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HomeMy WebLinkAbout2024-11-06 TPC Planning ReportTPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone:763.231.5840 Facsimile: 763.427.0520 TPCC&PlanningCo.com PLANNING REPORT TO: Jacob Rife FROM'. Scott Richards DATE: November 6, 2024 RE: Oak Park Heights — Stagecoach Trail Condo Building — Comprehensive Plan Amendment, Conditional Use Permits and Design Guideline/Site Plan Review — 5845 Stagecoach Trail North TPC FILE: BACKGROUND 236.02 — 24.05 CJ Randazzo of JACC Capital Holdings, LLC has made application for a Comprehensive Plan Amendment to change the land use classification of Industrial use to Residential/Business Transitional use; Conditional Use Permits are required for building height, parking, and density bonus; and Design Guidelines/Site Plan review The development would be a six unit, three story condominium building at 5845 Stagecoach Trail North. The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Project Location Exhibit 3: Existing Site Conditions Exhibit 4: Cover Sheet (C001) Exhibit 5: Existing Conditions Plan (C100) Exhibit 6: Site Plan (C200) Exhibit 7: Grading Plan (C300) Exhibit 8: Erosion Control Plan (C400) Exhibit 9: Utility Plan (C500) Exhibit 10: Details (C600) Exhibit 11: Landscape Plan (L100) Exhibit 12: General Information — Perspectives (A00.01) Exhibit 13: General Information — Perspectives (A00.02) Exhibit 14: Architectural Site Lighting Plan (A20.01) Exhibit 15: Plan — Parking (A30.00) Exhibit 16: Plan — First Floor (A30.01) Exhibit 17: Plan — Second Floor (A30.02) Exhibit 18: Plan — Roof (A30.03) Exhibit 19: Exterior Elevations (A40.00) Exhibit 20: Exterior Elevations (A40.01) Exhibit 21: General Information — Perspectives — Materials (A00.03) Exhibit 22: Light Fixtures — Wall and Bollard Exhibit 23: Report of the City Engineer Exhibit 24: Report of the City Arborist PROJECT DESCRIPTION The project narrative is as follows and as found as Exhibit 1. Existing Site Conditions: The 0.34-acre site previously had a metal sided building and paved parking area. The building and a portion of the pavement have been removed and concrete pavement covers approximately 113 of the western portion of the site. Currently the easterly 213' of the site is gravel/bituminous filings and is sparsely vegetated. The site gradually slopes easterly and stormwater runoff discharges off the easterly side of the property, down a steep slope to a wetland ditch located on the west side of Highway 95. Project Overview: JACC Capitals is proud to present the development of a 6-unit apartment building near the scenic and historic town of Stillwater, Minnesota. Located along the picturesque St. Croix River, this project offers future residents a modern, elegant living experience while embracing the natural beauty and charm of the surrounding area. The development seeks to balance sophisticated architectural design with the tranquility of riverside living, making it a premium residential choice in Stillwater. Please see the supporting document for light fixtures, construction, etc. Unit Composition: 6-unit building will offer a variety and sizes of 2 bedroom and 3 bedroom units each designed to maximize natural light and river view for the back units of the apartment. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site include open area to the north, Highway 95 to the east, the Xcel Energy Substation to the south, and a single family neighborhood to the west. Comprehensive Plan. The Comprehensive Plan 2018 Proposed Land Use Map designated this area as Industrial. This reflects the previous use that was a commercial business and the use to the south which is the Xcel Energy Substation. The property is zoned R/B Residential Business Transitional in that this property was identified for redevelopment with an appropriate residential or residential business use. The proposed land use classification is Residential/Business Transitional Use that is described in the Land Use Plan as follows: 2 ResidentiallBusiness Transitional Uses: The purpose of this land use designation is to provide for an orderly transition to residential uses adjacent to commercial development nodes that allows for an intermixing of townhouse, medium and high density residential, senior housing and commercial uses. The commercial office uses include retail goods and services as well as office uses. Designating the land use as Residential/Business Transitional would make the Comprehensive Plan consistent with the zoning for the property. The mid -density development would be a reasonable transition from the low density residential on the west side of Stagecoach Trail to the industrial use to the east and south of the subject site. Zoning. The property is currently zoned R/B - Residential Business Transitional District. Multiple family structures are a permitted use in the District. A Conditional Use Permit is also required under that District to allow buildings more than three stories or 35 feet. The building will be three stories, but the elevator penthouse will exceed the allowances under Section 401.15.C.4. Conditional Use Permits are also required for the density bonus in Section 401.28.E.4, and for parking in Section 401.15.F.9. A review of the Conditional Use Permit criteria is found later in this report. Building Height. Section 401.15.C.2 allows for a building height of 35 feet in the R/B District. The proposed building will be three stories and 31 feet to the top of the flat roof of the building. The elevator penthouse will be 45 feet in height from the starting grade. The building exceptions allow for an elevator penthouse to be 45 feet, but it cannot exceed the total height of the building by more than five feet. This penthouse structure is 14 feet above the roof of the building. A Conditional Use Permit is required for the proposed height of the elevator penthouse. The roof of the building will allow for a patio area and a portion of the surface will be a green roof. Density. Section 401.15.C.3 specifies that 2,500 square feet of lot area is required per unit (500 square feet is to be added for each bedroom over two bedrooms per unit). The unit count for the project is as follows: 1 Bedroom Units: 0 2 Bedroom Units: 4 3 Bedroom Units: 2 Total: 6 The lot area is 15,246 square feet. The six units would require a lot size of 16,000 square feet. Section 401.28.E.4 of the Zoning Ordinance allows for density bonuses in the Residential Business Transitional District if specified criteria to be met. The density bonuses that apply include an elevator serving each floor (50 square feet per unit), and one half of the required free parking underground or within the principal structure (150 square feet per unit). With these reductions, 1,200 square feet total, the required 3 minimum lot size is 14,800 square feet. A Conditional Use Permit is required to allow a density bonus. Parking. The Zoning Ordinance requires at least one parking space per unit for multifamily structures or a total of six stalls for this development. The plans indicate 13 covered parking stalls, one of which is disability accessible. The proposed parking is over the amount of required parking and requires Conditional Use Permit review. The Planning Commission should comment on the additional parking. Setbacks. The R-B District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 10 feet side yard. The proposed building will have a 30 foot front yard setback, 10 feet side yard setbacks and a 30 foot rear yard setback. The access drive and the front parking area are compliant with 10 foot setbacks. Minimum Floor Area. The Zoning Ordinance requires that multi -family housing have the following minimum floor areas per unit: Efficiency and One Bedroom Units: Two Bedroom Units: More than Two Bedroom Units 600 square feet 720 square feet An additional 100 square feet for each Additional bedroom. The proposed units will be compliant with the requirements. Proposed Street Access. The site will be accessed from Stagecoach Trail North. The driveway is at the south side of the lot and should not create issues with 58th Street North to the west. Trails/Sidewalks. There are no sidewalks or trails along Stagecoach Trail North. There is access to trails just north of the site and crossing Stagecoach Trail North to 58th Street will provide access to trails and parks. Tree Preservation/Landscaping. There are no significant trees on site and the Applicant has provided a landscape plan. The landscaping is focused on the front of the site along Stagecoach Trail North. The City Arborist has reviewed the plans with comments found as Exhibit 24. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer has provided a review of the plans found as Exhibit 23. The City Engineer and the Middle St Croix Water Management Organization shall review and approve the grading and drainage plans. Utilities. A utility plan has been submitted. The final utility plan is subject to review and approval from the City Engineer. Lighting. A lighting plan has been provided that includes architectural light fixtures to be provided as accents on the building. Bollard light fixtures are proposed in the 0 boulevard area in front of the parking area. Other decorative light fixtures are proposed for the building. A photometric plan was not required because of the low intensity of the proposed lighting. The light intensity will be required to be compliant with Zoning Ordinance standards. Section 401.15.13.7. of the Zoning Ordinance allows for the use of non -full cut off fixtures with the approval of the City Council. Signage. The Applicant has proposed no signage other than the identification of the street address. Any signage proposed shall be compliant with the Zoning Ordinance and require a sign permit. Mechanical Equipment. The mechanical equipment shall be located within the building. Any mechanical equipment ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All the trash storage and recycling will be internal to the building. Architectural Design Guidelines/Site Plan. The application materials indicate elevations and perspective diagrams for the proposed building. The building will be a combination of exterior installation and finish system, masonry block, and aluminum batten and pergola systems. Multiple family buildings are not reviewed under the commercial Design Guideline requirements but under the building and architectural appearance requirements of Section 401.15.C.8. of the Zoning Ordinance. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. A review of the building requirements is as follows: f. Multiple Family Containing Six (6) Units or More For New Construction: 1) Mass and Scale a) Each multiple family building containing six (6) or more dwelling units shall feature a variety of massing proportions, wall plane proportions, roof proportions and other characteristics similar in scale to those of single family detached dwelling units, so that such larger buildings can be aesthetically integrated into a lower density neighborhood. The following specific standards shall also apply to such multiple family dwellings: Comment: The mass of the building is adequately broken into segments by the angles of the front building fagade and the use of different building materials at the base and on the walls. (1) Roofs. Each multiple family building will feature a combination of primary and secondary roofs. Primary 5 roofs will be articulated by at least one (1) of the following elements: (a) Changes in plane and elevation. (b) Dormers, gables or clerestories. (c) Transitions to secondary roofs over entrances, garages, porches, bay windows. Comment: The roofline is broken by the elevator penthouse feature. (2) Facades and Walls. Each multiple family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows or other similar features, dividing large facades and walls into human scaled proportions similar to the adjacent single family dwellings, and shall not have repetitive, monotonous, undifferentiated wall planes. Comment: The facades of the building are broken by the angles as well as the building material types. b) Each multiple family building shall feature walls that are articulated by at least two (2) of the following elements within every thirty (30) foot length of the facade: (1) Recesses, projections or significant offsets in the wall plane of at least four (4) feet. (2) Distinct individualized entrances with functional porches or patios. (3) Chimneys made of masonry, or other contrasting material that projects from the wall plan. (4) Balconies. (5) Covered bay or box windows. Comment: The building walls are adequately varied. b) Variation Among Repeated Buildings. For any development containing at least twenty-four (24) and not more than forty- eight (48) dwelling units, there will be at least two (2) distinctly different building designs. For any such development containing more than forty-eight (48) dwelling 6 units, there will be at least three (3) distinctly different building designs. For all developments, there will be no more than two (2) similar buildings placed next to each other along a street or major walkway spine. Comment: One building is proposed. c) Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. Comment: One building is proposed. Conditional Use Permit Criteria. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should review the above criteria regarding the request for the conditional use permits with this application. City Staff sees no issues with the requests as proposed. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends the Planning Commission consider the following listed requests for a six unit, three story condominium building at 5845 Stagecoach Trail North, subject to the conditions that follow: • Comprehensive Plan Amendment to Residential/Business Transitional ■ Conditional Use for Building Height of the Elevator Penthouse ■ Conditional Use Permit for Parking • Conditional Use Permit for Density Bonus Architectural Design Guidelines and Site Plan Under Section 401.15.C.8. of the Zoning Ordinance 7 1. The Fire Chief and Police Chief shall approve the final plans to determine the accessibility of emergency vehicles throughout the development. 2. The landscape plan shall be subject to review and approval of the City Arborist. 3. The grading and drainage plans shall be subject to City Engineer and the Middle St Croix Water Management Organization approval. 4. All utility plans shall be subject to review and approval by the City Engineer. 5. The Planning Commission and City Council shall comment on the proposed number of parking stalls that exceed the City requirement. 6. All lighting fixtures are required to be installed in compliance with the lighting standards of the Zoning Ordinance or as approved by the City Council. 7. All the trash storage and recycling shall be internal to the building. 8. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 9. Any proposed signage for the site shall be compliant with the Zoning Ordinance and require a sign permit. 10. The Planning Commission and City Council shall comment on the proposed building height. 11. The Planning Commission and City Council shall comment on the final building appearance, colors, and materials. The Applicant shall provide a materials board for the buildings to be discussed at the Planning Commission and City Council meeting. C: Julie Hultman 8 441 Proiect Narrative: JACC Capitals 6-Unit Apartment Building Proiect Overview: JACC Capitals is proud to present the development of a 6-unit apartment building near the scenic and historic town of Stillwater, Minnesota. Located along the picturesque St. Croix River, this project offers future residents a modern, elegant living experience while embracing the natural beauty and charm of the surrounding area. The development seeks to balance sophisticated architectural design with the tranquility of riverside living, making it a premium residential choice in Stillwater. Please see supporting documents for light fixtures, construction etc. Unit Composition: 6 — unit building will offer a variety and sizes of 2bd and 3bd units with each designed to maximize natural light and river views for the back units of the apartment. RECEIVED OCT 2 4 2024 3+1.030.20 3 4. 02 J.2 -a4 4 C ¢0\ 3 D29 -'r) _ _ '112 � v i 3 [-129 70?,2.1 22 '� 0033 iQ r 2 xi r 13.029 % 1- ap32 rH .a2.9. Q ' - '. b �- = :2, .00tYS mlit 20.?