Planning Commission Packet - September 23, 2025
Planning Commission
Regular Meeting
Agenda
Tuesday, September 23, 2025
6:30 PM
Elk River City Hall
▪ Regular meeting in Council Chambers
1. CALL MEETING TO ORDER
2. CONSIDER AGENDA
3. CONSIDER MINUTES
3.1 DRAFT Minutes - August 26, 2025
4. PUBLIC HEARINGS
An opportunity for the public to express their opinions and raise questions pertaining to the agenda item. All comments
become part of the official public record. For this reason, all comments must be made at the podium so they can be heard
and recorded. Comments may also be provided in writing. There will not be deliberations, discussions, or answers to
questions until the hearing is closed. It is important to be courteous and allow each presenter to comment before adding
additional testimony.
5. GENERAL BUSINESS
Items in which the information is presented by city staff or consultants, then deliberation and action occur. General Business
items are not opportunities to receive or provide public input. However, the presiding officer may, at its sole discretion,
solicit public feedback.
5.1 Pat Briggs Planned Unit Development (PUD): Two 79-unit Apartment Buildings, Land Use
Amendment, Zone Change, and Ordinance Amendment - 17379 Twin Lakes Rd NW
5.2 Resolution 25-01: City Purchase of Property for Retail Purposes
5.3 Resolution 25-02: City Purchase of Property for a Future Fire Station
6. COUNCIL LIAISON UPDATES
7. MOTION TO ADJOURN
Page 1 of 82
Meeting of the Planning Commission
Held at the Elk River City Hall
Tuesday, August 26, 2025
Members Present: Acting Chair Dennis Booth, Commissioner Robert Rydberg, Commissioner James
Zahler, Commissioner Anthony Kaba
Members Absent: Chair Perry Beise, Commissioner Eric Johnson, Commissioner Dornan Bland,
Councilmember Jennifer Wagner
Staff Present: Community Development Director Zack Carlton, Senior Planner Chris
Leeseberg, and Sr. Administrative Assistant/Recording Secretary Katie Porath
1. CALL MEETING TO ORDER
Pursuant to due call and notice thereof, the meeting was called to order at 7:07 p.m.
2. CONSIDER AGENDA
Moved by Commissioner Rydberg and seconded by Commissioner Kaba to approve the
agenda. Motion carried 4-0.
3. CONSIDER MINUTES
Moved by Commissioner Zahler and seconded by Commissioner Kaba to approve the
following consent items as outlined in their respective staff reports. Motion carried 4-0.
3.1 DRAFT Minutes - July 22, 2025
4. PUBLIC HEARINGS
4.1 Pat Briggs Planned Unit Development (PUD): Two 79-unit Apartment Buildings, Land Use
Amendment, Zone Change, and Ordinance Amendment - 17379 Twin Lakes Rd NW
Mr. Carlton presented the staff report.
Commissioner Rydberg asked what percentage of the proposed apartments were studio or one-
bedroom. Mr. Carlton responded that 96% of the units are either studio or one-bedroom apartments.
Commissioner Rydberg commented on the request to reduce the number of parking spots and stated
he would prefer to see the number closer to the 2.5 spots per dwelling standard.
Acting Chair Booth opened the public hearing.
Matthew Lerfald and Morgan Duvall, 17395 Twin Lakes Rd, expressed their concern as owners
Page 2 of 82
Planning Commission Minutes
August 26, 2025
---------
Page 2 of 6
of an adjacent property. Their concerns included high volumes of traffic, stormwater runoff into their
property from increased hard surfaces, the effects on the creek running through the property, the
density of surrounding apartments within a one-block radius, people parking on their driveway, the
impact on native species, the effects of the Northstar train decommissioning, and lack of privacy from a
four-story building located so close to their house.
Mr. Lerfald commented on privacy issues with nearby apartment residents trespassing on their
property, burning, and dumping trash.
Commissioner Rydberg asked if the property owner had spoken with Mr. Lerfald or Ms. Duvall. They
responded that he had only approached them to discuss a natural gas connection. Currently, their
home has an easement agreement for driveway access through the property.
Ms. Duvall asked that a traffic impact study be a condition of the approval as well as stormwater
controls and capping the building height at two to three stories rather than four.
Arthur Meisenbach, 1739 Twin Lakes Rd, expressed concern about the watershed district and
destroying wetlands. He stated the easement does not align with the driveway. He has concerns about
security from surrounding apartment residents who trespass on his property and cut down his trees.
He added that he currently takes care of snow removal for the road to his home at his own expense.
Mr. Carlton stated a condition could be included to address concerns with the driveway alignment and
the two driveways of existing property owners.
Susan Meisenbach, 1739 Twin Lakes Rd, stated her biggest concern is regarding traffic safety.
Ms. Duvall added that she was concerned about the value of her property decreasing.
Caroline Hattell, 19601 Tyler St, commented that the curve at Twin Lakes Rd is terrible. She has
recently moved to the state and has concerns about the number of apartments being built in Elk River.
Attorney Alan Kantrud, representing the applicant, Pat Briggs, stated he was taking comments
into consideration and could answer questions.
Chris Dahn, Bogart, Pederson, and Associates, addressed some of the comments received. He
stated that curving the road (driveway) through the apartment complex could reduce the speed of
traffic. The creek that was mentioned is actually a drainage ditch owned and maintained by Sherburne
County. Water entering this ditch will be treated in accordance with State stormwater requirements.
Mr. Dahn asked if anything would stop the current property owner from cutting down all of the trees
today? Mr. Carlton responded that the City does not have a tree preservation ordinance.
Commissioner Rydberg added that a landscape plan would need to be submitted.
Commissioner Rydberg agreed that adjacent property owners could be negatively affected by the height
of the proposed development and the ingress/egress across the property. Mr. Dahn agreed that the
developer could discuss those concerns and come back with suggestions.
Acting Chair Booth asked if plans had been prepared to ensure property owners can access their
Page 3 of 82
Planning Commission Minutes
August 26, 2025
---------
Page 3 of 6
property during construction. Mr. Dahn responded that access would be maintained.
Mr. Dahn commented that stormwater runoff to adjacent properties will not be increased and will
follow State requirements.
Mr. Dahn stated that trees will not be cut down on adjacent properties and will be replaced in
accordance with city standards.
Mr. Dahn stated, if the city engineer were in favor of a turn lane and/or a deceleration lane, the change
would benefit the current owners as well as the proposed project. Attorney Kantrud added that change
could be brought back as a rendering.
Mr. Dahn added that the landscaping plan could work to protect neighboring properties from the height
of the proposed project.
Mr. Dahn addressed the request to reduce the number of parking stalls per dwelling. He felt the
request of 1.63 stalls was reasonable based on the fact that the apartments would be smaller and,
therefore, have fewer occupants. Commissioner Rydberg disagreed, stating the population is more
upscale and, without the commuter train, more occupants would need vehicles to get to work.
Mr. Dahn felt the location would allow residents to walk or bike to their place of employment and most
units would have 1–2 occupants with one vehicle.
Acting Chair Booth asked about plans for trash collection. Mr. Dahn responded that there were trash
enclosures inside the building and the containers would be wheeled out weekly for collection.
Commissioner Rydberg questioned the process for residential trash collection. Mr. Dahn explained that
there was plenty of space for the garbage trucks to enter and turn around.
Acting Chair Booth asked about snow removal plans. Mr. Dahn responded that snow could be piled
along the west side of the property as well as the stormwater pond located in the center. Excess snow
could be removed by truck.
Acting Chair Booth asked if the parking lots were large enough for fire truck access. Mr. Dahn
responded that the parking lots were large enough to allow access of emergency vehicles.
Mr. Dahn continued his discussion of reducing the parking stall amounts, citing examples of other
apartment complexes throughout the city that had fewer than the required parking stalls and did not
have complaints or lack of parking.
Mr. Dahn commented that parking on the ingress/egress would be restricted with Fire Lane "No
Parking" signs.
Commissioner Rydberg stated the PUD may need conditions to reduce traffic impacts, such as a three-
quarter intersection.
Ms. Duvall added that the curve along Twin Lakes Rd does not deter speeding. She stated that traffic
backs up along the road when the train crossing arms are down.
Page 4 of 82
Planning Commission Minutes
August 26, 2025
---------
Page 4 of 6
Mr. Lerfald expressed concern that changing the zoning district would allow other apartments to be
developed.
Ms. Duvall stated she felt it wasn't her responsibility to enforce parking restrictions on the road her
property is located on.
Ms. Meisenbach added that large vehicles or trucks with trailers need to use the center median to make
a left turn into the property.
Acting Chair Booth closed the public hearing.
Commissioner Zahler asked for an explanation of a FAST district. Mr. Carlton gave a history of the
FAST district, explaining that the plan from 2010 centered on the Northstar train station and its
support for apartments and town home complexes near the train station. The new comprehensive plan
was approved in 2021 and reflects changes in the community. The comprehensive plan calls for smaller
scale apartments, which is why the land use would need to be changed. The current zoning does allow
an apartment complex.
Commissioners Zahler and Rydberg agreed that the impact on the neighbors, traffic, and the
ingress/egress would need to be addressed.
Mr. Carlton asked the Commissioners if they had changes they would like to see the developers make.
Commissioner Rydberg recommended tabling the discussion until issues with the neighbors and safety
could be addressed, as well as the alignment of the easement.
Moved by Commissioner Rydberg and seconded by Commissioner Kaba to postpone the
proposed land use amendment, changing the Comprehensive Plan guidance from Mixed
Residential to Multifamily; the proposed zone change, changing the zoning from FAST (D)
to Planned Unit Development (PUD) subject to council approval of the associated land
use amendment (LU 25-02); and the ordinance amendment (OA 25-08) establishing the
PUD standards to the September 23, 2025 Planning Commission meeting. Motion carried
4-0.
Mr. Carlton reviewed that the developer could look at access points and turn lanes, alignment with
existing easements and driveways, landscape and stormwater plans, and stormwater calculations.
Acting Chair Booth stated he was concerned about the mix of apartment sizes within the proposed
development.
Commissioner Rydberg recommended a discussion with the neighbors on post-development
prevention of trespassing and trash.
4.2 Preliminary Plat: Prairie Haven, Gavin Hemmer - 13631 192 1/2 Ave NW
Mr. Carlton presented the staff report.
The Commission agreed that the following conditions may be removed:
Page 5 of 82
Planning Commission Minutes
August 26, 2025
---------
Page 5 of 6
2. A wetland variance to support a driveway for lot 1 must be approved prior to approval of a final
plat.
3. The applicant should work with their surveyor to explore opportunities to minimize the right-of-
way dedicated for 192nd 1/2 Ave.
Acting Chair Booth opened the public hearing. There being no one to speak to this matter, Acting
Chair Booth closed the public hearing.
Moved by Commissioner Zahler and seconded by Commissioner Kaba to recommend
approval of the Preliminary Plat of Prairie Haven, subject to the following condition:
1. The associated lot size variance (V 25-12) must be approved and recorded along with a
future final plat. Motion carried 4-0.
4.3 Conditional Use Permit: Motor Vehicle Sales and Repair, Pavel Liashkovich - 15777 Jarvis St NW
Mr. Leeseberg presented the staff report.
Acting Chair Booth opened the public hearing.
Eduard Yukhimchuk, 20266 Yale St, currently occupies Suite C and D and was available for
questions. Since his business is currently allowed to salvage cars, he felt they should also be allowed to
repair them.
Acting Chair Booth closed the public hearing.
Commissioner Rydberg checked that the applicant did not have issues with the 14 conditions. Mr.
Yukhimchuk responded that he did not.
Moved by Commissioner Rydberg and seconded by Commissioner Zahler to recommend
approval of the Conditional Use Permit with the following conditions to satisfy the
standards set forth in Section 30-654:
1. The Conditional Use Permit shall not be recorded until all conditions have been
completed.
2. The applicant and/or property owner must apply for all required commercial
building, electrical, plumbing, and/or mechanical permits before any associated
activities can occur.
3. Outdoor storage of damaged or inoperable vehicles shall be allowed only in the
fenced-in outdoor storage area as shown on Exhibit A.
4. Hazardous materials shall be handled and disposed of in accordance with the
Minnesota Pollution Control Agency (MPCA).
5. The number of motor vehicle sales dealers shall be limited to one (1).
6. No more than 10 “for sale” vehicles may be displayed on the subject property.
7. All motor vehicle repairs, body work, or detailing shall only occur inside the
building.
8. Exterior doors shall be closed while any motor vehicle repair, body work, or
detailing occurs.
Page 6 of 82
Planning Commission Minutes
August 26, 2025
---------
Page 6 of 6
9. A code analysis finding building code compliance for the entire building shall be
prepared by appropriate registered professionals.
10. The parking lot shall be striped to city requirements.
11. Ten signs shall be installed indicating “For Sale” vehicles.
12. Conditions 9-11 must be completed by October 31, 2025, or the CUP will be
brought to the City Council on November 17, 2025, to discuss revocation.
13. An amendment to this Conditional Use Permit will be required for future
changes/additions not shown on Exhibit A.
14. Conditional Use Permit CU 23-20 shall become void.
Motion carried 4-0.
5. GENERAL BUSINESS
There were no general business items.
6. COUNCIL LIAISON UPDATES
There were no council liaison updates.
7. MOTION TO ADJOURN
Moved by Commissioner Rydberg and seconded by Commissioner Zahler to adjourn the
meeting. Motion carried 4-0.
The meeting adjourned at 8:38 p.m.
Minutes prepared by Katie Porath.
___________________
Perry Beise, Chair
___________________
Tina Allard, City Clerk
Page 7 of 82
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
5.1
Meeting Date
September 23, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Pat Briggs Planned Unit Development (PUD): Two
79-unit Apartment Buildings, Land Use Amendment,
Zone Change, and Ordinance Amendment - 17379
Twin Lakes Rd NW
Reviewed by
Chris Leeseberg
Action Requested
Recommend approval of the proposed land use amendment, changing the Comprehensive Plan guidance from
Mixed Residential to Multifamily.
Recommend approval of the proposed zone change, changing the zoning from FAST (D) to Planned Unit
Development (PUD) subject to council approval of the associated land use amendment (LU 25-02) and
ordinance amendment (OA 25-08) establishing the PUD standards.
Recommend approval of an ordinance outlining the development standards for a residential Planned Unit
Development, subject to the following conditions.
1. City Council approval of zone change (ZC 25–02)
2. Address all comments noted in the comment letter dated August 20, 2025.
3. Submit full landscape plans demonstrating compliance with city codes.
4. Staff approval of all submitted plans (site, engineering, architectural, etc.)
5. The applicant must prepare and record a perpetual ingress/egress easement to the benefit of the two
single-family homes east of the subject site. This easement must include the "Y-shape" of the driveways as
they exit the property and include all necessary utility access rights.
6. Access for the project must be updated to show a 3/4 access, eliminating left-turns from the site.
7. The landscape plan must be updated to include vegetative screening consistent with the provided
renderings.
Background/Discussion
The applicant, Pat Briggs, has requested approval of a series of applications to support the development of a
multifamily project consisting of two 79-unit apartment buildings. Proposed as a PUD, the project requires
approval of a land use amendment to update the guidance for the property from Mixed Residential to
Multifamily, a zone change updating the zoning of the property to PUD, and an ordinance amendment
establishing the PUD standards and memorializing the project within the city code.
Planning Commission
The Planning Commission held a public hearing regarding this proposal on August 26, 2025. Multiple residents
Page 8 of 82
spoke during the public hearing and shared a number of concerns with the project, including:
▪ A land use amendment increasing the density of the property near existing single-family homes.
▪ Reduced parking requirements may lead to parking on adjacent private properties or on Twin Lakes Road.
▪ The proposed filling of wetlands and stormwater/impervious surface impacts on adjacent parcels.
▪ Impacts to the existing access easement for parcels to the east.
▪ Required improvements to Twin Lakes Road, turn lanes, as an example.
▪ The amount of traffic generated by the proposed project.
▪ Visual impacts on adjacent parcels. Specifically, the building height near an existing home and a lack of
proposed screening to ensure future tenants do not trespass on adjacent lots.
▪ Is the city "over developing" this area?
▪ How will snow removal be handled without encroaching on adjacent parcels?
The Commission shared many of the concerns brought up during the public hearing and asked the developer
to review their project and identify modifications to address the concerns. The public hearing was closed, and
the discussion was continued to September 23, 2025.
Plan Updates
The applicant submitted updated plans and a traffic analysis on September 17, 2025. The traffic analysis notes
that Twin Lakes Parkway will support the additional 981 trips estimated to be generated by the site. The
review also notes that due to the increase in traffic to/from the property, turn lanes and intersection
improvements are necessary. The Public Works Director recommends a right-turn lane into the site and a
3/4 median access (no left-turns exiting the site). He does not support a full median access.
Updated plans identify access improvements, but will need to be updated to reflect the recommendation of a
3/4 access. Additional plan updates include clear connections to the gravel driveways for the two properties
to the east and landscaping along the east property line as screening/buffering for the single-family homes. Staff
note that the proposed tree selection does not reach the height indicated in the rendering and a new variety
should be chosen to provide more height at maturity.
Land Use and Zoning
The public hearing comments referenced what is and is not allowed under the current standards and the
application includes amendments to both the land use/Comprehensive Plan and the zoning map. The current
land use designation for this lot, and all of those located east of the site, is Mixed Residential, which supports a
variety of residential densities — up to and including "small scale multifamily" buildings. Staff does not believe
the proposed project of two 79-unit buildings meets the proposed guidance and the land use map should be
changed to Multifamily, which would allow a project of this scale.
The property, along with the parcels to the east, is currently zoned FAST (D) which does permit apartment
projects of this scale as an allowed use. Apartment buildings constructed as a permitted use would need to
follow the standard zoning ordinance requirements prior to permitting. The applicant is proposing to develop
this project as a Planned Unit Development (PUD) as he is seeking exemptions from the strict application of
city codes — including parking and wetland setbacks.
In reviewing this site specifically, a land use amendment to Multifamily would be consistent with existing uses
in the surrounding area and direct access to Twin Lakes Road, a 4-lane divided roadway, supports the traffic
generated by an apartment project.
The Planning Commission should evaluate whether it is appropriate to change the land use designation and
increase the permitted residnetial density for the property.
