HomeMy WebLinkAbout2020-01-27 PACKET 06.5.
STAFF REPORT CASE: ZA2019-063 & PP2019-064
ITEM: 6.5
PUBLIC MEETING DATE: 1/27/20 TENTATIVE COUNCIL REVIEW DATE: 2/19/20
APPLICATION
APPLICANT: D.R. Horton, Inc. – Minnesota
REQUEST: A zoning amendment to change the zoning of 14.4 acres of vacant land
from AG-2, Agricultural, to R-5, Medium Density Residential; and a
preliminary plat for 82 lots and associated outlots for the creation of an
attached housing multi-family development.
SITE DATA
LOCATION: Southeast corner of 65th Street & Century Avenue/Geneva Avenue
ZONING: AG-2, Agricultural
GUIDED LAND USE: Medium Density Residential (2040 Comprehensive Plan)
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Agricultural Low Density Res.
EAST: School School
SOUTH: Public Property Public Property
WEST: Newport Residential Newport Res.
SIZE: 14.4 acres
DENSITY: 7.64 units per acre
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank@cottagegrovemn.gov
Application Accepted: 12/2/19 60-Day Review Deadline: 1/25/20 120-Day Deadline Extension 3/25/20
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
High Pointe
Planning Case No. ZA2019-063 and PP 2019-064
Zoning Amendment and Preliminary Plat
January 27, 2020
Proposal
D.R. Horton, Inc. – Minnesota has filed an application for a zoning amendment to change the
zoning of 14.4 acres of vacant land located on the southeast corner of 65th Street and Century
Avenue/Geneva Avenue from AG-2, Agricultural, to R-5, Medium Density Residential; and a pre-
liminary plat for 82 individual zero lot line residential lots, 1 common area lot, and 4 outlots for the
creation of a multi-family townhome development.
Location Map
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 2 of 20
Preliminary Plat
Review Process
Application Received: November 26, 2019
Acceptance of Completed Application: December 2, 2019
Tentative City Council Date: February 19, 2020
60-day Review Deadline: January 25, 2020
120-day Review Extension Deadline: March 25, 2020
Background
A Concept Plan Review for High Pointe was reviewed by the Planning Commission on August 26,
2019 and approved by the City Council on October 2, 2019. The approved concept plan included
98 attached residential townhome units arranged in 18 buildings on 14.4 acres of land. During the
public hearing for the proposed project, there were concerns voiced about density, buffering, ac-
cess, traffic, and the intersection conditions at 65th Street and Geneva Avenue. As a result of
some of the concerns raised, staff met with the City of Newport to discuss the access, traffic, and
intersection conditions. One of the actionable items resulting from the discussions is the planned
provision of sanitary sewer and water services into Newport to serve the Ten-E Packaging Ser-
vices property via this subdivision project. The company, which is at the southwest corner of 65th
Street and Geneva Avenue, has a failing septic system. This action will require an intercommunity
utility service agreement and a comprehensive plan amendment to be processed by the City of
Newport.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 3 of 20
Engineering Considerations
The Civil plan set that was reviewed by the City’s Consulting Engineer is dated December 26,
2019, which is attached to this report. Also attached is the Engineers Comment Memorandum
dated January 13, 2020.
Planning Considerations
Property Characteristics
The site currently consists of a single-family residential structure, detached accessory structures,
wetlands, agricultural land, and woodlands. It is expected that many of these site features will be
cleared to allow for development that is consistent with the planned land use and zoning.
Site Orthophoto
Planning District
This property lies within the West Draw portion of the community. The West Draw Master Plan
was adopted in 1996 and included the impetus for the City’s tree preservation ordinance, and the
planning policy related an emphasis on a stronger interconnected park and trail system. Both
these actionable items were involved with the planning process for this project. For this project,
the guiding land use document is the 2040 Comprehensive Plan.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 4 of 20
Land Use and Density
The submitted 2040 Comprehensive Plan guides the property for Medium Density Residential,
which includes land use densities of 4.1 to 10 units per acre. The proposed development will
provide 5.76 units per acre gross density, and 7.64 units per acre net density; thus, the develop-
ment’s density is consistent with the 2040 Comprehensive Plan.