•1 1 kk 11 I 680.7 ` 1 I I 680.7 1 f I y 680.3 I I I X677.5 `676 00! --\\f/ x676.7 _ x 677.4 x 678 r 671� x679.6 6�8 00 x679.5 X 678.8 Bit. x678.6 x 679.0 x 679.4 it. Bit. Bit. x 678.4 x679.3 x679.0 679.9 x678.7 I x 679.2 x678.6 x678.4 Bit. ,i x 677. 679.3 .9 x677.9 J x6178.5 x6 x678.3 x678.1 Bit x678.6 -� 6 78. 00 ` x671.4 ;'-'674.0 640 � x678, x671.6 I X 74.2 Willis L. Gil,liard Civil Engineer and Laud Surveyor PO Box 17 Saint Michael, Minnesota 55376 612-382-0795 X 669.5 I hereby certify that this plan, survey, or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. As Surveyed by me this 28th day of Marcb 023 555.3 0 X 62.2 .p 653.9 1.0 x651.0 5 EXISTING SITE CONDITIONS Lot Address: 5845 Stagecoach Trail Oak Park Heights, MN 55082 N �� 8 x650.7 649.2 0 110 20 Scale in feet Gross lot area = 15000 s.f. Bituminous Pvmt. = 3475.39 s.f. Percent Impervious = 23.17% RECEIVED OCT 14 2024 ,(827.70) Denotes proposed Elev. 827.70 Denotes Existing Elev. p Denotes Proposes Direction of Surface Drainage ds Denotes down spout HP Denotes highpoint SITE DEVELOPMENT PLAN C*�D LLC Willis L. G111i - for JaccCan*%ital Holdings, d, P.E., & R.L.S., Minn. Reg. No. 9587 (> 1 PRELIMINARY DEVELOPMENT PLANS OAK PARK HEIGHTS JACC CAPITAL HOLDINGS OAK PARK HEIGHTS, MN PREPARED FOR: JACC CAPITAL HOLDINGS, LLC ADDRESS CITY, STATE, ZIP CONTACT: C.J. RANDAZZO PHONE: . EMAIL: CJ@JACCCAPITAL.COM PREPARED BY: Westwood Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 westwoodps.com WestwoodProfeWonal Services, Inc PROJECT NUMBER: 0044193.00 CONTACT: -SHARI LYNN S. AHRENS SHEET INDEX Sheet List Table SHEET NUMBER SHEET TITLE C001 COVER C100 IEXISTING CONDITIONS PLAN C200 SITE PLAN C300 GRADING PLAN EROSION CONTROL PLAN UTILITY PLAN C400 C500 C600 IDETAILS L100 LANDSCAPE PLAN SITE J i Vicinity Map (NOT TO SCALE) NO. I DATE REVISION SHEETS I PRELIMINARY I} DEVELOPMENT PLANS L L l L FORIL TTT F OAK PARK HEIGHTS JACC CAPITAL HOLDINGS ARK HEIGHTS, MN RECEIVED OCT 14 202iC PIINITIAL SUBMITTAL DATE: 10/14/Z024 SHEET: C001 \ \I \ 3 0 Call 48 Hours before digging: is 811 or ca11811.com omrrwn wn wnce a LEGEND BOUNDARY LINE c PAVEMENT LINE \ //' �O �~--•`_ 'l\�- -- - � }\ � _ _ ROAD LINE � \ � Q aN 0074 az � I I Z z \ Q0 a 1 / \ O = xa REMOVE ALL PAVEMENT ON SITE i €o i 3s / / e r" / � l� � � / r r• a Z e Z !r l ' i r• r �' U ` SHEEI NUMBER: F r � 4 RECEIVED OCT 14 2024 z 30' C1 00 NOT FOR CONSTRUCTION I:r•'� 1W1g2024 t 4L, 0 D SITE DETAILS 1 B612 CURB AND GUTTER 15 HANDICAP ACCESSIBLE SIGNAGE AND STRIPING 32 CURB CUT WITH RIPRAP 38 INFILTRATION BASIN 0 SITE KEYNOTES A MATCH EXISTING CURB B MATCH EXISTING CONCRETE PAVEMENT WITH SAWCUT C PAINT4'WHITE DIAGONAL STRIPING D FLUSH CURB E TRANSITION CURB Call 48 Hours before digging: 811 or caII811.com SITE LEGEND comn,,on mun -PW EXISTING PROPOSED -- PROPERTY LINE LOT LINE "ll SETBACK LINE EASEMENT LINE CURB AND GUTTER TIP -OUT CURB AND GUTTER POND NORMAL WATER LEVEL RETAINING WALL FENCE CONCRETE PAVEMENT CONCRETE SIDEWALK HEAVY DUTY BITUMINOUS PAVEMENT NORMAL DUTY BITUMINOUS PAVEMENT NUMBER OF PARKING STALLS TRANSFORMER SITE LIGHTING TRAFFIC SIGN POWER POLE BOLLARD / POST GENERAL SITE NOTES 1. BACKGROUND INFORMATION FOR THIS PROJECT PROVIDED BY WILLIS L. GILLIARD, SAINT MICHAEL, MN, 03/28/2023, MR 2 LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCDON IF ANY DISCREPANCIES ARE FOUND, THE ENGINEER SHOULD BE NOTIFIED IMMEDIATELY. 3, REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS 4. ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISE NOTEDQ S. REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS AND LOCATIONS OF EXITS, RAMPS, AND TRUCK DOCKS, 6 ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED. 7. ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED. B. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERS AND LIGHTS TO CONTROLTHE MOVEMENT OF TRAFFIC WHERE NECESSARY, PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIORTO PLACEMENT TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS A BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER 10 CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES 11. SITE LIGHTING SHOWN ON PLAN IS FOR REFERENCE ONLY. REFER TO LIGHTING PLAN PREPARED BY OTHERS FOR SITE LIGHTING DETAILS AND PHOTOMETRIC& SITE DEVELOPMENT SUMMARY • EXISTINGZONING: R-B,RESIDENTIAL/BUSINESS TRANSITIONAL • ADDRESS: 5845 STAGECOACH TRAIL OAK PARK HEIGHTS, MN 55OB2 • PROPERTY AREA: 15,000 SF (034 AQ • PERVIOUS SURFACE: 5;608 SF (37%) • IMPERVIOUS SURFACE(RATIO): 9.392 SF (63%) • BUILDING GROSS SIZE: 7040 SF • BUILDING SETBACK PER CODE: 30'=FRONT 10'=SIDE 30'=REAR • PARKING SETBACK 10'=PROPERTY LINE • PARKING SPACE/DRIVE AISLE 9' WIDE X 20' LONG, 22' AISLE 2' OVERHANG PERMITTED PARKING RATIO REQUIREMENT CITY OF OAK PARK HEIGHTS MULTIFAMILY: 2 SPACES PER UNIT TOTAL SPACES REQUIRED: _ 12 SPACES (6 UNITS) • PARKING PROVIDED: 13 RECEIVED OCT 14 2024 1' : 10' 0' 10' 20' 30' NOT FOR CONSTRUCTION J V J ou 0 J < u g _ Ea5 n m mQ� � N _ Q 3z3 z - o§ = N < ag N sE�g y o L z 08 Z V yl Lei a LA (� a F a p x a cift9 0 Y Q 0 W u 2 a •2 Y Q i,IEFT NUMBER: ►_ l C200 Z P:,=_ 10/14/2024 • � - •r1 �-lam ,� \ � � -� ���. �- - \ - _ ti' M1A, `\ f \ 559%` B#Sr 1 Call40 Hours before digging: 811 or ca11811.com GRADING LEGEND nmmprr Uruund VIP-9—Me EXISTING PROPOSED — — PROPERTY LINE —980— — INDEX CONTOUR _ - -• ---982— INTERVAL CONTOUR CURB AND GUTTER — - - - POND NORMAL WATER LEVEL ►►—� STORM SEWER II• FLARED END SECTION (WITH RIPRAP) r WATER MAIN 1 -- •- ► SANITARY SEWER ( - T-rr-rz��'�' • 1 RETAINING WALL ` »► DRAIN TILE RIDGE LINE GRADING LIMITS • .900ou SPOT ELEVATION 0.0a% FLOW DIRECTION m-xxx.xx BW=MX XX TOP AND BOTTOM OF RETAINING WALL EOF—♦ EMERGENCY OVERFLOW 0 SB-19 SOIL BORING LOCATION GRADING NOTES 1- LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS I 4j,W 1 1 t PLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATIOWCONSTRUCTION, THE ENGINEER SHALL BE NOTIFIED 67350 \ 11 `• Y5 1 IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND 2. CONTRACTORS SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND 1 , DIMENSIONS OF VESTIBULE, SLOPED PAVEMENT, EXIT PORCHES, RAMPS, TRUCK DOCKS, PRECISE \ 1 , BUILDING DIMENSIONS, EXACT BUILDING UTILITY ENTRANCE LOCATIONS, AND EXACT 1 l \•, t 1� \ LOCATIONS AND NUMBER OF DOWNSPOUTS. 3. ALL EXCAVATION SHALL BE IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD l \ SPECIFICATIONS FOR TRENCH EXCAVATION AND BACKFILL/SURFACE RESTORATION" AS y \` ` '•,� 1; \ PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA 4 ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE SIX INCHES OF TOPSOIL AND SOD OR SEED THESE AREAS SHALL BE WATERED UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. SEE 167358 r \ \ 1 1 1 LANDSCAPE PLAN FOR PLANTING AND TURF ESTABLISHMENT. 1 1 A r 1 1 1 r 5, THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC X CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS 6 ALL SLOPES SHALL BE GRADED TO 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THIS SHEET T CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING AND PROVIDE A 1 SMOOTH FINISHED SURFACE WITH UNIFORM SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN OR BETWEEN SUCH POINTS AND EXISTING GRADES. 671F 1 ;l `1i 5' 8. SPOT ELEVATIONS SHOWN INDICATE FINISHED PAVEMENT ELEVATIONS & GUTTER FLOW \ ,i3A69 1!' 6�350J 11 `! LINE GRADE UNLESS OTHERWISE NOTED. PROPOSED CONTOURS ARE TO FINISHED SURFACE 68 o 1 �'r1'} is 9. SEE SOILS REPORT FOR PAVEMENT THICKNESSES AND HOLD DOWNS \ , ' '• \ , 4 l i 141 CONTRACTOR SHALL DISPOSE OF ANY EXCESS SOIL MATERIAL THAT EXISTS AFTER THE SITE I ,• �1• 1� ')' ALLLEEXING AND UTILITY CONSTRUCTION IS COMPLETE11 THE CESS SOIL MATERIAL IN A MANNER ACCEPTABLECONTRACTOR TO OWNER AND THE REGULATING AGENCIES 68010 1 _ _ VASS _6"n � � J' 11 CONTRACTOR ONTRA PROFESS L PROVIDEAL A ER STRUCTURAL RETAINING WALL DESIGN CERTIFIED BY A LICENSED r B7 •�" 67a 99 1'• 12 ALL CONSTRUCTION SHALL CONFORM TO LOCAL. STATE AND FEDERAL RULES INCLUDING THE '� �- ,� • I I'. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS 13. PRIOR TO PLACEMENT OF ANY STRUCTURE OR PAVEMENT, A PROOF ROLI, AT MINIMUM, WILL eM..Nr 7r• ! 