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Home My WebLink About2014-06-18 PACKET 04.G. REQUEST OF'GITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 6/18/14 � � . PREPARED BY Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR ***************************************��*�***** COUNCIL ACTION REQUEST: 1. Consider approving the final plat named Oak Cove Addition. 2. Consider accepting the feasibility report June 10, 2014 and approving the final construction drawings dated May 30, 2014, for Oak Cove Addition. 3. Consider approving the Development Agreement with Meridian Land Company for the development of Oak Cove Addition. 4. Consider approving the Third Party Escrow Agreement for Oak Cove Addition. STAFF RECOMMENDATION 1. Adopt the resolution approving the final plat named Oak Cove Addition. 2. Accept the feasibility report June 10, 2014 and approve the final construction drawings dated May 30, 2014, for Oak Cove Addition. 3. Approve the Development Agreement with Meridian Land Company for the development of Oak Cove Addition. 4. Approve the Third Party Escrow Agreement for Oak Cove Addition. SUPPORTING DOCUMENTS � MEMO/LETTER: Memo from John M. Burbank dated 5/29/14 � RESOLUTION: Draft - Final Plat; Draft - Feasibility Report and Plans & Specs; Res. No. 2014-029; Res. No. 2012-061 ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ �EGAL RECOMMENDATION: � OTHER: Feasibility Report, Final Plat; Developer's Agreement; Third Party Agreement; Final Construction Drawings ADMINISTRATOR'S COMMENTS � � C� � /� j �f -� City Administrator Date *************�****************�***********�***** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage J Grove � Pride andpcOSperity Meet TO: Honorable Mayor and City Council Ryan Schroeder, City Administrator FROM: John M. Burbank, Senior Planner DATE: June 12, 2014 RE: Meridian Land Company — Final Plat, Development Agreement and Third Party Escrow Agreement Approval for Oak Cove Addition. Introduction Meridian Land Company applied for approval of the final plat for Oak Cove Addition, which creates 12 single family lots and two outlots on land located south of Timber Ridge 5th Addi- tion on Burr Oak Cove. Location Detail Honorable Mayor, City Council, and Ryan Schroeder Oak Gove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 2 of 16 .��. • .�� \ � . � � v��,��„�,� � m � y. � .p '� 4 �.�� ..�W�...d..e,. ��_.....�. u:.,�� w.ti.�.,*...R ..w �,._..w.�.. e�.�_-:..��:��: �.aMU...�.. : �.�::�;.-;�=��=�.�.`..,._..a......_w e .:r..i4 �...... .::s.:s...,»... ,.... srre narn �M "�u 't;�KCn�:aw w ��s.� , t��9:c ,ss�"°� t� ��, i�w ={F c� �� .� wr us8'un��ik+l`�us � H p "1___J I____l._ F 'r'r....' ` .:.� ° � «. � ` «. �� , � ��": ..� . R �CaBe.�w�ea �6uFi:u i " b a a _'_ 'w...... p -i..su,�.�.a. i ''�.,' _e....wnwe. _Sil£E9'..IXPEX,. i reauo�ur w.r > wn�: ciximwrt ew..iw a>m x.� T. �.is tt TE£ MI�IU[tXM MV x � rnswur u ws•cs.a�c ruv u u .=r.att vur � ga� � lp� � e� � d� � 9: � �� 0 � � i�f E�� H i rinai riat Planning Commission Review The Planning Commission held a public hearing on the preliminary plat at their meeting on March 24, 2014. The Applicant spoke in favor of the project and requested that the Commis- sion act favorably on the application request. No one spoke in opposition to the application. The Planning Commission unanimously recommended that the City Council approve for the preliminary plat for Oak Cove Addition, which creates 12 single family lots and 2 outlots on land located south of Timber Ridge 5th Addition on Burr Oak Cove, subject to conditions. Neighborhood Meeting Prior to the Planning Commission meeting, the applicant held a neighborhood meeting on Thursday, March 20, 2014, to re-introduce the neighbors to the proposed subdivision and to field any questions. Properties within 500 feet were notified of the meeting. The meeting was attended by nine individuals representing six adjacent properties. The developer held a ques- tion and answer session for those in attendance. Home values, grading, tree removal and pro- tection, and park development concepts were some of the highlighted topics of discussion. The meeting participants thanked the applicant for hosting the meeting and addressing their concerns. -------�-------�----r � ( � � ( � � � ��. � Honorable Mayor, City Council, and Ryan Schroeder Oak Gove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 3 of 16 Background This subdivision is an expansion of the West Draw urbanized development area. The subdivi- sion was previously approved in 2006 but did not get recorded due to the downturn in the economy. It was originally developed by Gonyea Land, who is still the current property owner. Since the 2006 approval, several plat extensions were granted by the City. The last extension included a clause that prohibited additional extensions and the plat expired based on the terms of Resolution No. 2012-061, which is attached. The 2006 approvals also included a comprehensive plan amendment and a rezoning to the current classifications. The proposed plat is located to the north of 10 acres of property that was acquired by the City from the developer several years ago for Camel's Hump Park. The City has park and scenic overlook development improvements planned for this area in the Capital Improvement Plan. A copy of the preliminary park design is attached. The current Comprehensive Plan includes the property in the Metropolitan Urban Service Area (MUSA). The public utilities currently serving the subdivisions in the adjacent area are adequate to serve this property. This area was originally identified for inclusion in the MUSA in the comprehensive plans com- pleted in the seventies and eighties, but was removed from; the MUSA expansion area in the 1990 comp plan due to neighborhood desires. After the 1990 Plan was approved, the City Council established the West Draw Task Force. The West Draw Task Force Report, which was prepared by a representative citizen task force and approved by the City Council in the mid 1990's, planned for the future development of the West Draw. The mission statement for the Report states "To reach agreement on a recommended vision and master plan that will guide development of the West Draw MUSA expansion and surrounding areas as a unique residen- tial opportunity. Issues to be addressed should include housing types and sizes, lot size and configuration, environmental sensitivity, including the preservation of existing natural ameni- ties, designation of parks and open space, economic layout of public infrastructure, and the efficient provision of city services." Over the years, several decisions and changes relating to tree preservation, infrastructure, and densities in the West Draw have been made by the City Council. This site is one area affected by the past decisions. Based on landowner requests, a feasibility study was completed in 2002, which found that the additional acres of land could be serviced and included in the MUSA. As a result of the report, a sub-sanitary district was created by the City. The reason for creating the additional sub- sanitary district was based on the fact that this area has additional infrastructure development costs that resulted from the properties being excluded from the growth areas in the first major West Draw MUSA expansion. Honorable Mayor, City Council, and Ryan Schroeder � DakCove Addition — Final Plat and Development Agreement Approval ' June 18, 2014 Page 4 of 16 In reviewing the proposed development of this property as well as surrounding properties in the West Draw, staff has repeatedly drawn upon the conclusions and recommendations contained in the West Draw Task Force Report. It was determined in 2006 that the development is in conformance with the mission statement for the West Draw, in that the use of public utilities versus private septic system is more envi- ronmentally friendly. The site was included in the MUSA at that time, and it was found that the proposed project is still consistent with that plan and previous Council actions. Planning Considerations Plan Reference The plans utilized for the review comments in this report are the construction drawings completed by Stantec on May 30, 2014 and the original plans that were submitted to the City on February 28, 2014. Final plan sets including the comments and requirements identified in the review process will be required prior to the release of the plat for recording. ' ', I � '� ,� � � ��\ �\ � � � I \� \� �� I �� ! �� C �� ...., . �I �� ♦ ) � �� ) �� ,. `� �' w��: ; � � � + �' b PI��M1*A. �� `/ �� /� � � c�YJF+.`f i� [�A M � /� �\ � � ♦ \ . � \ � ♦ ♦ � �\ �� \�� i i � i � _ I I __�_J I ---- i � 1 l � \ \ . �, ♦ � � � ' .' i � _ � \ �� i � /� �.v�� \\\ . . ., . � y1NGLEFAyILY `-..FHH BS 46N. NIDE LOT . � �� .�ry,.��.w.s. `Ci�.$� �� €? .6� �� as 'y� ��X � y � g� y O� i � i 1 I 1 { � _____--1� __ — I � �_ _ ___-----.� n, ---------'------- �.ti-�� ,-�; �. _ _ -,-.. 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Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 5 of 16 Property Characteristics The topography is rolling with a mix of wooded areas and fallow farm fields/grasslands and im- promptu trail corridors. The Timber Ridge 5th Addition single family subdivision is developed to the north of the proposed plat. Camel's Hump Park and open space is located to the south of the property. There is an oil pipeline crossing the property from north to south. The pipeline and easement areas would be located in the rear yards of the lots on the east side of the street. This would be similar to other existing residential lots that are platted in the community adjacent to pipelines. Special precau- tions are coordinated with the pipeline company during grading activities. Lots that contain the pipeline easement are limited from making improvements or constructing within the easement area. The Applicant should share these limitations with the property owners via the required restrictive covenant. The existing condition site survey is attached. ; � ,�. : , a '+�;' � _ t +��' ..: � y � ' 1 � � P � ,, � H � .,T �� . � � 1 ,. �.1 {Asf } -. �1 �r i �.� , . ��' .� �"E y �' : �M2��H � E . S 1 ��f �,' . �: � r � , V t , �, ' � b � _ � ' �� . . r � f � �.� . q � a 3 t . y'' _+,� � _ � _'.', � 'b' �� _ - r.� . �(��:' � � �� i j ',� �. _ � � " � � E �� r i'r� ` � ��` v a � 1i �� .�'71 �� k ��.�; k : �� § � .. . - � k . � ` � �- kiSO``�"�� '+J��r. � j, } '.. t y � . t � T �. w � �iJ . -�'' r � �" > ��a. .�`..� ']' 1 �'.� � t�� ` � 6 �� -� :�� , . � �, ; k � +,.. � F� L � � � � f �� , h. h � � � � � ! 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L b4 3 f �s � � r �� q` F } � f � � �� 1 � � i � � `� ; , � " , 4 � ��e� �, ��' � � ._ ! 7' y �� l 9 � �I s' � i.. . . . �: e� � 5�_,�r ,, Honorable Mayor, City Council, and Ryan Schroeder ' Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 6 of 16 Comprehensive Plan The property is guided for Low Density Residential, and at a gross density of 1.39 units per acre, the proposed plat is consistent with this land use that allows for gross densities between one and four units per acre. Zoning , In 2006, the property was rezoned from R-2, Residential Estate, to R-2.5, Residential. The pro- vision of detached single-family housing is consistent with the allowable uses of the R-2.5 zoning district, which requires 11,000 square foot lots with a minimum lot width of 85 feet. The right-of-ways in the proposal meet the ordinance standards. The building pad setbacks, lot widths, lot sizes, and other platted features of the proposed lots are in conformance with the ordinance criteria standards established for the R-2.5 zoning district. :I Comprehensive Plan Detai! Zoning Map Detail Honorable Mayor, City Council, and Ryan Schroeder , Qak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page7of16 Density The smallest proposed lot size is 12,574 square feet and the largest is 51,814 square feet. Due to the trees, slopes, and pipeline that crosses the property, the proposed gross density for the 12 planned lots is 1.39 units per acre. This density is below the current City policy requiring that the density in the West Draw be no more than two units per acre. The Comprehensive Plan identifies the density for low density residential at one to four units per acre. Based on this analysis, staff finds that the proposed density is in conformance with the estab- lished development policies for the area, and the requested lot configuration continues to be valid. Preliminary Plat The preliminary plat identified 12 residential lots and two outlots. The preliminary plat is attached. Outlot B will be dedicated to the City for park and open space purposes. This outlot creates a trail corridor physically linking the Eastern Portion of the Gateway North Open Space area with the "Camels Hump Area." Outlot A is for stormwater detention and management for the site and will also be dedicated to the City. The Development Agreement contains language addressing the identification of the public outlot boundaries. The preliminary plat is in conformance with all City subdivision ordinance criteria. The road right-of-way widths and locations are appropriate, and . the proposed lots will accommodate single family residential housing consistent with current City development standards. The pro- posed �ccess onto the Burr 0ak Cove stub street has been planned since the platting of the Timber Ridge subdivision. Based on these findings, the review of the application materials in relation to the zoning ordi- nance criteria, the subdivision regulations, and perFormance standards, the preliminary plat was approved by the City Council on April 16, 2014 (Resolution No. 2014-029). � �_; _____._.___....__. �:�� zr =�:s,:�.:ry�__z_>>�:_ �=�_x �7::�-=� --•- � � ,.=._�. � �,a�� u•:=,o ..�w"�`.��4,. - j _-u - __ � " _ �;r��t�: ' ��c ��.�..s.� � �"t� u �..e.. �.. 4 �� 3�9 @ Preliminary Plat OAK COVE ADDITION Honorable Mayor, City Council, and Ryan Schroeder . Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 8 of 16 Proposed Housing This development includes 12 single-family homes. The proposal is for the homes to be cus- tom built structures, so no building elevation details are available. The draft resolution includes a requirement that the same architectural standards that have been established for the East Ravine Planning Area be used in the subdivision. Access/Transportation The roadways for the proposed project meet all of the City design standards and policies and ordinance criteria. The subdivision will generate an estimated 120 trips per day. This additional traffic will not place an undue burden on the existing local street system. It is recommended that the roadway and parking areas for the Camel's Hump Scenic Overlook be incorporated into the infrastructure improvement project for this development. Since a cul- de-sac that would serve the proposed development is not required to be constructed within the boundaries of the proposed plat thus improving the developable area, it was negotiated that the developer would be responsible for a portion of the roadway construction costs on the City's property. The feasibility study and development agreement includes the $34,000 offsite cul-de-sac cost allocation figure. The final construction drawings dated May 30, 2014 reflect the offsite parking area. Pedestrian Access ci The developer is proposing to include a sidewalk along the east side of the street to connect into the Timber Ridge neighborhood and the Camels Hump Scenic Overlook. Scenic Overlook Par{cing Detail Honorable Mayor, City Council, and Ryan Schroeder �: Oak Cove Addition — Final Plat and Development AgreemenfiApproval June 18, 2014 Page 9 of 16 Sidewalk Detail A bituminous off-road recreation trail is propased through the southeast corner of the plat in Outlot B. This trail is in accordance with the Gateway District Master Plan and the Camels Hump Park Master Plan. It is recommended that the Developer finance and construct the trail- way from the eastern boundary of Outlot B to the new parking lot as delineated on the master plan. The final construction drawings dated May 30, 2014 reflect the required trailway and sidewalk locations. Surface Water Management There is one on-site surface water management pond proposed on the property and is consis- tent with the City's perFormance standards related to surFace water management. The pro- posed pond outlet is through a 24-inch RCP storm sewer line located in an existing drainage and utility easement in the adjacent Hidden Oaks subdivision. The property owners affected by any construction within the easement need to be notified of the improvements. The applicant has worked with the City's consulting engineer to upgrade the design standards of the pond to meet current Watershed District standards that have changed since 2006. As a result of those efforts, a favorable design change was implemented that resulted in the elimination of the retaining wall that had been part of the original design. The final construction drawings dated May 30, 2014 reflect the required modifications identified in the City's consulting engineer's stormwater management report. �i Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 10 of 16 i ` � � � � s��T �NC� � , ` � '�, �,��,� � �� 'I \ \ -" _ � N�� / 1/� \ \ � \ fL�LL 1}-'r" . ry I � 1 , , ; \ � I �� r -----� --�----��--- , T�..,.,..- - - �� - TOP OF ' ' � T , ��c< �!� . . 4 .. . ... _ BEF�M x n �.�z �'- -' � `. soa CL�CFT YdU t� Dl1'1 �•� .` W — .-"� 906 —I � r . POND 10� � ' ' ; ' � /� � � : � r : NWL = 8�2.�� l��,r_ � ` ( <<, ,r ; ,: �. =,E` , x ddo �� k �� r �, , �, ;� .�,ir QU 1 LG 1 GL s OUJ. / CL ✓ � � , . I .. :r� � - pJ � �. ;? � `� .. �r �'�'_ � 100 YR WWL F �$5.5 � � 7 �'} T `° � � ` + �� a � � � � � t, o T� i T O� i t0 � � �� 1 I; �'j'�' ,`_ 7 Q ,�� , � 't �� T � � -' � �t�sc'�� C a I i � �� A � � �' �Fr o ��.�' °�i r�� - �i 'VL' �, ,� T � � � -- ��- � l � � �`� � n � �, r 1 e f . � — r� 1"- �\ - z' ' / r �»:_ .� � �, � i � T � r < <'r n, � � �r � � / , r � �� ' T ' ' ` _ / I x979.59� ,. ' i ,� � , 7 � i� O '�.�. �� "� � � � _ � �� - � ��, � � ' � � � � � r� l I -- '7 � � � r ODCA O r��t T ;>'�. � �� c� '�� c fi' CPO , � — I'� �� - , : �:T, � � ��' - , _ F.kis J , � ( 1 �r-,� , ?' ' � i ? Z4" 20123 � � `�,/ : , ,� � �. { - I � TI. h��_: _ — 8.�r 71�J - o � �cn,�ei.�s J � -•`'� � 1 , ''�� _ ' -- — T ` '� -- __ �9'? a J i. v� 4 �� `' � • _ ��i � �� T�� f � �� } � � . � , ��,� �o .� f,k� i \ !: �< . T' _ .:`�. ^, __ ,9 ' S l � .v � , �5 �� "' ` kltf:. f'� � T� r �i ' l7 . d. I'� � � " � JG ; / r��.e�� i° i � �� T �. �? co� �� - � . / z�iz� ' � - — _ T ?-. � � '� �- o 0 x aes.az �� -. ; , . R � r � ' -- DDITION/ , ;� � : �' �� __ �� .% r � � r �� ?� � � T, ... . ./ "i � T ' � '�• �(:,. , ..,;� ,•. - .� ; � - n' i;�Ur�l L� 1' �!'1 r: i�j� „� �� T_ ,;t � T F 6 T r� .,. rt ,� � .• - � - -- � �o. � KELL Tf f �.� � 7' . d.l l y o ,, • — - % � _ _ - N � �TI: L E � n�"1 - �,, r e � r, � _ - i` _ _ _ , ` T ,u� '� _ - - . T � - - rr _ i° � T� - ,� .r -_ • , � -- � � FT- ,� T; � � (I hll � , �3T il:� lA! � `�4 t /! � � � Revised Stormwater Management Pond Utilities The Applicant has submitted a utility plan. The City requires the construction plans to be pre- pared by the City. The City Engineer has reviewed the cursory plan and requested some minor modifications. Subject to the recommended changes, the utility plans illustrate that the project can be satisfactorily accommodated by City services. The Applicant has indicated that they will be proceeding with private constructions of the street and utility improvements for the site. The feasibility report for the project which was financed by the developer as a requirement of the plat approval is included in the packet. Approval of the feasibility report dated June 10, 2014 is one of the requested council action items. The final construction drawings reflect the required utilities. Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 11 of 16 Utility Plan Detail Grading The Applicant intends to complete the grading in one phase. The area identified in yellow is the extent of the grading areas. The rear of the east lots near the pipeline and outside of the identi- fied yellow area will not be disturbed. Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 12 of 16 The City's consulting engineer worked with the Applicant on the modification of the grading plan to reflect the required changes for surFace water management. The final construction drawings dated May 30, 2014 reflect the required grading. Grading Plan Detail Grading Extent Detail Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 13 of 16 The Applicant has illustrated that the project can be satisfactorily accommodated by City services. All homes must also have a minimum elevation of two feet above the highest water elevation of the final pond design. Tree Preservation As indicated earlier, the property has a mixture of open grassland areas and wooded areas. A tree inventory was completed in 2006 as required. Since that time, the City's ordinance criteria related to tree preservation was modified. The results of the modification reduced the number of qualifying trees inventoried. Based on the ordinance change and growth rates since the inventory was first completed, the City is working with the applicant on a revised tree preserva- tion plan. The redesign of the pond did increase some tree removal in that area. Mitigation will be required per the ordinance. The final tree mitigation fee was calculated at $12,772. As a result of the public testimony during the 2006 plat approval process, an agreement to save an area of existing trees as a buffer area was made, and Gonyea Land created a larger lot size for Lot 1. The current developer has also maintained that lot size and tree buffer area. The detail below identifies this area: - �. . ._ . _ .. ;�tai�El. � " ;::. i i A - - � - - - - - - � — - - I -- 40NS1RUC110r� � �' � . � I � : EvTau;CE ' i 7 � � I � � '.. ` �.'' i � . '.;-{. 1 , i � �..,,,_ : � � A -' g I t��s :: , / n 4, � �L:�:: 8 �.-i� S `� ; - , . � _;�, �.� � .T-..::. �- . -�� , ', -'- �--- � -�-�,:, Y 'i i TREE BUFFE�2 AR.EA` �r = 1 i . �. ., , � p � , - . � �. .` ��. � ,'� ,��'� ' . i ` ' ` y_ �� - ' • ��t 1 `� l�� i „ , _ _ _ . � � :2l � ^ ' ' Y�� 1 V� , 1 1 ? � � . .'.l �' i � � I � ' ♦{ � � l _ - , t� --_ : �r- r -.- I�. , �� Y i�! ��v (�.7 —( ��. t y l. _ �� I +-. . "i. Requested Buffer Area Existing Tree Detail Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 14 of 16 Landscaping Consistent with landscaping requirements related to new single family developments, an addi- tional four yard trees and ten shrubs are proposed to be required per lot beyond the required boulevard trees. The landscaping plan for the lots is included on Sheet L1 of the attached plans. The Parks Department has made a recommendation on the boulevard/front yard tree placement and that a variety of trees from the City's approved tree planting list be utilized to promote diversification and prevent mass disease issues in the future. The applicant was pro- vided with this information, and the plans are required to be modified to reflect this diversity and planting location. � � . . _{` _ .. _a � � � � '��I 4 ` q � 1 � � l � � 0 � r �,n"--�- .. � 1 1 ' � �+ � z pa'� � , .�_. 1 1 �, �� ' a �� , vdb .,n„_ '�� . . _ _ � L..d . r.w'�.� { I � � � [` Y/ 1` _ , r .,I,1�� 1'��` � _7 , «�_bs�i.« 7-;ir"t i ;0fl � �'�� .=� �� gi G7 b� �� `^ t� d r _ �� !� t f awc�t��u , " .__ �„ .,W �� -��-`"""`s': --c-s—nr�r_ � � � __'_� TA.. . _..,....,,.�..z , K.' .. luLYaM P[W.K4E\15 / GtttLATa.S �" NW L� o�£�ThF �T�v� Q UE i0 f£ ttvBFAOn PR Rf1 [O:G 1= LOR %�-16 F!0 �4 Dc 1 B+L'X'S51�N Ni hFES d HftN+S i0 K R1VYD Y lff 1�6 Oi @.91A �<O��tE1¢4. , mu sa�e �v..vwa m w�.;oc �r �� cr x sma vkecns usxa .eo�.e ' k� me w som m rc it r..vtis usreo _- ( � �� O.� � u � i� �i" 8�� .. i� P i'y _n t a�utfi� a, � . , � P u �,/ Parkland Dedication The submitted plat establishes one area of the subdivision containing the majority of the site's required ponding. This area is proposed to be dedicated as public open space, but does not have any public frontage and is burdened by the ponding. No parkland dedication credit will be given for this area. The previous approved plat included the dedication of Outlot B for park and open space pur- poses. This outlot was created as a trailway corridor that linked to the Gateway North Open Space area to the east of the plat. There is no planned active recreation development for this outlot. Based on the trailway connection to the Gateway North Open Space benefiting the lots in the development and in consideration for the rezoning, there was no previous credit given for the outlot in 2006. The same criteria are being applied for this application. Outlot B was ex- panded to the north to solve a topography issue with the existing trail connection to the east. Honorable Mayor, City Council, and Ryan Schroeder Oak Cove Addition — Final Plat and Development Agreement Approval June 18, 2014 Page 15 of 16 The parkland dedication for this plat is recommended to be the cash dedication rate applicable at the time of final platting. The current parkland dedication rate for single family development is $3,200.00 per unit. At the Planning Commission meeting, the Applicant requested that they be given credit for the area of expansion for Outlot B. Based on this request, it was negotiated that the parkland dedication payment will be made for 11 lots instead of 12 prior to the release of the final plat for recording with Washington County. The Development agreement includes the arrangement for the applicant to construct the public park improvements for the long awaited Camels hump Scenic overlook. The City will reimburse the developer as detailed in the attached Third Party Escrow agreement that the Council is asked to authorize. The final construction drawings dated May 30, 2014 reflect the Area Charges Due to the increased sanitary sewer infrastructure required to service the designated rural resi- dential property in the West Draw with public utilities, the rates for this subdivision are higher than the typical sanitary sewer and water area charge rate established for West Draw Area One. The sanitary storm and water area charges for the subdivision will be calculated at the rate established in the City's annual fee schedule at the time of development. The development agreement reflects the 2014 area charge rates. Public Safety f7eview The Public Safety Department reviewed the application and did not note any additional require- ments since the original 2006 approvaL _ Summary • The project is properly guided and zoned for residential land use. • The�final plat is consistent with the preliminary plat for the site. • The project is found to be feasible. • The City prepared the construction drawings for the project. • The developer will be installing the public improvements in 2014. • Financial sureties will be held by the City for the grading of the site for the development of the subdivision. • A third party escrow agreement addresses the required sureties related to construction costs and fees for the public improvements and park improvements. • The developer shall be responsible for on site improvements including yard sod, boulevard trees, and driveway aprons. • The applicant has reviewed the feasibility report dated June 10, 2014 and accepted the information. • The applicant has signed the development agreement for the project. • The applicant has signed the third party escrow agreement for the project • The applicant will begin grading in June, 2014. • The applicant will substantially complete the public improvements in November, 2014. Honorable Mayor, City Council, and Ryan Schroeder � Oak Cove Addition — Final Plat and Development AgreemenfiApproval June 18, 2014 Page 16 of 16 Recommendation The City Council is requested to take the following actions: 1) Adopt the attached resolution approving the final plat named Oak Cove Addition. 2) Accept the feasibility report dated June 10, 2014 and approve the final construction drawings dated May 30, 2014, for Oak Cove Addition. 3) Approve the Development Agreement with Meridian Land Company for the develop- ment of the Oak Cove Addition. 