2040 Future Land Use Map Excerpt
Zoning
The property is currently zoned AG-2 Agricultural, and the applicant is requesting a zoning amend-
ment to R-5, Medium Density Residential, to be consistent with the planned land uses found in
the 2040 Comprehensive Plan.
Current Zoning Map
Zoning Performance Standards
The design of the subdivision is consistent with the performance standards established for the R-
5 zoning district. The front yard of the residentially developing lot is 66th Street per the ordinance
criteria. The front yard setback on Lots 23 to 26 did not meet the minimum 30-foot front yard
setback on the initial plan submital. Modifications to the project plat were made on January 23,
2020 and will be required to be incorporated into the final plat and final civil construction plan sets.
A detail of the modification is included below.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 5 of 20
Plat Modification Detail
Architecture
The subdivision will include buildings with elevations similar to what is shown below and in a
variety of colors. Each unit will have a garage sized at 494 square feet which is meets the City’s
minimum garage size for multi-family residential products.
Proposed Exterior Elevation Detail
Site Information
Tree Preservation/Mitigation
A tree inventory and mitigation plan were submitted with the development application materials.
The tables below identify the tree replacement calculations and the planned mitigation replace-
ment schedule.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 6 of 20
Based on the tree mitigation calculation and a 26-tree overplanting credit, the required tree miti-
gation fee is $131,850.00. The Developers Agreement shall specify the terms of the payment of
this fee. The fee calculation formula is included below.
Tree Mitigation Fee Table
Landscaping
The proposed landscaping for the development meets the City’s Zoning Ordinance requirements
(City Code Title 11-6-5). It is also recommended that the Homeowner’s Association (HOA) for the
townhome development be required to maintain the landscaping and irrigation to the back of the
curb or edge of the roadway.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 7 of 20
Landscaping Plan
As requested during the concept plan review, the area along Geneva Avenue is heavily land-
scaped for screening purposes. A detail of that area is shown below.
Geneva Avenue Landscaping Buffer Detail
Surface Water Management
As outlined in the attached engineering review memo dated January 13, 2020, the submitted
Surface Water Management Plan is incomplete. The final civil plan submittal shall reflect the
changes as identified in the memo.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 8 of 20
Stormwater Drainage Areas
The wetland buffers identified with the submittal meet the watershed district requirements and are
shown around the delineated wetlands below. The minimum width of the average 50-foot wide
required buffer is 25 feet. The Watershed District approved the wetland delineation dated
September 6, 2019.
Wetland and Buffer Detail
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 9 of 20
Transportation Access and Right-of-Way
All the streets within the subdivision are private and will be privately constructed and maintained.
The internal private drives connect to 66th Street, which is a local street directly south of the
property. This roadway provides traffic connections for the site to the minor collector, 65th Street,
via Geneva Avenue and Goodview Avenue, which are local streets. Based on the design of the
existing roadways surrounding the subdivision, no negative traffic issues are anticipated.
Project Access Location Detail
The proposed preliminary plat shows the inclusion of the additional right-of-way that was noted
as being required for public dedication during the concept plan review for the project. A detail from
the right of way dedication locations is included below.