1 BE REQUIRED ON THE SUBGRADE PROOF ROLLING SHALL BE ACCOMPLISHED BY MAKING ~ ' ✓ MINIMUM OF 2 COMPLETE PASSES WITH FULLY -LOADED TANDEM -AXLE DUMP TRUCK OR •r / �,% %/-� APPROVED EQUAL IN EACH OF 2 PERPENDICULAR DIRECTIONS WHILE UNDER SUPERVISION AND DIRECTION OF THE INDEPENDENT TESTING LABORATORY, AREAS OF FAILURE SHALL BE EXCAVATED AND RE -COMPACTED AS SPECIFIED HEREIN. _ 14 EMBANKMENT MATERIAL PLACED BENEATH BUILDINGS AND STREET OR PARKING AREAS SHALL BE COMPARED IN ACCORDANCE WITH THE SPECIFIED DENSITY METHOD AS OUTLINED IN MNDOT 210S31"7 AND THE REQUIREMENTS OF THE GEOTECHNICAL ENGINEER r �/ / / / r • 15, EMBANKMENT MATERIAL NOT PLACED IN THE BUILDING PAD, STREETS OR PARKING AREA, SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE ORDINARY COMPACTION METHOD AS OUTLINED IN MNDOT 2105,3F2. / I & ALL SOILS AND MATERIALS TESTING SHALL BE COMPLETED BY AN INDEPENDENT GEOTECHNICAL ENGINEER EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR — ! / UNSUITABLESOILS SHALLBE COMPLETEDAS REQUIRED BYTHEGEOTECHNICAL ENGINEER THE ... CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND _ INSPECTIONS WITH THE GEOTECHNICAL ENGINEER 1' f J V F J o- a LO "- a 9 �< V _Z °o pV � aV <1 a a 3 fay n m mQ. � o N Q- V �a z go w v - �Do� agM6 Y o 'oo Z u :5 U Ln Lfi It Ln F ? w Qc=.7a0 Y Q � O LU V 2 a 2 a O aX I - NUMBER: ` r RECEIVED OCT 14 2024 20' 30 C300 NOT FOR CONSTRUCTION ? DATE. 10/14/2024 EROSION CONTROL LEGEND Call 48 Hours before digging: l ti' 811 or ca11811.com \ 1 �• EXISTING PROPOSED (Anmon mun iaRm \� -•1 `�-� `.��'I - - �� PROPERTY LINE �980— — INDEXCONTOUR 982 INTERVALCONTOUR •� ,— _� �_� 1� CURB AND GUTTER �- ' I �� �� �� `_� �� �" ~�- _ ` - 1��. , 1� — • POND NORMAL WATER LEVEL • �}�_ L. JJ//�� �'_� - �. � � �� � �_�1 � 1 L �osr SILT FENCE HEAVY DUTY SILT FENCE REDUNDANT SILT CONTROL STORM SEWER -_ , 1 ti� 1. t, �.• \ \ - Y� ~� ^ �� ' ,'i ■ FLARED END SECTION (WITH RIPRAP) t WATER MAIN I �� ti `sy ■ �/: /: ' �,`� � .-._ � � � .�_ � __._ 'L ' y � SANITARY SEWER RETAINING WALL RA INTILE 4 RADDINGING GOMITS f ROCK CONSTRUCTION ENTRANCE EROSION CONTROL BLANKET TURF REINFORCEMENT MAT EUF--ter♦ EMERGENCY OVERFLOW 58t5 SOIL BORING LOCATION 1, l l �L �l 1 ••'�'' , \ O O INLET PROTECTION ti �� 1�i�� l GENERAL EROSION CONTROL NOTES 1. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS 1 1 SHOWN ON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS I \ 1 1 •' , 1 �' ` '' i t TAKEN IN THE FIELD THE INFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES, 2 ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN -PLACE PRIOR TO ANY EXCAVATIOWCONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED, EXISTING SILT FENCE ON -SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT, IT IS OF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS { y WITH RESPECT TO EROSION CONTROL TEMPORARY PONDING, DIKES, HAYBALES, ETC, REQUIRED BY THE CITY SHALL BE INCIDENTAL TO THE GRADING CONTRACT_ 3. EROSION AND SILTATION CONTROL (ESQ: THE CONTRACTOR SHALL ASSUME COMPLETE RESPONSIBILITY FOR I - t CONTROLLING ALL SILTATION AND EROSION OF THE PROJECT AREA THE CONTRACTOR SHALL USE W HATEVER MEANS NECESSARY TO CONTROL THE EROSION AND SILTATION INCLUDING BUT NOT LIMITED TO: CATCH BASIN INSERTS, CONSTRUCTION ENTRANCES, EROSION CONTROL BLANKET, AND SILT FENCE ESC SHALL COMMENCE WITH GRADING AND 1 I CONTINUE THROUGHOUT THE PROJECT UNTIL ACCEPTANCE OF THE WORK BY THE OWNER. THE CONTRACTOR'S RESPONSIBILITY INCLUDES ALL IMPLEMENTATION AS REQUIRED TO PREVENT EROSION AND THE DEPOSITING OF SILT.OWNER THE Y ' l ` DEPOSITION OF SILT PROTECT THE CONTRACTOR'S METHODS AS DEEMED FIT TO OR M D ON N W OR EXISTIING AVEM N O IN IX SWO T NG STORMS ER R SWALES^Y SHALL BE 1 ` ` l -1 �: 1 I REMOVED AFTER EACH RAIN EVENT AFFECTED AREAS SHALL BE CLEANED TO THE SATISFACTION OF THE OWNER, ALL AT THE EXPENSE OF THE CONTRACTOR ALL TEMPORARY EROSION CONTROL SHALL BE REMOVED BYTHECONTRACTOR AFTER THE TURF IS ESTABLISHED 4 ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH WORKING DAY. A CONSTRUCTION ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS l 5 PROPOSED PONDS SHALL BE EXCAVATED FIRST AND USED AS TEMPORARY PONDING DURING CONSTRUCTION. 6. WHEN INSTALLING END -OF -LINE FLARED END SECTIONS, BRING THE SILT FENCE UP & OVER THE FLARED END SECTIONS & 1 1 T 5 1 r COVER DISTURBED AREAS WITH RIP RAP. THE UPSTREAM FLARED END SECTIONS SHALL HAVE WOOD FIBER BLANKET INSTALLED ON THE DISTURBED SOILS 7. ALL UNPAVED AREAS ALTERED DUE TO CONSTRUCTION ACTIVITIES MUST BE RESTORED WITH SEED AND MULCH, SOD, _ EROSION CONTROL BLANKET OR BE HARD SURFACE WITHIN 2 WEEKS OF COMPLETION OF CONSTRUCTION. TV 6, THE SITE MUST BE STABILIZED PER THE REQUIREMENTS OF THE MPCA NPDES, MNDOT, AND CITY. 1 \,il 111111100ipiii� '.b'•� A TEMPORARY (GREATER THAN 1-YEAR) SEED SHALL BE MNDOT SEED MIX 22-111 AT 3Q5-POUNDS PER ACRE —pf dZ '' B TEMPORARY (LESS THAN 1-YEAR) SEED SHALL BE MNDOT SEED MIX 21-112 (FALL) OR 21-111 (SPRING/SUMMER) AT 100-POUNDS PER ACRE - C. INFILTRATION/FILTRATION BASIN SHALL BE MNDOT SEED MIX 34-262 AT 145-POUNDS PER ACRE D. POND SLOPES SHALL BE MNDOT SEED MIX 33-261 AT 35-POUNDS PER ACRE E GENERAL SEEDING SHALL BE MNDOT SEED MIX 25-151 AT 70-POUNDS PER ACRE _ �VIP � _ .� l �• F, MULCH SHALL BE MNDOT TYPE 1 APPLIED AT 2-TONS PER ACRE R FOR AREAS WITH SLOPE OF 3:1 OR GREATER RESTORATION WITH SOD OR EROSION CONTROL BLANKET 15 REQUIRED 111 ALL TEMPORARY STOCKPILES MUST HAVE SILT FENCE INSTALLED AROUND THEM TO TRAP SEDIMENT, 11. ALL PERMANENT PONDS USED AS TEMPORARY SEDIMENT BASINS DURING CONSTRUCTION SHALL BE DREDGED AFTER THE SITE HAS BEEN STABILIZED TO RESTORE THE POND TO THE PROPOSED BOTTOM ELEVATION 12 ALL CONSTRUCTION SHALL CONFORM TO LOCAL AND STATE RULES INCLUDING THE NATIONAL POLLUTANT DISCHARGE I r � ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS f / !+ 1 13 THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES THE CONTRACTOR SHALL BE RESPONSIBLE FOR r % I fl l • \ _ _ TEMPORARY DITCHES, PIPING OR OTHER MEANS REQUIRED TO INSURE PROPER DRAINAGE DURING CONSTRUCTION LOW 1 POINTS IN ROADWAYS OR BUILDING PADS MUST BE PROVIDED WITH A POSITIVE OUTFLOW. ►` 1'�10 RECEIVED OCT 14 2024 01 10' 20, 301 NOT FOR CONSTRUCTION ri z J i Ln F— E Oz� LU O t L �H;EF NUMBER: £ l C400 7ATE 10/14/2024 0 m GENERAL UTILITY NOTES 1, THE CONTRACTOR 15 SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES. 2 ALL SANITARY SEWER STORM SEWER AND WATER MAIN MATERIAL AND INSTALLATIONS SHALL BE PER CITY REQUIREMENTS, MINNESOTA PLUMBING CODE AND IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA. 3 PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY FEDERAL, STATE AND LOCAL PERMITS FOR THE PROPOSED WORK OR VERIFY WITH THE OWNER OR ENGINEER THAT PERMITS HAVE BEEN OBTAINED, PERMIT FEES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR UNLESS OTHERWISE ARRANGED WITH THE OWNER 4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF DOORWAYS, RAMPS, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY CONNECTION LOCATIONS S. ALL PRIVATE LARGE UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE LOCAL JURISDICTION AND MINNESOTA PLUMBING CODE ALL SMALL / DRY UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE APPROPRIATE UTILITY COMPANY. THE CONTRACTOR SHALL COORDINATE THE SERVICE LINE CONSTRUCTION WITH THE UTILITY COMPANIES, 6. CONTRACTOR SHALL OBTAIN ALL NECESSARY CITY PERMITS FOR UTILITY CONNECTIONS, AND UTILITIES SHALL BE INSPECTED AND APPROVED BY THE CITY. THE CITY SHALL BE NOTIFIED 48-HOURS PRIOR TO COMMENCING WITH THE UTILITY CONSTRUCTION OR ANY REQUIRED TESTING CONTRACTOR SHALL NOT OPERATE, INTERFERE WITH, CONNECT ANY PIPE OR HOSE TO, OR TAP ANY WATER MAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY ANY ADVERSE CONSEQUENCES OF SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE TO BE THE RESPONSIBILITY OF THE CONTRACTOR 7, WATER MAIN LENGTHS AS SHOWN ARE APPROXIMATE HORIZONTAL LENGTHS ALLOW FOR ADDITIONAL PIPE WHEN INSTALLING ON SLOPES OR WHEN DEFLECTIONS ARE REQUIRED. THE JOINT DEFLECTIONS SHALL NOT EXCEED THE MAXIMUM RECOMMENDED BY THE PIPE MANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED IN WATER MAIN CONSTRUCTION. 