4) Approve the Third Party Escrow Agreement for the Oak Cove Addition. OAK COVE ADDITION KNOW ALL BY TMESE PR6ENT9 That MerlElvn LonE Xoltlingv, LLC a Minnaaato Iimitad IiuE�llty cempony, fae owner af thv follcning <vvaroaE preperty vituatad � ptt �F CDITAGE 4tOVE PUNNINC WMMImON In tM1a County of Waahln4ton, State o/ Mlnnaeoto, ta wih Appraved by lM1a Planning Cemmisvlon af Na City af Cattage Gow� Minnaeota, ihle _ duy a( 20_, Tha Wacl 1/2 of tha NE 1/4 of Ne SE 1/4 in SecHan ]. Townv�lp Zl, Pcn9a 11. WaMinglan Ccunty. Mlnnaeato, lylnq Northarly af tha iallowing deo<rlbaE Ilnea: Slgned: (Tn�rpenan Cammancing at I�e NW camw o/ wld NE 1/4 e1 tha SE i/4; thanca 500'it'16"W, along tha Wvet Ilna o/ eald NE t/4 a! Na SE 1/4, a dlvlanca a( 510.00 feet to <Fe palnt af baginning et thv linva ta be denolhvd; thenca S89'4B'34'E. a Civtonca ol ��0.00 fvet; thanca S18'14'S4'E, a Aletanca et 8].16 feet; qmcv 588'48'42'E, a Eletanca of 265.0� /aat to Na Eaet Iine of tha Weat i/2 a/ !he NE 1/L a} tha SE 1/4 and 4Fiera terminaUng. Signad: Sacrotary Hao cauevd Na eama to pe vurvayad and plotioE aa OAN CO�E ADOITION ontl doev haraby EeEiwla to fha publlc lor pu011c uev farawr !ha public Wcya, oc CITY CWNC14 tlTY OF COTfACE CROVE, MINNESOT� vhown an thle oio� a�e amo amt<a« m� caaementa aeated Ey tM1la piot !or arainaqe ana uunry purpoeea aniy. Thlv pla[ xav pprowE ba the Clty Councll of tha City of Cettagv Gow. Minnaoota, Nle _ Eay of 20_, anE hare0y In witnove wheraot ealtl Ma�IElen lond HWdinga, LLC o Minneoota Ilmltvtl �IaOAiI catlfieo compliance wIU II requiremente aa evt faN In Minnevota 5tatutea, Svctian 505.03, Subd. 2. doy o/ 2p_� y company, M1oe cauead Neoe praennte [o be vlgneA by Ite propar ofllca� thle MElU01AN UND NOIDiNCS, LLL SlgneE: Mayor 9y. Slgnvd: tleM ChNntien M. WoIE uo Vice PravlEant . CWNtt SUR�EI9R STAIE OF Pureuant ta Chapler B]0, Lowa e/ Minneeoto, 19]I, and In accadance wlth Minneeota Stvhtev, Sectlen 505.021, Subd. 11, lhla pbt hae bvan ra.�e.�e a�a CWN7Y OF cpproved thlv _ day of 10_, Thie Innrumant wve acMnowleAged bafara ma an by Chrlellan M. Wald, as Vlca Praeldan! o/ MarlEfan Land Holdinge, LLC, a Minneaato Ilmlted Ilablllty compeny, ey WavM1ington CaunlY Surmyar By. Nota�y Pupllc, COUNIY AUOIiOR/iREASURER My commlevion erplreo � Punuant ta Mlnnemle Stahtae, Sacllon 505.021, SubC. g, toxvo po�vbla In fYia year ]0_ on Ne land herelnbefara Avvalhad ham bacn pa1E. Nva, �u�n�Jt to Mlnneeota StaNtee, Sectlon 2]2.12. ihere arv no dellnquent toxea anE tranafcr mt>ed Nla _ day of 1. Thamae R. Ballult, do herehy <ertlf Nat I ha�e aurveyeE and platted at Elr<clly auperNVed Ne aurvey ond platling a/ tlie prapaty daecrlbcE an Wla plat oa OAN COVE AOOITON: IM1at I am Eu n�a�vaa ��e s�.wya. i„ Na Stala ol Mlnnavoin: Mat llila plat la a carte<t �apraoantallun af Na boun0o�y aurvay. that oli matM1Vnaticol Eota antl labele ar c rrectly daeignatvtl an thla plat; that all monume te Evpictad an thv plat �aw been r w01 be eorrectly aM nlNin g, ne yaar aa Indketad w lhu oiar, met ou .,e.. eo��do�me a�a wel IanCO an tlaflnatl In M5�505.01. Su6d. 3 axleting oe of Ne Cafo of thie earp/ICatlon ar Y Woahlnqten Leun/y Rutlitor/Treaaurr eM1Own and Icbvlvd on the plat; and that all publlc wyv arv ehonn e�e iae<iea on u< plat � .. OalaE thla _ daY af 1p� . ' By. Daputy Thomae R. 9allutf. UcenseE land S�rve�ar Mlnnaoota Ucanoa No. 40]61 COUNtt RECORDER Oocummt Numbsr STA1E OF I hvraby carti/y lhat <hie IneWmant woe racordad In Na O/fice af tM1v Ceunty Recardw }ar rccord an fhie _ Eoy of COVNIY OF 20_� at _ a clork �M., and rrov duly recarEed In Waehinglon County flecordv. Thio Invtrumenl waa acMnowledqed before me on by Thamav R. Buliuf/, I,icenved LanE Survvyar. ey Waehingtan Caunty Pemrdar ey. oro�c Nomr P�eu My commlvoian expirn 1 � Carlson Mccain SHEE� 1 aF 2 SHEEfS OAK COVE ADDITION HIDD Et. ..;. KSI i� rv C' y h v �� `� �� • � � h' � i �v� G i„. I •� �'i � ` � � � F' t� i r � i I � u; � c ��' r h fi � V ICINITY MAP E,;: or u: Q,i,-, c � r, ., � � � �.. "d "e� ^ v. t. n. x. m a � �n: ?cr/� r u i : � �j J � i ' n i (eor ro r..ue) , i rv in. . 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I M $ • u.�drd�en+�ecacwmrun�mr.m.u��ntm�m.n — � j I i ,� o ' i -________'___-'l IA � rJ • u.�o�idnaYmmanummlwnwu � �_________-_� II $� I m ° aosv Nme:1� __ � � NOVwoe� = g p R a' �� --- ,e � ----- -- °° e� \\ I 6 ' I� ao f___-_-'_'-_' so �� CdF \ � I �I I 5 ° I � v� � m a�� L----------- xaaoi \� � i " 3 �� \� ` ------J l�a�A � G 330.00 - �� qa° 6 5 �"'� � - vaie �.�.�.E us eoie . � _ ' •��,e� Y� � B �! -eve•.rc � _"-_. n� v i� �� v ' *e � 1 I I �:C � -no�.a i �� u s-- ( x�s eoie - ----- 265.00 - 90 ' _ eme 509'18'4YE � � n i. .. i �J � N I I � I I 1 � McCain �� a��wo�MS�..�.�..��.a�a.m�� SHEET 2 OF 2 SHEETS RESOLUTION NO. 2014-XXX RESOLUTION APPROVING THE FINAL. PLAT NAMED OAK COVE ADDITION WHEREAS, Meridian Land Holdings, LLC has applied for a final plat to develop a single- family residential subdivision named Oak Cove Addition. This development consists of 12 lots for single-family homes and 2 outlot parcels, and is located on property legally described as: The West �/2 of the NE'/4 of the SE �/ in Section 7, Township 27, Range 21, Washington County, Minnesota, lying Northerly of the following described lines: Commencing at the NW corner of said NE �/4 of the SE'/4; thence S00°11'26"W, along the West line of said NE �/4 of the SE'/4, a distance of 540.00 feet to the point of beginning of the lines to be described; thence S89°48'34"E, a distance of 330.00 feet; thence S48°14'54"E, a distance of 87.16 feet; thence S89°48'42"E, a distance of 265.00 feet to the East line of the West %z of the NE '/4 of the SE �/4 and there terminating. WHEREAS, on September 20, 2006, the City Council approved a comprehensive plan amendment to expand the Metropolitan Urban Services Area (MUSA) boundary and to change the land use designation from Rural Residential to Low Density Residential; a zoning amendment to change the zoning from Residential Estate (R-2) to Residential (R-2.5); and a preliminary plat, for the property legally described below; and - WHEREAS, the final plat for the above described property was approved on June 20, 2007; and WHEREAS, the applicant, Summit Ridge Two Company, was granted several extensions of the final plat approval; and WHEREAS, due to economic conditions, the developer did not develop the approved subdivision; and WHEREAS, the approvals for the preliminary and final plats expired on June 20, 2013, and WHEREAS, Meridian Land Holdings, LLC applied for a preliminary plat for a subdivision to be known as Oak Cove. The development, which will consist of 12 lots for single-family homes and 2 outlot parcels, would be located on property legally described above; and WHEREAS, the Planning Commission held the public hearing for the preliminary plat for the proposed Oak Cove Addition subdivision on March 24, 2014; and WHEREAS, the Planning Commission unanimously recommended approval of the prelimi- nary plat application on March 24, 2014, subject to certain conditions; and WHEREAS, the City Council subsequently accepted the Planning Commission's recommen- dations and approved the preliminary plat (Resolution No. 2014-029) on April 16, 2014; and Resolution No. 2014-XXX Page 2 of 3 WHEREAS, City staff found the final plat substantially consistent with the approved prelimi- nary plat. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the final plat application filed by Meridian Land Holdings, LLC for a residential subdivision plat named Oak Cove Addition. This final plat consists of 12 lots for single-family homes and 2 outlot parcels, located on property legally described above. Approval of this final plat is subject to the following conditions: 1. The developer and builders must comply with all city ordinances and policies. 2. The developer must abide by the conditions stipulated in Resolution No. 2014-029, which approved the Oak Cove Addition preliminary plat, except as hereafter modified. 3. The East Ravine development standards included in Resolution 2006-011 shall apply to the Oak Cove subdivision. 4. All utility, drainage, and development plans must conform to the plans approved by the City Engineer. The developer may start rough grading of the lots before the plat is filed, if a MPCA Construction Storm Water Permit has been issued and the City has been furnished with a cash escrow or letter of credit in the minimum amount specified in the approved development agreement. 5. The Developer shall pay a tree mitigation fee in the amount of $12,772. 6. The Developer shall pay an off-site cul-de-sac-fee of $ 34,000. 7. Development of this project must comply with the grading and erosion control plans as approved by the City Engineer. 8. The developer must construct or install and pay for the following: a) Pave streets b) Concrete curb and gutter c) Street lights d) Water system (trunk and lateral) and water house service stubs e) Sanitary sewer system (trunk and lateral) and sanitary house service stubs fl Storm sewer system g) Street and traffic control signs/signals h) Shaping and sodding drainage ways and berms in accordance with the drain- age development plan approved by the City Engineer i) Adjust and repair new and existing utilities j) Sidewalks and trails as detailed in the Development Agreement k) Erosion control, site grading and ponding Resolution No. 2014-XXX Page 3 of 3 These Improvements must be in conformance with City approved plans and specifi- cations and will be installed at the sole expense of the developer in conformance with Title 10, Chapter 5 of the City Code. The form of the financial security is subject to the reasonable approval of the City. 9. The Homeowner's Association for this development is responsible for the maintenance of all vegetation and landscaping lying within the entrance monument area. The City will rough cut the vegetation within the stormwater basin twice per year. If the home- owners association desires a more regular maintenance of the ground cover or that it be irrigated, the homeowners association shall prepare a maintenance plan and submit it to Cottage Grove Public Works for review and approval. 10. The City will supply the street light poles and luminaries. The Developer will pay the City for street light poles and street light luminaries. This fee is due and payable at the time of executing the development agreement. 11. The City agrees to review and consider the final wear course paving along certain roadway segments in advance of other roadways depending on the location of the roadway segment and if at least 90 percent of the houses on that street segment have been constructed or at the end of three years from the date all other Public Improve- ments are accepted by the City, whichever is sooner. � 12. After the site is rough graded, but before any utility construction commences or build- ing permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control requirements if it is determined that the methods implemented are insufficient to properly control erosion. 13. The final plat and declaration of private covenants must be recorded with the Washington County Recorder's Office before any building permit can be issued. 14. Before the final grading financial guarantee is released, a certificate signed by a registered engineer must be provided. This certificate will state that all final lot and building grades are in conformance to drainage development plan(s) approved by the City Engineer. Passed this 18th day of June, 2014 Myron Bailey, Mayor Attest: Caron M. Stransky, City Gerk RESOLUTION NO. 2014-XXX RESOLUTION APPROVING THE FEASIBILITY REPORT AND CONSTRUCTION PLANS AND SPECIFICATIONS FOR OAK COVE ADDITION WHEREAS, Minnesota Land Holdings, LLC has filed a final plat application with the City of Cottage Grove to develop a detached single-family residential subdivision named Oak Cove Addition. This project consists of 12 lots for single-family homes and 2 outlots. This subdivision is located on property legally described as: The West �/ of the NE'/4 of the SE'/4 in Section 7, Township 27, Range 21, Washington County, Minnesota, lying Northerly of the following described lines: Commencing at the NW corner of said NE'/4 of the SE'/; thence S00°11'26"W, along the West line of said NE �/4 of the SE �/, a distance of 540.00 feet to the point of beginning of the lines to be described; thence S89°48'34"E, a distance of 330.00 feet; thence S48°14'54"E, a distance of 87.16 feet; thence S89°48'42"E, a distance of 265.00 feet to the East line of the West'h of the NE �/4 of the SE'/4 and there terminating. WHEREAS, the City's engineer, prepared a feasibility report for the subdivision dated June 10, 2014, and the project was found to be feasible; and WHEREAS, the Developer will utilize the approved plans and specifications dated May 30, 2014, as prepared by Stantec Consulting, to construct the public improvements within the subdivision; and WHEREAS, the approved plans and specifications dated May 30, 2014 are in conformance with the information included within the Feasibility Report dated June 10, 2014; and WHEREAS, the Developer will install the public improvements within the subdivision in accordance with current City ordinances and policies and approved plans and specifications dated May 30, 2014; and WHEREAS, the Developer will install the park improvements within the public park property depicted in Figure 3 of the feasibility report in accordance with current City ordinances and policies and approved plans and specifications dated May 30, 2014; and WHEREAS, a development agreement and financial sureties are required for the development of this project. NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of Cottage Grove, Washington County, Minnesota, hereby approves the Oak Cove Addition Feasibility Report dated June 10, 2014, and the construction plans and specifications prepared by Stantec Consulting dated May 30, 2014, subject to the following conditions: Resolution No. 2014-XXX Page 2 of 2 1. The developer and builders must comply with all City ordinances and policies. 2. Modifications to final construction plans and specifications shall be permitted in writing by the City Engineer. Passed this 18th day of June, 2014. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk � DEVELOPMENT AGREEMENT OAK COVE ADDITION THIS DEVELOPMENT AGREEMENT ("Agreement") is entered� into on the day of , 2014, by and between Meridian Land Holdings, LLC, a Delaware limited liability company, referred to as "Developer" and the City of Cottage Grove, a municipal corporation, situated in the County of Washington, State of Minnesota, hereinafter referred to as the "City." RECITALS A. At _the time this Agreement is recorded, the Developer is the fee owner of the parcels of land described in Exhibit "A," which is to be developed as a subdivision in the City bearing the name "Oak Cove Addition" and may sometimes hereinafter be referred to as the "Subject Property" or the "Subdivision." B. The Developer proposes to develop the Subject Property, which is being platted into twelve (12) lots for the construction of detached single-family homes situated in the City of Cottage Grove, County of Washington, State of Minnesota. C. The City approved the Oak Cove Addition preliminary plat (City Resolution No. 2014-029) on April 16, 2014, and the Oak Cove Addition final plat on June 18, 2014, a single-family development on 8.63 acres. The Oak Cove Addition preliminary and final plats consist of twelve (12) single family lots and two (2) outlots. D. The City requi�es that certain public improvements, which are herein refened to as "Public Improvements" and include, but are not limited to storm drainage systems, sanitary sewer, water, grading, street lighting, trails, sidewalk, curb and gutters, and streets, be installed to serve the Subject Property and other properties affected by the development of the Subject Property, all at the expense of the Developer, all as set forth herein and in the Approved Plans dated May 30, 2014. E. The Developer will perform other work and install certain improvements within the Subject Property, which work and improvements typically consist of drainage swales, erosion control, street cleaning, and the like thereof and which improvements to the Subject Properry shall be referred to herein as "On-Site Improvements." Public Improvements and On-Site Improvements are collectively referred to as the "Improvements." -1- F. The Developer shall develop the Subject Property and install the Public Improvements in conformance with the plans and specifications prepared by the City dated May 30, 2014 and refened to as the "Approved Plans." The Approved Plans shall not be amended without the prior written approval of the Developer and the City. G. The Oak Cove Addition Feasibility Report dated June 10, 2014, was approved by the City Council on June 18, 2014. NOW, THEREFORE, IT IS HEREBY AND HEREIN MUTUALLY AGREED, in consideration of each party's promises and considerations herein set forth, as follows: 1. Request for Plat ApprovaL The Ciry approved the final plat for Oak Cove Addition on June 18, 2014 (Resolution No. 2014-040). This residential subdivision is located in the City of Cottage Grove, County of Washington, State of Minnesota, and is legally described in Exhibit A. 2. Conditions of Anproval. The City hereby approves the final plat and.this Agreement on the conditions that: a. The Developer enters into this Agreement and abides by the conditions stipulated in the resolution approving the final plat and the terms of this Agreement. All the lots within Oak Cove Addition are required to be part of a homeowners association. � b. The Developer provides to the City upon execution of this Agreement: i. An inevocable letter of credit or cash in the amount of: Item Unit Qty. Unit Price Total Cost Site Grading Restoration: Re-Spread Topsoil CY 1,400 $2 $2,800 Site Grading Restoration: MnDOT 250 Seed & Mulch AC 5.2 $650 $3,380 Misc. Site Grading LS 1 $5,000 $5,000 Erosion Control — Temp. Rock Constiuction entrance EA 1 $1,000 $1,000 Erosion Control- Silt Fence, Machine Sliced LF 2150 $3 $6,450 Street Sweeper with Pick Up Broom HR 12 $125 $1,500 Pond Maintenance & Cleaning LS 1 $5,000 $5,000 Estimated Total $25,130 Estimated LOC or Cash (150°10) $37,695 _2_ The letter of credit must be issued by a bank that is deternuned by the City to be solvent and creditworthy and in a form acceptable to the City. If the City determines at any point that the bank no longer satisfies its requirements, it can require the Developer to provide the City with a new letter of credit from a different bank. ii. Proof of public liability and property damage insurance covering personal injury, including death, and claims for property damage which may be caused by reason of the operation of the Developer's equipment and laborers, or caused by Developer's completion of the Public Improvements. Limits for bodily injury or death shall not be less than $1,000,000 for one person and $2,000,000 for each occurrence; limits for property damage shall not be less than $500,000 for each occui�ence. The Developer must keep the insurance in force at all times that construction for the development is in progress. The City must be named as an additional insured on the policy and must provide that the insurer must give the City at least ten (10) days' written notice prior to cancellation or termination of the insurance policy; and iii. Third Partv Escrow A�reement: To guarantee compliance with the terms of this agreement and the payment of the costs of all public and private construction improvements, the Developer and City shall enter into a third party escrow agreement. The estimated costs are detailed in the two tables below. Site Im rovements - Develo er Estimated Construction Gosts General $16,485 Sanitary Sewer $30,970 Water Main $41,026 Services $20,880 Storm Sewer & Storm Water Management $78,859 Street Improvements $86,065 Sidewalks $19,386 Bituminous Trails $3,744 Street Lighting $13,250 Final Streets $22,580 Total Estimated Improvement Costs $333 245 � Improvement Letter of Credit or 3rd Party escrow agreement(125%) $416,556 If escrowed filnds held under this third party agreement exceed the amount necessary to reimburse actual construction costs for the Site Improvements, such funds shall be returned to the Developer without interest. If it appears that the actual costs incurred will exceed the estimate, the Developer and the City shall review the costs required to complete the project and the Developer shall deposit additional sums with the third party escrow Agent. -3- Park Improvements =Crty - `_ Estimated Constr-uction Cost � __ � _ _.�.__ � __ _ _ __� _ ._ r. -_ _ . � ��_ _�_ - � . �- . �4._—� . Total Part 1- Park Improvements $ 22,000 Total Part 2- Parking Area & Turnaround $ 65,148 Total Part 3- Bituminous Trails $ 28,787 Total Part 4- Woodchip Trails $ 2,200 Total Part 5- Main Overlook $ 53,370 Total Part 6- Informal Overlook $ 30,000 Total Part 7- Landscaping $ 37,050 Total Part 8- Amenities $ 6,325 Total Part 9- Sanitary Sewer $ 9,675 Total Part 10 - Water Main $ 9,752 Total Part 11 - Storm Sewer & Stormwater Management $ 32,675 Total Part 12 - Sidewalk $ 10,616 Total Part 13 - Lighting $ 36 600 � Total Construction Costs $ 344,198 10% Contingency $ 34,420 Total Pro'ect Costs $ 3'78,618 If escrowed funds held under this third party agreement exceed the amount necessary to reimburse actual construcrion costs for the Park Improvements, such funds shall be returned to the City - without. interest. ff it appears that the actual costs incurred will exceed the estimate, the Developer and the City shall review the costs required to complete the project and the City shall deposit additional sums with the third party escrow Agent. � (Balance of page left intentionally blank) -4- iv. Cash: The following is a summary of the cash requirements under this Contract which must be furnished to the City prior to the release of the final plat for recording: *Calculated by 121ots minus 1 credit for trails through Outlot B. **Costs for the construction of a standard cul-de-sac with island, had the street not been extended into Camel's Hump Park with a turnaround. If escrowed funds held under this agreement exceed the amount necessary to reimburse the City for its engineering costs under Section 5, such funds shall be returned to the Developer without interest. If it appears that the actual costs incurred will exceed the estimate, the Developer and the City shall review the costs required to complete the project and the Developer shall deposit additional sums with the City. c. The Developer shall inform each builder that an escrow and fees must be deposited with the City for each lot. The escrow and fees must be deposited with the City at the time a building permit is issued by the City. The purpose of the escrow and fees is to insure certain private improvements (e.g. boulevard/yard sod, boulevard trees, curb stop inspection, right-of-way permit, property corner boundary markers, as-built survey, sidewalk repau, etc.) are completed before a certificate of occupancy is issued by the City. The Builder must plant a boulevard tree having a minimum tree trunk size of not less than 2.5-inch caliper width. One (1) boulevard tree is required per lot, except for corner lots, which must have one (1) boulevard tree on each street of the property. The City Forester must be contacted for puiposes of staking the location of the boulevard tree to be planted and approving the tree species. Far a lot where the Certificate of Occupancy is issued between August 1 and Apri130, tree planting described in this paragraph must be completed by the builder by the 15th day of June. For a lot where the Certificate of Occupancy is issued between May 1 and July 31, tree planting must be completed by the builder by the 15th day of -s- September. The builder's cash escrow will be posted with the City's Finance Director in a non- interest bearing account and shall be released upon completion of the certain private improvements. � The minimum cash escrow for each lot is shown below: If the Developer is the only builder pulling permits within the Subdivision, the City at its sole discretion may accept an urevocable letter of credit or Thud party escrow agreement from the Developer in lieu of individual builder escrows on each lot in an amount equal to or exceeding the total amount of cash escrow that would otherwise be required under this provision. d. The Developer records the final plat with the Washington County Recorder within six (6) months after City Council approval of the final plat. e. The Developer agrees to furnish all labor, materials, and equipment per the resolution approving the final plat for Oak Cove Addition and perform the Public Improvements and utility repair and adjustment in conformance with the Approved Plans. 3. Development Plans and Ri�ht to Proceed. The Developer may not construct any Improvements until all the following conditions have been satisfied: a. This Agreement has been fully executed by both parties and filed with the City Clerk. b. The necessary securities, waz7anties, escrows, and proof of insurance as required by this Agreement have been received by the City. c. The City has issued a letter stating that all conditions of this paragraph have been satisfied and that the Developer may proceed. The Developer agrees that the Improvement work shall be done and performed in a workmanlike manner and all materials and labor shall be in st�7ct conformity with the Approved Plans and City ordinances. Any material or labor supplied which was rejected by the City as defective or unsuitable per the Approved Plans shall be removed and replaced with approved material to the reasonable satisfaction or approval of the City at the cost and expense of the Developer. The Developer shall submit a written schedule indicating the progress schedule and order of completion of the Improvements. It is further agreed that upon receipt of written notice from the -6- Developer of the existence of causes over which the Developer has no control which will delay the completion of the Improvements, the City Council, in its discretion, may extend the date herein for completion and that any security required shall be continued to cover the Improvement work during this extension of time. It is distinctly understood and agreed that all Improvement work covered by this Agreement shall be done at no expense to the City unless otherwise agreed to by the City and the Developer. The City agrees to sealcoat the streets in the subdivision, at the City's expense, within two (2) years following the installation of the wea� course paving in the Subdivision. The Developer agrees to have all Improvements substantially done, including the bituminous wedge on the street, and fully completed to the reasonable satisfaction and approval of the City Engineer on or before November 15, 2014, except all concrete work rriust be completed by October 15, 2014, and the wear course/final lift of all streets in the subdivision must be completed within three (3) years from the date all other Public Improvements are accepted by the City or when ninety percent (90°10) of the houses have been const�ucted, whichever is sooner. The Developer is responsible for the future expenditures to remove the temporary wedge, pave the wear course, repau curb and gutters, and restore impacted a�eas and any other Improvement that must be completed. 4. Approved Plans. The Developer shall not do any work or fuinish any matei7als not covered by the Approved Plans or this Agreement, for which reimbursement is expected from the City, unless such work is first ordered in writing by the City as provided in the Approved Plans. Any such work or materials which may be done or furnished by the Developer's contractor without such written order first being given shall be at the Developer's own risk, cost, and expense, and the Developer hereby agrees that without such written order the Developer will make no claim for compensation.for work or materials so done or furnished. It is further agreed, anything to the contrary herein notwithstanding, that the City, City Council, and its agents or employees shall not be personally liable or responsible in any manner to the Developer, the Developer's contractor or subcontractors, material men, laborers, or to any other person or persons whomsoever, for any claim, demand, damages, actions, or cause of any action of any kind or character arising out of or by reason of the execution of this Agreement or the perfoimance and completion of the Improvement work and the Improvements and that the Developer will save the City harmless from all such claims, demands, damages, actions, or causes of action or the costs, disbursements, and expenses of defending the same, except for any such claims, demands, damages, actions or causes of action caused by the misconduct or negligence of the City or someone acting on its behalf. 