Parking
Another key discussion point from the public hearing and the Planning Commission's discussion was the
Page 9 of 82
proposed parking ratio. City ordinances require 2.5 parking stalls per apartment unit, one of which must be
covered. The project includes 158 units, requiring a total of 395 parking stalls with 158 of those being
covered. The submitted plans propose 258 stalls for a parking ratio of 1.6 stalls/unit. Plans also note that
covered parking requirements are not met, providing 124 of the 158 required spaces.
The city has approved numerous apartment projects with parking ratios below the 2.5 stalls/unit required
under the ordinance, generally around 2.0 stalls/unit. These approvals typically, but not always, include a proof
of parking exhibit or agreement noting where additional stalls can be constructed if parking becomes an issue
in the future. These approved parking changes have not resulted in significant complaints due to a lack of
parking, but many of the properties are located along less busy city streets.
The applicant states that the reduced parking request is appropriate as 96% of the units are either studio or
one-bedroom units, reducing the parking demand as many units will be occupied by one person rather than
two or more.
The Planning Commission should carefully consider the proposed parking deviation and weigh the request
against the applicant's statement regarding parking needs for the building based on unit type against city
ordinances and the location along Twin Lakes Road.
Financial Impact
None
Mission/Policy/Goal
Opportunity to live, work, and play.
Attachments
1. Planning Commission Memo dated 08-26-2025
2. Trip Generation Memo for Briggs Elk River Apartments
3. Updated Civil Plans received 09-19-2025
4. Twin Lakes Apartments Rendering
5. 5.1 Briggs Apartment
Page 10 of 82
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
4.1
Meeting Date
August 26, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Pat Briggs Planned Unit Development (PUD): Two
79-unit Apartment Buildings, Land Use Amendment,
Zone Change, and Ordinance Amendment - 17379
Twin Lakes Rd NW
Reviewed by
Chris Leeseberg
Action Requested
Recommend, by motion, approval of the proposed land use amendment, changing the Comprehensive Plan
guidance from Mixed Residential to Multifamily.
Recommend, by motion, approval of the proposed zone change, changing the zoning from FAST (D) to
Planned Unit Development (PUD) subject to council approval of the associated land use amendment (LU 25-
02) and ordinance amendment (OA 25-08) establishing the PUD standards.
Recommend, by motion, approval of an ordinance outlining the development standards for a residential
Planned Unit Development, subject to the following conditions.
1. City Council approval of zone change (ZC 25- 02)
2. Address all comments noted in the comment letter dated August 20, 2025.
3. Submit full landscape plans demonstrating compliance with city codes.
4. Staff approval of all submitted plans (site, engineering, architectural, etc.)
5. The applicant must prepare and record a perpetual ingress/egress easement to the benefit of the two
single-family homes east of the subject site. This easement must also include all necessary utility access rights
for both of these parcels.
Background/Discussion
The applicant, Pat Briggs, has requested approval of a series of applications to support the development of a
multifamily project consisting of two 79-unit apartment buildings. Proposed as a PUD, the project requires
approval of a land use amendment to update the guidance for the property from Mixed Residential to
Multifamily, a zone change updating the zoning of the property to PUD, and an ordinance amendment
establishing the PUD standards and memorializing the project within the city code.
Site Plan
Plans show two 4-story apartment buildings with associated parking and stormwater features. The one
driveway accesses Twin Lakes Road and also serves as an access point for the two existing single-family
homes east of the subject site. A condition that the access rights for the two parcels to the east be
memorialized in a perpetual ingress/egress easement is included.
Page 11 of 82
If access from southbound Twin Lakes Road is to be maintained, the developer will need to improve the
temporary access to include a dedicated turn-lane. If this access is not improved, the temporary access will
need to be removed.
There are two existing wetlands on the property, and the developer has proposed filling one of the wetlands.
This action will require an additional approval from the state before building permits will be issued. An
approval letter will be required as part of future building permit applications. The southern building
encroaches into the wetland setback/buffer. The area outside of the impervious impacts to the buffer will
need to be left as unmaintained vegetation.
Building Plans
Submitted plans show an apartment building with four-stories of residential units and one floor of parking.
The majority of units within each building are designated as efficiency units. The commission should discuss
this distribution and make a recommendation whether the mix is appropriate.
The developer has submitted conceptual graphics of the building's exterior. Architecturally prepared building
elevations identifying building materials, colors, and the percentage of each material must be submitted for
review.
Plans request a reduction in the parking requirements for the use. Ordinance requires 2.5 parking stalls per
residential unit, a total of 395 stalls. Additionally, one covered stall per unit is required, a total of 158. Plans
identify 258 total stalls, with 124 covered stalls for a parking ration of 1.63 stalls/unit. The city has traditionally
supported reduced parking requests at 2 stalls per unit subject to proof of parking availability should parking
concerns arise. The site has little space for proof of parking, and the requested ratio is below what has been
approved in the past. The developer notes that parking demands should be reduced due to the number of
efficiency units. The PUD process can be used to approve this deviation, and the Planning Commission should
discuss this request in greater detail.
City Services
The new buildings will connect to city services. Submitted plans did not detail these connections and updated
plans will need to be submitted and approved by Elk River Municipal Utilities and the city engineer.
Comprehensive Plan
The proposed amendment to the land use plan will update the guidance for the subject property from mixed
residential to multifamily. The property is adjacent to two existing apartment developments and will be
compatible with surrounding land uses.
Zone Change
The proposed zoning amendment supports the residential PUD proposal. The zone change to PUD can be
approved after the land use amendment has been adopted.
Ordinance Amendment
The city uses an ordinance amendment process to memorialize the standards of the PUD. The ordinance will
describe the permitted uses, architectural standards, setbacks, and site plan. All future permits will be
evaluated against the approved PUD standards. Staff will guide the commission through a discussion regarding
the various PUD deviations and request separate recommendations on each item. The commission will then
have an opportunity to recommend moving the plans forward for council consideration or request updated
plans from the developer.
Financial Impact
None
Page 12 of 82
Mission/Policy/Goal
Opportunity to live, work, and play.
Attachments
1. Location Map
2. Applicant's Narrative
3. Civil Plans dated July 17, 2025
4. _Floor Plans and Architectural Concept
5. Comment Letter dated August 8, 2025
Page 13 of 82
Page 14 of 82
Two phases of a 4 Story 80 Unit Market Rate Apartment Building including covered parking.
Consisting of 85% Studio units for Individuals seeking affordable housing options to work and play
and access public transportation within Biking & walking distances to Industrial/Office and the
retail sector on the East Side of 169.
Page 15 of 82
Page 16 of 82
Page 17 of 82
Page 18 of 82
Page 19 of 82
Page 20 of 82
Page 21 of 82
Page 22 of 82
Page 23 of 82
Page 24 of 82
Page 25 of 82
Page 26 of 82
Page 27 of 82
Page 28 of 82
Page 29 of 82
Page 30 of 82
13065 Orono Parkway
Elk River, MN 55330
763.635.1000
ElkRiverMN.gov
August 20, 2025
Pat Briggs Via Email: pat@thebriggscompanies.com
19443 County Road 43, Suite H
Big Lake, MN 55309
RE: Briggs Apartment PUD – 17379 Twin Lakes Road NW
Staff have completed a review of the application materials submitted for a multifamily apartment PUD -
Land Use Amendment (LU 25-02), Zone Change (ZC 25-02), and Ordinance Amendment (OA 25-08)
submitted on July 23, 2025, and have the following comments. Please address these comments with
future submittals.
Land Use Amendment
The proposed land use amendment is consistent with existing apartment uses to the north and south of
the subject site. The current designation of mixed residential also supports a higher residential density,
but multifamily is a better fit based on the proposed use. Access will be from a collector road. This
change will not be incompatible with existing and proposed uses.
Zone Change
1. The proposed zone change supports a multifamily/apartment PUD. The Ordinance Amendment
creating the PUD must be approved by the City Council in order for the zone change to be recorded.
2. The associated land use amendment must be approved prior to approval of the zone change to PUD.
General Plan Comments
1. Water service connection plans are required, please submit with next round of plan updates.
2. Existing water service stubs not used will be considered discontinued. All discontinued water services
shall be shut off and disconnected at the main and the stop box shall be removed by a licensed
plumber or licensed sewer installer at the expense of the property owner.
3. Hydrants shall be spaced so that all portions of a building or residence to be protected are within a
250-foot radius of a hydrant. (Final review will be made by the Fire Chief and City Engineer)
4. ERMU Electrical Comments:
o With two different structures and two different addresses all material and labor related to electric
connections will be cut in half and applied equally to each address.
o Electric transformers need access from a paved surface.
o Please submit a load sheet to determine transformer size needs.
Page 31 of 82
o If any adjustments are needed to maintain power for the existing home, the developer will be
responsible for 100% of the material and labor costs.
5. No private improvements are permitted in the city ROW (tables, retaining walls, parking lots, stormwater
management, etc.)
6. Access to Twin Lakes Road southbound will need either a three-quarter access installed with a turn lane,
or the temporary access point will need to be removed.
7. Submit plans showing all public utilities (sewer and water).
8. Provide an updated stormwater report to account for 1.1" of impervious rather than 1". Ensure runoff
rates are decreased to all outlets including city storm sewer. Include TSS and TP removals in stormwater
report.
9. Preliminary site plan and grading plans show impacts to wetlands. Approval of a wetland replacement
plan will be required.
10. Future building permit applications will require full architectural and engineering plans signed by a
qualified professional.
11. Ordinance requires 2.5 parking stalls for each residential unit. With two proposed 79-unit buildings, 395
stalls will be required and 158 stalls (79 per building) must be covered. Submitted plans show 258 total
stalls with 124 covered spaces (62 per building). This deviation will need to be approved as part of the
requested PUD.
12. The submitted building elevations are conceptual. Detailed building elevations identifying building
heights and material selections and percentage of facade coverage are required.
13. Will there be exterior trash storage and enclosures?
14. The two single-family homes east of the subject site currently access their property utilizing a driveway
running through the property. Access for these homes must be maintained at all times during
construction and a permanent ingress/egress easement must be granted to both properties. Additional
easements supporting utility extensions through the subject site and to the benefit of the properties to the
east must also be included.
15. Plans indicate plans for two separate lots. A subdivision application facilitating this split is required.
16. The southern building is within the wetland buffer setback. Encroachment into the setback will be
considered as part of the PUD. Future maintenance of the site should prohibit maintenance activities
within the 25-foot wetland buffer.
The Planning Commission will review the applications on August 26, 2025, at 6:30 p.m. at the Elk River
City Hall. With a recommendation from the commission on that date, the City Council will review the
project on September 15, 2025.
Thank you, and please submit all updated plans and responses to comments in the citizenserve portal.
Sincerely,
Zack Carlton, AICP
Community Development Director
763.635.1035
Page 32 of 82