8. PROVIDE WATER MAIN THRUST RESTRAINTS PER CITY STANDARD REQUIREMENTS 9. A MINIMUM VERTICAL SEPARATION OF 18 INCHES 15 REQUIRED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORM SEWER AND WATER LINES SHALL CROSS ABOVE ANY SEWER IF THIS IS NOT ACHIEVABLE, SANITARY AND STORM SEWER SHALL BE CONSTRUCTED OF A MATERIAL APPROVED FOR USE WITHIN A BUILDING AND AS LISTED IN TABLE 701.2 OF THE MINNESOTA PLUMBING CODE THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITHIN 10-FEET OF THE CROSSING, INSULATE CROSSINGS WITH STORM SEWER 10. UTILITY SERVICES TYPICALLY TERMINATE 5' OUTSIDE BUILDING WALL UNLESS OTHERWISE SHOWN OR NOTED 11 DUCTILE IRON WATER LINES SHALL BE CLASS 52, PER AW WA C115 OR C151. COPPER WATER LINES SHALL BE TYPE K PER ASTM B86. PVC WATER LINES SHALL BE PER AW WA C900 AND INSTALLED PER AW WA C60S IF ALLOWED BY CITY. 12 ALL WATER LINES SHALL HAVE B' MINIMUM COVER INSULATE WATER MAIN IF LESS THAN 8' OF COVER INSULATION SHALL BE DOW STYROFOAM HI BRAND 35 OR EQUIVALENT, WITH 4 INCHES OF THICKNESS 13. SANITARY SEWER PIPE OUTSIDE THE BUILDING ENVELOPE AND NOT WITHIN 10, OF WATER LINE SHALL BE POLYVINYL CHLORIDE (PVC) SDR 3S OR 26 SDR 261S REQUIRED FOR DEPTHS GREATER THAN 15 FEET, SANITARY AND STORM SEWER PIPE WITHIN 10 FEET OF THE BUILDING AND UNDER FOOTINGS, AND WITHINIO FEET OF WATER LINE SHALL BE SCHEDULE 40 PER ASTM D2665. ALL PLASTIC SANITARY SEWER SHALL BE INSTALLED PER D2321. SOLVENT WELD JOINTS MUST INCLUDE USE OF A PRIMER WHICH IS OF A CONTRASTING COLOR TO THE PIPE AND CEMENT. ALL SANITARY SEWER SHALL BE TESTED ACCORDING TO MINNESOTA PLUMBING CODE PART 712 Q LL�.iUJduFi4^.17:iHMUM A RCP AND HDPE PIPE MAYBE INSTALLED WITH APPROVAL OF LOCAL GOVERNING AGENCY OR MN DEPARTMENT OF LABOR, B. REINFORCED CONCRETE PIPE SHALL BE CLASS 5 FOR PIPE DIAMETERS TO" AND SMALLER CLASS 3 FOR PIPE DIAMETERS 21" AND LARGER UNLESS OTHERWISE NOTED, PER ASTM C76, WITH GASKETS PER ASTM C443- C, HDPE STORM PIPE 4- TO 10-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF AASHTO M252. HDPE STORM PIPE 12- TO 60-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF ASTM FZ306. FITTINGS SHALL BE PER ASTM D3212 AND INSTALLED PER ASTM D2321, D. PVC STORM SEWER PIPE AND FITTINGS SHALL BE SCHEDULE 40 PIPE PER ASTM D2665 AND INSTALLED PER ASTM D2321, E CORRUGATED METAL PIPE (CMP) FOR SIZES 18- TO 120-INCH AND MUST MEET ASTM A760 OR ASTM A796 AND BE INSTALLED PER ASTM A798 CMP MAY NOT BE INSTALLED WITHIN 10-FEET OF A WATERMAIN, WATER SERVICE OR A BUILDING F ALL STORM SEWER JOINTS AND STRUCTURE CONNECTIONS SHALL BE GASTIGHT OR WATERTIGHT AS REQUIRED BY MINNESOTA PLUMBING CODE PART 707.3. STORM SEWER LOCATED WITHIN 10-FEE( OF A BUILDING AND/OR WATER LINE SHALL BE TESTED PER MINNESOTA PLUMBING CODE PART 712. 15 ALL NONCONDUCTIVE PIPE SHALL BE INSTALLED WITH A LOCATE (TRACER) WIRE PER MINNESOTA PLUMBING CODE 6041111. 16. POST INDICATOR VALVES SHALL BE CLOW F-5750 (OR EQUIVALENT) MEETING AW WA STANDARD CS09 AND CITY STANDARDS VALVE TO BE MECHANICAL JOINT RESILIENT WEDGE GATE VALVE POST TO BE ADJUSTABLE FOR 8 FEET WATER MAIN DEPTH THE ELECTRICAL ALARM SWITCH SHALL BE PART NO, PNS2 (OR EQUIVALENT) 17 AFTER CONSTRUCTION 15 COMPLETED, THE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS -BUILT RECORD OF UTILITY CONSTRUCTION THE AS -BUILT SHALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES TO THE PLAN, CONTRACTOR TO VERIFY WITH OWNER OR ENGINEER WHETHER PLAN WITH POST -CONSTRUCTION ELEVATIONS IS REQUIRED 18. ALL MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED Q05 FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS 19. ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 015 FEET AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0,05 FEET. RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS. Call48 Hours before digging: b a 811 or ca11811.com � mm noun un(o _ e UTILITY LEGEND N N EXISTING PROPOSED — — �• PROPERTY LINE — — — — — — — — EASEMENT LINE�++ -� CURB AND GUTTER 6 ► SANITARY SEWER �- - SANITARY SEWER FORCE MAIN ►► STORM SEWER - — -- I WATER MAIN Q HYDRANT }� cx GAS d nn UNDERGROUND ELECTRIC U off^ OVERHEAD ELECTRIC D� C UNDERGROUND TELEPHONE V _ > >a» OVERHEAD TELEPHONE 0 .e TELEPHONE FIBER OPTIC C a - rn CABLE TELEVISION a »► DRAIN TILE at N GATE VALVE FLARED END SECTION (WITH RIPRAP) 3,f LIGHT POLE =3 r a a x 0 Y� �`vov u � U H vi pC a _j 0 x Q Z V1 F w 0W�i a SC Q O RECEIVED OCT 14 2024 0' 10, 20, 30' NOT FOR CONSTRUCTION a F L n S�IEEi NUMBER F C500 L]A 10/14/2024 EXPANSION TRANSITJON SECTION EXPANSION JOINT & FILLER TRANSITION SECTION JOINT & FILLER 1, GUTTER LINE GUTTER LINE 4 B612 CURB A B612 CURB F�] r ...• tLtL.r iv A A _it4..4t•LLi>.1. .. . r 1 I _ L�4 _tL_L, 5LZW1 p E_ ` RTI A BITUMINOUS PAVING CATCH BASIN STRUCTURE PLAN MANHOLE COVER TO _ PLAN VIEW BE CRETEX TYPE II WITH _ EITHER 27" ROUND OR MINIMUMOFTWOT 24'x36-RECTANGULAR X' E DEPRESS CASTING 0.15' BELOW GUTTER LINE ADJUSTING RINGS OPENING CONCRETE CURB&GUTTER BEYOND SEE DETAIL STI6 FOR - —r Y. CASTING TYPE BOULEVARD VARIES BITUMINOUS PAVING CONCRETE CATCH a BASIN MANHOLE (SEE PLAN) ADJUST BOX HEIGHT TO MATCH AND BASE TO BE _ �_ TOP OF CONCRETE CURB _ CRETE%TYPE 433E OR - Curb TY� % V SET CASTING IN MORTAR BED APPROVED EQUAL ... 8612 12' 20" USE ADJUST RINGS AS NEEDED AGGREGATE BASE SECTION A -A B61B 1B' 2fi" B624 24' 32" C.R. STRUCTURE -PRECAST CONC 24"K36" (INSIDE) NOTES: GROUT INVERT IN THE FIELD NOTES 1 EXPANSION JOINT SPACING IS 100' I BASE TO BE GROUTED TO FORM A SMOOTH INVERT TO OUTLET 2 MIN 3' CL 5 UNDER C &G. PRECAST BASE 2 PIPE CUT-OUTS TO BE LOCATED WHERE REQUIRED. 3 CURB SHALL BE PER MrOOT SPEC 2S31 J SECTION A -A STORM SEWER 3 S EE DETAIL STI6 FOR CASTING TYPE Vdmtvamd RECTANGULAR 'M waRrl'0i rTaYawc `' Neetwoad STANDARD MANHOLE wlcnik11R11PA B6 STYLE CURB AND GUTTER CATCH BASIN r STD3KING SI01 BB' B' HANDICAP PARKING SPACE WITH NlWP PAKI MIN. MI I IN.I MINI PAINTED INTERNATIONAL SYMBOL OF LOCALm. CODEFrxLPVC y L 7 PVC KNIFE VALVE &BOX ACCESSIBILITY WITH CONTRASTING LOCAL CODE SQUARE BACKGROUND, CBNTEBED TOWARD DRIVE AISLE INFILTRATION BASIN SEED MNDOT 33-262 RETAINING WALL FINISH DRY SWALE/POND MIX " HANDICAP SIGN NO GIGO= BASIN OVERFLOW CENTERED AT HEAD OF - SPACEONCENTERSTRIPE Plwk1W PARKING ACCESS _ _ nM%H G"� RIPRAP BASIN OVERFLOW 0 ' NOPARKING ACCESSAISLE W TTNFW! AISLE SIGN CENTERED R HEAD OF - SPACEONCENTERSTRIPE- _ - -. SCREEN CAP VAN HANDICAP VAN - - - •' NOTE RCCESSFBLE ACCESSIBLE PARKING SEE PLAN FOR PAIKING 3AYp[]T SIGN, 12"X16", OR PER CLEANOUT — CONTRACTOR TO SCARIFY TOP 10" OF IN -SITU SOILS HANDICAP SIGN LOCAL CODE, AS SEE NOTE 9 FOR MAX AND PRIOR TO PLACING WASHED RIVER ROCK HANDICAP PARKING ACCESS APPLICABLE MIN. INFILTRATION RATES 4" DEPTH 1 1/2' - 3" WASHED RIVER ROCK AISLE WITH PAINED 12" NOTE SECTION F HIGH LETTERING OF' NO BOTTOM OF SIGNS TO BE MOUNTED 4" PERFORATED HOPE DMINTILE, WITH CIRCULAR KNIT ! PARKING" CENTERED 60'-66" FROM PARKING GRADE, SEE FILTER SOCK AS RECOMMENDED BY THE ENGINEER !! TOWARD DRIVE AISLE SIGN POST INSTALLATION DETAIL NOTES: f' FINAL GRADE AND MULCHING SHALL BE DONE BY HAND _ 4' WIDE PAINTED STRIPING � �� 2 NO EQUIPMENT WILL BE ALLOWED ON THE RAIN GARDEN AFTER EXCAVATON BEGINS AT45 DEGREES AND AT2' ^\ 3 PERIMETER EROSION CONTROL SHALL BE INSTALLED AND REMAIN IN PLACE UNTIL TURF IS ESTABLISHED AROUND RAIN GARDEN t\ QC AT ACCESS AISLE 10' DIAMETER CENTER NOTES' 4 DANER IS RESPONSIBLE FOR NOTIFYING ENGINEER FOR INSPECTION OF RAIN GARDEN FOR SYMBOL IN►AIIKk.Y. gTAIL 1 INSTALL RIPMP PER MNDOT SPEC 3601 FACE OF CURB IF ALL LINES TO BE S' WIDE OBSERVATION FINALIZING MIN GARDEN 512E AND LOCATION (` OBSERVATION OF EXCAVATION AND SCARIFYING OF SUBSOIL 2 RIPMPSHALL BE CLASS It PER MNDOT SPEC 3601 SIDEWALK APPROVAL TO BACKFILL WITH SCARIFIED IN -SITU SOIL FINL GARDEN SIZE 5 GARDEN 512E SHALL BE IN ACCORDANCE WITH THE MINIMUM GARDEN BOTTOM 512E CALCULATED OR 12 SQUARE FEET, WHICHEVER IS GREATER HANDICAP SIGN y, 6 OWNER SHALL MAINTAIN PER EMFMA AND REPO RTO&MACTIVITYANNUALLYTOCITYENGINEER NOTE' CENTERED AT HEAD OF Lr v- T FOLLOW CURRENT DAKOTA COUNTY SWCD UD STANDARDS STRIPING TO MATCH SPACE, 2' MIN AND B' B CONTRACTOR SHALL HAVE GEOTECHNICAL ENGINEER TEST COMPACTION OF INFILTRATION BASIN TO VERIFY INFILTRATION WILL OCCUR AT ENGINEERED DESIGN RATES PARKING, UNLESS MAX FROM FACE OF 9 BASINS MUST BE TESTED