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Item 5.3 & 5.4 •of Item # 5.3. & 5.4. Elk River 13065 Orono Parkway MEMORANDUM Elk River,MN 55330 TO: Planning Commission 4, FROM: Scott Harlicker, Senior Planner DATE: November 27, 2001 SUBJECT: I. Case No. Zc02-0I Request by STC, Inc. for a Rezoning from RI d, Single Family Residential to R3 Townhouse District 2. Case No. P 02-01 Request by STC, Inc. for Preliminary Plat Approval — Trott Brook Crossing Addition Request • Consider a request by STC,Inc. for a rezoning from R1d(Single Family Residential)to R3 (Townhome District)and a preliminary plat.The preliminary plat includes 21 single family lots and 82 townhouse lots (103 total lots) on 32 acres. Location The property is located on the east side of Twin Lakes Road at the intersection with Industrial Circle. Zoning/Land Use Rld (Single Family Residential) / MR (Medium Density Residential) Attachments Location map Memo from the City Engineer Preliminary Plat Preliminary development plans Building elevations and floor plans Parking plan • Open space calculations Phone:763.441.7420 Fax:763.441 7425 www.ci.elk-rivermn us rExisting Conditions The 32 acre parcel is located on the east side of Twin Lakes Road at the intersection with Industrial Circle. The property is mostly wooded and hilly. The northwest corner of the parcel was mined to provide fill for the HomeDepot/Walmart development.There is a gas line easement along the west property line and two power line easements,one on the north property line and one along the south property line. Adjacent land uses include a single family residence and Hillside Park to the east, Trott Brook Farms South development to the north, undeveloped single family residential property to the south and the East Elk River Business Park and Twin Lakes Road to the west. Project Description The proposed project is a mix of 82 townhouses and 21 single family residences on 32 acres. The townhouses are a mix of 28 rambler style townhomes and 54 condominium units in buildings with 6 or 8 units in each. Four public streets are proposed. Street B will connect with Trott Brook Farms South and intersect with Street C. It will provide access, via private streets, to some of the condominium units. Street C will also connect with Trott Brook Farms South and extend • through the single family portion of the project to the southern boundary of the project.It will extend into the property to the south when that property is developed.Street D is a cul de sac servicing the 28 rambler style townhouses. Street E provides access into the project from Twin Lakes Road. It will also provide access, via private streets, to some of the condominium units. Individual driveways will service the rambler style units and private drives will service the condominium units. Analysis Rezoning Request The applicant is requesting a rezoning from Rid (Single Family Residential) to R3 (Townhome District) in order to allow this mixed residential project.The underlying land use designation for this property is MR(Medium Density Residential),which would allow up to 7.92 units per acre. The proposed project has a net density of about 3.86 units per acre, which is consistent with the underlying land use designation of Medium Density Residential. The Planning Commission, during previous discussions, has expressed some concern regarding concentrating townhouse developments in a specific area.With the development of Trott Brook Farms, Trott Brook Farms South and this development there will be 348 townhouse units located along a 2/3 of a mile section of Twin Lakes Road.The units in all three developments will be the same color(tan) and the same design, (mix of back-to-back units and rambler units). 110 • Preliminary Plat The preliminary plat consists of 103 dwelling lots, 21 single family lots, 28 rambler style townhomes and 54 condominiums.There are also 2 common lots.The single family lots are located on the eastern side of the plat, adjacent to Hillside Park; the rambler style townhomes are located in the southwest corner of the plat and the condominiums are located in the northwest corner of the plat. Dimensional Requirements The single family lots comply with the dimensional requirements of the R3 zoning district. They all exceed the 80 foot lot width requirement and the minimum lot size of 12,000 square feet. The lots are designed so that future homes will be able to comply with the setback requirements. The lots in the townhouse portion of the project also comply with the dimensional requirements of the R3 zoning district.However,the location of the condominium buildings will have to be adjusted so that they comply with the 30'setback requirement from the curb line of private drives. Grading,Drainage and Utilities Grading, drainage and utility issues are addressed in the City engineer's memo. • Access Street E will be the only direct access into the development from Twin Lakes Road.Streets B and C will extend south from Trott Brook Farms South.Street B will intersect with Street C in the middle of the development and Street C will continue through the project to the south boundary of the plat. Staff is concerned about the proposed location where Street C connects with the southern boundary of the plat and how it will be extended into the Brown property.There is a large hill on the Brown property and it appears that the street will run into the side of it.The location where Street C is to connect with the Brown property needs to be adjusted. Park and Recreation The Park and Recreation Commission recommended cash to meet the park dedication requirements.They also recommended that the developer preserve a trial corridor along the north boundary of the plat for a connection to Hillside Park.The corridor would be adjacent to Outlot B,Trott Brook South and the developer would be responsible for constructing the trail. Sidewalks will be required along at least one side of all public streets. Historic Preservation • The Historic Preservation Commission reviewed the project and did not recommend any action be taken. • Landscaping/Tree Preservation A general landscaping plan has been provided.The Subdivision Regulations,Section 1008, requires 2 trees per lot, one boulevard tree and one front yard tree. The proposed plat consists of 103 lots; therefore, 206 trees are required. The landscape plan includes 154 street/yard trees. The site is wooded except for the area that was mined and the area included in the gas and powerline easements. There is to be a small clump of trees to be preserved between the powerline easment and a drainage pond in the northwest corner of the site and second clump in the center of the project adjacent to a wetland.If the developer would like credit for large trees saved on site,a detailed tree inventory needs to be completed prior to credit being given. Detailed landscape plans for the area around the units will be required. Townhouse Development Open Space The open space requirement for this project is 5%of the net buildable area ( 1.33 acres or 58,131 sf.).The open space calculations submitted by the applicant shows 102,400 sf or 2.35 acres of open space.This does not include the area within the gas line easement. The open space areas range in size from 3,400 sf.to 28,700 sf.Most of the identified open space areas are located within the front setback areas along the streets. These areas have to remain as 40 open space because buildings can not be placed within the setback area. The two largest areas (28,700 sf and 22,800 sf.) are located between the gas line and Twin Lakes Road.The proposed open spaces meets the letter of the ordinance but does not provide a common usable open space area.The proposed open space is fragmented,scattered and in the case of the two largest areas, is on a hill and abutting a major arterial street. Parking As proposed,each townhouse unit will be provided with 1 parking space per bedroom.Each unit's garage and driveway can provide parking to meet the resident parking requirement. Guest parking is required at l space per unit (56 spaces). There are 19 spaces provided in separate parking areas near the condominium units.Additional guest parking is provided in the driveways and along public streets.There is sufficient guest parking provided to meet the requirements.Parking will not be allowed on the private drives serving the condominium units. Townhouse Design Condominiums The condominium units are the same style,material and color as those proposed for Trott Brook Farms South.The units meet the minimum width requirements of 24 feet and 28 feet. • The end units are 37 feet wide and inside units are 33 feet wide. The garages meet the minimum size requirements. The building finish on the front elevation consists of brick, vinyl and stucco. The ordinance requires that except for brick, stucco and/or natural or • artificial stone,no single building elevation shall have more than 75%of one type of exterior finish. The proposed side elevation consists entirely of vinyl siding;however,the texture does vary. The first floor portion is vinyl lap siding and the area within the peak is vinyl shingle style siding. Rambler Style The rambler units are also the same style, material and color as those proposed for Trott Brook Farms South.The units meet the minimum width requirements of 24 feet and 28 feet. The units are 32 feet wide. The garages meet the minimum size requirements. The front elevation consists of stucco and brick.The rear elevations are about 1/3 brick,2/3 vinyl lap siding with decks. The ordinance requires a 32 inch break in building elevation every 2 units. The rear wall elevations only have a 24 inch break unless the decks are considered a break in the building elevation. It does not appear that a 32 inch break is provided on the rear roof elevation. Recommendation The following findings are suggested if the Planning Commission recommends approval of the request for a zone change from R1d (Single Family Residential) to R3 (Townhouse District): • I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN. 2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT PROPERTY OWNERS OR LAND USES. The following findings are suggested if the Planning Commission recommends denial of the request for a zone change from R1d(Single Family Residential)to R3 (Townhouse District): I. THE PLANNING COMMMISSION IS CONCERNED ABOUT THE HIGH CONCENTRATION OF TOWNHOMES IN THIS PARTICULAR AREA OF THE CITY AND THIS REQUEST WILL INTENSIFY THE CONCENTRATION . 2. THE PLANNING COMMISSION BELIEVES THAT THE PROPOSED REZONING WILL ADVERSLEY IMPACT THE AETHESTICS OF THE AREA, AS THERE IS NO DIVERSITY IN HOUSING STYLE, DESIGN OR COLOR OF THE UNITS. If the Planning Commission recommends approval of the preliminary plat the following conditions should be included: S I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. • 2. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 3. THAT THE MAILBOXES SHALL BE CLUSTERED. 4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 0 8. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. I0.A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. I I.SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS B, C, D AND E. 12.A TRAIL EASEMENT SHALL BE PROVIDED TO HILLSIDE CITY PARK ALONG THE NORTH PROPERTY LINE FROM STREET C. I 3.A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND TOWNHOME DWELLING UNITS SHALL BE PROVIDED. I4.A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS. A COPY OF • THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. 0 15.THE DEVELOPER SHALL CONSTRUCT THE TRAIL FROM STREET C TO HILLSIDE PARK I6.THE LOCATION WHERE STREET C MEETS WITH THE PROPERTY TO THE SOUTH (THE BROWN PROPERTY) SHALL BE ADJUSTED SO THAT IT AVOIDS THE HILL LOCATED NEAR THE NORTHEAST CORNER OF THE BROWN PROPERTY. I7.THE TOWNHOMES SHALL BE SETBACK A MINIMUM OF 30 FEET FROM THE BACK OF THE CURBLINE OF ALL PRIVATE DRIVES. I8.THE LANDSCAPE PLAN WILL HAVE TO COMPLY WITH THE LANDSCAPING REQUIRED IN SECTION 1008 OF THE ELK RIVER CITY CODE. A DETAILED LANDSCAPE PLAN FOR AROUND THE UNITS WILL BE REQUIRED. I 9.ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR • TO GRADING COMMENCING. • A vr.ELR - - ,\\E.,-'f ,Ih ,p - ••I °- . , >R17v� RIVER •YialliT ilk,' N r:4!rt�rrry ynt• `, PLAZA AI . �y��Zar.,ri'T 4< 11A ■ tilt,V V• ‘,k \� vii,„,�ar-``sa.,.l 24Ai 04 1, \ 1 \ ounoT r 4 OUR 03: 1.INef�i�4 PLAZ: , •� n s �. %.\ ' 111 nTT . �`q ;311ia `f ounm, t7©4`� I3D k:�VOW 1111 jai. 1} . `. VOW �s i. 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'041 <iiiii------. il N. . 1 ,./',:.. a \,\ , �. \ \ UMW •6TH \�\\ �`S y10 �^' \\\ } • ■1� DOT ,., �\\, k� 11' PROPERTY \ �. ,�_\y ,. j 175TH ,k ` �'•k I >_■ �..=— .r � fir-- . 1 . 174TH \ '�iiimemir k ' ! --T \N �5 r� '0* RK 1 TAM I L I 2 1 173RDolk ° ksx, :\ , I 1 1112 C.5 1 ,V y I PR2POSED 172ND tt kkXRAI DEPOT I \ I l _.rem \ ' N 7 Location Map Elk �� Case Number: Case P 02-01 River • r�-, 47 . i Howard R. Green Company January 21, 2002 File: 816720J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: TROTT BROOK CROSSING ADDITION SITE PLAN REVIEW Dear Mr. Harlicker: As requested, we have reviewed the submittal package for Trott Brook Crossing Addition. The submittal package was prepared by Westwood Professional Services and included a 7-page set of plans. The plan set included existing conditions; preliminary plat; grading, drainage, and erosion control plan; centerline profiles; preliminary utility plan; and preliminary landscape plan. Also included in the submittal package were drainage calculations which encompass both Trott Brook Farms South and Trott Brook Crossing. Based on our review, comments received at the staff review meeting, and a meeting with the Developer and their engineer, we would offer the following comments: A. PRELIMINARY PLAT • The preliminary plat does not accurately reflect the previous taking from this property for the Tyler Street right-of-way. This needs to be corrected. • The Developer indicated they were negotiating for the acquisition of Outlot A of Elk River Business Park, which is on the east side of Tyler Street adjacent to their property. The preliminary plat should reflect this parcel of land also if it is to be attached to this plat. B. SITE PLAN • The exception to this plat is owned by Mr. Bob Vandenberg. A ghost plat of how this property could be subdivided in the future should be shown on the site plan. • Mr. Vandenberg's property currently has its access through Hillside Park northerly up to CSAH 12. An attempt should be made to realign Mr. Vandenberg's driveway to meet the City street in Trott Brook Crossing and to vacate the driveway easement he has through Hillside Park. • Unit 27 of the townhomes encroaches into the existing power line easement. There is a note that indicates the Developer is negotiating to have the easement width reduced. We believe that this is not likely to happen; therefore, the buildings should be realigned to eliminate the encroachment. Ltr 1-21-02 Harlicker.