Page 1 of 3 17379 Twin Lakes Rd Apartments, Elk River, MN September 16th, 2025 To: Pat Briggs – The Briggs Companies From: Katie Schmidt, PE - SSTS LLC (MN PE #47147) Re: Trip Generation Memorandum – 17379 Twin Lakes Rd Apartments, Elk River, MN SSTS, LLC has conducted a trip generation estimate for the proposed 17379 Twin Lakes Rd Apartments Development in the City of Elk River, Sherburne County, MN. The purpose of this trip generation estimate is to document the anticipated increase in traffic related to the Proposed Project to assist the Developer and Local Agencies in access location/design and overall transportation decision making. PROJECT DESCRIPTION The Proposed Project is located east of Twin Lakes Rd and south of 175th Ave NW. Figure 1 shows the Project Location. The Proposed Project includes two 79-unit apartment buildings for a total of 158 units. Both buildings are 4-stories with first-floor parking and 3 levels of apartments. A surface parking lot is also proposed. Access is planned on Twin Lakes Rd at the existing residential driveway location. One access on Twin Lakes Rd will serve the site until properties to the east develop making a shared access roadway on 175th Ave NW feasible. Figure 2, Concept Site Plan, depicts the proposed site layout conditions and access driveway. Figure 2. Concept Site Plan Figure 1. Project Location Page 33 of 82
Page 2 of 3 17379 Twin Lakes Rd Apartments, Elk River, MN TRIP GENERATION The volume of vehicle trips generated by the Proposed Project has been estimated for typical weekday AM and PM peak hours and on a daily basis using the data and methodology described in the Institute of Transportation Engineers’ Trip Generation Manual1, which is a standard industry reference used by public agencies to estimate traffic generated by specific land uses. Table 1 summarizes the trip generation estimates. Table 1. Trip Generation The Proposed Project is estimated to generate the following traffic during the highest traffic hours: • 65 new trips (16 entering and 49 exiting) during the morning traffic peak hour, • 82 new trips (51 entering and 31 exiting) during the evening traffic peak hour, and • 981 daily trips. The peak hour intensity of new traffic on Twin Lakes Rd is minimal with around 1 additional vehicle anticipated every minute during the AM peak hour and 1.4 additional vehicles every minute during the PM peak hour. Travel patterns for site trips is assumed to be 50% to/from the north and 50% to/from the south on Twin Lakes Rd. Figure 3 provides a visual depiction of the AM and PM peak hour traffic entering and exiting the Proposed Project with a full access configuration assumed. Figure 3. Site Trip Distribution 1 Trip Generation Manual, Institute of Transportation Engineers (ITE), 12th Edition Enter Exit Enter ExitMultifamily Housing (Low-Rise) 220 158 units 16 49 51 31 98116 49 51 31Trips Generated:65PM PeakWeekday ADT82981Land UseLand Use CodeAM PeakTotalsSizePage 34 of 82
Page 3 of 3 17379 Twin Lakes Rd Apartments, Elk River, MN TURN LANE REVIEW Turn lane warrant guidance is provided in multiple industry sources. Based on the urban environment and local jurisdiction of Twin Lakes Rd at the proposed access driveway, National Cooperative Highway Research Program (NCHRP) Report 457 was used as a guideline. These reports are used as the basis for many agency guidelines throughout Minnesota and the Country. PM peak hour volumes were reviewed and 500 through vehicles were assumed for each northbound and southbound approach on Twin Lakes Rd (estimated from MnDOT’s Year 2024 ADT of 10,491 vehicles/day). The estimated 25 southbound left turns into the site do warrant a left turn lane (16 lefts are the threshold) and it appears that a left turn lane could easily be constructed in the existing median. The estimated 26 northbound right turns do not warrant a right turn lane (through traffic would have to double to meet the threshold) and a northbound right turn lane is not recommended. This turn lane layout appears to be consistent at cross-streets and access points along the corridor. ACCESS CONFIGURATION REVIEW Access configuration (full, 3/4, right-in/right only) considerations include available sight distance due to the curvature on Twin Lakes Rd, emergency vehicle access and access spacing standards. Adequate intersection sight distance at the access location is available when the 30-mph advisory speed on Twin Lakes Rd is considered for northbound vehicles coming around the curve. Additionally, trees and brush could be cleared providing more sight distance looking south around the curve. A full access would be preferred for emergency vehicle since there is only access location. SUMMARY The number of new vehicle trips estimated to be generated by the Proposed 17379 Twin Lakes Rd Apartments Development is 65 AM peak hour trips, 82 PM peak hour trips and 981 daily trips. The peak hour intensity of new traffic on Twin Lakes Rd is minimal with around 1 additional vehicle anticipated every minute during the AM peak hour and 1.4 additional vehicles every minute during the PM peak hour. Further detailed traffic study is not necessary unless there are unique City concerns. Per typical agency standards and the Institute of Transportation Engineers’ (ITE) recommended practices, a full traffic study is generally required when a development is expected to generate more than 100 peak hour trips. This proposed development is below that threshold. A full access on Twin Lakes Rd can be considered. The existing median is wide enough to construct a southbound left turn lane. Adequate intersection sight distance at the access location looking to the south around the curve is available when the 30-mph advisory speed on Twin Lakes Rd is considered and trees and brush can be cleared to provide even more distance. A full access would be preferred for emergency vehicle since there is only one access location. Page 35 of 82
NO SCALE/s/>Θ^hZs zW>E^WZ WZ z͗DESCRIPTIONDATENO.REV^ Wd D ZϮϬϮϱWZ >/D/EZzW>E^/dzK& ><Z/s Z͕^, ZhZE KhEdz͕DEZ/''^ ><Z/s ZW>dϭϳϯϳϵdt/E>< ^ZKEtWdZ/''^Bogart, Pederson& Associates, Inc.LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICESTraditional Values ∙ Creative Solutionss//E/dzDW^, ZhZE KhEdz͕D/EE ^Kd10:00 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025PRIVATE UTILITIES SHOWN ARE QUALITY LEVEL D.QUALITY LEVEL D PROVIDES THE MOST BASIC LEVEL OF INFORMATION. IT INVOLVESCOLLECTING DATA FROM EXISTING UTILITY RECORDS. RECORDS MAY INCLUDE AS-BUILTDRAWINGS, DISTRIBUTION AND SERVICES MAPS, EXISTING GEOGRAPHIC INFORMATIONSYSTEM DATABASES, CONSTRUCTION PLANS, ETC.TYLER ST/TWIN LAKES ROAD NWWZK: d>Kd/KECivil PlansSheet Number Sheet TitleCoverC1Demolition PlanC2 Site PlanC3Grading PlanC4Utility PlanC5 Erosion Control PlanC6 SWPPP NarrativeC7DetailsC8DetailsC9DetailsC10DetailsC11DetailsC12Landscape PlanC13Fire Protection PlanPage 36 of 82
OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOVERHEAD POWER LINESCAUTIONOHEOHE
OVERHEAD POWER LINESCAUTIONREMOVE PROPANEREMOVE AC UNITREMOVE LIGHT POLEREMOVE MAILBOXREMOVE AND RELOCATE MAILBOXESREMOVE LIGHT POLEPROTECT STORM STRUCTUREPROTECT STORM STRUCTUREPROTECT STORM STRUCTURESAWCUT 10 LFSAWCUT 10 LFSAWCUT 67 LFREMOVE 118 SQ FT OF BITUMINOUSREMOVE 60 LF OF CURB & GUTTERREMOVE 61 SQ FT OF BITUMINOUS/CONCRETEREMOVE 61 SQ FT OF BITUMINOUS/CONCRETEREMOVE 117 SQ FT OF BITUMINOUSREMOVE 973 SQ FT OF BITUMINOUS/CONCRETEREMOVE 16,373 SQ FT OF GRAVELREMOVE 24 SQ FT OF CONCRETEREMOVE 24 SQ FT OF CONCRETEREMOVE 1,385 SQ FT OF LANDSCAPE AREAREMOVE BUILDINGREMOVE BUILDINGPLUG CLEANOUTSAWCUT 67 LFSAWCUT 67 LFSAWCUT 67 LFSAWCUT 67 LFREMOVE 335 SQ FT OF BITUMINOUS TRAILREMOVE 815 SQ FT OF BITUMINOUSREMOVE 33 LF OF CURB & GUTTERREMOVE 33 LF OF CURB & GUTTERPROTECT SANITARY STRUCTUREPROTECT STORM STRUCTUREREMOVE 511 SQ FT OF BITUMINOUSREMOVE 140 SQ FT OF CONCRETEREMOVE 140 SQ FT OF CONCRETEREMOVE 259 LF OF CURB & GUTTERSAWCUT 263 LFREMOVE 112 LF OF CURB & GUTTERSAWCUT 116 LFDEMOLITIONCALL 48 HOURS BEFORE DIGGING:TWIN CITY AREA 651-454-0002MINNESOTA TOLL FREE 1-800-252-1166 GOPHER STATE ONE CALL DK>/d/KEW>Eϭ10:02 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Demo.dwg9/18/2025 DK>/d/KE' E Z>EKd ^͗1. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PERFORM OR COORDINATE ALLUTILITY CONNECTIONS AND RELOCATIONS FROM EXISTING UTILITY LOCATIONS TO THEPROPOSED BUILDING, AS WELL AS TO ALL ON-SITE AMENITIES. THESE CONNECTIONSINCLUDE BUT ARE NOT LIMITED TO WATER, SANITARY SEWER, UNDERGROUND GAS,ETC.2. THE CONNECTIONS SHALL BE PERFORMED IN ACCORDANCE WITH STATE AND LOCALSTANDARD SPECIFICATIONS FOR CONSTRUCTION. UTILITY CONNECTIONS(UNDERGROUND GAS, WATERMAIN, AND STORM SEWER) MAY REQUIRE A PERMIT FROMTHE CITY.3. THE CONTRACTOR SHALL VERIFY THE ELEVATIONS AT PROPOSED CONNECTIONS TOEXISTING UTILITIES PRIOR TO ANY DEMOLITION.4. CONTRACTOR SHALL COORDINATE WITH THE CITY OF ELK RIVER FOR ALL UTILITYDISCONNECTIONS, SERVICE TERMINATIONS AND REMOVALS. CONTRACTOR SHALLCOORDINATE UTILITY DISCONNECTIONS AND RELOCATIONS WITH THE UTILITYPROVIDERS PRIOR TO THE START OF CONSTRUCTION. ALL SERVICECONNECTIONS/DISCONNECTIONS SHALL BE PERFORMED IN ACCORDANCE WITH STATEAND LOCAL STANDARD SPECIFICATIONS FOR CONSTRUCTION. CONTRACTOR SHALLOBTAIN ALL NECESSARY STATE AND LOCAL PERMITS NECESSARY FOR UTILITYCONSTRUCTION AND WORK WITHIN ADJACENT RIGHT-OF-WAYS.5. IF DEWATERING IS REQUIRED FOR THIS PROJECT, THE PUMP DISCHARGE SHALL BETREATED PRIOR TO BEING DISCHARGED OFF-SITE OR INTO A SURFACE WATER. THEDISCHARGE SHALL BE VISUALLY CHECKED TO ENSURE THAT IT IS VISIBLY CLEANWATER.6. CONTRACTOR SHALL PROTECT UTILITIES, STRUCTURES AND TREES (NOTED AND NOTNOTED) TO REMAIN AND SHALL BE RESPONSIBLE TO REPAIR DAMAGES TO ANYFEATURES TO REMAIN.7. TREES 6" AND LARGER AND OTHER NOTABLE VEGETATION WERE IDENTIFIED ANDLOCATED DURING THE COURSE OF THE SURVEY. CONTRACTOR SHALL FIELD VERIFYTHE EXISTING CONDITIONS OF THE PROJECT AREA AND REMOVE ALL TREES NOTDESIGNATED TO BE SAVED AND PROTECTED. ALL TREES, DEBRIS, ROOTS, BOULDERSAND TOPSOIL SHALL BE REMOVED FROM THE SITE.REMOVE PAVEMENT SECTION (AS INDICATED).REMOVE EXISTING TREES (AS INDICATED)> ' E͗REMOVE FEATURE (AS INDICATED)SALVAGE (AS INDICATED)SAW-CUTSCALE:0' 20' 40'1"=20'REMOVE EXISTING LANDSCAPING(AS INDICATED)DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 37 of 82
21WLWL
WL WLWLWLWLWLWLWLWLWLWL
WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL
WL63191112826217631912114-STORY APARTMENT BUILDING A
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)45.7'WLWLWL261211
144-STORY APARTMENT BUILDING B
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)WLWLWLWLWLWL26.0'23.0'25.0'25.0'25.0'25.0'43.0' FL-FL43.0' FL-FL25.0'25.0'9.0'20.0'9.0'20.0'20.0'9.0'10.0'10.0'10.0'10.0'6.0'10.0'511226.0'6.0'5.0'6.0'6.0'PROPOSED EASEMENTWETLAND IMPACTWETLAND IMPACT25' WETLAND BUFFER20' WETLAND BUFFER SETBACKWET DETENTION PONDRAIN GARDENRAIN GARDENPROPOSED B612CURB & GUTTERPROPOSED B612CURB & GUTTERPROPOSED B612CURB & GUTTER3' CURB TAPER3' CURB TAPER3' CURB TAPER3' CURB TAPER3' CURB TAPER5' CURB TAPER5' CURB TAPER5' CURB TAPER5' CURB TAPER5' CURB TAPERBITUMINOUS PAVEMENT6' WIDE CONCRETESIDEWALKPROPOSED RETAINING WALL200.0'66.0'134.0'230.0'66.0'164.0'200.0'66.0'134.0'230.0'164.0'3.0'11.0'R=46'L=72.3'5.0'5.0'119.0'14.0'14.0'11.0'1.8'56.6'11.0'14.0'14.0'107.0'16.0'14.1'R=6'L=9.4'4.0'R=6'L=9.4'12.0'14.0'R=10'L=15.7'100.0'76.0'R=76'L=36.0'R=5'L=10.2'25.9'14.0'R=6'L=9.4'R=6'L=9.4'R=15'L=23.4'27.9'37.3'57.2'R=6'L=9.4'153.0'108.5'55.1'40.6'R=20'L=31.4'3.6'4.8'R=10'L=3.7'R=16'L=6.0'13.6'
13.6'R=16'L=6.3'R=10'L=3.9'3.5'92.0'9.0'9.0'11.0'56.6'11.0'14.0'14.0'119.0'16.0'35.6'35.5'24.0'231.0'20.0'15.5'R=5'L=6.8'R=20'L=23.4'R=5'L=6.8'15.5'108.0'7.1'3' CURB TAPERPROPOSED B612CURB & GUTTER5' CURB TAPER4.3'R=5'L=7.9'8.0'3' CURB TAPER5.7'R=5'L=7.9'26.0'R=3'L=2.4'12.9'100.0'11.0'118.0'14.0'11.0'R=6'L=9.4'4.0'R=6'L=9.4'14.0'R=7'L=10.2'R=6'L=9.5'10.9'2.2'R=20'L=21.0'7.6'R=3'L=4.7'17.0'109.0'15.5'R=5'L=6.8'R=20'L=23.4'R=5'L=6.8'15.5'118.0'14.0'R=6'L=9.4'4.0'R=6'L=9.4'11.0'11.0'R=20'L=31.4'R=46'L=64.7'R=3'L=4.2'18.5'17.7'83.6'MATCH EXISTING BITUMINOUSMATCH EXISTINGCURB & GUTTERPROPOSED GRAVELTIE INTO EXISTING DRIVEWAYS3' CURB TAPERDO NOT ENTER SIGN (EA)DO NOT ENTER SIGN (EA)TIE INTO EXISTINGTIE INTO EXISTINGTIE INTO EXISTINGBITUMINOUS TRAIL100.0'50.0'102.0'6' WIDE CONCRETE SIDEWALKBITUMINOUS PAVEMENTPROPOSED B618CURB & GUTTERPROPOSED B618CURB & GUTTERPROPOSEDCONCRETE ISLAND10.0'30.0'150.0'134.2'12.0'10.0'B618 CURB & GUTTERRIGHT TURN LANE10' WIDE BITUMINOUS TRAIL7 STEP - 1' WIDE X 6" DROP6' WIDE SIDEWALKTIE INTO EXISTING5' CURB TAPERR=7'L=5.9'0.4'R=7'L=11.8'19.2'1.5'R=10'L=15.7'5.0'R=1 5 'L=16 .7 'R=76'L=13.9'R=50'L=30.9'138.8'R=10'L=15.7'R=10'L=15.5'R=16'L=24.8'0.2'6' WIDE CONCRETE SIDEWALKCALL 48 HOURS BEFORE DIGGING:TWIN CITY AREA 651-454-0002MINNESOTA TOLL FREE 1-800-252-1166 GOPHER STATE ONE CALL SITE BASE^/d W>EϮ10:02 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Site.dwg9/18/2025PROPOSED CONCRETE PAVEMENTPROPOSED TURF ESTABLISHMENTPROPOSED ASPHALT PAVEMENTCONCRETE CURB AND GUTTER - B612> ' E͗^/d W>EEKd ^͗1. PAINTED PAVEMENT MARKING DIMENSIONS ARE SHOWN TO FACE OF CURB.ALL OTHER DIMENSIONS ARE SHOWN TO BACK OF CURB.2. ALL CONCRETE RAMPS, SIDEWALKS AND ACCESSIBLE HANDICAPPED PARKINGSTALLS TO CONFORM TO CURRENT A.D.A. REQUIREMENTS.3. CONTRACTOR SHALL FIELD VERIFY HORIZONTAL AND VERTICAL LOCATION OFEXISTING UTILITIES PRIOR TO START OF CONSTRUCTION.4. CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES PRIOR TO THESTART OF CONSTRUCTION.5. CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE CITY, COUNTYAND STATE REGULATIONS.6. SITE SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLANS APPROVEDBY THE CITY.7. LANDSCAPING AND TURF ESTABLISHMENT PER LANDSCAPE PLANS &SPECIFICATIONS.8. ALL DISTURBED AREAS OUTSIDE THE BUILDING PAD WHICH ARE NOTDESIGNATED TO BE PAVED OR RECEIVE AGLIME, SHALL RECEIVE AT LEAST 6"OF TOPSOIL AND SHALL BE SEEDED OR SODDED. REFER TO THE EROSIONCONTROL PLAN FOR SOD AND SEED LOCATIONS. ALL OTHER AREASDISTURBED BY CONSTRUCTION NOT SPECIFICALLY IDENTIFIED TO RECEIVE ACERTAIN SEED MIX SHALL BE MIXED WITH SEED MIX 25-131.9. WHERE NEW SOD MEETS EXISTING SOD, EXISTING SOD EDGE SHALL BE CUTTO ALLOW FOR A CONSISTENT, UNIFORM STRAIGHT EDGE. JAGGED ORUNEVEN EDGES WILL NOT BE ACCEPTABLE. REMOVE TOPSOIL AT JOINTBETWEEN EXISTING AND NEW AS REQUIRED TO ALLOW NEW SOD SURFACE TOBE FLUSH WITH EXISTING.^/d W>E/E&KZDd/KE͗PARCEL AREA:x5.80 ACRES ±PROPOSED ZONING:xP.U.D. DISTRICTPRINCIPAL STRUCTURE SETBACKS:xFRONT: 30'xSIDE: 10'xREAR: 20'PARKING SETBACKS:xFRONT SETBACK FOR PARKING:10'xSIDE SETBACK FOR PARKING:10'xREAR SETBACK FOR PARKING:10'SITE DATAEXISTING PROPOSEDPAVEMENT AREA 26,351 SF 89,989 SFLANDSCAPE AREA 1,384 SF 0 SFWETLAND/WATER AREA 11,824 SF 12,434 SFBUILDING AREA 1,358 SF 48,048 SFPERVIOUS AREA237,617 SF 128,063 SFTOTAL AREA 278,534 SF 278,534 SFPARKING REQUIREMENTS:xMINIMUM PARKING STALL DIMENSIONS: 20' X 9' (90° PARKING)PARKING STALLS:xTOTAL STALLS PROVIDED: 258xxTOTAL INDOOR STALLS: 124 (62 BLD. A / 62 BLD B)xxTOTAL OUTDOOR STALLS: 134 (67 BLD. A / 67 BLD B)xTOTAL ADA STALLS PROVIDED: 8 (8 VAN ACCESSIBLE)xTOTAL ADA STALLS REQUIRED: 8 (8 VAN ACCESSIBLE REQUIRED)PROPOSED SIGNPROPOSED GRAVEL SURFACINGSCALE:0' 30' 60'1"=30'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 38 of 82