FORINFILTRATION RATE AFTER TOTAL SITE STABILIZATION A DUAL RING INFILTROMEIER SHALL BE USED FOR TESTING MINIMUM INFILTRATION RATE IS%X INCHES PER HOUR (PER THE APPROVIEDSTOIRMWATER PER LOCAL CODE CURB MANAGEMENT PLAN), AND MAXIMUM INFILTRATION RATE 15 B33 INCHES PER HOUR IF BASIN DOES NOT MEET INFILTRATION RATE CONTRACTOR MUST TAKE CORRECTIVE ACTION UNTIL MINIMUM AND MAXIMUM INFILTRATNIN RATES ME MET CORRECTIVE ACTION MAY INCLUDE REMOVING PLUG IN DRAIN TILE AL TESTING AND CORRECTIVE ACTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL BE INCIDENTAL TO THE CONTRACT, WITH NO DIRECT HANDICAP PARKING COMPENSATION MADE MANDIr" CVAARYN NTS I ACCESSIBLE SIGNAGE J,:1 111�TwfrA)dl AND STRIPING AND INFILTRATION BASIN GE 5115 � Call 4B Hours before digging: L 811 or ca11811.com Cornman C~0 AfflarKa rk N O a o� N { J � f L1J L l L L :I Ii NUMBER: F i RECEIVED OCT 14 2074 C600 a uF. L 10/14/2024 t -t' - 15 - MJJ 12 - KF'�� � 1I� I A 1 1: 1 1 1 PLANT SCHEDULE I (SIZE I SPACING O.C. IMATURE SIZE CODEkTY BOTANICAL/ COMMON NAME C NIFEROUS f?F RUES MJ} TS j JUNiPERUS CHINENSIS UON{E PE I MINT 1 LAPOI )UN R 195 CONT, 4 HT- O.L JH a-5 W 3 PERESY_A�S HRD I6 IHEMEROC 3 X'HAPP'Y RETiJRNS' 1 HRPPY RETURNS DAYLILY it CONT. TS O.C. H TS•IS- W }G•ZTf' GRASSES 1 CALAMAGRO5TIS X ACIIFIFU0AA'KARL FOF.RSTER' I KARL POE ER FEATHER REEP GRAJS5 1+1 CONT. - O.C. 4 H -S W Z-3' W12 3 S,POROROLSIS HETEROLE / PRAIRIE © E O I1 CONT. 24- Oc I H Z-3 W Z- ABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL = CALIPER HT. = HEIGHT MIN- =MINIMUM DEC. - ON CENTER QTY,= QUANTITY CONT. = CONTAINER NOTE QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY - LANDSCAPE LEGEND 00 y� y SHRUBS MN -DOT SEEDMIX 33-261 ``,01 ��5 EXISTING TREE Q O PERENNIALS 'A,Rl1x l EDGER LANDSCAPE SUMMARY PARKING AREAS SHALL BE SCREENED WITH A COMBINATION OF LANDSCAPE MATERIALS, LANDFORM, AND DECORATIVE FENCING OR WALLS SUFFICIENT TO SCREEN PARKED CARS ON A YEAR-ROUND BASIS WHILE PROVIDING ADEQUATE VISIBILITY FOR PEDESTRIANS ♦+CITY REQUIREMENTS MET,. LANDSCAPE KEYNOTES (D A WOOD MULCH MP.) B EDGER (TYP-) C SOD (TYP-) D SEED SEEDING NOTES SEED MIX MWDOT 33-261 STORMWATER SOUTH+WEST (OR A MIX COMPRISED OF SIMILAR VARIETIES OF GRASSES TO BE APPROVED BY LANDSCAPE ARCHITECT SEED MIX AVAILABLE FROM TWIN CITIES SEED COMPANIES (twincityseedcam, 1 800545,TURF) SEED MIXTO BE APPLIED AT RATE RECOMMENDED BY SUPPLIER SEED MIX TO BE APPLIED DURING RECOMMENDED PLANTING SEASON, AND USING AN APPROVED METHOD, AS FOUND IN THE MN -DOT SEEDING MANUAL PLANTING NOTES Call 48 Hours before digging IJ 811 orca11811.com 1 vmnnmon Ground Affianci A. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL 2 ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS 3 NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA 4 ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR S CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING 6 ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3 Z PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED B PLANTS TO BE INSTALLED AS PER MNLA BE ANSI STANDARD PLANTING PRACTICES 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE PROPERLY HEEL -IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10 PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLARIROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED&BURLAP TREE IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLARIROOT FLAIR WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAWROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE 11 OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS 12 PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES 13. WRAP ALL SMOOTH -BARKED TREES - FASTEN TOP AND BOTTOM REMOVE BY APRIL 1ST. 14 STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR 15 THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS 16 BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 38T7 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE MINIMUM 6" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 1Z" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS 17 MULCH TO BEAT ALL TREES AND SHALL HAVE 4- DEPTH OF SHREDDED HARDWOOD MULCH SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL TREES WITHIN TURF AREAS MULCH TO BE FREE OF DELETERIOUS MATERIAL AND NATURAL COLORED, OR 7 'TO 3'DIAMETE AT MINIMUM 3"DEPT OR APPROVEDE UAL APPROVED EQUAL ROCK MULCH TO BE BUFF LIMESTONE. 1/2 R H, Q ROCK MULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, BY TYPAR OR APPROVED EQUAL WITH NO EXPOSURE MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE) 18 EDGING TO BE COMMERCIAL GRADE VALLEY -VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH RASE OF TOP BEAD AT GRADE FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS INDIVIDUAL TREE, SHRUB, OR RAIN -GARDEN BEDS TO BE SPADED EDGE UNLESS NOTED OTHERWISE EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19 ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED PARKING LOT ISLANDS TO BE SODDED WITH SHREDDED HARDWOOD MULCH AROUND ALL TREES AND SHRUBS SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE SLOPES OF 3:1 OR GREATER SHALL BE STAKED SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM CONTRACTOR TO PROVIDE OPERATION MANUALS, AS -BUILT PLANS. AND NORMAL PROGRAMMING SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR 2Z REPAIR REPLACE OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION 23 REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER SHRUB & PERENNIAL CONTAINER PLANTING RFCFIVF0 Or.T 14 2024 REMOVE CONTAINER SCMIFY SIDES, AND SET SOIL MASS ON COMPACTED SOIL BASE MOUND, MATCHING SHRUBS NATURAL GROUNDLINE WITH FINISHED GRADE MULCH AS SPECIFIED (AND FILTER FABRIC, AS INDICATED) EDGING AT PLANTING BEDS AS SPECIFIED, ADJACENT TO LAWN AREAS SCARIFY SIDES AND BOTTOM OF HOLE DEPTH PER CONTAINER SOIL DEPTH BACKFIDLL PLANT PIT WITH SPECIFIED PUWNG SOIL OR AS APPROVED f,{{ I y, UNDISTURBED OOTSUBSOIL SOIL ON I . UNDISTURBED SUBSOIL OR MILD COMPACTED SOIL FOR DEPTH TO MATCH FINISH GRADE NTS 9 �E V --e nLLF SHEET NUMBER: } LA27-C 1" = 10' L L100 0' 10, 20' 30' NOT FOR CONSTRUCTION DATE 10/14/2024 II RECEIVED 0C; 14 2024 o.,k". 9232 9BIh SI NoM $I I1w 18r. 61N 55092 16 Z5324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT 6 APPLICATION 1 ISSUED FOR DEVELOPMENT 1014.2024 APPICATION NO ISSUE DATE JOB NUMBER 24 0160604 GENERAL INFORMATION - C) PERSPECTIVES x U4 A00.02 LIGHTING LEGEND OEXAMPLE OF LIGHTING TAG A OEXTERIOR RECESS DOWN LIGHT .. EXTERIOR WALL MOUNTED FIXTURE (SCONCE) A BOLLAR OR COLUMN LIGHT EXTERIOR SURFACE MOUNTED CEILING LIGHT t � FIXTURE DESCRIPTION . i• FIXTURE DESCRIPTION A EXTERIOR RECESSED 6'DOWN LIGHT -SQUARE !, •T - _ MODEL:- V LENSED:- .- " - B COLUMN LIGHT WLIGHTING MODEL LTP434fT-3000K J— I G LINEAR SURFACE MOUNTED EXTERIOR LIGHTING COOPER LIGHT NG. FAIL SAFE HVSL2 HIGH ABUSE 7'WIDE. SURFACE MODEL: HVSL2-3000K J _ J � i D EXTERIOR WALL SCONCE LEGION LIGHE CO., INC J MS SURFACE (j MARINA SERIEODEL: 9152-300DK00K ..,{{{rrr , f. ,ice r_ •I,.� � r r. RECEIVED OCT 14 2024 9232 fiBlh SI NoM Stillwater, MN 55032 16125324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION 1 ISSUEDFOR DEVELOPMEW 1C04;5T7.1 _ APPICATION_ N0 _ ISSUE _ _ _ _ DAIF JOB NUMBER 24 0160604 m ARCHITECTURAL L SITE LIGHTING PLAN A5SITE PLAN - LIGHTING ins'=r,o• — -- A20.01 A Al A4 9 5' c — I 20'-0" i 2 c — 13 PARKING SPOTS (1 ADA SPOT) MECHANICAL 6 STORAGE- 3 C' 000000000000000000 6 4 5 f RECEIVED OCT 1.4 2024 ArJCONSTRUCTION PLAN - PARKING- 3/16._l._0 — — — -- Al o ~ 9232 Wl SI Na. 6Whvaler, 1,1615503 2 12532 4147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION 1- 65i�QRC >%g'LOFAENT 710.14.2024 APPICATION ENO; ISSUE GATE JOB NUMBER PLAN - PARKING A30.00 n �• B B• C i 3 BDRM BDRM i M.BDRM (� MECH MECH. [ ------ BATH LDY LDY BATH1 . KITCHEN/ 4 KITCHEN? —, LIVING — ` LIVING ENTRY -- '. ENTRY — UNIT 2 C Di UNIT 3 6 ILA UP ° _ U - - ui KITCHEN ENTRY BDRM UNIT 1 LIVING a I I•- ROOM . 