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 111 Mr. Scott Harlicker January 21, 2002 Page Two • There is only one access from the proposed plat onto Tyler Street. That is at the northern portion of the development. The access point lines up with the northern access from Elk River Business Park. Left turn lanes for turning vehicles into Trott Brook Crossing are established at this point. The southerly access from Elk River Business Park also has left turn lanes established for access into Trott Brook Crossing. However, the Developer has indicated that the gas line easement and the elevation of Tyler Street make it impossible to have a road connection at this point. Therefore, the Developer has shown an emergency access from the cul-de-sac to Tyler Street. This must be paved to a width of 10 feet so that it can act as a pedestrian trail. We will work with the Developer's engineer to design an emergency access that is suitable for the largest emergency vehicles that may need to use it. At a minimum, the width needed for emergency vehicles is 20 feet. • The left turn lane on Tyler Street at this southerly access point will need to be removed by this development. • The townhome ordinance requires a 30-foot setback from the curb line on private drives to the buildings. The 8-plexes at the northwest corner of this development do not currently meet this setback. The building arrangements will need to be adjusted ID to maintain a minimum of 30 feet from the curb line on the private drives to the buildings. C. GRADING, DRAINAGE, AND EROSION CONTROL PLAN • Where Street C hits the south plat boundary as it would enter into the Brown property further to the south, it appears to be at a poor location. From the little bit of topography shown, it appears that the street location will fall on the side of a hill located on the Brown property. Additional information needs to be provided to definitively show that this street location will not cause development problems on the Brown property. If it will cause development difficulty on the Brown property, the location where Street C hits the south plat boundary needs to be modified. • Additional storm sewer structures need to be placed in Street E to catch runoff from the 8-plexes prior to discharging into Street E. It appears the proposed storm sewer route can be adjusted to hit Street E with appropriately placed catch basins. • We question whether or not a permit from the gas company can be obtained for the storm sewer line from Street D to Street E. The storm sewer line is shown on the gas line easement boundary. Therefore, construction of this line would require digging in the gas line easement parallel to the gas line. • It appears that the driveway for Unit 11 and for 8-plex building #2 are somewhat flat. These two areas should be looked at and building elevations adjusted as appropriate. • There are a number of areas where cross-lot drainage will not follow the prescribed • drainage and utility easements. In these cases, additional drainage and utility easements will need to be provided to accommodate these drainage patterns. Howarc R. Green Company Ltr 1-21-02 Harlicker.rev CONSULTING ENGINEERS • Mr. Scott Harlicker January 21, 2002 Page Three • The emergency overflow and high water elevations need to be included on the plan to verify the elevation of the buildings. • At the southeast corner of the plat, there are two areas where storm sewer pipe extends out into the rear lot areas to pick up low points. We question whether or not these storm sewer extensions are necessary. Closer examination of the natural topography in these areas should take place to verify whether or not storm sewer is necessary to pick up these isolated drainage areas. • There is grading shown on the exception to the plat all along the frontage of Street C. Permission from the owner of the exception will be necessary before the grading plan can be approved. • A temporary cul-de-sac meeting the City dimensions will need to be constructed at the south end of Street C. If the Developer is unable to get an easement from the Brown property to construct a temporary cul-de-sac, one of the lots in this location may become unbuildable to facilitate the cul-de-sac construction. • When the grading plan is resubmitted with the above changes and/or corrections, it should be submitted at a 50 scale. D. PRELIMINARY UTILITY PLAN • ■ The dead-end watermain proposed in Street D and Street E needs to be looped together to eliminate the dead-ends and to facilitate a higher fire flow in these areas. • Sanitary sewer and water services should be shown at the appropriate locations for serving future lots to be developed in the exception. Also, an extension of the mainline water and sewer, if appropriate, needs to be shown into the exception. • We are reviewing the ERMU's water model to determine an appropriate routing and sizing for a trunk watermain through this development. We will provide this information as soon as it is available. This development will be provided a trunk credit for any trunk sized watermain required above 8-inch. E. STORM DRAINAGE CALCULATIONS • A review of the storm drainage calculations submitted indicates that the calculations are for Trott Brook Farms South and Trott Brook Crossing. When the two plats are looked at for storm drainage purposes together, the drainage calculations are acceptable. Essentially, the drainage calculations are requiring Trott Brook Crossing to retain more of its drainage so that Trott Brook Farms South can discharge at a slightly higher rate than proposed. At some point, the Developers of Trott Brook Crossing will need to submit in writing that they are agreeable to restricting the discharge from their site to a lower level so that Trott Brook Farms South can discharge at a higher rate. • Howard R. Green Company Ltr 1-21-02 Harlicker.rev CONSULTING ENGINEERS • Mr. Scott Harlicker January 21, 2002 Page Four If you have any questions regarding these items, please call. Sincerely, Howard R. Green Company eZ'GGze.„(/ Terry J. 4aurer, P.E. TJM:tw i • Howarc R. 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A © 000158 ) * c1 (. 9 1 1 • 0 n... Z; ;;3 :.• ?..attatt ?.1 )'..! E Z -.. .,.. 0 eti -. $,; "Igial ,l '` A $••:.' ‘,:: a A 4%i 'Ll 'tAt. Ei € € € '(?) ' 1: -• .• ?..' 0 0 ill • poi• i.. . i t- 9 1-3 g ' -* a a,` „, z . ,.., ..... to, s ,!. 2 ' ri." 1111111111 .. ilf ! f ! fH .1 ® ° ° ® c' x + . • • 4 g M 1 ° P 'ilV 3. 0 . 11 ,!., i1A .. 3 'i 2 a , , . Z A 4 M -1-• 4 A-; `',. ; 1 F,1 --.. 1. c. Q a 2 8 . (- F ) i . 6 i 8 i,•-_' 2 04 rzi 8 Fi't hi ••••.. -. ct -- t - X -I a- * 8 7 M 1 • _ g 1 g ri 4 , c„ 0 — . .1 i q •2001 es woo ro essronal Services, Inc. Coll 48 Hours before digging: \ ///r e GOPHER STATE ONE CALL N,:.:‘ • 1 �/� L1 r3Twn oll Area 651045420002 \\` G � 8 8 8 Existing Legal: Mn. Tdl Free 1-800-252-1166 • / - 1 The Southeast Quarter of the Northwest Quarter of Section ?. �—� Township 32 North, Range 26 West, Sherburne County, Minnesota, except Phot \ I 9 10 port thereof described as /o/lows ( 1 : 10 \ .7 ..�-t • • N line of the SE'1/4 oftthe NW 1/1 Commencing of the Northeast corner of said Southeast Quarter of the �:' i' I _ _ IH,lit,, ,\ Sec 2-32-26' Northwest Quarter, thence on on assumed bearing of South 1 degree 17 �" •• I ' I 1 --__.- I `- _' \, - I . \ minutes 13 seconds West, along the East line thereof, o distance of 430.84 ' \ 1 i6 15 14 13 o ,1 , n• • ' feet to the actual point o/beginning of the land to be described,• thence I b'' 6 7 111 North 88 de ices s2 mrnules 17 seconds West o distance o!17286 feet; � � P Et" i r LI r I'. ,, �' e - •`U`T IS'. F`L A87' j ,i q, i I1t • - s ,n , ` thence Southwesterly o drsfonce of 6779 feet along a et. a ntrol curve ?