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2018-02-26 PACKET 06.5.
STAFF REPORT CASE: PP2018-014 & SP2018-015 ITEM: 6.5 PUBLIC MEETING DATE: 2/26/18 TENTATIVE COUNCIL REVIEW DATE: 3/21/18 APPLICATION APPLICANT: Triple Angels Healthcare REQUEST: A preliminary plat to be called Cottage Grove Woods, which will re -plat approximately 17.3 acres of land to create two lots and one outlot, and a site plan review for a 9,215 square foot one -level assisted living facility with 15 parking spaces and a future building addition of approximately 6,732 square feet with additional parking. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7150 West Point Douglas Road South P -B, Planned Business District Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Highway 61 Highway 61 SOUTH: Commercial Commercial WEST: Parks & Open Space Parks & Private O.S. SIZE: DENSITY: 17.3 acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool cottage-grove.org Application Accepted:. 1/31/18 60 -Day Review Deadline: 4/1/18 City of Cottage Grove Planning Division 9 12800 Ravine Parkway South 9 Cottage Grove, MN 55016 Planning Staff Report Triple Angels Healthcare — Preliminary Plat and Site Plan Review Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Proposal Triple Angels Healthcare has applied for the following planning applications for two parcels of land located at 7150 West Point Douglas Road (PIN 17.027.21.24.0001 and 17.027.21.24.0003): 1. A preliminary plat to subdivide two existing taxing parcels of land having a cumulative land area of approximately 17.6 acres into two lots and one outlot. The applicant's original Cottage Grove Woods preliminary plat proposed two lots and two outlots. The proposed Outlot A has a lot area of approximately 3.84 acres and Outlot B is approximately 7.60 acres. Proposed Lot 1 (1.98 acres) is the site for the Triple Angels Healthcare facility and Lot 2 (3.87 acres) is the site for the existing Extra Space Storage located at 7160 West Point Douglas Road. 2. A site plan review for the construction of a 9,215 square foot one -level building with 15 parking spaces and a future building addition of approximately 6,732 square feet with additional parking. The properties are located between West Point Douglas Road and the Soo Line Railroad track and northwest of the Metro Transit Park and Ride facility. The location map is shown below: Proposed Triple Angles Healthcare Preliminary Plat and Site Plan Review << t 7150 West Point Douglas Road z \\\ 141 ! Proposed Cottage Grove Woods eccoPar "+ apt a Preliminary Plat and Site Plan Review'" 4" - 7160 West Point Douglas Road t`` k 4i �., A. t t' "'k a � V- '',ice •< Feet �S r g Location Map Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 2 of 11 Review Process Application Received: January 31, 2018 Acceptance of Completed Application: January 31, 2018 Tentative City Council Date: March 21, 2018 60 -Day Review Deadline: April 1, 2018 Planning Considerations Ordinance Criteria The properties at 7150 and 7160 West Point Douglas Road are zoned Planned Business District (P -B). This zoning classification is consistent with the commercial land use designation shown on the Future Land Use Map of the City's Future Vision 2030 Comprehensive Plan, adopted on March 2, 2011. The existing Extra Space Storage Facility and the proposed adult care facility are permitted uses in the P -B District. The City's Zoning Ordinance requires site plan approval for new structures and major additions to existing structures. The purpose of the site plan review is to ensure that new development conforms to the City's development standards and ordinance regulations. The minimum building and parking setbacks are shown in the table below. All the minimum building setbacks and maximum building height regulations comply with or ex- ceed the minimum requirements. The exteriors of commercial buildings in the Planned Business District are required to have three different Class 1 materials and be composed of a least 65 percent of Class 1 materials and not more than 10 percent of Class 4 materials. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 4 mate- rials are ceramic, glass block, industrial grade concrete precast panels, smooth concrete block, smooth scored concrete block, steel or aluminum siding, and wood. The developer is proposing a Hardie Plank lap siding material with stone, brick, and glass accents on all four exterior sides of the structure. The front building elevation will have approximately 76.7 percent Class 1 exterior materials and the rear building elevation will have approximately 65.9 percent. Asphalt shingles will be used on the roof and the shingle color will compliment the color scheme of the building's exterior walls. Site Characteristics The 17.6 -acre site was formerly the site of The Rush, a nighttime entertainment center for dancing that served food and liquor. The Rush closed in 2008 and was vacant until the Cottage Grove Self -Storage facility was developed in 2015. The developable areas on the site are relatively flat. PRINCIPAL PROPOSED OFF-STREET PROPOSED P -B DISTRICT DEVELOPMENT STDS. STRUCTURES BUILDING PARKING PARKING SETBACKS SETBACKS Minimum Front Yard 30 feet 66 feet 20 feet 17 feet Minimum Side Yard 10 feet 28 feet 10 feet 22 feet Minimum Rear Yard 35 feet 50 feet 10 feet 50 feet All the minimum building setbacks and maximum building height regulations comply with or ex- ceed the minimum requirements. The exteriors of commercial buildings in the Planned Business District are required to have three different Class 1 materials and be composed of a least 65 percent of Class 1 materials and not more than 10 percent of Class 4 materials. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 4 mate- rials are ceramic, glass block, industrial grade concrete precast panels, smooth concrete block, smooth scored concrete block, steel or aluminum siding, and wood. The developer is proposing a Hardie Plank lap siding material with stone, brick, and glass accents on all four exterior sides of the structure. The front building elevation will have approximately 76.7 percent Class 1 exterior materials and the rear building elevation will have approximately 65.9 percent. Asphalt shingles will be used on the roof and the shingle color will compliment the color scheme of the building's exterior walls. Site Characteristics The 17.6 -acre site was formerly the site of The Rush, a nighttime entertainment center for dancing that served food and liquor. The Rush closed in 2008 and was vacant until the Cottage Grove Self -Storage facility was developed in 2015. The developable areas on the site are relatively flat. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 3 of 11 A wetland exists in the northwest corner of the site. The overall frontage along West Point Douglas Road is approximately 2,231.6 feet. The parcel depth along the southeast property line for the 14.7 -acre parcel is 540 feet and tapers to zero feet in the northwest corner of the parcel. The existing Extra Space Storage consists of four new storage structures. The smallest building has approximately 9,300 square feet and the largest building is approximately 15,300 square feet. The existing vacant (former Rush) building is approximately 23,126 square feet. The table below summarizes the height, dimensions, and square footage for each building: Building Building Height Gross Floor Area Building along W. Point Douglas Road 10 ft. -13 ft. 7 in. 10,293 sq. ft. Building along northwest property line 12 ft. -13 ft. 7 in. 15,300 sq. ft. Building along southeast property line 13 ft. 7 in. 13,650 sq. ft. Building along rear lot line 10 ft. 9,300 sq. ft. Existing Building Approximately 14 ft. and 21 ft. 23,126 sq. ft. Total 71,669 sq. ft. Outlot A is required to be combined with Lot 1, thus making the total area 5.82 acres in total area, and will hereafter be identified as Lot 1 in Cottage Grove Woods. Extra Space Storage will be located on Lot 2 of the proposed Cottage Grove Woods subdivision. This parcel is 3.87 acres. Mature trees exist along the perimeter of the wetland. Outlot B will be developed in the future. The Soo Line -Milwaukee Railroad tracks abut the rear (southwest) property line for the Cottage Grove Woods subdivision. There are three existing access drives along West Point Douglas Road. Two of the southern driveways provide access to the Extra Space Storage facility. One existing driveway in the east- erly corner of Lot 1 will continue to provide vehicular access to Lot 1. A second private access driveway will be constructed at the north end of the future parking lot proposed for the Triple Angles Healthcare facility (Lot 1). A 2013 aerial photo of the site is shown in the graphic below. The properties proposed for re- development are outlined in red. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 4 of 11 Landscaping City ordinance allows new commercial development to remove up to 30 percent of existing trees without mitigation. For this 17.6 -acre site, the property owner is not proposing to remove any of the trees since most of the area where the new building will be constructed was previously the parking lot for the former occupant. The applicant's landscaping plan proposes to plant eight deciduous trees, one conifer tree, and 80 shrubs. The shrubs are proposed along the front foundation of the building and along the east curb of the drive aisle for their parking lot. The proposed 80 shrubs complies with the minimum number of shrub plantings required by City ordinance. All the other existing trees on the perimeter of the site will account for the minimum number trees required on the site. Additional landscaping is required for that area within the boulevard and front yard setback area between the northern access drive and north end of the proposed landscaped front yard area. The future construction for the second phase and future parking lot improvements will not impact this area. For this reason, landscaping this area (the cross -hatch pattern) shown on the illustration on the next page with the first phase will provide for a more completed appearance from West Point Douglas Road. Underground irrigation is required to be installed along the back side of the westerly curb for West Point Douglas Road and to irrigate all turf sodded areas on the property. fF Proposed Triple Angels Healthcare Landscaping Plan Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 5 of 11 Architecture Exterior building materials for nonresidential structures or residential use are required to have a minimum of 65 percent Class 1 coverage on the exterior walls. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. The developer is proposing a HardiePlank lap siding material with stone, brick, and glass accents on all four exterior sides of the structure. The front building elevation will have approximately 76.7 percent Class 1 exterior materials and the rear building elevation will have approximately 65.9 percent. Asphalt shingles will be uses on the roof and the shingle color will compliment the color scheme of the building's exterior walls. Illustrations of the building's elevations are shown below. Ljk-!A SLi_ 34] _� �L-T14p1 ]GV Q - Facing West Point Douglas Road Qb— I TY _ �i 1 �L51 Lf YfL= _ LW Or Facing Extra Space Storage Facing the Wetland and Soo Line Railroad Track OppPppw T Facing to the Northwest Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 6 of 11 Utilities The subject property is within the Metropolitan Urban Service Area (MUSA). Sanitary sewer and water service stubs will need to be extended from the existing sanitary sewer and watermain in West Point Douglas Road. The construction of these utility service stubs will require a temporary closing of West Point Douglas Road for a short period of time. The Fire Department requires that a "storz" fire department connector be installed on all exterior fire connection valves. A detailed plan for the fire suppression systems for the new building has not yet been submitted for the City's review and approval. As a condition of approval for this project, the fire suppression plan must be submitted with the building permit application for the City's review and approval. All city utilities in this vicinity provide the necessary capacities to serve this proposed commercial project. The property owner is responsible for maintaining their private water mains, hydrants, and fire suppression systems. Development fees and area charges for Lot 1 will be added to the build- ing permit. Development fees and area charges for the future development for Outlot B will be collected in the future when development is proposed on the property. Park Fee A park fee in lieu of land dedication will not be required for Lot 2 since it was a redevelopment site, but a park fee is required for Lot 1 and Outlot B (future development phases). When devel- opment is proposed on Outlot B in the future, the park fee in lieu of land dedication will be collected at that time. The City's Parks and Recreation Director is requiring a park fee payment to the City in the amount of $6,000 per acre at the time the building permit is to be issued. The net acreage for Lot 1 will be determined at the time the final plat has been submitted to the City. Signage The City's Sign Ordinance permits one pylon sign per tax parcel. For principal structures with 20,001 to 100,000 gross floor area, the ordinance allows a pylon sign to be a maximum of 15 feet in height and 45 square feet (maximum area) for the sign area. The base of the pylon sign must be constructed of Class 1 materials that matches the exterior materials on the principal structure. At the time this planning staff report was prepared, the applicant did not have any details about signage. The applicant did state that a monument sign will likely be constructed on the property, and its construction will be compliant with the City's Sign Ordinance regulations. Public Sidewalk A concrete sidewalk equivalent to the width of the existing concrete sidewalk in front of the Extra Space Storage, 7160 West Point Douglas Road, is required to be constructed with Phase 1 for this project from the east corner of Lot 1 to the south access drive (approximately 50 feet) and between this project's two access drives (approximately 220 feet) shown on their site plan. The City's Capital Improvements Program 2018-2022 (CIP) currently does not identify reconstruction of West Point Douglas Road between Hadley Avenue and Jamaica Avenue in the next five years. This type of future public improvement project would likely be assessed to adjacent properties. As part of a future reconstruction project, the sidewalk gaps would be constructed. City staff is requiring that a concrete sidewalk equivalent in width to the existing sidewalk in front of the Extra Space Storage must be constructed along the frontage for Lot 1, but only for that Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 7 of 11 portion of frontage between the east corner of Lot 1 to the northern access drive on Lot 1. When Phase 2 of this project is constructed or at the time West Point Douglas Road is reconstructed and the cost of that City project is assessed to adjoin land owners, the property owner of Lot 1 will be required to pay for their portion of concrete sidewalk that extends from Lot 1's northern access drive to the north corner of Lot 1, whichever occurs first. Stormwater Management Plan A wetland exists in the northwest and west sides of the 17.6 -acre development site. The South Washington Watershed District had reviewed the stormwater management plan (prepared by Jacobson Engineers and Surveyors, dated July 29, 2015) for the adjoining Extra Storage Space project in 2015. At that time, the existing wetland was reclassified as a Manage II wetland. This classification of wetland will permit a 25 -foot minimum buffer separation between the wetland delineated boundary and any parking or building areas. The project does propose an infiltration basin southwest of the proposed building structure. This infiltration basin is designed to infiltrate one inch of runoff from all new impervious surfaces. A stormwater management plan needs to be submitted to ensure the project's current stormwater design satisfies the requirements set forth in the City's Storm Water Management Plan and Municipal Separate Storm Sewer Systems (MS4) Permit. As required in the letter from Stantec, the City's consulting engineer, to Ryan Burfeind dated February 1, 2018, a maintenance agreement requiring the property owner to maintain and meet the long-term maintenance requirements as stated in the MS4 Permit for the on-site stormwater management system must be executed before a building permit can be issued. Outdoor Lighting Plan Exterior lighting will be mounted on the exterior walls and above doorways on the proposed struc- ture. Full cut-off shields will be required so that the light is downward directed. A light distribution plan was prepared. All existing parking lot light poles and fixtures within the deteriorating parking areas that will no longer be used are required to be removed. Because the existing parking lot surfaces are deteri- orating and unsightly, the abandoned parking surface must be removed and the disturbed areas restored with a vegetative surface. The relocation of any street light will be at the applicant's cost. All of the proposed outdoor lighting is compliant with city regulations. The illustration below shows the light fixture's illumination at a 1.0, 0.5, and 0.25 foot-candle. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 8 of 11 ' � b, M be fib. b. }.... f: Y. !. b• b. U b. U Y+ YL�. YU 1 Yr {% . w '.o ww-.•/�+ (y l - 'W • h• F4lTU��N041iLi Yb Ye' bi ! ba .. 4o- •o- 4 U �� b• Y• 5 Y. U u ti u 1e 5a pLp }i 9f` Li Yea bo- xe V fa U 4 r. Ye b• L L 1n ti Ai }'r�54x 5. 5• 1•��ta li 1� h� U U U, • '.. >m .n 1i A. n 4Tr.' S.s .4, Y• }. Y. iti-. s 6. , b. Y. U U r. '.• •• ie rs •i er Yi' Y. 4a 1. }. H Ir :';b. k• b. Y. U H H H H U 2i b. b+ 'q..ti. 1. ba }. s. S: a. Sfils. }• H br Yr 1� 1� 4. hs M 1. 1, U U l• v. . s. •• . i. +. 1. �{ . M lr Y• Y. b: Ys Y. L U U U R. a. hs •• 1� . .r .. s. +. MME HWLdMGbs ns Y. U 1a Y. ba v. 1+ Tr i. )r Yi L. .1i br4:.�1y� .. s• a. j*d} ice' M� L Y•��i •e go-' » >.. �. sa Yr au Lr 1s '4. . . Y. s. ' - Q� .a t+ s• z. Y. a• b. 1.� }r Ti 1+i 1'. `. �l e b. �u Proposed Foot -Candle Distribution Plan City Department Review Representatives from various City Departments reviewed the applicant's planning applications. The Public Safety Department had no concerns, but will review the fire suppression plans and is requiring that the second access drive connecting to West Point Douglas Road be constructed with the first phase. The purpose for the second access driveway connection is to provide a cir- cular access to the proposed healthcare facility and so emergency vehicles will not have to backup to turn -around. The Fire Division is requiring that a "Storz" fire department connection fitting be installed on all the exterior fire department valve connectors for the fire suppression system. The Building Division has reviewed the conceptual development plans and is unable to provide comments regarding building code regulations until such time that all detailed construction plans are submitted to their office. The Public Works Department and Engineering staff are aware of the applicant's proposal to con- struct the two access driveways and public concrete sidewalk. The curb radius for the access drives, driveway widths, and aisle for the parking area all comply with the City's minimum design standards. The minimum width for the extension of a paved access drive from the north end of the parking lot to the northern access drive on Lot 1 must be 14 feet in width. A Right -of -Way Permit is required prior to any construction work within the West Point Douglas Road right-of-way. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 9 of 11 The Engineering Division determined that no additional right-of-way is needed for West Point Douglas Road. The Engineering Department's comments are conveyed in a memorandum prepared by Stantec dated February 1, 2018. A copy of the letter is attached to this planning staff report. No written comments or recommendations were received from other advisory commissions. Public Hearing Notices Public hearing notices were mailed to 25 property owners who are within 500 feet of the site on and published in the South Washington County Bulletin on February 14, 2018. Recommendations That the Planning Commission recommends that the City Council approve the Cottage Grove Woods preliminary plat and the Triple Angels Healthcare site plan dated January 30, 2018, subject to the conditions listed below: All applicable permits (i.e.; building, electrical, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the Building Official, Fire Marshal, and Public Works Director prior to the commencement of any construction activities. 2. The applicant submits as -built drawings to the City upon completion of the stormwater basin, storm sewer piping, and water and sanitary sewer systems. 3. Outdoor storage is prohibited. 4. The design and materials of any fencing on the subject property must match the specifications of the Montage Commercial Majestic 3/4 - Rail Fence. If a fence is proposed, it must be black in color and not exceed eight feet in height. Barbed-wire strands are prohibited. 5. A Storz Fire Department connection fitting must be installed on all exterior Fire Department connections. 6. Irrigation shall be provided for all sodded and landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation in- staller to meet the water requirements of the site's specific vegetation. Underground irrigation is required to be installed along the back side of the westerly curb for West Point Douglas Road. The system shall be detailed on the landscape plan. 7. The concrete aprons for the proposed two new access drives shall be constructed per City requirements, and the removal of abandoned access drives shall comply with the require- ments by the Public Works Department's standard detailed plate. The extension of a paved access drive from the north end of the parking lot in Phase I must be hard surfaced to the driveway apron for the north access drive on Lot 1. The minimum width of this access drive is 14 feet. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 10 of 11 8. All outdoor lighting must meet City Code requirements and must be downward directed with cut-offs. The specifications of all light fixtures must be provided with the application for a build- ing permit. 9. The final architectural plans and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 10. The grading and erosion control plan for the site must comply with NPDES II Permit require- ments. Erosion control devices must be installed prior to commencement of any grading activ- ity. Erosion control must 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 Subdi- vision Ordinance. 11. The grading and erosion control plan must be revised to prevent surface runoff from impervi- ous surfaces from draining into West Point Douglas Road. 12. The applicant must provide the City with an as -built survey of all private utilities prior to issu- ance of a certificate of occupancy. 13. All mechanical equipment screening and trash enclosures must be constructed of materials that are consistent with the principal building's exterior materials and comply with City ordi- nance regulations. 14. A concrete sidewalk equivalent to the width of concrete sidewalk lying along the front property line for the Extra Space Storage, 7160 West Point Douglas Road, shall be constructed along West Point Douglas Road for that area of Lot 1 in Cottage Grove Woods that is between the easterly corner of Lot 1 to a point that is on the southerly curb line for the northwesterly access drive for the Triple Angels Healthcare. The landowner of Lot 1 is required to complete this concrete sidewalk from the northerly access drive to the northerly point of Lot 1 at the time Phase 2 is proposed to be constructed or at the time West Point Douglas Road is recon- structed in the future. 15. Storm sewer pipe must be reinforced concrete pipe (RCP). 16. The applicant is responsible for removing debris from West Point Douglas Road during their grading and construction process. This street shall be swept clean daily or as needed. Parking along West Point Douglas Road is prohibited. 17. The property owner is responsible for maintaining the stormwater basin. A stormwater maintenance agreement must be executed and a stormwater management plan must be submitted to the City prior to the issuance of a building permit. 18. A "STOP" sign shall be installed at the exit drives. The sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The "STOP" sign shall be a 30 -inch sized sign having a high intensity face. Said sign shall be mounted on a 6 -foot — No. 3 and 8 -foot — No. 2 steel post. Planning Staff Report - Triple Angels Project Planning Case Nos. PP2018-014 and SP2018-015 February 26, 2018 Page 11 of 11 19. Additional landscaping is required for that area within the boulevard and front yard setback area between the northern access drive and north end of the proposed landscaped front yard area. All the landscaping shown on the landscaping plan prepared by Calyx Design Group, LLC and dated January 30, 2018 and the additional landscaping south of the northern access drive must be planted in a timely manner and with the first phase of development. A letter of credit in the amount of 150 percent of the landscape estimate and a revised landscaping plan shall be submitted to the City as required by City Code Title 11-6-5. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 20. Area charges, connection charges, park fee in lieu of land dedication, and related develop- ment fees and charges for this project will be calculated with the final plat application. 21. The property owner permits the City to access the fire hydrants on the site to flush the water system. Maintenance of the fire hydrants is the responsibility of the property owner. 22. The fire suppression plan must be submitted to and approved by the Fire Marshal and Chief Building Official before a Certificate of Occupancy can be issued. The property owner is re- sponsible to maintain their private water mains, hydrants, and fire suppression systems. 23. All ground surfaces impacted by construction activity must be seeded and mowed. 24. All signage must comply with the City's Sign Ordinance regulations. 25. The existing parking lot light poles and fixtures must be removed. 26. The applicant is responsible for the cost of relocating any street light. Prepared by: John McCool, AICP Senior Planner Attachments: — Site Plan — Grading and Drainage Plan — Utility Plan — Paving and Geometric Plan — Building Elevation Plan — Landscaping Plan — Outdoor Lighting Plan — Stantec's Letter dated February 1, 2018 O 2017 Westwood Professional Services, Inc Rooeroralom�reW-� \ \ \ N07e1,PPne J__ I \ St191_<_-__�\___ -_- /:: _ SIIXWWLVMXE I-R!R@6•THEs4d/4 �N1MOFnlFIII/IM _v rarefy.=!leen rrnrEHx9Horsck7 rrlEAwiN ascn NL'Ia3D F(deedpam47J 1 \ AAA aRRLLMORIS�R AVE Vicinity Map Nal fo Scale Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance area- _ -'- TDIAlf9V 1 DESCRIPTION 3i+ \ 1 \ i \ �aT--+ f �sT6Lva 1------ \ ` + 7rf 1 / �a T / / Pend U onde, of The Secfia�n 17, (Tom P 177,e Range 21, HbshngfmHorl Cam( Mile re, (desdaee wflollo.rl Commends/g of fee FterseA etsenaf the Nwfh - -4' \ '�Ni •\� \- ., .A I / / th !Peed Rohv� hsoy haxefSoulhavw(16 degrees T9 mFu(es 16 second dseE f losswnl ed l �1' g do+g !sold rg61 aka ee5Q9< /ae� Ulmce fo the No them(, AoNng o ladies DI 7x.71 /eel me D ttnkd algle e/ \ \ `� Swfheosfeiy 37876 /eef dog a tenger!/d evnG, eonrn <9 mhufes; lhmca SmN 7I degree f8 mhufes i6 seconds Eosf ,m9n/ fo !os! desuaM cenC 277.61 / F thence Sm7heos(my 29080 /eef dmq a ton "`d corse, cmttw fa the Seuthsesf hoEhq v lades o/ 1171.89 / f mtl a cmfrd angle / )1 degree 57 mhufn OS secmdi; Nmtt South 56 degress 27 mhufd /J seconds Emf 27050 ! f !o Ms pate( o/ beghnhg o1 / fJTYQeaDTTAGfGROYE \ \ \ M6GPfDIrID.DA2Lr I - "_ - \\ / + R`pSb� r vC /�j the tend fo the hereholla dsserae4 (he e+tmshal Soulheasfedy o/ soh! the hlersec/s the Southawlcly the a/ [he Caltoge Row Oewiopnen'lord os desoaed h Boot 372 _,p Po9e 173 vl Pahl 6639 ! f SaulhsrslafSSoufheesfed /J ZohOnRi-Sa.G7EfAAmYRL�URRtV. 1 •r = _ _.. •7 3, f ] _ - ": _ I ^ I t C �^ nnlrinA I \ I t C+ I !7 !l/ll 1 /VI r lgAf-ol- Y Ore of United 5lvles Nqh Y fD and 6f as nDe Jxafed and frawle� thence SaufA 56 derpees 27 mhulss seconds Eos( 300 IeeC (hence South J.T degees JZ mFufes 47— W 117538 /eel marc ar /ess fo sold Nn(hevsfedy right-of-avy the to It. .+few LOT \4\V (.)\ dhe o/ Chicago, YRwwkee and Sahf PoW RoLao4' Noce Nufheesferlyy J04.1J /eef dmq sold NvrlhnsfMY right -of- y hterseelkn Ih o line dram _Nr Si degrcn JT mhufes 47 seeaMs Wesf hon Ne Point a( begFnhg, sold righl-a(- the a It \. _Aws Jv (r V \ f. v amfrd m9/e D13 da7aes mmulu fm diol alvei mw torhe No fheosf hoYF9 v radnrs o/ 567G% 1-1 7 sxw ds and the Ward o1 soltl nerve boos Nalh 17 degrees 03 mFutes 19 seconds W f (hence NarM J3 degrees 32 mhufes 17 ds Eos, 475.73 leaf to IAa I beghnhg apl the Smlhnestedy 15 / ((Perm/, oceodhq to the Uniletl Slafn \ \ \ PO�NUBDODO.Gfherao/ pate( and sllvole F WoshFgtm Lbunly, MFnesafo. \ /�\ ` - Ox:12Y--� .1,-rYy` \ I .��'�� - r`hv �•F'^.� Y \ Pored 2. the alrev9w Niawkee d St. PaW RoRiood (RR) r C mcFg vl o point nhera the Elor(heosW d9hf of soy (ROW) Ire o1 F(esee(s (he No/th Lha of the 5aulhenf Oumter of the No m -t merfer a/ Seelrm 17 Tomsh� ?7 Nnlh, Rmge ZI Wall, / \ / \ XHlY.• '� ; _ 1 _ __ ___ \ • OUTLO IQ _"'- �� \ \ M6vrh9fm Camty, Niulnofe; Ihmce South f) degees 26 mhufn 50 seem ds E-( (Alhnesofo Sfala Pion- Coordnafe System) dmg sold ROW the 5094 feet to the pelf al bWklnhg, sold pobt Is on the Southeest4a/y ROW /ile o/ Cha S ulh FYmla9e Raced (S FR / \ 00 ./ ., _. _}' \ _ _ _ Sea\r-r \ r griry[arg C�1� \ RD.), !leen SoulheasrMy dung sold ROW the 37fl76 / t m v (mgalfld cu/w concave !a the No'fhaosf and haring o mdNs of 3o eegrees <9 mhufes 00 seemdr, MMtt Soulh 71 degrees 15 mhufn 50 second( Eosf, \ V•+`-•� t .. 