4 APT M. i OFFICE BDRM :BDRM0z Q A F RECEIVED OCT 14 2024 COIVS�TRUCTION PLAN — FIRST FLOOR 5232 66N SI W. S>',k". W I M2 1612.5324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION 1 ISSUED FOR DEVELOPMENT IU142024 APPICATION NO ISSUE _ DATE JOB NUMBER Td p1696a PLAN - FIRST FLOOR A30.01 A Al A.4 B 8.9 C 1141L UNIT UNIT 6 5 _ i.L-es .Leta 4 \ l 1 6 fir p D'1 3 0 6 UNIT 4 III NOTE: SIMILAR INTERIOR LAYOUT TO FIRST FLOOR V'1 k�pp5 CONST_RUCT_ I_O_ N PLAN - SECOND LEVEL ati6^=r-o- 9232 fi61h 51 N.. Stillwater, MN 55092 1612 5324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION ISSUED FOR DEVELOPMENT 10142024 APPICATION e sm uUt JOB NUMBER 24 0160604 PLAN -SECOND FLOOR A30.02 A Al 61 I A5 CONSTRUCTION PLAN - ROOF - GREEN ROOF B FUTURE PATIO GREEN ROOF B.9 C RECEIVED OCT 14 2024 1 Al d"Zp- 9232881h 51 NorthS61hvaler, MN 55082 1612532A147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION I$SyEp CRE�ENT 10.K SSs _ :fFP.YNON _ N0� RYE. ___ OAIE JOB NUMBER 24 016 0604 PLAN - ROOF 0? A30.03 A A,1 B CrJ EXTERIOR ELEVATION - SOUTH 3/16" = 1'-O" 6 a M EXTERIOR ELEVATION -_EAST__ _ 3I166 -= T-W -- -- -- 7 3 6 R G 9'C ELEVATOR PENTHOUSE SE PENTHOUSE 1i 1'-f AIW ROOF a 131'-0 WOOD TONE ALUMINUM BATTENS SECOND FLOOR 120?06 LARGE FORMAT SIDING: STUCCO, CEMENTITIOUS PANELS OR METAL PANELS ` - I _FIRSTFLOOR"� t10 -0 TIOUS LARGE FORMAT BLOCKIBRICK GRADE I DO-- D" � PARK,NO JL Y5.5' ELEVATORPENTHOUSE� 14S-O' PENTHOUSE 141V 6• 131'-0" 41; . + .0-14TAL CABLE RAILING l I SECOND FLOOR - 166 FIRST FLU O y _ _PARKINGC� RECEIVED OCT 14 2024 9232 66I1, St North SUlw,le�, MN 55062 16125324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION 1 ISSUED FOR DEVELOPMENT 10142024 APPICATION NO� IrltE T- -DATE--- JOB NUMBER 240160604 EXTERIOR ELEVATIONS -I� A40.00 GBB J I� EXTERIOR. ELEVATION_- NORTH r 2 f 3 7 50: EXTERIOR ELEVATION - WEST A5 y16" r 1-•D' ELEVATOR PENTHOUSE 145- 0" A4 A1A PENTHOUS -fi"E'L 191' ROOF 131'-0'Ar SECOND FLM 12A I I FIRST FLOOR 116 -!P� 4RlWE PARKING 9d.8" 9 s ELEVATOR PENTHOUSE 145-0. - PENTHOUSE -- - 141'--6 ' ROOF 131' - Ir - SECOND FLOOR 120'-6' '. --- FIRSTFI�OORA16 GRADE 100'-0' PARKING 2,L 9212 6BN 61 No. SUhvater, MN 55032 16125324147 STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION ISSUED FOR DEVELOPMENT 1014.2024 APPICATION 'NO! ISSUE DATE JOB NUMBER 24.0160604 EXTERIOR ELEVATIONS N� A40.01 C 66LOW ROYAL OAK EXTERIOR INSULATION AND FINISH SYSTEM TEXTURE: SANDPEBBLE FINE COLOR ANTIQUE GRAY 114" MEWRAIL-CABLE RAIUNG ALUMINUM UPRIGHTS WOODCAP, SURFACE MOUNTED - LINEAR SURFACE MOUNTED EXTERIOR LIGHTING COOPER LIGHTING FAIL SAFE COLUMN LIGHT WE-EF LIGHTING EXTERIOR NSULATION AND FINISH SYSTEM T RE: SANDPEBBLE FINE COLOR WHITE HAZE ECHELON MASONRY -ARIA SLIM STONE GROUND FACE WITH SEALER COLOR MIDNIGHT STAGECOACH CONDOS ADDRESS DEVELOPMENT APPLICATION 155Dm APFIflu2pN D1nO+ rA H9Sc 0Ai( JOB NUMBER 24016WN GENERAL INFORMATION - Co MATERIAL BOARD A00.03 RICKIE Outdoor 3-747-xx FIXTURE TYPE PROJECT _ LOCATION DATE -16 Brushed Aluminum -15 Black LIGHTSOURCE LED Arrays, 3000K, CRI 90 LUMINAIRE POWER 11.7W at 120V RATED LIFE 50000 hr RL OPTIONAL COLOR TEMPERATURES 3000K Only LUMEN OUTPUT Delivered: 616 Im (LM-79) INPUT VOLTAGE 1 OOV to 277V AC, 50/60Hz DRIVER OUTPUT 450mA, 18W max power DIMMING Non -dimmable CONSTRUCTION Cast Aluminum Housing DIFFUSER - Clear Glass FINISHES Black (-15), Brushed Aluminum (-16) MOUNTING 4' Octagonal J-Box (Installer must provide a bead of caulk between fixture housing and mounting surface) STANDARDS ETL Wet listed, ADA Compliant, Conforms to UL STD 1598, Certified CAN/CSA STD C22.2 No 250.0. Order example for standard fixture: 3-747-15 (x- Voltage - xxx-Sequence # - xx-Finish) 3: 120V to 277V &(# 2Z oxygen LIGHT FIXTURE D DIMENSIONS W: 6.25" H: 6.25" Ext: 2.75" M.C: 3.125" From top of fixture VYET .0m. Inwe *_ 201 Railhead Road, Fort Worth, TX 76106 - Tel. (877) 607-0202 - www.oxygenlightRf.,_-_rn`El VFO 0CT 2 4 2024 LIGHT COLUMNS LANDSCAPE LTP434-FT 157.48 If1i 59.95 I � � 15.75 Diffused �+ } 4.7z LTP444 FT J 37 W A2550 Im RECEIVED OCT 2 4 2024 • For detailed specifications, product codes and 6x4 z D Stantec Consulting Services Inc. Sta ntec 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309 November 6, 2024 File: 193800151 Attention: Mr. Jacob Rife City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Height, MN 55082 Reference: Stagecoach Condos — Conditional Use Permit/Site Plan Review Dear Jacob: As requested, we have reviewed the information submitted regarding the proposed Stagecoach Condos project. The information reviewed includes preliminary, not for construction engineering drawings dated 10- 14-2024, and stormwater related documents dated 10-14-2024. Further review will be forthcoming when construction plans are submitted. Following are our preliminary comments and/or recommendations: Sheet C100 — Existing Conditions Plan 1. Most of the area labeled as Bit (for bituminous pavement) is concrete. The entrance apron in bituminous. 2. Label the existing contours elevations. 3. Show any existing utilities on the plans - either on the property or within the right of way. 4. Show existing trees on the existing conditions plan. Call out trees to be removed. Sheet C200 — Site Plan 1. Remove curb cut with riprap (Note 32) and maintain concrete curb. Collect drainage in a catch basin along the curb and gutter. 2. The concrete drive apron at Stagecoach Trail North Street shall be per City Detail Plate STR-8. 3. Refer to the Fire Department review of fire lanes and circulation. 4. It is not clear what is meant by the "Flush Curb" callout. Provide a Detail for Flush Curb. 5. Remove unused callouts and keynotes. Sheets C300 — Grading Plan 1. Ensure that all ADA requirements are met. It does not appear that the interior elevator is accessible from the main entrance. 2. See Storm Sewer/Storm Water Management comments below. 3. The 8" storm pipe will have less than 2 feet of cover (1.4 ft estimated) over the pipe at the low point near the garage entrance. Provide a minimum of 2 feet of cover over pipe in greenspace. 4. Provide location and IDS of soil borings taken on sheet. Provide geotechnical soil report. 5. Provide determination by a licensed geotechnical engineer that locating an infiltration/filtration basin at the top of a steep, 1.5:1 (Horz:Vert) slope of unknown construction will not result in slope instability under full ponding conditions and saturated soil conditions. 6. Without additional spot elevations the Swale along the north side of the building will drain offsite (see blue arrow below). If the runoff area is just the turf along the side lot then the design is Design with community in mind November 6, 2024 Mr. Jacob Rife Page 2 of 5 Reference: Stagecoach Condos — Conditional Use Permit/Site Plan Review acceptable. But, if this swale will convey roof or parking lot drainage, then route this drainage to the infiltration/filtration basin. It appears that most of the driveway will drain to this location. Sheet C400 — Erosion Control Plan 1. The construction entrance does not meet the minimum length requirements (50 feet per City's detail) due to site constraints. Use a sectional rumble plate type entrance is recommended as they are more effective than rock entrances and doesn't need to be as long. T V2' TYP. I f2• PLATE VERTICAL BAR. TYP A SECTION ND SCALE CORNER RADL PLACE ROCK OVER GEOTEXTILE FABRIC a, TY. A5NFFDF.D CORRUGATED STEEL RUMBLE PLATE PANELS TF)UPORARY CONSTRUCTION ENTRANCE TYPICAL RUMBLE PLATE PANEL I , , RUMBLE PLATE COSTRUCTION ENTRANCE CGsu ?p NO SCALE NOTS- I. ADJUST NUMBER OF PLATES AS NEEDED BASED ON TRAFFIC AND TRACKED DEBRIS GENERATION VOLUME 2 CONSTRLCT CORNER RADII AT F%TSTINO ROADWAY IF VFF,CI F.S CANT STAY ON PAVEMENT AND PANFI S l PLACE PANELS ON FIRM OR M-ROVED SOL. ROCK OR EXISTING PAVEMENT A GRADE AREA TO DRAIN AWAY FROM ENTRANCE AS FEASIBLE 5 FREQU=NTLY SWEEP PANELS CLcAR OF CEERIS AS NEEDED TO MAINTAIN TRAPPING EFFECTIVENESS. 2. Stormwater Basin: a. Label stormwater basin. In this submittal that is the infiltration (maybe filtration) basin. b. Define the hatching for riprap and the dark band (walk?) east of the infiltration basin in the legend. Design with community In mind November 6, 2024 Mr. Jacob Rife Page 3 of 5 Reference: Stagecoach Condos — Conditional Use Permit/Site Plan Review Sheet C500 — Utility Plan 1. The watermain, sanitary sewer and storm sewer facilities that serve the site will be private and maintained by the owner. 