5. En�ineerin� Services: Plat Review, Desi�n, Stakin�, Surveyin�, and Inspections. Developer will pay the City Engineering administration fee of two percent (2%) of the total public improvement costs for City staff time associated with plan review, plat review, grading plan review, and design review and project administ�ation for the development. This fee shall be collected as a cash payment. All fees incuired by the City related to concept, plat, and grading plan review have been billed to the developer as the charges were incurred which are estimated at one percent (1%) of the total project cost. The Engineering escrow below is an estimate for consulting engineei7ng, legal, and other expenses incurred or to be incurred by the City in connection with this Development Agreement and Plat approval and acceptance and authorization of improvements. The percentages included in this section are estimated as follows: -�- • Public design services, (estimated at five percent [5%] of the total public improvements cost) for the public improvements, including securing all necessary permits for the project and preparation of the feasibility report. The City will provide consh•uction inspections, erosion control inspections, staking and surveying, witness testing, review testing reports, and attend project meetings at the Developer's expense. Fees for these services are estimated at ten percent (10%) of Improveinent costs identified above and escrowed by the Developer with the City as part of this Agreement. The Developer must notify the City Engineer at least forty eight (48) hours in advance, not including weekend days or holidays, for inspection service or scheduling of tests to be performed. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. 6. Street Li�hts. The City will furnish the street light poles and luminaues. The Developer is responsible for purchasing and installing the street lights and providing all other street light improvements as shown on the Approved Plaris. 7. Final Inspection/Acceptance. Upon completion of the Improvements, the City Engineer and representatives of the Developer's contractor and/or engineer will promptly make a final inspection of the Public Improvements. Before the City's final acceptance and release of the securities, the Developer and City Engineer shall be satisfied that all wark is completed in accordance with the Approved Plans and all City inspections for the wark were performed, and the Developer's engineer submits a written statement attesting to the same. The Developer's contractor performing the Public Improvements for the Developer must submit to the City a one-hundred percent (100%) wai7anty maintenance bond that shall run for a minimum of one (1) year. Said bond shall run from the date of acceptance by the City of all Public Improvements. At the time of final acceptance of the Public Improvements, if it is determined by the City that the Approved Plans were not adhered to, or that the Public Improvement work was done without City inspections, the Developer agrees to increase the length of the one hundred percent (100%) warranty maintenance bond up to a maximum of five (5) years as reasonably determined by the City Engineer. The wan•anty period for streets commences after the final placement of the wear course. The City Engineer will notify the Developer in writing of the City's approval of the Public Improvements and schedule the request for acceptance by the City Council. The final approval and acceptance of the Public Improvements by the City Council shall constihite final approval and acceptance by the City without further action on the part of any party hereto. 8. Default by Developer. In the event of default by the Developer as to any of the Public Improvement work to be pei�ormed hereunder by the Developer, its successors or assigns, and the continuance of such default after written notice from the City and the expiration of the Cure Period (as defined below), the City is granted the right to declare any sums provided by this Agreement due and payable in full, and the City may draw upon any financial guaranty posted in conformance with this Agreement, provided, however, the Developer shall fust be given an opportunity to cure the default for a period of at least thirty (30) days (except in emergency situations) thereafter as provided below. Said notice will be addressed to the Developer at the address shown below in Section 18. In the event the City draws -s- from any financial guaranty sums that exceed the costs or damages to the City, the City will promptly retuin such excess amounts to the Developer. Notwithstanding anything to the contrary contained in this Agreement, if the City determines that the Developer is in default of any of the terms of this Agreement, the City shall promptly notify the Developer of the default and/or non-compliance. The City agrees to provide the Developer a reasonable and appropriate amount of time, which shall not be less than thirty (30) days, for the Developer to correct any noted defaults, based on the measures that will need to be taken by the Developer to correct the default ("Cure Period"). In the event Developer fails to correct said non- compliance within the designated Cure Period, the City may take any other remedy or action available to the City under the terms of this Agreement. 9. Denial of Permits. Breach of any term of this Agreement by the Developer or failure to comply with City ordinances shall be grounds for denial of building or occupancy permits for buildings within the Subdivision until such breach is coirected by the Developer. 10. Attornevs' Fees. The Developer will pay the City's reasonable attorney's fees to be fixed by the Court in the event a suit or action is brought to enforce the terms of this Agreement, or in the event an action is brought upon a bond or letter of credit furnished by the Developer as provided herein. 11. Assignment. The Developer may not t�ansfer or assign any of its obligations under this Agreement without the prior written consent of the City, which shall not be unreasonably withheld, conditioned, or delayed. 12. A�reement to Run with Land. The City agrees to record this Agreement among the land records of Washi�gton County, Minnesota, and the Developer agrees to record the "Oak Cove Addition" final plat at Washington County, Minnesota. The provisions of this Agreement shall run with the land and be binding upon the Developer and its successors in interest. Notwithstanding the foregoing, no conveyance of the Subject Property or any part thereof shall relieve the Developer of its liability for full perFormance of this Agreement unless the City expressly so releases the Developer in writing. 13. Release. Upon completion and approval of all Improvements requued herein, including completion and acceptance of the Improvements and satisfaction of all of the Developer's obligations under this Agreement, the City agrees to execute an instrument (in form sufficient to remove this Agreement as a further encumbrance against the Subject Property) releasing all of the Subject Property from the terms of this Agreement. 14. Severabilitv. The provisions of this Agreement are severable, and in the event that any provision of this Agreement is found invalid, the remaining provisions shall remain in full force and effect. 15. Consent. The Owner represents and warrants that the Developer is the only fee owner in the Subject Property and no other parties have the right to consent to the plat or development agreement. 16. Applicable Law. This Agreement shall be governed by and constnied in accordance with the laws of the State of Minnesota. 17. Chan�es in Of�cial Controls. For two (2) years from the date of this Agreement, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, -9- lot size, lot layout, or dedications of the approved preliminary plat and final plat unless required by state or federal law or agreed to in wiiting by the City and the Developer. 18. Notices. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: Meridian Land Holdings, LLC Attention: Christian M. Wold 3600 American Boulevard West, Suite 750 Minneapolis, MN 55431 Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: City of Cottage Grove Attention: City Administrator 12800 Ravine Parkway South Cottage Grove, MN 55016 19. Prior A�reements. This Agreement supersedes and replaces any prior development agreements for. Oak Cove Addition. 20. Mail Boxes. The Developer is responsible for the placement of a mailbox for all the lots within the Subdivision and must comply with the United States Postal Service's mailbox design and placement guidelines. The mailboxes must be of similar design and colar within the Subject Property. 21. Sidewalk and Trail Maintenance. If the City does not provide snow removal on the trails or sidewalks within the Subject Property, the homeowners association ar the property owner(s) adjoining the trail or sidewalk must remove the snow andlor ice as determined by the goveining documents of the homeowners association. 22. Park Dedication and Park Imurovements. The Developer is required to pay park fees in lieu of land dedication in the amount of $35,200 This amount is based on 1 l lots with a waiver of the dedication requirement for the 12th lot based on the dedication of Outlot B for the putpose of creating a public trailway connection to the Gateway North Open Space to the east of the plat. Prior to the release of the final plat for recording, the Developer shall pay the park dedication fees. In conjunction with recording the final plat, the Developer shall deed Outlots A and B of Oak Cove to the City. In addition to constructing the street and utility improvements relating to the subdivision, the Developer agrees to construct the public park improvements detailed in the construction drawings on the public open space l�own as the Camels Hump Scenic Overlook directly south of and adjacent to the Oak Cove subdivision and as detailed on Exhibit B of this document. The Developer is not responsible for costs related to design, staking, or inspection. The construction costs for park improvements and trails were estimated to be $378,618.00 as detailed in the appendix of the feasibility report dated June 10, 2014. The Developer agrees to submit two valid bids for the public park improvements. The City agrees to reimburse the Developer for the actual costs the Developer is required to pay for the public park improvement construction via a third party escrow agreement. -io- The City agrees to grant the Developer and their subcontractors' necessary permission to construct the public park improvements on the public property depicted on Exhibit B. IN WITNESS OF THE ABOVE, the parties have caused this Agreement to be executed on the date and year written above. SIGNATURES APPEAR ON NEXT PAGE �e MERIDIAN LAND HOLDINGS, LLC By: /!�C � Christian M. Wold, Vice President CITY OF COTTAGE GROVE: : : STATE OF MINNESOTA COUNTY OF WASHINGTON Myron Bailey, Mayor Caron M. Stransky, City Clerk ACKNOWLEDGEMENT FOR CITY ) )ss. ) The foregoing instrument was acknowledged before me this day of , 2014, by Myron Bailey, Mayor, and Caron M. Stransky, City Clerk, of the City of Cottage Grove, a Minnesota municipal coiporation, on behalf of the corporation. (Notary Seal) Notary Public ACKNOWLEDGEMENT FOR DEVELOPER STATE OF MINNESOTA ) )ss. COUNTY O� SLUW�.��(� ) � On this l � day of �, 2014, before me, a notary public within and for said County, personally appeared Christian M. Wold, Vice President of Meridian Land Holdings, LLC, a Delaware limited liability company, on behalf of said corporation. yof .NES,,,� RpBERiAp bl c 1 � Q Notary � � ' � State ot Minnesota � My Commis 3jn 201'9 g Notary Public �1 ' �� JonuarY ��,. • (Notary Seal) THIS DOCI]IVIENT DRAFTED BY: Community Development Department City of Cottage Grove 12800 Ravine Pu•kway South Cottage Grove, MN 55016 -12- EXHIBIT "A" LEGAL DESCRIPTION OF THE SUSJECT PROPERTY The West 1 /a of the NE 1 /a of the SE 1 /a in Section 7, Township 27, Range 21, Washington County, Minnesota, lying Northerly of the following described lines: Commencing at the NW corner of said NE 1 /a of the SE 1 /a; thence S00° 11' 26"W, along the West line of said NE 1 /a of the SE 1 /a; a distance of 540.00 feet to the point of beginning of the lines to be described; thence S89°48'34"E, a distance of 330.00 feet; thence S48°14'54"E, a distance of 87.16 feet; thence S89°48'42"E, a distance of 265.00 feet to the East line of the West'/z of the NE 1 /a of the SE 1 /a and there terminating. -13- EXHIBIT `B" PARK PROPERTY DEPICTION -14- F9ure 3 — Paik Improv�ments THIRD PARTY ESCROW AGREEMENT OAK COVE — SITE AND PARK IMPROVEMENTS THIS AGREEMENT is entered into on , 2014, by Land Title Inc. (hereafter "Escrow Agent"), City of Cottage Grove , a municipal corporation (hereafter "City"), and Meridian Land Holdings, LLC, a Delaware Limited Liability Corporation company (hereafter "Developer"). RECITALS WHEREAS, on June 4th, 2014 the City approved a final plat named Oak Cove Addition (hereafter "Subdivision"); and WHEREAS, City and Developer have entered into a development agreement dated June 4, 2014, (hereafter "Development Agreement") pursuant to which Developer has agreed to deposit certain funds as identified in Paragraph 2 below in escrow in lieu of a letter of credit; and WHEREAS, Developer agrees to privately construct public improvements serving the property legally described in attached Exhibit A and as defined in the Development Agreertment; and WHEREAS, Developer agrees to privately construct the public park improvements described in the Development Agreement and serving the property legally described in attached Exhibit B, WHEREAS, City and Developer desire that the Escrow Agent disburse the advances and Escrow Agent is willing to do so on the terms and conditions hereinafter set forth yet not providing any title or mechanic lien clearance services; and WHEREAS, capitalized terms used and not otherwise defined herein, shall have the meanings set forth in the Developer's Agreement. NOW THEREFORE, in consideration of the foregoing recitals and other good and valuable consideration, it is agreed between the parties as follows: l. Developer will deposit escrowed funds in the amount of $416,556 with the Escrow Agent. 2. City will deposit escrowed funds in the amount of $378,618 with the Escrow Agent. 3. The Escrow Agent is authorized and directed to disburse the funds deposited hereunder to Developer (or City in case of Developer Default) to pay the costs of construction of the Site and Public improvements identified In the Developers Agreement to be constructed on the described real property as such property is identified in Exhibit A. The number of permissible draws and the fees to be charged therefore is as set forth herein. Page 1 4. The Escrow Agent is authorized and directed to disburse the funds deposited hereunder to Developer (or City in case of Developer Default) to pay the costs of construction of the Park Improvements identified In the Developers Agreement to Agreement to be constructed on the described real property as such property is identified in Exhibit B. The mimber of permissible draws and the fees to be charged therefore is as set forth herein. 5. Prior to each disbursement of funds by the Escrow Agent to the Developer, the City and Escrow Agent must be furnished with the following items: a. Sworn Construction Statement, setting forth all contractors and material suppliers with whom the Developer has contracted the amounts of each contract, the amounts paid to date, the amounts being requested, and the balances due. b. The written draw request by the Developer for the requested disbursement. c. Written Approval by the City of the disbursement request; which approval shall (i) not be unreasonably withheld or delayed and (ii) be provided within ten (10) business days following the date submitted by the Escrow Agent in accordance with Paragraph 5 below with confirmation from the Escrow Agent that Developer has provided all of the items required to be submitted under this Paragraph 3. Failure by the City to respond to such request within the ten (10) business day approval period shall automatically be deemed to be City's approval to same. Escrow Agent may communicate with City electronically relative to these requests. d. Full or partial, up-to-date lien waivers plus affidavits supporting lien waivers and releases of lien if necessary in a form satisfactory to Escrow Agent and City. e. A list showing each Contractor/Vendor to be paid from the current Draw Request, the amount of payment, and the category of cost as shown on the Sworn Construction Statement for which such payment are to be made. f. Such other supporting evidence as may be reasonably requested by the City or Escrow Agent to substantiate all payments which are to be made out of the relevant Draw Request and/or to substantiate all payments, then made with respect to the Public Improvements. g. Escrow Agent's charges for all of the escrow services to be provided for pursuant to this Agreement are $25.00 per draw. h. No draw. requests shall be made by Developer while another is pending or in the event the City has declared default under the Developer's Agreement. 6. At the time of submission of the final Draw Request, which shall not be submitted before the completion of the Public Improvements, Site Improvements, or Park Improvements, including all landscape requirements, Developer shall submit to City and Escrow Agent, in addition to the requirements listed in Paragraph 5 above, the following: a. A written lien waiver from all contractors for work done and materials furnished for the Public and Park Improvements. Page 2 b. Such other supporting evidence as may be reasonably requested by the City or Escrow Agent to substantiate all payments, which are to be made out of the final Draw Request and/or to substantiate all payments, then made with respect to the Project. c. Satisfactary evidence that all wark requiring inspection by Goveinmental Authorities having jurisdiction including the City has been duly inspected and approved by such authorities and that all requisite certificates of occupancy, if applicable, and other approvals have been issued. d. Final Sworn Construction Statement. e. The Developer's general contractor shall submit a one (1) year warranty bond in a form satisfactory to the City Attorney, from the date of Public and Park Improvements acceptance and all required IC-134 documents. 7. Not later than five (5) business days following receipt of the documents delivered to it pursuant to the above paragraphs, the Escrow Agent will notify in writing the City as to whether or not the delivered documents are satisfactory to it. If documents are missing, the Escrow Agent will advise City and Developer. ff the documents are supplied to the satisfaction of the City and Escrow Agent, Escrow Agent will within three (3) days of receipt of draw request, transmit to the Developer the ' amount applied far in the relevant draw request. 8. Developer will pay to parties identified in the relevant draw request the amounts shown therein. Payment will only be made ttpon receipt of signed lien waivers for the amount requested. 9. The Escrow Agent will keep and maintain books and records in sufficient detail to reflect the disbursements made by it hereunder. City and Developer may, during normal business hours, examine the books and recards of Escrow Agent pertaining to the disbursements made by it hereunder. 10. No liability is assumed by Escrow Agent or City to the Developer or contractors as regards protection against mechanic's lien or title claims. 11. Functions and duties assumed by the Escrow Agent include only those described in this Agreement and the Escrow Agent is not obligated to act except in accordance with the terms and conditions of this Agreement. Escrow Agent does not insure that the Uuilding or constiliction will be completed or that the building when completed will be in accordance with the plans and specifications, or that sufficient funds will be available for completion. The funds placed in escrow shall be maintained in a non-interest bearing account. 12. Escrow Agent acknowledges receipt of escrowed funds upon execution of this document. Page 3 13. This Agreement shall be binding upon the parties hereto and their respective successors and assigns. 14. This agreement can be amended or modified only by a written Amendment, written and signed by all of the parties hereta 15. Escrow Agent shall place all received funds in a FDIC insured account. 16. If directed by the City in its reasonable business judgment, the Developer shall submit additional security to address change orders or unanticipated Project costs which costs will be reasonable agreed upon by the City and Developer. 17. If directed by its reasonable business judgment, the City shall submit additional security to address change orders or unanticipated Park Improvement costs which costs will be reasonable agreed upon by the City and Developer. - 18. The parties hereto agree that each party's legal cost incuned to draft and /or negotiate this Agreement on behalf of sucli party shall be the sole responsibility of the party incurring the same. 19. Time is of the essence as to each provision of this Agreement. 20. All notices required or permitted under this Agreement shall be (i) delivered to the addresses set forth below, and (ii) mailed, delivered, or transmitted by one party to the others and such notice shall be deemed given and effective upon receipt if personally delivered; upon receipt if sent by telecopy or electronic mail; upon receipt or upon the date of first attempted delivery, if sent by certified or registered mail with postage prepaid, retmn receipt requested, or if sent by Federal Express or other nationally recognized carrier service; or upon receipt if sent in any other way. Any party hereto may from time to time, by written notice to the other parties, designate a different address which shall be substituted for the one specified below. 21. In the event the City declares default under the Developers Agreement, this Escrow agreement shall terminate and all funds held in escrow shall be remitted to the City of Cottage Grove for application to obligations specified under the Developers Agreement. Escrow Agent: Land Title Attn.: Larry Mountain 2200 W County Road C, Suite 2205 Roseville, MN 55113 Page 4 City: City of Cottage Grove Attn: Finance Director 12800 Ravine Parkway Cottage Grove, MN 55016 Developer: Meridian Land Holdings Company Attn.: Chris Wold, Vice President, 3600 American Blvd West #750 Minneapolis, MN 55431 22. This Agreement may be executed in any number of counterparts, each of which shall be original but all of which shall constitute one and the same instrument. The delivery of an executed counterpart of this Agreement by facsimile or PDF or similar attachment to an email in accordance with Paragraph 21 above shall constitute effective delivery of such counterpart for all puiposed with the same farce and effect as the delivery of an original executed counterpart. (SIGNATURES ON NEXT PAGE) Page 5 ESCROW AGENT STATE OF COUNTY OF : Larry Mountain Its: Vice President ) ss On this of , 2014, before me, a Notary Public, in and for said County and State, appeared Lairy Mountain, to me personally known, who being by me first duly sworn, did say that he/she is the Vice President for Land Title Inc., and acknowledged said instrument to be the free act and deed of Land Title Inc., who then executed the foregoing document by authority of Land Title Inc., and acknowledging said instrument to be the free act and deed of said company. NOTARY PUBLIC Page 6 CITY OF COTTAGE GROVE (SEAL) : Myron Bailey, Mayor STATE OF MINNESOTA ) ) ss COUNTY OF WASHINGTON ) e►� : Caron M. Stransky, City Clerk On this of , 2014, before me, a Notary Public, in and fox said County and State, appeared Myron Bailey and Caron M. Stransky, to me personally known, who being by me first duly sworn, did say that they are respectively the Mayor and City Clerk for the City of Cottage Grove, who executed the faregoing document by authority of the City Council of the City of Cottage Grove, and said Mayor and City Clerk acknowledge said instrument to be the free act and deed of said City of Cottage Grove. NOTARY PUBLIC Page 7 MERIDIAN LAND HOLDING�, LLC, A DELAWARE LIMITED LIABILITY COMPANY BY: � Christian M. old Its: Vice President STATE O ' �t YtQSa �- ) , ) ss COUNTY OF `�'��'� � �' �- ) On this ��" of , 2014, before me, a Notary Public, in and for said County and State, appeared Christian M. Wold, to me personally known, who being by me first duly sworn, did say that he is the Vice President for Meridian Land Holdings, a Delaware limited liability company, and acknowledged said instrument to be the free act and deed of Meridian Land Holdings who then executed the foregoing document by authority of Meridian Land Holdings company, LLC and acknowledging said instrument to be the free act and deed of said partnership. � ROBERTA A BICE � Notary Public � �� Stata of Mi�nesota • � � � � My Commission ExP '�, �,,a ,lanuary 31, 2019 NOTARYPUBLIC THIS DOCUMENT DRAFIBD BY: Community Development Department City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Page 8 EXHIBIT "A" LEGAL DESCRIPTION OF THE SUBJECT PROPERTY The West 1 /z of the NE 1 /a of the SE 1 /a in Section 7, Township 27, Range 21, Washington County, Minnesota, lying Northerly of the following described lines: Commencing at the NW corner of said NE i/a of the SE 1 /a; thence S00°11'26"W, along the West line of said NE 1 /a of the SE 1 /a; a distance of 540.00 feet to the point of beginning of the lines to be described; thence S89°48'34"E, a distance of 330.00 feet; thence S48°14'54"E, a distance of 87.16 feet; thence S89°48'42"E, a distance of 265.00 feet to the East line of the West i/a of the NE 1 /a of the SE 1 /a and there terminating. Page 9 EXHIBIT "B" CITY PROPERTY The West 1 /z of the Northeast Quarter of the Southeast Quarter in Section 7, Township 27, Range 21, Washington County, Minnesota, lying southerly of the following described lines: Commencing at the NW corner of said NE i/a of the SE 1 /a; thence S 00°11'26" W, along the West line of said NE 1 /a of the SE 1 /a, a distance of 540.00 feet to the point of beginning of the lines to be described; thence S 89°48'34" E, a distance of 330.00 feet: thence S 48°14'54" E, a distance of 87.16 feet; thence S 89°48'42" E, a distance of 265.00 feet to the East line of the West 1 /z of said NE 1 /a of the SE 1 /a and there terminating. Except that part thereof described as follows: Commencing at the point at which the centerline of Pullman Avenue of St. Paul Park, Minnesota, extended Easterly intersects the Northeasterly line of the right of way of Old Highway 10 and 61: thence Northwesterly along the said Northeasterly line (which has an assumed bearing of N 45°51'04" W,) for a distance of 271.59 feet, more or less, to the point at which the said Northeasterly line intersects the South line of the said West'/z of the Northeast Quai�ter of the Southeast Quarter, which is the point of beginning of the tract of land to be described; thence continuing Northwesterly along the said Northeasterly line for a distance of 28.91 feet to a point in said Northeasterly Line, thence S 89°55'04" E, along a line which'is parallel to the said centerline of Pullman Avenue, extended Easterly, for a distance of 410.53 feet to a point; thence S 43°02'26" W, for a distance of 21.13 feet to a point in the South line of the said West i/z of the Northeast Quarter of the Southeast Quarter; thence S 89°22'25" W, along the said South line for a distance of 375.38 feet, more or less, to the point of beginning. Also except that part of said NE'/a of the SE 1 /a taken for MN DOT R/W PLAT NO. 82-19. Page 10 T Cottage Grove � Pride and PrOSperity Mee� Feasibility Report Oak Cove Addition Street and Utility Improvements Cottage Grove, Minnesota June 10, 2014 File No. 48-06239-0 I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota Jennifer M. Levitt, P.E. Reg. No. 43064 June 10, 2014 L. ■ .