Right-of-Way Dedication Location Detail
Staff has had discussions with the City of Newport regarding possible improvements to the inter-
section at Geneva Avenue and 65th Street, including the possibility of vacating the northern public
right-of-way leg of the intersection. Washington County commented that no additional right-of-way
is needed on the south side of 65th Street. Public right-of-way easements are required to be
dedicated to the City over any publicly designed trail or sidewalk improvements that are con-
structed on private property.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 10 of 20
Parking
The zoning ordinance requires at least 2 spaces per dwelling unit in multi-family residential dis-
tricts. Additional spaces for visitor parking shall be provided based on the development charac-
teristics and anticipated demand for visitor spaces as determined by the City, or additional parking
spaces for visitor parking shall be provided based on 1.5 spaces for every 10 units. The first metric
is met with the driveways for the individual units, which have a minimum design of 16 feet wide
by 22 feet in length. The on-street parking metric is satisfied with the provision of 18 on-street
parking spots (12 required). A detail of the designated parking spots is included below.
Visitor Parking (18)
City staff is requiring that parking be prohibited on both sides of the private roads, and that both
sides of all the private streets be posted as no parking.
Environmental Assessment Worksheet (EAW)
The proposed project does not trigger an environmental review prior to development.
Utilities and Area Charges
Public utilities are available to the site and are detailed below. Area charges will be required to be
paid with the final plat for the property. Utilities were installed in 2017. They have been reviewed
and are sized appropriately for medium density development.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 11 of 20
Existing Location Detail
Open Space
City Code requires a minimum of 400 square feet of open space per residential unit, which is met
with the planned open space calculation of 3,989 square feet per unit. The applicant is proposing
to construct a private HOA controlled dog park on Outlot A as one of the available recreational
amenities for the new neighborhood. Only one of the three outlots, Outlot B, in the preliminary plat
will be dedicated to the public.
HOA Private Dog Park Location
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 12 of 20
Park Dedication
State Statute and the City’s Subdivision Ordinance allow for park dedication fees of up to 10
percent of the developing property or a cash fee payment in leu of land dedication. There is no
usable area in the outlot above the high water elevation, so no dedication credit is given. The
2020 cash park dedication rate for townhomes is $2,550 per unit. Based on the existing public
open space areas adjacent to the project, the City’s Technical Review Committee recommended
a cash dedication in lieu of land dedication. A detail of surrounding Parks and Trails is below.
Sidewalks and Trails
Public sidewalks and trails are required with the development. It is recommended that as a com-
ponent of the platting process for development of this site that the missing link sidewalks and trails
identified in red, orange, and blue below be installed as a component of the project. Those in-
stalled internal to the project property lines will be required to be privately maintained.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 13 of 20
Sidewalk and Trail Detail
Public Hearing Notices
The public hearing notice was mailed to property owners within 500 feet of the project and included
residents from Cottage Grove and Newport. It was published in The Bulletin and mailed to the adja-
cent neighbors on January 15, 2020.
Recommendation
That the Planning Commission recommend that the City Council approve a zoning amendment
to change the zoning of 14.4 acres of vacant land located on the southeast corner of 65th Street
and Century Avenue/Geneva Avenue from AG-2, Agricultural, to R-5, Medium Density Residen-
tial; and approve the preliminary plat for High Pointe, which includes 82 residential lots, 1 common
area lot, and 4 outlots for a multi-family townhome development.
General Development
1. The final plat, covenants, Homeowners Association, and required land conveyance deeds
and other development documents for the subdivision shall be recorded with Washington
County.
2. Development of the property will require the submittal and review of a final plat application.
3. Outlot B shall be dedicated to the City.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 14 of 20
4. The address and street names for the site shall follow the Washington County street
naming convention.
5. The developer must abide by the conditions stipulated in Resolution 2019-113, which ap-
proved the High Pointe concept plan.
6. The developer and builders must comply with all City ordinances and policies.
7. The developer and builders must comply with all city ordinances and policies except as
may be modified by agreement of the developer and City staff or as conditions outlined in
the approved Development Agreement.
8. The civil construction plans shall be modified to reflect the comments found in the project
review memorandum from Bolton & Menk, Inc. dated January 13, 2020.
9. The streetlight poles and luminaries will be the City standard streetlight with LED luminaries.
10. 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. One townhome model
permit may be issued if the final plat is recorded and there is a Class 5 access route to all
permitted model units. No certificate of occupancy shall be issued to said units until they are
connected to public utilities and the first lift of asphalt on the roadway is installed.
