACTOR SHALL SUPPLY TW O HYDRANT FLAGS, ONE TO BE INSTALLED ON THE HYDR ANT AND THE SECOND DELIVERED TO THE MEDINA MAINTENANCE FACILITY. 5. ALL HYDRANT LEADS ARE TO BE CONSTRUCTED WITH DIP. 6. ALL WATERMAIN BOLTS SHALL BE CORE -BLUE OR APPROVED EQUAL. 7. HYDRANTS SHALL BE WATEROUS PACER WS -67 -250 -PP WIT H TWO PUMPER NOZZLES A5 RECOMMENDED BY CITY. M EDINA , 4" PVC TEE FOR DRAINTILE CONNECTION 7 ' FACE OF CURB - ---- DIRECTION OF FLOW NO BLOCK STRUCTURES ARE ALLOWED. CATCHBASIN CASTING NEENAH R3067V (ON CONTINUOUS GRA DES) OR R3067VB (AT LOW POINTS), WITH ENVIRONMENTAL NOTE, "DUMP NO WASTE, DR AINS TO FRESH WATER. MINIMU M OF 2, AND M AXIMU M OF 5 CONCRETE ADJUS MENT RINGS ALLOWED WITH FULL BED OF MORTAR BETWEEN -- EACH . 1 RING W/MORTAR=0.2'; MAX, HORIZONTAL OFFSET=0.25'(3") . INSTALL EXTERNAL INFI-SHIELD GATOR WRAP, OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S RECO MMENDATIONS. MORTAR SHALL BE PURE PORTL AND SPECMIX OR APPROVED EQUAL. MEDINA 4" HYDRANT DETAIL 3'-0" ANCHOR CLIP PLAN SECTION CATCHBASIN TYPE II L AST RE VISION: IA N. 2011 PL ATE NO . WAT-01 TOP OF CURB VARIES 6 1/2 " -- --- VARIES 5" 3" GROUT MINIMUM VARIES 6" DOGHOUSES SHALL BE GROUTED ON BOTH THE INSIDE AND OUTSIDE. L AST REVISION: JAN . 2011 PLATE NO. STO-05 DR OP LID AMER] TYLER MUELLER _- . BIBBY-STE-CROIX TOP TYLER MUELLER BIBBY-STE-CROIX NO. 6860 NO . H-10361 NO. 8-5160 N0.6860 26 " NO. H-10361 26 " NO- VB502 27" EXTENSION TYLER N0 . 58 N0 . 59 NO. 60 MUELLER N O. 58 NO . 59 BIBBY-STE-C ROIX V8520 N 0. 57 55521 N0. 58 VB522 NO. 59 VB523 N 0. 60 BOTTOM TYLER MUELLER BIBBY-STE-CROIX 14 " 18 " 24" 14 " 20 " 7.5' MINIMUM COVER REQUIRED OVER T OP OF WATER MAIN. ADJUST TOP TO 1/2 " BELOW GRADE. BOX TO BE SET TO PROVIDE 12" OF ADJUSTMENT. EXTENSIONS ARE REQUIRED ON ON ALL GATE VALVES. m _L EXTENSIONS SHALL BE WITHIN 1-2' OF FINISHED GRADE . TYLER NO. 6860 MUELLER NO. H-10357 BIBBY-STE-CROIX 8-5001 GATE VALVE BOX, SCREW TYPE , 3 PIECE, 5 1/4" SH AFT, SIZE G BOX , 7-6" E XTENDED, *6 ROUND BASE 9" ALL VALVE BOX CO MPONENTS SHALL 8E l4' MANUFACTURED IN THE U.S. OR 20" CANADA, OR AS APPROVED BY THE CITY 26 ' ENGINEER. N0. 6860 65" NO. 0-10361 65" NO. VB516 60" . COPPER TRACER WIRE INSTALLED WITH ALL PVC WATER MAIN, RESILI ANT WEDGE VALVE CONF ORMING TO AVANA C-509-80 STA NDARDS ---GATE VALVE ADAPTOR. — MEGALUGS(T YP) MEGALUGS(TYP) GATE VALVE ADAPTOR E55 ' 1 BROS., OR APPRO VE D EQUAL. _ , - . "`' 8" CONCRETE BLO C( NOTE: ALL WATER MAIN BOLTS ARE TO BE CORE -BLUE OR AN APPROVED EQUAL GATE VALVE AND BOX INSTALLATION SEE CITY PLATE NO . STO-11 FOR RIPRAP PL ACEMENT. ISOMETRIC TIE LAST 3 PIPE J OINTS . USE 2 TIE BOLT F ASTENERS PER JOINT . INSTALL AT 60° FROM T OP OR BOTTO M OF PIPE . LAST REVISI ON JAN. 2011 PLATE NO. WAT-02 PROVIDE 3 ANCHOR CLIPS TO FAS TEN TRASH GUARD TO FLARED END (� SECTION . H OT DIP GALVANIZE AFTER FABRIC ATION. ANCHOR B OTH SIDES. TRASH GUARD SIZING PIPE SIZE BARS ' H' B OLTS 12"-18 ' 3/4"0 4" 5/8 " 21'-42" 1 "0 6" 3/4 " 48 "-72' 1 1/4 "0 12 " I" FLARED END SECTION AND TRASH GUARD LIST REVISI ON JAN . 2011 PLATE NO. STO.08 PER QTY RENEW NO. DATE DESCRIPTION REVISIONS CAMPION ENGINEERING SERVICES, INC. • Civ il Engineering • Land Planning 1800 Pion eer Creek Center, P.O. Box 249 Maple Plain, MN 55. 359 Phone: 763-479-5172 Fax: 763-479-4242 E —MoD: mc ampionO camplanen g.co m Martin P. Ca mpion —Uc. # 19901 Da te: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN DETAILS PROJECT NO: 13-040 SHEET NO. 31 OF 33 SHEETS DATE: 06/04/2014 07/15/2011 PER CITY RENEW REVISIONS SM AREA TO BE SEEDED WITH MNDOT 33-261 / 1731,- / \ \ 0 0 50 1Q0 GRAPHIC SCALE IN FEET CAMPION ENGINEERING SERVICES, INC. • Civil Engineering • Land Planning 1800 Pion eer Creek Center, P.O. Box 249 Maple PIok . MN 55359 Pho ne: 763-479-5172 Fax: 763-479-4242 E —Mal: mcamplon Ocomplon eng.com I hereby certify that this pl an, spe cifi cati on or report has been prepared by me or under my direct supervision a nd that I am a duly li censed Landscape Ar chitect under the laws of the State of Mi nnesot a. Dan Sjordal —Lk . / 22321 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY LANDSCAPE NORTH PROJECT NO 13-040 SHEET NO . 30 OF 33 SHEETS DATE: 06/04/2014 6 VS 10 BC DECORATIVE SCREEN FENCE 61 CEDAR FENCE GRAP HIC SCALE I. FEET 3 NM 18 AH / 1 07/15/2014 PER QTY REMEW NO. DATE DESCRIPRON REM SIONS CAMPION ENGINEERING SERVICES, INC. • Civil En gineering • Land Planning 1800 Pinner Cree k Cen ter. P.O. 13o,, 249 Ma ple Pla in , MN 55359 Phone: 763-479-5172 Fax 783-479-4242 E —Mal: mcamplonOoampioneng.cam I hereby c ertify that this plan. spec ific ation or report ha s bee n prepa red by me a un de r my direct supervision an d that I am a duly licensed Landscape Architect under the law of the State of Minneso ta. Dan Sjordal —Lk. / 22321 Dote: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES M EDINA, MN PRELIMINARY LANDSCAPE NORTH WEST PROJECT NO: 13-040 SHEET NO. 29 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 + + + + + _+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + PER OTT RENEW REVISIONS H 7 8 10 CO J 13 CA 0 w W 20 2 0 50 1Q0 GRAP HIC SCALE IN FEET CAMPION ENGINEERING /Z SERVICES, INC. • Civil Engineering • Land Planning 1600 Pion eer Creek Center, P.O. Box 249 Ma ple Plain. MN 55359 Phon e: 763-479-5172 Fax, 763-479-4242 E—Mo l, mc amplo nOc ompio nen g.cam I hereby certify that this pla n, specification or report has bee n prepared by me or under my dk ect s upervision and th at 1 orn a duly li censed Landsc ape Arc hitect under th e laws of th e St at e of Min nesota. Dan SJordal —Uc . / 22321 Dat e: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY LANDSCAPE WEST PROJECT NO: 13-040 SHEET NO. 28 OF 33 SHEETS DA 06/04/2014 PLANTING DETAILS 01/15/2014 PER QTY RENEW I he reby certify that this plan. specification or report has been prepare d by me a unde r my direc t su pervision an d tha t I an a du ly licen sed Landscape Ar chitect under the laws of the State of Min nesota. 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NI Pu0m0 BEDS Mau =OW 4• Or !VT= MOAI No tern 411[40 ma c 0041 DEL PLANT/40 Sens 141E SP'alm 400[14 S HET MEIAOtNT TO LAT AEAS. S1T1sT MEI 040 DUTT ON K P OLL 4A a011 WANT PIT 01N S PECT EO 640061 00 1. C ONTRACTOR SHALL CONTACT GO PHER ONE CALL" (651-454-0002 or 800-252-1166) TO VERIFY LOCA71f143 OF ALL UNDERGROUND U7WJIES PRIOR TO I NSTALLATIO N Or A NY PLA NTS OR LAND SCAPE MATERIAL 2. ACTUAL LOCATION OF PLANT MATERIAL IS S UELECT 70 F7ELD AN D 9TE CONDITIONS J. NO PLANTING WILL BE INSTALLED U NTIL ALL GRADING AND CO NSTRUCTIQ. HAS BEEN COMPLETED 94 THE IM ME DIATE AR EA. 4. ALL SUBSTITUTIONS AI/ST BE APPROVED BY 77E LANDSCAPE ARCHITECT PRIOR 10 SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDS CAPE CONTRACTOR. 5 C ONTRACTOR SHALL PROVIDE 7170 YEA R G UARANTEE OF ALL PLANT MATERIALS THE GUARA NTEE BEANS O4 THE DATE Or THE LANDSCA PE ARCHITECT 'S OR OW NERS I4 R/77EN ACCEPTANCE OF THE INITIAL PLANTING REPLACEMENT PLANT MATE RIAL SHALL HAV E A ON E YEAR GUARANTEE COM MENONG UPON PLANTING 6. ALL PLANTS TO 86 S PECIMEN GLIDE: MINNESOTA—QROWN AND/OR HARDY. SPECIME N GRADE SHALL ADHE RE 70 BUT S NOT UM/1E0 BY. 7746 FOLLOWING STANDARDS . ALL PLANTS SHALL BE FREE FROWN LISEAS& PESTS WOUNDS SCARS ETC. ALL PLANTS SHALL BE F REE F ROM NOTICEABLE GAPS HOLES OR DEFOR MITIES ALL PLANTS SHALL BE FREE FRO M BROKEN OR DEAD BRANCHES ALL PLANTS SHALL HAW HEAVY, HEALTHY BRA NQIAVO AND LEAFING CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO 10711174 RATIO OF NO LESS THA N 5:.1 7. PL ANTS 70 MEET AME RICA N STANDARD FOR NURSERY S70C K (ANSI 2601-2004 014 MOST CURRENT VE RS1 4) REOUIREMENTS FOR 9ZE AND TYPE SPECFIE D. 8. PLANTS TO BE INSTALLED AS PER STANDARD ANSI PLANING PRACTICE S 9. PLANTS SHALL BE AI MEDIA!ELY PLA NTED UPON ARRIVAL AT 97 6 PROPERLY HEEL —IN MATERIALS N' NECESSARY; TEM PORARY O NLY. 10 . PRIOR 7O PLANTING FED 117PIFY THAT TIE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE 70P OF THE BAILED & BURLAP TREE IF THIS IS NOT THE CAS E SOIL SHALL BE ROAM ED DOW N 70 7FI E ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED. T HE ROOT COLL AR/ROOT FLAIR SHALL BE 0E74 OR SLIG HTLY NOON[ 17NN9ED GRADE II. OPEN 70 P OF BU RLAP ON BB MATERIALS RE MOWE POT 04 POTTED PLA NTS. 72 PRUNE PLANTS AS NECESSARY — PER STAN DARD NURSE RY PRACTICE AND 70 CO RRECT POOR BRA NC HI NG WRAP ALL S MOOT H —BARKED TREES — FASTE N 7OP AND 90770M . REI10VE BY APRIL 1ST . 14 . STAKING OF TREES OPTIO NAL; REPOSITIO N PLUMB AND STAKE F NOT PLUMB AFTER ONE YEAR. 75 THE N EED FOR SOIL AMENDMENTS 9IALL BE DETER MINED UP ON 976 SQl CONDITIONS PRIOR RD PLANTING LANDSCA PE CONTRACTOR SHALL NOTI FY LANDSCAPE ARCHITECT FOR 714E NEED OF ANY 5 0L AM ENDMENTS 16 . BAQIFILL SOX . 70 ADHERE TV MN/DOT STANDARD SPECIFICATI ON 3877 (SELECT TOPSOIL BARROW) AND TO BE EXISTI NG TOP SOIL FROM SITE FREE 0F ROOTS ROCKS LARGER MAN ONE mg 9/8SbI. DEBRIS AND LARGE WEEDS U NLESS SPECIFIED OTHERWISE I7. ALL 911408 PLANTING BEDS (WINN SOD AREAS) SHALL HAW S WEED BARRIE R FABRIC . 4' OF SHRE'DDE 'D HAROW000 BARK MULCH AND VALLEY —ME W BLACK DIA MOND (OR EQUAL) POLY mam a 714 E E DGING SHALL BE PLACED IWM 9400714 CURVES AND AT LEAST 3' FROM THE CENTERS Or E'%E ROREE N TREE S UTIJZE CU1495 AND SIDE WALKS FIN EDGING WERE P0551BLE PARKING LOT ISLA NDS TO B£ SODDED WWM 91REODEO HARD WOOD BARK MULCH AROUND ALL 71665 AND SHRUBS MULCH TO MATCH DIVING CONDITIONS (WHERE APPUCAI.E) . 75 FG/R INCHES OF SHREDDED HARDWOOD BARK MUL CH SHALL BE USED AROUND ALL TREES WITHIN TURF AREAS 19 . 99460060 HAR06000 BAR K MULC H 4' DEE P SHALL BE PROVIDED IN AU PL ANTI NG BEDS ADJACENT TO SIDE WALKS AND DRIVEWAYS . 20. ALL LOTS MD WESTERN BERM TO BE SODDED UNLESS OTHERWISE NOTED. S00 TO BE STANDARD MIN NESOTA GROAN AND HARDY BLUEGRASS MI X ALL SW AREAS SHALL 8E PREPARED 4714 4' OF 10PSOIC AND RAKED TO KNOW DEBRIS AND E NSURE D RAI NAGE. SLOPES OF .11 OR GREATER SHALL BE STAKED. DISTURBED AREAS (NOT ASSOCIATED ARM PONDIVG 0P WETLAND BUFFERS) OUTSIDE OF LOTS TO BE SEEDED W!M MNDOT 25-151 TURF G RASS SEED MIX PQVDING AREAS AS NOTED ON PLAN TO BE SIDED 4414 MNDOT JJ-261 (STERMWATER SOUTH AND MESTJ. AND DISTURBED WETLAND BUFFERS TO BE SEEDED WITH M NDOT JJ-262 (DRY SWALE/POND). M NDOT SEEDING MANUAL (2014) SHALL APPLY 70 THE PREPARATION, INSTALLATION, SEEDING RATE MULCHING AND APPROVAL 21 . PROVIDE IRRIGATION 773 ALL PLANTED AREAS ON 97 E IRRIGATI ON WILL BE DESIGN/WILD BY LANDSCAPE CONTRACT OR . LANDSCAPE CONTRACT OR TO PROVIDE SHOP DRAWINGS TD LANDSCAPE ARCHITE CT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM . ALL I NFQQ MA7104 ABOUT INSTALLATION AND SCFI DUNJ NG CA N BE OBTAINED FROM TIE G ENERAL CONTRACTOR. 22 CONT RACTOR SHALL PROVIDE NECESSARY WATERI NG OF PLANT MATERIALS UNTIL 774E PLA NT IS FULLY ESTABUSHED OR IRRIGATION SYSTEM IS OPERATIONAL OW NER W81 NOT PROVDE WATER FOR CONTRACTOR. 2. RE PAIR, RE PLAC& OR PROVIDE 500/SEED AS REWI RED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO T HE SIE DISTU RBED DU RI NG CONSTRUCTIO N. 24 . REPAIR ALL DA MAGE TD P ROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNE R. N0. OAIE DESC76PIION REN 90NS CAMPION ENGINEERING SERVICES, INC. • Civil Engineering s Land Planning 1800 Plan er Cr eek Center, P.O. Box 249 Maple Pla in . MN 55359 Phone: 783-479-5172 Fax: 763-479-4242 E —Mail: mcomplonOcamplonsng.com Da n Sjordal —Uc . / 22321 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES M EDINA, MN PRELIMINARY LANDSCAPE OVERALL PROJECT N0: 13-040 SHEET NO. 27 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 PER OTy RENEW RENSIONS C=1010 23. 5 TF-1024.8 LL -1016. 0 LO T71018.5 G-1023.5 TF-1024.8 LL -1016:0 LO 11 /5-1024.561 1024.8 016. 0 in'.75. 7... QI er _ 0986 m / b// eZ /5, 669 '5e at s '2 VIA 1 5 -96,5 c �p1 4 20 -ma ple 10+00 0.5 1+00 G-1025. 0 TF-1025.3 LL? 1016. 5.. &, 6(gj�O '..BE: PRE SERVE D 73 13 12+00 24"m pf;) 18maple ' 12"maple® 0 6 -ma ple i8-mapre 16"elnt-• 14 maple {Id. 14 :mop - 14 ,maple 14"maple() F WO 10410 24 "oak () 22-m 18"mopl3 22"m aple,,,, 20 m op 12 eibik 14' a• 44 12 -mop 614"m 92. 116 0187 8:194 195 0474 27766 \ \ TREE 'PROTECTION FENCE . 1020. 101 44 . m° ' 851- ll27 156 115 186 112 276 2 12 0 50 140 ORAPI4C SCALE 91 FEET CAMPION ENGINEERING SERVICES, INC. • Civil Engineering a Land Planning 1800 Pion eer Creek Center, P.O. Box 249 Ma ple Plain . MN 55359 Phon e: 763-479-5172 Fax: 763-479-4242 E -Ma i: mco mpla nOca pion en g.com I hereby certify that this plan, specification or report ha s bee n pr epared by me or under my dir ect supervisio n and that I am a duly licensed Professional E ngi neer und er th e laws of th e Stat e of Min ne sota . Martin P. Campion -tic. / 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY TREE INVENTORY NORTH PROJ ECT NO: 13-040 SHEET NO . 26 OF33 SHEETS DATE: 06/04/2014 1012.0 LO 0-1010.32 TF-1 1¢{p LL -10101T CAMPION ENGINEERING SERVICES, INC. G-1018 .5 8 0 04 2 4 ' 39 • C ivil Engineering •Land Plan ning 1800 Pio neer Creek Center. P.O. Box 249 Maple Plain. MN 55359 Phone : 763-479-5172 Fax: 763-479-4242 E -Moil: mcampia+Oeampbneng. com 26 +00 HP G-1024 .0 TF-1024 .3 LL -1$15.5 f8840 SF 27+00 2 .17. G-1022.0 TF-1023.0 LL -1014.2 TR EES TO BE PR ES ERV ED hereby certify that this plan , specific ation or report hos been prepared by me or unde r my dire ct superv isio n an d that 1 am a duly lice nsed Pro fe ssional Engineer under the law s of the State of Minn esota. Martin P. Compion -Uc. / 19901 Date: G-1023.5 TF-1024.8 LL -1016.0 LO "P165 VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN G-1023.5 TF-1024-.8 LL -1016.0 LO G- 024 .5 20"mopie 0 50 100 GRAPHIC SCALE N FEET PROJECT NO: PRELIMINARY TREE INVENTORY NORTH WEST SHEET NO . 25 OF 33 SHEETS 13-040 DATE: 06/04/2014 x996.0 07/15/2014 PER aTY RENEW RDITSICNS 0 O 0 r aATE Q HIGHWAY TREES TO BE PR ESERVED CAMPION ENGINEERING SERVICES, INC. • Civil Engineering • Land Planning 1800 Pione er Cree k Center, P.O. Box 249 Maple Pla in, MN 55359 Phan.: 763-479-5172 Fax 763-479-4242 E —Ma l: mcampion Ocamploneng.com 1 hereby certify that this pla n, specifi cati on or report has been prepared by me or under my direct supervision and that 1 am a duly li ce ns ed Prof essional Engin eer under th e laws of the State of Mi nnes ota. Martin P. Campion — Uc. 1 19901 D ata: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN TPF TREE PROTECTION FENCE O SO 140 GRAPHIC SCALE N FEET PRELIMINARY TREE INVENTORY WEST PROJECT NO: 13-040 SHEET NO . 24 OF 33 SHEETS DATE: 06/04/2014 (J) 1212 TREE DATA 0. -o o,or-.4. 7/4 1 It o �o O. S 93°,75 W. bC aTG ef o- `fir 2 MEADO WS Otto Ass ociates Tree Invent ory G olf C ours e Tre e In vent ory East Portion of Site TOTAL (1) Inches Removed Removal Percentage ze No. of Caliper Trees Inches 1,211 16,621 1,588 26,273 970 15,264 3,769 58,158 10,583 18.20% (1) Refer to Tree Inventory Submittal For Calculations and Inventories 0 150 GRAPHIC SCALE 114 FEET 07/15/2014 PER CITY RENEW CAMPION ENGINEERING L.T. SERVICES, INC. • Civil Engineering • Land Planning 1800 Pioneer Creak Center, P.O. Bo x 249 Maple Plain, 1414 55359 Phone: 763-479-5172 Fax: 763-479-4242 E —Ma i: mca mpl n Oca mplo ne ng. com I hereby ce rtify that this plan , specification or report has been prepared by me or un der my direct supervision and that i am a du ly licensed Profession al Engineer u nde r the lows of the Sta te of Min neso ta. VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES M EDINA, MN PRELIMINARY TREE SURVEY OVERALL PROJECT NO: 13-040 NO. DATE DESCRIPTION RENSICNS Martin P. Campion —Uc. / 19901 Oats : SHEET NO. 23 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 0-1023. 5 TF-1024. 8 LL -1016.0 LO 10185 PER aTY REVIEW G-1023:5 TF-1024.8 LL -1016:0 LO REVISIONS G-1024.5 TF-)024.8 LL -1016.0 G-1024.5 TF-1024.8 LL -1016. 0 LO 018. 5; 111018. 5 12 0-1024.5 TF-1024.8 LL -1016 0 x1018.5 x1018.5 "1018.5 C-1025. 7 TF-1026. 0 1L-. 1017. 2 LO SILT FENCE, TV 0-1025.0 TF-'1025.3 'LL -1016.5 WO 12,038 SF a O 0UTL0T 0 DEMOTES ROCK CONSTRUCTION ENTRANCE O DENOTES SILT FENCE DENOTES INLET PROTECTION E So 110 GRAPI6C SCAB N FEET CAMPION ENGINEERING SERVICES, INC. • Civil Engineering • Land Planning 1800 Pioneer Cre ek Cen ter, P. O. Box 249 Maple Ra in, MN 55359 Phan*: 763-479-5t72 Fax: 763-479-4242 E-Md: mcampian Ocomploneng. com I hereby certify that this plan, sp ecifi cation or report h as bee n pr epared by me or under my dir ect euperddon a nd that I am a duly licensed Professional Engineer under the l ows of th e State of Mi nnesota. Martin P. Campion Al 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY SWPPP NORTH PROJECT NO: 13-040 SHEET NO. 22 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 REVSIONS G-1012.5 TF-1012 8 SOG G-1013.0 TF-10133 SOG 2.3 � 12.8 0G 28 10 12 0 I LO 0-1011.5 TF-1011.8 LL -1003.0 LO C-1011. 