� 1313' 1 I, \ e 'OUTLOT B ri' concave to the Northwest having a radius of 330 00 feet, a central angle of I - _ ;, ` + ,, tI degrees 46 minutes 12 seconds and the chord of sold curve bears South l • ._� •+ad-- X60' ._• ', '1 , I t •\ ` `\ , — 58 degrees 17 minutes 28 seconds West; thence Southwesterly and Southerly T I "`- @ ,f \ _EX -OYER,HEAD ,'•,\: - J /. _ a distance o/40612 feet along o reverse curve concave to the Southeast a / ,n 1' - \ ,%\ POWER LINE`EASEMENT i _< .5 1,-----7:4-5_17,...:-=_-_. having radius of 370.00 feet, a central angle of 62 degrees 53 minutes 21 m Ir •-- 1 2. Y'4,. w .ar ' I res. ro. r�o. \ ` ,q `, ` °fm , !,'' . • _ i` •�---_ seconds and the chord o/said curve bears South 32 degrees 43 minutes 53 , `. - I ` ,/ h, Kw 'o» rw rw aw seconds West; thence South 1 degree 17 minutes 13 seconds West, tangent ) I I-' ;• '-C.. LOT? a •\-, >•r'ii,`-"• - �I` kwl f S --`- rw. xav , , to sold curve, a distance of 152 65 feet; thence Southerly, Southeasterly and _.% f.I i i--' i t ':1 :-,t _ - \X :.;•;,`,,,,,� \'`\; '''t" _ 1-' ' l ,. � �,d_ " i t/ 'll „,„5... Easterly a distance of 269.78 feet along a toogen tial curve concave to the ,, 1:( rii!,..,.. ,,, .,, ,„ F '{ e? `,'',� _ _ •�� ___. '• "• - 65,�� ?ss ' - — f ; r ir- Northeast having a rodrus of 17000 feet and o centro/angle of 90 degrees !y t •`•, \'i, ; 1a1 162 \ �. `` \ ` :1`;i! �-�" /', = 55 minutes J6 seconds; thence South 89 degrees 38 minutes 23 seconds iii ', •I s \ ( •--�;- , ��__r, _ East, tangent to sold curve, o distance of 711.57 feet; thence Easterly and / I 'I ,�.+ f �t• +7.e5as, \\,'• I t1',+ 'C\\ 1 �j .`r /' / t -''" Southeasterly a distance of 69.74 feet along a toogent !curve concave to ,ice ` ''•\g 'y„ ;\,\,COMMON LCt Iz r \'�sthe Southwest having a radius of 70500 feet and a central angle of 38 ‘1 //" ,' ',s'•�' gtt•ase•r\ •i �,u,e5e s+ w; `i5-::• ` 1 \2` \ne• .` j / / \ degrees OJ minutes 15 seconds; thence North 38 degrees 24 minutes 52 ; = OiE, •' t \`�\ \ 1 +s.oss�r- '(i seconds East, not tangent to said curve, a distance of 118.84 feet; thence %ri '14 O -* !'c' l ,r(pOil \ •• 1 \`, _ ` t / ( South 89 degrees 38 minutes 23 seconds East a distance of 49.54 feat to i ,(� - the East line of said Southeast Quarter of the Northwest Quarter; thence �lid_ • �' __7 �- "' 1 1 4,':• % ,t `., f •s r Tom' �i� �_ North 1 degree 17 minutes 13 seconds fast, along said fast Inci , a detente // r y •"•" " Em pre - 1 / Z f ; - I of 533.02 feet to the point o1 beginning. y • ^///}/ / Development Data 1 I N iiiiiiiii°111111, ti ,trs�� , \,i'2,/,,,,,'..i.,\\. • , .. ,y }, J �• r- a , \• I v ` \ " / •\N:\*,:: \\ ', 4 \15577'. 4,� ---,„.t,:2‘...„... Total Site Area 32 201 ac. 1 >\ 11k. vj+'"- .. „ ,3 rb5 . vim —^ — '.'�.-`� • .\..-'-"-'- ^ Existing Zoning Rid ,•i • `Ti• ,\ 1` �,;/ 4•�..' /,-273 / 'h.` W!!•:_-- }! Proposed Zoning R-J. TOWNNOM£ (�. -✓; _ _ _ Totd Single Fomdy Cots 11 •• r• a - ---' C + •s`af `\' i,�`• /, %'�`\_- I r ` ' •, ` Tofd MUIL Family Umts 8? 1 •I 11 _ • Nisi4i •N, _ ,a� `.•\ i . i r ( ___ - " •`•,,----::-.--:-:,--.1--:.\ •� _ .`\\\: Street Dedication ,„ ,�j,-l+,esa,.8r �1 - / {/ _ , `9� `:'` Streets B, C, D h E 5 r2t ac. \ /1 . __ _--- 1 I ,\\ ; I ` - ;• - Tyer Street 0 361 ac � . �� j». .+rya=___ � •,; 1 { )( \•., i-:, � j .t •1 1 I t � a ', _ �\, ^f \' I t 1 \`\_ Lot Areas(Single Family) i o 1' ;•1G r...,''',7 ' / r , \mac\ - Minimum Proposed 12,4051 1 .t -•,I • L� E r '// r j/ i' ./ \,� \ Y .;� •a t'I `\� ^i. I I•'' ` Zoning Standards(minimums) s. •1 I a I n //• t • ,•J 1/� / WeMarM \ r 1 - I •S\ � \ = Lot Width 0 Setback (S/FJ 80 1f o EX1517ING GAS PIPE / _J \•\ - o,4t f I" \\\\ Front Yard Setback JO/t 11 v r Ijrµ• ,• too:: `41NE• 'ASEMEN7 `-, i _ ''� ,.� - ,711 ~I '\ `. .\ ' �I 1, N - Side Yard Setback (5/F) 5/10 ft. (5 ft garage side) • ,1 �. I ` .\ �ss� ---J' - \ - Rear Yard Setback , \ COMMON LOT_32____---/ 0 ft. J • t , ` ..c 2,! i. 1 ) \\ \` Co,Cwner Lot Setback 30/t. 1 1i_ .� w t° a4' `_'_.Jam••l i" w '�._'_--.— • I „ ',,\,,,,...„,,,,,, I \: \\ `\ I,+ �/ .d.-1'\s,,,' ' r` /� /- � �\ l' �,, 1 1 t 1 Vicinity Map \j\r,• i ••••• -it rr ,f i; .'/i ?Q - t //''\ -` --',..•.i.-3.--;''•( �i n `> I �, c rr / _= I ®v . • I %,t 1 .�' \may. ,a ..`` ,n'..-:- --'_ // \ ./ `N•f, ' \i' -_..� • j -�� b4. e i lII, .,�1. . „•• \\ .192za,, 1� _ /f \\ \:It r I r �} Al,w 1111y P1 a i i I: / •'11 �ry d� n.N2:r'” % t•`',\ _-` �' \\ SO' ti its 1' • }^ ,..7L,��r� N 'I r ri 1 4 tea > tial$ • \- •-='71:'-'-;:::•----7,2 ' ,\ _ _ , �‘~i �' _ '�', 7 1 ;--4 f 51,t' ' 4 1 i --- / t , i-=.�: \ i , 4 v ••' / � ,[tl i r i i+ !I I I- 1 4'y •• , �w, '- .r, nd -' /�-, -__- L ,7-, -s. — •• 'lit 1 I 1 1 £ • .78�Ssz s .ti i �/' 4 i ^=�;\ :,F /\y, I • / \\ it \ `"i I I ( • :+ I. 1 •�'az" �� '",- 1 \tea,u ^r P6s."�. { 1; t a,�' -r-�.\\�.:�, c r; `� /vii% i ':� ` \1114. ��i.„ I 1 i'r,�,, ;I I ,t�... ,,, ,•V , ; ' ,,p, f` r; %i �,„`,. _-. ��2; ,-,: ( TYPical Single Family Lot: /'a t\ I i/• •c ' i \`‘, :,2cts�, ._ .,` _ ,/'�'\` �'\5 '' i , (ir 1 ` j\.3. \, ', `S41 '•ff• �,• \,*,6-7, \ w I I r "I f� I , ,1,1 ,? \ \,y �, dr. ` \`i:\-' `+ 1 o j I 1 1 \ • NOTE: ,�{ m 1 1 I t ,5 ,•1 �,31 '�. O{ +•.771” i//'s as ,/\ \1 '.f ✓1 bs I r \ ,`(• \ lie.', ,0 m / I i .+- 1 I,. J ' i ;. •- , - t - Rte lot dimenmons and areas on this fon ero -I 1/ ' �'', r I S �� 1 { i5ti J\r \ - - _i ` :,--y /--. Ip ui I ! ; 1 1 1 1 , Si1" 1' 1 1, I ,,. `• ' 1 ' / -;.-6--7 i approximate Refer to the Find Plot and c o J I I y, ye. +, : S 1 a71�. ��' yij i i } supporting data for exact lot l fans and Ot\\t\�j, O f t 1 I 1,1 1! I -1 w \ S .•4 -31, // ,:' �----Mill 't�>> J 1 '7 `� '� areas. \\-ii-�: I ( I 1' ( -`\ 1 '‘ l',1 4.t- . yV��" •^a V Zia air!: / '\t•,'' r __ I I / �, " t •P 1«, - Easements other than t7picds ore noted on �� RIVER _ _ I 1 C•• ••t LOT 3 �'l l i' :1 1 z,'� - f \.__. r„/!;�• I C J.••i'.,,�` p ,'1 _ ;\ .,\ n �:i, '\ 1 rd the plan o 1—1-k; .— _ :6' -t \ - '•``;,l: ._,..` v w. VQrddVi ,2. t p...,,.-ta il ^Il �it 1 ` .�\j s 1 ( ) No Scale v ) t `,',II/ I •• %, ,\i, „��; _�_\-- - N. \.Y_ 911 •11 .ot i-IO'REAR UT7Ll TY EASEMENT TYP The- lik N , ) )' r' _�,t•�tw .a�a� ;1',•• ,':• : ,' not. \ ' • =• ria / in,1. , 1„„l`'7 ':; ” • tx•\\,\:;t%-��9Ca\ -' ii- • 1 T/7(7 E ' C \' \,l '� I _ l 1315` ?' ;v i l / ",,,,„\•,,4,, ,-,•••',,e s, - ) ! I i t ,� I "� '\\\t\ \:,, . •\ �6�;\ f a 't t,' \ ' 1 I F i':'' j1,7 'ii,/�`\\ '`� :.' ''-~ 50=-1 SIDE YAED DRAINAGE"h � / I UTILITY EASEMENT CD . I 1 r-9C4--, \\\‘‘. :;\`t,..,..'-'1 ':� ---� \i t 1� � :flt`'•"ff i 'S -s\\6\1\\ / // / __ 3: i I 1 1 `\ j\ \;\ `�i \• St/in�l'�sI!of fne•kW 1/,t ) EXISITINGIQ,/R'HEAD--. V,. i;�;� ",\^"sy i; `�\ �/,>' / D cl 5.0' r- 21 LOT NUMBER Z \ tt`, `• \ <S sF, \� /BONER LINb` EASEMENT;( (�Y i ▪--- °,�\�; t I ///��:r-1` . . ,i s` 't` '\'\�•...\k,‘,...,\ f ` Sec. 2,52-•=23..' ,, / i y ''ml' %r;( .i\.,,�,aI" / _ 1< r t ' \ \� t `\` ) .\'.\\_ �//o/r/ ro I 1 I• 1-.4 t t,`� - -\\\ \to\-= ir.--f-1'G3 t'• 'Co to I t I \ \\\ \ ,\• `'t\\')�\ r- )\.,\'',... ,'�.�-• C>/.1,J�•, 2 i c+r., ' '.a �`t,,,t \LR d,i'_ } !t t,Lt;:\. ..A ,y' TYPICAL LOT DIMENSION CI. 1 / F N• 1 . 1 % i s'••'''`'....."....-s. / -ter// N. r-"-- 5 I i \`i;'> r r- I,'• ta' -•--_-� 1 , 1 1• I 1 ,, \ \\\\�l\��- \ /a="/ /, ./ , i Z. / i i i r ,'' 41`\�\\,.