WLWL
WL WLWLWLWLWLWLWLWLWLWL
WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL
WL4-STORY APARTMENT BUILDING A
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)
WLWLWL4-STORY APARTMENT BUILDING B
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)WLWLWLWLWLWLWVVVV889.5889.0888.5VV
VV
VVVVVVVV 889.5889.0888.5VVVVVVVVVVVV
VV
VV
VV
VV
VV
VV
VV
VV
VV
883884885886887888889883884885886887888889884885886887888889884885886887888889885886887888889888
888889889888889889889891892893894VV880880881881882882883883884884885886887SVVSV
V
SVV
V
V
V
V
V
V
V
VVV|||||DVVVVVVVVVV VVVV||||||||8898908918924.8%8.0%2.0%8.0%2.0%1.6%2.0%1.5%4:15:18:14:14:14:14.4%6.7%1.2%2.1%1.9%2.0%2.0%2.0%2.0%6.6%4.6%1.8%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%4.6%6.6%1.0%1.0%1.0%1.0%1.5%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%6.8%4.3%1.2%1.0%0.7%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%5.1%6.1%5:14:14:14:12:12:12:12:12:14:11.0%1.0%1.3%1.5%2.0%2.0%2.0%0.5%2.0%1.0%2.0%2.0%1.2%0.7%0.2%0.6%1.7%0.6%1.0%1.0%1.0%1.0%2.0%1.0%3.1%1.4%2.0%2.0%2.8%2.8%3.2%2.0%1.9%892891890889887886886888EOF=886.75886.77 TC886.63 TC885.93 TC885.47 TC885.00 TC884.81 TC884.32 TC885.43 TC885.55 TC885.06 TC884.56 FL5.0%2.9%2.3%2.7%2.3%2.1%2.0%885.42 TP885.67 TP885.90 TP886.42 TP886.32 TP886.51 TP886.95 TP884.68 TP888.58 TP888.63 TP888.67 TP888.71 TP890.48 TC889.98 FL890.45 TC889.95 FL890.13 TC889.63 FL890.08 TC889.58 FL889.57 TC889.57 FL889.54 TC889.54 FL889.95 TC889.45 FL890.34 TC889.84 FL889.80 TC889.80 FL889.78 TC889.78 FL890.27 TC889.77 FL890.38 TC889.88 FL890.47 TC889.97 FL890.48 TC889.98 FL890.24 TC889.74 FL890.21 TC889.71 FL890.13 TC889.63 FL889.94 TC889.44 FL889.66 TC889.16 FL889.43 SW889.02 SW889.70 FG889.58 TC889.08 FL888.99 TC888.99 FL888.90 TC888.90 FL889.72 SW889.63 TC889.13 FL889.59 TC889.09 FL889.59 TC889.09 FL889.63 TC889.13 FL889.72 SW889.72 SW889.71 SW889.12 SW889.44 SW889.92 TC889.42 FL890.13 TC889.63 FL890.23 TC889.73 FL890.23 TC889.73 FL890.08 TC889.58 FL889.92 TC889.42 FL889.37 TC889.37 FL889.31 TC889.31 FL889.79 TC889.29 FL890.45 TC889.95 FL890.40 TC889.90 FL889.48 TC888.98 FL889.04 TC889.04 FL889.04 TC889.04 FL889.82 TC889.32 FL889.66 TC889.16 FL889.86 TC889.36 FL889.34 TC888.84 FL889.20 TC888.70 FL888.71 TC888.21 FL889.11 TC888.61 FL889.42 TC888.92 FL889.66 TC889.16 FL889.85 TC889.35 FL889.85 TC889.35 FL890.04 TC889.54 FL889.05 TC888.55 FL888.46 TP888.51 TP888.60 TP888.68 TP888.89 TP888.80 TP888.71 TP888.62 TP889.67 TC889.17 FL888.95 TC888.45 FL889.91 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW885.89 FG886.59 FG887.29 FG889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.03 SW890.00 FG889.50 FG890.00 FG889.00 FG889.50 FG890.00 SW890.00 SW890.00 SW890.00 SW890.00 TC890.00 FL890.00 TC890.00 FL890.00 TC890.00 FL890.00 TC890.00 FL888.38 TC887.88 FL888.69 TC888.19 FL888.83 TC888.33 FL888.99 TC888.49 FL888.59 TC888.09 FL888.54 TC888.04 FL888.29 TC887.79 FL889.23 TC888.73 FL889.45 SW889.06 SW889.78 SW889.66 TC889.16 FL889.05 TC889.05 FL888.94 TC888.94 FL889.33 TC888.83 FL888.43 TP888.54 TP888.66 TP888.77 TP889.17 SW889.65 TC889.15 FL889.43 TC888.93 FL889.25 TC888.75 FL889.27 TC888.77 FL889.36 TC888.86 FL889.50 TC889.00 FL889.81 TC889.31 FL889.98 TC889.48 FL890.46 TC889.96 FL890.00 TC890.00 FL890.48 TC889.98 FL890.00 TC890.00 FL889.48 TC888.98 FL889.02 TC888.52 FL889.07 TC888.57 FL889.62 TC889.12 FL889.78 TC889.28 FL889.82 TC889.32 FL889.83 TC889.33 FL889.81 TC889.31 FL889.60 SW889.15 SW889.19 SW889.72 SW889.93 SW889.82 SW889.33 TC888.83 FL889.43 TC888.93 FL889.49 TC888.99 FL889.59 TC889.09 FL889.86 TC889.36 FL889.79 TC889.29 FL889.74 TC889.24 FL890.06 TC889.56 FL890.45 TC889.95 FL890.00 TC890.00 FL890.00 TC890.00 FL890.44 TC889.94 FL889.61 TC889.11 FL889.40 TC888.90 FL889.31 TC889.31 FL889.39 TC889.39 FL889.30 TC889.30 FL889.18 TC889.18 FL889.50 FG889.50 FG889.50 FG890.00 FG889.50 FG889.50 FG889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW890.00 SW890.00 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW890.00 SW890.00 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.88 SW889.82 SW890.75 BW891.25 TW889.95 BW894.00 TW888.95 BW893.50 TW888.75 BW893.50 TW889.00 BW889.50 TW889.31 TC888.81 FL889.53 TC889.03 FL889.11 SW889.72 SW889.25 SW889.78 SW889.88 SW889.82 SW889.71 TC889.21 FL889.48 TC888.98 FL889.17 SW889.98 SW889.50 FG889.39 SW889.39 SW889.67 SW889.79 SW888.30 TC887.80 FL888.68 TC888.18 FL889.18 TC888.68 FL888.55 TC888.05 FL888.10 TP889.20 TP889.10 TP889.50 TP888.10 TP888.80 TP888.95 TC888.45 FL888.80 TP889.79 TC889.29 FL888.50 TC888.00 FL889.05 TC888.55 FL889.17 SW889.45 SW889.42 SW889.36 SW889.45 SW889.41 SW889.46 SW889.52 SW889.46 SW889.40 SW889.37 SW887.70 TC887.20 FL889.25 TC888.75 FL887.65 TP888.65 TP887.92 TP888.71 TP889.83 SW889.67 TC889.17 FL889.75 TC889.25 FL889.32 TC888.82 FL888.91 TC888.91 FL889.59 TC889.09 FL889.05 TC888.55 FL889.83 SW890.04 SW889.71 TC889.21 FL889.72 SW889.93 SW889.75 TC889.25 FL889.87 TC889.37 FL890.07 SW888.35 FG888.35 FG889.93 TC889.43 FL889.88 SW889.48 TC888.98 FL885.50 FG888.02 EX888.12 EX887.27 EX889.73 SW889.88 SW889.88 SW887.52 FG887.84 FG888.90 FG889.45 BW894.50 TWEOF=887.50889.22 TP889.62 TP889.42 TP889.79 TP889.99 TP889.59 TP889.13 TC888.63 FL888.63 TP889.03 TP888.83 TP888.65 TP889.05 TP888.86 TP889.84 TC889.34 FL888.99 TC888.49 FL889.03 TC888.53 FL889.05 TC888.55 FL889.00 TC888.50 FL888.91 TC888.41 FL888.49 TC888.49 FL888.43 TC888.43 FL889.46 TC888.96 FL889.52 TC889.02 FL886.68 SW886.56 SW888.50 SW888.53 SW888.59 SW888.50 SW884.97 SW884.90 SW888.00 SW887.00 SW886.00 SW885.00 SW885.00 SW886.00 SW887.00 SW888.00 SW889.71 TC889.21 FL889.65 TC889.15 FL889.40 TC888.90 FL889.44 TC888.94 FL890.17 TC889.67 FL889.00 TC889.00 FL886.00 EX TC886.05 EX TC889.30 EX TC888.03 EX TC892.34 EX TC892.23 EX TC892.30 EX TC885.89 TC885.39 FL885.96 TC885.46 FL885.40 TC885.40 FL885.33 TC885.33 FL885.92 TC885.42 FL885.92 EX TC885.99 EX TC885.99 TC885.49 FL886.61 EX886.51 EX887.39 EX887.33 EX890.10 EX TC891.46 EX TC889.35 EX889.39 SW888.89 FL888.12 SW887.62 FL887.56 TC887.56 FL887.47 TC887.47 FL886.81 EX886.67 EX885.97 EX885.51 EX885.04 EX884.85 EX884.30 EX884.61 EX884.49 EX884.40 EX887.97 TP887.95 TP887.52 TP887.43 TP887.63 TP887.74 TP888.06 TP888.08 TP887.02 TC886.77 FL887.49 TC887.49 FL889.10 TC888.60 FL887.72 TC887.22 FL887.10 TC887.10 FL886.75 TC886.75 FL887.03 TC886.53 FL885.78 TC885.28 FL887.29 TC887.29 FL884.36 EX885.32 TC884.82 FL888.14 TC887.64 FL886.40 TC885.90 FL886.21 TC885.71 FL886.30 TC885.80 FL885.55 TC885.05 FL884.66 EX887.05 TP885.96 TP886.01 TP884.58 TP886.39 SW886.23 SW1.8%GRADING'Z/E'W>Eϯ10:05 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Grading.dwg9/18/2025PROPOSED RIP RAPNEW TOP-BACK OF CURB ELEVATIONNEW SIDEWALK ELEVATIONPROPOSED CONTOUR980.50 TCNEW FLOW LINE OF CURB ELEVATIONPROPOSED SLOPE980.50 FL980.50 SWNEW TOP OF GRAVEL ELEVATIONNEW TOP OF PAVEMENT ELEVATION980.50 TP980.50 TGEXISTING ELEVATION980.50 EXNEW FINISHED GRADE ELEVATION980.50 FGEMERGENCY OVERFLOWE.O.F.> ' E͗'Z/E'' E Z>EKd ^͗1. THE CONTRACTOR SHALL NOTE ANY DISCREPANCIES BETWEEN EXISTING CONDITIONSIN THE FIELD REPRESENTED WITHIN THE PLANS AS SHOWN AND ALERT THE ENGINEERBEFORE BIDDING THE PROJECT AND BEGINNING CONSTRUCTION.2. CONTRACTOR SHALL LOCATE AND VERIFY ALL UTILITIES WHICH MAY AFFECT THISWORK AND NOTIFY THE OWNER OF ANY CHANGES. CONTACT LOCAL UTILITYCOMPANIES FOR EXACT LOCATIONS PRIOR TO BIDDING THE PROJECT ANDCOMMENCING WORK.3. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT SILT AND DEBRISRUN-OFF DURING GRADING OPERATIONS (I.E. SILT FENCE, STRAW BALES, ETC.).4. CONTRACTOR SHALL VERIFY CRITICAL ELEVATIONS TO ENSURE CONFORMANCE WITHGRADING PLAN, PARTICULARLY WITH EXISTING STRUCTURES AND/OR PAVEMENTS TOREMAIN. MEET EXISTING GRADES ALONG STREETS, PROPERTY LINES, AND DRIVEWAYENTRANCES. RESTORE ALL PAVEMENTS THAT REMAIN TO THEIR ORIGINAL IF NOTBETTER CONDITION. NOTIFY OWNER OF ANY CONFLICTS PRIOR TO BIDDING THEPROJECT.5. TURF ESTABLISHMENT AREAS SHALL RECEIVE MINIMUM OF 4" DEPTH AS MEASURED INPLACE OF TOPSOIL. TOPSOIL SHALL BE FURNISHED AND INSTALLED BY THECONTRACTOR. ALL GRADED SLOPES GREATER THAN OR EQUAL TO 5:1 SHALL BEHYDROSEEDED, EROSION CONTROL BLANKETED, OR MULCHED TO HELP STABILIZE THESLOPES BY GENERAL CONTRACTOR.6. PROPOSED SPOT ELEVATIONS ARE TO THE TOP OF CURB UNLESS NOTED OTHERWISE.ELEVATION OF FLOW LINE IS 6" BELOW TOP OF CURB UNLESS OTHERWISE SHOWN.7. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR DETERMINING QUANTITIES OF CUT,FILL AND WASTE MATERIALS TO BE HANDLED, AND FOR AMOUNT OF GRADING TO BEDONE IN ORDER TO COMPLETELY PERFORM ALL WORK INDICATED ON THE DRAWINGS.IMPORT SUITABLE MATERIAL AND EXPORT UNSUITABLE / EXCESS / WASTE MATERIAL ASREQUIRED. ALL COSTS ASSOCIATED WITH IMPORTING AND EXPORTING MATERIALSSHALL BE INCIDENTAL TO THE CONTRACT.8. IT IS INTENDED THAT EARTHWORK (CUT VS. FILL) BALANCE ON SITE. THE CONTRACTORSHALL SUBMIT THE QUANTITY OF MATERIAL AND AMOUNT OF ANTICIPATED GRADEADJUSTMENT FOR REVIEW BY THE ENGINEER A MINIMUM OF FOUR WEEKDAYS PRIORTO MAKING ADJUSTMENTS. ALL GRADE ADJUSTMENTS MUST BE APPROVED BY THEENGINEER. NO ADDITIONAL COMPENSATION SHALL BE ALLOWED FOR WORKASSOCIATED WITH GRADING ADJUSTMENTS, INCLUDING, BUT NOT LIMITED TO,EARTHWORK OPERATIONS, STORM SEWER PIPING AND STRUCTURE ADJUSTMENTS,CONSTRUCTION SURVEYING FOR ADJUSTING FEATURE LOCATIONS ACCORDINGLY, SILTFENCE, ETC.9. FAILURE OF TURF DEVELOPMENT: IN THE EVENT THE CONTRACTOR FAILS TO PROVIDEAN ACCEPTABLE TURF, THE CONTRACTOR SHALL RE-SEED OR RE-SOD ALL APPLICABLEAREAS, AT NO ADDITIONAL COST TO THE OWNER, TO THE SATISFACTION OF THEENGINEER.10. ANY MANHOLE, CATCH BASIN, STORM SEWER, SANITARY SEWER, DRAINTILE, OR OTHERPOTENTIAL SOURCE FOR CONTAMINATION SHALL BE INSTALLED AT LEAST 10 FEETHORIZONTALLY FROM ANY WATERMAIN PER MINNESOTA PLUMBING CODE. THISISOLATION DISTANCE SHALL BE MEASURED FROM THE OUTER EDGE OF THE PIPE TOTHE OUTER EDGE OF THE CONTAMINATION SOURCE (OUTER EDGE OF STRUCTURES ORPIPING OR SIMILAR)11. CONTRACTOR SHALL MAINTAIN DRAINAGE FROM EXISTING BUILDING AT ALL TIMES.PROVIDE TEMPORARY STORM SEWER (INCLUDING, BUT NOT LIMITED TO, CATCH BASINS,MANHOLES, PIPING, ETC.) AS REQUIRED. EXISTING STORM SEWER SHALL NOT BEREMOVED UNTIL TEMPORARY OR PERMANENT STORM SEWER IS INSTALLED ANDFUNCTIONAL. COORDINATE ALL REMOVALS WITH APPROPRIATE TRADES (SITE UTILITYCONTRACTOR, MECHANICAL CONTRACTOR, ETC.) AS REQUIRED.SCALE:0' 30' 60'1"=30'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 39 of 82
WLWL
WL WLWLWLWLWLWLWLWLWLWL
WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL
WL4-STORY APARTMENT BUILDING A
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)
WLWLWL4-STORY APARTMENT BUILDING B
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)WLWLWLWLWLWLWVVVV889.5889.0888.5VV
VV
VVVVVVVV 889.5889.0888.5VVVVVVVVVVVV
VV
VV
VV
VV
VV
VV
VV
VV
VV
883884885886887888889883884885886887888889884885886887888889884885886887888889885886887888889888
888889889888889889889891892893894VV88088088188188288288388388488488588688714 LF 24"Ø SCH-40 @ 0.00%61 LF 15"Ø SCH-40 @ 0.31%95 LF 15"Ø SCH-40 @ 0.41%94 LF 12"Ø SCH-40 @ 0.41%
78 LF 15
"
Ø
S
C
H
-
4
0
@
0.
4
9
%105 LF 15"Ø SCH-40 @ 0.42%133 LF 15"Ø SCH-40 @ 0.41%16 LF 15"Ø SCH-40 @ 0.57%23 LF 15"Ø SCH-40 @ 0.40%20 LF 18"Ø SCH-40 @ 0.00%5 LF 24"Ø SCH-40 @ 0.83%9 LF 24"Ø SCH-40 @ 0.00%24"Ø GOLDFLO MANIFOLD W/ 90°BEND & TEE INV.=884.00(PLACED @ ENDS OF EACH ROW)6" INSPECTION PORT6" INSPECTION PORT8 LF 24"Ø SCH-40 @ 0.56%ISOLATER ROW204 CBMHRIM=888.45SUMP INV.=881.05E INV.=884.05205 STMHRIM=888.10SUMP INV.=881.05W INV.=884.05N INV.=884.30E INV.=884.40207 FESINV.=884.00203 STMHRIM=888.10S INV.=884.50201 STMHRIM=888.35S INV.=885.20214 STMHRIM=887.65N INV.=884.50211 STMHRIM=888.35N INV.=885.10212 CBMHRIM=888.55S INV.=884.65W INV.=884.65215 FESINV.=884.00210 CBRIM=888.90N INV.=885.30209 CBMHRIM=888.90SUMP INV.=882.20S INV.=885.20W INV.=885.20NE INV.=885.30208 FESINV.=885.50206 CBMHRIM=887.80N INV.=884.00S INV.=884.00E INV.=884.50217 OCSRIM=886.50N INV.=882.00S INV.=884.00CONNECT TO UNDERGROUND CHAMBER STORAGES INV.=884.00N INV.=884.00E INV.=884.00W INV.=884.00CONNECT TO UNDERGROUND CHAMBER STORAGES INV.=884.00N INV.=884.00W INV.=884.00E INV.=884.00CONNECT TO UNDERGROUND CHAMBER STORAGEW INV.=884.00N INV.=884.00S INV.=884.00216 FESINV.=882.0024"Ø GOLDFLO MANIFOLD W/ 90°BEND & TEE INV.=884.00(PLACED @ ENDS OF EACH ROW)CONNECT INTO BUILDING'N INV.=882.00S301 SAN MHRIM=889.28'S INV.=880.50W INV.=880.40N INV.=880.50VV70 LF OF 6"Ø SDR-26 @ 2.07%S302 SAN MHRIM=888.73'E INV.=878.75S INV.=878.65V