11. The units in the building shall have a minimum percentage of brick and stone as follows:
a. 4-unit buildings – 24%
b. 5-unit buildings – 27.5%
c. 6-unit buildings – 30%
12. Residential lot boundary marker(s) must be installed before a Certificate of Occupancy can
be issued for the residence on that residential lot. For lots constructed between November 1
and May 1, a Certificate of Occupancy can be issued, and the escrow retained until installation
of the markers is confirmed.
13. The applicant shall receive appropriate permits (building, grading, right-of-way) from the
City, and permits or approvals from other regulatory agencies including, but not limited to
Washington County, the South Washington Watershed District, Minnesota Department of
Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control
Agency.
14. All monument signs must comply with the City’s Sign Ordinance and only be placed on private
property.
15. The Developer shall incorporate the recommendations, requirements, and evaluations
noted in the Bolton & Menk memorandum dated January 13, 2020, into the final plat subject
to modifications that are agreed to by the developer and City engineer.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 15 of 20
16. The final plat for High Pointe will not be processed for approval until the outstanding 65th
Street Deferred Assessment Waiver is paid in full, totaling $133,493.64.
Platting, Land Dedication, and Easements
17. The submittal of the final plat and the City’s approval of the final plat are subject to addi-
tional conditions that will be listed in the City resolution approving the final plat and included
in the development agreement.
18. 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.
19. The developer must enter into an agreement with the City of Cottage Grove for the com-
pletion of the public and private improvements required by City ordinances. Once the
development agreement is completely executed and all cash deposits and payments are
paid to the City, the City will release the final plat to the developer for recording at the
Washington County Recorder’s Office.
20. The developer shall prepare a warranty deed to convey fee ownership of Outlot B to the
City of Cottage Grove and record the deed once the City has inspected the required im-
provements proposed on the outlot. Once the City has accepted the improvements and the
developer has removed any silt fence, 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 the outlot. A copy of the recorded plan must be submitted to the City. The
warranty deed shall be recorded at Washington County Recorder’s office once the outlot
is accepted by the City.
Construction and Grading
21. All grading, drainage, erosion control, and utilities must conform to the final plans approved
by the City Engineer.
22. Prior to the submittal of the final plat application to the City, the developer must submit for
staff review and obtain approval of a final construction management plan that includes
erosion control measures, project phasing for grading work, areas designated for preser-
vation, a rock construction entrance, and construction-related vehicle parking.
23. A pre-construction meeting with City staff and the contractor must be held before site work
begins. The contractor will provide the City with a project schedule for the various phases
of construction.
24. Upon completing site grading, four copies of an “As-Built” survey for the site grade eleva-
tions must be submitted to the City. An electronic file of the “As-Built” survey must also be
submitted to the City Engineer.
25. A detailed surface water management plan meeting City and SWWD requirements and
addressing the January 13, 2020 engineering comments shall be submitted with the final
plat.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 16 of 20
26. Before the site is rough graded, and 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 erosion control requirements if it
is determined that the methods implemented are insufficient to properly control erosion.
27. The wetland buffer areas shall be protected during grading and construction, and the devel-
oper shall install permanent wetland buffer delineation markers upon the completion of
grading and re-establishment of the disturbed areas on the site.
28. The Developer may start rough grading of the lots before the plat is filed, if a Minnesota Pol-
lution Control Agency (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 and obtain a grading permit from the City.
29. 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 conform-
ance to the grading and drainage development plan(s) approved by the City Engineer.
30. All stormwater management infrastructure shall be owned and maintained by the HOA.
The developer and HOA shall enter into a stormwater maintenance agreement with the
City for all stormwater management within the site.
Park Dedication
31. Prior to the recording of the final plat, a cash in lieu of land dedication fee of $2,550 per
unit shall be paid to the City for deposit in the Park Trust Fund.