�. � .. � ,. ��... Transmittal Memorandum Table of Contents Project Summary Introduction Project Scope Required Improvements Easements Required Permits Estimated Costs Grading & Erosion Control Costs Area Charges City Fees Builder's Escrow Developer Cash Summary Developer Cost Summary Financing Recommendations to Council Request for Council Action Project Schedule 1 2 3 3 3 4 7 7 7 8 8 8 9 9 10 11 11 11 11 Oak Cove Addition — Street and Utility Improvements 2 PRQ]ECT SUMMARY INTRODUCTION This Feasibility Report was prepared in response to a plat submitted by Meridian Land Holdings, LLC for the Oak Cove Addition located to the south of the Timber Ridge 5th Addition and east of Hidden Oaks 4cn Addition. This Feasibility Report addresses the proposed utility and street improvements for the addition of 12 single-family homes as well as a City park. PRO]ECT SCOPE This project consists of utility and street improvements in the general location shown in Figure 1 below: Oak Cove Addition — Street and Utility Improvements 3 Figure �— General Project Location Required Improvements The proposed project includes the construction of public improvements including sanitary sewer, water main, storm sewer and public streets to serve the proposed Oak Cove Addition. The proposed improvements are shown in Figure 2. Sanitary sewer, water main, storm sewer, and street improvements are proposed for all lots in the Oak Cove Addition. The project also includes sidewalk and trails for public use. Sanitary Sewer The proposed project improvements include the extension of an eight inch sanitary sewer through the site from the existing manhole installed under the Timber Ridge 5th Addition and terminating just north of the proposed Camel's Hump Park parking lot. Sanitary sewer will be extended into Camel's Hump Park for a future park pavilion. Water Main Eight inch ductile iron water main is proposed to be extended through the project site and will provide water service to the 12 single-family homes in the development. Water service will be extended into Camel's Hump Park for a future park pavilion and irrigation. Water main in this development will be on the City's High Pressure Zone. No Pressure Reducing Valves are anticipated with this project. Storm Sewer The proposed improvements include the installation of storm sewer throughout the development. The storm sewer will outlet to a storm water pond constructed within this development in the northwest corner of the site, in Outlot A. The storm water pond will be constructed with a clay liner below the NWL of 882.7, along with a filtration basin. The pond will discharge to the existing storm sewer system that runs through the Hidden Oaks 4th Addition and eventually across Trunk Highway 10 & 61. Emergency overflow locations are shown in Figure 2. This pond will be located within City Outlot A and will be owned and maintained by the City of Cottage Grove. Streets and Sidewa/k/Pathways Access to the site will be from public streets off Hardwood Avenue and 70t'' Street South through the Timber Ridge developments. The street will be an extension of Burr Oak Avenue through the site to the south and will end in a parking lot and turn around at Camel's Hump Park. This report proposes to install permanent 8618 curb and gutter and place the first lift of bituminous for all streets. A bituminous wedge will be placed to protect the curb and gutter until the final lift of bituminous is placed. The costs for the final lift of bituminous have been included in this report. It is estimated that the final lift of bituminous would be installed approximately three years after the bituminous base lift has been placed, or when at least 90% of the homes are constructed. The parking lot and turn around area for Camel's Hump Park will be constructed to the final street section during initial construction. The developer will be responsible for street costs to the south edge of Lot 6 Block 2, in addition to costs of a cul-de-sac that would have been necessary had the park improvements (parking and turnaround) not been requested. Figure 4 in the Appendix depicts the required cul-de-sac design and necessary quantities in lieu of construction a park parking lot. A concrete sidewalk is proposed along the east side of Burr Oak Cove. The proposed sidewalk is to be constructed as concrete six-foot wide, six inches thick with four inches of gravel base. The sidewalk will be an extension of the existing sidewalk along the east side of Burr Oak Avenue and will lead to Camel's Hump Park parking lot and trail system. Bituminous pathways are proposed within the Camel's Hump Park. The portion of pathway within the Oak Cove plat, running down to the connection with the Camel's Hump parking lot will be financed by the developer while the rest will be financed by the City. Oak Cove Addition — Street and Utility Improvements 4 Figure 2 - Utility Layout �� .', : � �� ,�`�` � (� ��.�� ' 1 3� i I , f � � �! 2 ' , � ! , - �� ; _� � i � •� � C k i • � I � � � - ;' ; ; �' ', - i �� ; � i � � , ' : '�� y �`' ! i i i � � i � i I �- �' ' i �4th ��tr�� i ; � � � - -- _ ; i � .__ _ � � � � - . �; . ' ,�� _ I - M ___ , 1 I Y ; I �" I �� 1 �I �'� � ; ! �� i� PROPOSED STORM �� 1� 4 ! I ��' VlAT�R I�ONCI � I ° ; I� l y 1 I I PROF�OS[D � � �� I� � Ft�'�A�hIN�� 1�'A�L � d� �' i � -- -� � . <, - —.� r _ mm--- r ,��^� I :f- I 4 1 1 I 1 c� j 1 j 1 � i 1 1 l I � i � Q L_-.�.t--� �� ! � 1 1 I � � i----- i I, i �_ i �-�-.�.� z i. I J y{' � j PROPCISED 370RA� SEWER� I i-��_._- ��I r 2 1 1 l (� I � ` � � � � 1 � � -��-!� �i a � f � � D� �V PR �'03Ea �4Rk1� ,� ' �I �'4 �� 1 � i �� P ��`'IPE' �� `� ,� ; 1 t � ,,,��i� ��{�'� r'� 4 1 �~ � �=�-- �1 ��'� � �(�\ �SECS� SANITARY S�WER � •�i 1 ��] � � 1 ! f' � _� � ? I �� 4 1 1 1 �1 k _ _= ��_ - � � } S �� PROP05E0 _- � �` ` 5� �i I;, I _�€�-� nM�NTS f � ^�� 1 i� }� I f 1 a i �-��__ � : �� j � _ �- �~''- 1 r s l� 7 � �;v�� 1 � 1 1 S� C� 1 1 �------------.�._,�� + f 1 � PROF'OSEa 1YATER MAIN ;� rt ' �`� fi 1 ; �\ � ` �� . '�j —�- ��,'C� ��T N o��'�c��' � - i t��' �' ' � `�'(�� P�tpPpS��I RARKfN[; I�t�T � \�1 AN6 TURN AROUND � Oak Cove Addition - Street and Utility lmprovements 5 Park Improvements Camel's Hump Park is proposed to be constructed to the south of the Oak Cove Addition. The park parking lot and turnaround will be constructed as part of the Oak Cove development, but paid for by the City. The total construction and contingency costs are estimated at $378,618. Additional park improvements such as trails, lighting, and overlooks are also included in this project. It is proposed that the developer will be responsible for the construction of all improvements related to the park, with City reimbursement. A detailed cost breakdown of park improvements is included in the Appendix of this report. A turnaround area with 16 parking stalls will be provided. Storm drainage from this area will be routed into an adjacent rainwater garden, with an overflow pipe connecting to the storm sewer system within the Oak Cove development. Bituminous and woodchip trails will be constructed from the east plat line of Oak Cove to the westernmost portions of the Camel's Hump Park improvements. Trails lead from the parking area to a main overlook, followed by an informal overlook and then some bench locations. Landscaping, benches, trash receptacles, lighting, and signage are also included in the park costs identifled in the Appendix. Figure 3 — Park Improvements �', � ^: 1 ii .\\` �� m ° , �aa� o ' ��"4 � 5�r � '� � ; 741h �Strpet S N , �. ; . �I i ;1 � l �� J i � i � 1 i � n�NCii �`�� , �i 4, LCCATiQ\ '� � � �'NI�ORMAL � - � �t �`} DKRI.00K -_ . -' .. `� � ° �i �� ..€_"`- �' P(OPp9ed � '''= e '' H� P pork PRUF'OSCD PARKINC LOT & WOCJ 61Ut.c11 '7 TURiV AROU�D TRNL (T1T') 6�AiN� `a ..�_�� - OVFR;.00X HiTU6!IkOUS TRNI (TYP) I 1 _ r� � ° f i� 5 � ./ �: ' — � = .., ` �,_,. � � v �` / n i / ' A � ... _ � . . . ..., . , ___� � . !; ___,!' _ ��'.^ . -._' � ti � � �ilr-- � ,`) .� , : ;� � J � � . 1 � QiOQ�p '��..'_' ~�� P � ; '�, � , �( i :y `C ' � � ' � � ,�t ,'-o.: :'':.;1 �' '� _ �� . ; `CONCHEiE 1t' `'^�� `\ S�DEV/ALK �^,, (TYF'.) �...RA�N `i _ `\�` `,`�'_ GARDFV -�� '� M1^� LOCAIICV � " i �� ' lly } r-===;, `��E�rE�t� � WAYFI�pIKG SIG\ N �f� LOCATIO.`t � �NTFRPRET�Y�. SI ;N f ; �-�,`,` �. i _ _.. . _.._'�'>,. _ . . _. . � Developer Bituminous Trail ` �i�dA � l < Qo`o '';. Developer Concrete Sidewalk ' , � ; l .,' ,, �`r;Qaa��° J' '� L ,, ..� �� "�. -- ,., ,, , ��, :�1. ', Oak Cove Addition — Street and Utility Improvements 6 Rights of Way and Easements All public utilities will be located under the public street right-of-way and/or within dedicated utility easements. Required Permits This project requires the following permits: • MPCA General Storm water permit (NPDES Permit) • MN Department of Health water main extension permit • MPCA Sanitary Sewer extension permit Park components within the Minnesota Land Trust will need to be reviewed by the Land Trust. Minnesota Land Trust property is located directly south of the Oak Cove plat. ESTIMATED COSTS Detailed cost estimates have been prepared for the construction of the utilities and streets to serve this development (see appendix). All costs are based on anticipated 2014 construction pricing. Indirect costs for administration, legal, engineering, contingencies, and capitalized interest have not been included in this report. Table 1.1 - Summary of Estimated Costs — Oak Cove Addition Estimated Site Im rovement Construction Costs Per Lot General $16,485 $1,374 Sanita Sewer $30 970 $2 581 Water Main $41,026 $3,419 Services $20,880 $1,740 Storm Sewer & Stormwater Mana ement $78 859 $6 572 Street Im rovements $86,065 $7,172 Sidewalks $19 386 $1 616 Bituminous Trails $3,744 $312 Street Li htin $13 250 $1 104 Final Streets $22,580 $1,882 Total Estimated Im rovement Costs $333,245 $27 772 Im rovement Escrow (125%)* $416,556 $34,715 *The Developer will be required to provide a financial escrow to the City for the proposed improvements in the Oak Cove Addition, totaling $416,556. This amount is 125% of the total estimated improvement cost of $333,245. The developer will have to submit a separate site grading and erosion control escrow, in the amount of $37,695 prior to commencement of site grading operations (as shown in the Table below). Oak Cove Addition — Street and Utility Improvements 7 Table 1.1A — Site Grading & Erosion Control Items for the Oak Cove Addition Item Unit Unit Price Total Cost Site Grading Restoration: Re-S read To soil CY 1,400 $2 $2,800 Site Gradin Restoration: MnDOT 250 Seed & Mulch AC 5.2 $650 $3 380 Misc. Site Gradin LS 1 $5 000 $5 000 Erosion Control — Temp. Rock Construction entrance EA 1 $1,000 $1,000 Erosion Control- Silt Fence, Machine Sliced LF 2150 $3.00 $6,450 Street Swee er with Pick U Broom HR 12 $125 $1 500 Pond Maintenance & Cleanin LS 1 $5 000 $5 000 Estimated Total $25 130 Estimated Gradin Escrow 150% $37 695 Area Charges The Oak Cove Addition Site contains 8.63 acres. Of that total area, 0.30 acres is for stormwater ponding below the high water level in Outlot A. The total net acreage used to calculate the Sanitary, Water, and Storm area charges is 8.33 acres and will be split among the 12 proposed residential lots. Rates are based upon the 2014 rate schedule. Table 1.2 — Oak Cove Addition Area Charges Area Charges - Oak Cove Addition Total Per Lot Sanita Area Char e $23 321 $1 943 Water Area Charge $26 719 $2,227 Storm Area Char e $56 554 $4 713 Total Area Charges $106,594 $8,883 City Fees The below referenced fees also apply to this project and are listed in the 2014 City Fee schedule: Table 1.3 — City Fees, Oak Cove Addition, Single Family City Fee Total Per Lot Ci Su lied Pole & Luminaires $4,500 $375 Street Li ht Utili and Surchar e $706 $59 Seal Coating: Streets $1,792 $149 Seal Coating: Bituminous Trails $400 $33 Park and 0 en S ace Identification Markers $1,495 $125 Park Dedication Fee* $35,200 $2,933 Tree Preservation Miti ation Fee $12,772 $1,064 Cul-de-sac E uivalent Cost** $34,000 $2,833 En ineerin Administration Fee 2% of Public Im rovements 6 686 $557 Escrow for En ineerin Services 15% of Public Im rovements $53 493 $4,458 Subtotal $151,044 $12,586 Credit for En ineerin Escrow $45 000 $3,750 Total Ci Fees $106 044 $8 836 *Calculated by 12 lots minus 1 credit for trails through Outlot B. Oak Cove Addition — Street and Utility Improvements g **Cost for the construction of a required cul-de-sac, had the street not been extended into Camel's Hump Park with a turnaround. See appendix for detailed cost breakdown. Builder's Escrow The below referenced escrows will be collected for each lot at the time a building permit is issued: Table 1. 4—On-site Building Escrow, Oak Cove Addition — Single Family Building Escrow Fee Total Per Lot Curb Box Ins ection Fee $3,600 $300 R.O.W. Permit Fee $600 $50 Sidewalk Re lacement Escrow— Interior Lots $9 000 $750 Yard & Boulevard Sod Escrow $45 600 $3 800 Pro e As-Built Surve and Corner Pin Placement Escrow $12 000 $1 000 6" Concrete Drivewa A ron Escrow $7,560 $630 Boulevard Tree Escrow — Interior Lot $4 944 $412 Per Lot On-site Building Escrow $83,304 $6,042 Developer Cash Summary The following table summarizes the Developer's cash requirements, which must be furnished to the City: Table Y.5 — Deue%per Cash Summary, Oak Cove Addition — Single Family Cash Summa Total Sanita Area Char e $23 321 Water Area Charge $26 719 Storm Area Charge $56,554 Ci Su lied Pole & Luminaires $4,500 Street Li ht Utili and Surchar e $706 Seal Coating: Streets $1,792 Seal Coatin : Bituminous Trails $400 Park and 0 en S ace Identification Markers $1,495 Park Dedication Fee* $35,200 Tree Preservation Mitigation Fee $12,772 Cul-de-sac E uivalent Cost** $34,000 Engineering Administration Fee 2% of Public Im rovements $6,686 Escrow for En ineerin Services 15% of Public Im rovements $53 493 Subtotal $257,638 Credit for En ineerin Escrow $45 000 Total Cash Re uirement $212,638 Developer Cost Summary The following table summarizes the developer's total costs for this project. Oak Cove Addition — Street and Utility Improvements g Table 1.6 - Deve%per Cost Summary for Oak Cove Addition Site Im rovement Develo er Costs Cost er Lot General $16 485 $1 374 Sanita Sewer $30 970 $2 581 Water Main $41 026 $3 419 Services $20,880 $1,740 Storm Sewer & Stormwater Mana ement $78 859 $6 572 Street Im rovements $86,065 $7,172 Sidewalks $19 386 $1 616 Bituminous Trails $3,744 $312 Street Li htin $13 250 $1 104 Final Streets $22,580 $1,882 Total Estimated Site Improvement Costs $333,245 $27,772 Area Char es Sanita Area Charge $23,321 $1,943 Water Area Char e $26,719 $2 227 Storm Area Charge $56,554 $4,713 Total Area Charges $106,594 $8,883 City Fees City Supplied Pole & Luminaires $4,500 $375 Street Light Utility and Surcharge $706 $59 Seal Coating: Streets $1,792 $149 Seal Coating: Bituminous Trails $400 $33 Park and Open Space Identification Markers $1,495 $125 Park Dedication Fee $35,200 $2,933 Gul-de-sac Equivalent Cost $34,000 $2,833 Tree Mitigation $12, 772 $1,064 Engineering Administration Fee (2% of Public Improvements) $6,686 $557 Escrow for Engineering Services (15% of Public Improvements) $53,493 $4,458 Credit for Engineering Escrow ($45,000) ($3,750 Total City Fees $106,044 $8,836 Total Estimated Costs $545,883 $45,491 FINANCING The developer will finance the costs for the public improvements for the proposed Oak Cove Addition Oak Cove Addition - Street and Utility Improvements 1 p including ail applicable Area Charges and other City fees described in this report. RECOMMENDATIONS TO COUNCIL It is the finding of this study that the proposed improvements are necessary and cost effective. The following are recommended: • Adopt this report as the guide for development of the proposed improvements. • The Developer installs the public improvements, with construction being completed in November 2014. • The Developer installs the final lift of bituminous for the streets after three years or after 90% of the homes in the development have been constructed. REQUEST FOR COUNCIL ACTION • Approve the Feasibility Report for the Oak Cove Addition PRO7ECT SCHEDULE The following project schedule assumes that home construction would begin in the fall of 2014 Development Agreement to Council June 18, 2014 Site Grading Begins June 23, 2014 Utility Construction Begins August 4 2014 Substantial Completion September 2014 Final Completion November 2014 Oak Cove Addition — Street and Utility Improvements 11 � � l ' � Oak Cove Addition — Street and Utility Improvements j2 Oak Cove Addition Preliminary Cost Estimate item Unit Quantity Est. Unit Cost Est. Totai Cost PART1-GENERAL 1 MOBILIZATION LS 1$ 3,000.00 $ 3,000.00 2 TRAFFIC CONTROL LS 1$ 2,000.00 $ 2,000.00 3 STREET SWEEPER WITH PICKUP BROOM HR 5$ 125.00 $ 625.00 4 TEMPORARY HYDROMULCH AC 1$ 2,000.00 $ 2,000.00 5 SEED AND HYDROMULCH AC 1$ 2,500.00 � 2,500.00 6 TOPSOIL BORROW (L� CY 540 $ 10.00 $ 5,400.00 7 BIOROLL LF 300 $ 3.20 $ 960.00 $ 16,485.00 PART 2 - SANITARY SEWER S CONNECT TO EXISTING SSWR 9 8" PVC SANITARY SEWER, SDR 35, 10'-15' DEEP 10 4' DIA SANITARY MH 11 4' DIA MH OVERDEPTH 12 CLOSED CIRCUIT TV INSPECTION 13 8"X4" PVC WYE 14 IMPROVED PIPE FOUNDATION 15 16 17 18 19 20 21 22 23 PART 3 - WATER MAIN CONNECT TO EXISTING WATER MAIN 8" DIP WATER MAIN, CL. 52, INCL. POLY WRAP 6" DIP WATER MAIN, CL. 52, INCL. POLY WRAP 8" GATE VALVE AND BOX 6" GATE VALVE AND BOX 6" HYDRANT DUCTILE IRON FITTINGS CONCRETE HYDRANT ACCESS PAD IMPROVED PIPE FOUNDATION PART 4 - SERVICES 24 1" CORPORATION STOP 25 1" CURB STOP AND BOX 26 1" TYPE "K" COPPER WATER SERVICE, COMMON TRENCH 27 4" PVC. SCH. 40 SANITARY SEWER SERVICE COMMON TRENCH EA LF EA LF LF EA LF EA LF LF EA EA EA LB EA LF EA EA LF LF 1 $ 556 $ 3 $ 15 $ 556 $ 12 $ 556 $ 1 $ 556 $ 25 $ 1 $ 2 $ 2 $ 300 $ 2 $ 581 $ 12 $ 12 $ 540 $ 540 $ 750.00 $ 30.00 $ 2,700.00 $ 150.00 $ 1.50 $ 150.00 $ 1.00 $ 1,000.00 $ 45.00 $ 35.00 $ 1,800.00 $ 1,300.00 $ 3,500.00 $ 4.50 $ 400.00 $ 1.00 $ 125.00 $ 175.00 $ 20.00 $ 12.00 $ $ 750.00 16,680.00 8,100.00 2,250.00 834.00 1,800.00 556.00 30,970.00 1,000.00 25,020.00 875.00 1, 800.00 2,600.00 7,000.00 1, 350.00 800.00 581.00 41.026.00 1,500.00 2,100.00 10,800:00 6,480.00 20,880.00 PART5-STORM SEWER & STORMWATER MANAGEMENT 28 CONNECT TO EX. STORM SEWER EA 1$ 2,000.00 $ 2,000.00 29 12" RCP STORM SEWER, CLASS 5 LF 292 $ 24.00 $ 7,008.00 30 18" RCP STORM SEWER, CLASS 5 LF 615 $ 28.00 $ 17,220.00 31 18" RCP FLARED END SECTION, INCL TRASH GUARD EA 1$ 2,000.00 $ 2,000.00 32 SKIMMER STRUCTURE EA 1$ 3,000.00 $ 3,000.00 33 OVERFLOW STRUCTURE EA 1$ 3,000.00 $ 3,000.00 34 2' X 3' CB, INCL R-3067-V CSTG AND HDPEADJ RINGS EA 3$ 1,500.00 $ 4,500.00 35 4' DIA STORM SEWER CBMH, INC R-3067-V CSTG AND HDPE ADJ RINGS EA 2$ 2,000.00 $ 4,000.00 36 5' DIA STORM SEWER CBMH, 8' DEEP, WITH RINGS WITH SUMP EA 1$ 3,500.00 $ 3,500.00 37 4' DIA STORM SEWER MH, INCL R-1642-B CSTG AND HDPE ADJ RINGS EA 1$ 2,000.00 $ 2,000.00 38 IMPROVED PIPE FOUNDATION LF 907 $ 1.00 $ 907.00 39 POND LINER CY 407 $ 25.00 $ 10,164.00 40 FINE FILTER AGGREGATE CY 198 $ 30.00 $ 5,929.00 41 GRADE 2 COMPOST CY 85 $ 35.00 $ 2,964.50 42 FI�TRATION BASIN, CLEAR ROCK CY 113 $ 30.00 $ 3,388.00 43 4" DRAIN TILE, PERFORATED W/SOCK, SCHEDULE SDR 26 LF 112 $ 18.00 $ 2,016.00 44 CLASS II RANDOM RIPRAP W/FABRIC CY 27 $ 100.00 $ 2,700.00 45 PROTECTION OF CATCH BASIN IN STREET EA 5$ 200.00 � 1,000.00 46 SEEDING, INCL SEED, FERTILIZER, MULCH AND WOOD FIBER BLANKET SY 275 $ 3.50 $ 962.50 47 SEEDING, INCL SEED, FERTILIZER, MULCH AND DISK ANCHOR AC 0.3 $ 2,000.00 $ 600.00 $ 78,859.00 Item Unit Quantity Est. Unit Cost Est. Total Cost PART6-STREETS 48 COMMON EXCAVATION (E� - STREET CY 75 $ 8.00 $ 600.00 49 REMOVE AND REPLACE CONCRETE CURB AND GUTTER LF 20 $ 20.00 $ 400.00 50 SUBGRADE EXCAVATION CY 748 $ 8.00 $ 5,984.00 51 SUBGRADE PREPARATION - STREET SY 2243 $ 1.00 $ 2,243.00 52 AGGREGATE BACKFILL TN 1702 $ 8.00 $ 13,616.00 53 AGGREGATE BASE, CLASS 5 TN 993 $ 14.00 $ 13,902.00 54 TYPE SP NON-WEARING COURSE MIXTURE (3,C) TN 237 $ 68.00 $ 16,116.00 55 BITUMINOUS WEDGE LF 1100 $ 3.00 $ 3,300.00 56 BOULEVARD GRADING HR 7$ 90.00 $ 630.00 57 BLVD SEEDING, INCL SEED, MULCH AND DISK ANCHOR AC 0.8 $ 2,000.00 $ 1,600.00 58 INSTA�L MULTIPLE CONDUIT CROSSING LF 222 $ 15.00 $ 3,330.00 59 ADJUST STRUCTURES EA 11 $ 400.00 $ 4,400.00 60 CONCRETE CURB AND GUTTER LF 1112 $ 12.00 $ 13,344.00 61 6" CONCRETE DRIVEWAY APRON SF 1320 $ 5.00 $ 6,600.00 $ 86,065.00 PART 7 - SIDEWALK 62 COMMON EXCAVATION - TRAIL OR SIDEWALK 63 AGGREGATE BASE, CLASS 5, 100% CRUSHED - TRAIL OR SIDEWALK 64 6" CONCRETE SIDEWALK 65 CONCRETE PEDESTRIAN CURB RAMP 66 TRUNCATED DOME PANEL CY TN SF SF SF 133 $ 121 $ 3696 $ 66 $ 12 $ 14.00 $ 1,862.00 16.00 $ 1,936.00 4.00 $ 14,784.00 4.00 $ 264.00 19,386.00 PART 8- BITUMINOUS TRAILS - CAMEL'S HUMP PARK - DEVELOPER 67 COMMON EXCAVATION - TRAIL OR SIDEWALK CY 43 $ 14.00 $ 602.00 68 AGGREGATE BASE, CLASS 5, 100% CRUSHED - TRAIL OR SIDEWALK TN 68 $ 16.00 $ 1,088.00 69 TYPE SP WEARING COURSE MIXTURE (2,B) TN 26 $ 79.00 $ 2,054.00 $ 3,744.00 PART 9 - LIGHTING 70 ASSEMBLE AND INSTALL CITY SUPPLIED LUMINAIRE AND POLE, TYPE A-1 EA 3$ 500.00 $ 1,500.00 71 CONCRETE POLE BASE, TYPE A-1 EA 3$ 1,000.00 $ 3,000.00 72 #6 AWG WIRE LF 2250 $ 1.50 $ 3,375.00 73 1.5" NON-METALIC CONDUIT LF 750 $ 2.50 $ 1,875.00 74 CONNECT TO EX. STREET LIGHTING SYSTEM EA 1$ 1,500.00 $ 1,500.00 75 INSTALLFEEDPOINT EA-.-..... 1$ 2,000.00 $ 2,000.00 $ 13,250.00 Total Part 1- General $ 16,485.00 Total Part 2- Sanitary Sewer $ 30,970.00 Total Part 3- Water Main $ 41,026.00 Total Part 4- Services $ 20,880.00 Total Part 5- Storm Sewer & Stormwater Management $ 78,859.00 Total Part 6- Streets $ 86,065.00 Totai Part 7- Sidewalks $ 19,386.00 Total Part 8- Bituminous Trails - Camel's Hump Park - Developer $ 3,744.00 Total Part 8- Street Lighting $ 13,250.00 Estimated Total Construction Costs $ 310,665.00 Estimated Cost Per Lot $ 25,888.75 2014 Estimated Escrow $ 388,331.25 Final Streets Escrow $ 28,225.00 Total Escrow $ 416,556.25 Item Unit Quantity Est. Unit Cost Est. Total Cost Site Grading and Erosion Control SITE GRADING RESTORATION: RE-SPREAD TOPSOIL SITE GRADING RESTORATION: MnDOT 250 SEED & MULCH MISC. SITE GRADING EROSION CONTROL - TEMP ROCK CONST. ENTRANCE EROSION CONTROL - SILT FENCE - MACHINE SLICED STREET SWEEPER WITH PICKUP BROOM POND MAINTEANCE & CLEANING CY AC LS EA LF HR LS 1,400 $ 2.00 $ 2,800.00 5.2 $ 650.00 $ 3,380.00 1 $ 4,500.00 $ 4,500.00 1 $ 1,000.00 $ 1,000.00 2,150 $ 3.00 $ 6,450.00 12 $ 125.00 $ 1,500.00 1 $ 5.000.00 $ 5.000.00 150% Escrow $ 36,945.00 Final Streets 1 REMOVE AND MILL BITUMINOUS WEDGE SY 980 $ 2.00 $ 1,960.00 2 TYPE SP WEARING COURSE MIXTURE (3,C) TN 178 $ 78.00 $ 13,884.00 3 BITUMINOUS MATERIAL FOR TACK COAT GAL 90 $ 4.00 $ 360.00 5 SODDING, LAWN TYPE SY 494 $ 4.00 $ 1,976.00 6 ADJUST STRUCTURES EA 11 $ 400.00 $ 4,400.00 $ 22,580.00 125% Escrow $ 28,225.00 STANDARD CUL-DE-SAC W/ ISLAND EQUIVALENT COSTS 1 SUBGRADE EXCAVATION CY 60 $ 8.00 $ 480.00 2 SUBGRADE PREPARATION - STREET SY 1191 $ 1.00 $ 1,191.00 3 AGGREGATE BACKFIL� TN 794 $ 8.00 $ 6,352.00 4 AGGREGATE BASE, CLASS 5 TN 529 $ 14.00 $ 7,410.67 5 TYPE SP NON-WEARING COURSE MIXTURE TN 110 $ 68.00 $ 7,472.44 6 TYPE SP WEARING COURSE MIXTURE TN 82 $ 78.00 $ 6,428.50 7 BITUMINOUS MATERIAL FOR TACK COAT GAL 49 $ 4.00 $ 197.80 8 CONCRETE CURB AND GUTTER LF 935 $ 12.00 � 11,220.00 9 ISLAND IRRIGATION LS 1$ 1,000.00 $ 1,000.00 10 ISLAND LANDSCAPING LS 1$ 4,000.00 $ 4,000.00 $ 45,752.41 STANDARD CUL-DE-SAC EQUIVALENT COSTS 1 SUBGRADE EXCAVATION 2 SUBGRADE PREPARATION - STREET 3 AGGREGATE BACKFILL 4 AGGREGATE BASE, CLASS 5 5 TYPE SP NON-WEARING COURSE MIXTURE 6 TYPE SP WEARING COURSE MIXTURE 7 BITUMINOUS MATERIAL FOR TACK COAT 8 CONCRETE CURB AND GUTTER .CY _ . SY TN TN TN TN GAL LF 50 925 617 411 96 72 480 382 8.00 $ 1.00 $ 8.00 $ 14.00 $ 68.00 $ 78.00 $ 4.00 $ 12.00 $ 400.00 925.00 4,933.33 5,755.56 6,512.89 5,603.00 1,920.00 4.584.00 Camel's Hump Park Development Costs Item Unit Quantity Est. Unit Cost Est. Total Cost Part 1 - Park Improvements 1 MOBILIZATION LS 1$ 5,000.00 $ 5,000.00 2 OVERALL GRADING LS 1$ 17,000.00 $ 17,000.00 $ 22,000.00 Part 2- Parking Area & Turnaround 3 SUBGRADE EXCAVATION CY 99 $ 8.00 $ 792.00 4 SUBGRADE PREPARATION - STREET SY 2193 $ 1.00 $ 2,193.00 5 AGGREGATE BACKFILL TN 1462 $ 8.00 $ 11,696.00 6 AGGREGATE BASE, CLASS 5 TN 975 $ 14.00 $ 13,645.33 7 TYPE SP NON-WEARING COURSE MIXTURE (3,C) TN 199 $ 68.00 $ 13,532.00 8 TYPE SP WEARING COURSE MIXTURE (3,C) TN 149 $ 78.00 $ 11,641.50 9 BITUMINOUS MATERIAL FOR TACK COAT GAL 90 $ 4.00 $ 358.20 10 4" SOLID WHITE STRIPE, PAINT LF 280 $ 0.25 $ 70.00 11 CONCRETE CURB AND GUTTER LF 935 $ 12.00 $ 11,220.00 $ 65,148.03 Part 3 - Bituminous Traiis 12 COMMON EXCAVATION - TRAIL OR SIDEWALK CY 301 $ 14.00 $ 4,214.00 13 AGGREGATE BASE, CLASS 5, 100% CRUSHED - TRAIL OR SIDEWALK TN 484 $ 16.00 $ 7,744.00 14 TYPE SP WEARING COURSE MIXTURE (2,B) TN 187 $ 79.00 $ 14,773.00 15 CONCRETE PEDESTRIAN CURB RAMP SF 154 $ 4.00 $ 616.00 16 TRUNCATED DOME PANEL SF 32 $ 45.00 $ 1,440.00 $ 28,787.00 Part 4 - Woodchip Trails 17 COMMON EXCAVATION - TRAIL OR SIDEWALK CY 32 $ 20.00 $ 640.00 18 WOOD CHIIPS LF 260 $ 6.00 $ 1,560.00 $ 2,200.00 Part 5 - Main Overlook 19 PAVING 20 PLANTINGlMULCH AREA 21 ROCK WAIL 22 STEEL RAILING 23 ROCK SEAT WALLS (2) SF SF LF LF LF 460 $ 590 $ 60 $ 60 $ 40 $ 12.00 $ 5,520.00 15.00 $ 8,850.00 300.00 $ 18,000.00 150.00 $ 9,000.00 300.00 $ 12.000.00 53,370.00 Part 6 - Informai Overlook 24 OVERLOOK COSTS LS 1$ 30,000.00 $ 30,000.00 $ 30,000.00 Part 7 - Landscaping 25 TREES 26 SHRUBS 27 SEEDING Part 8 - Amenities 28 PRE-FABRICATED BENCHES 29 TRASH RECEPTACLES Part 9 - Sanitary Sewer 30 8" PVC SANITARY SEWER, SDR 35, 10'-15' DEEP 31 4' DIA SANITARY MH 32 IMPROVED PIPE FOUNDATION Part 10 - Water Main 33 8" DIP WATER MAIN, CL. 52, INCL. POLY WRAP 34 IMPROVED PIPE FOUNDATION �S 1 $ 16,500.00 $ 16,500.00 LS 1 $ 14,000.00 $ 14,000.00 LS 1 $ 6,550.00 $ 6,550.00 $ 37,050.00 EA 2 � 2,300.00 $ 4,600.00 EA 3 $ 575.00 $ 1,725.00 $ 6,325.00 LF 225 $ 30.00 $ 6,750.00 EA 1 $ 2,700.00 $ 2,700.00 LF 225 � 1.00 $ 225.00 $ 9,675.00 LF 212 $ 45.00 $ 9,540.00 LF 212 $ 1.00 $ 212.00 $ 9,752.00 Part 11 - Storm Sewer & Stormwater Management 35 12" RCP STORM SEWER, CLASS 5 LF 125 $ 30.00 $ 3,750.00 36 IMPROVED PIPE FOUNDATION LF 125 $ 1.00 $ 125.00 37 4' DIA STORM SEWER MH, INCL R-1642-B CSTG AND HDPE ADJ RINGS EA 1$ 2,000.00 $ 2,000.00 38 42" CB W/ BEEHIVE CASTING EA 1$ 1,800.00 $ 1,800.00 39 RAINWATER GARDEN LS 1$ 25,000.00 $ 25,000.00 $ 32,675.00 Item Unit Quantity Est. Unit Cost Est. Total Cost PART 12 - Sidewalk 40 COMMON EXCAVATION - TRAIL OR SIDEWALK CY 76 $ 14.00 $ 1,064.00 41 AGGREGATE BASE, CLASS 5, 100% CRUSHED - TRAIL OR SIDEWALK TN 69 $ 16.00 $ 1,104.00 42 6" CONCRETE SIDEWALK SF 2112 $ 4.00 $ 8,448.00 $ 10,616.00 PART 13 - Lighting 43 ASSEMBLE AND INSTALL CITY SUPPLIED LUMINAIRE AND POLE, TYPE A-1 EA 2$ 500.00 $ 1,000.00 44 CONCRETE POLE BASE, TYPE A-1 EA 2$ 1,000.00 $ 2,000.00 45 #6AWG WIRE LF 900 $ 1.50 $ 1,350.00 46 1.5" NON-METAIIC CONDUIT LF 300 $ 2.50 $ 750.00 47 CONNECT TO EX. STREET LIGHTING SYSTEM EA 1$ 1,500.00 $ 1,500.00 48 TRAIL BOLLARD LIGHTING LS 1$ 30,000.00 $ 30,000.00 $ 36,600.00 Totai Part 1- Park improvements $ 22,000.00 Total Part 2- Parking Area & Turnaround $ 65,148.03 Total Part 3- Bituminous Trails $ 28,787.00 Total Part 4- Woodchip Trails $ 2,200.00 Total Part 5- Main Overlook $ 53,370.00 Total Part 6- Informal Overlook $ 30,000.00 Total Part 7- Landscaping $ 37,050.00 Total Part 8- Amenities $ 6,325.00 Totai Part 9- Sanitary Sewer $ 9,675.00 Total Part 10 - Water Main $ 9,752.00 Total Part 11 - Storm Sewer & Stormwater Management $ 32,675.00 Total Part 12 - Sidewalk $ 10,616.00 Total Part 13 - Lighting $ 36,600.00 Totai Construction Costs $ 344,198.03 10% Contingency $ 34 419.80 Total Project Costs $ 378,617.84 Signage - By Others 1 WAYFINDING KIOSK EA 1$ 4,500.00 $ 4,500.00 2 WAYFINDING SIGNS EA 3$ 1,750.00 $ 5,250.00 3 MONUMENT SIGN EA 1$ 3,500.00 $ 3,500.00 4 MONUMENT SIGN LANDSCAPING LS 1$ 1,500.00 $ 1,500.00 5 MONUMENT SIGN IRRIGATION LS 1$ 800.00 $ 800.00 6 HISTORICAUNATURE INTERPRETIVE SIGNS EA 6$ 2,900.00 $ 17,400.00 $ 32,950.00 MNDOT B618 CONCRETE CURB & GUTTER LANTINGS REQUIRE CITY APPROVAL 13' BOU LEVARD (MINIMUM) 20' RAD PT. �B/�) MNDOT B618 CONCRETE CURB & GUTfER 5' CLEAR ZONE •13' BOULEVARD (MINIMUM) MNDOT B618 CONCRETE CURB & GUTTER 30' RAD PT. �B/�) NOTES: A. ISLAND RADII ARE 5' AND 18' (B/C) ISLAND CURB AND GUTTER TO BE B618 (GUTfER OUT) ISLAND CUL-DE-SAC Cottage Grove � Pride and P�OSPerity Meet Stantec .:,. STANDARD CUL-DE-SAC STANDARD DETAI�S TYPICAL CUL-DE-SAC SECTION RESIDENTIAL UNIT COTTAGE GROVE, MINNESOTA LAST REVISION: JAN 2014 PLATE N0. STR-5 48_STR5. DWG � Stantec To: Jennifer Levitt City of Cottage Grove File: 193802279 From: Brad Schleeter Stantec Date: March 11, 2014 Reference: Stormwater Review of Oak Cove Addition lu� We have reviewed the Oak Cove Addition submitted plan set (dated 2/26/14) and Stormwater Management Plan (dated 2/26/14) for compliance with the City stormwater management design requirements and standards. Our comments are as follows: Plat Comments: 1. To accommodate the street emergency overflow, a 20 foot wide drainage and utility easement should be provided between Lots 1-2 Block 1. Gradinq and Drainaqe Comments: 2. Street flow distances should not exceed 400 feet. It will be necessary to add a set of catch basins further south in Burr Oak Cove to meet this standard. 3. The drainage breakpoinfi in the rear of Lots 1-3 Block 2 should be raised and/or pushed back to be a minimum of 25 feet from the house pad and 0.5 feet below the low home opening elevation. 4. Stormsewer design calculations should be submitted for review. 