V
77 LF OF 6"Ø SDR-26 @ 2.03%S
303 SAN MHRIM=888.25'N INV.=876.90W INV.=876.80VV83 LF OF 6"Ø SDR-26 @ 2.02%CONNECT TO EXISTING SANI MHCORE DRILLEX SAN MHEX RIM=885.35'E INV.=872.00EX NW INV.=858.64'EX SE INV.=858.64'V
V
V
V
V
V
V
V213 CBMHRIM=887.20SUMP INV.=881.10S INV.=884.10E INV.=884.10N INV.=884.10CONNECT INTO BUILDINGS INV.=882.00VV65 LF OF 6"Ø SDR-26 @ 2.25%90° BEND8"X6" TEE||<33923448> LF 8"Ø C90090° BEND<33923448> LF 8"Ø C900184 LF 15"Ø SCH-40 @ 0.37%202 CBMHRIM=888.55W INV.=884.80N INV.=884.80WATER CONNECTION INTO BUILDING|<33923448> LF 6"Ø C900WATER CONNECTION INTO BUILDING<33923448> LF 6"Ø C900||<33923448> LF 8"Ø C9008"X6" REDUCERCROSSING6" SANI INV.=880.77'8" WM TOP=878.77'D
218 STMHRIM=888.00N INV.=883.30SE INV.=883.30VVVVVVVVVV235 LF OF 6"Ø SDR-26 @ 2.03%165 LF 18"Ø SCH-40 @ 0.42%219 FESINV.=882.95VVVV79 LF 18"
Ø
S
C
H-40
@ 0.43
%6" INSPECTION PORT|8"X6" TEE6" GATE VALVE<33923448> LF 6"Ø C9006" HYDRANT<33923448> LF 6"Ø C900<33923448> LF 6"Ø C900CONNECT TO EXISTING WATERMAINWET TAP W/ SADDLEFIELD VERIFY LOCATION & INVERT45° BEND|||||||<33923448> LF 8"Ø C90045° BEND<33923448> LF 8"Ø C90048 LF 12"Ø SCH-40 @ 0.40%889890891892892891890889887886886888EOF=886.75PRINSCO HYDROSTOR HS75 WITH STONE FILL24 ROWS OF 12 CHAMBERS PER ROW W/ HDPE MEMBRANE LINERCHAMBER INV.=884.00 / CHAMBER TOP=886.50STONE INV.=884.00ROW SPACING: 6.0"SIDE STONE: 12.0"END STONE: 12.0"STONE COVER: 12.0"STONE BASE: 0.00" - NO INFILTRATION, USED AS STORAGE(REFER TO PRINSCO SPECS. AS NEEDED)UTILITYhd/>/dzW>Eϰ10:05 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Grading.dwg9/18/2025VV |VPROPOSED STORM SEWERPROPOSED WATER LINEPROPOSED SANITARY SEWERPROPOSED SANITARY MANHOLEPROPOSED FLARED END SECITONPROPOSED CATCH BASINPROPOSED FITTINGPROPOSED GATE VALVE & BOXPROPOSED CLEANOUTPROPOSED RIP RAP> ' E͗PROPOSED STORM MANHOLEhd/>/dz' E Z>EKd ^͗1. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL UTILITY RELOCATIONS.2. CONTRACTOR SHALL LOCATE AND VERIFY ALL UTILITIES WHICH MAY AFFECT THIS WORK ANDNOTIFY OWNER OF ANY CHANGES. CONTACT LOCAL UTILITY COMPANIES FOR EXACT LOCATIONSPRIOR TO BIDDING THE PROJECT AND COMMENCING WORK.3. CONTRACTOR SHALL VERIFY CRITICAL ELEVATIONS TO ENSURE CONFORMANCE WITH GRADINGPLAN AND EXISTING UTILITIES, PARTICULARLY WITH EXISTING STRUCTURES AND/OR PAVEMENTS TOREMAIN.4. THE CONTRACTOR SHALL NOTE ANY DISCREPANCIES BETWEEN EXISTING CONDITIONS AS EXISTINGIN THE FIELD AND AS REPRESENTED WITHIN THE PLANS AS SHOWN AND ALERT THE ENGINEERBEFORE BIDDING THE PROJECT AND BEGINNING CONSTRUCTION.WATER:5. WATER LINE TO MINIMUM 8.0 FEET DEPTH.6. ALL WATER LINES 4" OR GREATER SHALL CONFORM TO AWWA C900 OR GRADE PE-3408 OR GRADEPE4710 PIPE AND SHALL BE RATED FOR 200 PSI. ALL WATER LINES LESS THAT 4" SHALL CONFORMTO AWWA C901 SIDR 7 (HDPE WATER LINE) OR TYPE K COPPER PIPE.7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING TWO CONSECUTIVE PASSINGBACTERIOLOGICAL TESTS FROM THE PROPOSED WATER SERVICE.8. CORPORATION STOP SHALL BE FORD MODEL # FB1001-6-IDR7-NL OR A.Y. MCDONALD MODEL #74701B-33.9. TAPPING SADDLE SHALL BE FORD MODEL # FS323 OR A.Y. MCDONALD # 372.10. CURB STOP SHALL BE FORD MODEL # B66-666M-IDR7-NL.11. CURB BOX SHALL BE FORD MODEL # EM2-80-56 OR A.Y. MCDONALD # 5614.12. FOR WATER SERVICE LINES #12 AWG SOLID COPPER CLAD STEEL (CCS) WIRE WITH 30 MIL HIGHDENSITY POLYETHYLENE (HDPE) INSULATING JACKET, COLOR BLUE.SEWER:1. VERIFY INVERT ELEVATIONS OF EXISTING SANITARY LINE AT POINT OF CONNECTION WITH NEWSANITARY LINE PRIOR TO INSTALLING ANY NEW UTILITIES.2. ALL CROSSING ELEVATIONS OF NEW UTILITIES & SIZES OF THE EXISTING UTILITIES ARE BASED ONASSUMED ELEVATIONS AND SIZES PROVIDED BY THE SURVEY.3. ALL STORM SEWER AND SANITARY SEWER SHALL MEET ASTM STANDARDS AS DESCRIBED:3.1. WHEN PIPE IS PLACED 10 FEET, OR GREATER, FROM ANY BUILDING, MANHOLE, POTABLEWATER LINE, OR OTHER PIPE LINE, IT SHALL BE SDR-35 PVC, OR EQUAL. THIS PIPE SHALL MEETOR EXCEED ASTM 2729.3.2. WHEN PIPE IS PLACED LESS THAN 10 FEET FROM ANY BUILDING, MANHOLE, POTABLE WATERLINE, OR OTHER PIPE LINE, IT SHALL BE SCHEDULE 40 PVC, OR EQUAL. THIS PIPE SHALL MEETOR EXCEED ASTM D1785 AND D2665.3.3. ALL JOINTS SHALL BE SOLVENT WELDED JOINTS AND USE ASTM F656 PURPLE PRIMER ANDASTM D2564 CEMENT.4. ALL STORM SEWER PIPE OVER 18" IN DIAMETER SHALL BE RCP, CLASS III (MIN.), WITH FLEXIBLEWATERTIGHT JOINTS IN ACCORDANCE WITH ASTM C-361 OR PVC PIPE (ASTM D3034, SDR 35)INSTALLED IN ACCORDANCE WITH ASTM D2321, UNLESS OTHERWISE NOTED.5. FLEXIBLE JOINTS AT STORM SEWER PIPE CONNECTIONS TO STRUCTURES:5.1. IN ACCORDANCE WITH MINNESOTA PLUMBING CODE, PROVIDE FLEXIBLE JOINTS AT ALL PIPECONNECTIONS TO ALL STORM SEWER STRUCTURES.5.2. ACCEPTABLE MANUFACTURERS / PRODUCTS:5.3. FERNCO, "CONCRETE MANHOLE ADAPTORS" OR "LARGE-DIAMETER WATERSTOPS"5.4. PRESS-SEAL, WATERSTOP GROUTING RINGS" OR APPROVED EQUAl.6. THE APPLICANT SHALL BE RESPONSIBLE FOR REPLACING ANY CONCRETE PAVEMENT WHICH ISDAMAGED OR REMOVED AS A RESULT OF THE PROPOSED WATER, SANITARY, STORM SEWERSERVICE INSTALLATION.7. IF DEWATERING IS REQUIRED FOR THIS PROJECT, THE PUMP DISCHARGE SHALL BE TREATED PRIORTO BEING DISCHARGED OFF-SITE OR INTO A SURFACE WATER. THE DISCHARGE SHALL BE VISUALLYCHECKED TO ENSURE THAT IT IS VISIBLY CLEAN WATER. NO DEWATERING IS EXPECTED FOR THISSITE DUE TO SANDY SOIL CONDITIONS.8. ALL EXISTING CASTINGS FOR SANITARY SEWER AND STORM STRUCTURES WITHIN PROPOSEDWORK AREAS THAT ARE WITHIN THE CITY RIGHT OF WAY SHALL BE REPLACED IN KIND.9. CONTRACTOR SHALL PROVIDE TEMPORARY TRAFFIC CONTROL PLAN FOR UTILITY INSTALLATION.TRAFFIC CONTROL SHALL BE INSTALLED PRIOR TO PAVEMENT REMOVAL AND REMOVED AFTERREPLACEMENT OF PAVEMENT IS COMPLETED.10. CONTRACTOR SHALL CONFIRM FINAL ROOF DRAIN LOCATIONS SHOWN MATCHARCHITECTURAL/MEP DRAWINGS.11. ALL MANHOLES, CATCH BASINS, STORM SEWER PIPES, SANITARY SEWER PIPES, DRAINTILE, ANDOTHER POTENTIAL SOURCE FOR CONTAMINATION SHALL BE INSTALLED AT LEAST 10 FEETHORIZONTALLY FROM ANY WATERMAIN PER SECTION 609.6.1 MINNESOTA PLUMBING CODE. THISISOLATION DISTANCE SHALL BE MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTEREDGE OF THE CONTAMINATION SOURCE (OUTER EDGE OF STRUCTURES OR PIPING OR SIMILAR).12. CONTRACTOR SHALL MAINTAIN DRAINAGE FROM EXISTING BUILDING AT ALL TIMES. PROVIDETEMPORARY STORM SEWER (INCLUDING, BUT NOT LIMITED TO, CATCH BASINS, MANHOLES, PIPING,ETC.) AS REQUIRED. EXISTING STORM SEWER SHALL NOT BE REMOVED UNTIL TEMPORARY ORPERMANENT STORM SEWER IS INSTALLED AND FUNCTIONAL. COORDINATE ALL REMOVALS WITHAPPROPRIATE TRADES (SITE UTILITY CONTRACTOR, MECHANICAL CONTRACTOR, ETC.) ASREQUIRED.WSPROPOSED WATER SERVICEPROPOSED SANITARY SERVICEPROPOSED HYDRANTSCALE:0' 30' 60'1"=30'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 40 of 82
WLWL
WL WLWLWLWLWLWLWLWLWLWL
WLWLWLWLWLWLWLWLWLWLWLWLWLWWLWLWLWLWLWLWLWLWL WL
WL4-STORY APARTMENT BUILDING A
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)
WLWLWL4-STORY APARTMENT BUILDING B
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)WLWLWLWLWLWLWVVVV889.5889.0888.5VV
VV
VVVVVVVV 889.5889.0888.5VVVVVVVVVVVV
VV
VV
VV
VV
VV
VV
VV
VV
VV
883884885886887888889883884885886887888889884885886887888889884885886887888889885886887888889888
888889889888889889889891892893894VV880880881881882882883883884884885886887SVVSV
V
SVV
V
V
V
V
V
V
V
VVV|||||DVVVVVVVVVV VVVV||||||||889890891892892891890889887886886888EOF=886.75SFSFSFWLLLLLSFSFSFSFSFSFSFSFINSTALL 116 LF OF TEMP. SILT FENCEINSTALL 19 LF OF TEMP. SILT FENCEINSTALL 124 LF OF TEMP. SILT FENCEINSTALL 107 LF OF TEMP. SILT FENCEINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARYSEDIMENT FILTER (EA)INSTALL TEMPORARY SEDIMENT FILTER (EA)INSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARY SEDIMENT FILTERINSTALL TEMPORARYSEDIMENT FILTER (EA)INSTALL TEMPORARYSEDIMENT FILTER (EA)INSTALL 10 LF OF TEMP. SEDIMENT LOGINSTALL 6 LF OF TEMP. SEDIMENT LOGINSTALL 6 LF OF TEMP. SEDIMENT LOGINSTALL 28 LF OF TEMP. SEDIMENT LOGPLACE 11 CY OF RIP RAP CL IVPLACE 10 CY OF RIP RAP CL IVPLACE 8 CY OF RIP RAP CL IIIINSTALL ROCK CONSTRUCTION ENTRANCE/EXITPLACE 1,639 SY OF EROSION CONTROL BLANKETPLACE ±1.71 AC OF SEEDINGPLACE ±1.71 AC OF SEEDINGPLACE ±1.71 AC OF SEEDINGPLACE ±1.71 AC OF SEEDINGPLACE ±1.71 AC OF SEEDINGPLACE ±1.71 AC OF SEEDINGSF SFSFSFSFSFSFSF
SFSFSFSFSFSFSFSFSF
SFSFSFSFSFSF SF SFSFSFSFINSTALL 10 LF OF TEMP. SEDIMENT LOGSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
SF
SFSFSFSFSF
INSTALL 94 LF OF TEMP. SILT FENCEINSTALL 77 LF OF TEMP. SILT FENCEINSTALL 1477 LF OF TEMP. SILT FENCEINSTALL 1477 LF OF TEMP. SILT FENCEINSTALL 1477 LF OF TEMP. SILT FENCEINSTALL 6 LF OF TEMP. SEDIMENT LOGPLACE 587 SY OF EROSION CONTROL BLANKETINSTALL TEMPORARY SEDIMENT FILTERINSTALL 478 LF OF TEMP. SILT FENCEINSTALL 403 LF OF TEMP. SILT FENCEWLWLLLWLWLLLPLACE 10 CY OF RIP RAP CL IVINSTALL TEMPORARY SEDIMENT FILTERSFSFSFSFSFSFSFSFSFSFSFINSTALL 358 LF OF TEMP. SILT FENCEINSTALL TEMPORARYSEDIMENT FILTER (EA)PLACE ±0.02 AC OF SEEDINGPLACE ±0.002 AC OF SEEDINGINSTALL 6 LF OF TEMP. SILT FENCEINSTALL TEMPORARY SEDIMENT FILTERINSTALL 559 LF OF TEMP. SEDIMENT LOGEROSION ZK^/KEKEdZK>W>Eϱ10:08 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Erosion Control.dwg9/18/2025SFGRADING LIMITS AND PROPOSEDTEMPORARY SILT FENCETEMPORARY ROCK CONSTRUCTION ENTRANCEPROPOSED RIP RAPPROPOSED CONTOUREROSION CONTROL BLANKET (CAT. 20)EMERGENCY OVERFLOWE.O.F.TEMPORARY SEDIMENT FILTER- HIGH FLOW> ' E͗FIBER-LOG ROLLS ZK^/KEKEdZK>EKd ^͗1. CONTRACTOR SHALL CONFINE CONSTRUCTION OPERATIONS TO THECONSTRUCTION/GRADING LIMITS SHOWN.2. ALL WORK SHALL CONFORM TO THE MINNESOTA POLLUTION CONTROL AGENCY'SSTORM WATER PERMIT REQUIREMENTS. CONTRACTOR SHALL OBTAIN ALL PERMITSAND COMPLY WITH ALL PERMIT REQUIREMENTS.3. THE SITE SOIL EROSION AND SEDIMENT CONTROL FACILITIES SHALL BE INSTALLEDPRIOR TO ANY DEMOLITION OR GRADING OPERATIONS AND MAINTAINED TO CONFORMWITH THE STANDARDS SPECIFIED BY THE PERMIT.4. CONTRACTOR SHALL INSPECT TEMPORARY EROSION CONTROL MEASURES ON THEENTIRE SITE AT LEAST EVERY 7 DAYS AND WITHIN 24 HOURS OF ANY MEASURABLERAINSTORM. DAMAGED SILT FENCE OR OTHER EROSION CONTROL DEVICES ORPRACTICES SHALL BE REPAIRED IMMEDIATELY. INSPECTION AND MAINTENANCE OFDEVICES SHALL CONTINUE UNTIL THE SITE HAS UNDERGONE FINAL STABILIZATIONAND A NOTICE OF TERMINATION IS SUBMITTED TO THE MPCA.5. ALL GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THEPOTENTIAL FOR SITE EROSION.6. THE SITE SOIL EROSION AND SEDIMENT CONTROL FACILITIES SHALL BE INSTALLEDAND MAINTAINED TO CONFORM WITH THE STANDARDS SPECIFIED BY THE CITY OF ELKRIVER AND THE MPCA.7. EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO THE DISTURBANCE OFANY AREAS AND MAINTAINED UNTIL ALL TRIBUTARY DISTURBED AREAS ARERESTORED.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF ALL EROSIONCONTROL MEASURES, INCLUDING SILT FENCE AND BALES, UPON ESTABLISHMENT OFPERMANENT VEGETATION IN SAID AREAS.9. ALL SOILS TRACKED ONTO PAVEMENT OR ANY OTHER OFF-SITE AREA SHALL BEREMOVED DAILY.10. THE SITE SEDIMENT CONTROL FACILITIES FOR THE PROJECT MUST BE INSTALLEDPRIOR TO ANY GRADING OPERATION.11. ALL AREAS DISTURBED DURING CONSTRUCTION SHALL BE RESTORED ANDVEGETATED AS SOON AS POSSIBLE. ANY FINISHED AREAS SHALL BE SEEDED ANDMULCHED WITHIN 7 DAYS AFTER FINISHED GRADING IS COMPLETED IN ACCORDANCETO MN/DOT 2575.12. ALL DISTURBED AREAS SHALL BE REVEGETATED WITH MN/DOT SEED MIX, MULCHED,FERTILIZED & DISK ANCHORED, PER THE FOLLOWING SCHEDULE:STANDARD SEED MIX 25-131: 220 LB/AC.INFILTRATION BASIN SEED MIX 33-261: 35 LB/AC.FERTILIZER 22-5-10: 350 LB/AC.MULCH TYPE 3: 2 TONS/AC.13. CONTRACTOR SHALL INSTALL TEMPORARY SEDIMENT BMP'S SHOWN AND NOT SHOWNON PLANS DURING PHASING ON PROJECT TO COMPLY WITH MPCA, CITY INSPECTORAND DEVELOPER REQUEST.WWZKy/Dd ZK^/KEKEdZK> s/ ^xSILT FENCE: 3,282 LFxBIOLOG: 625 LFxROCK CONSTRUCTION: 1 EACHxEROSION CONTROL BLANKET (CAT. 20): 2,229 S.Y.xRIP RAP (CLASS III) 8 C.Y.xRIP RAP (CLASS IV) 31 C.Y.SCALE:0' 30' 60'1"=30'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 41 of 82