32. The developer or HOA may install private fences, play equipment, swing sets, sand boxes,
or other recreation items on Outlot A or any other common area, but not in Outlot B or in
any wetland buffer.
33. If the HOA desires a more regular maintenance of Outlot B, the HOA shall prepare a
maintenance plan and submit it to the Cottage Grove Public Works Department for review
and approval and assume the costs of the additional maintenance. There are no park ded-
ication credits for Outlot A.
34. All retaining walls shall be located on private property.
35. All retaining walls with a grade change greater than 30 inches that is within 36 inches of a
trail or sidewalk shall be fenced on the top with fencing that meets the City’s fencing stand-
ard detail sheet (rod iron fence), or the approval of the Community Director.
Landscaping
36. A letter of credit amounting to 150 percent of the landscaping estimate and irrigation sys-
tems should be submitted to and approved by the City. Upon completion of the landscaping
improvements, the owner shall, in writing, inform the City that said improvements have
been completed. The City shall retain the financial guarantee covering the landscape im-
provements for a period of one year from the date of notice, to ensure survival of the plants.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 17 of 20
No building permit shall be issued until the required financial guarantee has been received
and accepted by the City.
Lot Performance Standards
37. All setbacks shall be approved as established in the civil plan set dated December 26,
2019, and per the noted setback adjustment for Lots 23 to 26 as noted in the Planning Staff
Report dated January 27, 2020.
38. The minimum attached garage area for each unit shall meet the minimum sizing require-
ment for multiple-family units as outlined in the Zoning Ordinance.
39. The principal structures shall utilize a combination of colors and architectural designs
similar to the building elevation identified in the January 27, 2020, Planning Staff Report.
40. Windows, doors, and garage doors must have a low or no maintenance trim on all four
sides of the dwelling abutting a public right-of way.
41. The front façade siding shall consist of LP siding, cementious board, or equivalent product
approved by the Community Development staff. Vinyl siding is prohibited.
Utilities
42. The Developer is responsible to provide for the necessary easements and costs associated
with road, trail, sidewalk and utility improvements serving the site. All drainage and utility
easements as recommended by the City Engineer must be shown on the final plat and
dedicated to the City for public purposes.
43. The water utility plan shall conform to the City’s water supply and distribution plan.
44. The sanitary sewer utility plan shall conform to the City’s sanitary sewer comprehensive
plan.
45. All stormwater designs shall meet the intent of the City’s Surface Water Management Plan
and the SWWD Water Management Plan.
46. 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).
Streets
47. Both sides of all private streets shall be posted as no parking for fire lanes.
48. Permanent or temporary vehicular access other than through the identified access points
on 66th Street is prohibited.
49. The private streets shall be identified in conformance with the City’s adopted signage
policy.
50. The City will furnish and install the street name plates and poles. The developer must pay
the City for the costs of labor and materials for these street name signs.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 18 of 20
Tree Mitigation
51. Based on the tree inventory and removal plan, the applicant shall pay $131,850.00 to the
City’s Public Landscape Initiative Fund. The terms of payment shall be identified in the
Developers Agreement.
Sidewalks and Trails
52. The Developer is required to construct all bituminous recreation trails and concrete side-
walks adjacent to and within the project boundaries as noted in the Planning Report dated
January 27, 2020.
Landscaping and Irrigation
53. The irrigation box for the underground irrigation systems must be on private property.
54. The final landscaping plan shall be consistent with the City’s approved tree list.
Homeowners Association (HOA)
55. The platting of the property shall include the requirement of a homeowner’s association
(HOA). All residences must be part of the Homeowner’s Association (HOA).