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Rv•h--r' f u'Netsm GrPnT'TIs _ _ .9 - _ � dr Thenen Soulh 57 degr 25 mi,ufes seconds mules 07 seconds Weaf 399.99 /eet to v pond 2500 leaf //am the RR ROW /h4 Nonce SouNeosledy and pomlld aRh soyfl? dV \ \ 1 \�� \ ll !T - (IDJ7-0?1ilN-LC1'H / -- \ �•4J +"� LOT 2g�&/ r, PLe `= reef tom.• sr/ \ �� `I'j. \ .pa / M-51 r RcE rasa \ Qr)'OFCETTTAGEc VF ]WIEDR3-STNGffFM.YR6IDf/IIIAL OUTLOT B T04�m �17an-u7caaL SIerEDETIIESTJl4- CirllElllVl74 fA•Sftl] } - \ \ \ '9 n4Tro�msd�sr+E swn¢aR crrxE ,off-'•^� �e�oacsa vAar I' \ arvacmnAr>EGRDYE �\q ��<,rko,�,� \ 2UNWAT-SV0d FAMAyRE2D6fW \/ ro•-1 / I1 \ \\ DESIGNED: Nam tswE 02/01/18 RE N4 PREPARED FOR CHECKED. C. DRANRh M VSI Construction, Inc. FlELD[RflV IWC FIELD WORK DATE Maple Grove, MN IIMFRERY QRIFYDUi'xis_ WA5,4HpARE01r 1k I ORUNDERMYDWECr SUPERrm MDTWTIA4A DULYlIQNS➢ WfD SU0.14YORDrIaFAIHEIAWSof iNE Jay Wittstock DATE 02/01/16 .... NO. 19552 \ 3D4./3 1-1 10 m nm-fmgmibl curve cmrow (o the Northeast -dhating o rv�.s el 5652.21 lee! and a centro mgr a/ 3 / degraea OI mhufes 58 seconds and oh`h ard beorhq a1 Saufh 18 degree 00 mhufn 59 saca+ds Eas( and a Ward Mgfh v/304./0 Ihmca Nmlh JT degrees 31 mhes 07 semlds Easf 44 73 fee to mhl S fR. RQ ROW Thr Hence South 57 degrees 25 mhufes 53 seconds Easf dmg saki totheauthmsldty the o/ Ne EltroveslopmMllend reh Book 371 Pogo 773 o(feed; sole pall beteg 6439 I f team Ne State NlghWNm5finJI degrs58uf4002feelfI ROlilhdefesmgROWtheeslWy dmg sold ROW the (13008 feet m o fmgmlld corse centtw la the Netheosf and kNM,TA�lI® \ hog o 'odes of 5677.21 lest and o amlyd mgle o! f/ degrees 24 mnvles l7 second; Thence Nwlh 4/ degrees 26 mhufn 50 * r \ \ a e Wnf dmg soW ROW fine 7<Q79 l t to the poll aI beghnhg \ Doing Registered Imd n he esfdmccd by C-IIIA-fe al Dfle Ave, 61171 Site Development Summary EXISTING ZONING: ` E Planned Business PER ZONING MAP) PROPERTY AREA: PARCEL is 157,743 SF OR 3.621 AC PARCEL 2: 595,780 SF OR 13.677 AC BUILDING SETBACK PER CODE: 30'=FRONT 10'=SIDE I\` - 10' REAR PARKING SETBACK PER CODE: 20' -FRONT \ General Notes 7.) lh6 survey ear prepared eifhoul the benefit of o Title Cmmibnmf- %( 2.) The mderground WRllles sham haw bee+ l000fed frau Odd mrwy h1 alkn and e+hfhg doehgs, The. makes no guerentem thof the undcgrmnd ufifflrs rn e oR even - IRlffn h the weq Ifher h .voce or oemd.M 7ha surw)er lurfhv &Z-1=1 !hal the( Me mee-graune utnrfn shorn me h Me cone! rornlkn Fdicofae drnou9h he dxs eaftry V ra3anal6vr Mat they are /ocafed os aecviotoy as PO -sale Rem hlmmallm awaeble The —)or has not �phrkoky twoled Me mde grmnd atHlres AnsTso ` `/ J) Subject popsly F bar ro be dassr6ae os zone x nem ceded ken r7aoe lnwrma. Rola uop tx'- •A� _ _- C—unffy -P d Numbc 170J7C075C1c doled Decanter 2, 2071. pFYB `I fir - fJ Sle address 7160 West Porn! Do glen RD S College Crow, NK 0' 100' 200' y�� __ ccccyy ____ SURLEYOR: LEGEND treereoed Prolessknd sersims /ne swrARY YANHOLE O MUPNONE Box J701 12th Street Nath, Suite 206 f S6 Crw4 Mhnemlo 56JOJ j STREET LITE / !r/N6 Ph- (320)253-9495 ® STQPY MANHOLE JRRI7LWRTa/Aff6a1 �. CATCH BARN © MAX BOX ,.'_-.-_��YBIerPrR3SraU ENGINEER: a C%VERT BXBY E9he- © ELECTRIC BOX 6120 Eade Bram Ddw, Su/fe 700 ��_CAS !//lE P (763 _ h x, MN 55430 R.I ELECTRIC METER Ph- (763)843-P420 -req- POBER UNDOMOUND Da CATS VALVE \ 4� HYDRANT -sAr- SWrARY SERER \ 061ege \ SorCrow Roprfle; LLC (jd CAS METER -sen- STORM SE 416SEI`"SEI`"*k, Shdha 05 /1 \ Ph h g(952)345-345055 B a SMELIWOO POST -na- TELEPHONE U40ERCROUND \ \ r S/6N-TRAFFIC/OTHER — — FENCE UNE PROPOSED BfNMWOUS SURFACE BINMINOUS SURFACE PROPOSED CONCRETE SURFACE COTTAGE GROVE WOODS Cottage Grove, MN �0 a Phone (310) 253-9495 3701M se North. Wle 206 foe (320)351 -Ml SLCI.W.MN56303 TdRae (800)Ma495 s4aAevOtaosn Vhbaad Fedesesr15w*K Nc Preliminary Plat SHEET NUMBER 1 OF 1 DATE 02/01/18 001438LDOPP 1 GRADING DRAINAGE AND EROSION CONTROL PLAN lq_lyo 2 KEYED NOTES KEYED NOTES ARE DENOTED 13Y ® ON PLAN. �1 INSTALL ROCK CONSTRUCTION ENTRANCE REFER TO DETAIL 1/C400. �2 INSTALL PERIMETER EROSION CONTROL REFER TO DETAIL 2/C400. �J INSTALL INLET SEDIMENT PROTECTION. REFER TO DETAIL 3/C40O. Q INSTALL NN/COT 3885 CATEGORY 3 TEMPORARY STRAW FIBER EROSION CONTROL BLANKET. n5 EWE OF WETLAND WATER. © DELINEATED WETLMD. �j 25 -FOOT WETLAND BUFFER EDGE CONSTRUCTION SHALL NOT ENCROACH INTO WETMID BUFFER EXCEPT AS SHOWN/NOTED. ❑8 APPROXIMATE BOUNDARY OF BUILDABLE LOT. ❑g FILTRATION POND SHALL BECONSTRUCTED AT THE DLO OF GRADING OPERATIONS OIGE THE TRIBUTARY AREA'S FINAL STABILIZATION HAS BEEN INSTALLED. REFER TO DETAIL 2/C401 FOR FILTRATION POND CROSS SECTION. CONSTRUCTION TRAFFIC IN FILTRATION AREJO IS NOT ALLOWED AFTER AREA HAS BEEN EXCAVATED. PRIOR TO FINAL STABIUZA 0 LOOSEN SOIL WITH MECHANICAL TILLER. FILTRATION AREA(S) ARE NOT APPROVED BORROW SITES AND ARE NOT TO BE USED FOR TEMPORARY SEDIMENT BASIN(S1 ONCE BASIN S) SUBGRADE ELEVATION HAS BEEN EXCAVATED. CONTRACTOR SHALL ENSURE THA BASIN FILTRATE AT A MINIMUM RATE OF 1 -INCH PER HOUR USING A PERCOLATION TEST BEFORE FINAL ACCEPTANCE. PERCOLATION TEST SHALT. BE SIGNED BY A REGISTERED GEOTECHNICAL ENGINEER AND SUBMITTED TO THE CITY AND ENGINEER FOR REVIEW BEFORE FINAL APPROVAL. 10 APPROXIMATE LOCATION OF TEMPORARY CONTAINED CONCRETE WASH OUT BIN. REFER TO THE MINNESOTA'S NPDES/SDS GENERAL STORNWATER PERMIT FOR CONSTRUCTION ACTIVITY FOR MORE DETAILS. SELF CONTAINED CONCRETE WASHOUTS ON CONCRETE DELIVERY TRUCKS IS AN ACCEPTABLE ALTERNATIVE TO ON-SITE CONTAINMENT. PROPOSED PLAN SYMBOLS CONSM1JCiON LIMITS SILTATION FENCE - PROPERTY LINE PROPOSED CONTOUR DRAIN TILE ---�_-- STORM SEWER i1 -T CATCH BASIN ■ MANHOLE FLARED END SECTION WITH RIPRAP EROSION CONING BLANKET (TEMPORARY) ROCK CONSTRUCTION ENTRANCE DRAINAGE FLOW ARROW SPOT ELEVATION ABBREVIATIONS CONIC Mme e ETEV EImUon EOF Emer9-7 WerfloW EX ExisUng. FTE Finished Floor Elmtion HWL High WIHr Level INV I -rt MAX M.Omum MH Manhole MIN Minimum PVC Po"nyl Chloride NCP Reinforced Concrete Pipe W.O. Washout APPROXIMATE DISTURBED AREA S 1.02 ACRES. BUILDABLE LOT AREA IS APPROXIMATELY 1.52 ACRES. NOTE STORM SEWER INLETS NOT SHOWN ON PLAN MAY RECENE RUNOFF FROM CONSIMUCDON ACTIVITIES. INSTALL INLET SEDIMENT PROTECTION PER DETAIL3/C4CO ON ALL SROM INLETS THAT MAY RECEIVE RUNOFF. CONCRETE WASHOUT WALKWAY NOTES: AREA 1. GRADING CONT FACTOR IS TO COORDINATE WITH PAVING CONIRACiOR SO THAT ALL STEPS AND LANDINGS ARE SLOPED PER CODE 2. ALL. SIDEWALK LONGITUDINAL AND TRANSVERSE SLOPES ARE TO BE PER CODE. N PROJECT NORTH 20' 10' 0 20' 40' SCALE 1e = 20' EROSION CONTROL NOTES: I. ALL EROSION CONTROL FACILITIES SHALL BE INSTALLED PRIOR TO ANY SITE GRADING OPERATIONS. THE CITY ENGINEERING DEPARTMENT AND SOUTH WASHINGTON WATERSHED DISTRICT MUST BE NOTIFIED UPON COMPLETION OF THE INSTALLATION OF THE REQUIRED EROSION CONTROL FACILITES AND PRIOR TO ANY GRIMING OPERATION BEING COMMENCED. ME CONTRACTOR IS RESPONSIBLE TO SCHEDULE A PRE -CONSTRUCTION GRADING MEETING ON-SITE WITH THE CITY ANO WATERSHED DISTRICT. IF DAMAGED OR REMOVED DURING CONSTRUCTION. ALL EROSION CONTI O. FACILITIES SHALL BE RESTORED AND IN PLACE AT THE END OF EACH DAY. 2. ANY EROSION CONTROL FACIUTES DEEMED NECESSARY BY THE CITY OR WATERSHED: BEFORE, DURING OR AFTER THE GRADING ACTIVITIES, SHALL BE INSTALLED AT THEIR REQUEST. 3. NO DEVIATIONS SHALL BE MADE FROM THE ELEVATIONS SHOWN ON THE APPROVED GRADING PLAN, WMIOUT PRIOR APPROVAL FROM THE CITY. 4. FOR STIES GREATER THAN 1.0 ACRE AS REQUIRED BY THE MPG PERMIT REQUIREMENTS, THE PERMS APPLICANT MUST KEEP AN EROSION CONTROL NSPECTK)N LOG. INSPECTION MUST BE MADE ONCE EVERY SEVEN DAYS AID WITHIN 24 HOURS AFTER EVERY RAN EVENT. THE INSPECTION RECORD MUST BE MADE AVAILABLE TO THE CRY NO WATERSHED WITHIN 24 HOURS OF REQUEST. 5. FLOWS FROMDIVERSION CHANNELS OR PIPES (TEMPORARY OR PERMANENT) SHALL BE ROUTED TO SEDIMENTATION BARNS OR APPROPRIATE ENERGY MSIPATERS TO PREVENT TRANSPORT OF SEGMENT TO OUTFLOW TO LATERAL CONVEYORS AND TO PREVENT EROSION NO SEDIMENTATION WHEN RU14OFF FLOWS INTO THESE CONVEYORS. S. SITE ACCESS ROADS SHALL BE GRADED OR OTHERWISE PROTECTED WITH SILT FENCES, DIVERSION CHANNELS, OR OWES AND PIPES TO PREVENT SEDIMENT FROM EXITING THE SITE VM THE ACCESS ROADS. SIE -ACCESS ROADS/DRIVEWAYS SHALL BE SURFACED WITH CRUSHED ROC( WHERE THEY ADJOIN EXISTING PAVED ROADWAYS. 7. SOILS TRACKED FROM THE SITE BY MOTOR VEHICLES OR EQUIPMENT SHALL BE CLEANED DAILY FROM PAVED ROADWAY SURFACES, OR MORE FREQUENTLY IF REQUESTED BY CITY OR WATERSHED. THROUGHOUT THE DURATION OF CONSTRUCTION. B. DUST CONTROL MEASURES SHALL BE PERFORMED PEROOICALLY WHEN CONDITIONS REQUIRE AND/OR AS DIRECTED BY THE CRY OR WATERSHED. 9. AL EROSION CONTROL MEASURES SHALL BE USED AND MAINTAINED FOR THE DURATION OF SITE CONSTRUCTION. IF CONSTRUCTION OPERATIONS OR NATURAL EVENTS DAMAGE OR INTERFERE WITH THESE EROSION CONTROL MEASURES. THEY SHALL BE RESTORED TO SERVE THEIR MELDED FUNCTION AT TETE END OF EACH MY OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS. 10. ALL AREAS DISTURBED DURING CONSTRUCTION SHALL BE RESTORED AS SOON AS POSSIBLE. ANY AREAS WHICH HAVE BEEN FINISHED GRADED OR AREAS THAT HAVE BEEN DISTURBED AND FOR WHICH GRADING OR SITE BUILDING CONSTRUCTION OPERATIONS ARE NOT ACTIVELY UNDERWAY SHALL BE SEEDED AND MULCHED AS SET FORTH IN ME FOLLOWING PARAGRAPHS WITHIN 14 RAYS A ALL SEEDED AREAS SHALL BE OTHER MULCHED AND DISC ANCHORED OR COVERED BY FIBROUS BLANKETS TO PROTECT SEEDS AND LIMIT EROSION. TEMPORARY STRAW MULCH SHALL BE DISC -ANCHORED AND APPLIED AT A UNIFORM RATE OF NOT LESS THAN TWO TOB PER ACRE AND NOT LESS THAN BOR COVERAGE. B. IF THE GRADED AREA S ANTICIPATED TO BE RE-DISTURBED/DEVELOPED WITHIN SIX MONTHS, PROVIDE A TEMPORARY VEGETATIVE COVER CONSISTING OF MINNESOTA DEPARTMENT OF TRANSPORTATION (LINWT) SEED MIXTURE 21-111 (OATS), OR 21-112 (WAITER WHEAT). AT A RATE OF 1DO POUNDS PER ACRE. C. IF GRADED AREA WILIL NOT BE DEVELOPED FOR A PERIOD GREATER THAN SIX MONTHS. PROVIDE A SEMI-PERMANENT VEGETATIVE COVER OF SEED MIXTURE AFOOT 22-112 AT A RATE OF 40 POUNDS PER ACRE D. GRADING BONDS OR THE EOUNALET SECURITIES SHALL BE RETAINED UNTIL NRF FLIT GERMINATED AND SURVIVED A 60 -MY GROATO PERIOD. E. ALL ARES THAT WILL LiOT BE MOWED OR MAINTAINED AS PART OF THE ULTIMATE DESIGN WILL BE PERMANENTLY RESTORED USING SEED MIXTURE MNOOT 25-141 AT A RATE OF 59 POUNDS PER ACRE F. DRESS SPEC ELSEWHERE WITHIN THE CONSTRUCTION DOCUNEDS (ICE LANDSCAPE PLAN), PERMANENT TURF RESTORATION SHALL CONSIST OF MN/DOT SEED MIXTURE 25-131 (COMMERCIAL NRF GRASS) AT A RATE OF 220 POUNDS PER ACRE G. MULCH. HYD ROMULCH, AND TACOFIERS MAY LOT BE USED FOR STABILIZATION IN SWALES OR DRAINAGE DITCHES. K. RUNOFF SHALL BE PREVENTED FROM ENTERING ALL STORM SEWER CATCH BASINS PROVIDING THEY ARE NOT NEEDED DURING CONSTRUCTION. WHERE STORM SEWER CATCH BASINS ARE NECESSARY FOR SITE DRAINAGE DURING CONSTRUCTION, A SILT FENCE OR SEDIMENT PROTECTION DEVICES AS DETAILED SHALL BE INSTALLED AND MAINTAINED AROUND ALL CATCH BASINS UNTIL THE TRIBUTARY MEA TO THE CATCH BASIN IS RESTORED. 