SWPPPTEMPORARY EROSION AND SEDIMENT CONTROL SPECIFICATIONSPART 1 GENERAL1.01 SECTION INCLUDESA. PREVENTION OF SEDIMENTATION OF WATERWAYS, OPEN DRAINAGE WAYS, AND STORM AND SANITARYSEWERS DUE TO CONSTRUCTION ACTIVITIES.1.02 REFERENCE STANDARDSA. GENERAL PERMIT AUTHORIZATION TO DISCHARGE STORM WATER ASSOCIATED WITH CONSTRUCTIONACTIVITY UNDER THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM. MINNESOTA PERMIT NO: MNR100001.1.03 PERFORMANCE REQUIREMENTSA. COMPLY WITH ALL REQUIREMENTS OF THE MINNESOTA POLLUTION CONTROL AGENCY FOR EROSION ANDSEDIMENT CONTROL.B. DO NOT BEGIN CLEARING, GRADING, OR OTHER WORK INVOLVING DISTURBANCE OF GROUND SURFACECOVER UNTIL APPLICABLE PERMITS HAVE BEEN OBTAINED; FURNISH ALL DOCUMENTATION REQUIRED TOOBTAIN APPLICABLE PERMITS.1. OBTAIN AND PAY FOR PERMITS REQUIRED BY AUTHORITY HAVING JURISDICTION.C. TIMING: PUT PREVENTIVE MEASURES IN PLACE PRIOR TO DISTURBANCE OF SURFACE COVER AND BEFOREPRECIPITATION OCCURS.D. EROSION OFF SITE: PREVENT EROSION OF SOIL AND DEPOSITION OF SEDIMENT ON OTHER PROPERTIESCAUSED BY WATER LEAVING THE PROJECT SITE DUE TO CONSTRUCTION ACTIVITIES FOR THIS PROJECT.1. PREVENT TRACKING OF MUD ONTO PUBLIC ROADS OUTSIDE SITE.2. PREVENT MUD AND SEDIMENT FROM FLOWING ONTO PAVEMENTS.E. SEDIMENTATION OF WATERWAYS OFF SITE: PREVENT SEDIMENTATION OF WATERWAYS OFF THE PROJECTSITE, INCLUDING RIVERS, STREAMS, LAKES, PONDS, OPEN DRAINAGE WAYS, STORM SEWERS, AND SANITARYSEWERS.1. IF SEDIMENTATION OCCURS, INSTALL OR CORRECT PREVENTIVE MEASURES IMMEDIATELY AT NO COST TOOWNER; REMOVE DEPOSITED SEDIMENTS; COMPLY WITH REQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.F. MAINTENANCE: MAINTAIN TEMPORARY PREVENTIVE MEASURES UNTIL PERMANENT MEASURES HAVE BEENESTABLISHED.PART 2 PRODUCTS2.01 MATERIALSA. TEMPORARY SILT FENCE: WOVEN POLYPROPYLENE GEOTEXTILE RESISTANT TO COMMON SOIL CHEMICALS,MILDEW, AND INSECTS; NON-BIODEGRADABLE; IN LONGEST LENGTHS POSSIBLE; FABRIC INCLUDING SEAMSWITH THE FOLLOWING MINIMUM AVERAGE ROLL LENGTHS:1. AVERAGE OPENING SIZE: 20 U.S. STD. SIEVE, MAXIMUM, WHEN TESTED IN ACCORDANCE WITH ASTM D4751.2. PERMITTIVITY: 0.05 SEC^-1, MINIMUM, WHEN TESTED IN ACCORDANCE WITH ASTM D4491.3. ULTRAVIOLET RESISTANCE: RETAINING AT LEAST 70 PERCENT OF TENSILE STRENGTH, WHEN TESTED INACCORDANCE WITH ASTM D4355/D4355M AFTER 500 HOURS EXPOSURE.4. TENSILE STRENGTH: 100 LB-F, MINIMUM, IN CROSS-MACHINE DIRECTION; 124 LB-F, MINIMUM, IN MACHINEDIRECTION; WHEN TESTED IN ACCORDANCE WITH ASTM D4632.5. ELONGATION: 15 TO 30 PERCENT, WHEN TESTED IN ACCORDANCE WITH ASTM D4632.6. TEAR STRENGTH: 55 LB-F, MINIMUM, WHEN TESTED IN ACCORDANCE WITH ASTM D4533.7. COLOR: MANUFACTURER'S STANDARD, WITH EMBEDMENT AND FASTENER LINES PREPRINTED.8. SILT FENCE POSTS: ONE OF THE FOLLOWING, MINIMUM 5 FEET LONG:a. STEEL U- OR T-SECTION, WITH MINIMUM MASS OF 1.33 LB PER LINEAR FOOT.b. SOFTWOOD, 4 BY 4 INCHES IN CROSS SECTION.c. HARDWOOD, 2 BY 2 INCHES IN CROSS SECTION.B. TEMPORARY SEDIMENT LOGS: FILTER LOGS SHALL CONSIST OF TYPE WOOD FIBER BIOROLLS AND THEREQUIREMENTS OF MNDOT SPEC. 3897.1. SHALL BE ONE OF THE FOLLOWING.a. SHALL BE SILTSOXX PERIMETER CONTROL BY FILTREXX, INC., OR EQUAL.C. TEMPORARY SEDIMENT FILTER.1. SHALL BE ONE OF THE FOLLOWING.a. DROP-IN SEDIMENT FILTER UNIT THAT INSERTS INTO THE INLET.1) SHALL BE FLEXSTORM PURE: PERMANENT INLET FILTER BY ADS, INC., OR EQUAL.(a)PROVIDE CURB OPENING PROTECTION FOR EXISTING INLETS WITH CURB OPENINGS.D. TEMPORARY ROCK CONSTRUCTION ENTRANCE.1. ROCK SHALL BE CLEAN 1 TO 2 INCH WASHED ROCK.E. TEMPORARY SLOPE EROSION PROTECTION.1. SHALL BE ONE OF THE FOLLOWING.a. EROSION CONTROL BLANKET.1) SHALL CONSIST OF A UNIFORM WEB OF INTERLOCKING STRAW OR WOOD FIBERS SANDWICHEDBETWEEN AN ATTACHED TOP AND BOTTOM LAYER OF NET BACKING.2) THE NETTING SHALL BE BIODEGRADABLE CONTAINING SUFFICIENT UV STABILIZATION FORBREAKDOWN TO OCCUR WITHIN A NORMAL GROWING SEASON.3) STAPLES USED TO ANCHOR THE BLANKETS SHALL BE U-SHAPED, 11 GAUGE OR HEAVIER STEEL WIREHAVING A SPAN WIDTH OF 1 INCH AND A LENGTH OF 8 INCHES OR MORE FROM TOP TO BOTTOMAFTER BENDING.4) THE EROSION CONTROL BLANKETS ACCEPTABLE FOR USE ON THIS PROJECT INCLUDE:(a)GEO-SYNTHETICS, INC., - LANDLOK 52.(b)NORTH AMERICAN GREEN - S150.(c)OR EQUAL.b. BONDED FIBER MATRIX.1) THE FIBERS SHALL BE COMPOSED OF 100% WOOD OR WOOD BY-PRODUCTS. A MINIMUM OF 25% OFTHE FIBERS SHALL AVERAGE 10.16 MM (0.4 INCHES) IN LENGTH AND 50% OR MORE SHALL BERETAINED ON A CLARK FIBER CLASSIFIER 24 MESH SCREEN. FIBERS SHALL BE COLORED WITH AWATER SOLUBLE, NON-TOXIC DYE, TO AID IN UNIFORM APPLICATION OVER THE SITE.2) THE BINDER SHALL BE A HYDRO COLLOID BASED (GUAR GUM) WITH ADDED SLOW-RELEASE ANDAGRICULTURAL BASED FERTILIZERS. THE BINDER SHALL NOT DISSOLVE OR DISPERSE UPONREWETTING.3) THE BFM SLURRY SHALL DRY TO FORM A CRUST APPROXIMATELY 3-6 MM (1/8 TO 1/4 INCHES) THICKADHERING TO THE SOIL SURFACE.4) THE MOISTURE CONTENT OF THE MATRIX SHALL BE 12% +/- 3% BY WEIGHT.5) THE MATRIX SHALL CONSIST OF MATERIALS THAT ARE 100% BIODEGRADABLE AND 100% BENEFICIALTO PLANT LIFE.6) THE MATRIX SHALL PROVIDE 100% CONTINUOUS COVERAGE AND SHALL HAVE NO HOLES GREATERTHAN 1MM IN SIZE.7) THE HYDRATED MIXTURE DENSITY SHALL BE APPROXIMATED BY A SLUMP TEST PRIOR TOAPPLICATION.8) THE BFM MULCH: WATER RATIO SHALL BE AS MANUFACTURER RECOMMENDATIONS. THE MINIMUMBFM MULCH TO WATER RATIO IS 50LBS BFM MULCH AND 100 GALLONS WATER. THE WATER RATESHALL VARY BETWEEN 100 GALLONS AND 125 GALLONS PER 50LBS, DEPENDING ON WHICH OF THEPRODUCTS IS USED.9) THE BONDED FIBER MATRIX MULCH PRODUCTS ACCEPTABLE FOR USE ON THIS PROJECT INCLUDE.(a)ECOAEGIS - MANUFACTURED BY CANFOR.(b)SOIL GUARD - MANUFACTURED BY MAT, INC.(c)CONWED 3000 - MANUFACTURED BY CONWED FIBERS, INC.F. TEMPORARY PUMPED SEDIMENT CONTROL DEVICE.1. NON-WOVEN GEOTEXTILE FABRIC SEWN INTO A BAG USING A DOUBLE NEEDLE MACHINE AND HIGHSTRENGTH THREAD.a. SEAMS SHALL HAVE AN AVERAGE WIDTH STRENGTH OF 60LB/INCH AS PER ASTM D4883 AND MEET OREXCEED THE FOLLOWING.1) GRAB TENSILE OF 205 LBS AS PER ASTM D 4632.2) PUNCTURE OF 110 LBS AS PER ASTM D 4833.3) FLOW RATE OF 95 GAL/MIN/SF AS PER ASTM D 4491.4) PERMITTIVITY OF 1.5 SEC-1 AS PER ASTM D 4491.5) MULLEN BURST STRENGTH OF 350 PSI AS PER ASTM D 3786.6) AOS% OF 80% US SIEVE AS PER ASTM D 4751.2. SPOUT LARGE ENOUGH TO ACCOMMODATE A 4 INCH DISCHARGE HOSE WITH STRAP TO TIE UNIT CLOSED.3. SHALL BE ONE OF THE FOLLOWING.a. DIRTBAG.1) ACF ENVIRONMENTAL, INC., 2831 CARDWELL ROAD, RICHMOND, VIRGINIA 23234, 800-448-3636.b. DANDY DEWATERING BAG.1) DANDY PRODUCTS, INC., P.O. BOX 1980, WESTERVILLE, OHIO 43086, 800-591-2284.c. OR EQUAL.PART 3 EXECUTION3.01 PREPARATIONA. SCHEDULE WORK SO THAT SOIL SURFACES ARE LEFT EXPOSED FOR THE MINIMUM AMOUNT OF TIME.B. THE CONSTRUCTION SITE OPERATOR SHALL FOLLOW ALL REQUIREMENTS OF THE MINNESOTA STORMWATERPERMIT NO. MN R100001.C. THE CONTRACTOR SHALL COMPLETE AND SIGN THE NOTICE OF INTENT, OBTAIN THE OWNER'S SIGNATURE,AND SUBMIT TO THE MPCA.1. PROVIDE A SIGNED COPY TO THE OWNER.3.03 INSTALLATIONA. TEMPORARY ROCK CONSTRUCTION ENTRANCE.1. THE ROCK AREA SHALL BE A MINIMUM OF 6 INCHES DEEP, EXTEND THE FULL WIDTH OF THEEGRESS AREA AND SHALL BE AT LEAST 50FT LONG, HOWEVER, LONGER ENTRANCES MAY BEREQUIRED TO ADEQUATELY CLEAN THE TIRES.2. GEOTEXTILE FABRIC MAY BE USED TO PREVENT MIGRATION OF MUD FROM THE UNDERLYING SOILINTO THE ROCK.B. TEMPORARY SILT FENCES:1. STORE AND HANDLE FABRIC IN ACCORDANCE WITH ASTM D4873.2. USE NOMINAL 30 INCH HIGH BARRIERS, MINIMUM 60 INCH LONG POSTS SPACED AT 6 FEET MAXIMUMSPACING.3. EMBED BOTTOM OF FABRIC IN A TRENCH ON THE UPSLOPE SIDE OF FENCE, WITH 6 INCHES OFFABRIC LAID FLAT ON BOTTOM OF TRENCH FACING UPSLOPE; BACKFILL TRENCH AND COMPACT.4. MINIMUM POST EMBEDMENT.a. STEEL POST = 24 INCHES, MINIMUM.b. WOOD POST = 18 INCHES, MINIMUM.5. DO NOT SPLICE FABRIC WIDTH; MINIMIZE SPLICES IN FABRIC LENGTH; SPLICE AT POST ONLY,OVERLAPPING AT LEAST 18 INCHES, WITH EXTRA POST.6. FASTEN FABRIC TO WOOD POSTS USING ONE OF THE FOLLOWING:a. FOUR NAILS PER POST WITH 3/4 INCH DIAMETER FLAT OR BUTTON HEAD, 1 INCH LONG, AND 14GAGE, 0.083 INCH SHANK DIAMETER.b. FIVE STAPLES PER POST WITH AT LEAST 17 GAGE, 0.0453 INCH WIRE, 3/4 INCH CROWN WIDTHAND 1/2 INCH LONG LEGS.7. FASTEN FABRIC TO STEEL POSTS USING WIRE, NYLON CORD, OR INTEGRAL POCKETS.C. TEMPORARY SEDIMENT LOGS:1. PERIMETER CONTROL SHOULD BE INSTALLED PARALLEL TO THE BASE OF THE SLOPE OR OTHERDISTURBED AREA.2. STAKES SHOULD BE INSTALLED THROUGH THE MIDDLE OF THE PERIMETER CONTROL ON 10 FTCENTERS, USING 2 IN BY 2 IN BY3 FT WOODEN STAKES. IN THE EVENT STAKING IS NOT POSSIBLE, I.E., WHEN PERIMETER CONTROLIS USED ON PAVEMENT, HEAVY CONCRETE BLOCKS SHALL BE USED BEHIND THE PERIMETERCONTROL TO HELP STABILIZE DURING RAIN EVENTS.D. TEMPORARY SEDIMENT FILTERS.1. DROP-IN SEDIMENT TRAP.a. PLACE AS RECOMMENDED BY THE MANUFACTURER.E. TEMPORARY PUMPED SEDIMENT CONTROL DEVICE.1. INSTALL AS PER MANUFACTURER'S RECOMMENDATIONS.F. TEMPORARY SLOPE EROSION PROTECTION.1. PLACE AT ANY AND ALL FINISH SLOPES THAT ARE STEEPER THAN 10H:1V.2. SEED AND FERTILIZE PER SPECIFICATION 32 9219 PRIOR TO INSTALLING TEMPORARY SLOPEEROSION PROTECTION.3. BONDED FIBER MATRIX.a. INSTALL THE BFM AS PER THE MANUFACTURER'S INSTRUCTIONS WITH THE FOLLOWING MINIMUMGUIDELINES.1) THE BFM SHALL BE APPLIED WITH HYDRAULIC SPRAY EQUIPMENT BY A MANUFACTURER'SCERTIFIED APPLICATOR.2) APPLICATION SHALL BE DONE AT LEAST 24 HOURS IN ADVANCE OF PROJECTED RAINFALL TOALLOW THE BFM MULCH ADEQUATE TIME TO DRY.3) THE BFM MULCH SHALL BE APPLIED IN TWO STAGES (ONE-HALF RATE) WITH AMPLE TIME TODEWATER THE FIRST APPLICATION.4) THE BFM MULCH SHALL BE APPLIED FROM AT LEAST TWO ALTERNATE DIRECTIONS,PREFERABLY 90 DEGREES APART, IF POSSIBLE, TO ENSURE ALL SOIL FACES ARE COVERED.5) THE INSTALLATION RATE OF THE BFM MULCH SHALL BE 3500 LBS PER ACRE, MINIMUM AND100% COVERAGE.4. EROSION CONTROL BLANKET.a. INSTALL AS PER MANUFACTURER'S RECOMMENDATIONS.3.04 MAINTENANCEA. INSPECT PREVENTIVE MEASURES WEEKLY, WITHIN 24 HOURS AFTER THE END OF ANY STORM THATPRODUCES 0.5 INCHES OR MORE RAINFALL AT THE PROJECT SITE, AND DAILY DURING PROLONGEDRAINFALL.B. REPAIR DEFICIENCIES IMMEDIATELY.C. TEMPORARY SILT FENCES:1. PROMPTLY REPLACE FABRIC THAT DETERIORATES UNLESS NEED FOR FENCE HAS PASSED.2. REMOVE SILT DEPOSITS THAT EXCEED ONE-THIRD OF THE HEIGHT OF THE FENCE.3. REPAIR FENCES THAT ARE UNDERCUT BY RUNOFF OR OTHERWISE DAMAGED, WHETHER BYRUNOFF OR OTHER CAUSES.D. TEMPORARY CONSTRUCTION EXIT.1. PERIODIC ADDITION OF ROCK, OR REMOVAL AND REPLACEMENT OF PAD SHALL BE PROVIDED ASVOIDS BECOME FILLED WITH SOIL.E. TEMPORARY PUMPED SEDIMENT CONTROL DEVICE.1. REPLACE THE UNIT WHEN 1/2 FULL OF SEDIMENT OR WHEN SEDIMENT HAS REDUCED THE FLOWRATE OF THE PUMP DISCHARGE TO AN IMPRACTICAL RATE.F. PLACE SEDIMENT IN APPROPRIATE LOCATIONS ON SITE; DO NOT REMOVE FROM SITE.3.05 CLEAN UPA. REMOVE TEMPORARY MEASURE AFTER PERMANENT VEGETATION HAS BEEN ESTABLISHED.B. WHERE REMOVAL OF TEMPORARY MEASURES WOULD LEAVE EXPOSED SOIL, SHAPE SURFACE TO ANACCEPTABLE GRADE AND FINISH TO MATCH ADJACENT GROUND SURFACES.END OF SECTIONGENERAL INFORMATIONTHIS STORMWATER POLLUTION PREVENTION PLAN IS PREPARED IN ACCORDANCE TO THENATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT NO. MN R1000001 FORSTORMWATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITY.PROJECT NAME: BRIGGS ER PLATLOCATION: 17379 TWIN LAKES RD NW, ELK RIVER, MN 55330SHERBURNE COUNTYLAT/LONG: 45.28647/-93.54125DESCRIPTION OF CONSTRUCTION ACTIVITY:DEVELOPMENT CONSISTS OF BUILDING CONSTRUCTION, STORMWATER BASINCONSTRUCTION, PAVING, GRADING, UTILITY INSTALLATION, AND TURF ESTABLISHMENT.PROJECT CONTACTSPAT BRIGGS AND THE CONTRACTOR ARE RESPONSIBLE FOR IMPLEMENTATION OF THESWPPP AND THE INSTALLATION, INSPECTION, AND MAINTENANCE OF THE EROSIONPREVENTION AND SEDIMENT CONTROL BMP'S BEFORE AND DURING CONSTRUCTION.SWPPP PREPARATION:SWPPP PREPARER: DYLAN LANNES-BOGART, PEDERSON & ASSOCIATESTRAINING: ENGINEER AND SWPPP DESIGNER (EXP 2026)ADDRESS: 13076 FIRST STREETBECKER, MN 53308TELEPHONE: 763-262-8822EMAIL; DLANNES@BOGART-PEDERSON,COMOWNER:OWNER CONTACT: PAT BRIGGSADDRESS: P.O. BOX 719, BIG LAKE, MN 55309TELEPHONE: (555)-555-5555EMAIL; PAT@THEBRIGGSCOMPANIES.COMCONTRACTOR (TO BE FILLED OUT BY THE CONTRACTOR):BUSINESS NAME ___________________________OWNER NAME ___________________________MAILING ADDRESS ___________________________CITY ___________________________TELEPHONE ___________________________EMAIL ___________________________CONTACT NAME ___________________________MAILING ADDRESS ___________________________CITY ___________________________TELEPHONE ___________________________EMAIL ___________________________ESTIMATED DATES OF CONSTRUCTION:START DATE ___/____/____ (TO BE FILLED IN BY CONTRACTOR)COMPLETION DATE ___/____/____ (TO BE FILLED IN BY CONTRACTOR)PERMANENT STORMWATER DESIGN CALCULATIONS:SEE THE STORM WATER MANAGEMENT REPORT FOR MORE INFORMATION. CONTACTBOGART, PEDERSON & ASSOCIATES FOR REPORT. PROPOSED FLOW RATE IS LIMITEDTHROUGH PROPOSED STORMWATER WET DETENTION POND.SOIL GROUP: A/D, ADESCRIPTION OF EROSION CONTROL ACTIVITY:EROSION CONTROL CONSISTS OF SILT FENCE PERIMETER CONTROL, TURF ESTABLISHMENTTHROUGH SEEDING AND EROSION CONTROL BLANKET, AND ROCK CONSTRUCTIONENTRANCE PLACEMENT.CUMULATIVE IMPERVIOUS SURFACES:AREA OF DISTURBANCE: 4.88 ACRESPRE-CONSTRUCTION IMPERVIOUS AREA: 0.66 ACRESPOST CONSTRUCTION IMPERVIOUS AREA:3.45ACRESNEW IMPERVIOUS AREA: 2.79 ACRESRECEIVING WATERS:STORM WATER FROM THIS SITE WILL BE DISCHARGED TO THE WET DETENTION POND ANDTHEN DIRECTED TO CITY STORM SYSTEM.PLANS AND SPECIFICATIONSTHE PLAN SHEETS OF THIS PLAN SET INDICATE THE FOLLOWING ITEMS:xTHE PROJECT LOCATION AND CONSTRUCTION LIMITS.xLOCATIONS OF IMPERVIOUS SURFACES.xLOCATIONS OF AREAS NOT TO BE DISTURBED (E.G., BUFFER ZONES, WETLANDS, ETC.).xSTEEP SLOPE LOCATIONS.xLOCATIONS OF ALL TEMPORARY AND PERMANENT EROSION AND SEDIMENT CONTROLBMP'S TO BE INSTALLED ON THE PROJECT.xTHE DETAIL SHEETS INDICATE EROSION AND SEDIMENT CONTROL BMPS TO BEINSTALLED ON THE PROJECT.xIF DEWATERING IS REQUIRED FOR THIS PROJECT, THE PUMP DISCHARGE SHALL BETREATED PRIOR TO BEING DISCHARGED OFF-SITE OR INTO A SURFACE WATER. THEDISCHARGE SHALL BE VISUALLY CHECKED TO ENSURE THAT IT IS VISIBLY CLEANWATER.TEMPORARY SEDIMENT CONTROL PRACTICESDOWN GRADIENT SILT FENCE AND SEDIMENT LOG INSTALLATIONS ARE TO BE INPLACEPRIOR TO THE COMMENCEMENT OF ANY EARTHWORK OPERATIONS.TOPSOIL IS TO BE WINDROWED ALONG THE CONSTRUCTION LIMITS AND PLACED AS SLOPEDRESSING IMMEDIATELY FOLLOWING COMPLETION OF THE GRADING OPERATIONS, AS THEGRADING OPERATIONS PROCEED.TOPSOIL PLACEMENT ALONG THE EMBANKMENT SLOPES THOUGH THE WETLANDS AREA ISTO BE SPREAD BY A LOW IMPACT CRAWLER TRACTOR OPERATING UP AND DOWN THESLOPES SO AS TO PROVIDE TRACK PRINTS PARALLEL WITH THE CONTOURS.INSTALLATION OF MN/DOT CATEGORY 3 EROSION CONTROL BLANKET ALONG THEEMBANKMENT SLOPES ADJACENT THE WETLANDS AREA.ALL TEMPORARY SOILS STOCKPILES WILL REQUIRE AN EFFECTIVE MEANS OF SEDIMENTCONTROL SUCH AS AN EROSION CONTROL BLANKET COVERING OR SILT