5. Stormsewer street crossings should be as close to perpendicular with the street as possible. b. The City does not allow submerged inlet skimmer structures. A City standard outlet skimmer structure (Plate STO-16: 5-foot diameter with weirwall) should be used. 7. The City must have maintenance access from the street to the proposed pond and pond outlet structure. The City's typical pond bench detail has a 10-foot wide maintenance bench starting 2 feet above the pond Normal Water Level. An 8-foot wide flat section on top of the berm could double as maintenance access in the berm segments of the pond. 8. Pond maintenance access from Burr Oak Cove South is provided via a 25 foot (20 foot Outlot A and 5 foot drainage and utility easement) maintenance access. The following requirements apply to this maintenance access: a. The stormsewer depth within this 25 foot access should be no deeper than 12.5 feet (1/2 times the width of the available outlot/easement). b. The grade on this access should be no steeper than 6:1. 9. Please provide more information (e.g. cross-section detail) of the proposed pond infiltration bench. Design with community in mind r.\dient\municipal\cottage_grove_ci_mn\48gen\speciol issues & projects\2014�oak cove\Jevitt_bps�stormwater review 031114.docx � Stantec March 11, 2014 Jennifer Levitt Page 2 of 2 Reference: Stormwater Review of Oak Cove Addition Stormwater Quality/Quantity Comments: 10. The Stormwater Management Plan narrative describes the use of an infiltration bench to meet the City's volume control requirement. With the soils information provided, it appears that there are a variety of reasons (e.g. clayey soils, depth to bedrock, and location within a Wellhead Protection Area) why infiltration is not suitable in the pond area. Without a soil boring in the location of the basin confirming that soils can infiltrate and depth to bedrock is sufficient, the City will not allow infiltration to be assumed in the pond benches. 11. As an alternative to meeting the City's volume control requirement using infiltration, the City would consider a filtration design (filter media and draintile). In the design of a filtration system, the City would prefer a filtration shelf or separate filtration basin, as opposed to installing draintile around the entire pond perimeter in a bench. 12. Infiltration/filtration drawdown time calculations should be provided. The City requires that surface infiltration/filtration feature draw down within 48 hours. 13. The plans should note that the designed wet portion of fihe pond (below the 882.7 pond NWLj be lined with clay to allow this portion of the basin to hold water as designed. 14. Infiltration (or filtrationj should not be accounted for in the rate control calculations. 15. From the soil boring logs provided, it does not appear that the assumption in the stormwater calculations of Hydrologic Soil Group (HSG) B soils is appropriate. Assuming HSG C soils would better represent the site conditions. Stantec Consulting Services � .��i.sT�� Bradley P Schleeter, PE Phone: (651) 604-4801 brad.schleeter@stantec.com c. Dave Sanocki, Stantec Design with community in mind r:\client\municipal\coitage_grove_ci_mn\48gen\speciol issues & projects\2014\oak cove\levitt_bps�stormwater review 031114.docx RESOLUTION NO. 2014-029 RESOLUTION APPROVING THE PRELIMINARY PLAT NAMED OAK COVE WHEREAS, on September 20, 2006, the City Council approved a comprehensive plan amendment to expand the Metropolitan Urban Services Area (MUSA) boundary and to change the land use designation from Rural Residential to Low Density Residential; a zoning amendment to change the zoning from Residential Estate (R-2) ta Residential (R-2.5); and a preliminary plat, for the property legally described below; and The West % of the NE �/4 of the SE �/ in Section 7, Township 27, Range 21, Washington County, Minnesota, lying Northerly of the following described lines: and Commencing at the NW corner of said NE �/ of the SE �/4; thence S00°11'26"W, along the West line of said NE �/4 of the SE �/a, a distance of 540.00 feet to the point of beginning of the lines to be described; thence S89°48'34"E, a distance of 330.00 feet; thence S48°14'54"E, a distance of 87.16 feet; thence S89°48'42"E, a distance of 265.00 teet to the East line of the West �/ of the NE �/ of the SE �/4 and there terminating. WHEREAS, fhe final plat for the above described property was approved on June 20, 2007; WHEREAS, the applicant, Summit Ridge Two Company,was granted several extensions of the final plat approval; and WHEREAS, due to economic conditions, the developer did not develop the approved subdivision; and WHEREAS, the approvals for the preliminary and final plats expired on June 20, 2013, and WHEREAS, Meridian Land Holdings, LLC has applied for a preliminary plat for a subdivision to be known as Oak Cove. The development, which will consist of 12 lots for single- family homes and 2 outlot parcels, would be located on property legally described above; and WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held the public hearing on these app)ications on March 24, 2014; and WHEREAS, the public hearing was open for public testimony and testimony from the appli- cant and public was received and entered into the public record; and WHEREAS, the Planning Commissionunanimously(6-to-0 vote) recommended approval of the preliminary plat for Oak Cove, subject to cer�ain conditions. Resolution Na. 2014-029 Page 2 of 10 NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary plat application filed by Meridian Land Holdings LLCforOak Cove, which consists of 12 lots for single-family homes and 2 out(ot parcels, located on properfy legally described above. The approval of this preliminary plat is subject to the following conditions: 1. The final plat must conform to the preliminary plat included in the 2014 resolution of approval for Oak Cove. 2. The street name for the subdivision shall be Burr Oak Cove South. 3. A feasibility report for the project shall be prepared by the City at the expense of the Applicant. 4. The developer must enter into a subdivision agreement with the City pursuant to Title 10 of the City Code. Private and public improvement cost responsibilities must be included in the signed and recorded document. 5. The developer and builders must comply with all City ordinances and policies. 6. Outlot A must be conveyed to the City of Cottage Grove. 7. Outlot B must be conveyed to the City of Cottage Grove. 8. The developer must prepare a warranty deed for purposes of conveying fee ownership of Outlots A and B to the City of Cottage Grove. Once the City has accepted the improvements, the developer has removed all silt fence and erosion control devices, and ground vegetation has matured within these Outlots and is accepted by the City, the developer shall prepare a record plan for each Outlot. A copy of the record plan must be submitted to the City. The warranty deed for these Outlots shall be recorded at the Washington County Recorder's office once the Outlots are accepted by the City. 9. Park dedication requirements must be met through a cash payment for 11 lots, with the total amount based on fees in effect at the time the final plat is recorded. 10. The applicant receives appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to, the South Washington Watershed District, DNR, and the Minnesota Pollution Control Agency. 11. All utility, drainage, and development plans must conform to the plans approved by the City Engineer. The developer may start rough grading of the lots before the plat is filed if a MPCA Construction Storm Water Permit has been issued and the City has been furnished with a cash escrow or letter of credit in the minimum amount specified in the approved development agreement. Resolution No. 2014-029 Page 3 of 10 12, The revised grading and utility plan must be submitted to City staff for review and approval prior to the review of the final plat before to the City Council. 13. All emergency overflow swales must be identified on the grading and erosion control plan, and drainage calculations must be submitted prior to City Council approval. 14. The applicant must submit a final construction management plan that includes erasian control measures, project phasing for grading work, areas designated for preservation, a crushed-rock construction entrance, and construction-related vehicle parking for staff review and approval prior to issuance of a grading permit. 15. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. 16. Development of this project must comply with the grading and erosion control plans as approved by the City Engineer. 17. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control pfan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control requirements if it is determined that the methods implemented are insufficient to properly control erosion. 18. All areas disfiurbed by the excavation and back-filling o�aerations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency determined at the sole discretion of the City, the City may take such action as it deems appropriate to contro( erosion immediately. The City will notify the developer in advance of any proposed action, bufi failure of the City to do so will not affect the developer's and the City's rights or obligations. If the developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the leiter of credit to pay such costs. 19. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be surveyed to ensure the emergency overFlows are properly graded and maintained. 20. The dimensions of each lot must be verified on the final plat and a list containing the square footage for each lot must be provided to the City. Resolution No. 2014-029 Page 4 of 10 21. Upon completing site grading, four copies elevations must be submitted to the City. must be submitted to the City Engineer. of an "As-Built" survey for the site grade An electronic file of the "As-built" survey 22. A pre-construction meeting with City staff and the contractor must be held before site work begins. The contractor shall provide the City with a project schedule for the various phases of construction. 23. The developer must remove all dead and diseased trees, all other debris, and fencing materials that serve no practical use. This work must be completed prior ta the issuance of a building permit. 24. The Developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). 25. The Developer must place iron monuments at all lot and block corners and at all other angle points on property lines. lron monuments must be placed after all site and right-of-way grading has been completed in order to preserve the lot markers for future property owners. 26. The Developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property for the purpose of ascertaining whether any of those utility providers intend to instafl underground lines within fhe development. The Developer agrees to comply with applicable requirements of franchise ordinances in efFect in the City, copies of which are available from the city administrator. 27. The Developer is responsible for street sweeping responsibilities or the costs for the entire designated construction haul route during the development of the subdivision. 28. The City agrees to review and consider the final wear course paving along the roadway in advance of 90 percent of the houses on that street segment having been constructed. 29. The Developer must instafl a sidewalk conforming to City standards along the east side of the public street as identified in the staff report. Damage to sidewalks during the home construction process shall be the responsibility of the Developer. 30. The Developer must install an eight-foot wide bituminous pathway through the southeast corner of the plaf in Outlot B from the eastern boundary of Outlot B to the new parking lot as delineated on the master plan. The final grading plan and site plans should reflect all required trailway and sidewalk locations. 31 32 Tree mitigation is required in accordance with ordinance criteria. An additional four yard trees and ten shrubs must be planted on each residential lot above and beyond any required tree mitigation measures. Resolution No. 2014-029 Page 5 of 10 33, The Developer must post a letter of credit or escrow to the City for the estimated cost of fhe boulevard trees, four yard trees, and ten shrubs on each lot. 34. The Applicant must hire a city-approved arborist to assist with all facets of tree preservation on the site. The arborist will supervise installation and maintenance of tree preservation fencing and the tree and brush removal process. Mitigative measures to aid in preservation of trees slated to remain will occur based upon the recommendations of the arborist. Should trees designated for preservation be removed, the Applicant will replace the trees in accordance with the ordinance criteria. Trees designated for preservation that are found to be harmed, diseased, or dying, or are not suited for location into the project may be removed based upon the recommendation of the arborist in agreement with the City and the Applicant. Trees removed will be replaced as required by ordinance. The deve(oper must install snow fencing or similar fencing material around ali trees or groups of trees that are to be preserved prior to any grading activity on the site. 35. The monument signs must comply with the City's Sign Ordinance and only be placed on private property. The owner of the lot of the sign location is responsible for the maintenance of the sign. Removal of the sign is prohibited without City approval.The Developer must submit private covenants which details the following: Monument signs will be maintained by the homeowner of the lot of the monument location. Any fencing provided on the site wil) be constructed of materials that are uniform in design and color. All signs, mailboxes, and accessory lighting will be uniform in materials and design and be approved as part of the landscape plan. 36. The developer must advise homebuyers that they are responsible to maintain the boulevard area that abuts their property all the way to the curb of the street. 37. The developer must construct or install and pay for the following onsite improvements as identified in the feasibility study: • Paved streets • Concrete curb and gutter • Street lights � Water system (trunk and lateral) and water house service stubs • Sanitary sewer system (trunk and lateral) and sanitary house service stubs • Storm sewer system • Street and traffic control signs/signals • Shaping and sodding drainage ways and berms in accordance with the drainage development plan approved by the City Engineer o Adjust and repair new and existing utilities • Sidewalks and trails • Erosion control, site grading and ponding Resolution No. 2014-029 Page 6 of 10 • A proportioned share of the public parking lot in lieu of a cul-de-sac within the plat. 38. Developer will provide to the City copies of bids, change orders, test results, sup- pliers, subcontractors, etc., relating to the work to be performed by the developer. 39. The City agrees to sealcoat the streets in the subdivision no later than two years after the final lift for the road has been constructed. 40. It is the developer's respansibility to keep active and up fo date the developer's con- tract and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until the developer has been released from any fur#her obligation by City Council motion received in writing from the City Engineer. 41. The developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the performance of the work described in the devel- opment agreement. 42. Developer will be required to conduct all major activities to construct the public im- provements during #he following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 8:00 A.M. to 5:00 P.M. Sunday Not Alfowed TI115 does not apply to activities that are required on a 24-hour basis such as dewatering, etc. Any deviations from the above hours are subject to approval of the City Engineer. Violations of the working hours will result in a$5Q0 fine per occurrence. 43. The developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth or debris resulting from construction work by the developer or its agents or assigns. All debris, including brush, ve- getation, trees and demolition materials shall be properly disposed of off-site. Burning of trees and structures is prohibited, except for fire training only. 44. The developer grants the City, its agents, employees, officers, and contractors permission to enter the site to perform all necessary work and/or inspections during grading and the insfaflation of public improvements by the developer. 45. Burying construction debris, trees, shrubs, and other vegetation is prohibited on the site. 46. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reasonable measures to reduce dust at the site. Resolution No. 2014-029 Page 7 of 10 47. City will not have any responsibility with respect to any street or other public im- provements unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the developer may re- quest, in writing, their acceptance by the City. This request must be accompanied by proof that there are no outstanding judgments or liens against the land upon which the public improvements are located. Upon the City's receipt of a written request for acceptance from the developer, the City Engineer will conduct a final inspection of the public improvements and will furnish a written list of any deficiencies noted. The City Engineer will base the inspection on compliance with the approved construction plans, profiles and specifications, as required by the city ordinance. Upon satisfactory completion of all construction in accordance with the approved plans, profiles, and specifications, as certified by a registered engineer in the State of Minnesota, and receipt of reproducible record drawings and satisfactory test results, fhe City Engineer will notify the developer in wrifing of the City's approval of the public im- provements and schedule the request for acceptance for review by the City Council. 48. Upon completion of the work, the developer shall provide the City with a full set of as- built plans for City records and transmitted to the City in a DWG Autocad format and pdf format. Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. ff the Developer does not provide as-builts, the City will produce them at the developer's expense. 49. The developer is responsible for campleting the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on fhem. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 50. No building permit will be issued until such time as adequate public utilities, including street lights, and streets have been installed and determined to be available to use. The City will require that the utilities, lighting, and street system have been constructed and considered operational prior to issuance of any building permits in the development. Afso, the City must have all the necessary right-of-way and/or easements needed for the property to be serviced. 51. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible to require each builder to provide an on-site dumpster to contain all construction debris, thereby preventing it from being blown off-site. 52. Adequate portable toilets must be on-site at all times during construction of utilities, roadways, and hauses. At no time shall any house under construction be more than 250 feefi away from any portable toilet. Toilets must be regularly emptied. 53. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the developer and inspected and approved by the City. The City may impose additional Resolution No. 2014-029 Page 8 of 10 erosion control requirements if it is determined that the methods implemented are insufficient to properly control erosion. 54. The onsite improvements must be in conformance with City approved plans and specifications and will be installed at the sole expense of the developer in conformance with City Code Title 10, Chapter 5. 55. The form of the fiinancial securify is subject to the reasonable approval of the City. 56. The City will supply the street light poles and luminaries. The Developer will pay the Cify for street light poles and street light luminaries. This fee is due and payable at the time of executing the development agreement. 57. The final plat and declaration of private covenants must be recorded with the Washington County Recorder's Office before any building permit can be issued. 58. Before final financial guarantees are released, a certificate signed by a registered engineer must be provided. This certificate will state that all final lot and building grades are in conformance to drainage development plan(s) approved by the City Engineer. 59. The Developer is responsibfe for the cost and installation of all public property markers as depicted in the feasibility report. 60. The Developer must install boundary markers along the portions of Outlots A and B and all other areas of the plat abufting public parks and open space as identified in the feasibility report. Residential lots designated to have a boundary marker(s) must have the marker(s) before a Certificate of Occupancy can be issued for the house on that particular residential lot. 61. All mailboxes and location of mailboxes must comply with the U.S. Pastal Office guidelines and regulations. Mailboxes placed at the curb shall all be the same design and color. 62. Turf management in and around the sfiormwater basin in Outlot A will be perFormed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be removed. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect the basin to assure proper flow of the stormwater system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15 feet of a normal water level will be preserved. If the homeowners adjacent to the basin desire a more regular maintenance of the ground cover or that it be irrigated, the homeowners shall prepare a maintenance plan and submit it to the Cottage Grove Public Works for review and approval. Resolution No. 2014-029 Page 9 of 10 63, Homeowners that have a sidewalk in front or on the side of their property are responsible for maintaining the sidewalks. Such maintenance includes, but is not limited to, sweeping and prompfly removing ice and snow or other obstruction to ensure the safe passage of pedestrians. 64. The Developer must ensure that all builders keep all streets free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes, If and when the street becomes impassible, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer must maintain a smooth driving surFace and adequate drainage on all streets until they are completed and accepted by the City. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer's acts or omissions in performing the obligations imposed upon Developer by this paragraph. 65. The Developer is responsible for street maintenance, boulevard sod, and street sweeping until the City accepts construction of all improvements for the subdivision as detailed in the feasibility report. 66. The Developer is responsible to maintain grass and weeds on their property so as not to exceed eight inches in height. Failure to control grass and weeds will be a violation of City ordinances and the City may, at its option, perForm the work and the property owner shall promptly reimburse the City for any expense incurred by the City. 67. The Developer must ensure that each builder within the subdivision completes the final grade on all lofs in accordance with the approved development plan and that all boulevards and yards have a minimum of four inches of organic topsoil or black dirf on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 68. A Developer's cash escrow must be posted with the City's Finance Direcfior in a non- interest bearing account to cover engineering, legal and administrative casts incurred by the City. If this account becomes deficient it shall be the developer's responsibility to deposit additional funds. This must be done before final bonding obligations are complete. This escrow amount wifl be included in the develapment agreement. 69. An engineering cash escrow must be posted with the City's Finance Director in a non-interest bearing account to cover costs of City services, expenses, and materials provided in reviewing and pracessing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services perFormed. This escrow amount will be included in the development agreement. Passed this 16th day of April 2014. Resolution No. 2014-029 Page 10 of 10 Attest: ��2�y�J/� Caron M. Stransky, City Clerk 4 on Bailey, ay9 (% EtESOLUTION NO. 20'12-€)6'1 RESOLUTION APPR4VING AN ADDITEONAL ONE YEI�R EXTEN710N TO THE FINAL PLAT APPROVAL PERIOp �OR THE OAK COVE SUBDIVISION WHEREAS, Summit Ridge Two Company is requesting a one-year extension to the City's final plat approval period for the residentia{ subdivision named "Oak Cove." This plat consists of 92 single family lots and 2 outlots, all ofi which are located on property legaily described as: 7he West %2 of the NE'/ of the SE'/ in Section 7, Township 27, Range 21, Washingfon County, Minnesota, lying northerly of the following described lines: Commencing at the NW corner of said NE'/ of SE'/; thence S00°� 1'26"W, along the West line of said NE'/ of the SE'/4, a distance of 540.00 feet to the point of beginning of the lines to be described; #hence S89°48'34"E, a distance of 330.00 feet, thence S48°14'S4"E, a distance of 87.16 feet; thence S89°48'A�2"E, a distance of 265.00 feet to the East I+ne of #he West'/z of said NE'/4 of the SE% and there terminating. WHEREAS, fhe Pfanning Commission held a public hearing on July 24, 2006, to review the preliminary plat application for Oak Cove Addition. The Planning Commission recommended approval of this application on a 6-fo-1 vote, subject to certain conditions; and WHEREAS, the Cify Council subsequenfly accepted the Planning Commission's recom- menciation and approved the preliminary plat (Res. No. 06-193) on September 20, 2006; and WHEREAS, the Ciry Counci) approved the final plat (Res. No. 07-105) on June 20, 2007, subject ta 12 condifions; and WHEREAS, 7itle 10-2-6, Effect of Subdivision Approval, of the Cify's Subdivision Ordinance sta#es that the City Council may extend fhe approval period by agreement with the subdivider, subject ta all applicable perFarmance conditions and requirements or the Council may require submission af a new application; and WHEREAS, the final plat was never recorded at the Washington County Recorder's o�ice and an agreement between the developer and the City of Cottage Grove was not executed; and WHEREAS, fhe final plat has not been modified since its approval by the Cify Cauncil on June 20, 2007; and WHEREAS, on May 7, 2008, the City Council granted a one-year extensinn to the plat approvai based on current market conditions and in conformance with Title 10-2-6; and WHEREAS, on April 15, 2009, the City Council granted another one-year extension to the plat approval based on current market condifions and in confarmance with Tit(e 10-2-6; and WHEREAS, on May 19, 2010, the City Council granted another one-year extension ta the plat approval based on current market conditions and in conformance with Title 10-2-6; and Resolution No. 2012-069 Page 2 of 2 WHEREAS, an May 4, 2011, the City Council granfed anofher one-year extension to the plat approval based on current market conditions and in conformance with Tifle 10-2-6. NOW, THEREFORE, BE IT R�SOLVED, that the City Council of the City af Coftage Grove, Washingfon Counfy, Minnesota, hereby approves grants a one-year extension to the Oak Cove final plat, subject to fhe foliowing canditions: The developer must abide by the conditions stipula#ed in Resolution No. 06-193, approving the preliminary plat. 2. The developer must abide by fhe conditions stipu(ated in Resolution No. 07-105, approving fhe final plat. 3. The subdivision approval will expire on June 20, 2013. Passed this 6th day of June, 2012. I M� an 8ailey Atfiest: �� Caron M. Stransky, City Clerk : �' �:l l� �• �E�oc.u�rion� ��ovi�� uioE��ES �r�D Po�.