0 TF-1011. 3 LL -1002.5 LO G-1010.6 TF-1010.9 LL -1002. 1 LO G-1010.3 TF-1010.6 LL -1001.8 LO G-1010. oa TF 1010. 4 k- LL- 1001.6 0 C-1009 8 TF-1010. 1 L-1001. 3 LO 0-1009.5 TF-1009. 8 _L-1001.0 LO G-1009.2 TF- 1009.5 LL- 1000 7 SILT FENCE, TYP CAMPION ENGINEERING /\ SERVICES, INC. G-1018.5 TF-1018.8 LL -1010.0 LO ( G-1022.0 G-1021.5 TF-I023.0 TF-1022.5 LL -10137 0-1024.0 -1014.2' WO TF-1024.3 r LLMLO LL -1015 .5 1 EXTRA S5TEEP 013` LO Y,01}5 1018.0 r`�i enttn/n i u-i ki v l G-1023.5 TF-1024.8 LL- 1016.0 LO G-1023.5 TF-1024.8 LL -1016.0 LO 41018.5 A rr-\ r'1 r r V1tJ JLJ .% 0610 G-10245 TF-1024 .8 LL -1016 0 LO 410185 v G-1024.5 TF-1024.8 LL -1016 .0 LO G-1024 .5 TF- 1024 .8 LL -1016 0 LO 1018 5 x1018. ----013OTs A 41111 .!A 0 DENOTES ROCK CONSTRUCTION ENTRANCE 0 DENOTES SILT FENCE DENOTES INLET PROTECTKNI K 3 150 GRAPHIC SCALE N FEET • Civil Engineering • Land Planning 1800 Plon eer Creek Center, P.O. Box 249 Maple Plain. MN 55359 Phon e: 763-479-5172 Fax 763-479-4242 -Mat: me ampiane eamplan en g. com i hereby certify tha t this pla n, specification or re port has be en pre pared by me or under my direct supervision an d that I am a du ly lice nsed Professional Engineer un der the laws of the State of Minneso ta. Ma rtin P. Ca mpio n / 19901 Da te: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY SWPPP NORTH WEST PROJECT NO: 13-040 SHEET NO . 21 OF 33 SHEETS DATE: 06/04/2014 ROC ( CONSTRUCTION ENTRANCE /1 07/15/2014 INSTALL SILT FENCE AROUND POND AFTER GRADING s igool x996 0 SILT FENCE, TYP ■ ■ ,1170 076 .1. .'4taa armil.11111188Naift, raw iromummaytemft 111.41111.4 Nei! ow O nee, e DENOTES ROOK CONSTRUCTION ENTRANCE DENOTES SILT FENCE DENOTES INLET PROTECTION E• 0 50 100 GRAPHIC SCALE IN FEET 1 PER CITY RENEW DATE DESCRIPTION MASONS CAMPION ENGINEERING I SERVICES, INC. • Civil Engineering a Land Planning 1800 Pioneer Creek Center, P. O. Box 249 Maple Plain, MN 55359 Phone, 763-479-5172 Fox: 763-479-4242 E—Mas: mcomplonOc anpion eng.com I he reby certify that this pla n, spe cification or report h as been prepared by me or under my dire ct supervisi on and that I am a d uly li censed Pr of essio nal Engi neer under the la ws of the State of Minnesota . Marti n P. Campion —Uc. / 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY SWPPP WEST PROJECT NO: 13-040 SHEET NO. 20 OF 33 SHEETS DA 06/04/2014 PER CITY RENEW I hereby certify that this pla n, specification or report has been prepared by me or u nde r my dire ct superAsion and that 1 am a duly licensed Professional Engineer under the laws of the State of Min nesota. 1. ALL EROSION CONTROL AND SILTATION CONTROL WILL COMPLY WITH MINNESOTA'S BEST MANAGEMENT PRACTICES MANUAL AND REGULATIONS OF THE CITY . 2. THE CONTRACTOR SHALL BE FMILI*R WION AND FOLLOW ALL REQUIREMENTS OF THE MPCA NPDES PHASE II PERMIT FOR CONSTRUCTION ACTIVITIES INCLUDING BUT NOT UNITED T0: WEEKLY E ROSION CONTROL INSPECTIONS, INSPECTION AFTER 0 .5" RAINFALL OR MORE AND DOCUMENTATION OF ALL CORRECTIVE MEASURES. BY BEGINNING CONSTRUCTION, THE CONTRACTOR ACKNOWLEDGES THE TERMS OF THIS PERMIT AND AGREES TO ABIDE BY TH EA1. 3. THE CONTRACTOR SHILL PERFORM ANY CORRECTIVE MEASURES ORDERED BY THE CITY OR NE MPCA WITHIN 24 HOURS OF NOTIFICATION. ALSO, ADOfONAL EROSION CONTROL MEASURES DEWED NECESSARY BY EITHER THE CITY OR THE MPCA SHALL BE INSTALLED WITHIN 24 HOURS OF NOTIFICATION. 4. ANY OEPOSRY4G OF SILT OR MUD ON NEW OR EXISTING PAVEMENT, IN TEMPORARY SEDIMENTATION BASINS, OR IN EXISTING STORM SEWERS OR SIMILE'S SHALL BE REMOVED AFTER EACH RAIN AND AFFECTED AREAS CLEANED . 5. THE CONTRACTOR SHALL ASSUME COMPLETE RESPONSIBILITY FOR CONTROLLING ALL SILTATION INCLUDING BUT NOT UNITED TO STAKED STRA W BALES, ROCK ENTRANCES AND/0R SILT FENCES. CONTROL SHALL COMMENCE PITH GRADING AN0 CONTINUE THROUGHOUT THE PROJECT UNTIL ACCEPTANCE OF THE WORK BY THE OWNER. THE CONTRACTOR'S RE'SPONSIBIUTY INCLUDES ALL DESIGN AND IMPLEMENTATION AS REQUIRED TO PREVENT EROSION AND THE OEPOSTTMIG OF SILT. THE OWNER MAY, AT HIS/HER OPTION DIRECT THE CONTRACTOR IN HIS/HER METHODS AS DEEMED FIT TO PROTECT PROPERTY AND IMPROVEMENTS. 6. ANY DEPOSITING OF SILT IN SWALES SHALL BE REMOVED AFTER EACH R AIN AND INFECTED AREAS CLEANED TO THE SATISFACTION OF NE OWNER, ALL AT THE EXPENSE OF NE CONTRACTOR. THE SILT FENCES SHALL BE REMOVED AND THE SILT REMOVED FROM THE PONOING AREAS BY THE CONTRACTOR AFTER THE TURF IS ESTABLISHED . 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH AND MONITORING THE REQUIREMENT OF THE MPCA PERMIT . 8. AU . DISTURBED AREAS, EXCEPT ROADWAYS, BUILDING AREAS, PARKING AREAS. ISLANDS A140 SIOE WNX, SHALL BE RESTORED WITH A MNMUM 4 INCHES TOPSON, SEEDED AND MULCHED (TYPE 1) WITHIN 72 HOURS OF COMPLETION OF SITE GRADING . SEE DING SHALL BE IN ACCORDANCE WITH MNDOT SPECIFICATION 2575. SEE D MIX 150 0 40 LBS/ACRE (0R APPROVED EQUAL). DORMANT SEEDING AREAS SWILL BE SEEDED N40 MULCHED IN ACCORDANCE WITH MNDOT SPECIFICATIONS, STRA W MULCHING QUANTITY SHALL BE TWO TONS PER ACRE, FERTILIZER (10-10-20) SHALL BE APPUED AT A RATE OF 200 POUNDS PER ACRE (CNN BE OMITTED IN LANDSCAPED AREAS N' LANDSCAPED SEEDING IS DONE CONCURRENTLY). 9. CONSTRUCTION SHALL PROCEED N THE FOLLOWING SEQUENCE a. CONTRACTOR SHALL SCHEDULE A PRE —CONSTRUCTION MEETING WITH THE CITY. b .INSTNL EROSION CONTROL MEASURES AND ROCK CONSTRUCTION ENTRANCE . c. INSTALL TREE PROTECTION FE NCING. d. CONTACT CITY FOR APPROVAL OF EROSION CONTROL INSTNIATXON AND TREE PROTECTION FENCING. e. CONSTRUCT TEMPORARY SEDIMENTATION PONDS AND INSTALL TEMPORARY OUTFN I WITH STANDPIPE . f. CONSTRUCT TEMPORARY DRAINAGE DITCHES/SEINES/STORM SEWER TO DIVERT SURFACE RUNOFF TO TEMPORARY SEDIMENTATION PONDS. g. MMNT NN EROSION ME ASURE, I.E . SILT FENCE, ROCK CONSTRUCTION ENTRANCE . h. MANT NN ALL TEMPORARY SE DIMENTATION PONDS. COMPLETE SITE GRADING TOLER MICING . i. INSTALL SEED AND MULCH ON AREAS THAT ARE NOT TO BE HARD SURFACES. 10. SLOPE PROTECTION AND EROSION CONTROL SHALL BE DONE IN ACCORDANCE WITH SECTION 02370 SLOPE PROTECTION, EROSION CONTROL AND STOR M WATER POLLUTION PREVENTION PLAN OF THE PROJECT MANUAL. 11. ALL STORM SEWER INLETS AND FLIED ENO SECTIONS SHALL BE ADEQUATELY PROTECTED BEFORE AN0 AFTER PAVEMENT CONSTRUCTION UNTIL ALL DISTURBED AREAS ARE STABILIZED. CONTRACTOR S WILL PLACE MIRAF1 FABRIC AND GRAVEL OVER ALL CATCH BASIN GRATE INLETS UNTIL PAVING SURFACES ARE PAVED AN0 THE LANDSCAPING IS COMPLETED. 12 . STOCKPILE AREAS WHICH REMAIN ON THE SITE FOR MORE THAN SEVEN DAYS SHALL BE SEEDED. MULCHED, AND SURROUNDED BY SILT FENCE. 13 . TEMPORARY AND PERM ANENT SEDIMENTATION PONDS, AT LOCATION SELECTED BY OWNER, SHALL BE CONSTRUCTED WITH THE INITIAL GRADING. NE SEDIMENT MUST 8E RDAOVED FROM THESES PONDS, AS NECESSARY, PRIOR TO COMPLETION OF NE PROJECT . 14 . BIO LOGS SHA LL. BE INSTALLED AT PIPE INLETS AN0 OUTLETS UNTIL RIPRAP IS INSTALLED. 15 . INST AL SILT FENCE AROUND PON0 UPON COMPLETION OF GRADING . E ROSION IAAT REQUIREMENTS 1. TEMPORARY EROSION MATS SHALL BE BIODEGRADABLE DOULBE—NET STRAW (NORTH AM\ERICMI GREEN 5150 OR APPROVED EQUAL) AND EROSION MATS SHALL HAVE A MINIMUM FUNCTIONAL LONGEVITY OF 10 MONTH5. 2. PERMANENT EROSION CONTROL MAT SHALL BE ENKAMAT 7010/7016 OR APPROVED EQUAL AND SHALL BE COVERED WITH TEMPORARY EROSION CONTROL MAT AFTER TOPSOIL AND SEEDING . 3. EROSION MATS PLACED ON SLOPES 3:1 OR GREATER SHALL BE ROLLED DOWN SLOPE AND WITH 4" MINIMUM LAP AND STAPLED AT 1' O.C. 4. CONSTRUCT A 6"X12" ANCHOR TRENCH 3' BEYOND CREST AND TOE OF SLOPE. STAPLE EROSION MAT IN TRENCH AT 1' O .C. OWNER/DEVELOPER RACHEL PROPERTIES DON RACHEL 4125 NAPIER CT NE ST MICHEAL, MN 55376 PHONE (763) 424-1500 EMAIL pRACHELORACHELCONTRACTING.COM SWPPP DESIGNER CAMPION ENGINEERING SERVICES, INC. MARTY CAMPION 1800 PIONEER CREEK CENTER MAPLE PLAIN, MN 55359 PHONE (763) 479-5172 EMAIL MCAMPIONOCAMPIONENG .COM EROSION CONTROL INSTALLER NAME: CONTACT: ADDRESS: PHONE: CONTRACTOR NAME: CONTACT: ADDRESS: PHONE: 0 0 0 DENOTES ROCK CONSTRUCTION E NTRANCE DENOTES SILT FENCE DENOTES INLET PROTECTION SITE RESTORATION - 20 AC SILT FENCE - 12,700 LF INLET PROTECTION - 61 EA ROCK CONSTRUCTION ENTRANCE - 1 EA 4 V kI61 1111.14 * J GRAPHIC SCALE IN FEET 07/15/2014 N0. DATE DESCRIPTION REVISIONS • Civil En ginee rin g • Land Plann ing CAMPION two pla n. Cre ek Cen ter, ENGINEERING P.O. Box 249 MopePtain. MN 55359 L' SERVICES, INC. Phone: 763-479-5172 fJ�1 Fax: 763-479-4242 E —M al: mcomplonOcomplon eng. com Mortis P. Campto n —Uc. P 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES M EDINA, MN PRELIMINARY SWPPP OVERALL PROJECT NO: 13-040 SHEET NO. 19 OF 33 SHEETS DATE: 06/04/2014 1 0, 3+00 t- tir"l VV V 1.,3'4Q0`LJ\;J \p2.0 - r` 7+0 t.6 10+00 11+ 00 12+ 00 0. 6X1 .10,02 H -ST -6 G 10'23. 5 �~ W-1024. 8 1.0 x1 x1018.5 n16 0-1023.5 TF-1024.8 U.-1016. 0 LO 018.5 022 0-1024.5 1F-1024. 8 U.-1016.0 1.0 018. 5 0-1024.5 TF-1024.8 LL -1016.0 LO 102 0-1024.5 TF-1024. 8 LL -1016. 0 1.0 x1018.5 x1018.5 0-1025.0 TF-1025.3 LO 111-DT1,-2-Ol) • DDT).--111-tla 4 (10-O-'E1Q- -'(10 1 <1 BLOCK 3 x 1018.5 v a 01 / /-, � / / \ \ ( \ 1 I A -/ 1 I 7\ / i ,�o 1 1 / \,,,, / ,. ,° 1 1 �/ I / i / / / 1 / / / \ \ / / \ \\/_ / \ / \, / 0-1025.0 1025.3 1016. 5 LO x1018.5 8 -ST -6 10 2 0-1025.7 1V-1026.0 LL -1017. 2 LO F1 Q-1 8 .2 0 0 l \ \ \ I 1020 12,038 SF / �y5 \ \ \ t \ 1 / \\ \ �/ 1 ! / / 1- 6 10 ,20 020.0 ., lol. 7 7 7 0UT40L, D NOTE: EOFS SHALL BE A MINIMUM OF 5' WIDE SOIL BORING INDE% Q H ST -1 DENOTES HAUGO SOIL BORINGS &B -Sr -8 DENOTES BRAUN SOIL BORINGS GRAPHIC SCALE N FEET 07/15/2014 PER CITY RENEW DATE DESCRIPTION RENSI0N5 CAMPION ENGINEERING V SERVICES, INC. • Civil Engineering • Land Plann in g 1800 Pioneer Creek Center, P.O. Box 249 Maple Plain, MN 55359 Phon e: 763-479-5172 Fax: 783-479-4242 E -Mal: mc amplonOcomplanen g.com I hereby certify that this pla n, specification or report has been prepared by me or under my direct sup er dsi on and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. Martin P. Campi on -Uc. } 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY GRADING PLAN NORTH PROJECT NO: 13-040 SHEET NO. 18 OF 33 SHEETS DATE: 06/04/2014 07/15/2014 PER CITY RENEW RENSIONS CAMPION ENGINEERING /Z SERVICES, INC. OC 7 i 0-10 2.5 TF-1012.8 S0G SOG I28 1012. 0 L0 0-1011. 5 TF-1011.8 LL -1003. 0 G-1011.0 TF-10I I.3 LL -1002.5 0-1010.6 TF-1010.9 LL -1002.1 0-1010.1 TF-1010. 4 LL -1001.8 LO G-1009. 8 I1r-1010. 1 LL -1001.3 !1! • Civil Engineering a Land Planning 1800 Pio neer Creek Center, P.O. 13ox 249 Maple Plain, MN 55359 Phone. 763-479-5172 Fax: 763-479-4242 E-Mol: mcampion Oca mploneng.co m 0-1013 .0 W-1013.3 SOG 0-1018.5 LL -1010.0 I hereby certify that this pion , spec ificotlon or report has been prepare d by me or under my direct supervision and that I am a duly licensed Pro fessional Engin ee r u nder the laws of the State of Minn esota . Martin P. Campion -Lie. / 19901 Date: 26 +00 0-1024.0 TF-1024.3 LL -1015.5 Lo 0-1022.0 1F-1023.0 H -ST -7 ALL -1014 .2 111.0 -0+00 ".,,.69_ -1 +00_ _. __ ._ 2 +00 me NOTE: EorS SHALL BE A MINIMUM OF 5' WIDE S 0L BORING INDEX Q H sr -7 &8 -ST -8 J G-1023 .5 TF-1024.8 LLa1016 .0 LO 51018 .5 DENOTES HAUGO SOIL BORINGS DENOTES BRAUN 501L BORINGS 0-1023.5 TF-1024 .8 LL -1016:0 LO x10f8.5 0-1024 1F-102. 1 1-1011 LO D17`- 3 0 50 100 GRAPHIC SCALE IN FEET VILLAS AT MEDINA COUNTRY CLUB PRELIMINARY GRADING PLAN RACHEL PROPERTIES NORTH WEST PROJECT NO: 13-040 M EDINA, MN (SHEET NO. 17 OF 33 SHEETS DATE: 06/04/2014 c /NF SS CFN/l-R X004 07/15/2014 0 X 60 OD DZ m II co MI DINA MI ,q D 0 WS 30" CMP NW. INV.=987. 18 SE.INV=988. 46 998 y� NW. INVICtfi4 c I —/-(71 ion 3+00 cc, .995 1 O '00," litGliWA 1 I 0 _ X X )0 .•a-mmia 9P'a-amma-mm9C " _-X I OXBI RR Y O R. k 1, 4 -11^ 1 111 11 Cy 111 \ WA/I1 O 0 NOTE Mrs SNALL 8E A MINIMUM OF 5' WIDE SOIL BORING INDEX Q H —ST -1 DENOTES WVJGO SOIL BORINGS &s -sr -8 DENOTES BRAUN SOIL BORINGS 01 0 50 100 GRAPHIC SCALE M FEET PER CITY RENEW DATE DESCRIPTION REMS1ONS CAMPION ENGINEERING SERVICES, INC. • Civil Engineering • Land Planning 1800 Pioneer Creek Center, P.O. Box 249 Maple Plain, MN 55359 Phone: 783-479-5172 Fax: 763-479-4242 E —Mal: mc amplonO co mplo neng.co m I hereby certify that this plan, specificatio n or report has been prepared by ma or under my direct s upervision a nd that I am a duly li censed Profession al Engin eer under the laws of the State of Minnesota. Martin P. C ampio n —Lk . # 19901 Dote: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY GRADING PLAN WEST PROJECT NO: 13-040 SHEET NO . 16 OF 33 SHEETS DATE: 06/04/2014 CALL 48 HOURS BEFORE DIGGIN G TWIN comet STATE 0002 MN . TOLL FREE 1-800-252-1166 19 GENERAL NOTES 1. CONSTRUCTION SHALL COMPLY WI1H AU. APPUCABLE GOVERNING CODES . 2. THE CONTRACTOR STALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHAS ES OF THIS PROJECT . THE CONTRACTOR DULL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT . 3. NE CONTRACTOR MUST CONTACT ALL APPROPRIATE UTILITY COMPANIES AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF EXISTING UNITES . IT SHALL BE THE RESP09BIUTY OF THE CONTRACTOR TO RELOCATE AU. UTIUTES WHCH CONFUCT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS . THE LOCATIONS OF STIALL UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING GOPHER STATE ONE CALL (1-800-252-1166). 4. SAFETY NOTICE 10 CONIRACT01S IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL 8E SOLELY A ND COMPLETELY RESPONSIBLE FOR CON01110145 014 THE JOB STE, INCLUDING SAFETY OF AU. PERSONS AND PROPERTY DURING PE RFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF T HE E NGINEER CR THE DEVELOPE R TO CONOUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE RENEW OF T HE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 5. 1HE CONTRACTOR SHALL BE RESPONSIBLE FOR PRONGING MID MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIG NS, DIRECTIONAL SIGN S FLAGMEN AND LIGHTS TO CONTROL THE MOVE MENT CF TRAFFIC WHE RE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFOR M TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 6. 1146 CONTRACTOR STALL RESTRICT AU. GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED on THE PLANS. 7. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S 501 .5 ENGINEER . 1HE CONTRACTOR SHALL BE RESPONSBLE FOR COORDINATING ALL REQUIRED SOIL TESTES AND INSPECTIONS WITH THE 501L5 ENGINEER. 8. THE 91E HAS NOT NECESSARILY BEE N DESIGNED TO BALANCE 114E ON - 911 MAT ERIALS. AFTER THE 9TE GRADING I5 COMPLETE, F EXCESS SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL DISPOSE OF AU. EXCESS S01L MATERIAL OFF - 91E IN A MANNER ACCEPTABLE TO T HE OWNER AND THE REGULATING AGENCIES. 9. IT IS THE CONTRACTOR'S RESPON 981UTY THAT ALL SURFACE VEGETATION AND ANY TOPSOIL CR OTHER LOOSE. SOFT OR OTHERWISE UN SUITABLE MATERIAL BE REMOVE D FROM THE BUILDING PADS PRIOR TO PLACEMENT OF ANY EMBARKMENT AS DIRECTED BY THE SOILS ENGINEER. 10. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE SOILS ENGINEER. EMBANKMENT MATERIAL PLACED IN THE BUILDING PADS SHALL 8E COMPACTED IN ACCORDANCE WIN THE SPECIFIED DENSITY METHOD A5 OUTLINED IN MN/DOT 2105 .3F1. 11 . TOLERANCES a.AREAS WH101 ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0 .30 FOOT ABOVE OR BELO W 1116 REQUIRED ELEVA TOR, UNLESS DIRECTED BY 114E ENGINEER. b.TOPSOIL SHALL 8E GRADED TO PLUS OR MINUS }i INCH OF THE SPECIFIED THICKNE SS 12 . ALL OISIURBED UNSIRFACFD AREAS ARE TO IMMEDIATELY RECEIVE FOUR NICHES OF TOPSOIL, SEED AND MULCH AND BE WATERED UNTIL A HEALTHY STANO OF GRASS IS OBTAINED. 13. PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE OR GUTTER LIE IF CURB. 14. CONTRACTOR SHALL ADJUST AND/OR OJT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT A ND CONTINUOUS GRADE ALONG MATCHING PAVEMENT AREAS AND/OR CURBS 15 . THE CONTRACTOR SHALL ASSURE P091VE DRAINAGE AWAY FROII THE BUILDINGS FCR ALL NATURAL AND PAVED AREAS. 