2. Show the existing sanitary sewer and watermain within Stagecoach Trail, and the locations of the proposed connection points. Include the elevations of the existing sewer structures immediately upstream and downstream of the connection point. 3. Show the extensions of the proposed sewer and water services to the building. 4. Provide a minimum 12" dia. storm pipe to avoid clogging potential of an 8" pipe. 5. Extend storm pipe to collect drainage from entrance with a catch basin along the curb and gutter (see edit in red below). Otherwise, the existing design will have potential for runoff bypassing a catch basin in the grass at the top of a slope- 31 6. See grading plan comment regarding minimum storm pipe cover. 7. Provide a piped overflow outlet for the infiltration basin and route the pipe down the slope. See stormwater management comments. 8. Label size, elevation/depth, and material of water and sewer services. 9. The Fire Marshal shall review the need for a fire hydrant on site. Sheet C600 — Details 1. Include all applicable City Detail Plates. 2. Infiltration Basin Detail GD38: a. Clarify the callout for a retaining wall on a 2 ft wide horizontal object. b. If riprap will be provided as an emergency overflow, then design a dedicated overflow location with a chute/flume running down the entire slope. See stormwater management comments below. Design the riprap size based on Mishra rock sizing equation (refer to FHWA's HEC-23 for equation). c. The infiltration basin is very shallow with little freeboard. The grading plan does not provide enough information to clearly reflect the basin design along the western edge with some spot and contour elevations obscured. Add clarity to the grading plan and/or the detail. Sheet L100 — Landscape Plan 1. Restore all disturbed areas. The north and south sides of the development are missing proposed restoration. 2. Landscaping plans are reviewed by others. Design with community in mind November 6, 2024 Mr. Jacob Rife Page 4 of 5 Reference: Stagecoach Condos — Conditional Use Permit/Site Plan Review SWPPP 1. As the site is less than 1 acre an NPDES construction stormwater permit is not required by MN Pollution Control Agency (MPCA). Consequently, a Stormwater Pollution Prevention Plan (SWPPP) is not required as well. Stormwater Management Regulatory Background, The development is outside the City's High Vulnerability Drinking Water Supply Management Area (DWSMA). The development falls within the Middle St. Croix Watershed Management Organization's (MSCWMO) boundary. The MSCWMO rate control requirement is that post development will be no greater than existing for the 2, 10 and 100-year, 24-hour storm events. The City's runoff volume control requirement for this area is determined by the Minnesota Stormwater Manual (Manual). The Manual requires capturing and retaining on site 1.1 inches of runoff from impervious surfaces. Comments: 1. The stormwater facilities on this site will be private and maintained by the owner. A stormwater maintenance agreement will need to be executed for the maintenance of the proposed stormwater facilities. 2. Fill has been used to elevate the property over time. Today, the surface soils are quite loose, granular and likely infiltrate all or at least most of the on -site runoff. 3. The fill slopes along the eastern half of the property are quite steep at 1.5:1 (Horz:Vert), are easily disturbed and susceptible to severe erosion. Concrete debris and partially buried tree trunks protrude out of the slopes. The design of a stormwater basin on the top of this slope must be signed off by a geotechnical engineer. 4. Capture infiltration basin overflow into a pipe and route the drainage down the steep hill. The use of riprap at the crest of the basin (current design) will not protect the downstream, unprotected slope. Given the slope characteristics (see item #3 above) slope erosion will quickly erode the riprap and undermine the infiltration basin. The slope is owned by Xcel Energy. 5. Provide characteristics of native soil under the infiltration basin. Provide information on soil amendments or infiltration media that will be used if the native soils don't meet Stormwater Manual requirements. 6. HydroCAD modeling: a. Roof Drainage: No reduction in runoff volume or rate has been assumed for the unknown portion that will be a green roof. If a reduction will be assumed with future submittals, please define the area of roof that will be a green roof versus regular roof and their drainage locations. b. The modeled outlet (a 45 deg weir) is not shown on the provided preliminary development plans. Design with community in mind November 6, 2024 Mr. Jacob Rife Page 5 of 5 Reference: Stagecoach Condos — Conditional Use Permit/Site Plan Review General Comments 1. The City reserves the right to inspect the construction of the project. The City or its designee shall be present for water and sanitary sewer service connections, and stormwater facilities installation. 2. Review of issues related to parking, lighting, landscaping, tree preservation, fire department access/circulation or the buildings is by others. 3. The Owner shall be responsible for obtaining all required permits. Copies of all permits shall be submitted to the City prior to the start of construction. 4. Utility construction and improvements in the right-of-way need to conform to the City's Standard Detail Plates. Include all applicable City detail plates on the plans. The City's details can be provided upon request. 5. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. If you have any questions or require further information, please do not hesitate to contact me. Regards, Stantec Consulting Services Inc. Lee M. Mann, PE MN, Wl, CA Principal Phone: 612-712-2085 Lee.Mann@stantec.com Attachment: Hydrant Specifications c. file Julie Hultman, Building Official Andrew Kegley, Director of Public Works Scott Richards, City Planner Kevin Sandstrom, City Attorney Design with community in E �. -4,4 q -r City of Oak Park Heights 14168 Oak Park Blvd N. o Oak Park Heights, MN 55082 ■ Phone (651) 439-4439 a Fax 439-0574 Memorandum To: JACC Capital Inc Cc: Scott Richards, City Planner, Julie Hultman, Building Official, Jacob Rife, City Administrator From: Lisa Danielson, City Arborist &)�-- Date: 10/21 /2024 Re: 5845 Stagecoach Trail N Landscape Plan Review I have reviewed the landscape plans submitted by JACC Capital Inc for the property located at 5845 Stagecoach Trail N (plans dated 10/14/2024). The following includes my comments and/or recommendations: Landscape Plan (Sheet No. L100) The overall design of the plan simple and low maintenance. The plan includes an acceptable species selection of coniferous shrubs, perennials and grasses to be installed ((38) plantings total). The plants included in the plan are hardy under local growing conditions, tolerant and/or resistant to major insect and disease problems and fairly low maintenance. All plant sizes, root and container classes included in the plan conform to the City of Oak Park Heights zoning ordinance requirements. Planting Notes/Planttg Detail The landscape notes and planting detail submitted is incomplete. Please include the following items on the final plans: 1. The landscape contractor is required to plant coniferous shrubs, perennials and grasses according to the approved planting detail diagrams and landscape notes submitted with the final approved landscape plan. This will be checked after planting and any deviations from the plans must be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. 2. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch, ect. have been installed. TREE CITY U.S.A. 3. The City Arborist will conduct a Final Landscape Inspection typically (1) year after installation, at the end of the plant guarantee period. For Final Acceptance of Installation and Landscape Plants the specified planting procedures must have been followed and all plants must be alive and in good condition at the end of the plant guarantee period. Please contact me if you have any questions regarding this landscape plan review. Please feel free to forward my comments to the development team for this project. TREE CITY U.S.A.