\\ f)1;,,witI/r`.,oti�.s2`_./ .: oa. \`,� 10.0=••1 DRAINAGE EASEMENT(TUYP)TY clic' 80 TYPICAL LOT DIMENSION 3 i-10.0' 1.1 — 1 0 100' 200' 300' 1110 E I —€sTREE r NOT FOR CONSTRUCTION N I I I P-10 20011101 2001110tPPF1 DWG a Desk 12/21/01 srt•ac 2 or 7 ,a....�.....,ir_,,owlWas_ S.T.C./ �. �..1_..� tw.tswra •�- t» 0t1/a0IL 1 for Fischer ".Westwood Professional Services,Inc. "a�"'T '^ 7599 Anagram Dnve ` tea '° Shade Tree Construction Preliminary Plat Eden halve,MN 55344 ��• a..ws mann, Mone:952/937-5150 Fax:952/937-5122 d Hawk wr,•w..1.x k/:"L55"15‘. yr I Ulysses18530 St. Ors 12/21/01 ��N. 16454 East Bethel,Minnesota 55011 Mk River,Minnesota 02001 Westwood Professional Services. Inc. Coll 48 Hours before digging: 111111) ` *,. �� 4 L_ —I — JGOPHER 3T 51-44-0002ALLrTwin City Area P: I �.�'�` �,,� ' 11 ^' r — l Mn Toll Free 1-800-252-1166 �. II V vim" " 11 �* -, e, ' S I a .,. iz1 f L � 1/NM -1 .IF e DEVELOPMENT DATA t..b / I I FR I �/V / �� J ' L J Total Site Area: 32.20 Acres I n'I �� T— - Public R-O-W: Tyler Street 0.36 Aces ii �1, I I I J -Public R-O-W:Stets B, C, D & E 5.15 Acres 11 �'^f ��I „'' ' 111‘"1„ 7 'I L — J - Wetlands 2A7 Asea :I � I 'M ��1_ _ I , „/ � �� I L— � f- � Developable Area: 26.69 Asea ��- !"191:11 NM ] t H EXISTING OVER HEADTotal Units 103 Units •� �� ill,. , :� POWER LINE EASEMENT - Single Family: 21 Lots bN - — — (—` I ' .. L — J. - Villa Townhomes 54 Units s PROPOSED TROTT BROOK FARMS SOUTH PLAT I re , OUTLOTB Coach TOwnhomes 28 Units b. ( -- — Development Density: 3.86 Units/Acre �£ { I I — _.. 4 5 t,3 I1' T ``� 1 ��-' \ \ 1 - 1 ra ro LOT AREA (AVERAGES) 1 I £ I I , 1 L - - J Avenge SF. Lot Area: 17,772 S.F. ,� / COMMON)LOT 3 IL)r 1z Average Coach TTownhoome Lott Area: 3,816 SF. ' ` � I I Area: 1,493 SY. 2 J 20 g -' �a asses ,' 11 ' , � �v ' gpG�3 H/` J�~.' -^- - C�� 0' SETBACK ' , 2 \ / ,r<<� \ �/ . ,o STANDARDS asa��_ t }- i' v y '►\\ \ 3 In SINGLE FAMILYLOT • il C 1 11I I e ` —_• o SE18P`l� .+�• �\ ��/ i` Lot Width 80 Feet Min ll''''""-1 iii I 1 .11 il — — _ \\\\4 $4t**\i %*\ I0ft. Toti 0 S f)8qC .56I • I; I 14..:HandrAs I Typical Single Family Lot: I EXISTING GAS PIPE V LINE EASEMENT m�� ' .7.// i I ', I I 6i1"----- 6 4i(� �l /- •\ I r30'REAR YARD SETBACK COMMON LOT 32 2 (• I �o I M I r, �� w/ ,r f0• SIDE YARD SETBACK TO LIVING AREA £ I�� 6L •1 I — Y ;1 I 21• 1 LOT NUMBER 1��11� f 3 —1 c EMERGENCY ECCE'iS I �� 111010 W 5' -II I I SIDE YARD SETBACK TO GARAGE (PER CITY SQEC.H" I v @ ,.,�� L — — Ed I d I ( ) I n SIDE" NON LIVING AREA Jo �a�/� 44' i' V4I I l� o \ I L L — � 1 n I\ s `' `�� s71 �-30' i�1 II w I `''`'�.� �� \/ / Y i STREET 7u. \ ' 1W4re./ � l `es \ N v. _i o % \ 0 SE CK 1vI141#44.1:11**-.., a. lit V ', LOT 32 m a , � ____1y• — — 16 ■r— -2" - Lill ,a, .•— _; ; ?..-1 _ at _ ^° _ ^1C 'P '° ^+_� 7 30' SETBACK I •EXISTING 50' OVER HEAD I n POWER LINE EASEMENT 1 • EXISTING 50' OVER HEAD POWER 1 — MEE o EASEMENT TO PROVIDE PRIVATE I OM= 0 100' 200' 300' • THE a SERVICE TO PROPERTIES TO EAST. NOT FOR CONSTRUCTION DEVELOPER EASEMENT WIDTH TO NEGOTIATE IN 20011101m ol 00 200015PP1 DOC REDUCTION N O'.. I �•^•/ Daae 12/21/01 Shea[ 3 OF 7 �rrr..ary r ar w..w■tea y,.w�a..r 6.6,6.6 ::".1"1"11 f� • (`r'� r�f—•�' �`'` Fischer PrtPared 7 Westwood Professional Services,Inc.7599 Magnm Dnve �'d'` Shade Tree Construction Site Plan • M10A- 'Phone-952/937-5150Fax:952/937-5622 Y Fiaaek7d53f)UIyYO NS cre � 01 u�N. 16454 a•�a D••wlaa ar East Bethel Mlnneaota 55011 Elk River.M>tnneaot. 02001 Westwood Professional Services. Inc. Call 48 Hours before digging. GOPHER STATE ONE CALL Twin City Area 651-454-0002 LOT CORNER ELEVATION Mn. Toll Free 1-800-252-1166 • F• I 22 t LOT NUMBER DRAINAGE ARROW 916 0 WALKOUT/LOOKOUT CABLE 'GE / -• s\‘‘`'.: N ELEVATION (IF APPLICABLE) 06• • �- c I I Ti - :Irii • - iii MINIMUM BASEMENT FLOOR'^ ^' \ = \ ELEVATIONl��a0`�II If\ •"•i '�I14Ik1 /` �� " �� cuTuT LL 's I\ \\ /' r ,,-' NIIIIII FRONT GRADE ELEVATION 'L."�..•:L �i`I`�� UM 1 _ - �/��i.a ao Ye.HNl-eBaeL.. .4,44:::"� L s c• il�: _ �•�t191t DRIVEWAY a wA. 7�..:�•.v:�.-itt NI11'Firfli ' ' \' !h: ' -1 \' - - ,- A`I R R M / `��i �i��:•L�;'!.•��{� i�'1.1.►.i��-_r_pp•C�=.5i�l.. t I`,'� ,\� t R'., - A BIER. GRADED FOR 8.0' OF DIFFERENCE FROM TIRE �blip JJ��A�✓��\ ''''''' '1I Ir.�-!•'_ VI►ice - - �.•_�L1u:2.ir�. BASEMENT FLOOR ELEVATION TO FRONT GRADE ELEVATION ►`-1/-Al'it;t4 ;114)41- IY17_.e::. LILT q 11:/ .d\/►�.\\,\ I ; yTi a9 pp --5/ - AT GARAGE. ` !��/i•� 1':1I 1 dill y•ifiiir _ _ ___�1 i ill 1 i�L IUS "• .■� �tl_ /` o;;�.— / 1Y MINIMU, �riil 7•:nl. ,. nm■111154O- ql•+•-�tli�1/ 11� * IALLIR1Ll11LA 1 T. - "/imi! ra' FBLO, SILO=FULL BASEMENT LOOKOUT, SIDE LOOKOUT, / 1•- WASHED ROCK "L-i,Fe•• 11H1%.C.' ;-••w •`.I , 1►% ;�� " _ T�� `�\\\��r�\\�1\ !! jjijii ��(y��+� �' !! r 5 ( GRADED FOR 50. OF DIFFERENCE FROM THE LOOKOUT GRADE`r. ,`JI�I i\\Y71@1\\► '!,!' iVZ F •\7 1 V1i\'I1N\L1\ ,\ •i ',q6g\jl�� •gDS�9��'I' \ '96 Si Be ILIYi■61111 ;'I `� li Ildlin / ! DIFFERENCELLFROM THETBASEMENT FLT. OOR ELEVATION 0 1 , � 91 .��. SX'� 990i99A ie3 ,/IIrlFllaq' 1+,.'..• \ t / yJ..._ 1i►. ; o- 9D.].B e. e r R J / FRONT GRADE ELEVATION AT GARAGE. ` 1 4't;0; �\ �`, ` '� 111tl�7L171 ! lot /r / �\ 6`� gD11%114 3�gDS IAf '111i,\'Li `p �` Cir I;i ��I- 1.'L\11\71L11 r •�g6DS, \ �'I\�r;�►�'Y ' S. •1"// TYPICAL LOT C�k�A d Deb 1 i7►t.I� -� ,, t ovr / I II0464., - ! NOTE: 11111f1LHI ��► 0T 9 10T 9 9s 3- ` ata . A ' / i f ROCK CONSTRUCTION ROCK CONSTRUCTION ENTRANCE SHOULD BE I -' ``,Q'9 '` `\ a 99 3,!!. 1, 0 , �.ir`\ `.\ I ENTRANCE �;,>_ -;� ��• ��. > t A MINIMUM HEIGHT OF 7.0' AND CONTAIN ` ^ ��•a\ •,`� t ii.' •'�,/`� , J �• /tib 1 1�. APPROX. LIMITS OF? EXTRA STRENGTH FILTER FABRIC MAXIMUM SIDE SLOPES OF 4:1. I �. rp��_: ,�'�"� \W'-�'f�• % ;WOA>:, r 4'/ X. TREES TO c, TYPE II - ADD HARE MESH BACKING .1,/,'; i = qeo`�o��\ i1 a A ? `1 ;i1,, ,j, _ MAIN 1TM�,/ TYPE III - AOD`IRE BALES i _ W4 i � I, 0 `` a� A/ ..4.,/ -,:::::_......:___1",,,, ( \.`- --, SPEEII OR- WOOD R ANO HAY �i�F� I � ' `'� /6•`�� • .I�^ ,= 'v� r \ `•/I�,, .',// ,,,,„:„t \ `--- �./ -- ‘,C._11‘.‘1:1--------__,_---._.2"`\ ?1 ` I WOOD POST I F W' \A111412-,;;*.,111k/ri ,- SID;zj•• /`"1 . --.-% 1 -__ —` \: -- !.I' nom 7LEGffi�IDa „� . z' ?s. a° � Wb \ T _ - {Y- 7,,,,..:-_-:.7..1.,-,-...,%X. - :��R`� , l:�^7 • ` C, � ' n: _ \ ^I- y ,, .:I;, -o;e 10'-0'MA%. SPACING WITH D ,•0 9b .„ -�\ •v 'C•,/ �l \' I -•.. =\��.a,; -tom WIRE SUPPORT FENCE STORMWATER PONDING --y-9e- dt' 9 � 1�/ � •. ;\ �' - 1 I '� \ 'c` 6•-0•MAX SPACING WITHOUT •1411,4.‘15 ye P,�9ea�< � \��'i' \ y , % „,_,"1,, (PUBUC VALUE CREDIT) ' I �` )7� / e� �,� _ I TREE PROTE610' t I (,` .} \ `3- \ •"__ `IRE SUPPORT FENCE,.. (,� ` ��•� ` '�4, / \ FENCE (T'/P) t ,,\ \ v\\ ; iWW"111 0H 'i.- ' // 5��:%1� 1M) .tom�, - ! i �'\ `\ \) �1 '• -' ! \ _ `. PONDING HEIGHT R9*MAX ECOMMENDED ............ WETLAND FILL 1 /��d fl' r i STORAGE HEIGHT/ r `�A >\ E' 1 - I;r \ / FILTERFABRIC, WETLAND REPLACEMENT WefibndJ ♦♦♦ 1L ' / •�"-'-� - \`\ ATTACH SECURELY (Wetland Creation; New Wetland Credit) % �A. `� / g�' i'/i- �(t' �' \ STEEL OR TO UPSTREAM • I 11/ - - 5._ `,' f1�771 �Q o,,, � /' i '� \ \\ :I ` 36•HIGH MAX 510E OF POST r - " REGRADED WETLAND BUFFER AREAS SHALL BE'.,t N k' 4 aE1lAIHD nu_ �) r ,, \ ` t ;'D ' ,.,IE. `ms. LOT 32_-- - ' ', / -' A y W000 POST RUNOFF RUNOFF MODIFIED, A NAD TO TIVE MN/DOT ASS WILDMIFLOWER ' ,, /••F / - _�41r4.6.\ � \ Yr-511„T F" .J�I t -/ , 'ill \ \.\W \^ _---- -'iT SEED MIX DEVELOPED FOR PRAIRIE REGIONS `,'I ,'•� t •,�_ %••\ �-%;(EYP_}- i \ '-'r.; \ `i,• T 12• MIN. $ DENOTES SOIL BORING 3 F��, \•`'� %:.- �- •w+• �' \ ' • !) L-v 4•.6' TRENCH 12”MIN .�..