11. CHAD NO ACTIVITIES PROPOSED TO BEGIN AFTER OCTOBER 15 WILL BECAME AN APPROVED PHASING SCHEDULE. THE AREA OF LAND THAT THE Citt WILL ALLOW TO BE DISTURBED AT THIS TIME OF YEAR WILL BE SEVERELY LIMITED. WE CITY WILL ALSO REQUIRE ADDITIONAL EROSION CONTROL DEVISES. I.E., TEMPORARY SEDIMENT BASKS, DORMANT SEEDING AND HIGH RATES OF APPLICATION OF BOTH SEED NO MULM 12. FILTER BLANKET AND IT PRAP SHALL BE INSTALLED ON ME DOWNSTREAM SIDES OF ALL STORM SEWER OUTLETS 24 HOURS AFTER CONSTRUCTION AS INDICATED AND DETAILED. ALL RIPRAP SHALL BE INSTALLED WITH A FILTER MATERIA MEETING THE MNDOT SPECIFICATIONS FOR RIMAP AND FILTER MATERIAL 13. EROSION CONTROL FACILITIES SHALL BE INSTALLED AND MAINTAINED AROUND THE PERIMETER OF ALL PODS AND WETLANDS WTMN OR ADJACENT TO THE AREA TO BE GRADED UNTIL THE TRIBUTARY AREA TO THE POND OR WETLAND IS RESTORED. 14. TO MINIMIZE EROSION. ALL 3:1 SLOPES SHALL BE COVERED WITH A MN/OTT 3865 CATEGORY 2 STRAW EROSION CONTROL MARKETS OR STAKED SOD. 15. ACCUMUATXN OF ALL SEDIMENT OCCURRING IN PONDS, WETLANDS. STORM SEWERS AND DITCHES SHALL BE REMOVED PRIOR TO. DURING AND AFTER COMPLETION OF GRADING ACTIVITIES. 16. EROSION CONTROL ITEMS AAO DEVICES SMALL. BE REMOVED ONLY AFTER THE AREA NAS RECEIVED FINAL STABILIZATION OR AS DIRECTED BY ME CfTY ANC/OR WATERSHED. GRADING NOTES: I. ME CONTRACTOR SHALL VISIT THE SITE, REVIEW ALL CONSTRUCTION DOCUMENTS AILD FIELD VERIFY THE EXISTING CONDITIONS PRIOR TO BODING. NO ADOROHIL COMPENSATION WALL BE GIVEN FDR WORK THAT COULD HAVE BEEN IDENTIFIED BY A SITE VISIT OR CONSTRUCTION DOCUMENT RENEW. 2. ME BACKOROUNO INFORMATION WAS PREPARED BY WESttDOD. CONTACT (320) 253-9495. 3. R IS THE CONTUCTOR'S RESPONSIBILITY TO ASCERTAIN ME LOCATION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY WE LOCATION, ELEVATION AND MARK ALL EXISTING UTILITIES 48 HOURS BEFORE CONSTRUCTION STARCS. ME ENGNEFR, ARCHITECT OR OWNER DOES NOT GUARANTEE THAT ALL ME UTILITIES ME MAPPED. OR F MAPPED, ARE SHOWN CORRECTLY. CONTACT GOPHER ONE AT 651-454-0002 FOR FIELD LOCATING DOSING UTILITIES. CONTACT UTILITY OWNER IF DAMAGE OCCURS WE TO CONSTRUCTION. 4. PROTECT ALL EXISTING STRUCTURES AND UTILITIES WHICH ME NOT SCHEDULED FOR REMOVAL 5. NOTIFY CITY BUILDING INSPECTOR BEFORE TRENCHING AND EXCAVATION WORK COMMENCES. THE CONTRACTOR SOL. OBTAIN ALL APPLICABLE PERMITS POOR TO STMT OF CONSTRUCTION. 6. ALL SPOT ELEVATIONS SHOWN AS 90.72. FOR EXAMPLE ARE TO BE UNDERSTOOD TO MEAN 790.72. 7. ALL SPOT ELEVATIONS ALONG THE CURB -LINE INDICATE ME ELEVATION OF ME BUFFER, UNLESS NOTED OTHERWISE B. NO LANDSCAPED SLOPES ARE TO EXCEED 3:1 (3 FEET HORIZONTAL TO I FOOT VERTICAL) UNLESS NOTED OTHERMM 9. ACCESSIBRE PARKING MEAS SHALL NOT HAVE SLOPES N ANY DIRECTION THAT EXCEED 2S. 10. PROVIDE POSITIVE DRAINAGE FROM WILGNGS AT ALL TIMES 11. UPON COMPLETION OF THE GRADING AND UTILITY WORK. THE CONTRACTOR SHALL CERTIFY THAT ALL GRADING AND UTILITY WORK WAS PERFORMED N ACCORDANCE WITH ME APPROVED GRADING AND UTILITY PERMITS. AN AS -BUILT GRADING AND UTILITY PLM SHALL BE SUBMITTED TO THE CITY FOR REVIEW AND DISTRIBUTION. 12. PRIOR TO ISSUANCE OF BUILDING PERMITS. ALL NECESSARY EROSION CONTROL DEVICES MUST BE N PLACE MO FUNCTIONING. ME CITY AND/OR WE WATERSHED WALL INSPECT THE SITE TO DETERMINE ITS SUITABILITY FOR OUI INNG ACTIVITIES. IF WE PUBLIC URURES HAVE NOT BEEN INSTALLED AT TNS PONT. B MAY BE NECESSARY TO WTTHHOED BUILDING PERMITS FOR VARIOUS LOTS TO ALLOW THE CONTRACTOR ADEQUATE SPACE TO PERFORM THIS WORK. 13. ALL DEBRIS CREATED N THE PROCESS OF CLEARING AND GRADING THE SITE SHAH. BE REMOVED FROM ME SITE. THIS INCLUDES MESS AND SHRUBS. UNDER NO CIRCUMSTANCES SHALL THIS TYPE OF MATERIAL BE BURIED OR BURNED ON THE SITE. 14, THE INTER IS TO STRIP AND SAVAGE TOPSOIL FOR POTENTIAL W -SP REA LNG ON ME SITE, IF APPROVED BY THE LANDSCAPE ARCHITECT ANO/OR SPECIMATKNS. SIX INCHES OF TOPSOIL - AFTER COMPACTION - SHALL BE RE -SPREAD PRIG TO SEEDING AND MULCHING. EXCESS TOPSOIL MAY BE REMOVED FROM ME 511E PROVIDING THERE IS ADEQUATE TOPSOIL REMAINING TO PROPERLY FINSH THE SITE M NOTED ABOVE. THE TOPSOIL STRIPPING. STOCKPILING AND RE-SPREAWG SHALL BE DONE IN ACCORDANCE TO, AND NOTED ON, THE APPROVED GRADING PLAN NO SPECIFICATIONS. ME OCRM A OR SHALL REFER TO THE LANDSCAPE DRAWINGS AND SPECIFICATIONS FOR ANY SPECIAL TOPSOIL OR PLANTING REQUIREMENTS. 15. ALL GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THE POTENTIAL FOR SITE EROSION. EROSION CONTROL MEASURES SHALL BE INSTALLED TO PREVENT SEDIMENT FROM RUNNING OFF ONTO ADJACENT PROPERTIES. ANY DAMAGE TO ADJACENT PROPERTIES MUST BE CORRECTED AND RESTORED M SOON AS PERMISSION IS GRANTED FROM THE ADJACENT PROPERTY OWNER(S). IES. F CONSTRUCTION OF THE SITE WORK PROCEEDS THROUGH THE WINTER MONTHS. ANY DISTURBED MEAS OUTSIDE ME BUILDNC FOOTPRINTS ME TO BE MINIMALLY STMNZEO PRIOR TO MARCH 1, AS FOLLCW9: ARES PLANNED TO RECEIVE PAYMENTS ME TO HAVE CUSS 5 BASE INSTALLED ALL OTHER DISTURBED MEAS ARE TO BE SEEDED, STRAW MULCH PLACED. AND DISC -ANCHORED. 17. WINTER MULCHING: 17A SHOW MULCHING SHALL BE DEFINED AS MULCH MATERIAL SPREAD OVER ME TOP OF SNOW SO THAT ME MULCH MELTS THROUGH ME SHOW AID STICKS TO THE EXPOSED SOILS. I7.9. FROZEN GROUND MULCHING SHALL BE DEFINED M MULCH MATERIAL SPREAD OVER FROZEN GROUND. MULCH MATERIALS THAT W NOT REQUIRE DISC-ANC14OMNG INTO THE SOIL MAY BE PLACED WITHOUT MWFIGTION. MULCH MATERIALS THAT REWIRE DISC-ANCXOtOD MAYBE ANCHORED MITI HYDRAULIC SOL STABILIZERS OR MAY BE FROZEN TO ME SOIL BY APPLYING WATER, AT A RATE OF 2000 GALLONS PER ACRE, OVER THE MUCH AS A SUBSTITUTION FOR DSC -ANCHORING. 18. THE CONTRACTOR SHALL UNIT THE DISTURBED AREA AS MUCH AS POSSBLE. [ECEI Fn E® JAN 3 1 2010 .�.�.�07 .RL^ro TRIPLE ANGELS SENIOR HOUSING B B_ etzo EEa4e aom DAre. s,Te Tfro MM Al moepofe. MN 554242516 F- (7 O60) 613-0120 bA8430421 .IatlnLown Ins certh ma ws pzn. sPec� ton a'reA PreP3reJ M res o<v„d..mY mrea awerrcslm A. nHt 1 � a drylken:eE PrdessMai Fig'neer underlM Las: a Me sale e1 ).rrcew:.. J W. M.* OKc LI -.w'. 19181 DATE JMMARY30,2015 PROJECT M 1820200 CRAM BY SN CHECKED BY .MTM KEY PLAN GRADING, DRAINAGE, AND EROSION CONTROL PLAN I II 1 i I / I I I I �- - - - - - 1 I �3 ---- / I II 1 lI I I FUTURE 12 / I FUTURE I I PARKING i I BUILDING I I LOT i ADDITION I I I FT- I I I I I I I i I WYE 18A 1 / ( 4 1 / / I / I / % / I % I I i z 1 I 4 PROPOSED BUILDING , �M 7 ��o / FFE 793.00 I IJ J I rl; J�T,1 / 3 1 TES Ill STRM 110 4� - _ _ _ _ _ - _ _ - 1 UTILITY PLAN \Q30 1 =20 STRM S4M 1 I I a I 'II PROPOSED PLAN SYMBOLS CONSTRUCTION LIMITS ...'.'.' PROPERTY UNE Iron EIAv UO SANITARY SEWER �---- WATER PIPE FInish•d Floor Elevation DRAIN TILE ---9--- STORM SEWER High Water Level GATE VALVE N CLEANOUT • CATCH BASIN ■ MANHOLE Minimum FLARED END SECTION PobMnyl Chloride WITH RIPRAP SEWER INVERT ELEVATION --M\ N 2 PROJECT NORTH 20' 10' 0 20' 40' SCALE 1' = 20' KEYED NOTES KEYED NOTES ARE DENOTED BY ® ON PLAN. ❑I INSTALL 8 -INCH WET TAP ON I6 -INCH WATER MAIN. REFER TO DENJL 3/C401. COORDINATE ALL WORK WRN CITY OF COTTAGE GROVE Q SNB 8 -INCH WATER SERVICE TO WITHIN 5 -FEET OF PROPOSED BUILDING. FOLLOW ALL CITY OF COTTAGE GROVE STANDARDS AND SPECIFICATIONS. 0 CONNECT TO EXISTING 9 -INCH VITRIFIED CLAY SANITARY SEWER MAIN AT AN APPROXIMATE INVERT ELEVATION OF 779.97 WITH NEW 6 -INCH PVC SANITARY SEWER SERVICE. © INSTALL APPROXIMATELY 53 -FEET OF 6 -INCH SOR 35 PVC PIPE AT A MINIMUM SLOPE OF 2.0% TO INVERT OF 787.00. SNB PIPE TO WITHIN 5 -FEET OF PROPOSED BUILDING. REFER TO DETAIL 4/C401 COORDINATE EXACT LOCATION AID DIVERT ELEVATION WITH MECHANICAL CONTRACTOR PRIOR TO THE STMT OF CONSTRUCTION. ❑5 INSTALL 24 -INCH x 36 -INCH CATCH BASIN. REFER TO DETAIL 8/C401. © INSTALL SUMP CATCH BASIN. REFER TO DETAIL 9/C401. �7 INSTALL MANHOLE/CATCH BASIN. REFER TO DETAIL 10/C401. © INSTALL FLARED ENO SECTION WITH RIPRAP. REFER TO DETAIL 7/C401. Q9 INSTALL DOWNSPOUT GRAN AND SPLASH PAD AND CASTING. REFER TO DETAIL 11/C401. 10 INSTALL DRAIN TILE CLEANOUT. RETIA TO DETAIL 12/C401. II MECHANICAL UNITS TO BE SPECIFIED BY MECHANICAL ENGINEER. 12 EDGE OF WELUND WATER. 13 DELINEATED WETLAND. 14 25 -FOOT WETLAND BUFFER EDGE CONSTRUCTION SHALL NOT ENCROACH INTO WEILAND BUFFER EXCEPT AS SHOWN/NOTED. li APPROXIMATE BOUNDARY OF BUILDABLE LOT. UTILITY NOTES FOR WORK IN PUBLIC RIGHT-OF-WAY: 1. FOLLOW ALL CITY OF COTTAGE GROVE AND WASHINGTON COUNTY STANDARDS AND SPECIFICATIONS. 2. PRIOR TO CONSTRUCTION, CONTRACTORS ARE TO COORDINATE ALL WORK WITHIN RIGHT OF WAY AND OBTAIN ALL APPLICABLE PERMITS. UTILITY NOTES: 1. COORDINATE SERVICE CONNECTION LOCATIONS AT THE BUILDING WITH THE MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION. HO ADDITIONAL COMPENSATION WILL BE ALLOWED FOR UNCOORDINATED WORK. 2. COORDINATE UTILITY INSTALLATION WITH STRUCTURAL PRIOR TO START OF CONSTRUCTION. UTILITIES SHAD. NOT BE INSTALLED WITHIN THE ZONE OF INFLUENCE OF AO STRUCTURAL ELEMENTS. NO ADDITIONAL COMPENSATION WILL BE PROVIDED FOR UNCOORDINATED WORK. 3. ALL SEWER SERVICE CONNECTIONS WITH LESS THEN 5 FEET OF COVER OVER THE TOP OF PIPE SHALL BE INSULATED. INSULATION SHALL BE INSTALLED FROM THE CONNECTION OF THE SERVICE AT THE BUILDING TO THE POINT WHICH THE SERVICE ATTAINS 5 FEET OF COVER. CONTRACTOR SHALL OBTAIN WRITTEN PERMISSION FROM ARCHITECT OR ENGINEER PRIOR TO INSTALLATION OF INSULATION. 