�c��s �oR ��Ti��f-i�� fNta�� F��if�1� t��i��T`l�� l��C��ff�l��' I� �'f-�� EAST' RAVINE AREA OF THE ClTY O� C�TTAGE GROVE WHEREAS, in 2006 fihe City ado�#ed a Masfier Plan for the �asfi Ravine area of Cattage Grove which established the Cify's vfsian for d�veloping the area; and WHEREAS, this East Ravine Master Pfan was adopted after a two-year pubiic process which included inpu# from a Citizens Advisory Team and fihe various Cify Advisory Commissions and also incfuded five public forums at which residents of the area could express their opinions; and WHEREAS, in 2006 the Cifiy a(so adopted an Alternafive Urban Areawide Review {AUAR}, which is a detailed environmental review af the develo�ment in the East Ravine area; and WHEREAS, the AUAR included a housing market study which found that an unmet need exisfis in Coi#age Grove for higher value move-up housing opportunities WHEREAS, the East Ravine Master PEan called for a diverse pattern of land use, including low, m�dium and high density housing and established design guidelines for subdivision, streefs, parks and open space areas; and WHEREAS, the Gity has an inferest in ensuring that high quality single #amily residential development occurs in the Easfi Ravine ar�a in order to provide and adequate property tax base ta support public services and infiras�ructure needed ta serve development in the East Ravine area; and WHEREAS, th� City CounciE finds that it is important tha� aestheticaily pleasing single family detached homes are constructed in the East Ravine area; and WHEREAS, fhe East Ravine Master Plan and AUAR included a housing market study which found that an unmet need exisfis in Cottage Grove far higher value residential neighbarhoods ta which existing residents seeking mave-up housing oppar#unities cauEd relocate; and WHEREAS, Caf�age Grave curren�ly exceeds the affardable objecfiives of the Metropalifan Council; and WHEREAS, the Cify needs to diversify its housing sfiock to ensure that mave up residential housing is available to provide opportunities for families to continue ta live in Goffage Grove as their housing needs change, and INHEREAS, the City Council reaffirms the objectives far the East Ravine area as set far�h in the Master Plan. Resolution No. 06-111 Page 2 of 3 NOW, THEREF"ORE, BE IT RESOLVED By the City Counci! af the City of Coftage Groue that the fallowing design standards, guidefines, and palicies be foflawed in aff new defached single famiEy residential developmenf in th� Easfi Ravine area: New residentiaf subdivisions should, ta the extent possibfe, develop themes that accentuate and define neighborhoods. 2. New residential develapments should make maximum effort the capture move-up home buyers. 3. New residentia( developments should create amenifiies such as apen space areas and recreafiianai facifities. 4, In devefoping residential subdivisions as many existing trees as passible should be saved and th� new firees should be planted to increase the amount of fire�s in the East Ravine area. 5. Transitio��al archifectural features should be incorparated on the frant of each hame. These features include changes in wall planes, porches, cavered s#oops, balconies, and bay windows. 6. A[i residential dweflings exposed ta streets, sidewalks, ar trails must have enhanced archifectural design on a11 faurs sides of the structure to avoid a monotonous or cortfiinuous fa�ade af the exfierior wal1. Changes in materials, heigh#, projectians in the vertical or horizontal plane or other such fa�ade changes may be necessary, fn no ev�n# shoufd the front.and rear fa�ade of any building be in one confiinuous ver�i- ca( or horizontal p(ane. 7. For single family structures, a minimum of 20 percent of the fronfi fa�ade, exclusive af windows, daors, and garage doors must be covered by brick, stane, sfucco, or cemenfiious board, excepf for hausing styles such as prairie homes or salt-box homes where such treatmenfi is archifiecturally incampatible. 8. Afl covered porches must extend a minimum of six fee# from fihe principai structure. 9. Brick and stone frant farade musfi wrap araund the corner and extend a minimum af 24 inches along the side wall. 10. A minimum $/�2 roof pitch for fhe main roof slope on principal resid�ntial sfrucfures is required. Reduced roofi pifches will be allowed if dormers, gabEes, or ofiher archi- tecturaf embe(Iishments are included ar when the architectural style of the home is compa�ible with a fawer roof pifich. 11. Fences are discouraged; but if praposed, they must be a uniform d�sign. - 12. All residentia[ garage doars visible from a sfireeY ar park musfi consist af raised panels fhat e�end across the width af the garage door. Windows are recammended acrass the top pane! af fhe garage doar(s). Resolutian No. 06-111 Page 3 of 3 13. A minimum spacing of five lots must separa�e iden#ica! fran� fa�ade designs. 14, V1lindows, �oors, and garag� doors must have a consistent trim an a[( four sides. 15. Where viny{, aluminum, ar steef siding is installed, cemenfious board or cedar trim musfi be used an windows, doars, and building corners. Passed this 21sfi day of June 20�6. ndra Shiely, Mayor � Atfest: ��.� f'y? ,_�„� Caron M. Stransky, Cifiy Cierk 0 RI VICINITY MAP o zaoo• a000 � N City of Cotta g e G r ove Minnesota OAK COVE ADDITION & CAMEL'S HUMP OVERLOOK PARK STREET, UTILITY & PARK IMPROVEMENTS STANTEC PROJECT NOS. 193802806 & 193802807 2014 IN�E%OFSHEER ' SHEEfNO. 'SHEEfTIRE �' �'�.GENERAL . .. '�G0.03 IITI£SHEET . �'G0.02 'LEGEND � .G0.03 . . .. . ... ... . . !qVIL �. . �. "N.01 �'ILOUTIaNP1AN . . .. .. ,C1.01 ��IYPICALSECIlONS � �'�.CL�l IIEMPOIVARYERO510N WN1ROlPIAN '�,Q.02 � IPEftM4NENTERO510NCONTROLPIAN IC3.01 'GRA�INGP(AN � U01 ��sANITARYSeWER&Wq1EftMA1N '. C501 ��.STORMSEWER � -CS.W STORMSEWER '�. 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THIS PIAN SEf CONTAINS 35 SHEETS MYRON BAILEY DERRICK LEHRKE JUS7IN OLSEN MAYOR COUNCILMEMBER COUNCILMEMBER JEN PETERSON COUNCILMEMBER DAVE THIEDE COUNCILMEMBER RYAN SCHROEDER CITY ADMINISTRATOR JENNIFER LEVITT COMMUNITY DEVELOPMENT DIRECTOR/CITY ENGINEER LES BURSHTEN DIRECTOR OF PUBLIC WORKS KORI LAND ATTORNEY � � � � �� a �� Ei£ =Q - ==oo � � � �ia= a H O Z Z < w \ / '�^ V W Q F— � U � 6 u � � Q a Y � � K W F � � a ,,, < O � = d N � � J y W W � 2 Q N � � � � r Z � Q � � W � � � � Q Q U Y Q � DAiE G0.01 �_ � � � � / G e EXISiING TOPOGRA SYMBOLS �- srowasexmnaaorv � Peo�n�ca�v $ BASKEiBALL NS� pp PEDESTPL COMMUNICATIONS -- BARRICADE PERMANEM O pOSf iNDICAIOR VFLVE a o ° � BENOi �eJ POLE-COMMt1N1UiIONS � 8005lEA STATiQY � POLEGUY � • �o BUItDING LOWESf OPEIJING $,E POLELI(M e BIIRiALNMROLNAN11M9�R �J POLE-POWFR O BUSH�EQWWS p' POLEUTILiiY 0 0 � � f� � �V F O � OO � 0 � CATCH BASIN B@1NE � POLE-UIiL[TY SERVf� CUResOX e POSf CATCHBlSIN `� PROPANETPNK COLUMN Q PtCNICTPBIE CIXJIROL BOX 51GNP1 �(� SAMPLING WBl QEAN OIIT (SEWER) °p ROIX CULVERTEN� � RRSIGNPLCIXJiROLBOX DRINKINGWUNTAIN � RRQtO551NGGAiE ENERGYDISSIPAIFR $' RRSIGNPL FL0.G PIXE •cu< REGULATION SI"ATION �45 FUEI NMP k- Sp1ELLITE DISH Gt1YWIftE 0 SEPTICTPNK GRILL SEP'IIC VBJ! HANDICAP �R'f x SEPTIC DRAIN F1EL0 HANDHOLE �' SIGN FIREHY�RPN� � �� HYDRANT PVMNT MNEKHi(RERECTORJ e �arv� STpND PIPEG45 HYDRPNT VFLVE � SPIGOT WAiB2 INLEf(SMFLLDIA) o SPRINKLHiHEPD LIFT STATION COMROL PAN� OO SPRINIQHt VPLVE BOX �u LIFTSTATIONDRYWELL Q LIFf STATION WET WE11 '�, L[GHTYPRD � LWP�ERG�OR "�j" MAtL BOX OO MAiI REIAY BOX @ MANHOLE-AIRRHFASE � MANHOLE-HEAT QQ MANHOLEGAS QQ MANHOLE-FOWER � MANHOLE-SflMTPRYStWtR sO MlWHOLESTIXtM5EWB2 QQ MANHOLE-COMMUNlCATIONS � MPNfiOIE-UNKNOWN QQ MANHOLEWNTER 4 MEfER POWQt °�+'+'� MEfERCr45 °��n^ ORDINARY IdGH WATER MPAK ` p` OUTLtTCOMROL5IRUCI11ftE m PPRKING MEfH2 . P�6'iRiAN %15H BUTTON 0 PE�ESTpLPoWER �l SNMP SFRVICE-GAS POINiQY IINE SERVICE-SHNITARY SEWFR POINTON LINE o SERVICE-SfORMSEWH2PoIMONLINE o�ism SFAVICEWATERPOINTIXJIINE � TFLEPHONEBOOIH p 1RANSMISSIONTOWFRE1KiffiC F � TESTPRLOC LJ [] TRNNSFORMFRPoWFR .�` TREE DFPD ,�,� TREE-CANIFHtWS � TftEE-0EaWWS v TREEFRUIT ,a. TRA9ICAN a-o TiAFFIC 5(GNAL �' VALVE WS � VALVE .��wue VENTGPS D WATERFEWB2 + WETLNJD y � WELL-NqNITORING p WELL-WHTFR SURVEY SYMBOLS x °L AFRIAL WMROL PoIPfr pp BACKSIGIirCONIROLPO1Ni � GPS CIXJIROL POIM � ]UDICWLLANDMIXJUMENT � MONIIMQJTOJMPIJrm � MONUMFNTIRON(OIIND o MONUMFMIRONSET O RESECTEDPo1f�T � ROW MONUMBJi r%r� NOW MPRKER FdSf O SECRONCCWNQ2 OO TRAVERSEWNRtOLPOINr � BQJOI MPRK LOCATIqJ PROPOSED TOPOGRAPHICSYMBOLS p BOLLARD • SPNITPRY QFANOIJr � MMIHIXE � SPNITPRY OR STORM LIFf SfAT1IXJ � STORM SEWFA BEEHIVEfATQ18.4S1N ■ SfORM SEWER CAT616151N ►- SfOftMSEWERFWt�ENDv�S:110N . sownsavaeounFrsmucnme � SfORM SEV✓ER OVERROW 51RIICRIRE . cuae ear �. FIRE HYDRPNi" � WATER RfDU�i M VALVE d� RIP RP➢ y �WVNAGEROW ,Q� PEDESfRIPNRPMP n CONCREfEHYDRPNIPPD EXISTING TOPOGRAPHIC LINES REfFINtNG WPLL - % — X — % — % iENCE-BAR9EDWIFE 0 0-- PENCE-CWVNIINK � -� iENCE - DECOMTIVE 0 o FENCE-SfW�ME O O O- FENCE-W000 x x x—� FENCE-ElEC1WC GUNR� RAIL TREEIINE - - WERPND SURVEY LINES eOUNOMY CINTERLtNE __ "'___"______"__ _- _ - _ - IXIST[NGFASFMB�RLiNE -- PROPOSEDFAS@1fMlINE - � — - - ROWPWNBOIINDPRY --------------- IX6iINGLOTIINE PROPO¢D LOT LINE . - . . - - . - EMSRNG RIGHT-Cf-WAY PROPogD RIGHT-OFWAV - - - SEfe0.CK L[NE - - - - - - - - - SECRON LINE _ _ - - - - - - - QOARTHt SK110N LLNE SIXTEFMH SECIIQV LINE EXISTING UIIIIT! LINES Fni Fln—fet— FORCEFWN —> > > —> — SANRARY SRNER > > >-�->-�->->->- SNNITARYS£RVf� - - - » » —» - SrORM SEWER —i—I—i i WATERMNN -�-�-�-�-�-�-�-�-�- WATERSERVI� PROPOSED UTILITY LINES �fn�Fn—Fln� FORCEMNN �>�>—>—>� 5l�NITARYSEWER ->-�->-»-»��- 5lWITPRYSHNf� ��______�� S�ORMSEWERDRA1NiItE �»—»�»� STORMSEWER —1�1�1�1— WATERMNN -�-�-�-�-�-�---�- WATERSERVI� ��>- PIPECkSING EXI57ING PRIVATE UTILifY LINES FUTURE UIILTI'! LINES rnu--rn.o <rv-�- GBLEiVQOAi]iYIEVdD __ _ - e .�. _ FORCEhWN rnc — rnc — crvc CABIE N QUALITY lEV9. C . •. __. SANITARY SftNFR .._,�.._-_...___ }_ _, crv-e—rno—nvo CABLENQUHL]NLEVa6 ...., , _.:__, .__:_. SANITARY�NI� rn.a—rn.a crv-a- fABLENQUALiTYIEVaA ______________._...._ SfORMSEWERIXWMILE - w-o — w o ro�o - FIBHi OP�IC QUAtITY LEVA D -_ �.7. - _ __ y y. _...... > y _- _ SfORM SRNFR - wc wc — voc - flBH1�FRCQUAtIiV LEV9.0 __ �____. �... _... �_.____. �_- WATERhWN fas—ro-s—we RBHtOPRCQUAi]TYLEVaB ._ .. �-'--'--�_- WATERSERVt� w-n — wn — w-n FI9B2 �P11C QUAUiY LEVFL A .. ,� , r� ��.. �_ ,� - P[PE CA4NG — e-o — e.o — e-o POVJFR QORLLN LEVa D -'� � l� c -. — Ec — Ec — Ei — POW62 QUFIITY LEVEL C ee Ee — E.o — eowmQUnun �EVae CONCRETE CURB AND GUTTER E-a — E.a —[-n POWFR QUALitt LEVFLA G.o—G-D GD— GASQUAQNLEVaD =___________. ��.-Y. IXISi1NG c< cc — cc GAS QUAIIiY LEVEL C PROPOSm G6 — Gq — G9 GA$ QUFL[TY LEVEL 8 .:_:__ �� FUNRE . __...._.__ . _. — � n cn — s.n — GAS QUFLLiY LEVf1 F -.— �� DEMOIli]ON — oo — co c-o — COMMUNIG4IXJ QUAIitt LEVEL � c<— cc — cc ca+�nuNicanoNQUnuiv�EVac PROPOSED PRIVATE UTILITY LiNES ca — c a— ca COMMUMCAiION QVALITV LEVa B —cp cA CA— COMMUMCATIONQUALIIVLEVELA -crvc—rnt—tNL- CA9LEN - OHV OHV — OHP - WERHEAD �WB2 — GL — GL — GL — GAS - o� — o��c oxc - WERHEAD WMMUMCATION — cc — cc — CL — COMMUMCAiIpJ �- oHU oxu oxu - OVERHEADUTItIi16 - oxe — Oxv — oxo - OVERHFADPOWfR GRADINGINFORMA7ION -_-'952_� ' WSfINGCONTWRMMOR � ` —95p� � WSiINGNMWRMNOR ��`�9�.��'+ PROPOSEDCOMWRMINOR / �`�yr,p��\ PROPOSEDNMOIIRM410H .......................... PROPOSEDGRADINGLIMIIS/AOPELIMRS %953.53 %STq:Sib].19 PROPOSEDSP'JT9£V/1TICN 980B1 1:4 RISE:RIIN (SLOP� ABBREVIATIO AD ALGEBRNCO[FFFREN(E BV BUTTERFLY VALVE BVCE BEGINVERTICALNRVEEIEVATION BVCS BEGINVERTICALQIRVESfAiIIXJ S. CENTER I]NE CL QA55 CMP CORRUGATEO MEfP1 PIPE G0. CHANGEORD�i DIP DUCiIIE IRON PIPE Et/ELEV ELEVATIQ'J EVCE ENO VERTiGLL NRVE EIEVAT10N EVC$ END VERTICAL QIRVE SfATIQV IX IXISfI�'G FES FIARED END 3CIION yF FhCE TO Fl� FM FORCEhWN F.O. RELD OMFR GV GATEVPLVE HP HIGH POIM HWL HIGHWATFRIEVB_ INV INVFRT K CURVE COEFFlQ6Y� LP LOW POIM MH MANHOLE(SPNRPRY) Nl5 NOTTOSCAlE NWL NORMRLWAiH2LEV9_ PC POIMOFQIRVE PCC COMPoUN�Q/RYE PI POIMOFINiFRSECilON R PROPERTVLINE PPVC PERFORATEDPOLYVINYLQiLORI�EPIPE PRC POINTOFREVERSEQIRVE PT POINTOFTlWGBii' PVC POLriINriCNLOR1�EPtPE PVI POINTOFVERTICPLIMERSECIIIXJ R RFDIUS Rd REINFORCEDCONQtEfEPIPE R�W RlGlir-0FWAY 55 STORMSEWtRSIRUCNRE SiA SfAiION TCE TEMPORARV CONSTRUCIIQY FASEMEM TNH TOP NIIr HYOPPN� TVP TYP/CPL VC VERTtL4LQ1RVE WM WATERhWN NATCH PAIIERNS � HFAWDIITYBtNMIN0U5 � SAND � B3TUMINWS BmROOC i'>i;PJ � C�NCRETE :i��:i��l�„<Y GROUND GRAVd w u , W � � [�� / �g $ a" ��m �EiE gQ�w o�� <4 � +�'a � �3a= � Q O Z Z C G W 1 � V W ,^ V Q H � U G0.02 � e � a I Y Q a Y � � W h O Z � � � Q � S � N _ p J W � w Q � w U � � � Z j Q � � w � � � N Q W � U Y Q Q DAIE SEWERAND WATERSERVICE DATA RECORD PLAN DATA CONTRACTOR RESPONSIBILTIY LOT BLOCK COORDINATESOfCUReSI"OP T SEWERINV. FIELDMEAlUREMENTS Z N0. N0. WYESTA. ORENDOFWATERPIPE RISERELEV ELEVATION SERVICELENGTH �URBSfOPTO SEWERPIPETO x Y Z ATEND WATER SENlER SEWERPLUG WATERIINE 1 1 2 1 3 1 9 1 5 1 6 1 1 2 2 2 3 2 9 2 s z 6 2 SUBSURFACE IRILSTY W FORMATION: PRW EC� CONTROL NOTES: THESOBSURFACEUTILITYINFORMATIONONTHISPIANLSSHOWNTOIJ�ILIiYQUALLiYIEVEL 1. ALLCOORDINATESARE(INSERTCOUNTl�C00NlYC0�RDINFTE515�EM INACCOR�ANCEWRHLEGENOPROVI�EDBELOW.7HISQUAI.1lYLEVELWAS�EfERMVJEO 2. NORIZONTAlC00RDINATESAREBI5E00NGWDEliCP05[i]ON NAD83(1966) AQORDING TO THE GUIDELINES OF Cl/ASCE 38-02, ENTIRED SrANOARD GUIDEL[NES FOR THE 3. VERTICAL ELEVATIONS ARE B/SED ON NGVO 29 COLLEGTIONANDDEPICTIONOFE%f51'INGSUBSURFACEUIILTIYDATA. If�lt[ttDESIGNAIlONS 9. �IPELENGTHANDEfEVATI0N51NPROFItESARETOCENTEROFSTRUCNRE ARE SHOWN ON �RAWING G0.02. UT1LCfY OIIALITY lEVE15; LEVEL D- INFORMATION COMES SOLELY FROM EMSIING UTNiY ftECORDS. LEVEL C- SURVEYING ABOVE GROUND UTILIiY FACILIIIES, SUCH AS MANHOLES, VAIVE BO%ES, ETC; AND CORRELATING THIS INFORMAI]ON WIiH E7�5IING IITILRY RECAlNS. LEVEL e-THE USE OF SURFACE GEOPHVSICAI TECHNIQUES TO DEfERMINE THE EXISrENCE AND HORRONTAL POSITION OF UNDERGROUND UiNi7E5. IEVEL A-7HE USE OF NONOESTftUCTNE DIGGING EQUlPMENT AT HORIIONTALAND VERTICAL POSITION OF UNDERGROUND UTILRI6, /S WELLAS THE TYPE, SIIE, CONOCf10N, MFTERIAL AN� OTHER CHpRACTERI5TIC5. PRIVATE UTILITIES ARE SHOWN IN THE LOCATIONS PftOVIDED BYTHE UIILIIY OWNER PRIOR TO CANSTRUCr10N. INSTALL PVC SCHFDIILE 90 CON WIT CROSSINGS AS DIREG7FD BY ENGINEER IN FIEID. WNDUiT TO BE USED AT A IATER DATE BY PRNA7E UI7LLTY CONTRFCTORS AND THE CIiY OF COTTAGE GROVE. EROSION AND SEDGiENT WNTROL NOTES: 1. ALL PERMCREES, CONTRACrORS, AND SUBCONTRACTORS MVOLVED WITH STORM WATER POLWT[ON PREVENTION SHALl00TAM A COPV OFTHE SrORM WATER POLLUT[ON PtAN AND THE STATE OF MINNESOTA NATIONAL POLWTANT DLSCHARGE EI]MINATION SYSiEM (NPDES PHASE ]I PERMC� AND BECOME FAMILIAR WtiH THE[R CONTENiS AND IS RESPONSIBLE TO COMPLY WRH ALLREQUIREMENTS S�A7ED WITHIN. 2. THEBMP'SSHOWNONTHEPlANSARETMEMINIMUMREQUIREMENTSFORTHE ANTICIPATED SCfE CANDRIONS.AS CONSTRUCTION PROGRESSES,iNE PERMITTEE(CONTRAC�OR SHALL ANTICIPAiE THAT ADDIiIONAI BMP'S MAY BE REQUIRED AS SITE CONDIT[ONS CHAN6E AND SHALL PROVIDE ADDITIONAL BMP'S TO MEEf APPLICABLE REQUIREMENTS. 3. ALL WORK M!D MATERSALS SHALI BE CONSlRUCTED ACCORDMG TO THE APPROVED PIANS AND SWGPP. ANV OEVfATION FROM THE APPROVED PLANS SHALL (1EQ11[RE WRRTEN APPROVAL FROM THE CITY OF COTTAGE GROVE � LOCATION OF SWPPP REQUIREMENTS DESCRIPRON NUM R SPEC NARRATIVE CHAIN OF COMMAND 013t 00 YES RECEIV[NG WATERS C0.01 VES DISCHARGE LOCATION C2.01, C2.02 YES EROSION CONTROI BMPS C2.01, C2.02 O15] 13 yE5 32 92 00 SEDIMENTCONTROLBMPS C2.OI,Q.02 �15]13 YES 32 92 00 POLLUT[ON PREVENTtON / GOOD HOUSEKEEPING O15] 13 YES BMPS DEWATERING/8lSIN 015000 YES DIWINING INSPEG710N/ 015]13 YES MAINTENANCEBMPS PERMANENT �5.01-CS.W 33900U YES STORMWA7ERSYSTEM SEQUENCEOF YES CONSrRUCTION ACRV[iY u a� � c c� � � �� o� z ' �5�� Fw i0�� > �b a :C'< � �3a� � Q H O W Z Z < W 1 �,^ V W V Q H � U � � Y � Q d Y � � J � W F �� n- w � � � � 2 d 'u� !��O w � Z �QQ Q � w Z �� _ �w � � Q N Q W > Q U u Q � DAiE ORS CI£CKm G0.03 RIN1 1 �� 15.67' 6.67' 2.OD45 -�I-i-- 0.5' 1.00' . fi• 9iNMIN0U5 pny 30 �MEPLINE 30 � WW 32.66' 13.6T 13.67' 16.33' 16.33' � 6.67' 6' CONptEfE Q1R8 & � 2.00% 2.00% �GUTTER Ug. B6t8 2.40% 2.40% 0.5' rTOVSOa A ivntxsEa�ox euxao,vcmvesartn L re.ern�rare aasE, a s �eme+waisweuceaaxerao�crtox-amoew�sm-n Gaowmuaim� (V10.GW WEA0.0WPSE- I.5' IYPE SP9.5 WEARING OWRSE MIXfUPE (3 (SWIFA)30C) ro eE w�n uxoet NruxE mW[Cr eromrns) 6LSE WU0.5E-20' TY➢E SV9.5 WFARING CW 0.5E MIXNRE (3,C) (SR4FA330C) ]Y�GCi1EfJ�lEeW61LL CONLREfE NRB & 58.66' 24' ODNQiEfE QIRB GUfTER �ES. B6'. VARIES 2.00% � VARtES 2.00?6 1unF Esrnetuxxe�r 8 lYP(Gl5ECf10l1 a� oe se.c wrtx vauaNC wr 4' TOP9JR PFSPPEM ' BITIIMINWS WIDCE 9P1RB PROIECfION- PEN DEfNt STR-Z) (VI0.aN WEAR C0UL5E-LS IVPE W 9.5 WFMrtiG OW0.5El�(IVRE < m ee nnn� uNOeiFlrtune mmECr evmxEU) 9.5 WFARAG COURSE t4�t1UPE (3�C) I��) � � VARIES � 8.00' —{— VAIt1E5 � I 0.50' — I�-- 2.STY4ESV9.SNFNUNGCOUISEI�IDf1URER�B)(SPWFA2408) NRFFSfO&15HMHrt 6'Af�'iATE645E.4.5(100960WSH�) 9'TOPaVILP6PREPD D TPItl�LSECfiON BRUMM01L5 VAIIN:�Y NItF FSTh8It5HMBir 1` TOPSOIl R6PPEM — Zq� CONfAEfECURO@ Gl1RER DFS. 8618 10% CRPOIRGUI'TER) IRB & B618 TPIGLSB.'RIXi � CULOESeG � VARIES � 5A0' -}— VARIES � I 1`a1UF1mLiMESIMIE 11MF6TA&15NMFM BIOflWRIBtWE� 4'TOPSOILNBPPEM ]NNIBRING FFBItIC E lYe[GLSECnoN OtU91EDlAiB10NEFATI R/W1 — 13.fi7' 6.67' 6' 1' � 2.00% O.S ' 1.00' L r nccu�nre arse, a s (10096 QtlNim) • BINMINWS WEOGE 9 Q1RB P0.01ECTfON � PBt DEfARSIR-2] (VIRGIN WEA0.00URSE-1.5'IYPE SP 9.5 WFARING COUPSE MIXNRE(3.C) (SPNFl330C� Toee vu�o uxom wNne rrtwrcr erorxau7 BR�GWRSE- l.d'TYPE SP 9.5 WFARING CWPSE MIXNRE (3� (SPWE/330C) nt,caH'are aa5e a s(ioow amuim) u a� � ^ L vI � �� e �� z� x Fw E _'�G $ r0� T ��a5 , _ � i3i � � W Z Z G w 1 O � W � Q H � O U Y � Q a Y � � W 1� � w a ,� �� N _ � Z N �O w � w N Q � Q Ua°�? �� > O F r � w � � Q N Q W > 0 U Y ¢ O DAIE oas Cl�.�l NOTES: 3) SIIT FENCE 7NSTALIEDAS PART OF THE GRADING PIAN. 2) REPA[RSILTFENCE DAMAGED PROM STORM SEWERINSTALIATION. .I_�1 v so' ioo' � m5 � MACHINE SLiCED SILT FENCE � no � HEAVY DU�1' SILT FENCE � WB - W�RE eAIXED SILT FENCE - SD � SUPER DUlY 9LT PEN� � aR � BIOROLL � Fl0TA710N SILTNRDVN �pppp�( ROCK LOG Y}p RIP RAP q�e � INLEfPROTECTION � DITCHCHECK-BIOLOG / �� --------�--- � � i / EROSION CONTROL LEGEND � OP'CH CHEIX - ROCK �.v CULVERT / GIPE PROTECI]ON I /Z� TEMPoRARYSEDGiENT LJ -` e/SIN W/ PIPE DRAIN srn�xert TEMPORARYSEDIMENTiRAP y� ONERSION AND PIPE �PAIN Jl SANDBAGS �� CONCENTRATED SUIIFACE FLOW � CONCREfE WASHOUT ��1 �� : �� TEMP. HIDROMULCH NO SEED � SEED fi MULCH �....., . :•�:� � T.� HIDDEN OAKS 4TH ADDITION � . � HYDROMULCH �s �i r---� , � — ;, q .� i � � i � �� i � � — -� _--- � , I I , : �, � � } I{I1�• � L--J_� . � ,, � i'. r � .�.I�;. � �— — — — 1 � , � ;; ; � p � ; �� ± I I � � �. ,. a� \,. r �it. i L__ J_� 1'. � . � , . -- -__-- . .;��4. �- -, .. � �- _-, � L '' .� r �,. .�.' I i � '� � .� i I 3 � • OUTLOT A i L---! _ � . �_� -� _ -� _-- - — -1 � � � . �---------� � i , I � 4 � i O � � I � i � 6 i 1 i L--J-� �l� � � � -- -� � -" --�- —, ' ---- = — — � �-- -- � � — � , : i I ' S I � � � i � L __J_J i _- � �- - = � -, i � ---- -----� — —_ =k ---- , �� -- � �s��, i I � J i i L_— i . 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HIDDEN OAKS 4TH ADDITION MN SiATE MIX N35-29f W/ EROSION CONTROL BIANKEf MN STATE MI%#35-241 W/ TURF REINFORCEMENT MAT NOTES: 1) SRTFENCEINSTAtlED0.S PART OF THE GRAOING PIAN. 2) REPAIR SILT FENCE DAMAGED FROM SrORM SEWER INSTAl1ATI0N. v � 50' �00' MN STATE MI%#35-221 W/ IYPE 1 MULCH EROSION CONTROL LEGEND Ms � MACHINE SLICED SRT FENCE � DITpi CHECK- ROCK xo�HEAVYDUTYSILTFENCE � �ULVERT/PIPEPROTECTION wa � W1RE BACKED SILT FENCE — so � SUPERDUIYSILTFENCE — ea � 910ROLL � FlOTATION SILTCURTAIN � ROCK LOG y�p RIP RAP qA � [NLEfPROTEGT/0N � DITCH CHECK-BIOLOG � TEMPORARYSEDIMENT BISIN W/ PIPE DRAIN srnn;ort TEMPOMRYSEDIMENTTRFP �J ONERSION AND PIPE DRAIN Jl — mmem.SAN�BAGS �b CONCENrRATEO SURFACEfLOW � CONCREfE WASHOUi �� . .� � ��1�� • � : � MN STATE MIX #36-211W/EROSION CONTROLBIANKET MN STATE MIX #35-221 :________.� W/TYPESMULCH MN SrATE MIX #35-291 ' W/ TYPE 1 MULCH � MN S�ATE MIX #35-291 W/TURF REINFORCEMENT MAT • ✓Yi:i:i � � ��r5�3R5i�i{i. a� MN STATE MIX #35441 W/7YPE 1 MOLCH , . _.. , . r .� �, � � � 0 .,. ; , , , ; �� .+: ; � � ; � . . . �} � �- — — J � , ��i + f • �- — — �' 1 +' --- ---� . � . r ;'. i r i • d. i i �. ; i I � i � '+' i I Z I i t. `�:; ,;' � _ J � �a , t: � � _ � !• �'� �--_ _� ---� 1 ♦ i}. r___ r � � -� � , 1" � I � I I � 3 � I n � L--J j � � __� - �-�- � __�__ r � , 1 �IC -------- BIOROLI(i ) 1 1 '�I7 ' 4 � � I i i ( ' O � _J j � I: � L _ ;:� � _ -- , ____ � � -� . � - --- � ----- — �I � -_ =-- �— � -- - � � � : ; 5 � 'i � 1 I I � i L__-� J ' ---�--� I __�_�� 1 1 � _ --=-- r --� -_--- I I _--- i � 6 I �� ' J � i L — �i L � MN STATE MIX #35-241 W/IYPE I MIILCH -______ ___ ; r- � � � � , � , � , , , � i i i � � � �--� i i i � � � � i i � � � i � L--J __� L —�--_ __ —_ ___--� r _ ____ I i � �--� i i i � � I p� i i � � 1 � I � � �—_� --i I __---- I � �- � i �--� �---- � �_----_, O i i � r � I i � � 3 I I � - I � � ' � � � -� -- — � J � ��_�_� �-- � � i • i_r i I � 4 � � ' '� — � --a � -i— ------- i L � ____ � �- �_ I � � 1 N STA7E Mix #35-221 I r ' W/iYPE I MIILCH ' I � � �' S � � 1 � L--�_—�� O �— �_ �---- I I S i r ,' 1 �I O . � �' 6 � W �\ L— �J \\ � �� J SEE SHEEf L3.01 FOR PARKING LOT ISIAND PIANTING P(AN MN S7ATE MIX N35d41 W/ TYPE 1 MULCH �` . r ��' �SHELTER, 1 � � i .•\ � � � i � � � I � � � V � � C � � 3��s o� eQ� _ � - �3a= � � � W Z Z w 1 O W Q � � U � �o Y � a � 0 O w '^ z O�g � 1 � �°z =�o !n �U J W � z � � � U j w Z J w O � Z �w� ��w �ya Q w > 0 U Y Q � �AiE �RP\VN EN oesicnso ovs oas �naeozam C2.�2 _-. � � � ' � ' ' �J — ��_=-�� I � i '� 'i i �i i i� � d I i ,-- � � �` _ �--�., 1 , ---' � '"_ ' , i � I i ,� -- --•-- ✓ � � — �� t ��__� ��—� � ' i i� V � i i i i i ___ ---- � � � � ��, � _ � V � � .� /.�� /� � �� \ `` �� ' i �� '� �' � ' ' � i i �� i � �. - _---- � � � ,, '� � � � �---� �-�_ 1 —�� i� � � �i _ i � / \ i ---� �C -- � • � � _� � � -- � _ _ ��_ n � i i � � � �i J, _____—_— _______________ \__ � �_ --_ \_�"_____� �_— � /� � � �� \�' � l 9 �6 I . \ \, � i I� II �' II � , \ __--_—__ �' � �'�� _�.__.�-_� � � �� A t � � t � � �� 11 �� . ___ ,-------___<-----_,(� �� 9 � �_— _-_-'� -- ----_ �� . 1 A �A �� l 11� 11 � I _ i -� - _ � ---_ � � y ___--_�f __� � \ �-`� ��.��v��`=� � � -___-. �' i 1 \ � � \��__`__ � \ �'�`i _ -_ / - i . \ �_ Y-9� � � �2__-_--_i ____ — � -- _-_____` ' � \ � 1 9� � \ � \ 1 1 1� I � � � \ 7 �� ("l = � � �. � �� _____--___ \ � �. ��-�� o � .�� o � r �� \ ,'� _� ' � � \ y � 3 "� : ___'__. � \ � �� L �� I �ZS,� 1�\ � N A1 '� \` \ \ \�_�-r }.1f__� _� tiJ" '� � pi`` � \\\ -----______= � _ -_ l � - c� �\\ �� \ \\\� 1 � � ' �Y p � j _ ' �� \ � . �/ ,_�. � `� � � � • --rti;.� � � � 92 L �-___'-__, r�-° �- - � . 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C3.01 @ s $ SANRARY SEWER NOTES: 1. ALL PVC PIPE SHALL BE SDR 35 UNLESS 07HERWISE NOTED. 2. STAiIONING IN PROF[LE REFLECTS PIPE STATIONING. 3. SHA�ED STATIONING IN PIAN REFfECT55TREEf S�ATIONING. WA7ER MA[N NOTES: 1. ALL WATER MAIN SHBLL BE DIP CWSS S UNLESS OTHERW6E STATED. 2. AlL WATER MA1N SHALL BE WRAPPED M POLYEfHYLENE. 3. WA7ER MAIN SHALL HFVE A M[NIMUM OR 7.5 FEEf OF CUVER 4. HYDRANTEIEVAllONSAREGIVENTOTOPNIROFHIDRANT. SERVICE NOTES: 1. ALLSANITARYSEWERSERVICESSHALLBE4"PVCSCHEDULE90UNLESSOTHERWISENOTED. 2. ALLWATERSERV[CESSHALLeEl"COPPERUNLESSOTHERWISENOTED. TYPICAL SERVICE INFORMATION: X+X% 1NDICATES WYE STAi10N ALONG SEWERAISGNMEM" W 900.0 INDICFTES NRB BOX ELEVATION (FINLSH 6ROUN0) R891.1 iNDICATgiNVERTATTOPOFRISERPiPE(IFAPPL[CABLE). S 892.0 INDICATES UPSfREAM INVERT ELEVATION OF SEWER SERVICE AT END OF SERVICE (900.1) INDICATESTOPOFSEWERRISERELEVATION(WHENAPPLICABLE). 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'—� 6" � > 0�05 FT,/FT. ANO CONCRETE S 0�083 FT./FT PREFERRED YIAIK SECTTON A-A PERPENDICULAR/TIEREO/DIAGONAL • L/4" A. ..._... �::''::: '. <C. cONCRETE MIALK 0.02 F7�/F7. MAX� >0.02 FT./FT.AND 50,05 F7./F7 PflEFERREO SECTION B-B FAN O I �-- FAN DEPR6SSED CORNER CURB OR CURB AND CUTTHR OPT[ONAL V C�U(18�I ('� OR CflADING p 'i � R. „_, — — ^ ..._ _. ._ 6" CONCRETE OA2 f T./f T. MAX, 06 WALK SECTION GC PARAI.I.EI./DEPRESSfO CORNER O q � �� P ; � �� WAIK 06 0 a NOt7-riALKABIf OR O � YIALI(AB4C SURFACE Q6 f�% DIAGONAI p Nores� LANDINGS SfIAIL 8E LOCATEO ANYWHERE 7HE PEOESTRIAN ACCE5S ROU7E CHANCES DIRfCT10N,AT THE TOP OF RAMPS TNAT IIAVE RUNNtNC SLOPES CREATER TfIAN 5.0%. AND tF THE APPROACHING IYAIR IS INVEHSE C(iAOE. 7NITIA6 CURB IiAMP IANDINCS SHALL BE CONSTRUC7E0 WITHIN 15'FROM 7HE BACK OF CUR9,WITN 6'FflOM THH 9ACK OF CURB 9EING THE PREFERREO OISTANCE. SECONOMY CURB RAMP LANOINCS AflE RE(N1IftE0 FOR E4ERY 30" OF YERTlCAI R[SC WtIEN TNE LONCITUOINAL SLOPE IS CREAiEft THAN 5.0%. CONTRACTION JOIN7S SHAII BE CONSTRUCTEO AIONC All CRADE BRCAKS. ALL GRAOE BREAKS WITIIIN THE PAR SNALL BE PERPENDICU�AR TO 7HE PATH OF TRAYEI. TO £NSUAE PAMPS AND LAND3NCS ARE PROAERIY CONCTftUCTEO.LANO[NCS MAY BE CAST SEPA(tATEIY.F'OLL01Y SIDEWdLK flEtNFORCHMENT OETAIlS ON SHEET 5 riHfN LANDINCS ARE CAST SEPARATELY. All SIOPES ME ABSOLUTE,HA7HER THAN RfLATIVE TO SIDEIYAIRlROAl1riAY CRAOES. TOP OF CURB SHAII MATCH PROPOSED AOJACENT WAIK CflADE. 4'MIN[MUM IYIDTH OF OETECTABI.E WAAN(NC IS REW[NEO f0A All RAMPS.�ETEC7ABLE 1YARNINGS SffALL CONTINUOUSLY EXTEND (OR p MfNIMUM OF 24" IN TNE PATH OF TRAVEL SNAREO USE PATNS SHAII HAVC OETECTABIE MARNING ACROSS THE ENTIRE Y1I07H OF PATfI WHEN TlIE PATH CROSSES A ft0A0. SEE STAN�AR� PLATf iO38 AND SHEET 4 OF 5 FOR AOD1T[ONAL OETA[LS ON OEYECTA9LE WAflN[NG. O( 0" Ct1R8 HEIGH7. O2 FU�L CURO NEIGHT. Q OETHCTABLE Y(ARNINCS MAY OE PART OF 4'X A'LANDINC MHA IF IT 1S NOT FEAS[BLE TO CONSTRUCT THE LANDINC OUTSIOE OF THE DfTCCTAOIE YIARN[NC AREA� O fIUSH BACK ANO T SIOEWAIK. JO NT SFIALL BE FAEE OF OEBRIS. RECTANGUI.AR DETECTAeIE tYARN[NGS SHALI BE SETBACK 3" fROM TNE BACK OF CUHB. RADIAI OHTECTABLE riAlUi1NG5 SHAII BE SETBACK 3" MINIMUM TO 6" MA%IMUM FROM TNE BACR OF CURO. Q5 SEE PEOE5TR[AN ACCESS ROUTH CURB ANO GUTTER OETAiL FOR INFORMATION ON CONSTHUCT[NC CUflO AND CUTTER AT CUflB OpENMGS.SEE SHEET N0,3 OF 5. Q6 4'8Y 4'MIN.LANOINC Y1ITH MAX.2.0% SLOP[ tN AlL UIRECTIONS, 07 IF LONGITUDINAI SLOPC IS CREATEft TNAN 5.0%.4'X A'MIN.LANDING WtTH MAX 2,0% SLOPE 1H All OIflEC7I0N5 REWIREp. (�8 Y CURB,IF USEO,SHAIL OE PLACEO OUTSl�E THE SIUEIYALK IIMITS WHEN RIGNT OF WAY AIIOWS.SEE SHEET 5 OP 5. 09 SEE SNEET A OF 5,7YPICAI SI�E TflEATMENT OPT[ONS,FOR DCTAIIS ON FlAflES nNO �erunneo cuaes. �0 DTAGONAL RAMPS SNOULO ONLY 8E USEO AFTER ALl O1NER CURB RAMP TYPES HAYE BfEN EYALUATED AND DEEMEp IMPRACTICAI., LEGEND I POINT. 8.3% � 1NUICATES PEDESTRIAN RAlAP - SLOPE SNALI BE BETIYEEN 5.0% MINIMUM AND 9,3% MAXIMUM IN THE OIflECTION SHOYIN AND THE CRO55 SLOPE SNALL NOT EXCEEO 2.0% � IND[CATES PEOESiRiAN PAMP - SLOPE SNALI BE GREATER THAN 2.0% ANU LESS TNAH 5.0% IN 7HE DIflECTfON SIIOWN � AND CRO55 SLOPE SIIAII. NOT E%CEEO 2.0% OF 5) PEDESTRIAN CURB RAMP DETAIIS 2013 OAK COVE ADDITION & CAMEL'S HUMP OVERLOOK PARK SHEET C8.01 PERPENDICULAR W h K W b a 2 T � z �, ti � c� a � � � o ti y W � � ? � ;• � U 2 � q W Q a W � z � � �ry N � g 5' AUX 0 � � 4 , O � , i W tlj ,j f � � � w � � O oe8 � 5 0 � ..,, � �ry � Q �� OPTIONAL V-CURB 08 OR CflADINC i _. � , �_'_'—Q O � � """"� NON-WAIKABLE SURFACE � LAftE BACK OF CURB (LOW LINE 5' MAX PflONT OF CUT7ER ADJACENT TO NON-WAIKABLE SUHFACE 2'MAX t O w � u � a � m F � o_ S o �_ __O � � Q � 4 AF,'ae88 ao� WALKABLE SI1RF'ACf � 0�� oO Q °°"° � E f,�'S 4 1 9 �"p � 2' MAX p ADJACENT TO WALKABLE Sl1RFACE COM6INED DTRECTIONAI � OPTIONAI V CURR, — ORADINC OR i'IARE O NON-WALRA9LE SUflfACE � WAIK i � i --"-'-_"' :."