�1�. DENOTES SILT FENCE I•If ' i, •��_`*t 'C-'�';.',-' - \`\^" .;.i, I', I WITH COMPACTED 1_\, 8' DENOTES HEAVY DUTY SILT FENCE I , ,I , `�,,,�• :: ,4 Jr \ .\�'`\ ( `EX X. LIMITS OF BACKFILL R= I 1� � `�;• .moi'%", , �j \ \ � ` \ \ I• EX. TREES(TYP,) GRAVEL R. vs DENOTES TREE PROTECTION FENCE ( - / 1.1;o-44.4.y41,,,.,, ,. ..„;/- A. /►��I41 L.An -\ 3 i -3-KI o .!�� ``• t .P,:_.__ ^/ �' .1 a _ \\, STANDARD DETAIL DENOTES EXISTING CONTOURS 11' �;fl y,r4 V � 'j' •�cr ` ;� �' • ,/ •,/" _ • '�i Z l,,\ TRENCH WITH NATIVE BACKFILL ALTERNATE DETAIL e ��' �- _ .-�,`=.-_/ /.• I / \ TRENCH WITH GRAVEL l- —� DENOTES PROPOSED CONTOURS •••r'llti ( -•� DENOTES EXISTING STORM SEWER 1, A�10 �. '�� ,`:. \ S ;�n ! /- NOTE: I' .�11��/ `• r`�'y '"iy t �� a-• - //i \ tl S f F-•►--1 DENOTES PROPOSED STORM SEWER 1' ' \y ' - - _"-----.17-- " ''':--n--,,,,..\,.\\-,` \ "..,,T.',„:1:,..' ' ( _ • 1. INSPECT AND REPAIR FENCE AFTER EACH {' /{ Ay •.A� ^ d\-•�'• y �a�'"i `%f 1( ("'------• = �- \ j ,' c STORM EVENT AND REMOVE SEDIMENT MIEN DENOTES EXISTING TREE UNE i I * ,,:.:2',1„. Yr t t' A\ I �' / `L\ `~•\....._-_.___--_--- . _..-/-----7.., / - i i Ji , ` NECESSARY. !'YYYYYI -\ DENOTES APPROXIMATE TREE 'T��, I 1 �r( �/ 1 \_- / , 1 /,,.........,....}' i•--.�JREMOVAL UNITS ? '1,1 1 i 16 '•C` �. 6'- ` i !'-•�� / • -- --' 1 W i' I I o�� '" G t` '3� r._.'�z-_---.... `\� ! 'i 2. REMOVED SEDIMENT SHALL BE DEPOSITED .We 3 DENOTES EXISTING SPOT ELEVATION s lt' \ , f t I , r- ` �' /'�\ TO AN AREA THAT WILL NOT CONTRIBUTE !!lip'• SEDIMENT OFF-SITE AND CAN BE • %I1 I ` '‘I, 1y' � 4• - .fir` A /�� '^I 1 i `—.1/7,----_=,---7,'N:1'--.-------1—::-. v --` ,` --r-�. J / % 1 i `-g DENOTES PROPOSED SPOT ELEVATION \ / /"` CATCH BASINS CHECKS AROUND ' r, f ie+�r� ��`" �\ - I r• t °) .,,f •-�. -�\ / � PERMANENTLY STABILIZED. A-. o lit 1 .1 .!!� 'oma• ...4,,.._.---____,„0-,,,-- Ai\.-, ; I l , If;.r , \,\\��'', \ ", 1 ( i 0- !I v ` I / + e. �\4 '.� `I i \\\ y \„,', I ) I 3- SILT FENCE SHALL BE PLACED ON SLOPE DENOTES EMERGENCY OVERFLOW IW .I I ! �� .�,. \ i CONTOURS TO MAXIMI P EO.F. cc- MAXIMIZE PONDING EFFICIENCY.,� `j I :Yi I1 Off/ r1 �� rr.�"� •��,, \ i i I J E CIENCY. ELEVATION T' , catligirt4trit• Ilk ,�.,\ !'SIA , y mew 1� i •►� 1e• .-�� i `f t7,1 u I I I+ !' ��.;•it `` �`% ?�`�/.-yr 1 w '`�� 1: /� b i`SSILT FENCE E 7 •^\\ ,,' ,,• , ,. 1 � ! i""• /' ''- 7-i f ,,�R? 1 926! 4 �j� �I�� '• ' r /• Ia C • r 32 ,,�� _7,, a r C'..�r. a.! — _4 _ - —�'I . •u..-_Aye 1I�Itbll uattt'i� 1!i \N',,\\\�� ;• N , ;; ' . 1 I y I ��a� j*�� I. t``;..111'D9iNi J , . `,,,,.�.,.. \ GENERAL GRADING do DRAINAGE NOTES: EROSION CONTROL NOTES: X o / • ,-,:-. .- :t.......,,,,4-;',•: -- C\� W\ ::',..;.2,,,,,,,,, v • ALL CONTOURS ANSI SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE GUTTER • AU.SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE t;- ` GRADES UNLESS OTIIERWiSE NOTED. PRIOR TO ANY EXCAVATION/CONSTRUCTION ON ANO SHALL BE MAINTAINED UNTILFENCE c I ' 1 �. ;\W\ 1 i�,c I ` \'‘` ..-9.-:',',\,...\, ... 4 t:!�r,V i/ r, ',(�` - i i �\-� NABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EXISTING SILT FE s:,\, \ \. ` .7• f�i \ �i ` ' REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT ON-SITE SHALL BE MAINTAINED AND CR REMOVED AND SHALL BE CONSIDERED \I , N. -_CSI_ � ,iI \\\ri.v i\\, \��.\1\ \t I `�>, �\ t i I. ` /1--'- \ i`V\ 1 "i ,\.} :\ �\7 ` .,'\ : (1 \-- '/• hr;, /� / \v ,�p/ , , c • HORIZONTAL SITE DIMENSIONS AND LAYOUT. INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO BE N I I i "'` , \::\W ,,1\,,c , / I._� .\ , '`\ j i , 1 I ( (r,, I •. 1_' v. i\:, ! l ��`� ,_ ('' a ',,(, / , \ 1�• \,W „....,:i/ //"-\,' AWARE OF PONOIN FIELD HAYCONDITIONS WITH RESPECT TO EROSION SHA 1 ' ' �\ \l `\ `'\`\\s� ,iT:, J'lit`.\ '-`// /j '�I i{ I j,'! ('r' p`tW•:.1.t tj i �/ \.G. • THE CONTRACTOR STALL VERIFY THE LOCATION AND ELEVATION OF EXISTING TEMPORARY PONDING DIKES,HAY BALES,ETC..REQUIRED BY THE OTT SHALL BE t t `\ W�'. �\\.\:: }--✓ I �- / \';' _.i , ,,- T I :i i<r`..`,11 r( \",l l�"off \ .\,`,A's�i t ``� \,\,,. _ _ / � r- �� t} U11U11ES ANO TOPOGRAPHICAL FEATURESAWW1 THE OWNERSDIAND FIELD-VERIFY INCIDENTAL TO THE GRADING CONTRACT. m 1 \ \ , / /s' ` //!\; `• �?3=„ I ; I ; l \„-'+i!tm\`?;:17,4';‘i ' \Y ii` i I tr t./".7:-':�`_�__-• j 1 PRIOR TO CONSTRUCTION. INC CONTRACTOR SHALL IMMEDIATELY NOTIFY THE >i I \`\``-\ `-!✓> .:Y' / / , .`. 1I\T1 , _ ENGINEER OF ANY DISCREPANCIES CR VARIATIONS FROM PLAN. • ALL STREETS DIS URBEp DURING WORKING HOURS MUST BE CLEANED AT THE ENO E OF EACH WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED u • ALL RCP FOR STORM SEWER SHALL BE CLASS III UNLESS OTHERWISE NOTED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS. • ALL CATCH BASINS ANO MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0 0.10 FEET. RIM ELEVATIONS ON PLANS REFLECT THE SUMPED ELEVATIONS. RJ • ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. I II • POSITIVE DRAINAGE FROM THE STE MUST BE PROVIDED AT ALL TIMES. • 0• 100' 200• 300' NOT FOR CONSTRUCTION NI I P-10 20011101 200111010011 DWG d S•T•C•/ or. 2101 Shameor H a.+r,...er a.ar -�••Fr y._err-f w •1 • • Fischer .941114=1 � "� `917--,r �" Shade Tree Construction MYs .Westwood Professional Services,Inc. o . n LG+�iBdiltg, Drainage Sc 7599 Anagram Dnve //////�� / '� Erosion Control Plan Eden hame,MN 653M V/l F ._ we.4 MOH Phony.9521937-5150 fax:952/937-5822 rrAnde PPP...FLIrn,II 1Beth Ulysses St NE o 12/21/01 Rrr N. 17716 Roomy/12.•-1•e by/A•1• Hut Bethel,Minnesota 55011 Elk Rive,Minnesota *2001 Westwood Professional Services. Inc. Call 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454-0002 • _...,_,..swam n» •»n K ' 1 _ `..K ' _ u.i» .a Mn. Toll Free 1-800-252-1166 A..,s..., AIL Yg -- ---' Y q .r E 3n of i' c� l :: ? g� 4g gp x .xg .s t .a .R •R .q •a -e .i -es 7'2 .G ..a s + x a q ,a.a � '�"s IE �E 4 3>1 �s �! ec 3 w rs % z � 4 4 -S. 4 f '4 4 4 4 i 4e 4 4 4 4 4 3 ,. 1001.116 SSA•.413 IMO.VC LI i i. p •ilt a .•• _ ' .= _== • ,..... ,g a f x -.. •7s 1 w +i .a . G c .-•. K .G .o .c ••Q -Q .c q 4' -4 •*i. t r .R -S .q •C. .4 KI .s; •e: 1401. ». ». w.. ,,.. n.. ,>~ ,••. ,,... w.. ,,... ,». ,w .. *.. x». 1.10 ,». ... ,» >.. c/L G <WI �q5:. n"in P 60•R.0 W. n' it P U 34 -B) 24 -B) 11111107 a. n 3 f MSX 1T IF ,1 M/.x• 3.7 M4X IS' 1 12' J'1 MAX I BITUMINOUS WEARING COURSE MIXEDE 41A PLANT it c 3..‘ `MSX. 3% 2.0% 3% 3 7 MAx 3,M^.�, ��3% _• z.oz 3% 3 f MAX TACK COAT, Mn00T 2357 moll\ 2•TYPE 41A PLANT MIXED 6•MIN. TOPSOIL 6•MIN TOPSOIL BITUMINOUS BASE COURSE (TYP.) PROFILE GRADE (TIP.) PROFILE GRADE 6•GRAVEL BASE CLASS 5 MODIFIED) SURMOUNTABLE LONG G t G / CONC. G SURMOUNTAWE COC. 1.5:1 SLOPE GRADING�' 1 9:1 SLOPE GRADING GRADE J (100%CRUSHED) 01 (TIP.) a 9.5 ( ) 9 5• SUBGRAOE PREPARATION Fal. O 34' 8-8 TYPICAL SECTION 24' 8-8 TYPICAL SECTION TYPICAL STREET SECTION gi (PUBLIC STREET) (PRIVATE AoARIVE) NO SCALE --- NO SCALE LE 0' 100' 200' 300' P-10 20011101 20011101DEF1 DWG C E a Dae �21/� s e 5 or 7 ••• S.T.C./ t•.+r...Rr++r I+...&�.,a b .r.w a..lr... for. ��rT1 •.,�.� >� �`a > Fischer ".Westwood Professional Services,Inc. ��-'-"^ `�R.. ---� • Drink *ox n 7599 Anagram Dnve /Idl Shade Tree Construction Center Line Profiles Edm M1aa.e,MN 55341 (j 1 -- nn»e WI Phone:9521937-5150 Fax:9521937-5122 Fronde D. � 1E O Ln7ves NE o••. 12/21/01 , N. 17716 a.�a D.