16 . THE CONTRACTO R SHALL PROVIDE DEWAIENING AS REQUIRED TO COMPETE THE SITE GRADING CONSTRUCTION OR AS DIRECTED BY THE SOILS ENGINEER. CAUTION NOTES 7146 CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTIU1IES AS SHOWN CR THESE PLANS IS BASE D ON RECORDS OF 114E VARIOUS UTILITY COMPANIES AND, W HERE POSSIBLE. MEASURE MENTS TAKEN IN 114E FIELD . THE INF0RMA10N IS 1401 TO 8E RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CONTACT ALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FEUD LOC ATION OF UTILITIES . IT SHALL BE TIE RESPONSBIUTY OF 114E CONTRACTOR TO RELOCATE ALL EXISTING UTUTES WHICH CONFUCT 11114 THE PROPOSED IMPROVEMENTS 9401141 ON THE PLANS. THE LOCATIONS OF SMALL UTUTIES SHALL BE OBTAINED BY THE CONTRACTOR BY CAL LING GOPHER STATE ONE CALL AT 800-252-1166 OR 651-454-0002. NOTE EOF'S SULL BE A MINIMUM OF 5' WIDE SXL BORINQ 1)4065 Q H —P2 &B —ST -8 X941.8 DENOTES HAUGO 5011 BORING S DENOTES BRAUN SOIL BORINGS DENOTES GARAGE ELEV DENOTES TOP OF FOUNDATION ELEV TES LOWER LEVEL ELEV HOUSE TYPE (WALKOUT) DENOTES GROUND ELEV 0 0 1S0 Sq0 GR� GRAFFITO SCALE II FEET 07/15/2014 PER QTY RENEW CAM PION ENGINEERING m SERVICES, INC. • Civil Engineering • Land Planning 1800 Pioneer Creek Canter, P.O. Box 249 Maple Pla in, MN 55359 Phone: 763-479-5172 Fax : 763-479-4242 E —Ma l: mcamplonOcamploneng.com 1 hereby certify that this pion. spe cification or repo rt has been pre pa re d by me or un der my direct supervision and that 1 am a duly license d Pro fes sion al Engineer unde r the laws of the State of Minne sota. VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY GRADING PLAN OVERALL PROJECT NO: 13-040 NO. DATE DESCRIPION REVISIONS Martin P. Campio n —Lie. / 19901 Da te: SHEET NO . 15 OF 33 SHEETS DATE: 06/04/2014 T1016.5 1 CBMH 1 r--- --- — 1 r- II I �I I I I I l STRUCT1(115) 1- 0. 6°6 —. 1071. 01 DRAINAGE & EASEMENT -1 I 5 I 1 ' +5 L J L-- -- _J 1.)-1)2 1. 30 — fl CO 21 INV: 914.00 1 L J L J n--...__._Ma-OZ` b 1 - r -- REPLACE 'CULVERT t025-- 1 INV:913.50 1 x1015.5 J o -.s--4 1 CO 22 INV:913. 80 t0 23 — — INV: 913. 30 0--3—El 00-24- — — o r 913.40 3 l.• FL FOUNDATION DROWN I I I I { t7v v V V v —I V —4 V FOUNDATION DRAINAGE DETAIL NOTE: LOT 28. BLOCK 1 MID LOTS 1-3 BLOCK 2 ARE SLAB ON GRADE AND WILL NOT BE CONNECTED TO THE FOUNDATION DRAINAGE 5rsItM 4' FOUNDATION DRNNT1LE GRAVITY DRAIN WYE FOUNDATION DRAINAGE PIPE (6'-8' 11?) 4't DEEP 1 1018.5 J 9---E1 CO 26 INV:914. 00 '10192 II8 C1) 27 / INV:914.50 —J MOUNTABLE CONCRETE CURB & GUTTER, TYP C8-7 CBMH 2 CBMH 22 \ \ NOTE: FOUNDATION DRAIN FOR LOT 1, BLOCK 4 TO BE CONNECTED TO CBMH 20 DRAINAGE & UTILITY EASEMENT NOTES: 1. AU . STORM SEWER SHALL BE RCP CUSS 3 UNLESS OTHERWISE NOTED . 2.INSTAU. ONE STRIP (2') OF SOO BEHIND CURB IMMEDIATELY AFTER BACKFIWNG . 3.INST MI 6' STEEL FENCE POST, BURIED 3' IN GROUND, AT N1 STORM SEWER STUBS. 4 .CENTERUNE OF Suitt( ADJACENT TO CR 116 IS OFFSET 1' WEST OF CENTERLINE OF THE RIGHT OF WAY. 5. SHAWNEE WOODS ROAD SHALL BE RECONSTRUCTED FROM LOT 7, BLOCK 2 TO THE EAST PLAT UNE AS SHOWN. 6. ALL EXISTING DRIVEWAYS ALONG SHAWNEE W000S ROAD SHALL BE REPAIRED IN KIND TO AN EQUAL OR BETTER CONDITION AND CONNECTED TO THE RECONSTRUCTED bi NttT. 7.TURN LANE AND BY—PASS LANES SHALL BE CONSTRUCTED ON CSAH 116 AT THE MEANDER ROAD INTERSECTION. VI 0 0 2 k IJTUTY EASEMENT 2 S 2 1 / I I 1 I CBMH 2 / J � �� � \ 12,038 SF R.25, F \ \ 1x9\q? I S 6' CONCRETE ILK, 1' OFF UNE S 4 \020-0 — I / HWL=10145 1 / \ NWL=1013.0 1 / \ POND / LEGEND i ou1LAT D PROPOSED Sllitti LIGHT —1— PROPOSED SIHttt SIGN PROPOSED STOP SIGN L PROPOSED NO PARKING SIGN »— PROPOSED STORM SEWER —DT)— PROPOSED DWINDLE \ / / 1 \ \ 0 50 too GRAPHIC SC ALE IN FEET 07/15/2014 PER OTT REVIEW NO. DATE DESCRIPTION REVISIONS • Civil Engin ee ring a Land Plannin g CAMP10N 1800 Pione er Creek Center, ENGINEERING Maple Plain, MN 55359 SERVICES, INC. Foe 763-479-5172 63-479-4242 03, E —Ma l: mco mplonOcomploneng. com I hereby certify that this plan, speclfIc atlon or report has b ee n prepared by me or under my dire ct supervisi on and that I am a d uly li cens ed Professio nal E ngi ne er under the lows of the State of Minn esota. Marti n P. Campion — Uc. # 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY STREET & STORM SEWER PLAN - NORTH PROJECT NO: 13-040 SHEET NO . 14 OF 33 SHEETS DATE: 06/04/2014 8' WIDE BITUMINOUS TRAIL I s H-7 ¢BMH 1 CBMH v 14 MOUNT* CONCRETE CURB h GUTTER, TYP B' CONCRETE SOE WAU( AT OF CURB 23+0s +00 CO 16 \ CO 15 INV:907 .70 INV:907.40 NV l'AIV UINti SI N,TYP 1 I 28 m Cl J I o 1 rI Ili 27 1 V I) I 26 CA / I I I/ 8 I 25 I jV YD 1 I I ti I II 241 I o i •" 0 23 I -J ,V YD 12 _ ----- 1 " I II o 1 YD 15 ^YD 14 CO 14 IN V: 998. 60 CBMH 33 CO 13 INV: 997. 90 NH 32 CO 12 INV: 997.30 r II II II 11 CO 17 INV:908.10 H 115 CO 18 INV: 908.50 _ CO 19 INV:909.50 WOODS OF MEDINA EX . SIDEW LI( STREET SKIN, TYP PED RAMP, TYP UGHT, TYP CBMH 16 CBMH 17 26+00 HP STOP SIGN, TYP _—J _CO 20 INV:912.00 -5 H 18 8' CONCRETE SU (WALK 1' OFF PROPERTY UNE -3-> —4V V - I V � V FOUNDATION DRAINAGE DETAIL NOTE LOT 28, BLOCK 1 AND LOTS 1-3 BLOCK 2 ARE SLAB ON GRADE AND WIL NOT BE CONNECTED TO THE FOUNDATION DRAINAGE SYSTEM 4' FOUNDATION DRNNTILE GRAVITY DRAIN WYE FOUNDATION DRAINAGE PIPE ( r-8 ' TYP) 4't DEEP CB -6 x1018 .5 I CO 21 - \ I INV:914.00 v j1 I \ j1 I \.) L J r 1 8.5 L CO 22 INV:913.3 NV: 913 .80 I I I I IVI I IVI L_ J L___ 1 V V STRUCTUR —x 1077 01 DT) ---DT, -1 ��Q�_ 00 23 LEGEND PROPOSED STREET LMHT + PROPOSED SItaal SIGN PROPOSED STOP SIGN 1 PROPOSED NO PARKING SIGN » — PROPOSED STORM SEWER — OT-- PROPOSED DRNNTILE NOTES: 1. ALL STORM SEWER SHALL BE RCP CLASS 3 UNLESS OTHERWISE NOTED . 2.INSTALL ONE STRIP (2') OF S00 BEHIND CURB IMMEDIATELY AFTER BACKFIIING. 3. INSTALL 6' STEEL FENCE POST, BURIED 3' IR GROUND, AT ALL STORM SEWER STUBS . 4.CENTERUNE OF STREET ADJACENT TO CR 116 IS OFFSET 1' WEST OF CENTERUNE OF THE RIGHT OF WAY . 5. SHAWNEE W000S ROAD SHALL BE RECONSTRUCTED FROM LOT 7. 8L0 0( 2 TO THE EAST PLAT L NE AS SHOWN . 6. ALL EXISTING DRIVEWAYS ALONG SHAWNEE WOODS ROAD SHALL BE REPAIRED N KIND TO AN EQUAL OR BETTER CONDITION AND CONNECTED TO THE RECONSTRUCTED STREET . 7. TURN LANE AND BY-PASS LANES SHALL BE CONSTRUCTED ON CSAH 116 AT THE MEANDER ROAD INTERSECTION. Q 0 50 100 GRAPHIC SCALE N FEET 1 07/15/2014 PER OTY REVIEW N0. DAZE DESORPTION REVISIONS LaCAMPION ENGINEERING (1 SERVICES, INC. • Civil Engineering a Land Planning 1800 Plow er Cre ek Center, P.O. Box 249 Ma ple Plain, MN 55359 Phon e: 763-479-5172 Fax: 763-479-4242 E —Mal: mcomplonOcompion eng. com I he reby ce rtify that this plan, specifica tio n or report hos be en prepared by me or under my direct eupeoAsion and that I am a duly licen sed Profees io nol Engin ee r under the los s of the State of Minne sota. Ma rtin P. Ca mpion —Ll. / 19901 Oa ts: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELI MINARY STREET & STORM SEWER PLAN - NORTHWEST PROJECT NO: 13-040 SHEET NO. 13 OF 33 SHEETS DATE: 06/04/2014 STOP SIGN, 1 PED RAMP - SIGN, TYP _ Q4S 1 P% STMH-14 0 ea z Sm FES- CBMH 34_ INV: 989. 50 STMH-13 001 INV:990.20 STMH-12 CBMH-2 77 CONSTRUCT CB IN DITCH BOTTOM 1 _ REMOVE DRIVEWAY MID GRADE TO ORAIN CO 2 INV: 990.50 STAN -17 STMH-18 3 INV: 991. 20 INV:991.90 H 27 MH 28 CO 5 INV:992.60 YD 2_ MH 29 INV:993. 20 REAR YARD 0RNNAGE — TO BE INSTALLED WIN 3' MINIMUM COVER YD 4 - V vv -�v - v FOUNDATION DRAINAGE DETAIL NOTE: LOT 28, BLOCK 1 AND LOTS 1-3 BLOCK 2 ARE SLAB ON GRADE AND WILL NOT BE CONNECTED TO THE FOUNDATION DRAINAGE bra] tM CO 7 YD INV: 993. 90 CBMH 4' FOUNDATION DRAINTILE GRAVITY DRAIN WYE YD CO 8 INV: 994. 60 FOUNDATION DRAINAGE PIPE (6.-e ' TYP) 4't DEEP NOTES: YD 7 INV: 995. CBMH 3 YD CO 10 INV: 995.90 YD 1. All STORM SEWER SHALL BE RCP CLASS 3 UNLESS OTHERWISE NOTED. 2 .INSTALL ONE STRIP (2') OF SOD BEHIND CURB IMMEDIATELY AFTER BACKFIWNG. 3 .INSTALL 6' STEEL FENCE POST, BURIED 3' IN GROUND. AT ALL STORM SEWER STUBS. 4.CENTERUNE OF Shat] ADJACENT TO CR 116 IS OFFSET 1' WEST CF CENIFRIJNE OF THE RIGHT OF WAY. 5.SHAWNFE WOODS ROAD SHALL BE RECONSTRUCTED FROM LOT 7, BLOCK 2 TO THE EAST PLAT UNE AS SHOWN. 6. ALL EXISTING DRIVEWAYS ALONG SHAWNEE WOODS ROAD SH ALL BE REPAIRED IN KIND TO AN EQUAL OR BETTER CONDITION AND CONNECTED TO THE RECONSTRUCTED STREET. 7.11.11114 LANE AND BY-PASS LANES SHALL BE CONSTRUCTED ON CSAH 116 AT THE MEANDER ROAD INTERSECTION. MOUNTABLE CONCRETE CURB & GUTTER , IYP YD 1 CO 11 INV: 996 .20 00 12 YD91130 LEGEND PROPOSED SIKttt UGHT � - PROPOSED bi htti SIGN PROPOSED STOP SIGN _L PROPOSED NO PARKING SIGN >— PROPOSED STORM SEWER —0T)— PROPOSED DRAINTILE CO 13 INV:997 .90 CBMH 32- CO 14 INV:998.60 G ROW SCALE W FEET 07/15/2014 PER CITY REVIEW NO. DATE DESCRIPTION REMS1ONS CAMPION ENGINEERING SERVICES, INC. • Civil Engineering • Land Planning 1800 Pion eer Creek Center, P. O. Box 249 Ma ple Plain, MN 55359 Phon e: 763-479-5172 Fox 763-479-4242 E -Ma l: mcomplonO co mplone ng.c om I hereby certify th at this pl an, sp ecification ar report has been prep ar ed by me or under my direct supervision and that I am a duly licensed Professional Engi neer under the lows of the State of Min nesota. M ortin P. Campion -Lk. # 19901 Dot e: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELI MINARY STREET & STORM SEWER PLAN - WEST PROJECT NO: 13-040 SHEET NO . 12 OF 33 SHEETS DATE: 06/04/2014 U) 7/4 SEE INSET PER aTY REVIEW I hereby certify that this pion, specific atio n or report has been prepared by me or under my direct supe rvis ion and that I am a duly license d Professiona l Engin eer under the laws of the State of Minnesota. OUTIOT E f t OF SEC. 7 11 MEADOWS 0 re) 15:1 TAPER 0 0 12' 12' EXISRNG STRIPPING, TYP—�� PROPOSED STRIPPING, TYP o 1 EXISTING BIT . EDGE r J 0 14 13 IF— —12- it 10 u IJ 1�— a �r- iJ 3g0 GRAP HIC SCALE It FEET TURN LANE DETAIL O NOTES: 1. ALL STORM SEWER SHALL BE RCP CLASS 3 UNLESS OTHERWISE NOTED . 2 .INSTALL ONE STRIP (2') OF SOD BEHIND CURB IMMEDIATELY AFIER BACKFIWNG. 3.INSTALL 6' STEEL FENCE POST, BURIED 3' IN GROUND, AT Al l STORM SEWER STUBS . 4.CENTERLINE OF bil4tl ADJACENT TO CR 118 IS OFFSET 1' WEST OF CENTERLINE OF THE RIGHT OF WAY . 5.SHAWNEE WOODS ROAD SHALL BE RECONSTRUCTED FROM LOT 7, BLOC( 2 TO THE EAST PLAT UNE AS SHOWN. 8. ALL EXISTING DRIVEWAYS ALONG SHAWNEE WOODS ROAD SHALL BE REPAIRED IN KIND TO AN EQUAL OR BETTER CONOrTlON AND CONNECTED TO THE RECONSTRUCTED STREET. 7. TURN LANE AND BY—PASS LANES SHALL BE CONSTRUCTED ON CSAH 118 AT THE MEANDER ROAD INTERSECTION. LEGEND PROPOSED SINttI LJGFR + PROPOSED STREET SIGN ▪ PROPOSED STOP SIGN PROPOSED NO PARKING SIGN »- — PROPOSE D STORM SEWER —DT I-- PROPOSED DRNNTRE 100 200 GRAPHIC SCALE IN FEET 1 07/15/2014 CAMPION ENGINEERING m SERVICES, INC. • Civil Engineering • Land Planning 1800 Pione er Creek Cents, P.O. Box 249 Maple Pleb, MN 55359 Phone •. 763-479-5172 Fax: 763-479-4242 E—MaI: meamplo nOcampion eng.com VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY STREET & STORM OVERALL PROJECT NO: 13-040 NO. DATE DESCRIPTION RETASTONS Martin P. Campion —Lk. / 19901 Date: SHEET NO . 11 OF 33 SHEETS DATE: 06/04/2014 LL=1016.0 INV-1012. 0 LL -1016.0 INV-1012. 0 IM:1020. 10 INV: 1003.85 LL=1016.0 INV=1012.0 •---OT>-0 TT T) --D HYD W/ 6' GV LL=1016. 0 INV=1012. LL=1016. 0 INV-1012.0 MH-19 RIM: 1022.2 INV: 1005. 45 LL=1016.5 INV=1012.5 Q -u0 LL=1016.5 INV=1012. 5 NOTES: 1. ALL WATERMNN SHALL BE 8" PVC C-900 OR18. 2. ALL WATERMAN SHALL HAVE 7. 5 FEET MINIMUM COVER. 3. N1 PVC SANITARY SEWER SHALL BE SOR 26 OR SOR 35 SEE PLANS FOR LOCATIONS. 4. SANITARY SEWER SERVICES SHM L BE 4" PVC SCHEDULE 40. 5. WATER SERVICES SHALL BE 1" PVC HOPE. 6. PROVIDE TEMPORARY TRAFFIC CONTROL IN COMPLIANCE WITH MNDOT "TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS -FIELD MANUAL" LATEST REVISION, FOR ALL CONSTRUCTION WITHIN CSAH 116 AND SHAWNEE W000S ROAD RIGHT OF WAY 7. EXISTING UTIUTY LOCATIONS AND ELEVATIONS SHALL BE VER IFIED IN FIELD PRIOR TO CONSTRUCTION. GOVERNING SPECIFICATIONS: 1. MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" LATEST EDITION AND SUPPLEMENTS. 2. CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD HYD W/ 8' GV LL=1017.2 UN=1013. 2 SA NITARY SEWER A ND WATERMNN SERVICE COORDINATE LOCATION WRH GOLF COURSE LL= LOW LEVEL ELEV, TYP INN= SERVICE INVERT ELEV, TYP RIM:1020. INV: 1007.03 LEGEND m PROPOSED SNIITARY MANHOLE • PROPOSED STORM SEWER MANHOLE PROPOSED STORM bte t( CATCH BASIN PROPOSED WATER GATE VALVE PROPOSED HYDRNVT >- PROPOSED SANITARY SEWER - PROPOSED WATERMNN »- PROPOSED STORM SEWER HYD W/ 6' GV MH-21 RIM:1020. .. INV:1007.26 RIM:1022.4 INV 1007.94 INV=1012. LL=1016.5 INV-1012 .5 POND GV REMOVE TEMP. HYD ANO CONNECT TO EXISTING 8"PVC WM MH-25 RIM:1019.2 INV:1009 .00 LL=1016.5 HWL=1014.5 NWL=1013.0 POND LL=1016.5 INV=1012 HYD W/ 6' GV LL=1016 .5 24 INV-1012.5 1022 .68 8.62 I I 0 50 100 GRAPHIC SCALE IN FEET 1 07/15/2014 PER CITY REVIEW NO. DATE DESCRIPTION TENSIONS CAMPION ENGINEERING SERVICES, INC. • Civil Engineering a Land Planning 1800 Pio neer Cree k Center, P.O. Box 249 Ma ple Pla in , MN 55359 Phone: 763-479-5172 Fax: 763-479-4242 E-MoI: mcamplonOcampioneng. cam I hereby certify that thls pion, specification or report has been prepared by me or under my dire ct supervision a nd that 1 am a duly licensed Pr ofessional Engineer under the la ws of the Stote of Minnesota . Martin P. Campion -Uc . 1 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PR OPERTIES MEDINA, MN PRELIMINARY UTILITY PLAN NORTH PROJECT NO: 13-040 SHEET NO. 10 OF 33 SHEETS DATE: 06/04/2014 <-- � L� H-11 A RIIA: I0/0.00- IIYV 998 .86 14H - RIM: 1010. INV: 997. 45 MH-I0 RIM: 1008. INV:996. '7 MH-9 RIII: 008. I1 V 996.15 L LL -1012.8 HYD W/ 6' GV LL -1012.0 INV-1000.0 LL -1003. 0 INV-999.0 I LL -1002.5 INV-998. 5 LL -1001.8 INV-997.8 ON:997.6 LL -1001.3 INV-997. 3 MH-12 M:1010.57 INV:999.51 28 27 0. MIN LL -1012.8 23+ .Oa l I LL -1013.0 LL -1010 .0 CONNECT TO EXISTING 8 -PVC WM (PER OF MEOINA PREUMINARY PLANS) MH-13 IM: 1016,07 INV:1000.73 LL -1013.7 LL -1015.5 INV-1011 .5 MH-14 ,'N M:1020 .11 \ ty\ INV:1001.39 MH-1S_ RIM: 1018.0 z 11-1014 .2 INV-1010.2 0 50 100 MH-16 -RIM:1018.00 INV:1002.20 PROVIDE SEWER & WATER SERVICE TO SOUTH GOLF COURSE. COORDINATE LOCATION WITH GOLF COURSE LL- LOW LEVEL ELEV, TYP INV- SERVICE INVERT ELEV, TYP MH-17 IM:1017.98 INV:1002,91 I web 8 W-1012 .0 NOTES: 1. ALL WATERMAN SHALL BE 8" PVC C-900 DR18 . 2. ALL WATERMAIN SHALL HAVE 7.5 FEET MINIMUM COVER. 3. ALL PVC SANITARY SEWER SHALL BE SDR 26 OR SDR 35 SEE PUNS FOR LOCATIONS. 4. SANITARY SEWER SERVICES SHALL BE 4" PVC SCHEDULE 40 . 5. WATER SERVICES SHALL BE 1" PVC HOPE. 6. PROVIDE TEMPORARY TRAFFIC CONTROL IN COMPLIANCE WITH MNDOT "TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS -FIELD MANUAL. " LATEST REVISION, FOR ALL CONSTRUCTION WITHIN CSAH 116 ANO SHAWNEE W0005 ROAD RIGHT OF WAY 7. EXISTING U 1 TY LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION . GOVERNING SPECIFICATIONS: MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" LATEST EDITION AND SUPPLEMENTS . 2. CfTY ENGINEERS ASSOCIATION OF MINNESOTA (CEA) STANDARD HYD W/ 6' GV LL- 1016.0 INV-1012 .0 LL -1016.0 • - »- IM: 1020.10 INV:1003.85 LL -1016.0 INV-1012.0 LEGEND HYD W/ PROPOSED SANITARY MANHOLE PROPOSED STORM SEWER MANHOLE PROPOSED STORM SEWER CATCH BASIN PROPOSED WATER GATE VALVE PROPOSED HYDRANT PROPOSED SANITARY SEWER PROPOSED WATERMAN PROPOSED STORM SEWER LL- 1016.0 INV-1012 .0 GRAPHIC SCALE IN FEET 07/15/2014 PER CITY RENEW NO. DATE DESCRIPTION REVISIONS CAMPION ENGINEERING SERVICES, INC. • Civil Engineering a Land Planning 1800 Pioneer Creek Center, P. O. Bo x 249 Maple Plain, MN 55359 Phone : 763-479-5172 Fax 763-479-4242 E -Na b: mcamplonO ca mplan eng.com i he reby c ertify tha t this plan , spe cification or report has been prepared by me or under my direct super vision an d that 1 am a duly lice nsed Profession al En gin eer under the laws of the State of Minnesota. Martin P. Campion -tic. # 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES M EDINA, MN PRELIMINARY UTILITY PLAN NORTHWEST PROJECT NO: 13-040 SHEET NO. 9 OF 33 SHEETS DATE: 06/04/2014 CONNECT TO EXISTING 12' WM HYD W/ 07/15/2014 H-2 RIM:1 1. INV:9 . 50 A L LL -995.0 INV-391.0 CONNECT TO EXISTING EX. MH-1 RIM: 1001.34 E INV-980.00 SANITARYSEWER -AND WATERMAN TO BE DIRECTIONAL BORED ACROSS COUNTY ROAD 116 0, 8 � 1.12x LL +995.0 9N-991. 0 MH- 3 IM: 1001. 99 INV:987.20 LL kl5.0-1 INV. 991.0 6 CV IL -995.5 INV-991.5 MH-4 11:1001. 98 .00 LL -995.0 INV-991.0 < 251'of8'P 0 0. "% LL -975.5 INV-991.5 6 5+00 LL -995.8 INV'991. 8 95. 8 1.8 8 MH-5 111:1003.97 INV: 990.2 6 LL- 96. 7 INV ; 92. 7 0 MH INV: 991. 00 <<-<<84 -00- < « 9+0<° MH- 7 11:1005.99 <10 \ 6 CV N. ,____ LL INV-995.3 IL - INV 95. ._ -19 INVs994. 8 \- 8.8 LL -999.1 INV=995.1 \- -0-. 8. 5 INV 994.5 \ \, ELLV, TYP ELEV. TYP 2 3.2 - LL -997.9 INV-993. 9 LL- LOW 9N- SERVIC LEVEL IWERT 13 ____L15 B LO `f < 16 •1112 14 <10 . - - 10 q NOTES: 1. ALL WATERMAN SHALL BE 8" PVC C-900 0R18 . 2. ALL WATERMAIN SHALL HAVE 7.5 FEET MINIMUM COVER . 3. ALL PVC SANITARY SEWER SHALL BE SOR 26 OR SDR 35 SEE PL ANS FOR LOCATIONS. 4. SANITARY SE WER SERVICES SHAM BE 4" PVC SCHEDULE 40. 5. WATER SERVICES SHALL BE 1' PVC HDPE . 6. PROVIDE TEMPORARY TRAFFIC CONTROL IN COMPUANCE WITH MNDOT 'TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS -FIELD MANUAL' LATEST REVISION. FOR AU. CONSTRUCTION WITHIN CSAH 116 AND SHAWNEE WOODS ROAD RIGHT OF WAY 7. EXISTING LRI UTY LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION . GOVERNING SPECIFICATIONS: 1. MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" L ATEST EDITION AND SUPPLEMENTS. 2. CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD 17 000.0 996. 0 18 « MH-9 RIM: 1008. MH-8 INV:996. 15 IM: 1008.00" 01 8' - .8x INV: 995.61P 1z 00 19 21 • 1 12 00 LL- 000. 5 LL= 000.7 INV 996. 5 9Ns996.7 LEGEND 3 0 LL -1001.0 *N. 7.0 PROPOSED SANITARY MANHOLE PROPOSED STORM SEWER MANHOLE PROPOSED STORM SEWER CATCH BASIN PROPOSED WATER GATE VALVE PROPOSED HYDRANT > PROPOSED SANITARY SEWER - I - PROPOSED WATERMAN » - PROPOSED STORM SEWER 4 +00 LL -10D1.3 V'IV-917 .3 <- • LL -1001.6 INV-997 .6 w 1 LL=1 D01.8 INV-97.8 INV: 996.77 « « 1Gr, 6GV LL- 002 .1 \,-1NV.998 .1 0' a go---<lo- 0 SO 1Q0 GRAPHIC SCALE N FEET PER OTY RENEW DALE DESORPTION REVISIONS CAMPION ENGINEERING M SERVICES, INC. • Civil Engineering a Land Planning 1800 Pion eer Creek Center, P. O. Box 249 Maple Plain, MN 55359 Phone: 763-479-5172 Fax: 763-479-4242 E -Mot: mco mpianOc ompianen g.com I hereby certify th at this pion. specific ation or report has been prepared by me or under my direct s up ervisi on and th at I am a d uly lic ensed Professional E ngin eer under the laws of the State of Mi nnes ota . Marti n P. Campion -Li e. / 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY UTILITY PLAN WEST PROJECT NO: 13-040 SHEET NO. 8 OF 33 SHEETS DATE: 06/04/2014 I hereby certify that this plan , spe cification or report has be en pre pa red by me or under my direct supervision and that I am a duly licensed Professional Engin eer u nde r the laws of the Sta te of Minneso ta. NOTES: 1. ALL WATERMAIN SHALL BE 8" PVC C-900 0R18 . 2. ALL WATERMAN SHALL HAVE 7 .5 FEET MINIMUM COVER . 3. ALL PVC SANITARY SEWER SHALL BE SDR 26 OR SDR 35 SEE PLANS FOR LOCATIONS . 4. SANITARY SEWER SERVICES SHALL BE 4" PVC SCHEDULE 40. 5. WATER SERVICES SHALL BE 1" PVC HOPE . 6. PROVIDE TEMPORARY TRAFFIC CONTROL k4 COMPLIANCE WITH MNDOT 'TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS —FTELO MANUAL " LATEST REVISION, FOR ALL CONSTRUCTION WITHIN CSAH 116 AND SHAWNEE W000S ROAD RIGHT OF WAY 7. EXISTING UTILITY LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN F1ELD PRIOR TO CONSTRUCTION . GOVERNING SPECIFICATIONS: 1. MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" LATEST EDITION A ND SUPPLEMENTS. 2. CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD • • LEGEND PROPOSED SANITARY MANHOLE PROPOSED STORM SEWER MANHOLE PROPOSED STORM SEWER CATCH BASIN PROPOSED WATER CATE VALVE PROPOSED HYDRA NT > PROPOSED SANITARY SE WER - — PROPOSED WATERMAIN » — PROPOSED STORM SEWER o tso 3Q0 GRAPHIC W AL LIN FEET 1 07/15/2014 PER CITY RENEW NO. DATE DESCRIPTION REVISIONS CAM PION ENGINEERING m SERVICES, INC. • Civil Engineering a Land Planning 1800 Pio neer Creek Center, P. O. Bo x 249 Ma ple Plain, MN 55359 Phone: 763-479-5172 Fax: 763-479-4242 E —Mal mcampionOcornpion en g.co m Martin P. Ca mpio n —Uc. f 19901 Date: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY UTILITY PLAN OVERALL PROJECT NO: 13-040 SHEET NO. 7 OF 33 SHEETS OATE: 06/04/2014 " = 1 0 2 1 . 7 4 - l o u s e G a r 0 1 7 . 2 7 0 - - e x c o n c . d / w = ' e d g e o f g r o v e l / / } U E x . 1 8 " C M P N . I n v = 1 0 1 7 . 3 1 S . I n v = 1 0 1 6 . 6 9 P o n d E x . m e t a l p i p e W I n v = 1 0 1 9 . 7 2 E . I n v = 1 0 1 9 . 8 0 _ T o p o f w a t e r e l e v = 1 0 1 7 3 4 7 1 F + W - e x . b i t . d / w - 1 E x . 1 2 " C M P W . I n v = 1 0 1 9 . 4 1 E . I n v = 1 0 1 9 . 0 3 E x . 1 8 " C M P N . I n v = 1 0 1 6 . 7 4 S . I n v = 1 0 1 6 . 8 6 N . I n v = 1 0 1 7 . 6 8 S . I n v = 1 0 1 7 . 6 0 - - - F F . E I e v P o n d E x . = 1 0 2 1 . 4 2 S h e d \ \ Y - F F . 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T Y P 1 5 ' B U F F E R S E T B A C K 1 3 7 5 * 2 5 0 S 8 5 N a s o e Q 0 G R A P H I C S C A L E w F E E T 0 7 / 1 5 / 2 0 1 4 P E R a T Y R E N E W N O . D A T E D E S C R I P T I O N R E V I S I O N S C A M P I O N E N G I N E E R I N G S E R V I C E S , I N C . " C i v i l E n g i n e e r i n g a L a n d P l a n n i n g 1 8 0 0 P i o n e e r C r e e k C e n t e r , P . O . B o x 2 4 9 M a p l e P l a i n , M N 5 5 3 5 9 P h o n e : 7 6 3 - 4 7 9 - 5 1 7 2 F a x : 7 6 3 - 4 7 9 - 4 2 4 2 E M a l : m c a m p l a n O c a m p l o n e n g . c o m I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t h a s b e e n p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r A s i o n a n d t h a t I a m a d u l y l i c e n s e d P r o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s o f t h e S t o t e o f M i n n e s o t a . M a r t i n P . C a m p i o n - U c . / 1 9 9 0 1 D a t e : V I L L A S A T M E D I N A C O U N T R Y C L U B R A C H E L P R O P E R T I E S M E D I N A , M N P R E L I M I N A R Y P L A T N O R T H P R O J E C T N O : 1 3 - 0 4 0 S H E E T N O . 6 O F 3 3 S H E E T S D A T E : 0 6 / 0 4 / 2 0 1 4 (f ) 3ERRY 4S 40 40 0 co O z r gi 15' TRAIL & UTIUTY !EASEMENT Io' ADOED ROW 8 IS I I WOODS OF MEDIA, A i 7j 22+00 r 1 23+00 77 97 a 2 11890 SF 70 :1 X25' WETLAND BUFFER 106 15' SUFFER SETBACK 28 S 1 15981 SF I I J L 192 1 I I /3127 1 e 1 11198 SF 1 L 1 i 193 i � I 26 I r, L 11190 SF 1 a, J 199 1 I ,.I 25 1 ,. In' 11432 SF 1 L J 200 I 2 +1 24 I r, °' 11286 SF L 1 L J 195 I_-10' CRP. ) �1 23 Ir— I 11181 SF 1 L------1e7---J 1 22 1—' 175 11.1 10591 SF J L------176 --J n r— 1 21 1 a X11 9848 SF 1 L----- 167 J P 1 ..,� 70 1 yo 2 4+00 25 +00 PKUPuSED ROAD - 1 1 1 1 3 1 11650 SF _J 78 23 r32 `2I 1 I 32 1 1 1 � I 11080 SF I 5 1 10661 SF 62 DENOTES DRAINAGE & UTIUTY EASEMENT 4 20 64 26+00 6 1 10840 SF 1 1 L 52 EXISTING ROAD & UT UTY EASEMENT OUTLOT A J 30 27 +00 113 ---7 /try 7 11691 SF /aV L --J/ 47 0 1 +00 2+00 SHAWNEE WOODS ROAD O LEGEND — — — — — DRAINAGE & UT1tJTY EASEMENT • — BUILDING AND/OR WETLAND BUFFE R SETBACK WETLAND BUFFER 11 N 11 o so " G RAPHIC SCME IN FEET 1 07/15/2014 PER an , REYIEW NO. GATE DESCRIPTION REA SONS CAMPION ENGINEERING SERVICES, INC. • Civil Engineerin g •Lan d Plan nin g 1800 Pione er Creek Centel. P.O. Box 249 Maple Plain. MN 55359 Phone• . 763-479-5172 Fax 763-479-4242 E —Moe: mco mplonOcompioneng. com I hereby certify that this pion. spe cification a report has be en prepared by me or un der my direc t supervision an d that I am a duly license d Profession al Engineer under the laws of the State of Minn eso ta. Martin P. Campion —Lk. / 19901 Date : VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY PLAT NORTHWEST PROJECT NO: 13-040 SHEET NO. 5 OF 33 SHEETS DATE: 06/04/2014 N x 0 0n 21 0 Z 0 0rri ZT ,aa �;n 67gma l V/ L_ LJ l l Y/1 / V/ L / 1 L/ U V V w OXBF RR Y 0 8 0 ( SA1L. _NO 11fi— y0_ 1_ 50 1 0 0919 SF 11 2+00 2 0960 SF 57 ADDED ROW `15' TRAIL & UTMJTY EASEM ENT 3 1272 SF L-- 28 3+ 00 57 r -- -9594 5 SF 42 r- - 5 -19639 SF 58 4+00 57 s 6 -19256 SF 57 6+00 5+ 00 _ _ r 7 9386 SF L__ 61 e 57 __ r so 9 211955120 8 9354 SF )9405 SF •I L_. L__ BLOC 12 48 —DRAINAGE & U11UTY EASEMENT 1_ 60 58 6+ 00 PROPOStu ROAD 6 r ez _ r- 59 - - r 58 - - r 57 — -10- - 51- r +5 I 1 I 1 I 1 11 3 12 S 13 -19421 SF 0 14 w 15 1 F 1 0057 SF - 9863 SF 19717 SF 0289 SF -� 055: I-..-10' (TM) � _-_- I ------------- L ___ L_ 57 57 33 25 58 5.s l LEGEND DRAINAGE & U11UTY EASEMENT — • • — BUILDING AND/OR WETLAND BUFFER SETBACK WETLAND BUFFER OUTLOT A105175 SF 12+D0 0 50 140 GRA PHIC SCALE IN FEET 1 07/15/2014 PER CITY RENEW NO. DATE DESCRIPTION REVISIONS N CAMPION G 1 ENGINEERING SERVICES, INC. • Civil Engin eerin g s Land Pla nn in g 1800 Pioneer Cre ek Center, P. O. Box 249 M aple Pla in, MN 55359 Phone: 763-479-5172 Pam 763-479-4242 E—MoI: mcamplonOcampioneng.com I hereby certify that this pio n, sp ecif icatio n or report has been prepar ed by me or under my direct supervlst on and th at I am a d uly li censed Prof essi onal Engin eer under the lows of the State of Minnesota. Marti n P. C ampi on —U c. 1 19901 Dat e: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY PLAT WEST PROJECT NO: 13-040 SHEET NO. 4 OF 33 SHEETS DATE: 06/04/2014 PROPERTY DESCRIPTIONS TOTAL AREA = 225.94 ACRES NOTE: SEE SHEETS 4-6 FOR DETAILED PRELIMINARY PL AT INFORMATION To.e€nar ROA O FARM S to vi -0 4 RO AD •* n NW comer of the 1S W1/4bfSip . I I NEe I N89 '42'2 11et' of the 4 of Sea 1 • 11 a a s x a 22 n el It • • • e • L. 2 IJ 1/4 i 1 0 0 143a4r L PARCEL 3 32. 83 AC OAR • OF , SEC of 0 PARCEL 1 158.86 AC 0 S line of the SW 1/4 of Sec . 1 N. line of the NW 1/4 of Sec. 12 Joy cf .:t It 1402. Wetly line of Alamo 2nd. Add. SECOND 4,0,0/ 2704/ , 1 0 • e OMR r O 01 PARCEL 2 34.25 AC The most erly line of Lot J: Aud. Sub. 241 58944' 11'W 1088. 37 1 n -. an. -es No mod Nrod nro EYtM 0 $ 0 W PARCEL 1: THE SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 118, RANGE 23, HENNEPIN COUNTY, MINNESOTA, WHICH UES EAST OF THE WEST 40 FEET OF SAID SOUTHWEST QUARTER . PARCEL 2: THAT PART OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 118, RANGE 23, LYING EASTERLY OF THE MOST EASTERLY UNE OF LOT 3, AUDITOR'S SUBDMSION NUMBER 241, HENNEPIN COUNTY, MINN., AND NE NORTHERLY EXTENSION OF SAID MOST EASTERLY UNE TO THE NORTH UNE OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER. PARCEL 3: THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 118, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER; THENCE EAST ALONG THE NORTH UNE OF SAID NORTH HALF OF THE NORTHWEST QUARTER TO THE NORTHERLY EXTENSION OF THE MOST EASTERLY UNE OF LOT 3, AUDITOR'S SUBDMSION NUMBER 241, HENNEPIN COUNTY, MINN .; THENCE SOUTHERLY ALONG SAID NORTHE RLY EXTENSION OF THE MOST EASTERLY UNE TO THE MOST NORTHERLY UNE OF ALPANA SECOND ADDITION; THENCE WESTERLY ALONG SAID MOST NORTHERLY UNE AND ITS WESTERLY EXTENSION TO THE WEST UNE OF SAID NORTH HALF OF THE NORTHWEST QUARTER; THENCE NORTH ALONG SAID WEST UNE TO THE POINT OF BEGINNING, WHICH UES EAST OF THE WEST 40 FEET OF SAID NORTH HALF OF THE NORTHWEST QUARTER. SE comer of the 514' 1/4 of Sea 1, T. 119 R. 23 (NE comer o1 th e NW 1/4 of Sec. IZ T. 119 R 23) _ GRAPHIC SCALE IN FEET Parcel Area Table Parcel # Area 1 BLOCK 1 10919 2 810C(1 10960 3 810 0( 1 11272 4 BLOCK 1 9595 5 8100(1 9639 6 BL00(1 9256 7 BLOC( 1 9386 8 810 0( 1 9354 9 BL0 0(1 9405 10 MOO( 1 9552 11 BLOC( 1 10057 12 BLOC( 1 9863 13 8100< 1 9421 14 8100( 1 9717 15 BLOCK 1 10289 16 BLOCK 1 10555 17 8100 < 1 9969 18 BLOCK 1 9494 19 8100( 1 9843 20 BLOCK 1 10072 OUTLOT A 2 .41 AC OUTLOT B 0 .28 AC OUTLOT C 0 .20 AC OUTLOT D (GOLF COURSE) 204.81 AC TOTAL DEVELOPED AREA; BLOCKS 1-4 OUTLOTS A -C NEW CSAH 116 ROW LOCAL STREET ROW TOTAL NET DEVELOPED AREA: GROSS AREA - NEW CSAH 116 ROW -LOCAL STREET ROW - WETLAND AREA (OL B) - WETLAND BUFFER AREA NET AREA 13.78 AC 2.89 AC 0.85 AC 3.62 21.14 AC 21 .14 AC 0.85 AC 3.62 AC 0.14 AC 0.22 AC 16.31 AC NET DENSITY = 48 UNITS/16.31 AC = 2.9 UNITS PER ACRE Parcel Area Table Parcel # Area 21 BL00( 1 9848 22 BLOCK 1 10591 23 8100< 1 11181 24 BLOCK 1 11286 25 BLO CK 1 11432 26 BLOCK 1 11190 27 8100( 1 11198 28 BLOCK 1 15981 Parcel Area Table Parcel / Area 1 BLO CK 2 11718 2 BLOCK 2 11890 3 81OCK 2 11650 4 BLOCK 2 11080 5 SLOP< 2 10661 6 BLOCK 2 10840 7 8100< 2 11691 Parcel Area Table Parcel / Are a 1 BLO C( 3 15000 2 8100< 3 17647 3 BLOCK 3 17606 4 BLO CK 3 17564 5 010 0( 3 17523 6 BLOCK 3 17481 7 BL00( 3 16685 8 BLOCK 3 14309 Parcel Area Table Parcel / Are a 1 BL00< 4 17009 2 BLOCK 4 21475 3 BLOCK 4 13769 4 BLOCK 4 16252 5 8100( 4 15886 VILLAS: (BLOCKS 1ec2) FRONT - 14' SIDE - 5' AlD 10' REAR - 20' SINGLE FA MILY (BLACKS 3 & 4) FRONT - 25' SIDE - 10' REAR -20' WETLAND BUFFER - 25' SETBACK FROM BUFFER - 15' EXISTING ZONING - PUBUC/SEMI PUBIJC & MULTI FAMILY RESIDENTIAL PROPOSED ZONING - PUO s r R -�to9 _r-i _R 1 ' - R T110 _ J1°s — _ 1o8 110 TYPICAL SETBACK DETAIL (VILLAS BLOCKS 1 &2) o r 110 r 110- r -r_ r 0 -- 10 r -r- JIO`-`_— J10 0 0 --J10-_`__ TYPICAL EASEMENT DETAIL(VILLAS BLOCKS 1&2) TYPICAL IMPERVIOUS = 61 0 25 10 II I J J 1 0 0 —JI J F 70 10 IL L 24' TYPICAL EASEMENT & SETBACK DETAIL (SINGLE FAMILY BLOCKS 3&4) TYPICAL IMPERVIOUS = 30% 1 07/15/2014 PER OTY RENEW No. DATE DESCRIPTION RENSIONS CAM PION ENGINEERING SERVICES, INC. • Civil En gineering a Land Planning 1800 Pioneer Creek Center, P. O. Box 249 Ma ple Plain, MN 55359 Phone: 763-479-5172 Fa, 763-479-4242 E —Mal: mcan pionOc amplon en 9.c om I hereby certify tha t this pion, specifica tion or repo rt has be en prepa red by me or un der my direct supervision and that I an a duly licensed Pro fes siona l Engineer un de r the laws of the State of M in nesota. Martin P. Campio n —Lk. # 19901 Date : VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN PRELIMINARY PLAT OVERALL PROJECT NO: 13-040 SHEET NO. 3 OF 33 SHEETS DA 06/04/2014 1 co I a: �� .anus a Y mw• =1 —"_ I ,,,,___4____—.---- I-7'2'�— :-` � `�`_'s - .--e.—�T a-.`4 • :.T .. e. `3 S� La - X3012'71 _ X 1017 93'>0 • • q t •• _ _.�9.4 �, ° °w-,. T • �ti% • •v. ° y .'!t~ �- �iti-�_ F, 6 Q5 - - H�SB5. '-- 9 / IN b H-SB6 • f�•°. s°YIIP"ya 6:p ; ,:. t. ..... • w�d� ' i�10�'7. 5 •s scot , we 'Y e 1 . 61' r HrSB �(�s'. 'ot • r�•••• • •,!i �,e` e •••° ° • we .. - 6 _ -• ^ti 1� - ,C1,6.. 0 '51):64.• °•• : • 4 t • �, 0 4 • e• •. .. ...•2;1"- o. ll�y °/C .1. �rl! °YM ° yF° • •• e• t. • ft IF 5 X-4069 •I H-TB.3 —sew - �5_ to,'„?z 4 �G� aa6 4 X-1007. 37 H 5B2 - °° s • Nw /010 U 0 OF SEC. 0 U 0 Cl • 511 //4 OF 72 0 0 0 0 EvERCAE LEGEND —® CORRUGATED METAL PIPE/F.E.S . ❑ STORM SEWER CATCH BASIN MANHOLE -- SANITARY SEWER MN TEST PIT . POWER POLE ▪ MAIL BOX X FENCE EDGE OF BIT EX CONCRETE CURB & GUTTER TREE-DECIDOUS TREE -CONIFEROUS EXISTING CONTOUR -MINOR EXISTING CONTOUR- MAJOR EX WATERMAIN ROW & PROPERTY UNES NOTES: 1. TOPOGRAPHIC SURVEY BY OTTO ASSOCIATES (2005) 2. BOUNDARY SURVEY BY SONDE LAND SURVEYING (2014) 3. WETLANDS DELINEATED BY KJOLHAIIG ENVIRONMENTAL SERVICES. INC 4. SEE SHEET 3 FOR LEGAL DESCRIPTION 0 200 GRAPHIC SCALE el FE ET 1 07/15/2014 PER CITY RENEW NO. DATE DESCPoPIIDN REVISION CAMPION ENGINEERING M SERVICES, INC. • Civ il Engineering • Lana Planning 1800 Pioneer Creak Center. P.O. Sox 249 Maple Plain, MN 55359 Phon e: 763-479-5172 Fox: 763-479-4242 E -Mai: mc omplo nOca mplon en g. com I hereby certify that this plan, sp ecific ation or report hos b een pr epar ed by me or under my direct supervision and that I am a duly licensed Professional Engineer under th e law s of the Stote of Min nesot a. Martin P. C ampio n -U c. f 19901 Dot e: VILLAS AT MEDINA COUNTRY CLUB RACHEL PROPERTIES MEDINA, MN EXISTING CONDITIONS PROJECT NO: 13-040 SHEET NO . 2 OF 33 SHEETS DATE: 06/04/2014 Fa le R•Avh.Lb gab z MI UPI Pill H H V E�zi5sist i{EI ' y 'y rg ONTEORANIt PI -4 MVO* Medina ViIFo A MOM& M EN. MLOT .. x N .. x AIM, 9571 vroc cr. MEDINA VILLA A Cl—tID ED +r �_NOV 0 A RCHITECTU RAL DE� SIGN•BUILD um TH w�YaaL IDMM I.si likallla i �a j V '' �. r �g s V ,\ .: t, `.. .,„' Awn -1, ,.p V,n,,• --.Ay LJ LJ rr J II rr r JJ r,e N -a KID CAST M N) WEV. RR«,w • • I ?ti LL r LE J fr CLC OCIAR REVISIONS! ISSUE DATES Femd de Terrace L OT P. JOS X. WTI ♦ • crtnm per cu +DtNOVG A RCNIT ECTUR A 1•58bID EIt. IR . N.E UUII W1�uN a"`mieaau� NOTES: 10.0.FlAR 0Y111ro B. V-1 VY. mac wormooa IV x1.10.4.05110171/ 0110.11. 01•104.1.01 1.01141 IOW ro BE 0,16x 0i111W1110.1 ALL WW1. AIR ro00101104011x0SueI PACE S17k 11Wlelu4 ACOO lAR 1 WBABE000 M S. • W ALLM0.1e10IMVE NOM 1A11LR611 R1 ALL 00014144/6 TO 0111/1140E0T01 M161044N1.,RID1••0. ALL IMO.DOE' 11111.= RM&?12110156! W 43010 161 OLL' eu Mle 0.'.pb122011• ALL MOM a W A sw 1444 IW1161R IGVIT21 e.111[IL Y -M %/�IW' KY% -O YY Yi'%/YYI' .6a 111..01 R' b II I MIMAZ 011.56 L Y-rX 000, ER 14N aYf 4V1' ii MAIN LEVEL FLOOR PLAN x002• W' • rO 41110111 0 Yx NM.9W r MI AIL 10022 W1G� A10IRA(! 10 0,01 •41.0040130 n GAM MO. .040043) 0010•011611.0 RUMS .OMAN I *AU WSW 1011104 MX LDS. MAR 1.210 • 101019.44.6 NIU410,-ALL IYLI -ial1150.00 MAMA • 041116L 0116 1nroMO, U1N11 MOM I -r N e.r a.tn.c 20002 DOOR u l d Uj giU J NNal WY) OrNi IEEEIMDEX A1n T-1086 } irtgat A _1 ��{ ��n r y r v ��v r ��{ ��r . o a v r a w L s a v e L s a r r u L r - 1 O R S I R O N * M A R S E R E N A R E V I S I O N S / I S S U E D A T E S D A T E D S S O R A S O R D A M . o w m m + : F o n d a ; T e r r a c e A L O A S S I S J O S M A T S R O C t - t A r + o t N I 0 A R C H I T E C T U R 4 D E S I G N " S U I I N o s e m w M � e " e 1 r n 14 VS FiW REVISIONS/ISSUE DATES I F r Mr W LOAM. r e: 0Anz w sarDY l, 9 2 ,41 I N/ 1 • Femdde Terrace C1 -V•R Lt_/ CUC -1- t N CA/0 A RCHITECTURAL i DESIGN•BUILD L n REVISIONS/ISSUE DATES A OAR Wo nt 11.1 ORAVAI CASOOPIICAA OA of 6yi Fem2de Terrace L OT trA JO ON. MR PROJOCT J I/ O_ VV u2u uuu FES FEL O -t"1 .L t-tC + Mt- NOV4 ARCHITECTUR A DDEE �SI1I� .GGNN-RUIL Rms. ds fit T • Y 1 Y 1" .,a no. dO LAT E ORES. CLISSO ISS I PIM REV IS E RELEASE DRA WN SE tLLIVW.1 : E. ■•:nom i�i.� r.