----- ' � 2 3' MAX � 7F NON-CONCflETE BLYD.IS CONSTRUCTEO pND IS 1E55 TNAN 2'[N WIDTH AT TOP OF CUfle TPANSITION,PAYE CONCRETE RAMP Yl10TH TO ADJACENT BACK OF CURO. ONE-WAY dIRECTIONAL RAMP ooe000 a oo NOk-WALHABLE OR WALKA9LC SURFACE Q � `O BACK OF CUflB O FIOW LINE D FRONT OF CUiTER CRA�E qp�W OR¢AR MAX.2.0% SIOPE [N ALl OIRECTIONS NON-WALKAOLE SURFACE lv ftpMP dETECTAB�E WARNING PLACEMENT WHEN SETBACK CRITERIA IS EXCEED�D 2,oi uax, . ° o 6" CONCRETE WAIK 2.0%-3.0% CUTi£R SLOPE S�C7TON D-D CURB FOR DIRECTIONAL t2AMPS �� _GRADf OftEAK MAX.2.0% SLOPE IN All OIREC7IU`IS NON-YthLKhBLE SURFACe NOTES� LANDItiCS SNALL 9E LOCA7Ep �NYIYtIERE TNE PEOESTRIhN ACCESS ROUTC CHANGES DIRECTtON,AT THE TOP OF RhMPS THAT HAVE R�NNtNO SLOPES CftEATER THAN 5.0%. ANO IF THE APPROACHINC YiALK 1S INYERSE CRAOE. INITIAL CUBB RAMP LAND[NGS SHALI OE CONSTIIUCTEO WITHIN IS'FftOM THE BACK OF CURB, WITH b' FROM TfIE BACK OF CUR6 OEINC TNE PREFERRED DIS7AtiCE, SECON�ARY CIlfl9 RrVAP LANDINGS AAE REWIREO FOR EVEftY 30" OF YEflIICAL RiSE WHEN THE IONGITUpINAI SLOPE IS CREATEft THM1N 5.0%� CONTRACTION JOINTS SHALL BC CONSiRUCTED AIONC ALL CRAOE BREAKS. ALL CRAOE BREAKS WtTHiN THE PAR SHALL BE PERP[NDICULAft TO iflE PATH OF TRAVEL. TO ENSI1ftE RAMPS ANO LANDINCS ME PROPERLY CONCTftUCTEO. LANDINCS MAY tlE CAST SEPARATEIY. FOLLOW SIOEYIA4IC REINFOflCEMENT DETAILS ON SNfET 5 WNEN LhNOlNGS AflE CAS7 SEPARATEIY. AlL SLOP&S AflE ABSOLUTf,RATHER THAN RC4ATIVE TO SIUfWALK/ft0A01YAY CflA0E5. TOP OF CUftB SHAII MATCN PROPOSEO AOJACENT WpI.K GRADE, 4'MINIMUM YIIDTN OF OETECTAOLE WNiNING IS REWIREO FOR ALl RAMP5.0&7ECTAOLE WAFiNINGS SfIALL CONTIN110115LY EXTEND FOR A MIN[MUM OF 24" IN THE PM1TN OF TRAYEI. SNAREO USE PATHS SHALL fIhVE OETECTABI.E YIARNING ACftOSS THE ENTIRC Yq0T11 OF PATH WVIEN THE PA7H CROSSES A ROAD. SEE STANDARO PIATE 7038 AND SHEET 4 OF 5 FOR ADDITIONhI �ETAlLS ON OE7EC7A9LE IYAFiNINC. Q 0" CUftB HEICNT. Q2 FULI WRB HEICfiT. Q 3" MINIMUM CURB NEIGHT,4" PftEFEBHEO. Oq 1/2" PREFORME4 JOINT PILIER MATERtAL AASHTO M 213.JOINT FILLEft SHALL BE PLACED FLUSIT YIITH TIIE 9ACIC OF CUflO AND ADJACENT SIOEWAlK.J01NT SNALI BE FREE OF OEBRIS. PECTANGUTAfl OETECTABL@ WAflNlNCS SNALI BE SETOACR 3" FftOM THE BACK OF CURO. ftADIAI OETECTABLE WARNINCS SHAIL BH SETBACK 3" MM.TO 6"MA%,fROM THE BACK OF CURB. Q5 SEE PEDES7RIAN ACCESS ROUTC CUR6 AND CUTTER OETA[l POR INPOMIATION ON CONSTftUC7INC CURB AND CUTTER AT CURB OPENINCS�SEE SNEE7 N0.3 OF 5. Q6 4�9V 4'MtN.IANDINC W[TH MAX.2.0% SLOPE IN A4L OIRECT[ONS. �7 IF LONGITUDINAL SLOPE IS GREATEq TIIAN 5,0%,4'% 4'MIN,LANOINC WITII MAX 2.0% SLOPE iN ALL 0[RECTIONS REWIREO. Q8 V CURB.IF USEO,SNALI BE PtACEO OUTSIOE TNE SIDEWAIK LIMITS YIHEN RIGHT OF HAY AllOWS� (�9 SEE SHEET 4 OF S.TYP[CAL SiDE TflEpTMENT OPTIONS,FOR DETAILS ON FLhRES AND RETURNEO CUABS. QO MA%.2,0% SLOPE !N ALL OfflECTIONS IN FftONT OF cRADE UREAK ANO �RAIN TO fLOYf LINE� SfIALL BE GONSTRUCTEO INTEGRAI. W1TH CURB AND GUTTEt1� it TO 9E USED POR plL 0[flECT[ONAL RAMPS. Q PLACE UOMES AT THE BACK OF CQRB YIHEN AIlOWA9LE SETBACK CRITER[A IS E%CEEOEO, Q RECYANGULAR OfTECTABLE WARNSNCS MAY flE SET$ACK 9" FROM THE BACR Of CURB WtTH CORNERS SET 3" FROM OACK OF CUR9. IF 9" SETBACK IS EXCEEDED USE RAOIAI OETECTABLE YfAftN[NCS, � WHEN NO CA`7CRETE FIARES ARE PROPOS[O,THE CONCflETC WALK Sf1AlL 6E FORMEO AND CON57RUCTEO PEflPENDlCULAR TO THE BACR OF CURB.MAINTAIN 3" 9ETWEEN EOCE OF DOMES AND EOGE OF CONCftETE. O WALKAOLE WHEN ADJACENT TO WAlKABLE W TNi ONE CONNER SET 3" fROM BACK OF CURB. riHETHER A SURFACE IS WAIICABLE OR NOT SHALL BE DETEflMINEO BY THE ENGINEER LEG�ND � INDICATES PEOESTRIAN RAMP - SLOPE SHALL BE BETWEEN 5.0% M[NIMUM AN� 8.3% MAXIMUM iN THE OlRECTION SNOWN AND THE CROSS SLOPE SHAIL NOT EXCEEO 2.0% � INDICATES PEOESTFIAN RAMP - SLOPE SHALL BE GREA7ER 7HAN 2,0% AND LE55 THAN 5.0% 7N THE DIREC770N SHOWN AND CROSS SLOPE SHAIL NO7 EXCEEO 2.0% W h � W � 4 INSET A �,I Q 4 O FAONT Of GUTTER � 0 FL01Y L1NE 0 ; 'ay'.:p•';.'a.o7 z'3%-.::<•';:A�...r�..:. . a�o.p:• :Q�'0.�0 �::��'9�:p� 0.:0'�0'. ": O,�a', J �'a,�.'e'a'e.��' n.'e.0y�. �a:d'�a :.a�;>�.a;' �!:;i.,a:': ti...v� v•;s- n;. . ...o •.' v. A.'. o•e v. d.. •?'e. c. 9�'• o•i. r. A�: •?'�. l 24" g_Ipn � NON PfRPENOICUI.AR OO OACK OF CURB/ EOGE OF YIALX � 1/2" R.fTYP.I INSET A PEDESTRIAN ACCESS ROUTE CURB & GUTTER DETAIL a i � z� � W �� d ti y W� z� :' � � z ti q hy' O J � 2 � M[ll YERiiCAI EOCE EX[STINC BIT� PAVEMENT SAWCUT 8[T. PAYEMENT E%[STINC OIT. PAVfMfNT YARIABLE OEPTH CONCREiE 8p5E 2" OIT.AATCN FftONT OF GUTTEfl 0 0 SAIYCUT BIT. PAVEMENT EXISTINC 01 ppYEMEtJT snwcur CONCRETH PAYeMFNT EX[STINC CONCRETE PAVEMENT PERPENDICl1LAR OO ��Q REMOYE � REPLACE 1/2 R.fTYPJ B[T. PAYEMENT � <'p� o: fp`,�',��:p° o::p •,o. p , ..p ,a.p ?: .d:�•+'a.'a.v y' �°'<.9 �'.°.�°'o.i .'O �a.'e.i �' ..i,.a: :;�; o. <:.' :.a:-'°'A:.' : i; ri �.a:.' :.�:?-?;: ?'a.��.9. . o'�.`'. 9'�' °�(°, a.•. e'�.''. <:. o•(c.9 o a •:� •.'v � �. � •.'� � •• .� . � �.,. i' �: a-a.:p• �..a•a..p'�� a'!^ 4 �� a: : �' a': p' e: 24" �v..p' �:?'a. <'s: C'a.. o. . ' °.:��'o�:p'O::� < t a.9. a.G. � �� 'd.�a[,'a�.a: e�a:.':A:.t" v:. �'�.°. or. o•ye� a.�. o'a,+'. v 'o • gn PAVEMENT TREATMENT OPTIONS IN FRONT OF CURB & GUTTER FOR 11SE ON CURB RAMP RETROFITS �'),�: d •i::,j '�;'� — �' O�.�p' 0::� a y. i.i y'r.'l�. I/2" fl�fTYPJ •.<' �:.�'v...9',\l.�'��,q' :�� o::p'•_o': p' 0::0' "°.�1;�.1 y'� ��;�.� y: �.�:.' :.�: �•.�:.' :.�:.w n' i r. }.�. o•C+'. A':: ?'i �'. t/4" MIN. TO 1/2" SAWCUT � a . O.:q' 'a 3" MIN� <-Y{�•', . . : .. �..p•.:e•<�4'.;a. .:p�' 0�.�0� 0::��' 0�:0 O.:p' �^. '.. i y" �^ 'e. i : ' e 'a. �.. ,�.0. V.�:1'O•a.�:.�; � a 's. •'. g•'. b•y r. 4•. •: o:.... .�v��..� .a� o•a.. S•��: <•a..9'��:.i' ,0� �: •O •�.:�� EX157[NG CURB AN� GUTTER � ;i: y: a�ti-?; " a.�. b�a c, a ' e � :.�a �a�.: �� M[N. CURB AND GUTTER 0 REINFOftCEMENT fOR USE ON C[1R6 RAMP RETROFITS NO7E5: pO51TIYE FIOW 11NE OflAINACE SHALI BE MAINTAINED TI{ROUCH TNf PEOESTR[AN ACCE55 ftOUTE IPAR)AT A 2% MAXIMUM, NO POND[NG SHpLL BE PRESEN7 IN THE PM. ANY VEftTICAL LIP TNAT OCCUflS AT THE FIOW LINE SNALL NOT BE CREATER THAN 1/4 [NCH. Ql FOR USE AT CURD CUTS q1iEflE 7NE PEOESTft[AN'S PATN OF TAAYEi. IS ASSIIMEO NON PEMENDICUTAR TO THE CUTTER FIOW I.INE. RAMP TYPES INCLUDEt FANS, OEPftESSED CORNERS,& ONE WAY AND COMBIN&D DIRECTlONALS, U2 FOR USE AT CUft� CUTS YfHERE THE PEOESTRIAN'S AATH OF TRAVEL IS ASS11Mf0 PERPENDICULAR 70 THE GUTTER FLOIY UNC.RpMP TYPES INCLUDCtPERPENDICULAR, TIEflE� PEflPENDICULAfl,PAflALLEI, AND OIACONAL RAMPS� 03 TNCRE SHAII 8E NO VERIICAL DISCONT(NU[T[ES CflEA7ER THAN 1/A". 4Q URILL AHD 6ROU7 N0.4 CPDXY-COATfO 18" LONG TIE llAflS AT 30" CENTER TO CENTER INTO EXISTINC CONCflETE PA4EMEN7. �5 ELEVATION CHANCE TAKES PLACE FROM THE EXISTiNC TO NfM FftONT OP CUTTER. PATCtI IS USED TO MATCN TNE NEW GUT7ER FACE INTO TIiE EXISTING ROADWAY. (�6 VARIABLC WIOTH FOR DIHECT[ONAI CURB APPLICATIONS. O ADJACENT GtITTER SHAIL N T� OV[flLA D. OB WIIERE PLAN SPEC[FIES, ORlll AND CROUT 2- N0. 4 X 12" I.ONC flEiNFONCEMENT BARS (EPDXY COATED>. Q � Q 2�� alTUrntnous M[lL h PATCH i/2" R�(TYPJ �<:.'p'•o'."p'a::0'•,o':p�o::p'_o.p,..p, . ,..p'e ° �^.'e.i ; ° �^'qd:'�'a.'e.d :'° �<.'a.i:'+'<'. a : i.y, a:.; �.�,•a:: i; y.,'a::: a;.i.'a;: �'. ' � ?''. ?'�. °'. n •; . o •� r. a ' �' ?'a, `'. ?'. ' °' �' • c''' a o . .. e :<�'::�a�J.;<•':: <�•o. :e':�°a�::'.e�::: � a: .' '' e :' � o: : o '•,o 2A"� FLOW liNE --� .. ' � �: <'�a: <•al: p'�i: 5% MAX� :. . . . >': p�?:: p'',a'.'p :<: :v . o t �.°�• o'.°' (y','.�^.'e.e y ° �a.'e.i t'•�•��• �'.� :.° , o v�':,r•d..g. a;;o- n:.' : �'°:.a;. 'ly..d''' 0'�.��-4".a' o: <�� C.A — INSET A a EOCE OF 41A1K � n '<.•, V2" R.fTYP.) 24" 8'l2" LANDING W N p i. W � � `. a c 0 � 0 W m t � � < 2 y � ti p V W }� � � 4: N�� y � z � � z :'�� ` z � �' Wti 0�2 �¢ � z � k m WAIKABLE S�RFAGE flAMP PAVEO FLARES ADJACENT TO WALKABLE SURFACE ;-------, � ' � � LANDING I i � NON-WqLKABLE - ' RhMP , NON-YIAIKABLE SURFACE SURFACE , PAVEO FLARES ADJACENT TO NON-WALKAeLE SURFACE ; -------, � � � � IANDINC � r � ClIRB DESICN V ' ' CUftB OESICN V SEE APPROACII R�P NOS£ DETA[L O NON-YIAlKABLE NON-WALKAOLE O SURFACE SURFACE „ a „ eavee , DIRECTION OF TRAFFIC RETUftNED CURB lANOINC RAMP / \ NON-YIALKABLE � � NON-WALXABLE SURFACE ,�. _�, SIIRFACE GRADED FLARES TYPICAL SIDE 7REATMENT OPTIONS O 1� TU! \ CURd i � i. t lMEA9URED FHONT�FACE C RB) FOR j� M1N.6" IENCTFI fMEAaUREO AIONC FLOW I.INE) DETECTABI.E EOG� WITH CURB AND GUTTER OO APPROACH NOSE DETAIL FOR DOWNSTREAM SIOE OF TRAFFIC Z AP� RADIAL DETECTABLf WARNING flECTANGULAR DETECTA9LE WARNING D�T�CTABLE EDGE WI7NOUT CURB AND GUT7ER Nores� SEE STANDARO PLATE 7038 pND iHIS SHEET FOR ADDI720NAL DETAfLS ON DETCCTABLE 1YAftNINC. YINETHEft A Sl1RFACE TS WALKABLE OR NOT SHAI.L 6E DETERMINEO bY THE ENGINEER. CONCRETE FLARE LENCTHS ADJACENT TO NON-WALRA9LE SURFACES SHOULO 8E LESS TIIAN D'LONC MEASl1RED AI.ONG THE RAMPS fROM TlIE BACK OF CURB. Ql 0" C11R8 HEIGHT. 8 FULL C�ftO HEIGHT. 3 2' - 3' FIARE, Q IMMOVABLE OBJECT OR 095TRUCT/ON. O SIOE TRCATMENTS ARE APPLtCABLE 70 ALL flAMP 7YPE5 AND SlIOULD OE IMPLEMfNTfO AS NEEOEO ON ALL RAMPS AS FIELO COND1T20NS DICTATE.THE EN4INEER SHAII �ETEfiMINE THE RAMP SIOE iftEATMENTS BASEO ON MAINTEMpNCE OF 807t1 ROAOWAY AND SIOEWAIK,hDJACENT PftOPERTY CONSIOEflATI0N5,AND MITICAT[NC CONS7RUCTION INPACTS. Q6 WHEN NO CONCftETE PIAflfS AflE PROPOSEO,THE CONCpETE YIALX SHALL BE FOFtMEO AND CONSTftUCTEO PERPENO[CUIpR TO TNf EOCE OF flOhDWAY. MAIN7AIN 3" BETYIEEN EOGE OF OOMES ANO EOCE OF CONCflETE. Q7 ff RO COR6 AN� CUTTER IS PLACEO IN RURdL SECT[ONS,DETECTAB4C WARNINGS SHALI BE PlACEO 1'FROM THE fOCE OF ftOADWAY 70 PRO4IOE YISUAL CONTRAST. (�6 All CqYSTRUCTEO WRBS Ml1ST HAYE A CONTINlIOUS OETECTABLE COOE FOR THE VlSUAll7 Ih1PAtREtl.THIS DETECTA6LE EOCE RE�UTAES DETECTAPLE WAflN1NCS WIIEflEVER THERE IS ZERO-SNCH NIGN CUR9�CUfl8 TAPERS AflE CONSt0ERE0 A DETECTABLE EOCC WIIEN THE TAPEft STARTS WITNIN 3" OF 7HE EOGE OF THE DETECTAOLE WMN[NCS AND UNIFOflMLY R[SES TO A 3-INCII MINIMUM CIIRe NEIGHT. ANY ClIflB NOT PART OF A CUftB TAPER AND lESS TIIAN 3 INCNES IN HEtGHT IS NOT CONSIDEREO A OfTECTA9LE EpCE ANO THEREFORE IS NOT COMPIiANT WITH ACCESSIOIL�TY STANDAflDS. CURBHHEICNTCE � W N W � � � � i < 5 � � Z N W � S N �r � � V U w a�a � � � � � Y ti � J m h � ? � a i' � � U Z � � � Z O J Q � � �a �� 36" MAX. 3 � . LAN01Nc _� / ��:. ' 36" MAX. 36" MAX. •.!:.;_.i: �, I , � 36" MAX. �2� 12" �� SIDEWALK REINFORCEMENT O OO � ;>"s°a^;a"aa"sas"a<"s"s"s"saa"avai ' oerecrneGe Z ��, ' .wnnn�ncs ,n� � 4 �OETECTAOLE 2 4„ 1YARti1NG5 6" CONCRETE riAIK 3° MINIMUM CLA55 5 ACCREGATE BASE <. •a:.•'o::Q`n.: � :ti.. a _ o.•a r'. o' a� a' ' o a. TYPICAL SIDEWALK SECTION WITHIN INTERSECTION CORNER a, TRACK V CURB ADJACEN7 TO LANDSCAPE CURB WITHIN SIDEWALK LIMITS V CURB ADJAGENT TO LANOSCAPE CURB OUTSIOE SIOEWAI.K LIMITS nort-wn�Kne�,e SUflFACE S FOUNOAT/ON IANDINC RAMP 1' MIN. PEOESTRIAN PUSH OUTTON STATION BASE NON-YIALKABLE SUHFACE RAILROAD CROSSTNG PLAN VIEW CONCRE7E WAIK EDGES ADJACENT TO CONCRETE STRUCTURES CONCRETE CUR6 DESIGN V CURB NEfClli CURB 1YIOTN 11 W <6" A" a6�� s�� YARIAOLE HE[CHT li 6" f'f!/: �',�.,� j / I �1 4(lf�.�, .. D �f; �� .. / �°Z� �'lr �'., ii % iRU;\ }D:• � "....��1/2 R� ,. �, Yl,/%!,•r':%l(.;1.,. ......,,� c �� ; ;1:fi+S•' r�..,. '''£:'��''�up ..(:4Yl.�f�w1' �R _ ' V CURB INTERSECTION V CURB ADJACENT TO BUILDING OR BARRIER YARIABLE HE[GHT H 6" NOTES� All V CUflO CQYTRACTION JOINTS SHALL MATCH CONCRETE WALK JOIN75. WHEfif R[CHT-OF-WAY ALlOWS, USE OF Y CUflB SFIOIILO ESE h12NIMiZED. GflADING AOJACENT TURF OR SLOPING ADJACENT PAYEMENT IS PREfERREU. V CURB Sf1ALL BE PLACEO OUiStOE TNE S[OEWAIK l[MITS riHEN RICHT OF WAY AlLOriS. 4 CURB NEXT TO OlI7l01NG SfiAIL BE A A" WIDTH ANp SIIALL MATCH PREV[OUS TOP OF SIDEWALK ELEYATIONS. Q1 END TMERS AT TRANSITION SECTION SNAIL MATCN INPLACE SIOEWALK CRApES. Q2 All Y CURB SNALL MA7CH BOiTOM Of ADJACENT YIALB. 3� EOCE flETY1fEN NEW V CURB AND 1NPLACC STRUCTURE SHAIL 8E SEALEO AND BOND 6RCpREft SNALL OE USEO BETWEEN E%ISTINC S7RUCTUNE ANO PLACfO Y-CUflO, Q4 EOCE OF OETECTABLE YIARNINC S(IRFACES SHALL BE PlACEO 15'MAXIMUM FflOM 711E CENTfRLTNE OF THE TflACR.YIHEN PEOESTRiAN GATES ARE PROViDEO, OETECTABLE riAflNINC SUflFACCS SHAIL BE PLACEO q`7 THE 5[OE OF THE CA7ES OPAOSITE THf RAIL, li" - l9" FROM TNE APPROACHING SIOE OF THE GA7E APM. 05 Y(HEN PLAN SPECIFI&S, URILL ANO GROUT N0. 4 12" I.ONG REfNFORCEMENT BARS AT 36° MAX.CENTEft TO CEN7ER (EPDXY COATEO). Q6 TO ENSIIRE qAMPS AND IANDINCS ARC PROPERIY CONCTRUCTED IANDINCS MAY BE CAST SEpARATELY.FOLLOW SIOEYIALK flE1Nf'ORCEMENT pETAIIS UY THIS SHEET YIHEN IANDINCS AflE CAST SEPARATELY. COMPACTEO �z IMP0.0VED PIPE FOUNDATION MAiER[Al (3149.2H MODJ CONSIDERED INCIOEMAL 70 THE SPECIFIED GRANUTAR BORROW MATERiAL (31q9.2B1 MOD.) IN THIS ARFA , +4 � + COARSE IMPR VEDPIPE '{t+� AGGR.M fOUNDAT[ON 6" 3149.2H PAY DEPTH INCR�MEM57YP. . f � « . . "DIA" DENOTES OUTS[DE DIAMEfER OF PIPE GRANULARBORROW ,��, MNDOTSPEC. . 3199.261 MOD. OIA+12" MIN. "D1A" DENOTES OUTSIDE DIAMEfER OF PIPE PIPE FOUNDATION & BEDDING M GODD SOILS PIPE FOUNDATION & BEDDING IN POOR SOILS (�_ Cottege �xa ��a� "h,. ,m..rovw � Stantec 4B_BE0I.OWG WOODEN LATH SHALL 6E Nl�ILED SECURELY TO THE POST MEMBER TO SECURE FIL7ER FAORIC, 2" X 9" % 2.5' LONG— WOOD POS�S, 8 I REQ'D. STANDARD DETAIIS BEODING METHODS fOR PVC COTTAGE GROVE, MINNESOTA COMPACfED �'^ p � � � LOAD fAROR 23 �� "DIA" DENOTE OUTSIDE CV55 A DIA+12" MIN. D7AMEfER OF PIPE CONCRETE BACKFRL TO 0.5 OF OUTSIDE DIAMEfER WiTH SHAPED BEDDING. COMPAGTED BACKfILL �� COARSE FlLTER AN 6" AGGRECATE MNDOT SPEC. 3199H MOD. lOAD PACTOR 1.9 DIA+IY' MIN. "DIH" DENOTES DUTSIDE QASS B DIAMEfER OF PIPE HPND SHAPED FROM L ANGUtAR BEDDING MATER7AI 6 ' COMPAC7E0 6ACKFILL LOAO FAClOR 1.5 - -�fDIA "�IA"DENOTESOUTSIOE [�q55G1 DL1+12" MIN. DIAMEfER OF PIPE rypNO SHAPED FROM F1ftM UNDISNRBED SOII :� COARSE fILTER AGGREGATE MNDOT SPEC. 3149H MOD. LOAD PACTOR 1.5 DIA" DENOTES OUTSIDE CIA55 C-2 MIN. DIAMEfER OF PIPE rypND SHAPED FROM ANGULAR BEDDING MATERIA STANDARDDETAILS wrae�s�av: 6EDDINGMEfHODSFORRCP �� 2014 OR DIP vuh r�o. COTTAGE GROVE, MINNESOTA Beo�2 LESS THAN 6" ' ` DIA usru�s�av: Cottage �arvzoia � Gcove `'*+nrx..e e mx^'r x..� MiE1N. BED-1 � Stantec /8_9E020WG EX[SrING CURB /� OVERFIOW IS % OF — / TNENRBBOX 2" X 4" HORIZONTAL MEMBERS CONT[NUOUS FROUNDTOPAND BOTTOM. FFSTENED TO EACH POST USING 2-20D WMMON NAILS � MONOFRAMENT GEOTE%i]LE FABRICASPE0.MNDOTTABLE 3866d (MACHINESLiCED). A�DI170NAL 8-SO" OF FABftIC FIAP AT B0770M OF BO% 8-10" FABRIC FIAP- BURY � UNDER ROCK 70 PREVEM UNDERWASHWG — 1 3/2"WASHED ftOCK 1' DEEP X 1' W[DE NOTES: CONTRACI'OR SHAIL CONSTRUCT SILT BO%TO FIT AROUNDiHE INIET SRiUCTURE WITH 6" MINIMUM CLEARANCE TO E�GES OF STRUCNRE. SIIT BOX TO BE PtACED ON AN EVEN SURFACE 6" BEIOW STRUCTURE OPENIN6. TOP Of S7LT BOX TO EXTEND 18" MINIMUM ABOVE EXISTING GRAOE. � Cottege STANDARD DEI'AILS Grove INLEf PROTEQION SIIT BO% k ^• , .nra..�^p pi° `�� v �` ° � (ORCATCHBASM � Stantec COTTAGE GROVE, MINNESOTA NOTE: USE WIMCO ROAD DRAIN CG-23 OR CG-3290-Ve (DEPENDING ON fASfING iYGE) HIGH FLOW INLEI" PROTECIION CURB AND GUTTER MODELS� OR CIfY APPAOVED EQUAL. usrae�siac � Cot[ege ]AN2014 G(OVC `^< r ie..�e vmwuv n..� VUIEIq. ERO-7 � Stantec 40_EP09.01YG OERECTOR PIATE — OVERFLOW IS % OF THE CURB BOX HEIGHT OVERFLOW ATTOP � OFFILTERASSEMBLY FILTER ASSEMBLY DIAMETER, 6" ON-GRADE SO" AT LOW POINT HIGN-ROW FABRIC STANDARDDEfAILS usruvrnon: INLEI' PROTECTION CATCH �� 014 BASIN INSERT PInlE1N COTTAGE GROVE, MINNESOTA ERO-9 STEELFENCE POST(T-POSn� MM(MUM 5' LONG� 6' MAXIMUM SPACING. FOUN�ATION 6" PAY DEPTH MATERINI IN THIS AREA SHALL 8E CONSIDEftEO INCIDENTAI f-0R PIPE SPECIFIED N7TH QA55 B BEDDING. +�I`�'�*�Uft* + ��t�t��+ POST NOTCHES TO FACE AWAY FROM FABRIC. A7TACH FABRICTO PO5T5 WRH M7NIMUM 3 ZIP TIES (50 LB. TENS[LE) PE0. PO5T IN TOP 8" OF FABRIC. MONOFILAMENT GEOTEXiiLE FABRIC PER MNDOT TABLE 38864 (MACHINE SLICED). MACHINE SIICE 8"-12" DEPlH (PLUS b" FIAP) TRENCM MUSf BE COMPAClE� BV LiGHT EQUIPMENT PRiOR TO PIACEMENT OF STEEL POSfS. � BACKFILL V FLOW / DIRECT�ON 0� � } DIA. { .. � � � � COARSE HLTER ' ' AGGR. MNDOT � � . 24" MINIMUM SPEC. 31q I2H MOD. . __ PO5f EMBEDP "DIA" DENOTES OUTSIDE DIAMEfER OF PIPE NOTE: HEAVY-DUiY SlL7 FENCE INSTALLATION MEfHODS SHOULD BE USED WHEN DIRERED BY THE C1TY. � Cottage Gcove t^w.rne..�an.,n�w ..< � Stantec dB_BE�d.OWC WOODEN LA7H SHPLL BE NAILED SECURELY TO THE POST MEMBE0. TO SECURE FlL7EN FABRIC. 2"X9"X2.5'LONG — WOOD POSTS, 8 / REQ'D. STANDARD DEI'AILS 1MPROVED FOUNDATION FOR ftCA AND D[P COTTAGE GROVE, MINNESOTA usrxEV�nrn. Cattege �nx zaa � Gmve 4^...niw.,,av,.w.m n.« vurei». BED-3 � Stantec ae�reoi.owc 2" X 4" HORIZONTAL MEMBERS CONTINUOUS AROUNDTOPAND BOTTOM. FASTENE� TO EACH POST USIN6 2-20D COMMON NAILS � MONOFRAMENT GEOTIXIILE PABRIC AS PER MN�OT TABLE 388b1 (MACHINE SLICED). PDDPiONAL 8-10" OF PABRIC FIAP AT B07TOM OF BOX � !J 8-10" FABNC FLr1P- BURY UNDER ROCK TO PREVEM UNDFRWASHMG — 1 7/2" WASHED ROCK I' DEEP X 1' WIDE NOTES: COMRAQOR SNALL CONSTRUQ SILT BOX TO FIT AROLIND THE 7NLET SfRUCNRE W1TH 6" M7NIMUM CLEARANCE TO E�6E5 OF STRUCTURE. SILT 80X TO BE PIACED ON AN EVEN SURFACE 6" BEIOW STRUCRIRE OPENING. TOP OF SILT BOX TO EMEND 18" MINIMl1M ABOVE EXISTING GRA�E. � Cottage STANDARD DETAILS GroVe INLEf PROTEGI"ION SILT BOX "^•..mx ipR6EEHIVECASTING � Stantec COTTAGE GROVE, MINNESOTA aa_ceomowc usrunrw: )AN i014 oa��. ERO-10 STANDARD DEiAILS MACHINE SLICED SRT FENCE COTTAGEGROVE,MINNESOTA usrre�v�n«,: ]NN 301q oa��. ERO-1 � � S pP �,.n ROCK-6" MIN[MUM DEPTH � WOODCHIPS-18" MINIMUM DEP�H WASHED 0.0CK OR WOODCHIPS PER SFECIFlCAT[ONS IS" MIMMUM NT OFF BERM TO MINIMIZE RUNOFF FROM SITE NOTES: f. HLTER FABRIC SNALL BE PIACED UNDER ROCK TO STOP MUD MIGRATION 7HROUGH ROCK. 2. FIITER FABR[C IS NOT AEQUIftED UNDER WOODCHIPS. 3. ENTRANCE MUST BE MAINTAINED REGUfARLYTO PREVENT SEDIMEMATION TRACKING. � Cottage Grave "'w x.�ar..Knn�.e � Stantec ae_creois.owc � UM 1 � D NM CONSTRUCifON ENTRANCE ROCK AN� WOO�CNIP COTTAGE GROVE, MINNESOTA wsrxmsiox: ]M1xo19 u � � C N 0 o� $a d ��i � �i „iw �� =o= � � WQQ > _ � �;a g � 0 Z Z � W 1 '�^ V W Q H � U ew nvvaoveo oxs �hlp. ROI.W. 19NJMM ERO-12 �, C8.06 � � Y � d 0 O � w 1� � W aw �o � x a� N �� J W �� < �K U '�z °d � u�i Z j � � �' w � � � N 1 0 U � Q � oarE HOLOPHANE tUMINNRE RP f00HP MTZ G3 RESIDENT1Fl POSTOP� 100 WATf HIGM PRESSURE SODIUM MOGUL BASE, MULTIVOIT 120, 208� 290� 2]7� WIRED FOR 29�V ONLY. UL ONLY, PAINTED S�ANDARD HO�OPHANE BRONZE FINISH� ASYMETRIC DISTftIBUT10N GlASS REFRACTOR, BALI FINIAL LEXINGTON STANDARD POLE 150H30504T9 HAND HOLE 3" X 5" - 2286W eASE COVER BRONZE ANOD RFD139599 STREEf 3"%5" HAND HOLE, NO TENON� BOLT COVERSKIRT TYPE A-i CONCRHE BASE SEE DElAIL PIATE L6T-25 � Cottage STANDARD DETAILS �ws*xensiav: GiOVe RESIDENRALLIGHTPOLE JAN 2oi4 k "^nree.•�+ ° ' °° `��`" NEWHIGNPRESSURESODNM LiGHTtNG UNIT nn*en+o. � Stantec COTTAGE GROVE, MINNESOTA ��r-1 0 ae_wn.owc PRECASr INVERT MU57 BE 1/2 DIFMEfER OF iHE PIPE ANU BENCNES SLOPED 2'TOWARD THE INVERT. /j / \�\ \ R16 ClS71NG 2 7 6 � �j� R1755G D" 7" m � � MANHOLE STEPS SHALL BE PLACED 50 THA7 OFFSET VERTICAL PORTI�N OF CONE IS FAUNG �OWNSTREAM. � NEENAH FRAME AND PLATEN L[D OR P �N EQUAL, I.ET�ERED "$ANITARY SEWER" WITH 2 CONCEAIED PICK HOLES. M[NNIMUM OF 2", MA%IMUM Of 12" � OF HDPE AOlUSTMENT RINGS MANHOLE STEPS, NEENAH A198ll OR EQUAL, 16" ON CENTER. ALUMINUM S�EPS APPROVED. ALl ]OIMS IN MANHOLE TO HAVE "0" RING RUBBER GASKEfS PRECASTINVERTREQUIRED. PIPE SHALI BE NT OUT FWSH WRH INSIDE FACE OF WALL. KOR-N-SEAL MANHOLE OR EQUAL CONSIDEREO ACCEPI'ABLE AL7ERNAiE. ALl DOG HOUSES SHALL BE GROUTED ON MSIDE AND OUlSIOE. I SECTION l * DEfERMMED BASE ON PIPE S¢E Cottage STANDARD DETAILS GIOV¢ SANITARYSEWERMANHOLE �o-me..�a+ � Stantec COl7AGE GROVE, MINNESOTA 4B_SWI.OWC usexflnsi«r: ]AN 3019 %AiE IN. SAN-1 FUSMG (SA) a rv �� I�1��E BALLAST CONNECT/ON WG TOP OF BASE @ 3" ABOVE 6RADE I CONOWT READY MIXED MIN. 3000 PSI AtN ENlPAINED CONCREfE BOLT DIAMEfER & PRW ECTION TO BE 0.5 RECOMMENDED BY MANUFACRIRER 0 0< e' 0 p 'i ANCHOR . �o .4 �: 'vi .' BOLTS 5/8" X 15'-0" GROUND ROD q SECRON NO SCAIE unsioevew rnorrtview wartwoenew rwmnwgeroeino nn�rcui �µD wemv uae urovr �sU+' �� ..I. a � � � � � � Cottage G[OVC �«.me.e•an � Stantec �e_�crz�owc 3" QIRB STOP & � i" COPPER I INTO HOUSE I BV OTHERS m�P� � SMGLE FAMIIY --- HOUSE ' 4" PVC, SCH. 40 I SANITARYSERViCE I TO HOUSE 8Y OTHEPS(M'.) � 10' NiLiN--I FASEMEM , �E�m�au.�n- I WRB ( j�� Cot[age �x� c�o�e ° *e n ..�ev.w ^roe � .. � � Stantec Bp%COHtIpVCIpN: N�IMfR dR'AUMWUM605(i132 �lEO%iFHE(1ASI�lEOWOli9 -�H'9PBEWHKETPPONOEP �AtlNCqiROOMOMMOWPRE .,wawzsuaanaa�w SRJMLEFMMNCEMiFD �n us�o in ncwxo,wce wr u�aoan STANDARD DEfAIlS SERVICE CABINET TYPE LI COTTAGEGROVE,MINNESOTA VS�NM9IX1: ]AN 2014 au�rro. LGT-27 Q C1IRBSTOPT054NRARYSEWERPIPE (PERPENDIQILAR TO COPPERj SANITARY SEWEI � PIYETOCAPPERWA'fERIINE(PERPENDIWLAIi TO COPPER AIONG SANITARY SEWER MA[NJ OR CORPORATION STOP TO SANITARY SEWER SERVICE LINE (PERPENDIQRARTO COPPER WATER LtN� i WA7ER MAIN SPNRARYSEWER I WYE R.O.W. �--10' UIILITY EASEME6R f SEWER MfSN LINE 43' - 5' (M'J I '/r 1" Cl/R8 STOP & BO% V r l" COPPEft IMO HOUSE BY OTHERS SINGLE FAMIIY I HOUSE � 4" PVC� SCH. 40 SANRARY SERVICE � TO HOUSE BY OTHERS (TP.) � LOGITING REQUIREMENTS FOR SINGLE FAMILY HOUSES COTTAGE GROVE, MINNESOTA �arxtvmw: )AN 2014 MRf10 SER-4 � Cottage GLOV¢ �°o<r . e e�.mnv�� Stantec SERNCE PH �� SEftV[CE CABINEf TYPE ll LME DIA6RAM COTlAGE GROVE, MINNESOTA VSlpEVI5Id1: JAN 201q vure ru. LGT-28 V A, W � � � , � A v / o � 00 �� o U �� _ � z i nEw s?�� o�w - = a LaQQ �3�� o � W Z Z C < W 1 �/^ V W � '' � Y Q' d Y 0 � w � � a ,,, �o � S d� N �� J W �� C aK U °° - ° z `�({ � Z � 0 � � w � 0 N � U � Q � � 100%GiUSHED zesle• I � n � � 1J . NO REVISpN �AIE 39l/8' :su � 1]]/B" � 693/9" � MoCel DewIP� Pattun WN9M Caiwe� BU 1119C 6' Berch wtth batic Rad (OJ 2591b. 6' x 30' suavEr �RPWN EPV � �tt yge STANDARD DETAILS usrxe�max: c � cK � o �"' Gcove PARKBENCH �rzaia "�•,.ru..�enwr^rvn«r nrraovm ows � Stantec COTTAGE GROVE, MINNESOTA SPEC1ALd � w 9 � ______ C8•� A WIRING DIAGRAM NO SCALE � Cottage STANDARD DETAILS usruv�s�ox: Giave CONCRETE BASE FOR 7YPE A-1 Jtw zot4 "^•+ru..�e+j LIGHTMGSTANDARDS ��. � StanteC COTTAGE GROVE, MINNESOTA �ci-25 1B1CRS.OWC 4' G1555RGGREfi4TE BASE, S00%PIUSHED � 6' WNOIEIEMIXN0.3Yi)A � ]63/4' I— � 33' ��u� �L 23J1' � Modd Dasaiptlon PaHem WNgh[ Cnnaete � 32i5xllon FlatTOp LIG Rod (0) 1]] Ib. 3.5' x 3.5' 3Fi4P � Cottage SfANDARD DETAILS usrxe.ss�m+: Gxove -�pp,H� nnvzmn "^.b � Stantec COTTAGE GROVE, MINNESOTA s Ecwi.�a c . w �u�mw PRECAS� INVERT SHOU�D BE 1/2 - DIAMEfER OF PIPE AND BENCHES SLOPED ...'.:�-�''�'�::- 2"TOWAROINVERT. \ CASTMG A B —_ R1642B 2� 7" / MANHOLE STEPS SHpLL BE PtACEO 50 THAT OFFSET VERTICAL PORTION OF CONE IS FAQNG DOWNSTREAM. NO BLOCK S7RUCNRES ARE ALLOWEO. NEENFlH FRAME AND PIATEN I]D OR P � N EQUALLElTERED,"STORMSEWER"�WITH 2 CONCFALED PICK HOLES. MINIMUM OF 2"� MAX(MUM Of 12" OF FOR 6' OL1M. MANHOLE AN 8" HOPE ADJUSTMENT RINGS. WOVEN PRECAST SIAe 6 REQUIRED. FILTER FABRIC SHALI THEN BE WRAPPED AROUND HDPE RiNGS. CONCREfE COLLAR SHALL BE PlACEO AROUNP m FILTER FABRIC. 6" PRECAST REINFORCED CONCREfE MANHOLE SLAB WRH #4 &4R5 AT 5" O.C. VARIES FACH WAY AND 2-N4 BARS AT ALL SI�ES 12"-I6" �p^ OFOPENING. TOP OF BARREI SECI'ION 9ELOW TOV SIAI TO HAVE FLAT TOP EDGE SEALED WITH 2 �'j NARIES BEADS OF FAMNEK OR EQUAL. � RCP �, MANHOLE STEPS, NEENAH R1981] > O OR EQUAL, 16" ON CENTER. AlI1MINUM STEPS APPROVED. PIPE SHALL BE CUT OUT RUSH WITH INSIDE fACE OF WALI. STORM SEWER SHALL BE RCP �� 6" �SELT70N ��, DOGHOUSES MUST BE GROUIED BOTH INSIDE AND OlJ�SI�E. *DETERMINED eV PIPE 512E rx1 C STANDARD DETAILS usrxmva+: �x�GroVe S70RMSEWE0.JUNQION �� "•ame..�ae�°'°"" MANHOIE W1TH REINWRCED TOPSIABMIDSUMP vurexo � Stantec COTTAGE GROVE, MINNESOTA STO-4 9B_SiO4.�W PLAN m N � �' ��.A.� j z iV � ,'. VARIES 12"-16" ,. *VARIES GROUT 80TTOM OF MHNHOLE TO 1/2 DSAMEfER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. MANHOLE STEPS SHAIL BE PIACED SO THAT OFFSET VERTICAL PORTION OF CONE IS PACING DOWNSTREAM. CASTMG A 8 R16928 27" 7" STORM SEWER SHALL BE RCP. NO BLOCK STRUCfURES ARE FLIOWED. NEENAH FRAME AN� PLATEN lID OR EQUAL LEITERED, "STORM SEWER", WITH 2 CONCEALED PICK MOLES. MIN[MUM OF 2", MN(IP41M OF 12" OF N�PE AD]USTMENT RINGS. WOVEN FIITER FABR[C SHALL THEN BE WRAPPED AROUNU MDPE RINGS. CONCRETE COLLA0. SHALL BE PtACED AROUND PILTER FABR[C. MANHOLE STEPS, NEENAH R1981] OR EQUAL, 16" ON CENTER. AWMINUM STEPS APPROVED. ALL JDINTS IN MANHOLE TO HAVE "0" RING RUBBER GASKEfS PIPE SHALL BE CUT OUT FLUSH WITH INSI�E FACE OF WALL. `> DOGHOUSES SHALL BE GROUTED BOTH INSIDE AND OUTSIDE OF MANHOLE. KOR-N-SEAI MANHOIE OR EQUAL � � �„ � CONSIDEREDACCEPTABLEAITERNATE. f- SECTION 'DETERMINED BY PIPE SI2E (/��\� Cottage STANDARDDETAILS usr�ns�ox: �JfAI C'T�Ve STORM SEWER MANHOLE �� 2014 'M.,. ro ..�ev ,. w .nnn.. � vurerro. � Stantec COTTAGE GROVE, MINNESOTA 5T0-1 48_901APIG I 3 �_p�� NOTE: VANE 6RATE SHOWN � d FACE OF CUR� � � DIRELIlONOFFIOW � NO BLOCK STRUGTURES ARE ALLOWED. � STORM SEY✓ER SHALL BE RCP PIAN CATCH80.51N CASTING NEENFN R-3067-V (R-306]-VB AT LOW POIf�RS) OR EQUHL WI7H VANE_� GRATE 3" RADIUS CURB BOX. MINIMUM OF 2", MF%IMUM OF 12" OF HOPE AD]USMEM RINGS. W WEN FRTER FABRIC SHAIL THEN BE WRAPPEO AROUND H�PE RIN65. CONCREfECOLLAR SHALL BE PLACED AROUND FILTER FAOWC. _I DWHOUSES SHALL BE GROUTED ON BOTH THE � INSIOE AND OUTSIDE. � Cottage G[ove �nr,a.. � 5tantec 98 S10l.DWG GRATE TO BE 1" BELOW GURER GRADE. 10' TRANSITION FACH SIDE OF fATCHBASIN. TOPOFCURB 5 VPRIES —3" GROUT (3'-6" MIN) �4`6" MA%) ] 6" SECI ION STANDARD DETAILS CATCHBASIN COTTAGEGROVE,MINNESOTA � \ � / PIAN � � � N a . 'VARIES SECfION � GROUT BOTTOM OF MANHOLE TO 1f2 DIAMEfER AT PIPE AND SLOPE 6ROUT 2" TOWARD WVEftT. CASTING A 9 R16920 27" 7" MANHOLESTEPSSHAILBEPIACED SO THAT OFFSET VEftTICAL PORTION OF CONE IS FAC7NG DOWNSTREAM. STORM SEWER SHNLL BE RCP NO BLOCK STRUQURES ARE ALIOWED. NEENAH FRAME AND PLATEN LID OR EQUAL, LETTERED, "STORM SEWER", WITH 2 CONCFAIED PICK NOLES. MM[MUM OP 2", MAXIMUM OP 12" OF HDPE AD]USTMENT R7NG5. WOVEN FILTER FABRICSHl1LlTHEN 6E WRAPPED AROUND HDPE RINGS. CONCJiEfE COLLAR SHALL BE PLACED AROUND FILTER FABRIC. MANHOLE STEPS, NEENAH R198ll 00. EQUAL, 16" ON CENTER. AIUMMUM STEPS APPftOVED. - ALL l0INT51N MANHOLE TO HAVE "0" RiNG RUBBER GASKEfS. PIPE SHALL BE CUT OUT FLUSH WRN INSIDE FACE OF WALL. DOGHOUSES SHALL BE GRO�TED BOTH INSI�E AND OUTS[DE OF MANHOLE. KOR-N-SEAI MANNOLE OR EQUAL CONS[DERED ACCEPTABLE AITERNATE. /�l\ �� . STANDARD DETAILS `x�Grove STORMSEWERJUNCTION �«.vne.,•ae� MANHOLE � Stantec COTTAGE GROVE, MINNESOTA ae_sroz.osec PIAN / i� 3" RADIUS —�'y � ' SECRON wTxms�av: � Cottage �nx zoi+ Grove v ^•.. ene. =�e e nw^^�v n..� e�. sro-� � Stantec , 98_$iO501VG usruhsirn: JPN 2014 ��. 5T0-2 24"X36" SNB OPENSNG FOR NEENAH R-306]-V (R-3067-VB AT LOW POINTS) OR EQl1AL DIMENSION FROM ft4IX OF CURB TO CENTER OF PIPE. 4' DIA. MH - 9 IN FROM BAIX OF CIIRB 5' DIF. MH - 3" IN FROM BACK OF CURB 6' D[F. MN 3" BEHINDBpCKOFNRBTDIA MH 9" BEHIND BAIX OF CURB 8' DIA. MM 15" BEHINO BACK OF CURB -NEENAH Rd067-V (Rd067-VB AT LOW POINTS) CASTING OR EQUAL WITH VANE GRATE, MINIMUM OF 2", MHXIMUM OF 12" OF HOPE HO7USTMENT RIN65. WOVEN FILTER FA9RIC SHALL THEN BE WRqPPED AftOUND NDPE RIN6S. WNCRETE COtIAR SW1LL BE PLACED AROUND GILTER FABR[C. TOP OF &1RREL SECIION UNDEft TOP SL4B TO HAVE FIAT TOP EDGE SEALED WITH 2 BEADS OF IWMNEK OR EQUAL. ALL]OIMS IN MANHOLE TO HAVE "0" ftING RUBBER GASKETS DW HOUSES SHALL BE GROUTEO ON BOTH THE OUTSIDE AND INSIDE. MANHOIE STEPS� NEENAH RI981J OR EQUAL, 15" O.C.� ALUMINUM STEPS APPROVED. NO BLOCK STRUCTURES ARE ALLOWED. STORM SEWER SHALL BE RCP GROU780TTOM STANDARD DETAILS CATCHBASIN MANHOIE COTTAGEGROVE,MINNESOTA wT pEns�dl: JPN 204 ��. STO-5 � ` � / PLAN FOR 6' DIAM. MPNHOLE AN 8" PRECAST SlABIS REQUIRED, �� PRECASf INVERT SHOULD BE 1/2 DIAMEfER OF PIPE AND BENCHES SLOPED 2" TOWAR� [NVERT. CASTING A B 1 R16928 27" 7" MANHOLE STEPS SHALL BE PL10E0 SO THAT OFFSEf HOLE IN TOP SLAB IS FACING DOWNSTftEAM. STORM SEVJER SHFLI BE RCP NO BLOCK STRUCNRES ARE AILOWED. NEENAH FRAME AND ftATEN 110 OR EQUAL LEIiERED, "SfORM SEWER", WCfH 2 CONCEFtED PICK HOLES. M7NIMUM OF 2", MAXIMUM OF 12" OF HDPE AD]USTMENT RIN65. WOVEN ftLTEH FABRIC SHAIL THEN BE WRAPPED AROUND HDPE R[NGS. CONCRETE COLLAR SHALL BE PLACEO AROUND FIL7Eft FABRIC. TOP OF BNRREL SECIION BEIOW TOP SlA6 TO W1VE FIAT TOP EDGE SEALED WITH 2 BEADS OF RAMNEK OR EQUAI. -MANHOLE STEPS, NEENAH R1981J OR EQUAL, 16" ON CEMER. ALUMINUM S7EPS qPPROVED. A1170[MS iN MANHOLE TO HAVE "0" RING RUBBER G0.5KEf5 PIPE SHAtI BE CU� OUT FLUSH WITH INSIDE FACE OF WPLL. DOGHOUSES SHALL BE GROUTED BOTH INSIDE AND OUT5IDE OF MANHOLE. � � SECTION •DEfERMINEO BY PIPE SIZE � cq�gy STANDARD DETAILS usrxmnwe G�ave �prv zow � STORMSEWER]UNCfION MANHOLE WITH REINi0RCE0 � Stantec COTTAGE GROVE, MINNESOTA 5T0-3 48_90d.DWG � NOTE: VANE GRATE SHOWN � FACE OF CURB-� � � � DIRECT[ON OF FLOW NO BLOCN STRUQURES ARE ALLOWED. � STORM SEWER SHALL BE RCP PLAN CATCHeA51N CASTIN6 NEENFH R-3�67-V(R-306]-VBATIOW POINTS) OR EQUAI WITH VANE� GRATE 3" RAUIUS CURB BOX. MINIMUM OF 2", M1Vil(IMUM OF 32" OF HOPE AD]USMEK� RINGS. WOVEN FILTE0. FABRIC SHALL THEN BE WRAPPED AROUND HOPE RINGS. CONCREI'ECOLL4R SHALL BE PLACED AROUND FILTER PABRIC. DOGHOUSESSHNLIeE � GROUTED ON BOTH THE � INSIDE AND OUTSI�E. � conage Grove "4.. riw..se v ^.n^n nw � Stantec dB_Si0].OWC GRATE TO BE 1" BELOW GUifER GRADE. 10' TRAN9Ti0N FACH SIDE OF CATCNBpSIN. TOP OF CURB 5 � VARIES —3" GftOUT (3'-6" MIN) (4�'6° MA%) ] 6" SECTION STANDARD DETAILS CATCHBlSIN COTTAGE GROVE, MINNESOTA u � �Y N V ��€� � � m o� + ' sA $ �y+�u? _ „iw� � _ e z ? - u� ° o= =`�'oo - �0< a ��3 "pF� � � �i�� a o r � U..� Z Z � W 1 O V W Q H � U Y � a � 0 � W F � � w a ,�„ �� o S a� N �Ci J W �� c ❑ < dK U � °f{ �Ci � _ �w � 0 h Q 1 � U Y Q � DAiE oanwx na �. oesicum JFN2014 c�cK� APPROVf➢ s ureiw vao�.w iv.mrem TO-� w , C8.0$ SEE C[TY PLATE N0. SI'O-8 FOR RIPRAP PLACEMENT. pNCHOR ANCHOR BOTH SIDES. ISOMETRIC ( (�� Cottage �x.i crove k n.,. ma ..�e� .wnann � � Stantec ae_sroia.orvc TIE LAST 3 PIPE ]OIMS.� USE 2 T1E BOLT FASTENEftS PER]OIPR. INSTAILAT fi0° FROM TOP OR 00TTOM OF PIPE. PRONDE 3 ANCHOR CLIPS TO FASfEN TRASH GUARD TO FLARED END SEC�ION. HOT DIP GALVANIZE AFfER FABR[fAT10� STORM SEWER SHALL BE RCP. TRASH GUARO SIZING PIPE SIZE BARS H' BOLTS 12"-I8•' 3�9"0 q" 5/8" 21"-92" 1'0 6" 3�4" 98"-J2" 1 1/4"0 12" 1' STANDARD DETAILS FIARED END SEGTION ANO TRASH GFURD COTTAGE GROVE,MINNESOTA VSIREVISIIXI: �arv zoia �,.E�. STO-14 PROV[DE 6-1J2" 55 ANCHOR 00LT5 W/QIPS � 1 1/2"X3/8" OUTER RING 1 I/2"X3/8" SiEEL BARS @ 4" O.C. � MH DIAMEfER SKIMMER 1-1/9" OPENIN6 � 4' 3'Xt.S' � 5' 9.5'X1.5' ' � 6' 6'XI.S' 1/4"X1/4" STEEL BFR, WELD TO EACM MEM9ER ( HOT-DIPPED GALVANIZED GRATE IN 2 SECTIONS GRATE DEfAIL FLEV =XXX % FIN-Y%XY � NWL � EtEV. %%%.X 1� SqMMER 1.5' OPENING � Z• CLASS 3 R[V RAP 5^ � � DIA.VARIE 6"AGGREGATEBAd(FILL� MANHOLE (MNDOT SPEC. 3149H MOD.) ( /�� Cottage �xA c:a�s `a•rzrnx.