•..1•x►ri+... Elot Dellld,Minnesota 55011 Elk River,Minnesota o 2001 Westwood Professionol Serwces, Inc. Coll 48 Hours before dlggmg- GOPHER STATE ONE CALL Twin City Area 651-454-0002 Mn. Tod Free 1-800-252-1166 • , . „ i ... . • 4.44;\ /7, ,�. �..41* 4)/V ,,,,,, 304, rill 3 FT —: -1 \�� 6I Li -- J GENERAL UTILITY NOTES: PR Iii' �• �C- = \ • 44 fi - E — • THE CONTRACTOR SHALLVERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION i Asi f,�, 11jI1I ;1 , ,----;-1 ANDSS OT THEOWNERO. ANYDIFFERENCES.if" j1J 71�., 10 7 I .A L L • UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST TECHNIQUES AND TESTING SHALL r iIL — InCONFORM TO THE 1988 ED. OF THE -STANDARD UTILITIES SPECIFICATIONS FOR WATER c MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER •-„ dim I- INSTALLATION BY THE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE . I I , , , •� 6 — _J I -STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION* MINN. DEPT. OF TRANS.. ,� ,,II I ' `' , .• ., ., �. L �. JUNE 9.1988 INCLUDING THE CURRENT ADDENDUM THE CONTRACTOR SHALL BE _ _ REQUIRED TO FOLLOW ALL PROCEDURES AS OUTUNED BY THE LOCAL AGENCY. — OUTLOT B ►.II — — ��'I I • THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE • \ OF THE PROPERTY UNITS. • I r I 1 / 1 • • SEE ARCH. PLAN FOR EXACT BLDG. LOCATION SEE SITE PLAN FOR LAYOUT DIMENSIONS I •, I = ^" SERVICE ENTRY LOCATIONS TO BE COORDINATED WITH THE ARCHITECT. - �� 111 :..__\_____3 lVl _ ..or f I•• •• t ra Not •/ \ , • VERIFY EXISTING INVERT LOC. &ELEV. PRIOR TO BEGINNING CONSTRUCTION. ` Ii, ittiyalW11111: \ lat-lt • THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 FT. OF COVER. THE I I EE ] CONTRACTOR SHALL VERIFY THE CITY AS-BUILT CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE. 7} COMMONILOT 3IIE-8867 • ALL STORM SEWER PIPE SHALL BE CLASS 5 UNLESS OTHERWISE NOTED. EX-N=1108 i1-- t',t I, 110 1 I 1 I. \ . \ NE '�IE E_: THE CONTRACTOR SHALL CONTACT"GOPHER STATE ONE CALL'FOR Ex E w=6 s D+ �•�\`�+ ��■• \ 1 NW' FOR UTUTY LOCAl10N5 PRIOR TO UTILITY INSTALLATION. • ��- 1RE-2 ',�� y RE=920.7RE:e93.c 2 , / IE-110.1 �i iafi E-eR47 �` 1 vKVE(TYP 1 er '' 71111141111I alit 4000011,1k. CONSTRUCT IXl •. �I,• I 11:8193495 ` S— , ` •!•r' `5 NN-9 ` TYPICAL VILLAS UTILITY SERVICE LAYOUT DROP REFORM IN TI I rIppla . g,'� , / RE=9/i a 4 \I RE;f‘;IRE11(1-:8969°2203 L,•�' sissNN-28 / I .£ ��X . 41221 / MH-6 itE-=10.1 RE-908.3 I r` / K-e!e S y-'' illk -cN° lik**1ill 1:ii cl I\ 1 ' • H-7(DROP) Y _ . - -1. • T I F ! / • �7 ..'"°11 .'"'1„E=8x3 O� -15'-6' PVC SA . SERW Wetland.' / IE=892.75 W/CLEAN O0LT- 'YP.) , 1 ' / I z- ► - DIP WA - I COMMON LOT 32 2 ( �i SERVICE (T Fl.) e i HIV rI R90a i 00. \ 1E:819215 I ' II nil 0..10fr, 3 iI c) I 6' PVC SAN. SERVICE �I 1 BE Ex I,H_,`tg F 1 f �� W/CLEAN OUT (TYP.) JNE.RD .• 1- , INEW DR•- IE- -• •., Xott Ex iE-6 .23 • —'L�_ _ , !O!1 4 ��` /��_ c �� .IE-elf.� •fr., I �• /' I �Tq ` H-13I \-903.8 �' CONs1RUg(�tf. TSI. 11%,E•894.35.1DRaPSEGP \''',;S:0,\�� 14 �` 2 _ i RETORTS NVE1d -- \ I 1RE=1,013 — ► � RE-113.4IE500 3 11 �, IE=!• ` 3 STRE `v � ''..'"-.81 RE=916.7 H-li NN-/7 I � v ` V r Tie 17' .\\901.3 RE=922.3 RE-201 ,NH_• IE=9201 • ,9 R1\ I i � ��1 fic...› 2 -.A`� 8 LEGEND Y •• • LOT 32 RE-1337 ' , — — — — c, • IE=123.7 EXISTING PROPOSED -� - - - - - - - - _ lo Oa I _ Pew \� ror • �! rnv SANITARY SEWER —C— SANITARY SEWER — u \ • ry+ rlw o• ro. El IE=928.e b. WATER -- WATER —I— \ 7 I - - - - HYD. W/VALVE -4 HYD W/VALVE --•.•} -a STORM SEWER —..1‹:-- STORM SEWER —N— a DRAIN TILE ---44-- o °\ I N MIMI j Si 0' 100' 200' 300' _ NOT FOR CONSTRUCTION P-I0 20011101 20011101U1P1.DWG N 0.1 T •�•/ 0.18 12/21/01eet 6 56OP 7 S.T.C./ 1 GM w d e.sr N.•=w Tr b w�.. 11nYs l7wip! +Dn D for. PreliminaryUtility v �'.,..� ..� Fischer Westwood Professional Services,Inc. -�-"`•▪ `^•`•-"`--m �'� �"° Shade Tree Construction 7599 Anagram Dnve '/� Eden haNle,MN 55344 1i Draws wx Plan Phone:952/937-5150 Fax:957/937-5822 c.,.FIIIII: 2 Hai-m 1d ti/a.• 18,x10 Ulysses St.NE o•.• 12/21/01 lar N. 17716 - Pact Bethel,Minnesota 55011 Elk River,Minnesota 02001 Westwood Professional Services. Inc. Call 48 Hours before digging. y�� GOPHER STATE ONE CALL \\\J// Morin City a ear-800 4252-11 6 III / Mn Toll Free 1-800-252-1166 , , Plant Schedule Landscape Requirements Ott. SYMBOL COMMON/BOTANICAL NAME SIZE REQUIRED (6333 18/40- 158 trees) \\ \ \ OVERSTORY DECIDUOUS Hockbemy/Cdhs occidentolis 2"BB Trees on site(1005) 158 Overstay(50%) 80 I/ JIM 154 Common Thornless Hone)locust/Cledntvo triconthos ver mermis 2"BB ' I { ' - \, I I• Fill Cold Ash raxmus` I �1 Omammtal:(257.) 39 - P��► . i �� Patm�e Ashes / mgrs'Fall Gdd2'BB!�► I o _ � ' ` , �� Northwood Red Naple/Acr rubrum Northwood' 2" BBConderous 255IF m •IPOSF ^, 11 ( '' filliiiirm ■ , `. A'T`, \ / f /F as us cerpenrubrum ' rthwoe 2"88 PROVIDED ( ) 39 I 11/ \�_ ' 1� I 'Ik , ` Y ,I r 1\ \` ? Swamp*lite Oak Ourcus bicolor 2" BB / , „� MENEM 1 Northern Pin Oak Quercus elh soiddu 2" BB / D Trees on site. 232 o �II �' — — — — de►, 1j11` 1I r - . 1 •'' ill aLgr RW Oak/Quercus rubra 2"BB Ovestor 154 a <Ili• •� \ �1,6 0�1 _ Ornammlal: 39 %•tk. _ rte_ _ — tY, 'q` 91G• '��J OVERSTORY CONIFEROUS Cdoado Gem S ruce Picea ��, ' •' it'll 1 'Itri. J`,l•, I� /11)` 0 / pungens 6'BB Condaroum 39 r„t—' \�ji11y\� ��, Y, _ � _ 39 hBlack HNIs s ruce fres\ �_`,—•' 11 L'/lle� - �.1A d P�0 /P 9lauco'Dmaota' 6'BB 111111111.0r7- galM Ai, ��, V�irve.�� 17�'. ,(/�.,. � Ii:�:i1;=: ; to cot m Pine/Pinus nigra 6'8B `•: J•-��•bra:• — Scotch Pine/Pnus al/vestria 6•BB o ■ tg, �r e,� 1 ,-- ■ itIV 1\ 1 � reizioNswite--.1r ig) i •/ ORNAMENTAL/MIDSTORY TREES Red splendor Gab/Mdus x"Red Splendor' 1.5”BB �J\ '�1�V� t��1• ` a I '''�' ` I ' ^•, }g A�� Spmq Snow Gab/Malta a"spring Snow" 1,5"BB ld1�e,'1•.� 4 ` _ti g �`� � 1UP* 11 ®�� Thornless Hawthorn/Golaegua crusgdlt lnermis 1.5"BB (,_ /Syringo reticulata 1.5"BB % Q1 �4►` - d01110111171Z/70-5* '; t •�?`,. :81.4 Ili • t `4. . xvi- ' ,/,.. 4 AA 4tt4) >\ ,, ( Japanese Tree l_loc %!,��- ` 1'� 1 r Quaking Aspen/Populus tremulaldes 1.5"BB ek kl I� `- ).:IlAk:C014011.1° 9 = �!�•• i 1 l 4 f� / Preserved Existing Trees i 416.0111231 : Plim1'TO:t,I■��:�,r 1-;:� Fl<i�' �ir ^��mil Lntitli ,<t /� �.,piihrk deb' 1 Overstory Tree Detail I • S •�,� 7• �y�-ST .. = �Z.: / ice► r`.•4�' 10 �;li' eNl�" �/' -�� fa�t �,N` � �iii /,. y '` e� �` �� .,,I" /; /. ••=,.0...=.7.7..7.2. I ,� �8 1 riiiityVive4;t4Ffitt:0111;44.."/ .e1,��i . �- -- NOTE WAN71TIEs ON PLAN SUPERSEDE UST QUANTITIES IN EVENT a DISCREPANCY. 'Aeve.: .. , r� I/: _11-.:, eg.., a•la arel tl' �I sem'` �/ / , �% r / ` I_I11 I►fit ��t �`.1� / ;� s�/' j' Omiem V.. born' `�I , b, �� ? „ ,�. ., t. Plantin Notes �. .�:.. I `` °`"i:� \! 1 'riAasr. �4. ;`. �� Uzi .p \ yill NI! t►�t�;.i� `�� O \' / • I 1 ifLandscape controcto shill asci siG ppirlo to svbmittmg bid to become ^«• «.w.r.. I ��•, �V �1 e ♦iricp. i,.. ,D i\ '` completely famdnw nth the vte canditwna 6111 -- "-'•�n -"•'•"•+•"«�^"` I {0• s �QY' / / -^� q " It is the responsibility of the contractor to Identify dl underground cables, r r��rf�t�rr`�r\ /%'�\\r ri"" Y •in..... �~ l• .��' i i conduits, wires, etc. on the property. ' ��' r ..n.rW1.w mw'm..a,•v F �St ,////�,,,,• 'll: .i 2�p., ,n<";;;-�.� .' .,mw..wtie win mrw A..* La s., \ E V ' Wetland) \ i r� ' I No pl trig wit be instilled until dl grading and conslrudion has been ,r• ,i i� St ei '41111,- competed n mmediate ores. r..,a•w.*Irina In. 1e •. /' `�. �) .rye C n / meow w•i we�w.«m....,,iw«. • \ 1 ' ,,,\, '. +• y, / ��• ,III l ::\ \ \ 1� \ TherlanesoDecontractorshill berespmsibl.forfindgradingpooto Bolding \. ,\ ., =�� , \ __ -�Tf(il 1� .�'lt -, l \, If there s a discrepancy between the number o/plants shown on the pion and =�'F � � .• \ % ��7 �Irili:\::::::,:2„..::::::::., k\ \ the number o/�ones shown n the plant list. line number o1 panto shown an the (1 r an veil take ecedmce. I •+ "l°3i°1� �� \ i!