� a Medino ViIlo A 1=13w w tort.:X x JO S ME 9571 MEDI vxns ., r. NEDINA VILLA A 'Cl-t/•fK CUIDID +De cs\/O A RCHITECTURA L DESIGN -BUILD M AIN LEVEL FLOOR PLAN 111191.15 SO. FT: i. TOT LLEEV EL80. PT i1R ONCl0DM0 BMW) S JZ <O 0 °E'�h 111;1'1'; A-3 §nrjrne: NVId LIOO Id 13A31 N3M0 1 tl OM MAW 0. 18 1.81 N NW IMMO MINN Medino Villa A 4E1.A. n_ X ra X Jo ea 9571 ma., MEDINA VILLA A Ct-1Af2Lt / 0 +CE_NOV< ARCHITECTURA DES IB N • B UILL1 2 ffl Q) N Na C.11 17 r rt Lf- exrrnp awa i*Lt:titt__ UIIEI t iiiFiiitjfiEt 3 f WE MAWR 6-0)-2014 aSTwR Do t PLAN RO AM: DR AM E V: VI. REVISIONS /ISSUE DATES DATE OP-SOUPTflt EON OATE oescw mmN: ACO M ° R...BN wrole SING LE FAM ILY M ODEI AOOPE49: mot L No.: A BLOCK MU PROJECT: Mod. de l! NNB `JO E Na My 9 ,f.% M 10 33 9 1ON t •.M 91.149 199 1d 240 014 13A31 N1Yw • W1 L a]s•\Yi tor as .11 9.11414141 t•'�-iT .MYA..14.11 AI re/ •PAM %9.Fdi .303 '011 %OA 0,9W %0 FW 11911.....111::: .:9 A LON?99-LLVAM 44 3133143-1 •itNP Hlli •a1W91A' I-.9.4 9 WL-� Nt . ON9d A1O W 9�.MMX.t-dW MYA i99 90 + iCW990 .. Dry . sGo-F� II 90 _-1701,444 .1014.41 .41 ., .1. 1.41 .4141. 331.41..4141. 331.41.9 ,w 9 9uW Tnm .1111.14.• t m wpaiyl•l "1 9919 al 3J'/! 04 .11414100 3030 OK 1.1 41 i . •ra SW corn er of the SW 1/4 of Sea 1, r 118. R. 23 1 0 c a 368.05 ( LC9901 M. I 414. 616 U ty E"erly right—oF-w ay line of Co. Rd. No. 116 S0173'0l"W S0057'59"W 98292 1355. 85 91 1 Yrio of the NW 1/4 of Sec.' 12 E line of Hu. SW 1 /G ni C f n ING TER it SW 1/4 of Sea WILD Eline ofthe West 4200 ME(f,*p,* of evsr/4 oh S ec . 1 _ NOOVO'4b E 2698.35 MEADO SO038'59"W 2660. Igo I FARMS it 0 S5a 1 ) terr``\ AGENDA ITEM #7 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com PLANNING REPORT TO: Medina Planning Commission FROM: Nate Sparks DATE: August 6, 2014 MEETING DATE: August 13, 2014 RE: Medina — Wakefield Preliminary Plat CITY FILE: LR-13-122 Application Date: June 13, 2014 Review Deadline: October 11, 2014 BACKGROUND The Wakefield Trust has made an application for a preliminary plat at 3385 County Road 24. The site is located on the south side of County Road 24 east of Homestead Trail. The property is approximately 74 acres in size and currently is occupied by one single family house. The property is zoned and guided as Rural Residential. PROPOSED DIVISION The applicant is proposing to divide the 74 acre subject site into three parcels. The property is zoned Rural Residential which allows for parcels 300 feet wide and 200 feet deep with a minimum of 5 acres of contiguous suitable soils. Parcel Width (feet) Depth (feet) Gross Area Suitable Soils Lot 1 1328 1185 43 acres 5.1 acres Lot 2 750 1360 19 acres 5.1 acres Lot 3 535 1325 12 acres 6.6 acres RR District 300 200 - 5 acres As shown in the table above, the parcels generally conform to Rural Residential District Standards. The RR District also has setback requirements of 50 feet for front, side, and rear yards. All parcels have adequate space to accommodate conforming structures. The limited amount of suitable soils on the site made the division difficult. The applicant went through several variations of the plat design. Recently, representatives from the City Engineer's office and the applicant's environmental consultant met on site to determine soil boundaries. The applicant also had to supply additional topographical information to provide additional slope information in certain areas. City Staff reviewed both the soils and slope information and found several areas of slope that appeared to be close to being over 12%, but the applicant's surveyor confirmed the areas was under 12%. PROPERTY ACCESS / STREETS The property has an existing access off of County Road 24 for the house on the site. This access is proposed to be shared by Lots 1 and 2. The requisite shared driveway easements and agreement will need to be provided. A third access point for Lot 3 is needed and the County is recommending this access point be as far west as possible. Hennepin County states that an additional 10 feet of right-of-way will need to be dedicated along County Road 24. This will not impact the suitable soils calculations on any of the three parcels. WETLANDS & TREES The applicant is proposing no new grading for the initial site development. Therefore, there is also no proposed tree removal. Secondary development requirements will need to be met for construction on the individual lots. There are four delineated wetlands located on the property. An upland buffer planting plan will be required. Easements will need to be placed around the wetland areas. PARK DEDICATION The trail plan calls for trails on the north and eastern side of the property. The County is requesting right-of-way dedication for the trail along County Road 24. The Park Commission will need to review the trail segment proposed on the eastern side of the subject site to determine if it is intended to be dedicated from this plat or acquired from property to the east. If no additional land is needed, the expectation would be cash -in -lieu of parkland dedication based on 8% of the fair market value of the property capped at $8000 per lot. REVIEW CRITERIA In the case of all subdivisions, the Planning Commission and City Council shall deny approval of a subdivision based on the following findings: (a) That the proposed subdivision is in conflict with the general and specific plans of the City or that the proposed subdivision is premature, as defined in Section 820.28. (b) That the physical characteristics of this site, including but not limited to topography, vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are such that the site is not suitable for the type of development or use contemplated. (c) That the site is not physically suitable for the proposed density of development or does not meet minimum lot size standards. (d) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage. (e) That the design of the subdivision or the type of improvements are likely to cause serious public health problems. (f) That the design of the subdivision or the type of improvements will conflict with public or private streets, easements or right-of-way. STAFF RECOMMENDATION Staff recommends approval of the preliminary plat with the following conditions: 1. The Applicant shall enter into a development agreement with the City, which shall include the conditions described below as well as other requirements by City ordinance or policy. 2. Easement legal descriptions shall be provided to the City Attorney. 3. An Upland Buffer conservation easement and planting plans shall be provided around the wetlands. 4. The property owner shall meet the requirements of the City Attorney with regards to title issues and recording procedures. 5. The easements and agreements related to the shared driveway shall be provided to the City for review and approval. 6. Any comments from the City Engineer shall be addressed. 7. Lots 1 and 2 shall maintain a shared driveway access and meet all requirements and standards of the City Code and Hennepin County. 8. The applicant shall submit park dedication in the amount and method as recommended by the Parks Commission. 9. The applicant shall dedicate an additional 10 feet of right-of-way along County Road 24. 10. The driveway for Lot 3 shall be placed on the westerly edge of the property, as recommended by Hennepin County. 11. The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the preliminary plat and other relevant documents. 12. The application for final plat shall be submitted to the City within 180 days of preliminary approval or the preliminary plat shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. Attached: Aerial Photo Proposed Plat Hennepin County Comments cc: Dusty Finke Debra Peterson -Dufresne Tom Kellogg Ron Batty 8/6/2014 Hennepin CountyGIS - Printable Map Parcel 20-118-23-11-0002 ID: Owner L & WWakefield Fmly Lp LIIp Name: Parcel 3385 Co Rd No 24 A -T -B: Abstract Market $658,800 Tota l : Tax $7,871.38 Address: Medina, MN 55356 Total: (Payable: 2014) Property Residential Sale Type: Price: stead:Home- Non -Homestead Date: Parcel 74.2 acres Sale Area: 3,232,081 sq ft Code: Map Scale: 1" = 1600 ft. Print Date: 8/6/2014 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2014 http://g is.co.hennepin.mn.us/Property/print/default.aspVC=452156.2889255779,4985170.550800102&L=4&T=hybrid&D=true&LID=O&FID=20118231 10002&VIS... 1/2 8/6/2014 Hennepin CountyGIS - Printable Map . '� A IIIII1\UICCni http://g i s.co.hennepin.mn.us/Property/print/default.aspl?C=452156.2889255779,4985170.550800102&L=4&T=hybrid&D=true&LID=O&FID=2011823110002&VIS... 2/2 w C., ar C IOBSEC. 20_6.4., L.. 1r N 00004' 12" w•st LoC 00 hORi,' 1/2 M 0t5 20-116-23 Ss, COS Or .a62, 1;2 Or". vE I/O C: SEC. 2(1-„A-23 t. Ti N 89°47' 10" E NONE 1 .9 21300O �"_r S EOtf 0, idtt0310 A ;t: •t ':A IEn 6' C .CRS PRELIMINARY PLAT AND CERTIFICATE OF SURVEY FOR L 8c W WAKEFIELD FAMILY LP IN THE NORTH 1/2 OF THE NE 1/4 OF SEC . 20-118-23 R 0 Z W k° O 1.1) P i .1. 1 \,\\� *MOO St Akt 9 OI:s FS 000 :.\ v TOTAL 43.52: ACRES 5. 21: ACCEPTABLE CONTIGUOUS bF>O°p 534 a°3o' OS,, 00', II/ r•, t i w Nti i. .1 otA1� 776AD - O1 N (5 89'51'46" E) `- rsio�Ri" vz 0 .7 O '81N z --z 975.3 CONTOUR. L NE 100 -YEAR 60006 ELEVA'ON AS 06 69 M1NEO NY NC WD \ Np ry " L s L5OA NO k6 I/4 pr Sr: 20-1,6-23 '1,`\yCW20F Pr E 4y HOUSE DETAIL 1" =20' SCALE 1. 5.41,11,11.1 L 36 9)6 .:5 40 er0mage an d uti0ly eo5e. m. en ts show n t0,. 101 2i— Bein g 10 'set in *14(5, un less e lne,wlse m eInnied 000 eejo".0410, in t on es, rnn being 10 feet in width, unle ss o hm,. inrcmed, and ca,a:pin g rght_of-way Sn ot as show, o, (re plo t. HENNEPIN COUNTY, MINNESOTA COUNTY ROAD NO . 24 ,y 40'-to»WIaATEa -----_ ZA -L- 1329 - 800 aic ' NONE L41C2 i 0212 AO ACC _L41 D2; L41C2 Da l 0CfMC5 eY se \ \' /60124CS* C 0,,t& EOCE-'C ' 0C t0CC5 L76. s ,a ,�, Lx1C2 COS (170) S 89° 55' 09" W A na r t.uA cbP1cmesx , YP17 �1 /. BACK Ls -1 (' 5' osu n i h�' 1 DSc°` rr--' " L4 9A '� 1 N ONE \ 5. i L36A S17E. ADDR E55: 3395 CO. RD 50. 24 2 _5649, 2N 55356 059660,1 21:191 TS RU RAL 9ESl£N1161 (RR) 7OTA{. AREA w 7768: ACRES TE WAP sc.. II / III 1,a pl r 6 ., s'e x9r I �- (9 9C 0/' q: denotes beon ng as descrloec in the 'eg o+ descriptio n Bearings show n o re based upon the beorrgs of 1 e plot of PARKVIEW KNOLLS. to the S outh his survey inten ds to show the boundaries of t e 00 0.0 d es, b ed p of e.rt y. ( ne Ic o.i oc Nos exist n9 buildi ngs or e groin silo drive way cod wetlonds, as derneated by others, It does not pur port 70 Chow coy other ittroverre rt s or ,, ,crcachme_rts_ L4 -1D2 00 1,Alt- K r, ANC -".I 18 .05: ACRES TOTAL 5 .10: ACCEPTABLE \CONTIGUOUS . /32� PROPOSED DIVIDING LINES L41C2 510' AC ACC L41D2 m1 LEGAL DESCR.,PT ON 06 PRE MSES • The North Hof o. the Northeast Duart e' o' Secti on 20, Township 115 N ortn, Range 23 West cl t he 5(n P.mcipol M_ ciao, except th at part thereof cescrib ed os follows. ©egnn- rg at the S outhwest corner of said No rth Hal' of th e Northeast Q uarter Of Secti on 20, th ence So ut h 89 degrees 51 m,r utes 46 seco nds East, ass umed b asis for be arings, oo ng the Sautn line of (cid North Haif of the Northeast Quarter a 65(2150 of 726.40 feet; thence N orth 2 d egr ees 19 mi nutes East a distorce cf 131 .80 feet; the nce North 69 degrees 50 min utes West a cist once of 253.48 feet; the nce So uth 74 degrees 59 mi nutes West a distance of 510 .80 feet to c point in t he West li ne of said North Hoff of the Northeast Quart er; the nce South 0 degrees 17 mirotr_s 14 s econds W est, al ong said West L ae a distorce of 8500 feet to tre point of beg nnmg 2646.75 —4- 1, WtC 5E16ACK Le€s (1Y�) j I _; Q e r_ SEC 7'-,16 1 3 °iA �,p1.� L4LtD 227 - AC. ACL SD 4 12.76: ACRES TOTAL --j. 6.28: ACCEPTABLE CONTIGUOUS 1 � N n 1922 .10- : c enotes no n rn arke• 917 denot es c ,,'(our Ln 0, p er sur vey supplied by owner from Boerhove _ono S crveying , lrc. L24A SC COR a' 'E I/.150 Y Si: 20-:,8-23 OWNER l & W WAKEPIEL.0 im/SLY LF c/o 0. S. inn: 8w'0 of Amer, c0 2555 05 Cont e, 83 Sau.n 811, Stre et M )treapais MN 55402 -100 0 100 200 300 SCAI. E 1 64 FEET gy 1— U W O ct a u4S ° ry s 14-059 Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340-5421 November 15, 2013 Ms. Debra Peterson Planning Assistant City of Medina 2052 County Road 24 Medina, MN 55340 Phone: 612-596-0300 Fax: 612-321-3410 Web: www,hennepin.us Re: Preliminary Plat Review — Wakefield Farm Southeast Quadrant of CSAH 24 and CR 201 (Homestead Trail) Hennepin County Plat Review No. 3330 Dear Ms. Peterson: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for Wakefield Farm was received by Hennepin County Planning Division on October 16, 2013. The county plat review committee examined and discussed the proposed changes to the property on October 22, 2013. Based on our review of the preliminary plat, the following comments are provided. Access Spacing — There is currently a 74 -acre family farm located on the property with a driveway access to CSAH 24. The project is proposing splitting the property into three parcels with access for each parcel proposed on CSAH 24. Access to parcels 1 and 2 is proposed using the existing driveway for the current homestead with a shared driveway for the two parcels. Parcel 3, the property on the east end of the site, is proposed to utilize the current farm access road to access CSAH 24. CSAH 24 is a minor arterial two-lane rural roadway with an average daily traffic (ADT) volume of 3,650 vehicles per day (2012 counts). Based on the county access spacing guidelines for a rural arterial roadway with less than 7,500 vehicles per day, 1/8 -mile (660 feet) spacing would generally be desired for a single family residential driveway. The proposed spacing along CSAH 24 between the field entrance and CR 201 (Parkview Drive) to the north is approximately 225 feet. Therefore, the proposed driveway location for parcel 3 does not meet the Hennepin County access spacing guidelines (660 feet) in relation to Parkview Drive. In addition, the county does have some traffic safety concerns with this proposed access due to the high traffic speeds (55 mph posted speed limit) and the close proximity to the existing bypass lane on eastbound.CSAH 24 at Parkview Drive. Sight Distance - A representative from our permits office completed a study of the entering sight distance for the existing field access on CSAH 24 to determine if there is adequate sight distance for this driveway location. Based on our county guidelines for a posted speed limit of 55 mph, the desirable sight distance for vehicles entering onto CSAH 24 from a proposed driveway is 845 feet to the west and 875 feet to the east. The absolute minimum sight distance that we would allow, based on the posted speed, is 550 feet. Based on our field measurements from this location, drivers have approximately 550 feet to see approaching vehicles from the east, which just meets the minimum sight distance (550 feet), but does not meet the desirable sight distance of 875 feet. An Equal Opportunity Employer To increase the safety for drivers that will be exiting from this driveway onto CSAH 24, we would strongly recommend relocation of the driveway to the west property line. The relocation of this access to the west property line would increase the sight distance to the east (770 feet), which is 220 feet more than what is proposed, and within 105 feet of the desirable distance. This is significant in providing drivers exiting from this driveway with the time they need to avoid crashes and conflicts. Based on our review of the access spacing and sight distance, the county would support a driveway for Parcel 3 to be located near the west proposed property line, approximately 220 feet to the west of the current field access, which would line up directly across from the driveway to the north. The relocation of this access to the west would improve the access spacing along CSAH 24, providing 445 feet between the proposed driveway and Parkview Drive, and would increase the entering sight distance to the east (770 feet). This relocation will not meet the spacing guidelines or the desirable sight distance, but will bring both distances closer to our county guidelines. Most importantly, this will provide a safer access option for this property. Right -of -Way — The current half right-of-way for CSAH 24 along the property is 40 feet (centerline to property line). CSAH 24 is a two-lane undivided roadway with paved shoulders and this roadway is envisioned to remain as a two-lane rural roadway in the foreseeable future. The county's typical section for this type of roadway design ranges from 50 to 60 feet of half right-of-way needed, depending on pedestrian and bicycle accommodations (i.e. 8 -foot paved shoulder or multi -use path). CSAH 24 is