�ar� � Stantec 4B_SlOt9.DVIC L r � - HOLE FOR %X" DIA. RCP NO BLOCK S�RUCTU11E5 AftE qLLOWEO DOGHOUSES MUST BE GROUrED BOTH �NSIDE AND OUTS[DE OF STAUCTURE STANDARD DETAILS SfANDARD SKIMMER S7RULTURE COTTAGE GROVE, MINNESOTA usruvisiax: dnN zoin eureiro. STO-19 RIPRAP 12" TO 18" 8 TO t2 CY CL3 PLAN NOTE: FILTER BLINKET 21" TO 33" 19 TO 20 CY CL3 REQUIRED UNDER RIP ft/+P. 36" TO 48" 23 TO 38 CY C1.3 54"ANDUP 62CYANDUP CL9 (ONE CUBIC YARD IS APPROXIMATELY 2�800 LBS.) _ _ c^y � RIPRAP MMiMUM 3' UNDER F.E.S. � ' f FILTER MATERIAI � � - - � �� - � (MNDOT 3601.28) $ECTION A-A GEOTE%TILE FILTER BIANKEf TVPE [II ' I RIPRAP i F[LTER MATERlltL (MNDOT 36D1.26) � SECTION�B$ �GEOTEXTItE FILTER BL4NKEf TYPE Il] rx1 � STANDARD DETAItS usr�s�ov: `x� Gcove R7PRAP AT OURElS ltst m1n �,,. ma .�.ee , . , «n'.�n� ,an vureru. � Stantec COTTAGE GROVE, MINNESOTA Si0-15 4B_St015.OWG 1/2"R � SLOPE 3/4" � l�Z"R PER FT i .';_'� MNDOTB618 ��Z�R� FACEOFNRB SLOPE 3/9� 1/2"R ° P � 1 PER � SURMOUNTABLE I .'( � � `o D-412 12 12 FACE 0 CUfte 12" 16" 1/2"R I 10 1/Y• �_ q , a 1/2 ar , x . . � .. .... . :•.i �. .'�. . �.. �. ��' �'��i�i�� i�!� � j'� � pl ��'�. • � ��. �. .� := ��i�,�� • • •�� •�� • ��.�. j� �� 1 ..� i� ��►•��•�� -�� j��!i�i. �.�• � � � �la°m Ho�e 7YP[CAL 90° 160° PIPE DETAIL (�� Cottage �x.s �_�� "^. � Stantec ea_sron.onc STANDARD DETAILS PVC PERf-0RATED PIPE COTfAGE GROVE,MINNESOTA u a� IE _ SKIMMER � —MAIMENMlCE BENCH SAFEfI'/AQUATICVEGETATION BENCH � TYPICAI S1DE SLOPE PROFlLE . A -�' SIDE SLOPE PROFILE � � WRHIN 10' OF SKIMMER � PONDNWL � OUTLEf PIPE 10:1 � _ NPICAL BENCH DEfAIL WITHIN 10' OF SKIMMER OUTLET BENCH usTxmsiav: Cottage �nx zo�a Gxwe �,. vure rro. sro-i� � Stantec +esroie.avc NOTES: i. ALL NEW AND EI(ISTING WA7ER AND SEWER SERVICE LOCATIONS SHALL BE MARKEDMCURBASSHOWN. STAMPINGOiSERViCELOCATIONSSHALL9E CONSIDERED INCIDENTAL TO THE PR[CE OF CURB. L W'S AND 5'S NOT PLACED BY SPEGFIED SfAMP WILL N0T BE ACCEPTED AND THAT SECTION OF CIIRB MUST ME REMOVED AND REPIACED. STAMP "5" IN iHE FACE OF THE CURB IN LINE WITH CLEANOUTIOCATION STAMP"W"SNTHEFACEOFCURBIN PERPENDICUTARTOTHE ❑NE WRH CURBSfOP IOCATION� CURBLiNE. PERPENDICULl�R TO NRBL7NE. �� . =G . -^ - - . . fCHBASIN FPAME & COVER ?NHH Rd06]-V (R306]-Ve LOW POINTS) OR EQUAL F 86-12 66-18 5 W _ .. . . . . .. . .. "'�� 91 VSiPEVI51IX1: ]PN2014 vurzeo. STO-18 NOTE: 1. CATCHBASIN TO BE DEPRESSED i" BELOW DESI6N GUTfER L7NE GRADE 2. 4" MAXIMUM NRB 7NLEf OPENMG � : p �_ �. - .1 SURMOUNTABtE `8618CONC.CURB&GUTTER ISOMEfRIC y •� i �q D-42B SURMOUNTABLE 2-#4 REBARS �� 17 1 2" • 11" .F EACH WAV t � FRAME & CASTING � �� ,� g� z z "S" STAMP "W" STAMP � 10' MIN. iRANSITION 10' MIN. TRANSITION � DETAIL DEfAII rv 6" SNOE FORMED � ��RB I" � Y' BRUMMOUS CURB 4" 4' - INTERGAL W/ MAT l�p"� 1/2"� ._. ....- _ .,... N _ 1 � .. - �. . � �::,. -. . NOTES: p 1/2" Z 3 1/2" I Z� DESIGN GUITER LINE GFADE 2- Nq RE6AR5 QI PLACE #9 REBARAS SHOWN, WHERE CURB CROSSES UTII.IIV TRENCHES WRH 2" OF CONCREfE COLLAR � WAY COVER. Q PLACE A"W" OR "5" STAMP PER PIATE STR-IA ON FACE OF CURB WHEftE CURB AND SECTION A-A NO SCALE CURER CROSSES A WATER OR SANITARY SEWEA SERVICE. � Catta e STANDARD DETAILS usrneasicx: � Cottege STANDARD DETAILS usr�rax: ��tt STANDARD DETAILS usrunnax: GroVe NRBqNDGUTTER ��m9 GIOVe Wq7ERANDSEWERSERVICE �arvzOw Grove B618CURBANDGUTTER �� v" " � Stantec de SfRII.OWG �'++rnx.�^"` �"� LOCATION SfAM71N NRB �• CONSrRUCrION AT COTfAGE GROVE, MINNESOTA sia�ii � Stantec COTTAGE GROVE, MINNESOTA Sf2-12 � Stantec COTTAGE GROVE, MINNESOTA si2 �is / AQUATIC VEGEfATION BENCH NPICAL BENCH DEfAIL STANDARD DETAILS TVPICAL BENCH DETAIL 3 COTTAGE GROVE, MINNESOTA �� g °a �� £�i 6z �� _ =o�w `=„oo �QeS a �a�p � s3a� a � � Z Z L W 1 O W V Q � U $ � u R A u Y � a Y Q 0 w > �' �� d w � � 7 � 2 a� N �� W �� C � < dK � �o � � = w � � Q N Q > � U Y Q � DAiE oxs c�cc�m PROI. W C8.�09 CONCREfE CUft81 AND GU7TER (SEE PLATE STR-1) SECTION "' o O �G , � � co , . _._-'_.. . ,. ,:.,.- w s� 6"CONCNETEPAVEMENT ° 9" CLA55 5(INGOENTAI TO APRON) pR � pF R�Y V NF S �O � r2M! � NCo N \ � I � z \ bq ' �4 ISOMETRIC TO MATCH BACK OF CONCREfE CIIRe AT THIS POINT NOTE: CONTROL ID[MS IN CONCREfE NOT TO IXCEE010' SPACING THROU6H ORIVEWAYSEC710N. Cottage STANDARD DETAILS Giove CONCREfE RESIDEMIAL "^mrne..�"" DRNEWAYAPRON � Stante COTTAGE GROVE, MINNESOTA I6_SiR19.UNG w� uhs�on: lAN 2014 %AiElp. STR-19 1(2"X6" GAIVANREO BOLTS WRH CUT WASHERS (CARRIAGE, HE%. OR SQ.) Z" 1" 7"� 7"� NOTE: I. THE BARRICADE 00ARD FACE SORFACES SHALL BE FULLY REFl.EQORIZED IN AITERNATE SILVER-WHITE AND RED STRIPING, USING A RERECTIVE SHEEfING CONFORMING TO THE REQU[REMENTS OF SPEC. 3352.2A2B, STANDARD NO. 2. 2. THE PUICEMENT OF THE BpRRICADE SHFLL BE 10'-0" PROM THE END OF THE BITUMINOUS ROAD W1TH THE BARRICADE CENTERED ON THE ROqDWAY FACMG THE FLOW OF TRAFFtC. Cottage GroVe "�« u..av,.w�m� ., � Stantec 6 a %' 48_SiR35.DWC STANDARD DEfAILS SINGLE PERMRNEfJr BHRRICADE COTfAGE GROVE, MINNESOTA usrunsiae �prv mw �,E�� STR-35 NEENAH R3067-VBCAiCH &451N FRAMEANDGRATE. SHALLBE FURN[SHED W1TH CUftO MLEf80X AND 3" DIA. FftONT FACE AND 9" MFXIMUM OPENING. HIGH DENSITV POLYEfHYLENE (HDPE) AD]USTMENT RINGS. MIN. OF 2", MAX. OF 12". WOVEN FILTER FABRIC THEN SHALL BE WRAPPED AROUND EN77RE SYSTEM AS SPECIFIED. CONCREfE COLtAR REQUIRED AROUND WOVEN FABRIC ON All CATCH BASINS. A CONCREfE COLLAR SHAtL BE " BASIN STRURURE W[TH': PU+CED AROUND FIITER PABRIC ON '�, TOP SLAB OR 2' % 3' BO%. ALL STORM SEWER STRUCNRES — WOVEN FIITER FABRIC NEENAH R1692B MANHOLE FRAME AND COVER. SHALL BE FURNISHED � WITH 2 CONCEAIED PICK HOlES AND STAMPED "SANITARY SEWER" OR "SfORM SEWER", HIGH DENS[iY POLYEfHYtENE (HDPE) AO]USTMENT RINGS, �_ MM. OF 2", MAX. OF 12"� 80NDED TO THE STRUCNRE, CASTING,AND EACH OTHER BY APPROVED SEPLAN�. WOVEN FILTER FABR[C THEN SHALL BE - WRAPPED AROUND THE ENTI0.E SYSTEM /5 SPECIFIED. CONCRETE COLLAR REQUIRED AROUND WOVEN FAORIC ON ALL STORM SEWER MANHOLE STRUCRIRES. MHNHOIE ST2URURE WITM TOP StAe OR CONE SEC7ION. MORE GATE / � LE55 �'!G'�/ � //// • REMOVE & REPIACE � � \� )TES: PAVEMENT (SEE NOTE 6) SAW CUT FULL DEPTH THROUGH BINMINDUS AND CONCREfE PAVEMENiSQUARE (DIAMOND-SHAPED REIATNE TO THE ROADWAY) A MINIMUM OF 9' FROM CENTER FOR MANHOLES AND A MINIMUM OF 3' FROM CENTER FOR GATE VAlVES. THESE REMOVAL D[MENSIONS SHALL MINIMALLVALLOW i0R VIBRATORY PU+TE COMPARION TOOPERATE PROPEAIY. AD]UST AlL SIDES OF STRUCRIRES 1/Z" LOWER THAN ADJqCENT PINqL GRHDE, MATCHING STREEf GRA�ES AND CRO55-SLOPES. UTILRE 1J2"-TMICK PUCKS ON GATE VAWES AND 1/2"-TMCK QRCULAR PLAiES ON MANHOLES FOR ALL PAVING OF STREEfS, ORIVEWAYS� PATNS AND PARKING ARFAS. CLEAN All LIDS OF ALL GRAVEL, BITUMINOUS OR CONCREfE DURING PAVWG OPERA7ION5 WHILE BINMINOUS [5 H0T AND/OR CONCREfE IS PVSTIC. ANY SAW CUT CLOSER THAN 2' TO THE EDGE OF THE GUTTER SHALL BE IXiENDED TO THE EDGE OF THE GUTTER AND THAT ADDITIONAL PAVEMENT REMOVED ANO REPLACED� AS DIREC�ED BY THE CITY. � Cottage STANDARD DETAILS usrn�s�av: Grwe STRUCNREAWUSTMENT �� T+mx.�eP�"" pqTCH(BIil1MIN0U50R � Stantec COTfAGE GROVE, MINNESOTA 5TR-26 � Sifl38.OWG � ,1 ( HYDRAN � ---J �i5, STREEfNAME BIADE SIGN � CONCREfE NR� (TYPICAL I RIGHT-0E-WAY I]NE iCeM T� — — — � �) � �u' � PROPERNLINE I L' In — — — 3 �� _ — — � � L — — — � ( BRUMINOUS WEDGE, TO BE MSTALLED %" 70 %" ABOVE TOP OF NR0 � Cottage Grove 'M.,. .� � Stantec � sren.owc CONCAEfE NRB & GIJI TER SEED AND MULCH 11/2" iYPE SP 12.5 NON-WEARING COURSE (2,BJ BINMINOUS SURFACE STANDARD DETAILS CONCREfECURBPR0TEC710N BITUMINDUS WEDGE COTTAGE GROVE, MINNESOTA w��nnorv: lPN Eo19 vure r;o. STR-27 V � � N �� n �p�f L �3<g � � a O W Z Z w 1 � W V � Q Y � a Y 0 � w ,,, 1 Q W 0 — W �o � S d� N �� J W � � uK U ` °6 �rif � �w � � Q N a 1 � U Y Q � DROPI]D � TYLER N0.6860 � MUEILER N0. H�10361 GRADE TOP C.I.P. TYLER N0. 6860 26" MUELIER N0. H-1036126" -�� MH • EXTENSiON - D.I.P. 10' 10' � o ". � UELLER N0.59 20' (NPICAI) r � I N I � l R E R � Cottage STANDARD DEfAILS usrxev�sac N � ry � TYPICAL UTIIIN LOUTIONS �� 3014 w "'+ma..^a 28' F-P FND 39' FF � Stantec �'�� COTTAGE GROVE, MINNESOTA SfR-30 ae_srRao.owc BOTfOM - D.I.P. � TYLER N0.6860 65�� MUELLER N0. H-t036165" MEGALU65(i7P.) 1 `.. BASE �?h�?�� [``•r i�v.. Cottage Grove ¢A^ mx.�ev,.w�"rvro.e � Stantec NOTE: ALL WAiERMAIN BOLTS ARE TO BE CORE-BWE OR CIiY APPROVED EQUAL. 7.5' M7N(MUM COVER REQUIRED OVER TOP OF WATER MAIN. ADJUST TOP TO S/2" BEIOW 6RADE. BOX TO BE SEf TO PROVIDE f2" OF AO]USTMENT TYLER N0. fi86� MUELLER N0. H-10357 GATE VALVE 90%, SCREW NPE, 3 %ECE, 5 1/9" SHAFT, SIZE G BO%, 7'�6" EXTENDED, #6 ROUNO R45E RESIIIAM WEDGE VALVE CANFORMMG TO HW WA C-509-80 STANDAROS GFTE VhLVE ADAP�ER:1/4' SIEEL Will VAtVE AND GATE VP1VE FDPFiER. COIIRSE ftITER AGGREGATE ' PERMNDOTSPEC.3149.2H. �COVER WRH MINIMUM 4 MIl 7HIIXNESS POLYEfHYLENE. PROVIOE CONDUCTIVIT � � v STRAP (NP.). MINIMUM a�i� 1/16"X3/4" WIDE HAT '.r�'� K'". COPPERSTRIP. STANDARD DETAILS GATE VALVE AND BOX INSTALLATION COTTAGE GROVE, MINNESOTA OAIE BLOCK �� oesie.eo ovs )AN 2019 c�acxm ovs xo WAT .��,��:� C8.10 � Cottage STANDARD DETAILS unxensiae GmVe ('pT�HBASM MlD MANHOIE ��13oi4 3. ADJUSTMENT vure i,o. � Stantec COTTAGE GROVE, MINNESOTA sTa-24 48_SRt34.DWG 6'STEEI CHANNElPO5T5 WITH S�ANDARD WEIGHT OF 3 LBS/Ff DROP LID �vucu 7YLER N0. 6860 � MUELLER N0. Hd0361 GRAOE TOP C.I.P. TYLER N0.6860 26" MUELLER N0. Hd036126" E%TENSION - D.LP. NLER N0.56 19" N0.59 IB" N0. 60 24" MUELLER N0.56 19" N0. 59 20" BOTTOM - D.4P. T'lER N0.6660 65" MUELLER N0. H-1036165" ME6ALU6S (fYP.) I BASE �:'v'r''a. � �`� . :3.gs�.. r7a' Cottage �x.� �ro�e "'T ma ..�ee , ..w� wn.a � Stantec �8 tVAi30Y/C �%/�MEO511dRNi M'IXE OP POR FROM MIAdISY[df1ED�CONOTNfLF Mll�llNmnOLTWII11lPEEl0.1M'K vua mvia mmnx aa ��ouu uum��. mcxaew.ewwn�noora� swun TMe soa oho �*ra+or �xE xaf eEwv� v�r.G TMemeew rn VLW II NG IpIE. M9(FlLL 3/l �YIIH Sf1ICfR1PSOIL �pPGNAS 5➢H1FlED 2A iNE SPEOFlC "AR CQMlRqi EIiCWMEPFDNIO V/PRRINqtpX LY WIIN��12NW0.5. �IXFlLLPFIWNNG II3fMHIM98HWR5NpM5IRlC. 9' HIGM FM1M SPVCER BEYQYO EG6E K RWiBLLLNIOYIRiERl11LAGWHtY. w�u. sw�uuason musrae�mnsn 1a�vsan�wxoasseorarorav fl4dF�Lt MAYF/SOF FlN1LY WITI fOJT%VSSVPE mM41 ��' PWiPALLCIX5NOi5HIR.ftME PMi &4L IXI FlNI 11IlIXfAVRtFU dl NOTES: TN�RO�AI� L DO NOT NEhVILY PRUNE THE TftEE AT GLANi1NG. PRUNE ONLY CROSSOVER LIMBS, C0.00MINNNi LFA�ERS, FND BftOKEN OR OEAD BRANCHES. SOME MTERIOR TWIGSANO LATERAL BRNNCHES MAY BE PRIINED. NOWEVER 00 NOT flEMOVE THE TERMIIUL BUOS OF BNFNCHES THqT EXTEN� TOTHE EOGE Oi THE CROWN. 2. �ORING THE SPR�NG PLANTING SEASON, RNY EVERGREEN ftAM OELNERED WITH NEW GftOWfH W ADVANCE STAGE OF CANDpNG Olf� WILL BE REJECTE�. EVERGREEN TREES NOT FULLY 6MNCHEO FROM BOTfOM TO TOP WILL BE REJECIEDANO THOSE WIW TERMINAL LEA�ERS EXCEWING 3U0 MA1(1T) M LENGTH WILLALSO 9E REJECTEO. 3. STAKE TREES ONLY AS SPECIFIED A THE DIRECTION �F LANOSCAPEAftCHITECT. 4. WPAP TREE TRUNKS ONLY lS SPECIFlEO AT THE OIRECTION OF IANDSCAPE MCHITECT. S. SET TOP OF ROOT BqLL F WSH TO GFFOE Oft 1-T IN. HIGHER IN SLOWLY DRAINING SOILS. 6. CONTRNCTOR IS RESPONSBLE FOR TE5iiNG PERCOlAT10N RATES PRIORTO PLWTING. NOTIF1' ENGMEEROFANYPOTENTIRLORFINNGEISSUEO PR�ORTOFINNLPIANTING.INSTpLLAPPROVEO � Cottage STANDARD DETAILS G[ave 7yp��qL EVERGREEN TREE k ao.r,u..en .•r � mr � .. � PIAMMG � Stantec COTTAGE GROVE, MINNESOTA NOTE: ALL WATERMAIN BOLTS HRE TO BE CORE�BLUE OR CIN APPROVED EQUAt. 7.5' MINtMUM COVER REQUIRED OVEft TOP OF WATER MAIN. ADJUST TOP TO i/2" BELOW GRAOE. BO%TOBESEfTO PROVIDE 12" OF AD]USTMEFf�. TYLER N0. 6860 MUELLER N0. H-10357 CATE VALVE BOX, SCREW NPE� 3 PIECE� 5 1/4" SHAFT, SIZE G BOX, 7'-6" EXTEN�ED� #6 ROUND BqSE RESILIANT WEDGE VAIVE CONI'OftMMG TO AW WA C-509-80 STANDqR�S GATE VAIVE ADAMER: 1/4" AEEL WfIH VALVE AND WTE VAIVE MFPIE0.. COURSE FILTER AGGREGA7E ' PERMNDOTSPEC.3199.2H. COVER WITH MINIMUM 4 MIL THICKNE55 POLYETHYLENE. PROVIDE CONDUCTMP STRAP (TVP,), MMIMUM nl�l 1/16"%3/4" WIDE FLAT ��ii-: COPPER SrRIP. 6" EHIS1lNG CONCREfE NRB & 6UTTER NOTE: CONCREI'E PAD SURFACE SHALL HAVE BROOMED FINISH CONC. BLOCK I I l_ vs.rzEVis�«c �/�(�\� Cattage ]AN30S4 \x�GIOVe "^c.rw..�er" w WAT-3 � Stantec <0 WAi9.OWG STANDARD DETAILS GATE VAIVE AND BO% INSTALLATION COTTAGE GROVE, MINNESOTA vsrunnon: �nn zoia vurexo. lAN-1 Z� 1 I I--1 e° CONCREfE GRAVELBASE CONTRAC770N ]OIM STANDARD DETAILS CONCREfE HYDRANT PAD �EfA3L COTTAGE GROVE, MINNESOTA SHAPE OF BACK OF BURRE55 1Y VERY AS LONG AS POURED �AINS7 FIRM UNDISiURBED RTH. DIMENS70N C1,Q,C3 SHOULD I IARGEENOUGH TO MAKE IGLE EQURL TO OR LARGER IAN 95°. D[MENSION AS,A2,A3 SHOUtD AS IARGE AS POSSI6LE RHOUT [MERFERMG WIIH BOLTS. B= 95° MIMMUM. PIACEPOLYEfHYIENEBE7WEEN INCREfE & PIPE. B -SEEN( PIPE BIfRRESS DIMENSIONS PLAN 90 eENDS PLAN 45 BENDS VARIFBLE � g� 9- SEE NOTE 9 CONCkEfESHALlBE IN fANTACT WITH- THIS QUAORFNT OF PIPE BEDDING 1 UNDISTIIRBI ( usrnms�ox: (/�(�\� Cottage 1AN2019 \jAGroV¢ 'x, x .�. e vmv�rw�.� vure rw. WAT-9 � Stantec 48_1VA16.�WG dIN. 6 N A � .�3` � A PLAN 22 1/2 BENDS N A-A STANDARDDETAILS w*xens�on: CONCREfE THRUST BLOCKING �� 2014 >ure iro. COTTAGE GROVE, MINNESOTA WA7-6 h F18ERG1A55 HYDRANT FtAG (HYDR/+FINOER) TO BE ATTACHED TO HYOMNT WffH AN E%ISTMG FIANGE BOLT TOWARDS THE BACK OF THE HYD2ANf. � � u A, W BOTTOM FLANGE OF � HYDRANTT06E � ABOVE GROUND A MINIMUM DISTANCE � OF 2". � N � _ _ _ BAIXFlLI TO BE TAMPED 3' COORSE FILTER AGGREWTE PER MNDOT SPEC 3149.2H. COVER WITH MINIMUM 4 MIL THICKNESS .... �.=:. POLVEfHVLENE. �_'"'�w' '''°r'" �_ BLOCK T[E qLl FITTINGS WITH 8" CONCREfE BLOCK MIN.OFTW0,3/4" PROVIDECONDURINTY DIAM. GpLVANIZED 51'RAP (TYP.). MINIMUM RODS & MEGAW65 1/16"X3/4" W[DE FIAT COPPER S�RIP. NOTES: 1. HYDRNNT SHAIL BE WATEROUS PACER - W967-250 2. All D.I.P. WATERMAIN SHALL BE WRAPPEO W[TH 8 MIL PLASTIC INCLUDING ALL MECHANICAL ]OIMS. All D.LP. SHALI BE QA55 52. 3. ALL DUCfILE IRON WATERMAIN FIifING SHALL BE FUSION BONDED EPDXY COATED. 4. PROVIDE ONE EXTRA HYORANT FLAG PER HYDRAM TO iHE UfY. 5. INSTALL OUT OF SERVICE TAGS TO THE HYORFNTS UNTIL TESTEO AND Pf55E0. � Cottage STANDARD DETAILS vsrxens�uv: GiOV¢ HYDRAMOETAIL lAN]014 �nnir.ae� � Stantec `�"'�� COTTAGE GROVE, MINNESOTA WAT-1 ae_man.oxc �� 'y 'no�c �a<3 � =i�� a � W Z Z w � � ' W n v �`{ r O U � u o � � a � � w ,,, Ow dw �o � _ �� J W �� a� U �z °6 �Ci � ~ W � � � � Q W O u Y Q � DAiE sureve Erv cN� oxs oxs ivaemem C8.11 � K R � R R � � f_ ��`t.. ' PLANT SCHEDULE - Parking Lot Island ''.CAMEL'S HUMP OVERLOOK PARK �'City ofCottage Grove !Perennials I .. .. .. .. '�.Qty. .Code ''�.CommonName �' 12 �' BF Blue Flag Iris !9 ',FS FalseSunOower '�.24 '�AM Big Sky After Midnight Coneflower !24 '�1P Liatris Blazing Star �'A '.SS LittleBluestem 15 'RS '�.RussianSage 'ScientificName 'Spacing ''��.Type '�.. Iris �ersicolor � �'�2' ��.�#1 �'. Heliopsis helianlhoides ��3' I#2 '��.. Echinacea puryurea x paradoxa 2' ��.#1 �,. Liatris pycnostachya .:2' ��#1 '�... Schizachyrium scoparium �iSee Plan �I#1 ''�. ��Perovskia alriplicifolia �:4' '�.#1 '�.. ubs, . . . .. ... . . . . . . . . . . .. .. . . . . ''�,, � ',�.. '�� Common Name �i ScientiGc Name i Spacing ��. Type ''��. �.RB .. � . 'RieerBirch . . . .. . 'Betulanigra .. . .. . . . ... .��Seeplan ��2.5"B&B �,. '�,AC '�,Allenman's Compact Dogwood IComus sericea'Allenman's Compacl I5' '�.�i5 '��,. Q H O U.� Z Z � w' 1 � C� W � Q r � U � � � � � �� `SES �F<E � s � �w<3 y m�� Z �i�� > 4 u < Y � Q Q. Y � � J W y 0�5 �w >� =�z ��d w�o ��¢z �,�5 �o �, o°Z Y ~ W � p�a Q N � Q > 0 U Y ¢ O DAiE SMA 0 5' 10' � L1.01 ,--_ _- \ — � � ��- -�� --- � � � ,- ,- -�, � � � � i _-_ � � /� .—__—�� -------- / � /� —�\ �\ � / i �— —� ��------'� � � \ � / / // � \\ � �� \ \ �� /� j �� \ �� / r � I \ � � � i ,�' ,__------, � i i i I I \ // // i /I _. _--�� _ \\\ \\ � � I PLANT SCHEDULE - Overlook 1 'CAMEL'S HUMP OVERLOOK PARK , City of Cottage Grove Perennials Qty. ! Code Common Name ; 44 ; KF Kad Forester 54 ILB Little Bluestem '28 !BS Black-Eyed Susan 135 !SD SaINa Scientific Name Spacing I Type ' Calamagrostis acutiflora' Karl Foerster' '24" !#5 Cont I Schizchyrium scoparium Rudbeckia fulgida 'Goldsturm' SaINa nemerosa'May NighY 18" #1 Cont 18" ' #1 Cont. !18" I#1 Cont Q � O W Z Z < l J / '�^ v ��.� Q � � O U V d � C � � � � 0 a�� dEgf z�� :o=w T � �oQa Vi � �36� � U ' � � Q d Y Q � J K W � Z O w Z �O� S d � Z N � Z J W � � � Q d Q d � � `� Y � � J � Z H K � ; O W � Q � Q h Q W 0 U � Q O Dq1E SURVEY oanvrN ma oesicHrn sMK SIAK RPPROVEO SMK PROJ. 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Y O O J W 1 r � W d � W � °� = d� ti� � -w w �c� Q a� U °tiw °� �G Z J � � r �- w o� Q N W > 0 U � Q O DAIE ;wK Sw Sm[ L5.02 U d � � � � � 3 C OVERLOOK 1- GRADING PLqfJ CAMEL'S HUMP OVERLOOK PARK o �y� o'�? ��n �F�f sge O 2 �O F i Q � u V �� ¢ �36� n Q r O W Z Z L V..� 1 O C� w Q r O U �^�jyl€� � 6 V f � � Q d Y 0 � J � W 1 r Q W d � � 1 � �� d� � �f J W �(9 � Q� Q a U "w °� �r. Z J� o� �w o� Q w > 0 U � Q O SuRV[v IUk �61GNE➢ SMF N��E�� MVROVED $�nK � 0� 8� vcOl.+b. �9.'%�]� � L5.03 �\ /i u a� � c r� � � OVERLOOK 1 SECTION � B OVERLOOK 2 SECTION u=-= �a o� �� o �4<i b`o �c . = ��a5 � �ia� d Q � W Z Z C W 1 � � � w � Q � O U suevn oeawrv �ESIGNF➢ PPPROKO • 1 � a' Q a � O O w ,,, Q w d w �O � S u � �� w �� o a '�G U r ,� od '_ O �w o� Q y Q W O v � a 0 onre �oe SAX SMF NOLES: 1. GRONDES�3APLEOFFlflDSiIXiETOBEUSFDPopMA%IMIIMPND M�NIMIMI513f OFS(ONf, COLqt PPNGE, tE%NpE OF STIXIEPND FINISN FORMVNWN.OF IANpSCMEARCHf1EC! E. QlYSfRUCfS4MFLEWNLOF511FfIC1EM(ENGIH PoR IPNOSG➢E MM[I£R TO OBSE0.VE N!D MPROYE Q WllM OF WNL, SAMPIE PPNELFUY9E �N[ONVMIED INID FINRLI'pPK IFAGP0.0VEOBYWIO.(A EMCNIIECl. J, STONESfWLBEWMBLF�SWND4NOfREEOFUUtI(5. 4. STONEL4ILBEWOW(INSIfFICIEMMORTpRl01Nf5T0 HOW 51QVE IN PI�[E, &IfNO MORTRR ORSHPIS Sf WI.MPFAR lNTHE RNISNEO FAQ OF WPllEI£VATION. 5. FlELDSlqiFSHRLLBEWDUPWIlHOPOKENlO1MPNDWWOCM CQYO. STONESHNLBEG@lEMLLV HOR12W!lqLpNp RFASWIAEtYtEVEL&11'NOI'WNIINIIOUS. fi. NANMIMTSTOliE5NNL6EU5mFORGPMORiNtEDIN %ACENi�51NV.HhVEA5M00lHPNDIEVELSUPFACE �. SiOryESINILBELNOFFfFfROMMORTMSTNNSqNDKEPfAS CLFANlS PoSSI6�E. SIONFS SOREP WfIH MUUORMORTM SMHLLEECIEWEO WI1NASfNiBNSilE6RUSHPND WRTER. 8. MORTOATONAYE3:1 MI% 9. tlNiC0.ElEPoRFWlINGS}IRLLCIX1PlYVlfliiSPE!]FlGTIONS FOR IVUIIED �N PII� CQV.7lEfE4NO5NN1 H4VEA MINIMUM STONE WALL � -�-� �� '� a� r' � `�� f:`��y� � ��I�i�a�k Y ( � • � • ��8�� {r��\ �'�Vji� �Y. �-� i .��,.::��a 4 � � � � � WNL sECf ION AT tEW �NG PAIL ver;�'=lb NOIE:PfFFAT00VfPLC01(ENIARGFMFM PIAN (OR �FNi1NG MRFOST IAYOU! wwanunon PFFFATOIFANING PNL ENIORGPIFM DFfM. PIAN FORIEViINGPrVlPoSTIqY01R INlOMNTIQ4 2' WPE MULLTO RE(ENE WALL nrvcxoa, nuvnrx ma-aou� NON-SNNNKGftqff FlLL [eM[R OF WNL W[�H RFPnY MIX <QYfREiE� 6' TO FMN SIDE OF POSi 5-]'�EEV(RD]MEMTOWh(l.N1LHQ45) LO(AI LY AVNIMIE FlEIDS�ONE TO PE APPROVED6YOWNERYPEF 1�'Di0. WNLPIiCH�P,RILLY WEIDEDiOPOSi&15EPIAiE B' OASQUA0.EINSMME 92ESHN1 9EMIN.3]SOJ9ICFEET. 20111DE0.5 TO BE iIEID Sfl£CIf 0 BYIANOSCAVEMO�RECTPRIOR TO SIiE DflNF0.Y PIAN SEE COMPACTFO SIRUCNPAL BACI(FlLt.IMlENP1 AN� ur�s as uQU�aeo er FARIFRWflI(SVK. 1/2"=1'-0" k \ J n S �J� h ,�,� � b � t>� �°�` . �" � � a � � , �a �° �,cr n �' � �� G u`� 1 J�` �h � c ,� ,�'' GQiFROLNOi6: i. unr+�rvcnu�srvruaemkmucreomon GN.VANIZEO SiEFt AND PNNiEO 0.5 SpECIfRO. 3. p0.0V1UESIbPDPAWiNGSfORREVIEVl9TLWDSfME MCNIIEGT PNOR TO FABRffATIQ4. I/i• x 8° &us�afJ: TOP RAt4 F/SFDEOGCi�P0.E�PIIIF➢RI RECEIVESCAEWSfRQN RTT4LHMEM%AIE 1$' x 9' ROP SIDPEO) RARING ATi4LIMEM%ATEWIiHTHPFADED CONHECtIONTOPoST. PRONDEONE PPE-9pREDHOIEWRYPEWATEYf1 r � s�ocoFrosr o � S§'VDS��R�NLLYWEIDm 10 PoSL RHO qTTNHHFNf PIAiE 1 Y.' DIMIEiER PoSl. REfERTO WNl � LEANING RAIL �e.o: 1 1�2��_l�_�„ 3'lNlIX 0.USfIC W SfONE� SMW1H TOP� IPR[GU W I ft W tF/CE� f UGf5, PRCHE�TODflWN OWNEASREY,S(ONKT00EMDRT4AE0 � IN PN�� H01D &KKS' MIN. fROM FKE OF WRLL ND M00.iNITOSfbW AT ElbOSEUFA[ES,OEFPPPKEPU]0[M5. „ Bf�TIERFAfEOFWNI - cwFxu. xorrs: �. ixrweaerrvFxr,xsxnueEe 2. PROVfDESNOPOMWIN65FOR WqIL 4 WHLL SERION AT INIERPRETIVE SIG WGE SfALE: �'= C-0 fc�aHOeux�nusrca W 0.10RTOFRBNL9lIQY. 2_8' SIGNNEW 1°-1�-0° WRHIHRFADE01N5ER15 EM9E W Eo �Nip PANEI BACI( N aecm� xaevs �HSra�o 1HROUGHY'iH1IX8RCNPIAIE �POST WIiH B/SE PIATEMVD MOUMING FIAIE (6EIA15�� REFERTOSELIION OPRINRGEIblFSIN BACNVIAIE GPNPHICS PND CDPYTO BE f3PAOVEO BYOWNER'S PEPR6ENTATIVE SECRON U d � � p � �Y � � 3 V �„ai O�� p„aa 5��n �F�f O 2 iO�o � g Ti � �Qa3 �30� � � o � O W z Z w ". 1 " O ' � n V ' W n v Q � O U � � Q a u 0 0 � w >� ow �. � � w Oc3 R�� N � �j Yp � QO d U ° � �D Z � Q F �w � F Q N � 0 U Y Q � DAIE �,� ,M. ,M. S�n[ :� �SEa #z�o Q�F� �a v .0 4° DEPiH FIBERGLA55 MESH GONL., MEDIUM GOARSE BROOM FINISH W/ 9" STEEL TROWELED EDGES d JOINTS 6" DEPTH CAMPAGTED AGGREGATE BASE GOMPAGTED SUBGRADE A CONCRETE SIDEWALK TYP. ia.m 1_l�Z MEDIUM GOARSE BROOM FINISH 3" STEEL TIZOWELED EWES TROWEIED JOINTS, SEE DEiAII E/LB.OI NOTES� PROVIDE EXPANSION JOINT BETWEEN SEPAR4TE GONGRETE POVRS, STRUGTURES, WAlLS, GURBS AND ALL OiHER OBSTWGTIONS. SEE PLAN FOR SLORE PATTERN. o CONCRETE WALK PLAN VIEW L8.03 Y .� I�" DEEP SGORED GANTRAGTION JOINT WITH Y." RADIU5 5EE PLAN FOR SGORE PATTERN BROOM FINISN AFTER INSTALLINb CANTROL JOINTS TO REMOVE TROWEI lINES 0F SGORE JOINT TOOL. 3" STEEI TROWELS FINISH AT ALL ED6E5 6 JOINTS 4" DEPiH CANG., MEDIUM CAARSE BROOM FINISH b° DEPTH GOMPAGTED AGGREGATE BASE GOMPALTED OR UNDISNRBED SUB6RADE �SIDEWALK CONTROL JOINT (TYP.) ie.m 1_i�p�=1�_0�� O ��0 �� Q� �� 0 a�i �� I/2" E%P. JT. W/ PRE-MOLDED GOMPRESSIBLE FILLER REGE55 I/2" FROM FINISH GRADE, GOVER TOP. SEAL JOINT W/ SEALANi SPEUFIED. PLAGE JOIN75 AT MAX. 5PAGING OF 35' O.G. 3" STEEL iROWELS FINISH AT ALL ED6E5 d JOINTS 3/4°x12" SPEED DOWELS, 18" o.G. UTILIZE SPEED DOWELS AS PROVIDED BY BROGK WHITE CA. 6" DEPiH GOMPAG7ED AG6RE6ATE BASE GOMPAGTED OR UNDISNRBED SVBbRADE � SIDEWALK EXPANSION JOINT TYP. �e.a� 1_IR��=1�_�� W � /�� lV � N o�� 8�� <i �� i 6 �waa _ � � �`si= a Q � W Z Z C < W 1 � � � W Q � �- O U � � Y � Q a Y � � � � W F � � a ,,, � � � = a � fn _ w �� o U �G � �� Z � 0� �w o� o� Q W 'o u � a O DAiE SMY L8.03 EROSION CONTROL BIANKE( 70 T085% SAND AND 15 TO 30% COMPOS7 PAIN W RUEN MM, 30" DEPTH UN�LSTURBED, UNfAMPACrED SOIL � "'°s'°"�N(� YI�� d��u� � �� ,_�w ��-�� . ,—I —�� PIANTS AS SPECIFIED. SEE IANDSCAPE RANS BOTTOM Oi RAIN GARDEN 1.5' BELOW TOP OF CURB. A TYPICAL RAIN GARDEN SECTION LB.Ot (�1�' � � � � � � rc �1 � � � Y'� �' �' � �� / Q � � PLANT SPACING (ON C P= PIANT SPACINO, R= ROW SPACING P (Ff.l R (Ff.l a PERENNIAL PLANTING DETAIL ie.w Ni5 fi0 43 87 6B B3 72 1.00 87 1.25 1.08 1.50 1.30 2.�0 �.�$ 2.6D 2.17 3.OD 2.60 4.00 3.46 5.00 4.33 8.00 520 MULCHAS SPECIFIE� �O NOT PLACE MULCH IN CONTAW WITH THE PLANL MRMTAIN lHE MULCH WEEO-FREE FOR THE OURATION OF THE WARPANT' PERIO�. PLACE MULCH 1MR11N 98 HOURS OFSECOND WATERING. OIG HOLE 2t ROOT BqLL �iq. SCARIFITHE SIOESAN� BOTfOM OF THE HOLE BEFORE PtACING THE PIANT W THE PIANTING HOLE. BACKFILL WIIH MOOIFIEO PLANTING SOILAS SPECIFIED WAIERTiOR00GHLYWRHIN2HOUR5. IF PLANT IS SMPPED WITH A CONTAINER AAOUND THE ftO�TBALL, SIICE SI�ES �F CONTAINEftANO REMOVE COMPLETELV.USEFINGERSORSMALLHAN�TOOLS TO PIILLROOTS OUTOF TiE Ol1TER IAYEftOF POTiING SOIL,IHEN CUTORPULLAPPRTANY CIRCIING ROOTS. SETTOP OF ROOTBAIt FLUSH TO GMOE OR 1-21N. HIGHER IN SLOWLY �RhiNING SOILS. A�� MYCORRH VALTftANSPLRNT INOCUTANT AT PIAMING IIME PER MANUFACNRER'S OIREQIONS. SPACE PIANTS ACCORDING TO PLAN. PLAMING AS SHOWN ON PLANS TOP OF MOLCH sHALL OEEVEN WITH WAIX. t0' �EPTH PLAMING SOIL PINISH GRA�E SHALL BE Y BELOW CURB OR WFLK ELEVATION. STROCTIIflEO EOGEAS PERPWJS PAVEMENT aft CORB SOBGRAOEAS GERPIANS s�ovEEOCEOFCOmancrEo BRSEANOSU9GRA�EAi 450EGREEPNGLE SUBSOIL GENERALNOTES: CONTRACTOR TO VERIFY ALL UNDERGROUND UTILITY LOCATIONS PRIOR TO COMMENCING WORK. GRADING AND CONSTRUCTION IN THE IMMEDIATE AREA MUST BE COMPLETED PRIOR TO PLANT WSTALLATION. � ALL NEW PLANT MATERIAL SHALL BE INSTALLED TO AVOID CONFLICTS WITH DRAINAGE SWALES. POORLY DRAINED AREAS, AND ALL UTILITIES. ALL DISTURBED AREAS WITHIN CONSTRUCTION LIMITS ARE TO BE SEEDED OR SODDE�. IF THE NUMBER OF PLANTS ON THE PLAN DIFFERS FROM THAT SHOWN ON THE PLANT SCHEDULE, THE NUMBER OF PLANTS SHONM ON THE PLAN WILI TAKE PRECEDENCE. DAMAGE TO PROPERTV FROM LANDSCAPE WORKMUST BE REPAIRED AT NO COST TO THE OWNER. SOD AREAS TO RECEIVE 6" TOPSOIL BORROW. QUANTITIES PROVIDED IN THE PLANTSCHEDULEAND ON THE PLANS ARE FOR REFERENCE ONLY. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES. NOTE: - CONTRAClOR TO PROVIDE SAMPLES OF SlEEL EDGING AND COLOR OPTIONS FOR APPROVAL - SEE PIANS FOR LOCATION OF STEEL EOGING. STEEL EDGING LOCATED BEfWEEN SOD AND PERENNIAL PIANTING ARFAS M!D BETWEEN PIANTING AREAS AND NATURFIIZED AREAS. PIANTING /S SHOWN ON WNDSCAPE PIANS AEELE�GING: 3/16" (7 GAUG�, 6" DEPTH, TOP OF E�GING FLUSH WCfH GRA�E, COLOR FS SPEC7FIED TURF/ SOD AS SPECffIED STEEL ANCHORING STAKES: 10 GAUGE, 12" LENGrH, 4 STAKES PER EACH 10', INSTALL ON BED SIDE OF EOGER. COLORASSPECIFIED UNOLSTURBED SUBSWL � TYPICAL EDGER DETAIL ia.or Nl5 u a� � � � � N �� $�o° �4gf s�� a €Saw F �f'S �w<5 _ � �i�� e Q H O W Z Z C W � O ' � n V ' w ^ V Q � O U Y � Q a Y � � J W y > �� O � = a y �� C W �� C �� U �N � �N � r � w � � � � Q W � U Y Q � IOR SAIR SIAK L8.�04 i I ) � ___—_"___ � i i i INFORMAL OVERLOOK �� 0 50' 100' � LIGHTING NOTES: 1. REFERENfE SHEEf CB.O], LGT-25 FORIiGHT P�LE BASE DEfIUL 2. REFERENCE SHEEf CB.OJ, LGTd FOR WMINAIRE DEfAII 3. LUMINAIREANDPOLEARETOBESUPPL[ED 9YTHE CRY OF WTTAGE GROVE, AND INSTALLEO BY CONTRACTOR LEGEND � POLE MOIINTED WMINAIRE 3IE BOLlAROLEDLIGHT ------ UNDERGRWNDCONDIIITANOWIRE (1,5" Cd#6, 1#6G) CONDUITCROSSING MAIN � OVERLOOK Q �rJ ____ _-__� � r ,�----- i � , i ' , i i i i i i L ____________J r ---- ---- � i i i i i i � � � � i i� i i� I �- �1 L __ ___---__ �-- 1 � � I I � � 1 C I � I � I J � --__-� _ L__-_ _� '- � _--- I _---- � I � � � 1 I ' O -� I __- � � __--___ � -__--�'� I --_-_� _� _ � . - _� _ il I � � I 1 � � � I � i ___---�__. 1 i __--_� �___- � L ___ _-_�-�'__- � _ ��--__- I I � � I I I I I I L ____________________________J PARK MONUMENT BOLfARO LIGHT POLEITYPJ SrREEf L[GNT POLE(TYPJ __--____� ___ � � � � I � , � , � i � i 1 I � � � I I I i i � � i I y—=—=� — -- � i ' i ' � ------, �------ -- - �-- -- � i �i 1 � I ' �� J 1 � � --__ ��- i _�__ I � � 1 �---� �-- O ' ; ________ � I � I � � I �� ' I ' � i � � — _� _��-- � , I -____ �� I I _ _ _� ' -' I f � I � �� I � I 1 � f � 4 � ______� 1 - � � _ _ -� � "{� '� --- _�-- 1 � I � � 1 �� 1 � - � � � 1 � I � ____ I __-� �� ---��-- � � I f ' I 1 I � Yz ' 1 ''\ � I I � � \ .\ \� i-HANDHOLE ' � ' ' � �� i� i �1 < �� \\ \� HANDHOIE `�� 1 � "" B{, HANDHOLE � i' � �- SERVICECABINEf --_' �' I r FUTURE 1 I I SHELTER ' 1 � � u � C fQ N �� s s��c s �EOO > w��` �3i� � H � Z Z L W � � V W V � O U nec�m 19� E1.�Ol � R Y K d Y � Q � W F �Z � w n-wQ ��d _ � Z `-��x � W � � Q � ¢ �� W O�w � F W N K � � Q W > 0 v u a � DAiE SERVICEPANEL ELECfRIC �LL � NOTES: 1 f �� S.HEIGfR OF COMPARTMINT IS APPItOMMATELV 33°. MAY VARY DEPENDING UPON SRE OF MtTER SOCI�T �� .T� � W h m 3 > SEE DEfAR G FOR WIRING DLIGRRM O O RETtOVABIE PANEL O O 14" � IIIIII LOCK SHALL BE STANDARD POLILE LOOCAND KEY. DOOR SHALL HAVE 3 POINT IATCH[NG AND LWafiG. 3-1/2" 2b" � . . 4'-0" I LiGHT1NG SERVICE PANFl FRONT EIEVATION L[GHTING SERVifE PANEL INiERNAL ELEVATIDN LiGHTING SFAV[CE PANEl LEFf ElEVAT10N LIGHTING SERVIfE PANEL RiGM ELEVATfON LIGHRNG SERVICE PANEL BAIX f].EVATION LIGHT[NG SERV[� PANEL MOUNTING PATTERN A xmm� B xorrorru C xorrosru � xmrorr� E rorroxae F rormwu r � POLEMWNIED � vy.i � UfILLTY7RAPLSFORMER `�'"°'� �/ � J ixo/z4ov secoNOartr, irr�, sw 120 WL15RlIXAPANHBDNN tl srnfftuartw� . a�an �mw�rs rxon v�we.eonao I C1 1—� ' ' nxsTUamnc i � 120 YOL15 FRqA PrWHHOMO CI , S1PSf I�O1@lG ,. � 11D 40LT5 FliOM VANflBDMD tl s�ruunmc . , awm , �. �TYPICN.IIGHTINGCOMAOLSCHEMATIC � xormsrne ____� � SERV[CECABINEf � IOOA,120/290V � � 7 I(NC, MN00T7VPE Ll I ) 3002 I #4 (� I � " 20/2 20/1 I ' �, ��20/3 30/1 � � �OTCEiI � �I��p/2 "�_ I � � ` il ' I I � MAIN BONDING7UMPERR6 Ol I — — — — — � �� 5/8" X 10' GRWNO 0.0D � ELECfRIGU. ONE-IINE DIAGRAM - SERNCE CABINEf � � � /xmms.� \J VRB1 - Single Function Luminaire (Aluminum Shaft) Mazimum weight: 30 Ib VFiB1 J_ Domed Top 6 , � �152mm) 3� (914.4 mm) 42°* (tofi7 mm) 1 %z" I (36mm) I r ANCHOR BOLT PROJ. � S"oia. (203 mmJ 3 e (95inm) CONDUIT OPENING J (127 mm) BOLT CIRCLE OIA. BASE PLAN VRB ALUMINUM SHAFT *30" oa 36" OVEflALL HEIGHT AVAILABLE - CONTACT KIM REPRESENTATNE (2l'/z' A�SO WTE MINIMUM) � � BOLWtD LFD LIGHT � + /inrroar� \J u a� � C � #� � � �� d - �o � �� »Ew' _ '�G =o= =`Fao a �o w�<s ua � �3 �`- Q H O Z Z � w � � � W Q � U � � Y K Q a Y � � J � W F 0 � n- W > 0 =aa ��w J y O W � �aU U`�� w Z F w O� �w � � h Q > � U Y Q � DAiE oescn�o oas CIEIXf➢ E6.01