56. The applicant must submit private covenants with the final plat application which details
the following:
a. The declaration of covenants shall include a provision that if the homeowners associa-
tion defaults on payment of property taxes on outlots required to be owned by the home-
owners association and becomes tax-forfeited property with the City obtaining
ownership, the City will bill annually each landowner within the subdivision the cost to
maintain the forfeited parcel(s) and all property taxes due thereon.
b. If fencing is installed in the subdivision along any public right of way, it must be con-
structed of the same design, materials, and color. The fencing must not encroach within
the public right-of-way.
c. All fencing within the subdivision shall meet the approval of the Community Develop-
ment Director.
d. All signs, mailboxes, and accessory lighting will be uniform in materials and design and
be approved as part of the final landscape plan.
e. After the initial restoration project and follow up maintenance is complete, the public
open space areas created through the platting will be managed as Class E open space,
which has very minimal City involvement.
57. Each lot in the subdivision shall have four (4) trees and ten (10) shrubs installed per the
requirements established in the Development Agreement.
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 19 of 20
58. Maintenance is required for all private roads, streetlights, stormwater, common outlots, land-
scaping, fencing, irrigation signage, and group mailboxes. The HOA will be responsible for
maintaining to the back of curb or shoulder of all abutting roadways.
59. Building address range signs shall be placed by the Developer.
60. Snow removal is required as detailed in the Development Agreement.
61. All mailboxes and location of mailboxes must comply with the U.S. Post Office guidelines and
regulations.
Onsite Infrastructure Improvements
62. The developer and HOA are responsible for all street and streetlight maintenance. The
developer and HOA will sign an agreement with the City for maintaining all streets and
streetlight infrastructure.
63. The developer will be required to conduct all major activities to construct the public im-
provements during the following hours of operation:
Monday through Friday 7:00 A.M. to 7:00 P.M.
Saturday 9:00 A.M. to 5:00 P.M.
Sunday Not Allowed
This 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 $500 fine per occurrence.
64. 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. If the Developer does not provide as-builts, the City will produce them at the
developer’s expense.
65. The Developer must provide to the City an irrevocable letter of credit for on-site improve-
ments to ensure that the developer will construct or install and pay for the following:
a. Pave streets
b. Concrete curb and gutter
c. Hard surface driveways
d. Street lights
e. Water system (trunk and lateral) and water house service stubs
f. Sanitary sewer system (trunk and lateral) and sanitary house service stubs
g. Storm sewer system
h. Shaping and sodding drainage ways and emergency overflows in accordance with
the drainage development plan approved by the City Engineer
Planning Staff Report – ZA2019-063, PP2019-064
High Pointe – Rezoning and Preliminary Plat
January 27, 2020
Page 20 of 20
i. Adjust and repair new and existing utilities
j. Sidewalks and trails
k. Erosion control, site grading and ponding
l. Surveying and staking
m. Storm water basin boundary markers
These improvements are all 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.
The bank and form of the security is subject to the reasonable approval of the City. The
security shall be automatically renewing. The term of the security may be extended from
time to time if the extension is furnished to the City at least forty-five (45) days prior to the
stated expiration date of the security. If the required public improvements are not com-
pleted, or terms of the Development Agreement are not satisfied, at least thirty (30) days
prior to the expiration of a letter of credit, the City may draw down the letter of credit. The
City may draw down the security without prior notice for any default of the development
agreement. The minimum amount for this financial guarantee will be included in the devel-
opment agreement.
66. The developer must post a cash escrow with the City’s Finance Director to cover engineer-
ing, legal, and administrative costs incurred by the City. If this non-interest bearing account
balance becomes deficient, the Developer must deposit additional funds. This must be
done before final bonding obligations are complete. This escrow amount will be included
in the development agreement.
67. The City Forester will mark the location where the boulevard trees must be planted along
66th street and approve the tree species to be planted. The final landscape plan must be
coordinated with the City Forester.
Prepared by:
John M. Burbank, AICP
Senior Planner
Attachments
Resolution 2019-113, Approving High Pointe Concept Plan
High Pointe Civil Development Plans Dated December 26, 2019
Bolton & Menk, Inc. Review Memorandum Dated January 13, 2020.