4. PROTECT ALL EXISTING STRUCTURES AND UTILRIES WHICH ARE NOT SCHEDULED TO BE REMOVED. S. ALL SEWER AND WATER CROSSINGS SHALL HAVE A MINIMUM VERTICAL SEPARATION OF 1.5 FEET AND HORIZONTAL SEPARATION OF 10 FEET. FOLLOW ALL HEALTH DEPARTMENT AND CITY OF COTTAGE GROVE AND WASHINGTON COUNTY STANDARDS. 6. ALL WATER MANS SHALL BE DUCTILE IRON PIPE, CLASS 52, UNLESS NOTED OTHERWISE. REFER TO PIPE BEDDING DETAIL 5/C401. 7.ALL WATER MAIN SHALL HAVE A MINIMUM DEPTH OF COVER OF 8.0 FEET OVER TOP OF WATER MINN. 8. PROVIDE THRUST BLOCKING Ott ALL WATER MAN PER CITY OF COTTAGE GROVE PROVIDE MECHANICAL JOINT RESTRAINTS ON ALL BENDS, VALVES, TEES, PLUGS AND HYDRANT LEADS. 9. SANITARY SEWER PIPING Stall BE SDR 35 PVC UNLESS NOTED OTHERWISE. REFER TO PIPE BEDDING DETAIL 6/C401. 10. STORMSEWER PIPING 12 -INCH DIA OR LARGER SHALL BE REINFORCED CONCRETE PIPE (RCP), UNLESS NOTED OTHERWISE ALL 12 -INCH THROUGH 18 -INCH RCP STORM SEWER PIPE SHALL BE CLASS 5. RCP PIPE LARGER THAN 18 -INCH SHALL BE CLASS 3 UNLESS NOTED OTHERWISE. ALL STORM SEWER PIPE THAT IS LESS THAN IA. 12 -INCH DSHALL BE SCHEDULE 40 PVC. REFER TO PIPE BEDDING DETAIL 6/C401. 11. ALL FLARED END SECTIONS SHALL HAVE TRASH GUARDS. ALL DOWNSTREAM FLARED END SECTIONS SHALL HAVE GEOTEXTILE FABRIC AND RIPRAP PER MNOOT STANDARDS, AS DETAILED. REFER TO DETAIL 7/C401. 12.CONTRACTORS SHALL COORDINATE ALL WORK WITH GAS. ELECTRIC. TELEVISION AND TELEPHONE COMPANIES PRIOR TO START OF CONSTRUCTION. 13. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 -FEET OF THE BUILDING OR WATER SERVICE UNE SHALL BE TESTED IN ACCORDANCE WITH MN PLUMSING CODE. 14. ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GAS TIGHT OR WATER TIGHT IN ACCORDANCE TO MN PLUMBING CODE APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATER TIGHT CONNECTIONS TO MANHOLES. CATCH BASINS, AND OTHER STRUCTURES. GROUT RINGS ARE M ACCEPTABLE ALTERNATIVE. CEMENT MORTAR JOINTS ARE PERMITTED ONLY FOR REPAIRS AND CONNECTIONS OF EXISTING LINES CONSTRUCTED WITH SUCH JOINTS. STORM SEWER TABLE STRUCTURE STRUCTURE I DIMENSION ABBREVIATIONS -cow DIP Cwcrete Ductile Pipe ELEV Iron EIAv UO EX Existing FFE FInish•d Floor Elevation HOPE High Density P*.thylene HWL High Water Level INV Invert MAX Maximum MH Monhole MIN Minimum PVC PobMnyl Chloride RCP Reinforced Concrete Pipe VCP VIWITedCloy Pip. N 2 PROJECT NORTH 20' 10' 0 20' 40' SCALE 1' = 20' KEYED NOTES KEYED NOTES ARE DENOTED BY ® ON PLAN. ❑I INSTALL 8 -INCH WET TAP ON I6 -INCH WATER MAIN. REFER TO DENJL 3/C401. COORDINATE ALL WORK WRN CITY OF COTTAGE GROVE Q SNB 8 -INCH WATER SERVICE TO WITHIN 5 -FEET OF PROPOSED BUILDING. FOLLOW ALL CITY OF COTTAGE GROVE STANDARDS AND SPECIFICATIONS. 0 CONNECT TO EXISTING 9 -INCH VITRIFIED CLAY SANITARY SEWER MAIN AT AN APPROXIMATE INVERT ELEVATION OF 779.97 WITH NEW 6 -INCH PVC SANITARY SEWER SERVICE. © INSTALL APPROXIMATELY 53 -FEET OF 6 -INCH SOR 35 PVC PIPE AT A MINIMUM SLOPE OF 2.0% TO INVERT OF 787.00. SNB PIPE TO WITHIN 5 -FEET OF PROPOSED BUILDING. REFER TO DETAIL 4/C401 COORDINATE EXACT LOCATION AID DIVERT ELEVATION WITH MECHANICAL CONTRACTOR PRIOR TO THE STMT OF CONSTRUCTION. ❑5 INSTALL 24 -INCH x 36 -INCH CATCH BASIN. REFER TO DETAIL 8/C401. © INSTALL SUMP CATCH BASIN. REFER TO DETAIL 9/C401. �7 INSTALL MANHOLE/CATCH BASIN. REFER TO DETAIL 10/C401. © INSTALL FLARED ENO SECTION WITH RIPRAP. REFER TO DETAIL 7/C401. Q9 INSTALL DOWNSPOUT GRAN AND SPLASH PAD AND CASTING. REFER TO DETAIL 11/C401. 10 INSTALL DRAIN TILE CLEANOUT. RETIA TO DETAIL 12/C401. II MECHANICAL UNITS TO BE SPECIFIED BY MECHANICAL ENGINEER. 12 EDGE OF WELUND WATER. 13 DELINEATED WETLAND. 14 25 -FOOT WETLAND BUFFER EDGE CONSTRUCTION SHALL NOT ENCROACH INTO WEILAND BUFFER EXCEPT AS SHOWN/NOTED. li APPROXIMATE BOUNDARY OF BUILDABLE LOT. UTILITY NOTES FOR WORK IN PUBLIC RIGHT-OF-WAY: 1. FOLLOW ALL CITY OF COTTAGE GROVE AND WASHINGTON COUNTY STANDARDS AND SPECIFICATIONS. 2. PRIOR TO CONSTRUCTION, CONTRACTORS ARE TO COORDINATE ALL WORK WITHIN RIGHT OF WAY AND OBTAIN ALL APPLICABLE PERMITS. UTILITY NOTES: 1. COORDINATE SERVICE CONNECTION LOCATIONS AT THE BUILDING WITH THE MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION. HO ADDITIONAL COMPENSATION WILL BE ALLOWED FOR UNCOORDINATED WORK. 2. COORDINATE UTILITY INSTALLATION WITH STRUCTURAL PRIOR TO START OF CONSTRUCTION. UTILITIES SHAD. NOT BE INSTALLED WITHIN THE ZONE OF INFLUENCE OF AO STRUCTURAL ELEMENTS. NO ADDITIONAL COMPENSATION WILL BE PROVIDED FOR UNCOORDINATED WORK. 3. ALL SEWER SERVICE CONNECTIONS WITH LESS THEN 5 FEET OF COVER OVER THE TOP OF PIPE SHALL BE INSULATED. INSULATION SHALL BE INSTALLED FROM THE CONNECTION OF THE SERVICE AT THE BUILDING TO THE POINT WHICH THE SERVICE ATTAINS 5 FEET OF COVER. CONTRACTOR SHALL OBTAIN WRITTEN PERMISSION FROM ARCHITECT OR ENGINEER PRIOR TO INSTALLATION OF INSULATION. 4. PROTECT ALL EXISTING STRUCTURES AND UTILRIES WHICH ARE NOT SCHEDULED TO BE REMOVED. S. ALL SEWER AND WATER CROSSINGS SHALL HAVE A MINIMUM VERTICAL SEPARATION OF 1.5 FEET AND HORIZONTAL SEPARATION OF 10 FEET. FOLLOW ALL HEALTH DEPARTMENT AND CITY OF COTTAGE GROVE AND WASHINGTON COUNTY STANDARDS. 6. ALL WATER MANS SHALL BE DUCTILE IRON PIPE, CLASS 52, UNLESS NOTED OTHERWISE. REFER TO PIPE BEDDING DETAIL 5/C401. 7.ALL WATER MAIN SHALL HAVE A MINIMUM DEPTH OF COVER OF 8.0 FEET OVER TOP OF WATER MINN. 8. PROVIDE THRUST BLOCKING Ott ALL WATER MAN PER CITY OF COTTAGE GROVE PROVIDE MECHANICAL JOINT RESTRAINTS ON ALL BENDS, VALVES, TEES, PLUGS AND HYDRANT LEADS. 9. SANITARY SEWER PIPING Stall BE SDR 35 PVC UNLESS NOTED OTHERWISE. REFER TO PIPE BEDDING DETAIL 6/C401. 10. STORMSEWER PIPING 12 -INCH DIA OR LARGER SHALL BE REINFORCED CONCRETE PIPE (RCP), UNLESS NOTED OTHERWISE ALL 12 -INCH THROUGH 18 -INCH RCP STORM SEWER PIPE SHALL BE CLASS 5. RCP PIPE LARGER THAN 18 -INCH SHALL BE CLASS 3 UNLESS NOTED OTHERWISE. ALL STORM SEWER PIPE THAT IS LESS THAN IA. 12 -INCH DSHALL BE SCHEDULE 40 PVC. REFER TO PIPE BEDDING DETAIL 6/C401. 11. ALL FLARED END SECTIONS SHALL HAVE TRASH GUARDS. ALL DOWNSTREAM FLARED END SECTIONS SHALL HAVE GEOTEXTILE FABRIC AND RIPRAP PER MNOOT STANDARDS, AS DETAILED. REFER TO DETAIL 7/C401. 12.CONTRACTORS SHALL COORDINATE ALL WORK WITH GAS. ELECTRIC. TELEVISION AND TELEPHONE COMPANIES PRIOR TO START OF CONSTRUCTION. 13. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 -FEET OF THE BUILDING OR WATER SERVICE UNE SHALL BE TESTED IN ACCORDANCE WITH MN PLUMSING CODE. 14. ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GAS TIGHT OR WATER TIGHT IN ACCORDANCE TO MN PLUMBING CODE APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATER TIGHT CONNECTIONS TO MANHOLES. CATCH BASINS, AND OTHER STRUCTURES. GROUT RINGS ARE M ACCEPTABLE ALTERNATIVE. CEMENT MORTAR JOINTS ARE PERMITTED ONLY FOR REPAIRS AND CONNECTIONS OF EXISTING LINES CONSTRUCTED WITH SUCH JOINTS. STORM SEWER TABLE STRUCTURE STRUCTURE I DIMENSION NEENAH TOP INVERT PIPE LENGTH, DIAMETER. SLOPE @ NEXT UPSTREAM STRUCTURE IDEMIFlCATION (INCHES) CASTING ELEVATION ELEVATION FES I1 12 1 NA NA SE 787.00 109 LF. OF 12' RCP PIPE O 0.40X. STEM 12 STEM 12 48 R-1733 793.00 NW. 787.44 NE 787.44 44 LF. OF 12' RCP PIPE O 0.417.. STRM 03 N. 787.77 22 LF. OF 8' PVC PIPE O 0.50X, WYE ISA STRM 13 48 R-3067 791.12 SW, 787.62 N. 787.62 SUMP 783.62 90 LF. OF 12' RCP PIPE O 0.42X, SRM 14 STRAP I4 2036 R-3067 791.12 S. 788.00 --------------------------- YALE f5A 8X4 NA. NA 8. 787.88 N. 787,88 60 LF'W 8' PVC PIPE O 0.50X, WYE 16A W. 787.88 16 LF. OF 4' PVC PIPE O 1.00%. STRM f58 STRM 158 4' R-4380 792.63 E. 788.04 --------------------------- WYE ISA 8X4 NA NA S. 788.18 N. 788.18 27 LF. OF 6' PVC PIPE O 0.50%. WYE 07A W. 788.18 11 LF. OF 4' PVC PIPE O 1.00X. STRM 160 STRM 168 4' R-4380 792.83 E. 788.29 --------------------------- WYE /7A 8X4 NA NA S. 788.32 N. 788.32 51 LF. OF 8' PVC PIPE O 0.50X. WYE 18A W. 788.32 16 LF. OF 4' PVC PIPE O 1.00X, STRAP /78 STRM f7B 4' R-4380 792.83 E. 788.48 -------------------------- S. .56 788 WYE ISA 8X4 NA NA N. 788.58 2 LF. OF 8' PVC PIPE O 0.50X, CAP W. 788.58 16 LF. OF 4' PVC PIPE O 1.00X, STRM /88 STRM 188 e' R-4380 792.63 E. 788.74 --------------------------- FES /9 j B NA NA SE. 784.80 100 LF. OF 8' PVC PIPE O 0.20X. STRM 110 STRIA /10 1 48 R-4342 788.50 E. 785.00 --------------------------- RECEIVED JAN 73-� 1 2018 jIQEJV E. TRIPLE ANGELS SENIOR HOUSING 8f 20 Fate Bmnn Ohe.6Wa ] W BKBM I°°�e•M"65°�26'6 (7 F-6D)X) 6/36120 w.�.wPB43M21 .SHbYn.cam No.Description 1130118 City Submittal I M,aby GM1fydel Ws qea. speiN ion «Yep«t vrac �pieed try me «wqx my Brea eupmisbn aril tlta[, dry dUq Seale S.I.o PrdesVanY Eng»ser viler U,e lavnof i.0 <sata Jw1 W. Max Dazs Lkx,allo� ,9feJ GATE 1M'UARY30,2011 PROJECT 4182OLOO DRAVal BY SIR CHECKED BY NTLI KEY PLAN UTILITY PLAN C200 1 PAVING AND GEOMETRIC PLAN 30 I =IV PROPOSED PLAN SYMBOLS Ing BM CONSTRUCTION OMITS CONC PROPERTY UNE _ CURB REMOVAL EX CONCRETE FFE PAVEMENT/SIDEWALK LIFE FLAT CURB AND GUNER MAX ACCESSIBLE PARKING I SYMBOL C� SIGN R.O.W. PARKING STALL COUNT O Typical on MNMUTCD Minnesota Manual on Un6m T,,,, / I I I I I I I II I_I lFUTURE S I I i I I PARKING I I I FUTURE I I LOT i BUILDING ADDITION 5.0' I O i I I 5.0' .5 IT8TP5. 24.0'i- I O / / A 6 -1 I 9.0' I TVP. C / / AA I I r cn / YI j ► As ° 1 I I C 10.0 ' 11 PROPOSED BUILDING FFE 793.00 9.OA D�J I / ( ry •9 10.0' I 1 / A i I / / A R6., ,� ❑3 � 24.0' ❑3 24.0' ik.-.. �, 5 9.0• TVP. i RB.O' 18 I2 24.0• 5.0• 0 R4.0• 8.5. I 1 4.0• J \.' 