identified in the Hennepin County Bicycle System Plan. Therefore, to provide increased vehicular safety, flexibility for future roadway operational needs and space for pedestrian and bicycle traffic, the county recommends that the city request an additional 10 feet of half right-of-way dedication for CSAH 24 to provide 50 total feet of half right-of-way along the south side of CSAH 24. Permits - Please inform the developer that all proposed construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596-0337 or steve.R►roen(a7hennepin. us. Please contact Bob Byers (612) 596-0354, roberLbvets(rbhennepin.us or Carla Stueve (612) 596-0356, carla.stueve(ahennepin. us for any further discussion of these items. Sincerely, k- cA n ' James N. Grube, P.E. Director of Transportation and County Engineer JNG/cj s cc: Plat Review Committee Mark Larson, Hennepin County Survey Office AGENDA ITEM # 8 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231 .2561 planners@nacplanning.com PLANNING REPORT TO: Medina Planning Commission FROM: Nate Sparks DATE: August 5, 2014 MEETING DATE: August 13, 2014 RE: Medina — Capital Knoll Preliminary Plat CITY FILE: LR-14-134 Application Date: June 30, 2014 Review Deadline: October 28, 2014 BACKGROUND Princeton Capital LLC has made an application for a preliminary plat at 1575 Hamel Rd. The site is located on the south side of Hamel Road east of Arrowhead Drive and on the north side of Blackfoot Trail. The subject site is approximately 29 acres in size and is currently utilized for agricultural purposes. PROPOSED DIVISION The applicant is proposing to divide the 29 acre subject site into three parcels. The property is zoned Rural Residential which allows for parcels 300 feet wide and 200 feet deep with a minimum of 5 acres of contiguous suitable soils. Parcel Width (feet) Depth (feet) Gross Area Suitable Soils Lot 1 330 1215 9 acres 7.68 acres Lot 2 330 1328 10 acres 5.16 acres Lot 3 631 656 9.5 acres 5.95 acres RR District 300 200 - 5 acres As shown in the table above, the parcels generally conform to Rural Residential District Standards. The RR District also has setback requirements of 50 feet for front, side, and rear yards. All parcels have adequate space to accommodate conforming structures. PROPERTY ACCESS / STREETS The subject site currently has frontage on both Hamel Road and Blackfoot Trail. The resulting division would have two lots that front on Hamel Road and one on Blackfoot Trail. The two lots accessing off of Hamel Road are proposed to have a shared access point, which is required by Hennepin County. 1 Blackfoot Trail is a gravel road and allows access for one lot without required improvements. At this time the road is not built to current City standards and is not triggered to be upgraded by this subdivision. City Staff considers the access acceptable. Hennepin County states that an additional 20 feet of right-of-way will need to be dedicated to accommodate a trail along Hamel Road. An off -road multi -use path would require 20 feet of additional dedication. The City's Trail Plan states that a paved multi -use path is preferred in this location. Therefore, the additional dedication should be 20 feet unless determined otherwise. DRAINAGE / EASEMENTS / WETLANDS / UTILITIES / TREES The applicant is proposing no new grading for the initial site development. Therefore, there is also no proposed tree removal. Secondary development requirements will need to be met for the construction of the individual lots. There are several wetlands located on the site. The applicant has provided a wetland delineation report for review, which is in process. The easements will need to be revised to include the final wetland boundaries and the buffers. An upland buffer planting plan will also be required. Drainage and utility easements are provided on the perimeter of the site. The plan depicts primary and alternate septic sites for both the existing and proposed house. These sites appear to be generally acceptable but will require final approval by the City Building Official. PARK DEDICATION The trail plan calls for trails on both Hamel Road and Blackfoot Trail. The County is requesting the right- of-way dedication for the trail along Hamel Road. The segment along Blackfoot Trail is contemplated as being on the shoulder of the road in the Trail Plan, which most likely could be accommodated within the right-of-way. If no additional land is needed, the expectation would be cash -in -lieu of parkland dedication based on 8% of the fair market value of the property capped at $8000 per lot. The Park Commission will need to further review this plat to make a formal recommendation to the City Council. REVIEW CRITERIA In the case of all subdivisions, the Planning Commission and City Council shall deny approval of a subdivision based on the following findings: (a) That the proposed subdivision is in conflict with the general and specific plans of the City or that the proposed subdivision is premature, as defined in Section 820.28. (b) That the physical characteristics of this site, including but not limited to topography, vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are such that the site is not suitable for the type of development or use contemplated. (c) That the site is not physically suitable for the proposed density of development or does not meet minimum lot size standards. (d) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage. (e) That the design of the subdivision or the type of improvements are likely to cause serious public health problems. (f) That the design of the subdivision or the type of improvements will conflict with public or private streets, easements or right-of-way. ANALYSIS / STAFF RECOMMENDATION The proposed subdivision generally meets the review criteria. The condition of Blackfoot Trail is a concern but the applicant is not seeking additional access rights to the road. Staff recommends approval of the preliminary plat with the following conditions: 1. The Applicant shall enter into a development agreement with the City, which shall include the conditions described below as well as other requirements by City ordinance or policy. 2. Easement legal descriptions shall be provided to the City Attorney. 3. An Upland Buffer conservation easement and planting plans shall be provided around the wetlands. 4. The property owner shall meet the requirements of the City Attorney with regards to title issues and recording procedures. 5. The easements and agreements related to the shared driveway shall be provided to the City for review and approval. 6. Any comments from the City Engineer shall be addressed. 7. Lots 1 and 2 shall maintain a shared driveway access and meet all requirements and standards of the City Code and Hennepin County. 8. The applicant shall submit park dedication in the amount and method as recommended by the Park Commission. 9. The applicant shall dedicate an additional 20 feet of right-of-way along Hamel Road. 10. The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the preliminary plat and other relevant documents. 11. The application for final plat shall be submitted to the City within 180 days of preliminary approval or the preliminary plat shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. Attached: Aerial Photo Proposed Plat Hennepin County Comments cc: Dusty Finke Debra Peterson -Dufresne Tom Kellogg Ron Batty 8/5/2014 Hennepin County GIS - Printable Map MOOD Parcel ID: Owner Name: 11-118-23-33-0003 Princeton Capital LIc Parcel 1575 Hamel Rd Address: Medina, MN 55340 Property Type: Home- stead: Farm Non -Homestead Parcel 29.03 acres Area: 1,264,679 sq ft A -T -B: Torrens Market Total: $163,500 Tax $1,780.32 Total: (Payable: 2014) Sale Price: Sale Date: Sale Code: Map Scale: 1" 800 ft. Print Date: 8/5/2014 This map is a compilation of data from various sources and isfumished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2014 http://g i s.co.hennepi n.mn.us/Property/pri nt/default.asp OC=455950.633180933,4987457.084539835&L=5&T= hybrid&D=true&LID=O&F I D=1111823330003&VIS=... 1/2 8/5/2014 Hennepin County GIS - Printable Map �- nnnnvrccn: http://g is.co.hennepin.nn.us/Property/print/default.aspVC=455950.633180933,4987457.084539835&L=5&T=hybrid&D=true&LID=O&FID=1111823330003&VIS=... 2/2 PRELIMINARY PLAT CAPITAL KNOLL LIJ (Y\ J Orerney• UM, Eesatenl \ I 1\� ) �'---F Qa East or Lbw 1 / J r— — / /77 / • 1 LSOA &slave ! why • Eowwwwt F_ Candr 40 / N.s1 f Lk,. ')/_ ., _ . ... .. .... sae.,, _ _ -- ,t r.T36'W 6.f1..12 PROPERTY DESCRIPTION: fiat part of the West Half o/ the Southwest Quarter o/ Section 1I, Townahlp 118. Range 2.; Hennepin Counts Minnesota, that lies East of the Rost 689.00 feet thereof and South o/ the centerline of County Rood Na 9. CURRENT IONINC RR (Rural Residential) MMIIM(1MI LOT SIZE 5 Acres of Contiguous Suitable Sais TOTAL PROPERTY AREA: 29.55 ocres Lots I and 2 to hoe o shored access to Homer Rood Eldenotes non -suitable sops Property Owner: Princeton Capitol Attn: Roger Slipko 2451 15th 5t NW /A New Brighton. MN 55112 ORAOMQ AIO MISS EASC1ENIS ANS AVM DOS I_ro I T WOO 10 Rf10, 'DD, MUSS 0111Rw4 MCA EA AM AOA.Wc AILMI-OI-MI LAW; - SONG IO Mt N NON 100155 0R1RMSE NONCOM AM A0.. eq 101 INS% AS AOet aI ef! RAC 5.,01.1 0uMq S.a.ae LM Front - 50 reef 110.- 50 NM Rear - 50 Ref 0.100 D.Or.u1.4 .015.4 (11Y15Ws d.Rusted fy K/a0o9 En,wa.n.ud 5.I.k.s Caroa,y) Contiguous Suitable Soils Lot 1: Soil Areo (Acres) L44A 0.47 L378 4.50 L22C2 0.68 L 70C2 0.72 L25A 1.31 Total 7.68 Lot 2: Soil Areo (Acres) L44A 0.00 L378 2.33 L22C2 1.72 L70C2 0.12 L25A 0.99 Total 5.16 Lot 3: Soil Area (Acres) L44A 0.00 L378 0.68 L22C2 a00 L70C2 3.34 L25A 1.93 Total 5.95 Ne101 Any Serfage, Sees Dot ere .001. aten 040.041.4 ..tl.w ea•es7 > ore f eenN9ttos Are not 600,004 M tee ratable eats area PICINITY MAP NO SCALE PRELIMINARY PLAT ON PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 11, TOWNSHIP 118, RANGE 23, HENNEPIN COUNTY MINNESOTA Revised: 6-/3-/4 eseaas/501s/t./$ut C1a I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Paul E. Otto License 840062 Date: 6/13,94 Requested By: Princeton Capital Date: 5/2/14 Drawn By: PEO Scale: 1"=100' Checked By: PEO www.ottoassociates.com TT° SSOCIATES 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 • denotes iron monument found O denotes 1/2 inch by 14 inch iron pipe set and marked by License 840062 Project No. 14-0132 Engineers A Land Surveyors, Inc. Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340-5421 June 13, 2014 Ms. Debra Peterson Planning Assistant City of Medina 2052 County Road 24 Medina, MN 55340 Re: Preliminary Plat Review — Capital Knoll 1575 Hamel Road (CSAH 115) Hennepin County Plat Review No. 3363 Dear Ms. Peterson: Phone: 612-596-0300 Fax: 612-321-3410 Web: www.hennepin.us Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for Capital Knoll was received by Hennepin County on May 15, 2014. The development includes the division of one existing parcel into four residential lots. The county plat review committee discussed this plat on May 20, 2014. Based on our review, the following comments are provided: Access — Based on the preliminary plat, a 66 -foot common driveway easement is proposed for the property on Hamel Road. The current roadway design of Hamel Road includes a two-lane rural roadway with approximately 1,010 vehicles per day (2013 counts) and a posted speed limit of 40 mph. This roadway is classified as major collector roadway, which would generally require 1/8 - mile (660 feet) access spacing, based on our county access spacing guidelines. The proposed driveway location on Hamel Road would not meet the county access spacing guidelines. The county strongly encourages one shared driveway access onto Hansel Road for this property. The two lots located on the south side of the site are proposed to access Blackfoot Trail. Right -of -Way — The existing half right of way for Hamel Road along this property is 33 feet. The preliminary plat shows an additional seven feet of right of way dedication to provide a total of 40 feet of half right of way, which will match the properties to the east and west. Hamel Road is designated as a future off -road bikeway on the Hennepin County Bicycle Transportation Plan and is also shown on the city's plan. Therefore, additional right of way may be necessary, beyond the seven feet designated. This section of roadway is currently a two-lane rural roadway with minimal shoulders. To provide future pedestrian/bicycle accommodations, additional right of way may be needed, depending on the design of the facility. For a two-lane rural roadway section, a paved shoulder (on -road facility) would require 50 feet of half right of way. To provide a multi -use path (off - road facility), 60 feet of half right of way would be needed. Ali Permits — Please inform the developer that all proposed construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596- 0337 or steven.groetaJtettnepitt.us. Please contact Bob Byers (612) 596-0354, robert.bvers(Otennepin.us or Carla Stueve (612) 596-0356, carla.stueve(iiitennepin.us for any further discussion of these items. Sincerely, -? ,../..4 �. James N. Grube, P.E. Director of Transportation and County Engineer JNG/cjs cc: Plat Review Committee Mark Larson, Hennepin County Survey Office t. AGENDA ITEM #9 MEMORANDUM TO: Mayor Weir and Members of the City Council FROM: Dusty Finke, City Planner DATE: July 3, 2014 MEETING: August 13, 2014 Planning Commission SUBJ: Go2Print Media Group — Site Plan Review — 62 Hamel Road Review Deadline Complete Application Received: June 16, 2014 Review Deadline: September 19, 2014 Overview of Request Go2Print Media has requested approval of a Site Plan Review for the construction of a 1500 square foot storage building at 62 Hamel Road. The building is proposed to be accessory to the principal use (office) on the property for storage. The principal structure is 2400 square feet in footprint and 2738 total gross square feet. An aerial of the subject site can be found below. The proposed building is at the far north (rear) of the lot. Proposed storage building location Analysis Office uses are permitted in the zoning district. Warehousing is not permitted, but the applicant has stated that the proposed use is accessory to the principal office use of the property. The subject property is located at the northeast intersection of Hamel Road and Eugene Drive. The existing building is built to the property line on both streets, as zero lot line setbacks are permitted in the Uptown Hamel area. The subject property is bisected by an access easement for the benefit of the property to the east. Two loading docks for the property to the east actually load within this easement. There are four parking stalls behind the existing building. There is additional gravel further to the north on the property which could accommodate some additional parking. However, most parking would occur on -street on Eugene Drive and Hamel Road. There is a clump of large cottonwood and box elder trees in the proposed location of the storage building, removal of which would be required to construct the building. Setbacks / Hardcover The following table summarizes the lot requirements of the Uptown Hamel -2 district in comparison to the proposed site plan. UH-2 District Requirement Proposed Storage Building Min. Front Yard Setback Zero 2 feet (west) Max. Front Yard Setback 10 feet 2 feet (west) Min. Side Yard Setback Zero, or 8 feet if openings 10 feet (east) Min. Rear Yard Setback "amount determined necessary by city" 3 feet (north) Impervious Surfaces 90% 91% Building Height 3 stories 1 story (18 feet) The proposed storage building meets the dimensional standards. Building Materials and Design The proposed structure is a stick -framed rectangular building with "smart -board" OSB siding and asphalt shingles. A 12'x12' garage door is proposed on the south side of the structure for loading and a human -door on the west. The UH-2 district code states that exterior materials shall consist of one or more of the following: natural brick, stucco, stone, wood and glass. Treated or anodized metal may be used for trim. The following requirement is included in the UH-2 district related to building design: "Fenestration — Modulation. Windows and openings shall be generous, especially on the street side, and their placement and design shall express the pedestrian friendly, livability of the town center... Buildings shall be modulated a minimum of once per 40 feet in frontage to avoid long, monotonous building walls. This modulation may include varying building height, building Go2Print Media Group Page 2 of 6 August 13, 