Preliminary Plat
Subdivision Rendering
HIGH POINTE
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SHEET:
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PROJECT NUMBER:
SITE
REVISION
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INITIAL SUBMITTAL DATE:
Vicinity Map
FORFORCOTTAGE GROVE, MN
UTILITIES AND LANDSCAPE
PRELIMINARY PLAT, GRADING,HIGH POINTE
PRELIMINARY PLANS
CITY REVIEW.........
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DATE
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Wetland Buffer PlanTree Preservation PlanTree Inventory
Sheet Title CoverExisting ConditionsPreliminary PlatOpen Space PlanPreliminary Grading Drainage and Erosion Control PlanPreliminary Utility PlanStreet ProfilesDetailsDetailsPreliminary
Landscape PlanPreliminary Landscape Details
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SHEET INDEX
0021593.00
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
DEB RIDGEWAY
FRANCIS D HAGEN II
952-985-7864
DRIDGEWAY@DRHORTON.COM
(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
CONTACT:
CONTACT:
20860 KENBRIDGE COURT, SUITE 100
COTTAGE GROVE, MN PREPARED FOR:LAKEVILLE, MINNESOTA 55044PHONE: EMAIL: PREPARED BY:PROJECT NUMBER:
DR HORTON, INC. - MINNESOTA
FORFOR
UTILITIES AND LANDSCAPE
PRELIMINARY PLAT, GRADING,HIGH POINTE
PRELIMINARY PLANS
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PID: 0102722410002
60.00
HIGH POINTE
180'
14
5.0
OF
120'
11/22/19
60'
Common Ground Alliance
3
5
Call 48 Hours before digging:10.0
811 or call811.com 1" =
DATE:
SHEET NUMBER:
60'
(INCLUDING GUEST PARKING)
PROPOSED15 FT25 FT31%182 STALLS PROVIDED,
4
DWY (TYP)
0'
0021593.00
AG2 - AGRICULTURAL4.19 AC
R-582 HOMES
14.42 AC1.99 AC1.56 AC10.87 AC
PROPOSED LOT LINE
3 22.0
AC):
PROPERTY LINELOT LINESETBACK LINEEASEMENT LINECURB AND GUTTERPOND NORMAL WATER LEVELRETAINING WALL
0.41
PRIVATE DRIVE
(
GENEVA
2
DWY (TYP)
PROJECT NUMBER:
25 FT40%2/UNIT; 164 STALLS (INCLUDES DWY)
STANDARD15 FT
AC);
1.58
(
PROPOSED
22.0
1
10.0
65TH ST.
PRELIMINARY PLAT
B-B
24
5.0
WETLANDS:GROSS (82 UN / 14.42 AC):
MAJOR R.O.W. (MULTI-FAMILY TOWNHOMES:
EXISTING
EXISTING ZONING:PROPOSED ZONING:GROSS SITE AREA:NET SITE AREA:PONDING/OPEN SPACE (OUTLOT A-D):DEVELOPMENT SUMMARYPROJECT DENSITY:
SETBACK (R-5):
The Northwest Quarter of the Southwest Quarter EXCEPT the South 20 acres thereof, Section Six (6),Township Twenty-seven (27), Range Twenty-one (21), Washington County, Minnesota.AND
NET (82 UN / 10.87 AC):MIN. BLDG-BLDG SETBACK:MIN. PERIMETER SETBACK:MAX. IMPERVIOUS SURFACE:MIN. OFF STREET PARKING:
Outlot C, NEW OLTMAN MIDDLE SCHOOL, Washington County, Minnesota.SITE DEVELOPMENT DATA
PROPERTY DESCRIPTIONLOT DETAIL (NOT TO SCALE)
LOT NUMBER
SITE LEGEND
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
.