301I.0' I 22.3• I I e 1 _ 1 PAVING AND GEOMETRIC PLAN 30 I =IV PROPOSED PLAN SYMBOLS Ing BM CONSTRUCTION OMITS CONC PROPERTY UNE _ CURB REMOVAL EX CONCRETE FFE PAVEMENT/SIDEWALK LIFE FLAT CURB AND GUNER MAX ACCESSIBLE PARKING 4 SYMBOL C� SIGN R.O.W. PARKING STALL COUNT O ABBREVIATIONS Ing BM a ... hWork CONC Concrete ELEV Elevation EX Existing FFE Finished Floor Elevation LIFE Lower Floor ElevaUon MAX Maximum MIN Minimum R Radice R.O.W. Right of Way TYR. Typical on MNMUTCD Minnesota Manual on Un6m T,,,, KEYED NOTES KEYED NOTES ARE DENOTED BY ® ON PLAN. �I INSTALL B612 CONCRETE CURB AND GUTTER. REFER TO DETAIL 4/C400. �2 INSTALL HOSEDOWN CURB SECTION. REFER TO DETAIL 5/C400. �J INSTALL BITUMINOUS PAVEMENT. REFER TO DETAIL 6/C400. O INSTALL CONCRETE PAVEMENT. REFER TO DETAIL 7/C400. Q INSTALL CONCRETE WALK. REFER TO DETAIL B/C400. ©INSTALL CONCRETE WALK IN R.O.W. REFER TO DETAIL 9/C400. NOTE, SIDEWALK IS 5 -FOOT WIDE. NOT 6 -FOOT WIDE AS NOTED IN DETAIL �7 INSTALL CONCRETE DRIVE ENTRANCE. REFER TO DETAIL 10/C400. ❑9 INSTALL PARALEL PEDESTRIAN CURB RAMP. REFER TO DETAIL i,/C400. REFER TO MN/DOT STANDARD PVN 5-297.25D AND MN/DOT STANDARD PLATE 7036. 10 INSTAR ACCESSIBLE PARKING SIGN. REFER TO DETAIL i/C401. il STOOP, REFER TO ARCHITECTURAL AND STRUCTURAL DRAWINGS. t2 REMOVE EXISTING CURB AS NEEDED TO INSTALL DRIVEWAY ENTRANCE. 13 EDGE OF WETLAND WATER. I/ DELINEATED WETLAND. IS 25 -FOOT WETLAND BUFFER EDGE CONSTRUCTION SHALL NOT ENCROACH INTO WERAND BUFFER EXCEPT AS SHOWTL/NOTED. i6 APPROXIMATE BOUNDARY OF BUILDABLE LOT. N y PROJECT NORTH 20' 10' 0 20' 40' SCALE 1' = 20' PAVING NOTES, 1. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS NOTED OTHERWISE 2. ALL CURB AND GUTTER IS TO BE 5612 CONCRETE CURB AND GUTTER UNLESS NOTED OTHERWISE. 3. NO SIDEWALK IS TO HAVE MORE THAN A 2R CROSS SLOPE OR MORE THAN A 5% LONGITUDINAL SLOPE 4. REFER TO ARCHITECTURAL PLANS FOR PROPOSED BUILDING LAYOUT. S. FOLLOW ALL CRY OF COTTAGE GROVE, REGULATIONS AND SPECIFICATIONS WHEN WORKING IN PUBLIC RIGHT OF WAY. 6. ALL PARKING STALLS, EXCEPT ACCESSIBLE STALLS, ARE TO BE 9 FEET WIDE BY 18.5 FEET LONG. 7. ACCESSIBLE AISLES SHALL BE STRIPED PER MN CODE (SECT)ON 502). WHERE 'NO PARKING* SIGNAGE WOULD OBSTRUCT A CURB RAMP OR ACCESSIBLE ROUTE, 'NO PARKING* SHALL BE PAINTED ON THE SURFACE OF THE ACCESS AISLE. S. THE CONTRACTOR IS TO CONTACT THE CITY OF COTTAGE GROVE FIRE MARSHALL FOR THE EXACT PLACEMENT OF FIRE LANES, YELLOW -PLANTED CURBING AND NO PARKING AREAS FOR FIRE PROTECTION PURPOSES. 9.REFER TO STRUCTURAL PLANS FOR STOOP DETAILS. ALL WALKS ARE TO BE CENTERED ON THE DOORS. 10.INSTALL APPROPRIATE EXPANSION MATERIAL AND CAULK WHERE CONCRETE IS ADJACENT TO BUILDING FACE. 11. MATCH NEW PAVEMENT INTO EXISTING PAVEMENT. NO ABRUPT GRADE TRANSITIONS OR PONDING OF WATER WILL BE ALLOWED. 12. MATCH NEW CONCRETE CURB AND GUTTER INTO EXISTING, NO ABRUPT GRADE TRANSITIONS OR PONDING OF WATER WILL BE ALLOWED. 13. MATCH NEW SIDEWALK IN70 EXISTING SIDEWALK. NO ABRUPT GRADE TRANSITIONS OR PONDING OF WATER WILL BE ALLOWED. 14. SAWCUT EXISTING PAVEMENT. SIDEWALK, AND CURB AND GUTTER TO NEAREST JOINT. COORDINATE REMOVAL UU95 WADI SITE DEMOLITION CONTRACTOR AND CONSTRUCTION MANAGER. 15. INSTALL DRIVE ENTRANCE PER CITY OF COTTAGE GROVE STANDARDS AND SPECIFICATIONS. FOLLOW ALL CITY OF COTTAGE GROVE AND WASHINGTON COUNTY REQUIREMENTS FOR TRAFFIC CONTROL. 18. REFER TO SPECIFICATIONS FOR GRADE VERIFICATION SURVEY REOOREWENTS PRIOR TO PLACEMENT OF SUB -BASE UATERIN. BASE MATERNA. AND PAVEMENTS/SIDEW'AL S- FECEIVE® ►ALN 3 1 201; _c�r� (, - cry � �.4ar- cac TRIPLE ANGELS SENIOR HOUSING 6120.0r -D".".. BKBM fA'vewapa6c,MN5542&25'a EMawtrflH - Phone: (783)813-0420 I- V63) 843-0421 hFSmmm r.reey certfy Mat We Man sped K°n orrepatwas prep+red Oyme oruMer my deep caperc:Mm ab Mat I Bm a nAY UexnrM P.d::wna I:.yaeer uroorM. aas a Me sm.Ol rtwrasaa. JON W. Mea DNc m -NO: 19161 GATE ANUARY 30, 2015 PROJECT V 1520200 CRAWN BY SJR CHECKED BY VAT KEY PLAN PAVING AND GEOMETRIC PLAN C300 t FIRST LEVEL FLOOR PLAN .Atop . 1/s• =1•-0' ENERAL 1. OWNER FURNISHED EQUIPMENT SUPPLIERS ARE TO COORDINATE FINAL LOCATION OF EQUIPMENT AND INSTALLATION WITH THE OWNER. 2. ELECTRICAL CONTRACTOR&CABLE CONTRACTOR ARE RESPONSIBLE FOR REPAIRING ANY DAMAGE CAUSED TO WALLS, FINISHES, CEILINGS ETC. IN THE COURSE OF THEIR CONSTRUCTIO11. IF CONTRACTORS BEGIN WORK IN AN AREA WITH EXISTING DAMAGE THEY ARE TO IMMEDIATELY NOTIFY THE OWNER OR ASSUME RESPONSIBILITY OF SUCH DAMAGE. 3. = SHADING INDICATES AREA THAT 15 NOT INCLUDED IN THE SCOPE OF WORK. RECEIVED JAN 3 1 2018 crry OF G a -1a, a` fi / Triple Angels NEW CONSTRUCTION West Point Douglas Road Cottage Grove, MN - 1000 Tieka Oaks Center Dr. Suits 200 Wayzata 6N 55391 Td 9524267400 Fax 952426-7440 G G� THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERWCE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYAIGMS OF THE ATTACHED DOCUMENTS. NO. IDEFCpPFOR DATE PROJECT MNIOER was De/ BY: ANAE CM 9oBY: Ch." DATE: 1AV1ala _ COMPUTERO11EOFNLY. Nfi FLOOR PLAN CITY SUBMITTAL A200 x North Elevation A300 3/32' = V -T x East Elevation A300 3/32- r-0' TSO. WINDO T.O. SILL_ 300' 0' 3 South Elevation A300 3/32'-1'-44 / T.O.'UV NDOW 1 j�IST LEVEL -FLOOR �1-100'.0' — 4 West Elevation A300 3/32'=1'0' EXTERIOR MATERIAL PERCENTAGES WEST E]ETFRIOR ELEVATION MATERIAL PEfl[ENfAGES MATERLTL MATERIAL CLASS TOTAL SF %OF TOTAL STONE CLASS: 199IF 19.9% BRICK CLASS 258 SF 25.7% INSULATED GLASS CLASS 205F 2.0% WOOD CLS54 5255f 524% TOTAL 1002 SF 100.0% NORTH EXTERIOR ELEVATION MATERIAL PERCENTAGES MATERIAL MATERIAL CUSS TOTAL SF %OF TOTAL STONE ClAS51 346 SF 24.3% BRICK CLASSI 394 SF 26.9% INSULATED GLASS gA551 2105F 14.7% W000 CLA554 4885F 34.1% TOTAL 1,428 SF 100.0% FAR crrcRIOR ELEVATION MATERIAL PERCENTAGES MATERIA: MATERIALCLASS TOTALSF % TOTAL STONE CLASS 1 1995F 19.9% BRICK CLASS: 2585F 25.7% INSULATED GLASS CLASS' 205F 2.0% WOOD CIA554 5255F 524% TOTAL 10025E 100.0% SM rtN EXTERIOR ELEMATION MATERIAL PERCENTAGES MATERIAL MATERIALCLASS TOTALSF %OFTOTAL STONE CLASS I 381 SF 26.4% BRICK CLASS 5075F 35.1% INSULATED GLASS CIASSI 219SF 15.2% WOOD CUL554356 SF 23.3% TOTAL 1,443 SF 100.0% 7RE0,E,1%7F—D 201 Triple Angels NEW CONSTRUCTION West Point Douglas Road Cottage Grove, MN - -1000 TmKe Oaks Center Or. Suite 200 Wayzata kW 55391 To 9524267400 Fax 9524261440 G� THE ARCHITECT SRALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYMGHTSOFTHEATTACHEODOCUMERS R0. IDESSOMON DATE PROJECT MR®PA 0523 WANN BC A." CIECRO BC Ch.&. DATE 701X013 DONIMORMORY: PP6 EXTERIOR BUILDING ELEVATIONS CITY SUBMITTAL A300 Landscape Symbols Legend: /90 Existing Tree To Remain UNDISTURBED FUTURE PARKING AREA \ \\., 60 J_ I AREA AN2 „� �/Av\ New Turf Sod Areas ,ell`, v TURF SOD TO DISTURBED ,, i �` . �S� ! I \ Rock Mulch Maintenance Strip LIMITS -FIELD VERIFY. �• \ r\\ \ I �^ i ��� o�� Native Seed Area Type'A' MnDOT 35-241 General Roadside Mix \ 52 i SIDEWALK PER I / CIVIL PLANS, TYP. / PAVING PE�biVIL PLANS / EDGE OF WETLAND - \ \ 7 FUTURE BUILDING AREA ``• RW 7 / EX. TREES TO r !� 26 TURF REMAIN, TYP. % ' .,AI. - \ \ 36a WIDE ROCK MAINTENANCE V '\ STRIP PER DETAIL. \ TVP, WEST SOUTH, \ AND EAST §IDES. nN2 TURF SOD FROM - ' Native Seed AreaType'B' BACK OF CURB TO \ MnDOT 33-262 Dry Swale/Pond Mix \ EDGE OF SIDEWALK \\\ / Tree Protection Fence Boundary TURF SOD BETWEEN \ NEW SIDEWALKAND BACK OF STREET CURB. SIDEWALIZPER�\ CIVIL PLANS, ENTRY \ D\ 11 18' WIDE UNDISTURBED / ROCK MAINTENANCE /l+ I AREA i, f. STRIP PER DETAIL. TYP, NORTH SIDE. TURF SOD 16 .' %' 1 0S \ .(� A 40 \ �\ < V c/ \ \ \ Z40 / • PATIO AREA \ OM \ B NATIVE SEED, TYPE 'A' \ SEE NOTES \ I TURF SOD SEED/SOD EDGE � /1 / EX. TURF TURF SOD \ �/ TURF SOD 74 IVEE NOTE'SPE \ UNDISTURBED— TREE PROTECTION --\ AREA FENCE PER DETAIL. \ Tree Inventory: \ ERisting 61+ Trees in the Property Writ 21 Exiting 6'+ These to be Removed: 0 Existing 6'+ Trees to Remain: 21 / ) Percent or Total Tree Removal: 0% I ` I AlloWable Removal: 30% t MlOgation Trees Required? No Am Mkie treetrvenb,ywas rdrp1Rh d m Aty 20. 20160y W.,A o J8 )I \ LANDSCAPE PLAN: �j EX. TREES TO REMAIN, TYP. �Y\,Y�� / \ n I` %,' \ •—rya �' / I � I —SEED UA TO l I PROP. Llik EX. TURF ` PER SURF SOD /r EXISTING / DliWAY SOD UP PROP. LINE \ ROCK MULCH AROUND MECH. EQUIPMENT. SIDEWALK PER CIVIL PLANS, TYP. EX. TREES TO REMAIN, TYP. SALE 1'•X,4 Landscape Requirements: Street Frontage Trees: wws rNw DRAWN BY: M. FUCKER Required: Provided: (2) 0'=ZTars per to L20'street frontage 02 02 (2) Underbtory Treos pe, LUT of street frontage 02 02 Total Street Frontage Trees Required: 04 Existing Street Trees as Credit. None Lot Area Landscape Required: i-waWNa, Required: Provided: Ovcrstory Trees Required: Lot Arca X.0001392= 13 bg Coniferous Trees Required: Lot Area X.0001300- 13 03 Total Lot Trees Required: 26 Existing Lot Trees as Credit'. (21)at( Dia.+ 5 gal Shrubs Required: Lot Area X.00039 - 40 40 2 gal Shrubs Required: Lot Area X.00039= 40 40 Total Lot Shrubs Required: BO e0 01. Refer to Sheet L102 for Notes & Requirements. 02. See Civil Engineers plans for site plan layout and dimensions. 03. Contractor to coordinate all work in the city right-of-way with Wright County & City of Cottage Grove Public Works Departments. 04. Protect existing trees to remain from damage during construction. 05. Place a minimum of 4' topsoil or slope dressing on all areas disturbed by construction, Including right-of-way boulevards, unless specified otherwise. 06. Irrigation: The landscape contractor Is required to provide irrigation layout and product submittals for a new Irrigation system. See Note 17, Sheet 1_102. 07. New trees must be staked with Tomahawk sub -surface ball supports, as noted on Sheet L102. Above -grade stakes are prohibited. Native Seeding Installation Method: Malhcd 1. uMcp Seeding (Mlo IIUrd Slb• Thandn' aearxRs'a,nox lfa stair'm prepare""s sum elbow on [anwcdm protea] A)She N,p fen-Th•"'0-'jbe"""" b/ baamrq W'clbam rerun deed,d 3 red—. B)Fndibe,-Uta aleratar arul,se hurl rn a a Zest" a WHRA lecmr'e,dfm KaIDID lO(NPK) ental grate ana',va a ArOMrxre CI Seed InalNaUen. Seed ahaAR be 0RenRd rah a drep seederlNt WI atturael2mNera+e OFn d aced m b+rAnlr4 aarp aN aeeda uJwmy mi• W d.'i9 p+aerC.g and m,lin trcp aeN x,Ns 1v ae 1pltcemntt&.I omhF.l ma Top ]cadet shwtl Ue eq PPN w:,hacutpxlaasaenby to a ed+:ed amxt D) Seedirq Raln-Rua ere apedN in U,e m:an„e biw'amn fg an aaauw m'a E) Packing -If VH dw •••d•, is red .d ntl1 a NepacA•r. N• a'f dead br Mp],A1d V.