FENCEINSTALLATION ALONG THE TOE OF SLOPE.ALL COMPLETED SWALES SLOPES AND BOTTOMS NOT DRAINING TOWARDS WETLAND AREASARE TO BE STABILIZED WITHIN 7 DAYS.TEMPORARY STABILIZATION WILL BE REQUIRED IN AREAS WHERE GRADING OPERATIONSARE SUSPENDED OR CEASED FOR A PERIOD OF 7 DAYS OR GREATER.A ROCK CONSTRUCTION ENTRANCE FOR SEDIMENT CONTROL IS TO BE PROVIDED AT THEPROJECT ENTRANCE ON TWIN LAKES ROAD NW.STREET SWEEPING OF THE PAVED SURFACES SHALL BE REQUIRED AS DIRECTED BY THEENGINEER.TIMING OF EROSION CONTROL:SILT FENCE AND SEDIMENT LOGS SHALL BE INSTALLED PRIOR TO CONSTRUCTION.RIPRAP AND FILTER BLANKET SHALL BE PLACED AT THE OUTLETS WITHIN 24 HOURS OF THE OUTLETPLACEMENT.THE CONTRACTOR MUST STABILIZE ALL EXPOSED SOIL AREAS IMMEDIATELY FOLLOWING CONSTRUCTIONWHEREVER CONSTRUCTION SHALL NOT OCCUR FOR A PERIOD GREATER THAN OR EQUAL TO 7 DAYS.STABILIZATION WORK MUST BE COMPLETE WITHIN 7 CALENDAR DAYS AFTER THE CONSTRUCTION WORK INTHAT AREA HAS TEMPORARILY OR PERMANENTLY CEASED.AREAS THAT ARE WITHIN 200 FT OF A PUBLIC WATER MUST BE STABILIZED WITHIN 24 HOURS OF COMPLETINGCONSTRUCTION DURING PERIODS OF "WORK IN WATER RESTRICTIONS" FOR TIME PERIODS DECLARED BY THEDNR.THE CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE DISTURBED AREA UNTIL VEGETATION IN ESTABLISHED.ONCE VEGETATION IS ESTABLISHED AND CONSTRUCTION IS COMPLETE, THE SILT FENCE AND ANY OTHERTEMPORARY EROSION CONTROL THAT IS NOT BIODEGRADABLE SHALL BE REMOVED.STREET SWEEPING TO BE PROVIDED AS DIRECTED BY THE ENGINEER OR OWNER. THE CITY REQUIRES STREETSWEEPING TO OCCUR WITHIN 8 HOURS OF NOTICE FROM THE CITY.APPLYING MULCH, HYDROMULCH, TACKIFIER, POLYACRYLAMIDE OR SIMILAR EROSION PREVENTION PRACTICESIS NOT ACCEPTABLE STABILIZATION IN ANY PART OF A TEMPORARY OR PERMANENT DRAINAGE DITCH ORSWALE. BLANKETS OR OTHER APPROVED, BY THE ENGINEER, METHOD SHALL BE USED.INSPECTION AND MAINTENANCE ACTIVITIESTHE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING AND SCHEDULING THE WORK OF ALLOPERATIONS, INCLUDING SUBCONTRACTORS AND UTILITY COMPANIES, SUCH THAT EROSION AND SEDIMENTCONTROL MEASURES ARE FULLY EXECUTED FOR EACH OPERATION AND IN A TIMELY MANNER OVER THEDURATION OF THE PROJECT. OPERATORS HAVE DAILY ACCESS TO THE PROJECT SITE. THE CONTRACTORSHALL BE FULLY RESPONSIBLE FOR THE SWPPP IMPLEMENTATION UNTIL THE ENTIRE SITE HAS UNDERGONEFINAL STABILIZATION AND N.O.T HAS BEEN SUBMITTED TO THE MPCA.THE CONTRACTOR IS TO PROVIDE A TRAINED INDIVIDUAL RESPONSIBLE FOR THE IMPLEMENTATION,INSPECTION AND MAINTENANCE OF THE EROSION AND SEDIMENT CONTROL BMPS ON THE PROJECT. THATINDIVIDUAL IS TO BE IDENTIFIED AT THE PRE-CONSTRUCTION CONFERENCE AND LISTED IN THE MINUTESTHEREOF.THE APPOINTED INDIVIDUAL IS TO PERFORM A ROUTINE INSPECTION OF THE ENTIRE SITE AT LEAST ONCEEVERY SEVEN DAYS DURING CONSTRUCTION OPERATIONS AND WITHIN 24 HOURS AFTER A RAINFALL EVENTGREATER THAN 0.5 INCHES IN 24 HOURS.A INSPECTION FORM SHALL BE PROVIDED BY THE CONTRACTOR. ANY DEFICIENCIES IN THE EROSION ANDSEDIMENT CONTROL BMPS ARE TO BE NOTED ON THE INSPECTION FORM AND CORRECTED BY THE END OF THENEXT BUSINESS DAY.PERIMETER CONTROL DEVICES ARE TO BE REPAIRED OR REPLACED WHEN THEY ARE NO LONGER EFFECTIVEOR WHEN THE SEDIMENT REACHES ONE-HALF THE HEIGHT OF THE DEVICE.TRAINING DOCUMENTATION:SWPPP IMPLEMENTATION, REVISING, AMENDING, AND INSPECTING (TO BE FILLED IN BY THE CONTRACTOR)NAME OF INDIVIDUALOVERSEEING & INSPECTING ___________________________DATE OF TRAINING ___________________________NAME OF INSTRUCTOR ___________________________ENTITY PROVIDING TRAINING ___________________________CONTENT OF TRAINING ___________________________TOTAL HOURS OF TRAINING ___________________________BMP INSTALLATION, MAINTENANCE, AND REPAIR (TO BE FILLED IN BY THE CONTRACTOR)NAME OF INDIVIDUALOVERSEEING & INSPECTING ___________________________DATE OF TRAINING ___________________________NAME OF INSTRUCTOR ___________________________ENTITY PROVIDING TRAINING ___________________________CONTENT OF TRAINING ___________________________TOTAL HOURS OF TRAINING ___________________________POLLUTION PREVENTIONFERTILIZERS ARE TO BE APPLIED ONLY IN THE AMOUNTS AS SPECIFIED AND WORKED INTO THE SOIL TOMINIMIZE EXPOSURE TO STORMWATER RUNOFF.ONSITE REFUELING OPERATIONS ARE TO BE CONDUCTED WITH CARE. ANY INADVERTENT SPILLAGE OF FUELOR CHEMICALS IS TO BE IMMEDIATELY CLEANED UP, REMOVED FROM THE SITE AND DISPOSED OF INACCORDANCE TO STATE AND LOCAL REGULATIONS. MAJOR SPILLS ARE TO BE REPORTED TO THE MPCA 24HOUR NOTIFICATION NETWORK AT 800 422 0798. ALL VEHICLES ON-SITE ARE TO BE MONITORED FOR LEAKS ANDSUBJECT TO ROUTINE PREVENTIVE MAINTENANCE EFFORTS TO REDUCE THE LIKELIHOOD OF LEAKAGE AND ORSPILLS.PORTABLE SANITARY WASTE FACILITIES ARE TO BE PROVIDED ONSITE AND EMPTIED ON A BI-WEEKLY BASIS.CONCRETE BATCH TRUCKS SHALL NOT BE ALLOWED TO DISCHARGE DRUM AND CHUTE WASHOUT DIRECTLY ONTHE GROUND. A PORTABLE WASHOUT RECEPTACLE IS TO BE PROVIDED BY THE CONTRACTOR AT THELOCATION AS PROVIDED BY THE OWNER.FINAL STABILIZATIONFINAL STABILIZATION OCCURS WHEN 70 PERCENT OF THE PERVIOUS AREA IS COVERED WITH UNIFORM,PERMANENT VEGETATION.ALL TEMPORARY EROSION AND SEDIMENT CONTROL FEATURES ARE TO BE REMOVED AND THE NPDES NOTICEOF TERMINATION IS TO BE PREPARED AND SUBMITTED TO THE MPCA.LOCATION OF SWPPP REQUIREMENTS IN PROJECT PLANDESCRIPTION TITLE LOCATIONEROSION CONTROL DETAILS CONSTRUCTION DETAILS C7-11EROSION CONTROL LOCATIONS EROSION CONTROL LOCATIONS C524 HOUR MPCA EMERGENCY NOTIFICATION:TELEPHONE NUMBERS: 651-649-5451800-422-0798ESTIMATED QUANTITIES:THE FOLLOWING QUANITITES IS AN ESTIMATED PRELIMINARY AMOUNT REQUIRED FOR SEDIMENT CONTROLBMP'S AT THE START OF THE PROJECT. THIS ESTIMATE IS PROVIDED AS REQUIRED BY THE MINNESOTAPOLLUTION CONTROL AGENCY GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY. ANYADDITIONAL AND/OR REPLACEMENT BMP'S QUANTITIES SHALL BE FURNISHED AND INSTALLED BY THECONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.ESTIMATED PRELIMINARY QUANTITIES AT START OF PROJECT:ITEM UNIT ESTIMATED INITIAL QUANTITYTEMPORARY CONSTRUCTION ENTRANCE EA 1TEMPORARY SEDIMENT FILTER EA 19TEMPORARY CONCRETE WASHOUT EA 1TEMPORARY PUMP SEDIMENT CONTROL DEVICE EA XTEMPORARY SEDIMENT LOGS LF 625TEMPORARY SILT FENCE LF 3,282EROSION CONTROL BLANKET (3N) SY 2,229STORM WATER POLLUTION PREVENTION PLAN NARRATIVE:^tWWWEZZd/s ϲ10:09 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEMISSISSIPPI RIVER(IMPAIRED STREAM)/DW/Z td Z^DW1 MILE RADIUSSITE LOCATION1 MI0.5 MIPage 42 of 82
DETAILS d/>^ϳ10:09 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KECONCRETE B-612 CURB & GUTTERN.T.S.3/4" PER FT.3/8"313"RBASETOP BIT. MAT3/4" PER FT.31BASE1/2" R3" R3" RTOP BIT. MAT3" R1/2" R1/2" RAGGREGATE BASE AS PERADJACENT PAVEMENT SECTIONAGGREGATE BASE AS PERADJACENT PAVEMENT SECTION7"12"8"7-1/2"6"13-1/2"6"7"12"8"7-1/2"6"13-1/2"6"REVE^Page 43 of 82
DETAILS d/>^ϴ10:09 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEREVE1. THE SEDIMENT LOGS SHALL BE TRENCHED 4" INTO THE GROUND ANDSHALL BE STAKED BY STEEL FENCE POSTS OR 2"X 2" WOOD STAKES.2. SOIL SHALL BE COMPACTED ON THE UPSLOPE SIDE OF LOGS.12"10" DIA. SEDIMENT LOGCOMPACTED SOIL TOPREVENT PIPINGSEDIMENT-LADEN RUNOFFSTAKED AND ENTRENCHED 10" DIA.SEDIMENT LOGFILTERED RUNOFFEROSION CONTROLBLANKETSEDIMENT FILTER LOG INSTALLATIONN.T.S.Page 44 of 82
DETAILS d/>^ϵ10:09 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KECCABAB8.1.4.3.6.7.5.2.EROSION CONTROL MATTING (FOR POND)N.T.S.WHEN USING CELL-O-SEED DO NOT SEED PREPARED AREA. CELL-O-SEED MUST BE INSTALLED WITH PAPER SIDE DOWN.WITH APPROXIMATELY 12" (30cm) OF BLANKET EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THE BLANKET WITH A ROW OFSTAPLES/STAKES APPROXIMATELY 12" (30cm) APART IN THE BOTTOM OF THE TRENCH. BACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLYSEED TO COMPACTED SOIL AND FOLD REMAINING 12" (30cm) PORTION OF BLANKET BACK OVER SEED AND COMPACTED SOIL. SECURE BLANKET OVERCOMPACTED SOIL WITH A ROW OF STAPLES/STAKES SPACED APPROXIMATELY 12" (30cm) APART ACROSS THE WIDTH OF THE BLANKET.AGAINST THE SOIL SURFACE. ALL BLANKETS MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES IN APPROPRIATELOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING OPTIONAL DOT SYSTEM , STAPLES/STAKES SHOULD BE PLACED THROUGH EACHOF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN.STAPLES STAGGERED 4" (10cm) APART AND 4" (10cm) ON CENTER TO SECURE BLANKETS. TM12" (30cm) APART IN A 6" (15cm) DEEP X 6" (15cm) WIDE TRENCH. BACKFILL AND COMPACT THE TRENCH AFTER STAPLING.TO ENSURE PROPER SEAM ALIGNMENT, PLACE THE EDGE OF THE OVERLAPPING BLANKET (BLANKET BEING INSTALLED ON TOP) EVEN WITH THECOLORED SEAM STITCH ON THE BLANKET BEING OVERLAPPED.A DOUBLE ROW OF STAPLES STAGGERED 4" (10cm) APART AND 4" (10cm) ON CENTER OVER ENTIRE WIDTH OF THE CHANNEL.IN A 6" (15cm) DEEP X 6" (15cm) WIDE TRENCH. BACKFILL AND COMPACT THE TRENCH AFTER STAPLING.CRITICAL POINTSA. OVERLAPS AND SEAMSB. PROJECTED WATER LINEC. CHANNEL BOTTOM/SIDESLOPE VERTICESNOTE:* HORIZONTAL STAPLE SPACING SHOULD BEALTERED IF NECESSARY TO ALLOW STAPLES TOSECURE THE CRITICAL POINTS ALONG THECHANNEL SURFACE.** IN LOOSE SOIL CONDITIONS, THE USE OF STAPLEOR STAKE LENGTHS GREATER THAN 6" (15 cm) MAYBE NECESSARY TO PROPERLY ANCHOR THEBLANKETS.6"(15 CM)6"(15 CM)15 CMNOTE:1. L= DIMENSIONS AS SHOWN ON PLANSCENTER OF STRIPE TO CENTER OFSTRIPE2. STRIPE WIDTH SHALL BE 4" WIDE.3. STRIPING ADJACENT TO ACCESSIBLE PARKING SPACES SHALL BE BLUE.24"NOPARKING96" MIN.96" MIN.FOR VAN ACCESS96" MIN.4" PAINTED STRIPING 1'-6"O.C. AT 45° (BLUEREFLECTIVE)'BLUE' MARKINGADJACENT TOACCESSIBLEPARKINGFACE OF WALK ORCURB'WHITE' MARKING216" MIN.6'-0"5'-0"6'-0"SLOPE UP1:12 MAXSLOPE UP1:12 MAXACCESSIBLE PARKING SPACE AND HANDICAP RAMPN.T.S.TAPER AND OPENING WIDTHS AS SHOWN ON THE PLANS8.3% MAX8.3% MAX0%2%2%2%2%PEDESTRIAN RAMP - TYPE 2 N.T.S.TAPEROPENINGTAPEREMERGENCY OVERFLOW WEIR DETAILN.T.S.PLAN OVERFLOWELEVATIONGEOTEXTILE FILTER FABRICMN/DOT 3733, TYPE 3MN/DOT 3601 CL 3 RIPRAP4'8'8'18"REFER TO GRADING PLANREFER TO PLANSAABBSECTION ASECTION BPLAN60IN8IN8INT.O.W.=886.004INWALL REINFORCINGNOT SHOWN INSECTION A AND PLANVIEW FOR CLARITY60INWALL REINFORCINGNOT SHOWN INSECTION A AND PLANVIEW FOR CLARITYINV=882.00T.O.W.=886.00INV=884.00DIR OF FLOW1/2IN DIA REINFORCEDSTEEL SPACED AT 12INON CENTER EACH WAYPOND SKIMMER GRATEHAALA INDUSTRIES, INC; OR EQUALDRILL INTO SLAB 4-12IN & FASTEN W/HILTI HIT-RE 500-SD INJECTIONADHESIVE6"1/2IN DIA DOWEL x 24INSPACED AT 12IN ON CENTER.DRILL INTO WALL 4-1/2IN &FASTEN WITH HILTI HIT-RE500-SD INJECTION ADHESIVESTORMWATER CONTROL STRUCTURE 201 OCSN.T.S.INV=882.00DIR OF FLOWLOW RIM=886.00INV=884.00NON-SHRINK GROUTNORMAL WATERLEVEL=884.00INV=882.006" CIRCULAR ORIFICEHIGH RIM=887.00Page 45 of 82
DETAILS d/>^ϭϬ10:10 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 46 of 82
DETAILS d/>^ϭϭ10:10 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\CoverSWPPPDetails.dwg9/18/2025DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEREVEPage 47 of 82
WLWL
WL WLWLWLWLWLWLWLWLWLWL
WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL
WL4-STORY APARTMENT BUILDING A
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)
WLWLWL4-STORY APARTMENT BUILDING B
24,024 S.F. (15.7%)
(79 UNITS TOTAL)
(FIRST FLOOR PARKING)WLWLWLWLWLWLVVVV889.5889.0888.5VV
VV
VVVVVVVV 889.5889.0888.5VVVVVVVVVVVV
VV
VV
VV
VV
VV
VV
VV
VV
VV
883884885886887888889883884885886887888889884885886887888889884885886887888889885886887888889888
888889889888889889889891892893894VV880880881881882882883883884884885886887SVVSV
V
SVV
V
V
V
V
V
V
V
VVV|||||DVVVVVVVVVV VVVV||||||||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
885885885588588585858585852 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA1 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA2 - EGA1 - EGA41 - MR1 - MR1 - MR1 - MR1 - MR1 - MR1 - MR1 - MR1 - MRCALL 48 HOURS BEFORE DIGGING:TWIN CITY AREA 651-454-0002MINNESOTA TOLL FREE 1-800-252-1166 GOPHER STATE ONE CALL >E^W Z Yh/Z D Ed^͗PER CITY OF ELK RIVER ZONING ORDINANCE:ALL LANDSCAPING INCORPORATED IN SAID PLAN SHALL CONFORM TO THEFOLLOWING STANDARDS AND CRITERIA:A. ALL PLANTS MUST AT LEAST EQUAL THE FOLLOWING MINIMUM SIZE:POTTED/BARE ROOTOR BALLED & BURLAPPEDSHADE TREES 2-INCH DIAMETERHALF TREES 1-1/2 INCH DIAMETEREVERGREEN 6 FEET HIGHTALL SHRUBS & HEDGE MAT. 6 FEET HIGHLOW SHRUBS - DECIDUOUS 24 - 30 INCHES -EVERGREEN 24 - 30 INCHES -SPREADING EVERGREENS 18 - 24 INCHESB. LANDSCAPE GUARANTEE: ALL NEW PLANTS SHALL BE GUARANTEED FORTWO (2) FULL YEARS FROM THE TIME PLANTING HAS BEEN COMPLETED.ALL PLANTS SHALL BE ALIVE AND IN SATISFACTORY GROWTH AT THE ENDOF THE GUARANTEE PERIOD OR BE REPLACED.(SEE CITY ORDINANCE FOR FULL REQUIREMENTS)LANDSCAPE> ' E͗PROPOSED CONCRETE PAVEMENTPROPOSED BITUMINOUS PAVEMENTPROPOSED CONCRETE SIDEWALKPROPOSED TURF ESTABLISHMENT>E^W EKd ^͗1. ALL AREAS DISTURBED DURING CONSTRUCTION SHALL BE RESTOREDAND VEGETATED AS SOON AS POSSIBLE. ANY FINISHED AREAS SHALLBE SEEDED AND MULCHED WITHIN 7 DAYS AFTER FINISHED GRADING ISCOMPLETED IN ACCORDANCE TO MN/DOT 2575.2. PLANTING SOIL SHALL CONSIST 1:1:1 CONSISTING OF 33% SELECTLOAMY TOPSOIL, 33% PEAT MOSS, 33% PIT RUN SAND.3. ALL DISTURBED AREAS SHALL BE REVEGETATED WITH MN/DOT SEEDMIX, MULCHED, & DISK ANCHORED, PER THE FOLLOWING SCHEDULE:SEED MIX 25-131: 220 LB/AC.MULCH TYPE 3: 2 TONS/AC.PROPOSED DECIDUOUS TREEPROPOSED CONIFEROUS TREEPROPOSED SHRUBPROPOSED DOUBLE SHREDDED BROWN MULCHTREE PLANTING DETAILN.T.S.PRUNE DEAD ANDBROKEN BRANCHES4" DEEP SHREDDED MULCHOVER LANDSCAPE FABRICPLANTING SOILDRAINAGE MOUNDSHRUB PLANTING DETAILN.T.S.MULCH AT SIDEWALK DETAILN.T.S.MULCH AT SEEDED AREA DETAILN.T.S.2" MIN.