_ __ l) d1;`\\``s. ,\`\.�, 1, 1 I All plants shall be of specimen gudity and approved by the Landscape Evergreen Detail F I /�•• I ,�,I // �-'- \ �:\ Architect and Owner prior to installation. Plants shall have norma, 1 , ` X11` 411i \ 100 \ \ \\\ � I well-developed branch aptema,a wgwaua fbrous root system; they shall bej ','j,I s�l� ` .," 'I "� ! nd,healthy, vgorous plants from defects, disfiguring knots, sunscald injuries,�" � e �'" �\ 1"I it ` \:::17.' k. \ .p abrasions of the bark, lant dneases, insectI :.,� .'..„..1 ,....„0„,,,,A� , - � �' `� .es • /l'. ,til '_> %; • l• Tt z 1 ' infestations. All planta°shall be nursery grown99s.Doers and dl roma of ............... l - 1 ( a`�'- / y ' R ave all demo a to rt kaon I f. ' ''/•� .• M,,i ��iA ` r '� /i / \' i Repair 9 property planting operations at no cost to owner. —��a►•'�• 1 i ,t .i Wit----,:,---- --�// ,/"` —�f -\ ;l V `� The landscape contractor shill replace at no Uwge, any tree, evergreen. r,,,,,.„...,,,,,„.,,,,„ �'� s!�'�i, 1,� !! �h( % Illi _� ��``._., or groundcover which fads to live through the first calendar year from the lime i; �•' i , �. _�Vg i♦ , •Ii; -- `�u of find acceptance by the Landscape Architect and the Owner. AN plants shall SI - ;;� ®r.' " "') 1 '1� ` / :I: •�' be dive ond m normal satisfactory growing condition at the end of the �,�r,,.-s..�..w L».7...•+..w. 'j 1 t \__., 1 guarantee period. •.• , r• 31...).....••••• .r I r•' ,H ft rit �T*_1.�, ,/440, 40, ./.�ie�► �,` 1 / i ,. `, ,-�,` \\� ,/ \ ------.1“._ `s•fr, s'""w• n�...r.r.w...«...illi "'s♦ r/ �P ( ? '-��`�� g� i � Four inch deep shredded hardwood bark mulch over weed barrier fabric will be ,r s,..,,w..„.w«...u.n....a - • 'i \\ iI' Iw�, ,t `�� /�� /',,�. . ,`, ; 1 w ,- \\ .. „t-�, ,, Installed around all trees that we isolated from ground covr peas. -,- ,.✓' «w �s •+�. ei, rn ' ,I ••�� >r�0o rtip �iit� =�G�� SCJ,` • �?; `� �i .. if �\ •I , �- - �.:010,. ..... �_��' 11 may.` ►\.g ` , •'�� ' ( , \�� Wrapping material shill be mist quality,heavy,waterproof crepe paper ` w.. kw rive.a 0w xuww.. r." i O ��, *• �. .. e�j 5� �� I ; i ,' y>- manufactured for this purpose. Trees shall be wrapped prior to 12/1 and '.-4,... "47„.....w.- . Q I I ,,�� 7N� /, s A�,• �:. \• • \ \ �`-i removed after 5/1. . ^....'«..«.r.rive..w ,i,� i ZA�s * �► le a '� �.`�wR►� \ I rill w.-w..$0...”....... ail 1 1 '44.. / r♦ Ati� �. '� Ser.,rw..w.«...�r.r. i w �/ 41��w"1�1 �? �\ 1►`� � t�-l^"��1� j Tree guying n all areas shall be optional. The landscape contractor shall be , Nr\\ �rr I ',IA I; ,,,� �/ 1v�,\.„,„,� 1 ��/� 4i \ II / responsible for maintaining trees in a straight upright condition for a pmod of "• �, ysms>•<�r�:'"" sw.wN«w.......vera» M I I`' i!%� �(1 �� \, ' c. s� 0:-�fa//�e;'11MC• �0\\ / lidera months following installation. p.\\rryrwr. �... -ver w..•w.w.a ew. .w.w Cr,- . 1 t\ I , I ®` (fit s 1 •4`/�' ►�-v 'w► '•i`� C�t any / r...Y«river.^s... o I I 1 \ I: n . , ,_�• I 091 � I P digging. ape Architect to approve erns O..w...•.•w.wive-. �� Stoke all trees in the field nor to di in Landscape all locations prior to inslollotion. o i r •,,; , \\`, ,✓�--- 11 ilk dr.•N. i \ Verify dl existing trees on ode to be saved poor to any planting of new trees. \ f.• a G ,It *� \\\ �( \;, .IU 1 -Y — �\ ._ — _ 11 d I ll 7 IE1�..,6. -/y�r� ,• ��r- �rr AN and supplied shun be o1 the highest quality cultured sod available. \ I C _.a:-••ia•\ (_� d}�k e�.�1 Contractor shall be responsible for the watering of all freshly sodded lawn X \\ sr•A1�.:-._ - �- ru' ��■■r�: q;cc;�..��a��a��,','�� 1� 1� areas until estaNished. After the watering the owner token full respona68ity 01 Kai _esemmexmo: �� .��YLa1aRSG"s8��_" ilk . ,.-_ :1 Itd� `�,mat."" :..:.fL1l'elte les \ for and 10) I I \ \?'"''•I tt I \•,,,-,:;,.;:.:N,...._1 1 -' -i \so:„� •� I' p'//1//,/,./;/"N\r 111.1 `•J9r / Y groupings a ,•„,),,,:,',,,,\• '1% t C._ \ :, \ •I f / ``e-iii `�' >; All eve een overstor tree w s shall have poly edging with a 4"dee° I 1 _cnL \;` .,`•y11 \ - \;.,y "••• \.: I :\ \ ! I ) \ . I \- f � \p_\\,,r!!7‘, , \j�\ \ i shredded bark mulch, 73 1 1 `.i` `\ `\',\.1•\t\ ., y'' .„,_.-7.-_-7--- \ ./ t 11\ 1') :1 .;4T,r / /^9,xa,\;?t1\'.• , L/ • \\• \ j j� %fir/ \ l� \`\\ 'r; 1-�' '��' I l jib r !(i /'" 30, \i?�'�A`++� Planting densis represent odeguately drained sod conditions, The contractor -1 I \\\\\\\\ \\;>r� • !/ \ r )y,,,,,,,_,a: �-�./ 1 I\ ',.1Ail• 1 0,0 i��, �\�t\ l ,+5 1,( should exercise discretion in setting plants 1"-3"higher m poorly drained anis. Q. \\,\,- / / %q7'L i i for:.D1v ,'y1\ „, \\0,,P,I _\\ r'� , lI '`„ I The tractor is h>fe for dm adequate drama in hes earl O I \\� 's,i \�\,\� r95 i /� / I . i '•'1 1;\\�\: \�\\\\ ,Jjl�il.l'f r y i . . \`\ 0 \. /�9 \ ) l ,1 trained or mpendoua sods. providing M 9e heavy,P oBackfill soh: use cultivated and amended soil excavated from planting holes. N Remove dl debris including rocks larger than 3" in dor. m I 111111.1111 EMI. ,-,.. 4111 , 0 100' 200' 300' NOT FOR CONSTRUCTION � ' f P-10 20011101 zaonlmPlpl DAG Doe 12/21/01 Skeet 7 or 7 I�.. rV-,�----,y__�-• ...Ifs Prepared S.T.C./ ....rrw.W�r..1_. Dn�lee.k mini Preliminary "•Westwood Professional Services,Inc. "�'RT '� 759!Anagram Drive „ , a'''te Shade Tree Construction Fischer p Eden Raune,MN 55344 Dewe: Q Mone:952/937-5150 Fax:152/!37-Sti22 M J.Hrek era lsnwre*Awe Ulysses2530 �'NE Mo. 12/21/01 ��N. 16454 Ent lkthel,Minnesota 55011 Elk Rifer,Minnesota 1 7 • • 111LtIiiill a.S I 11.414FliJ1iIIt1i • III'IIt _ I:II:I:I:I ■■ ■ � '1'''''1'1 ■:■�_ i ja_ ;'iii'iiii :■■■=F- T1;1444E C■■■=€ 11,1,1,41 ■■■_ -- +;1;14'111 ■■E --• - i!:!:!:1: 1111E-_ i : 0 ■■■.„ I - ,., (—i ■■■fiF. R1 �1I �li1i411' i -:1:- ' 1 r i ,1,1,1,1,1 __ 11111 1;1;1;1;1;1;1;1;1;1;1.-::_- — 1 �1;1;1;1i1;1;1;1;1;I;f-',:: 1 1111 •{ 1. 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RI" I( I 4 —' , 7i ll II i I L\/I :Z 1 J IItI� i1 k L_� - ....•, 4 Ir-P 1r-r 1•-la Y•-r 1E tr-r _ a,.-,. f )a•-r II•-f ' �ro -'2 g 7 .2001 Westwood Professional Services. Inc. Call 48 Hours before digging: - \\-r � <, t GOPHER STATE ONE CALL I \\\/ Twin City Area 651-454-0002 / Mn. Toll Free 1-800-252-1166 lb I, I I /1 ( / / Total Parking Stalls ' � I P R DI P O' lj 'i O T'f`� Ei' • • .� BUTH PLAT Total Stalls (103 Homes): 587 (Pks:�un.) \\ I if Garage: 206 Driveway. 265 Private Drive/Bays: 19 Street: 97 Total S/F Stalls (21 Homes): 172 8.2 — r \� - - - - - - - - Garage: 42 Driveway. 72 1 ` �]��• Street: 58 !r\‘::_s_ t X1.1` RS �� • --} r �— Total M/F Stalls (82 Homes): 415 5.0 1 Ilk \\ 0� ``." "t.' ii Il Garage: 164 Driveway. 193 1IV Private Drive/Bays: 19 J ___ r �: m le Street: 39 \ e:!1 11 mmy \lii‘‘It): I 3TFiEET E I 100 ` % Garage Stalls: m s ti Driveway Stalls: 1 � �, yy�` 1 Private Drive/Bays: I g..),, �,.s� ' � i` Street Stalls: I I , • A 1 II \ ,NOME T -r1 €tit ::_i I \ - \t Vii!. . ';leA''' It 44. # • 1 --N Ilit \ \ 'e. -, ... . p__ 0't:.....,.._4":"\/'104„,,,,„„7:-* v, , I 1 '`` �� sem` p„. ,,,....,_ \ \L\\ \\ . cn ,4.,,Ayli .,,,_ , toilik ,_, . OS 8 1\ _4 I -111W4F it 1 7 c. X li a 1 0 0 p N sMINE MN= Ill=1111 73 1 • s 0 0 100 zoo' 300' NOT FOR CONSTRUCTION p P-10 20011101 00 20011101PRK1 DWG N Dere 07 02 Sheet 1 OF 1 7 d S.T.C./ 1 red i avid er -- _. rte.,ea for Preliminary �' �'� �•"'�' `"" a�` Q"' Fischer ".Westwood Professional Services,Inc. �- -W�-•'--- ar.. a'r Shade Tree Construction Parking Plan 7599 Magram Dririe Eden hams,MN 55344 C..i a Phone:952/837-5150 Fax:952/837-5122 L 1 Haaelr 1— .5530 1R)aad o.ee --Iiee�N. a•••a D'�eria� But Bethel,Minnesota 55011 Fischer River,Minnesota