2014 Site Plan Review Planning Commission Meeting setback, or building materials/design. At the street level, at least 30 percent of the facade should be glass in windows and doors." An overhang is proposed over the human -door on the west of the building, but otherwise the structure is a rectangle without additional modulation. The western wall, facing the Eugene Drive right-of-way, is proposed to include 4 windows. The applicant argues that because this portion of Eugene Drive is not utilized as a public street, the window requirement should not be strictly enforced. Staff believes there is a strong possibility that Eugene Drive will be improved at some time in the future to provide access to surrounding properties. While the right-of-way ends at the railroad right-of-way to the north, the property to the west would be provided access from Eugene upon its development. It should be noted that 30% of the frontage would be a large proportion for a storage building. Staff also does not believe that Eugene Drive will extend all of the way to the north, and may not be a "street side." As such, staff believes it is appropriate to discuss whether the 30% window requirement actually applies. Stormwater and LID Review The Uptown Hamel area is served by public stormwater improvements which were constructed and the cost of which partially assessed to properties in the area. A mainline is located north of the subject site. The applicant proposes to add a catch basin to this mainline and to grade the area north of the structure to direct runoff into this system. Access/Driveway/Parking The proposed storage building would be accessed from Eugene Drive and through the existing parking area on the property. As noted above, the subject site is bisected by an easement for access to the loading docks of the property to the east. Loading can occur without impacting Eugene Drive (if further improved in the future), and staff does not believe accessing the storage building will impact existing parking. As noted above, off-street parking is currently provided for four vehicles on the subject site. Additionally, gravel areas in the north portion of the lot (in the location that the storage building is proposed) can accommodate a few extra vehicles. The existing building is 2738 gross square feet of office, which would require 11 parking spaces. Since the storage is accessory to the office use, the new building would technically increase the parking requirement by 6 stalls, although it should be noted that warehousing in this amount would only increase the parking requirement by 1 stall. The Uptown Hamel regulations allow flexibility to off-street parking requirements. The code requirements are as follows: "Off — Street Parking. Flexibility in the number of required off-street parking spaces and loading facilities is allowed in the Uptown Hamel -1 district because: 1) many parcels were developed prior to enactment of parking and loading requirements; 2) some parcels are small; 3) some parcels have little open space; and 4) there is a need to retain continuity of buildings fronting on Hamel Road and in the future on Sioux Drive, and there is a preference for "infill " on Hamel Road to be buildings, not parking lots or structures. In providing this flexibility, the city will consider the use and need for parking, the amount of off-street parking that is being provided, the amount of nearby on -street parking, any nearby Go2Print Media Group Site Plan Review Planning Commission Meeting Page 3 of 6 August 13, 2014 I public parking lots, peak parking demands for the use, joint use of parking facilities, and other relevant factors. In granting a parking reduction, concern for the overall benefits to the Uptown Hamel district will be considered as well as use and enjoyment of adjacent properties and economic impacts. The city council may establish and allow a fee in lieu of required parking to be paid towards the full number of off-street parking spaces required by the zoning ordinance. The proceeds of this fee shall be utilized by the city to achieve alternative parking solutions in the Uptown Hamel Districts. This fee shall be established under the then -current city fee schedule." On -street parking is available along Hamel Road. Eugene Drive and driveways take up much of the street frontage on the north side of Hamel Road, so only three parking spaces are provided in front of this lot and the lots on each side. Six stalls are located across Hamel Road. Additionally, adequate space for 11 vehicles is provided along Eugene Drive. However, the Hamel Fire Department has marked much of the available parking area as "fire department parking only." The nearest public parking is approximately 615 feet away from the property, south of Hamel Road and west of Mill Drive. Staff recognizes that the addition of the storage building will not significantly increase parking needs for the subject site. Currently, adequate on -street parking exists for the uses in the area. Staff is concerned that redevelopment in the area, which is a goal of the City, has the potential to greatly increase the demand for on -street parking. With the construction of the storage building and the constraints of the access easement bisecting the site, there is no opportunity to provide additional parking. The Planning Commission and City Council should determine if adequate off-street parking has been provided for the proposed use, taking into consideration the flexibility permitted in the Uptown Hamel area. Tree Preservation/Landscaping The applicant proposes to remove the six significant trees which are located on the property. The tree preservation ordinance is applicable to "removal of more than two (2) Significant Trees on any property." The tree preservation ordinance would permit the removal of one additional tree. The remaining three trees would be required to be replaced on an inch:inch basis, requiring replacement of 30 inches of trees. This would be the equivalent of twelve 2.5 inch trees. Staff does not believe it is possible to plant this number of trees on the site. The City has allowed off - site planting (in Hamel Legion Park, for example) for replacement. The Uptown Hamel districts require: "At least 5 percent of the site shall be plaza or landscaped. Landscaping shall consist of a combination of: decorative deciduous and coniferous trees, shrubs, flowers, ground covers and rain gardens." The applicant proposes to plant four spruce trees on the east side of the structure, along with small perennials on the west. The applicant has requested that the City waive additional tree replacement. The applicant argues that the existing trees, while large, are not of particular high Go2Print Media Group Site Plan Review Planning Commission Meeting Page 4 of 6 August 13, 2014 quality. Also, site utilization and development in Uptown Hamel is encouraged to be relatively intense, which reduces the ability to leave portions of the area undisturbed. The area east of the proposed building meets the 5% requirement. Staff believes that additional landscaping on the west of the structure could also help break up the massing of the building. The Planning Commission and Council will also need to determine if a waiver from full tree replacement requirements is warranted. Off -site planting may need to be considered (perhaps in Hamel Legion Park) if a tree waiver is not granted. Lighting The applicant proposes a downcast lighting above the garage and human doors. Staff recommends a condition requiring all lighting to be consistent with the lighting ordinance. Loading Docks Loading docks are optional in Uptown Hamel, but "access to adequately handle materials must be provided on the site. A rear entrance for loading area is favored over loading area from the side or front. Loading docks, if provided, shall have a nine -ton capacity, dustless, all-weather surface and shall not be located on the street side of a building." The applicant proposes to leave the existing gravel driveway to access the building. Staff recommends that this surface is paved consistent with code requirements. Wetlands/Floodplains No wetlands or floodplains are located on the site or adjacent, and there are no impacts. Review Criteria/Planning Commission Recommendation The purpose of a Site Plan Review, as described in Section 825.55, is to review proposed construction for consistency with City regulations. The City "may condition its approval in any manner it deems reasonably necessary in order to promote public health, safety or welfare, to achieve compliance with this ordinance, or to accomplish the purposes of the district in which the property is located." The main question is whether adequate parking exists on the site, and whether it is permissible to construct the storage building in the location on the site where more parking can be constructed. If the Commission and Council believe that adequate parking is provided (as a result of the flexibility permitted in the Uptown Hamel area), staff believes the following conditions would bring the proposed site plan into compliance with relevant City regulations: 1) The applicant shall meet the recommendations of the City Engineer dated June 26, 2014. 2) Additional gravel shall be removed so that the site is less than 90% impervious surfaces. 3) The access to the new storage building shall be paved consistent with City requirements. 4) The applicant shall update the landscaping plan to include trees on the west of the structure. Planting may be permitted in the north end of the Eugene right-of-way. Go2Print Media Group Site Plan Review Planning Commission Meeting Page 5 of 6 August 13, 2014 5) Unless a tree waiver is granted by the City Council, thirty inches or replacement trees shall be provided. Off -site planting shall be permitted for some of the trees. 6) Because Eugene Drive is not currently improved as a street all of the way to the north, the full 30% glass requirement for the facade shall not apply. 7) The applicant shall provide an erosion control and site restoration plan. 8) Lighting shall be consistent with the city's lighting ordinance. Attachments 1. Applicant Narrative 2. Plans received by the City 7/31/2014 Go2Print Media Group Page 6 of 6 August 13, 2014 Site Plan Review Planning Commission Meeting Proposed Site Improvement Narrative Property Address and Info: Hamel Mill and Stable 62 Hamel Road Medina, MN 55340 Thomas Therrien (owner) 763-479-3070 x112 Cell: 612-386-5663 tom@go2printmediagroup.com GO2 Print Media group resides at this location, and we have outgrown our rental storage space located next door at the JT Miller Company. Our desire is to build our own structure, located at 62 Hamel Road. It will be located at the most northern side of the lot, of which site plan and construction documents are attached. Description: A 30' X 50' building, stick built 2" x 6" wall construction, hardy board or similar siding. 4' X 12' roof truss, and asphalt shingles. Concrete floor 5" thick, with proper footing, 1 course 6" block, 10 X 12" thicking sides, 2 # 4 rods in outside footing, 3/8" rods 3' OC both directions. One 12' X 12" OH Garage door, and 36" entry service door on south west side of the building, and will have a covered overhang for Aesthetics, inviting warmth into the facade/street side. Building will be insulated, and will include vented soffit, and interior steel walls. Electrical will include 8 Qty 8' T-8 Strip lights, 6 20 amp Duplex outlets, 2 exterior downward facing lamps over outer door south wall, and next to the service door. (eliminating upward and outward light pollution) . There will be natural gas heat by hanging forced air, or tubular radiant warehouse heater styles. Landscaping will include cut swales at the northeast and Northwest sides of the building to allow for proper drainage that ties into the city storm sewer at the north side of the property. At the west/southwest corner of the proposed building will be decorative landscaping including small perennials, rock, and 2 small trees. These trees can be either coniferous, or canopy type, will be 2.5" in diameter. 2 Additional trees would be planted on the eastern side of the lot, again, 2.5" in diameter, and will be surrounded by new grass seeding or sod, to frame the area to make it look finished/polished. I would like to ask for some flexibility on the tree plantings, and have proposed the replacement of 4 trees as stated above. The trees that are currently in this area are box elder, and are most likely at the age of their life expectancy. I know this due to the fact myself and residents of 52 Hamel Road spending much time and effort to clear the huge dead limbs from them, and also while looking at the poorly maintained dead trees around the property off of my lot adjacent to the proposed site. In planting 4 fresh trees, it will frame the building nicely, while actually helping surrounding tress that may benefit by removing some of the larger trees that are sucking up all that water. Thanks you for your consideration. I look forward to expanding my business within our wonderful city, and look forward to getting started as soon as possible. Thomas Therrien Owner, Hamel Mill and Stable, G02 Print Media Group 7 frosted Vintage RuFfles DayEly 66 ft VNYL EDGNG 4 Dable Play Big Bai9 Spires b Stained Glare Posta 3 Try Mine r6 eta k sq' ft. P11.C41 PROJECT NAME 4 ADDRE55 DESIAURES E SONS 'PROJECT t'U IBER 3 Moses Fre Daylly 3 Ka -I Foester Feather Reed Grass DESIGN I NGN«uric 5 'sell Calm -mar Colorado Blue 5prvice Fl K. ft. r11.0 13 ft. VNYL 3 Moses Fre Dcyliy 2 Karl Foester Feather Reed Gran 62 HAMEL ROAD HAMEL MN, 55340 tti4329-3 P DATE 8N2014 DE5IGPER SARAN NOTCH LANDSCAPE PLAN J SCALE V6 -1 6, CLIENT: CERTIFICATE OF SURVEY/SITE PLAN WEBS Tom Therrien 62 Hamel Road �.�■�A ' SURVEYING LLC 1 Hamel, MN 55340 LEGAL DESCRIPTION OF PROPERTY SURVEYED: The Westerly 42 feel of Lot 42, Auditors Subdivision Number 241, Hennepin County. Minnesota NOTES: 1) The legal description and easements as shown hereon were obtained from Title Commitment File No. 58202 issued by Old Republic National Title Insurance Company on August 10, 2012. 2) Benchmark: Top Nut of Fire Hydrant located at the NW quadrant of Eugene Street end Hamel Elevation= 1029.02 feel (NA.V.D. 1988 datum) 3) Area: 9088.6 SQFI 0.21 Acres 4) Location of utilities existing on or serving the surveyed property as determined by observed evidence together with evidence from plans obtained from utility companies or provided by the client, and markings by utility companies and other appropriate sources (are shown hereon), subject to the following restrictions: A. Utility operations do not consistently respond to locate requests through the Gopher State One Call service for boundary purposes such as this. B. Those utility operators that do respond, often will not locate services from their main line to the customers structure or facility - they consider those segments private installations that are outside their jurisdiction. If a private an'ce roan adjoiners side crosses this site or a service to this she crosses joiner, it may not be located since most operators will not mark such 'private. services. C. Snow and ice conditions during winter months may obscure otherwise visible evidence of a buried structure or utility. D. Maps provided by operators, either along with a field loation or in lieu of such a location. are very often inaccurate or inconclusive. E. EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. BEFORE DIGGING. YOU ARE REQUIRED BY LAW TO NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT 651/454-0002. F. Lacking excavation, the exact location of underground features cannot be deturately, completely and reliably depicted. Where additional or more ailed information Is required, the client is advised that excavation may be G. Per Gopher Stale One -Call Ticket No. 141414451, the following utilities and municipalities were notified, ARVIG 763.682-3514 CENTER POINT ENERGY 608-223-2014 CITY OF MEDINA 763-473-4643 CITY OF PLYMOUTH 763-509-5950 COMCAST 612-522-8141 DEPARTMENT OF TRANSPORTATION 651-386-5750 MEDIACOM 515-559-0032 METRO WASTE COMMISSION 651-602-4511 ROGERS COMMUNICATIONS 877-459-2690 SPRINT/LONG DISTANCE 800-521-0579 WINDSTREAM COMMUNICATIONS 763-682-3514 XCEL ENERGY 612.630.4366 TTM OPERATING CORP 866-753-8309 CENTURYLINK 800-283-4237 5) The proposed storage building shall have adequate gutters to direct the roof drainage to the natural downslope at the rear of the property and not the adjacent properties. The downspouts shall have a rockbed/rlprap constructed below to disperse any heavy flows. 