4" TYP.MULCHFILTER FABRICMIRAFI OR EQUALCONCRETE SIDEWALKPLANTING SOILDEPTH VARIES2" MIN.
4" TYP.MULCHFILTER FABRICMIRAFI OR EQUALSEEDED AREAPLANTING SOILDEPTH VARIESPOLY EDGING12" SPIKE>E^W W>EϭϮ3-GUY CABLES DOUBLESTRAND 14GA. WIRESEVERY 120°18" MIN.MULCH SHALL NOT BE INCONTACT WITH TREETRUNK4" DEEP SHREDDEDMULCHROOTBALLPLANTING SOILPRUNE DEAD ANDBROKEN BRANCHESGUYING PLAN16" POLY STRAP1 1/2" WIDEONE FLAG PER WIREREMOVE ROPE AND BURLAP FROMUPPER 1/3 OF ROOTBALLMACHINE EDGE V-DITCH AROUNDALL TREES IN SODDED AREAS3-GUY STAKES AT 120° SPACING2"X2"X24" WOOD STAKEPREPARE AREA 3 TIMES THEWIDTH OF ROOTBALL10:13 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Landscaping.dwg9/18/2025SCALE:0' 30' 60'1"=30'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 48 of 82
WLWL
WL
WLWLWLWLWLWLWL
WLWLWLWLWLWLWWLWLWLWLWLWLWL
WLWLWLWL
WLWVV889.5889.0888.5VV
VVVVVV 889.5889.0888.5VVVVVVVV
VV
VV
VV
VV
VV
VV
883884885886887888889884885886887888889886887888889884885886887888889885886887888889888
888889889888889889889891892893894VV880880881881882882883883884884885886887SVSV
V
SVV
V
V
V
V
V
VV||||DVVVVVVVV VV|250.0'250.0'250.0'250.0'EXISTING HYDRANTEXISTING HYDRANTPROPOSED HYDRANTEXISTING HYDRANTAPPROXIMATE LOCATION|||||8898908918924.8%8.0%2.0%8.0%2.0%1.6%2.0%1.5%4:15:18:14:14:14:14.4%6.7%1.2%2.1%1.9%2.0%2.0%2.0%2.0%6.6%4.6%1.8%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%4.6%6.6%1.0%1.0%1.0%1.0%1.5%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%6.8%4.3%1.2%1.0%0.7%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%5.1%6.1%5:14:14:14:12:12:12:12:12:14:11.0%1.0%1.3%1.5%2.0%2.0%2.0%0.5%2.0%1.0%2.0%2.0%1.2%0.7%0.2%0.6%1.7%0.6%1.0%1.0%1.0%1.0%2.0%1.0%3.1%1.4%2.0%2.0%2.8%2.8%3.2%2.0%1.9%892891890889887886886888EOF=886.755.0%2.9%2.3%2.7%2.3%2.1%2.0%1.8%FIRE PLAN&/Z WZKd d/KEW>Eϭϯ10:15 PMN:\Projects Current\24-0290.00 Briggs ER Plat #2\Civil\CAD Files\Grading.dwg9/18/2025250' HYDRANT RADIUS> ' E͗PROPOSED/EXISTING HYDRANTSCALE:0' 40' 80'1"=40'DESCRIPTIONDATENO.REVFILE NO.: DWG FILE: CHECKED BY: DRAWN BY: DESIGN BY: DATE: ^, dEK͘LAND SURVEYINGCIVIL ENGINEERINGENVIRONMENTAL SERVICES13076 FIRST STREET, BECKER, MN 55308-9322TEL: 763-262-8822 FAX: 763-262-8844BOGART, PEDERSON& ASSOCIATES, INC.Z/''^ ><Z/s ZW>dŝƚLJŽĨ ůŬZŝǀĞƌ͕^ŚĞƌďƵƌŶĞŽƵŶƚLJ͕DE09/17/202524-0290.00CJDDMLMJMEKd&KZKE^dZhd/KEPage 49 of 82
Page 50 of 82
Briggs Apartment PUD – Twin
Lakes Road
Land Use, Zone Change, and
Ordinance
Page 51 of 82
Page 52 of 82
Background
§Proposed development of a Planned Unit Development
(PUD) with two 79-unit apartment buildings.
§Requires a land use amendment, zone change, and
ordinance amendment to create the PUD.
Page 53 of 82
Page 54 of 82
Comprehensive Plan – Land Use
§Comp Plan guides the property for Mixed Residential
Uses
§Mixed Residential encourages neighborhoods with
multiple housing types
§Increasing density up to small-scale multifamily.
§Proposal is for a multifamily use (158 units) which is
higher in density than the intent of the land use district.
§Apartment projects north and south of subject site,
and further south along Twin Lakes Road.
§Apartments uses are consistent with the area.
§Amendment to a Multifamily designation supports the
use.
Page 55 of 82
Zoning
§The subject site is zoned FAST (D) which allows
multifamily uses.
§Proposed rezoning to PUD is required as the project
does not follow the strict interpretation of the zoning
code.
§Parking, wetland setbacks, building height, design,
etc.
Page 56 of 82
General Layout
§Two L-shaped buildings situated on corners of lot with
parking and stormwater between the buildings and
street.
§Includes underground parking – 124 stalls (62 per
building)
§Single access to Twin Lakes Road, a 4-lane collector
street.
§Driveway continues through site and to the east,
providing access to two existing homes.
§Access/utility easements are required/provided.
§Engineering staff recommend ¾ access for site.
§Central wetland proposed to be filled and replaced with
a pond
§Requires separate approval from the state. Page 57 of 82
Page 58 of 82
Page 59 of 82
Parking
•Ordinance requires 2.5
stalls/unit – one covered.
•Plans provide 1.63 (1.75)
total stalls/unit
•Deficient on covered
and surface stalls.
•2.0 stalls/unit generally
approved with proof of
parking.
•One project has been short
on covered stalls (Common
Bond).
•ER Lodge (AmericInn)
1.94/unit constructed.
Page 60 of 82
Page 61 of 82
62 parking stalls
Page 62 of 82
62 parking stalls
Page 63 of 82
Page 64 of 82
Public Hearing 8-26-2025
§Multiple residents spoke and shared their concerns
§Increasing the density beyond what is currently allowed.
§Reduced parking standards may lead to parking on private
property or Twin Lakes Road
§Filling wetlands and impacts to other environmental features.
§Impacts to existing easements
§Required improvements to TLR – turn lanes.
§The amount of traffic generated by the development.
§Visual impacts on adjacent parcels – 4-story building near
existing single-family home.
§Is the area being over developed?
§How will snow removal be handled without impacting adjacent
homes.
§PC asked applicant to revise plans based on public feedback.
Page 65 of 82
Planning Commission Actions
§Land use amendment is a legislative decision.
§PC/CC have broad discretion when making decisions.
§A zone change carries similar decision-making authority for PC/CC
§Different than plats and CUPs.
§Recommendation may include conditions for changes or
updates (architectural, site plans, etc.).
Page 66 of 82
Action Requested
§The Commission may recommend approval, denial, or
continue their review to October 28, 2025, and request
plan updates.
§City must make a formal decision by November 20,
2025.
§Staff’s recommendations support an apartment building
on the site, but the scope and design of that project
must be further discussed by the Planning commission
§Parking count, building height,
orientation/placement, landscaping, etc.
Page 67 of 82
City Council Meeting
§The City Council is scheduled to hold a public hearing
on October 20, 2025.
Page 68 of 82
Page 69 of 82
Page 70 of 82
Page 71 of 82
Page 72 of 82
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
5.2
Meeting Date
September 23, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Resolution 25-01: City Purchase of Property for
Retail Purposes
Reviewed by
Katie Porath
Action Requested
Adopt Planning Commission Resolution 25-01 finding the purchase of a portion of Lot 1, Block 2 and all of
Lot 2, Block 2, Hillside Crossing to be consistent with the Elk River Comprehensive Plan.
Background/Discussion
The subject properties are currently owned by Coborns and the city has secured a purchase agreement for
approximately 12,500 sq feet of Lot 1, Block 2 and all of Lot 2, Block 2, Hillside Crossing, as the new location
for the Northbound Elk River Liquor Store and the planned Cannabound cannabis retail dispensary.
The Comprehensive Plan guides the site for Highway Business uses, and the property is included in the
Hillside Crossing Planned Unit Development District where retail uses are allowed. The proposed use
complies with these documents, but development of the facility will require additional review by the Planning
Commission and City Council, both of which will include a public hearing.
Minnesota Statute 462.36 requires the Planning Commission to review the proposed purchase of property to
ensure the use is consistent with the Comprehensive Plan. Staff recommend adoption of the attached
resolution as the proposed retail use is consistent with the adopted plan.
Financial Impact
The City Council will approve the purchase of this property.
Mission/Policy/Goal
Opportunity to live, work, and play.
Support the growth and development of the community.
Attachments
1. Planning Commission Resolution 25-01
2. PC Resolutions
Page 73 of 82
City of Elk River
Planning Commission
Resolution 25 - 01
A Resolution of the Planning Commission of the City of Elk River Finding
that the Purchase of Property is Consistent with the Elk River
Comprehensive Plan
WHEREAS, the City of Elk River (“City”) has agreed to terms with Coborn’s Inc.
(“Seller”) for the purchase of Lot 2, Block 2, Hillside Crossing and approximately 12,500
square feet of Lot 1, Block 2, Hillside Crossing (“Property”); and
WHEREAS, the City will purchase the Property for use as a retail site for municipal
alcohol and cannabis sales, which is a permitted use within the zoning district; and
WHEREAS, the City of Elk River Comprehensive Plan guides the Property of Highway
Business uses, which include retail operations; and
WHEREAS, Minn. Stat. 462.356, subd. 2 requires the Planning Commission to review the
City’s proposed purchase of property for consistency with the Comprehensive Municipal
Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Elk River, Minnesota, as follows: The purchase of the Property described above is
consistent with the Comprehensive Municipal Plan.
Passed and adopted this 23rd day of September 2025.
Perry Beise, Planning Commission Chair
ATTEST:
Tina Allard, City Clerk
Page 74 of 82
Page 75 of 82
Page 76 of 82
Action Requested
§Adopt a resolution finding the proposed purchase of
property and use (retail) to be consistent with the
Comprehensive Plan.
Page 77 of 82
Page 78 of 82
Page 79 of 82
Action Requested
§Adopt a resolution finding the proposed purchase of
property and use (government facility) to be consistent
with the Comprehensive Plan.
§Zoned Commercial (C-2) which allows government
facilities via CUP.
Page 80 of 82
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
5.3
Meeting Date
September 23, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Resolution 25-02: City Purchase of Property for a
Future Fire Station
Reviewed by
Katie Porath
Action Requested
Adopt Planning Commission Resolution 25-02 finding the purchase of a portion of PID 75-00134-2200 (809
Jackson Ave) to be consistent with the Elk River Comprehensive Plan.
Background/Discussion
The subject property is located at the southwest corner of Jackson Ave and School Street. The parcel
includes a parking lot which supports Free Grace United Church and an undeveloped corner of approximately
1.3 acres. The city has been working with the current owners to secure the property and support the
relocation of Fire Station 1, currently located south of the subject site along Jackson Ave.
The Comprehensive Plan guides the property for Multifamily uses. Government services, which include fire
stations, are a permitted use in this land use district. As part of the purchase, the city will be working with the
owner to reconfigure the parcel boundaries and zone the entire area for multifamily uses, supporting the
proposed fire station. The proposed fire station will require additional reviews and public hearings with both
the Planning Commission and City Council before any construction can begin.
Minnesota Statute 462.36 requires the Planning Commission to review the proposed purchase of property to
ensure the use is consistent with the Comprehensive Plan. Staff recommend adoption of the attached
resolution as the proposed retail use is consistent with the adopted plan.
Financial Impact
The City Council will approve the purchase of the property.
Mission/Policy/Goal
Support the growth and development of the community.
Responsible for every dollar - good stewards.
Attachments
1. Planning Commission Resolution 25-02
Page 81 of 82
City of Elk River
Planning Commission
Resolution 25 - 02
A Resolution of the Planning Commission of the City of Elk River Finding
that the Purchase of Property is Consistent with the Elk River
Comprehensive Plan
WHEREAS, the City of Elk River (“City”) has agreed to terms with Free Grace United
Church (“Seller”) for the purchase of approximately half of PID 75-00134-2200
(“Property”); and
WHEREAS, the City will purchase the Property for development of the relocated fire
station one, which is a permitted use within the zoning district; and
WHEREAS, the City of Elk River Comprehensive Plan guides the Property for
Multifamily uses, which includes government services like fire stations; and
WHEREAS, Minn. Stat. 462.356, subd. 2 requires the Planning Commission to review the
City’s proposed purchase of property for consistency with the Comprehensive Municipal
Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Elk River, Minnesota, as follows: The purchase of the Property described above is
consistent with the Comprehensive Municipal Plan.
Passed and adopted this 23rd day of September 2025.
Perry Beise, Planning Commission Chair
ATTEST:
Tina Allard, City Clerk
Page 82 of 82