—Ua• adaq loema•reedloaol conach•Uuc F)YWN.The are dan2dbmWrind and eat-anurArd Fdbu.r,pMWotrq TMabstadmu'rhs Mn'DOT TATs I al a roe d20lhnrerrr Ala see tempctay emit., mnooi For edduon]I nlamtatim. "` 2' HydrorrrJing H,,dd etigb p.b'+me,MO for nhbl ahrq fire g ,Ai 'nrb Mn la dorso 11,Ttoaa- 26- robe Ta Te s:re n lxeW ed ad fnNrd popery Mn DOT gea,ay uses hrd _dreg area a,opea other arwb mxenaNe bad,op aeede, srU bxrCAn the IswfK.-1 yd,J dJufyn 3•d At 2.a49kdne>'Aer CaH..' x•he a:Aadry ant 12,•arfx•adryareauHr.Tee•nw1- waM story shocld M app5ed nrlvn oro tour are Itr. sRN u added to M h)Toana•r Irl A)She Nor— Ien - The lie encore k prepared by bmenng lope naarcta:n depxd)vKhn xu [meal Tal Y,e eeeaID•db bmend b a pc rt Tat T•n>n a W d apa[n fa sew/ b fear rt. trxls rd nb'xea athero-ar A mar e,d,q on dx avlx• xd wa,h a+] Y ri1a Aar hal Ma.T rva RI GeNlper-E,Ms ls8zeramtrse hued area 'Yst aragate,all<tnmmarmEan ea la 10.10 INPK)commercbl gide ena:,ab al lJO ba acre. �, C) S•rd imAlan<,Fe zaq Hr.</d be ue•d ,1_h pproamalsi/590 gv"cnsd Kater pr>crt. Iln rxanmrHelb add ap"ozma:Hr I5 cotndr of h,drmuth Ger 509 gallon daalN for a n>ual hater b •atm „r%xm o) HA...g Rein. thNe at aped+d,n fM mnlurt tabWab<n bran aPeUHe m" E) HaadrrlTh. I1 d W r De III 11c, . <ulh.— er rated _.NVhe rd.•g. Fj Mulcphe-eTheya+N eMald Le m1cMd Idbnrq hs,mn.,q us,q ora W he btorrp malMds (ss pwpIKK VnibT17A1'1 r,aAJda at a rye d 2 0 tuna c'r xre wiT d« a,ldiori,g. •N VOTHrdraulc5o15U5avara Bovded FdN tAaha on ca[[••fa•M.•A Native Seeding Required Maintenance: x.v.e run Kw Fare nm.nl,drvnep«,baran Ta...er. al `i,•vr.,,.r rol=e ••atrat 4row He.l,Kas..,. Wr tiKar SJ,w+.•1-+.err xAtaa Yr,Lfnl-I A"-<wb n•riGwU.nrwy rw.anaM rs+el ruin.xy esu rya/ EauOaMw Pfl •••axpk ]I1fC �,ee hL•asa-'rbeeeil �"w W]r.rrKrlKra+4• „amA iiti;a.e�cma-T. moa ai.ai :.a eo+a esu Kr+r nanxr EI�m <r'i9rawa aa,ni.r•aad,w.plar.Mwra+Wrspal it � a�"�� IarcYayar��a�[ri %�'i J+•ar♦ a)arrr ualW' d�'ge,n!„n r:,W az.m,m nK r , i w. �s .w• I w w aK.x. �,. , .,w„K , s eea..r.s r« .M n11'etl Gm.l•rtearq fa101ep rn.x atefabN ,Ytt Kra Mees >I ee* a as a tar «t r+r+r•>,n,ran.., e+ aame Ar• E,WWor ndrnrvap Hlee Wrm uWaa Wit aaf,a uNK orf rSnK9 alt+var, raeMnaFa,+,.r,aa V N nfaiaaa W w fut i1�mM+a'rcib,n' drwan�ia+•raie�f aK w.w ub.-•a,asl a +Sa a wool m ra aPrra ea,h n-v+a„u wa++a MK IlHarr9 Jnlllpn btaagaea Prk-ulgaaKa f>•Ka u n N'•Acaef 'arHa•if+aa[ 114+* I fa+nap.g aV N'r�+,tl• al4r.a roe Awanam.+rnrY'trxp aa4•taaux Know what's WWI JAIV 3 1 2_,”, [J Call beforayou dig. aTY OF Qj-T-!:I r 7r r<A?)ice TRIPLE ANGELS ALF 7158 WEST POINT DOUGLAS ROAD SOUTH COTTAGE GROVE, MN r 1000 Tnere oaks cenY+a. S* 200 wayub IM 55MI Tel 952.426.7400 Fax 952,1267440 FcdCALYX DESIGN GROUP Landwpa A,chlt w SosbA,eble Dosg, Maabr R."M ],a Sara A.enw l ora. »11YPal1eH sslm t+r.A �ahmx'svwom„ I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPO RT WAS EPARED DV ME OR UNDER MY DIR SU I.N. AND THAT IAM A DUjj..DSCAPE ARCHITECT UND�t�I THESTATE OF IN #RR�1i'�`C BEe HARTBERG, PIA ASU REGISTRATION NUMBER: 48M THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSIRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. P•OACTNNIBER 18112 DRAWN BY: M. FUCKER CHECSEDBY. B. HARTBERG DATE: 173072018 COVPUTERDRECTOxr: PRELIMINARY LANDSCAPE PLAN SCHEMATIC DESIGN L101 Luminalre Schedule rl S mbol Q Label Arrancement LLF Description 25 1948Watts 1948 8 Lumens -W2 AA SINGLE 0.900 MCGRAW GLEON-AF-04-LED-El-SL4-HSS MOUNT ON 22FT POLE WITH 3FT BASE 222 Calculation Summary I Label CaleType I Units I Avg Max 1 Min 1 Av /Min M_4M!n SITE GROUND Illuminance Fc 0.87 4.5 0.0 N.A. N.A. Luminaire Location Summary LumN Label X Y Z 'Orient Tilt 25 AA 467340. 130150. 25 236.6 0 26 1 AA 1467422.5 130096.4 25 1236.6 0 GENERAL NOTES: A PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITY FOR THE INTERPRETATION OF THIS CALCULATION OR COMPLAINCE TO THE LOCAL, STATE, OR FEDERAL LIGHTNG CODES OR ORDINANCES. B*LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTION DOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCE OF THE PRODUCT. C. 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FUTURE BtYILDiNG bz bz be bs 5.a 5.2 4.t 4s ha 4.i Iv-`'•b�y4t be `'Sz fib+ ha bo b+ b+ bl to i.i iz i. �^i 40 ;'�*i Zs 22 "ha kr 3s. be b�b ht bo bo V qtr V, bo bo O��'is e 20' Mhz 2, Yobo a bo \ bo: b Ss a �Q s� No 50 5a 41 4s a bi= S, 2s e � r,a b1, � \ t 4 a 5.4 "1,6-§. s 5.0 z 25 ie bs /51 bs O��O� OQ �((t V, bo 5.a/ b, be bs .., h, bs he Lo hs b, J � bz --%a �5 b, b, 9125 k / bz hz bl i Q ef''•' ht b.t `. 0 f \ AA t \ `r f \v N/ Plan View Scale: 1 inch= 25 Ft. JAN 312G8 CITY OF COT[AG;! GROVE MAI 2 W O V V Z L LJ Q UjCL FJ R O H U I PAGE 1 OF 1 I Stantec February 1, 2018 File: 193802266 Jennifer Levitt City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Reference: Triple Angels Health Care Development Review Dear Jennifer, Below are review comments for the proposed Triple Health Care Development Stantec received on 1/25/2018: General Comments: 1. Throughout the plans reference is made to "Follow all City of Cottage Grove Standards and Specifications". Note, the City has standard detail plates that should be followed but does not have City specifications. 2. A drainage and utility easement shall be placed over the stormwater pond. The D & U easement shall fully encompass the HWL area. 3. Provide wetland areas and pond areas below the HWL for purposes of calculating the Area Charges for the property. 4. Applicant shall enter into the standard stormwater management agreement with the City, which details inspection and maintenance requirements of the structural stormwater facilities. 5. Submit project specifications for review. Grading Comments: 1. If STRM #10 is intended to be used as an outlet control structure for the filtration basin then standard detail STO-19 (standard skimmer structure) should be used in place of the typical storm sewer manhole detail. A skimming structure will need to be provided as part of the structure. 2. There appears to be a low point at the entrance to the site (elevation 90.60) without a catch basin, this will create ponding in the driveway if left a low point. 3. Extend silt fence or construction fence along the south side of the project to define construction limits. 4. The outlet pipe into the wetland should not be located within the wetland boundary. 5. Is the proposed filtration basin being sized for the future expansion as well as the proposed building? 6. Is the future expansion going to tie into the proposed storm sewer system? If so, is it being sized for full buildout? Utility Plan Comments: 1. A 12 inch RCP pipe at a minimum should be used as the outlet into the wetland. If smaller pipe is needed to meet rate control, a weir or orifice component should be added to the outlet control structure in the filtration basin. 2. STRM#3 should be constructed with a three-foot sump. Sump structures are required to be placed on the last accessible manhole prior to entering ponding/infiltration areas. 3. The sanitary sewer manhole located in the west boulevard of West Point Douglas has been label as a storm sewer manhole. 4. Keyed note 3: Reference and include City detail plate SER -6 for sanitary service saddle connection. Verify proposed connection to existing sanitary sewer, based on the record plan information the northern sanitary manhole invert elevation is 780.11 and the southern sanitary manhole invert elevation is 781.46. 5. Keyed notes 5 and 6 are not consistent with the storm sewer schedule (details reference 2'x3' box structures and storm sewer schedule references 48" diameter structures). 6. Utility note 3: Reference and include City detail plate SAN -6 for insulation. 7. Utility note 8: Reference and include City detail plate WAT-6 for thrust blocking. 8. It is noted that irrigation is required for this project. Please provide details on the irrigation service and layout. Please reference standard details SER -13 (Irrigation Service Detail) and SER -16 (Irrigation Cabinet Detail) when addressing this comment. 9. A hydrant and pad should be added near the building for future flushing of the water service, per detail plates WAT-1 and WAT-9. 10. The water service shall be rodded horizontally and vertically under the building. 11. Any conflicts with the City street lighting system shall be mitigated at the cost of the applicant. Paving and Geometric Plan Comments: 1. Include a secondary access to the proposed parking lot and building. 2. It is recommended that the trash enclosure area be relocated to the south/east side of the building to avoid relocation during the future parking lot expansion. 3. Keyed note 12: Reference and include City Detail STR-22 for concrete commercial driveway apron connection to existing street. 4. City sidewalk shall be constructed along West Point Douglas Road, from the storage facility to the secondary access point, per detail plate STR-10. Civil Detail Comments: 1. The rock construction detail should be labeled 1 /C400. 2. The inlet protection catch basin insert detail should be labeled 3/C400. Stormwater Management Comments: Please provide a stormwater management report/summary with the next submittal that addresses the following comments. 2. Please provide the model that was used to calculate the stormwater runoff summary to verify existing and proposed conditions 3. Please provide water quality calculations that show the City's requirement for water quality is being met for Total Phosphorus and Total Suspended Solids. 4. Please provide calculations that the City's volume requirement is being met for infiltrating 1 " of runoff from new impervious areas. 5. Please provide calculations that show the filtration basin will draw down with 48 hours. 6. Please provide calculations that show the storm sewer is being sized for the City's requirement of a 5 -year storm at a minimum. Regards, Stantec Consulting Services Tyler K. Johnson, PE Phone: 651-604-4767 tyler.johnson@stantec.com David R. Sanocki, PE Phone: 651-604-4905 Dave.sanocki@stantec.com Design with community in mind