026.4 X1026.1 1026.2 LEGEND CL Set P.K. Nail O Set Iron Monument 841226 22 Light Pole O Storm Manhole O Phone Riser O Sanitary Manhole X Spot Elevation O Water Gate Valve 6 Hydrant Q Decidous Tree X11027.5 Bancernark 1026.4 027 1027 1 X1027 1 / X102] 8 / X1027.7 028.81 1 -J 1 X10277 X1028 '0 1 I 1 -4002 / / // x1026.3 1 // / 1 / / / / / 1 -,_/ / / 1 / / X10255 / / / / / / / / / 1 // / // , -9aw.�/s� - .X1026.2 /`0000 x1022.e 1 / / / 1 // I/ /r 1 XYY IOMA 1 I I I I 1 / I 1 I I / I 1 I I use I f �- X102]0 X10276 X1026.8 N 1026.6 02).2 ^1o17i - X 1027.6X 16275 Edger or 9aun...ue_.../ X1027.7 X1027.6 X1027 7 X10276 X1027.8 X10276 so X1027.3 X1027.3 'X10276 Edge 0f Bewwneus X1 X1026.1 1 - Salk 8 Rai Fence.. / on8 1028 0 0276 UMegmurtl •-- \\\/1( Electric \ par meM. X1bP•Q�P UMeq o 1026.6 p0 08ore . - tinge X1026 1027.0 Underyamd Gas line per 1050095 X1026.7 ei 20 0 X10281 _ .. 1027.1 1027 2 102]. DT 1.6 X10284 X10269 102].0 1027.0 I _ 1/ 5102 6 •Conmeb waXa // X102]1 �•^•ellum MuaFNaq ;...,• 1027 3 1027. I 10258 Edge of Wo0e Adjust invert to 1022, add beehive inlet DMewa2 Easement Pe7 001.111.7756222-- X10276 X1027.9 ezngrey6�.ree z wx4e Existing Building 62 Hamel Road FFE w 1025.2 X1026 X1026.0 0 10279 X1028 1 0270 201 DIVISION STREET W., SUITE B P.O. BOX 323 MAPLE LAKE, MN 55368 763-898-9999 Xf0233 _ CN s ; BRG'a- _a R 25.Osy O1Ra>1.12.Ot•71Y m X10262 X1028 2 1028.3 10262 I 1 m grouuS Gas Ilna par markings J A+«I'aG "Cone 027 6 x02._722.1.lt _ \ 0221. Pavers X1026.7 0 0 0 026 e 580 10263 X1026.5 X1026.8 026 X10271 1024.4 XIn244 X1025 5 X10253 X10274 274 X1027.] I hereby cadIfy that or rep. vras a..4 b7 mememorr �r mymreeccl�nrnerwwon m e duly Limnn5.0 Surveyor under Ilse laws al Ow SW of Mnresda. C V•.`.Iw - �1-i•, 1N fie_ 610.14 Dna. E.W.. Jr License No 4t Y26 027.8 -X1026.8 X1027.3 10 MN OM MIMI III= FILE NAME 14025-Therrien.ev SCALE DATE DRAWN 67 10 70In 8-12-2014 CEW Jr. JOB REVISION SHEET 14025 1/1 1/1 Traverse PC AGENDA ITEM #10 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com PLANNING REPORT TO: Medina Planning Commission FROM: Nate Sparks DATE: August 6, 2014 MEETING DATE: August 13, 2014 RE: 22 Hamel Place Site Plan Review CITY FILE: LR-14-137 Application Date: June 2, 2014 Review Deadline: September 30, 2014 (extended) BACKGROUND Farhad Hakim has made an application for a Site Plan Review for an eight unit two-story apartment building located at 22 Hamel Road. PROJECT SITE & DESCRIPTION The site is located at the northeastern corner of Hamel Road and Brockton Lane south of the railroad tracks. The property is guided for a Mixed Use -Business land use in the Comprehensive Plan. The site is zoned UH-2, Uptown Hamel -2. The general area is a mix of general commercial and residential uses. The site is currently a vacant lot. In the Uptown Hamel Concept Plan, this parcel was shown for high density residential housing. Apartment buildings are a permitted use within the district. The applicant proposes a two-story apartment building with a detached garage behind it. The apartment building is proposed to have 8 units. Four units are on each level. Laundry facilities are provided within the units. SITE PLAN REVIEW The site and building plans were reviewed to determine compliance with the standards of the Uptown Hamel -2 District: Building Setbacks The Ordinance requires that buildings be setback no more than 10 feet from the right-of-way. The building is proposed to be 10 feet from the sidewalk along Hamel Road. An eight foot side yard setback is required, which is being met. The applicant's survey makes it appear as though the sidewalk is not within the right-of-way easement. This should be confirmed. An easement dedication may be required. Architectural Standards The exterior building materials for the principal building are proposed to be fiber cement board siding and mechanically fastened natural stone with a ledge stone look. The detached garage will have fiber cement board siding, and the trash enclosure will either be the fiber cement board siding or the mechanically fastened natural stone with a ledge stone look, or a combination of the two materials. The ordinance requires the building to have balconies and porches where it faces a street. There are two overhanging balconies facing the street. These are exceeding the minimum width standard of six feet. Parking & Driveways The applicant is proposing 15 surface parking stalls and a detached eight stall garage positioned behind the principal structure/apartment building. One stall per unit is required to be inside. The ordinance encourages underground parking but allows for surface level parking when the structure meets the minimum architectural standards of the district and is "consistent with the scale of the development." The eastern stalls in the garage will be more difficult to get in and out of but the applicant has proposed bump - outs on the north and southeastern sides of the building which Staff believes will make this acceptable. The driveway ordinance requires a 2.5 foot setback for the driveway and in some areas the driveway is only two feet from the property line. The setback may be reduced through a waiver from the City Council. The Council may impose such conditions or requirements as it deems reasonably necessary to protect the public health, safety or welfare. Staff has reviewed the placement of the 24 foot in width driveway and overall site layout and feels that maintaining the width of the driveway is more important than the setback to the side property line for safety reasons. Impervious Surfaces The maximum allowed percentage of impervious surfaces is 90%. This project is proposed to have 80% impervious coverage. Grading & Drainage There is a current stormwater pipe along the eastern edge of the property. This is proposed to move slightly to the east. The applicant is also seeking to vacate a portion of the easement the storm pipe is located in. The City Engineer's comments are attached. Tree Preservation & Landscaping The property has 170 inches of trees on site. Based on the lot size 15% of the trees are allowed to be removed for the initial site development and 20% for activities other than the initial site development. Using both standards, there will be about 109 inches of trees to be replaced on site. The applicant may wish to plant additional trees on the site, perhaps in the rear by the trash enclosure. The remainder could be planted off -site. A landscaping plan has been provided focusing on the perimeter of the building. The applicant may wish to include additional landscaping in the rear of the lot, especially near the aforementioned trash enclosure. STAFF RECOMMENDATION The building and site plan generally meet the requirements of the Uptown Hamel -2 District. Therefore, Staff recommends approval with the following conditions: 1. The applicant shall provide an easement for the sidewalk, if necessary. 2. The landscaping plan shall be revised to provide additional plantings in the rear of the lot adjacent to the trash enclosure prior to a building permit. 3. A tree replacement plan shall be provided prior to the issuance of a building permit. 4. The detached garage shall have fiber cement board siding or mechanically fastened natural stone with a ledge stone look to match the principal structure. 5. The trash enclosure shall have fiber cement board siding or mechanically fastened natural stone with a ledge stone look to match the principal structure. 6. All comments of the City Engineer shall be addressed. 7. All comments of the City Attorney shall be addressed, and the Applicant shall abide by the City Attorney's recommendations related to the lease agreement and recording procedures. 8. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the site plan, construction plans, and other relevant documents. Attached: Aerial Photo Engineer's Comments Applicant's Plan Set cc: Dusty Finke Debra Peterson Tom Kellogg Ron Batty 8/6/2014 Hennepin County GIS - Printable Map Parcel ID: Owner Name: Interactive Maps 12-118-23-41-0011 Fez Jon Parcel 22 Hamel Rd Address: Medina, MN 55340 A -T -B: Torrens Market $163,000 Total: Tax $4,849.04 Total: (Payable: 2014) Property Sale Vacant Land -Residential $160,000 Price: Type: Home- stead: Non -Homestead Sale 02/2014 Date: Property Map Map Scale: 1" = 400 ft. Print Date: 8/6/2014 This map isa compilation of data from various sources and is famished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. Parcel 0.57 acres Area: 25,023 sq ft Sale Vacant Land Code: COPYRIGHT © HENNEPIN COUNTY 2014 http://g i s.co.hennepin.mn.us/Property/print/default.asp OC=458836.3018500004,4987610.438650002&L=6&T=hybrid&D=true&LID=0&FID=1211823410011 &VIS... 1/2 WSB ® a.revx•iatca, Inc, engineering- planning• environmental• construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 August 6, 2014 Mr. Dusty Finke Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: City Project: Hamel Place Site Plan WSB Project No. 2712-050 Dear Dusty: We have reviewed the revised site plan submittal dated August 4, 2014 for the Hamel Place8-unit apartment building located at 22 Hamel Road. Comments from our July 8, 2014 review are shown below with updated responses shown in red. 1. Plan and profile views of the relocated storm sewer should be included in future plan submittals. Plans dated July 24, 2014 shown the profile view of the storm sewer. The plans should be revised to show all storm sewers to be RCP and not HDPE. 2. The origin and date of the survey must be shown on the plans. Completed. 3. The plans prepared by Gronberg and Associates disagree in many ways with the architectural drawings. Some of the disparities include the size of the garage, the location of the garage, the concrete pad and stepping stones are missing on the survey, trash enclosure location, parking lot location, garage setback from the rear lot line, and garage stall widths. These are just some of the differences that need to be corrected so that the survey and architectural plans agree. Garage plans submitted agree with survey. 4. The plans should identify the existing sanitary sewer service size. Calculations should be provided to verify the existing sanitary stub has the capacity to serve the proposed development. Not completed. 5. A storm sewer should be stubbed to the northwest corner of the site and a catch basin installed to pick up drainage from that location. Completed, storm sewer pipe type should be changed to RCP. 6. The proposed parking lot spot elevations shown west of the garage and the proposed garage floor elevation appear to direct parking lot drainage to the garage. The grading plan should be revised or additional detail provided showing drainage will be directed away from the garage. Corrected. 7. Concrete curb and gutter should be shown around the perimeter of the parking areas. Plans have been updated to include B612 concrete curb and gutter around the perimeter of the parking lot. Hamel Place Site Plan August 6, 2014 Page 2 8. We will provide more detailed comments on the proposed garage once the civil and architectural plans agree. Access to the eastern most two garage stalls will be difficult for larger vehicles. 9. The access from Hamel Road to the site should be designed with grades at 2% or less for at least 50 — feet north of the existing sidewalk. Completed. 10. The plans should clearly show all removals. It does not appear the 22" spruce shown in the middle of the lot near the front of the proposed building will survive the construction and should be shown as a removal. 11. The plans should show how rooftop drainage will be collected and where it will be routed. Preferably the drainage should be routed to the storm sewer system. 12. A temporary construction easement will be required from the properties east and west of the subject property to construct the proposed improvements. The applicant shall provide copies of these easements prior to final site plan approval. 13. The proposed bituminous spillway shown between the garage and the proposed building along the east side of the parking lot should be changed to concrete with concrete curb and gutter around the perimeter. Please contact me at 612-209-5113 if you have any questions. Sincerely, WSB & Associates, Inc. / 1411—' 4TE BY REMARKS 12-14 TRASH ENCLOSURE, EASEMENT ADDED 29-14 30.14 23.14 CERTIFICATE OF SURVEY FOR LEAPFROG CONSTRUCTION IN LOTS 37, 38 & 40, AUD. SUB. NO. 241 HENNEPIN CO • '` , ► INNESOTA NN \ SO0 \ LINE RAILROAD 6NY-,41440 \\ NVa101204 G�4<` q.� \ \\ \ '.4;;;„ PROP 2SEWER Pe��RM MANHOLE 112 \ \\ ''• \fro , '855,1025 5 2035 BV.m22.o d=03'0746" s. INv�_1012 o0g: CHIO L_107.60 �\ FEN \ \ Q PROPOSED CATCMOASIN- RIM.1022.81 \ �%. INV=1018.0 \ \ \ \ 4 \ \\ \ \Y PROPOSED 8613\ CONCRETE CURB'A GUTTE AROUND PERIMETER 0 PARKING LOT \ 1W,020 0- 8W -510y o a2 0,81021.2 5- 1V61028 5 NW CORNER 6`"Y1o2sv OF LOT 38--x' M^ 1028.0 WEST LINE OF LOT BW=10x5.2 LINE PARALLEL TO 38 WALPROPOSED_ L WEST LINE RETAINING OF LOT 38 BW+=0245 rw•1oxe.a p ewalon.z NORTH LINE OF LOT 39 NE CORNER OF LOT 39 w 0 0 w O 0 z 0242) 2�.L\ 153 18618' BLACK yJALNUT CONC PATIO 32 BLA WALNUT )10250] I I023o1 9 ASH W ASH EXI TSTS ING WATTERMAIH 14.:.: 441 _ 9.0 1024.2 CATCH �A _7-78-& T ,,..,s 113 Rpp� I XISTING sgNITARY Sf WEk _� Eq FMTVTOT HAMFL ROAD LEGAL DESCRIPTION OF PREMISES: Lot 37, Auditor's Subdivision No. 241, Hennepin County, Minn. Lot 38, Auditor's Subdivision No. 241, Hennepin County, Minn., except that part of said Lot 38 described as follows: Commencing at the northwest corner of said Lot 38; thence south along the west line of said Lot 38 to the northeast corner of Lot 39, Auditor's Subdivision No. 241; thence east along the north line of said Lot 39 extended to a point 107 feet west of the east line of Lot 37, Auditor's Subdivison No. 241, measured at right angles thereto; thence north parallel to the west line of Lot 38 to the north line of said Lot 38; thence west along the north line of said Lot 38 to the point of beginning. Lot 40, Auditor's Subdivision No. 241, Hennepin County, Minn, except that part of said Lot 40 lying westerly of a line drawn parallel to and 107 feet westerly, measured at right angles, from the most easterly line of said Lot 40. This survey shows the boundaries and topography of the above described property, and the proposed location of two proposed buildings and parking lots. It does not purport to show any other improvements or encroachments. • : Iron marker found D : Iron marker set : Existing contour line, mean sea level datum -- : Proposed contour line 1—Biz.s : Proposed spot elevation X : Denotes tree to be removed Bearings shown are based upon an assumed datum NOTE: Catch basins and manholes were located in the field. Additional utilities shown are from city records. NOTE: Survey information is from field work by Gronberg & Associates REVISIONS on April 18, 2014. 'DESIGNEE' I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. p \PR13PO5E0 BITUMINOUS I PROPOSED 26 LF 24` HOPE 0.81% 4w19495 0.S ';;;-)4;;;;; 9W=101 PROPOSED CATCH BASIN RIM.1020.0 INV.=1012.29 �\ g PR .1022 8 L -51861E_32• HDPE RIM.10228 INVW1015.,2 ` —EXPOSED FOUNDATION .-- UTILITY AND RAINAGE EASEMENT PER DOC. NO. 240547 (NEEDS TO BE DUCED TO 8 FEET TO MATCR PROPOSED BUILDINGS AS SHOWN). ALSO, STORM SEWER NE DS TO BE MOVED TO THE AST. EXISTING STOlFI{M SEWER 59 LF 2a- HDPG, 0.84% PROPOSE STORM SLV4R PO!ROPOS0E1D% 871LF 24' PE .8 PIOPOSEO 8' DRAINAGE AND UTILITY EASEMENT PROPOSED CQMH AIM=1023.0 INV 1012.99 I 0 SPILVWAY AND RIPRAP � I N I I I I I / w O O z I I / i X24`P! PEE LF q'8l% / / / I / I / I / / i 7 S ELDER - / 1 PROPOSED / / CBMH !, RIM M- .5 INV. 1414.07 TEL BOLE '0116 D.B7'$POSf 't2:14 0144P „.. 1q+ tiDpE MANHOLE w Z J BROCKTON DATE 4-18-14 15.20+ 20 40 80 SCALE IN FEET HARDCOVER CALCULATIONS LOT 27022+- S.F. LOT- CITY STREET AND SIDEWALK 1416 NET 25606+- S.F. BUILDING 6200+- S.F. GARAGE 2016+ - BLACKTOP 11336+ - PATIOS 240+ - FRONT WALK 103+ - BACK WALK 284+ - WALLS 248+ - TOTAL 20427+- S.F. 20427/25606 = 79.77% PROPOSED HARDCOVER PAVEMENTIL SEC -10N TETA /2• COURSE ,1v/00 BSPEC.:.1 TYPE m'E350>J35J 2357 TAGIT COPY 8' 14085041E 84SE CLASS 5 CE01E0TI.E F, C N, 7001 TYPE & ASSOCIATES, INC. GGRONBERG 14.14 REVISED REVISED REVISED REVISED DRAWN CHECKEC DATE 8 -Y -.'Y MINN LICENSENUMBER (L735 JOB NO 15-127 SPFETS CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS 445 N. 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YGRANGEA, NNABELLE 5 rJ IC'Nfii LILAC, KOREAN 5 Revision #: 22 HAMEL RC Scale: Landscape Plan: Landscape Design by: GARRETT GARDNER Date: 7/1/2014 1/16" =1' LEAPFROG CONSTRUCTION GREEN SCENE LANDSCAPE