(952) 937-5150(952) 937-5822(888) 937-5150
H
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2
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7
3
2
75
75
1
3
62
62
6
2 BACK OF CURB TO BACK OF CURB
6
2
3131
31
31
1
3
2,325 sf
2,325 sf
42.2
75
75
5
7
5
2,325 sf
56
7
6
2
726
1,950 sf2
526
1,950 sf75
75
1,950 sf
775
1,950 sf1,950 sf
5
1,950 sf75
38.0 7
2,325 sf
13
26
60.0 26
26
26
6
2
62 STREET 6
1,950 sf
1,950 sf
6
2
6275
75
LOT 83
13
26
26
26
5 26
T
E
E
75
R 1,950 sf
1 T 75
S 1,950 sf
DRAINAGE & UTILITY
18.3
EASEMENT OVER ALL OF
3
22.7
26
26
3131
8.3 2,325 sf
1,950 sf 35.0
75
75
75
325
31
31 0
9
.
.3131
ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.STREET WIDTHS ARE SHOWN FROM
DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED.
0
0
2
2,325 sf
75
2,325 sf
2R
75
0
4
.B
2-
5
0
T
B
2
E 2.3.4.
1.5.
E DEVELOPMENT NOTES
1 R
R 3
6 T
S
2
26
6
2
1,950 sf
HIGH POINTE
6
2
75 COTTAGE GROVE, MN
6
36.2
2
1
3
2626
5
7
7513
1,950 sf
5
62
4
.
7 8 62
1
2,325 sf
13
5
7
1,950 sf5
6
7
226
STREET 4
5
41,950 sf 35.9
1,950 sf
7
311,950 sf
3
55
75
7
5
2,325 sf
6
275
5
7
75
5
67
2
262,325 sf
267
1,950 sf
1,950 sf
756
22,325 sf
1,950 sf
3
1
3
5
.
0
13
4
6
2
6
2
313
3161
3
75
2,325 sf
750
61
31
31
75
110
2,325 sf
75
H
R/W
1
T
31
3
26971
2,325 sf6
75 U
26
2
1,950 sf
O
75
AREA
S 30,878 SF (0.71 AC)
14,218 SF (0.33 AC)16,209 SF (0.37 AC)121,369 SF (2.79 AC)
2626
1,950 sf
2626
T
7575
H 1,950 sf
E
T
121,369 sf E
2626
15.5
U
75 R LICENSE NO.
1,950 sf
31
31
T
O
2,325 sf
75
S
S
26
26
254MINNESOTA
7
5
1,950 sf
T PROPOSED 10' TRAIL H
75
ET
31
31
E
6
26262,325 sf
11/22/19
75
R6
75
1,950 sf
T
3
8.0
.OPEN SPACEWETLAND/BUFFERWET/BUF/STWTR/O.S.
USESTORMWATER
68,916 sf
S 6
1 26
26
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
1I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
3
311,950 sf
975
H 2,325 sf
57
75
T
324
24
5 26
7526
B-B
75
60.0
1,950 sf
6
31
LOT 83 31
751
2,325 sf
3
31
2,325 sf
75
OWNERHOACITYHOAHOA
DRAINAGE & UTILITY
EASEMENT OVER ALL OF
26
26
1,950 sf
96
75
6
2
26 STREET 4
75
1,950 sf
HIGHWAY EASEMENT PER DOC NO. 240416
0
3
185
(25' MIN/100' MAX)
2626
1,950 sf
57
OUTLOT TABLE OUTLOT: A B C D
186,166 sf
50' AVG WETLAND BUFFER
1
31
3
(SEE WETLAND BUFFER PLAN)
2,325 sf
75
117
6
4
7
1
1
4
0
.0
6
EDGE OF WETLAND
LAKEVILLE, MINNESOTA 55044
33
6
20860 KENBRIDGE COURT, SUITE 100
99
7
16,209 sf
1
5
3
6
1
0
1
26
2
5
7
6
2
.7
5
2
2,325 sf
0
5
7
4
5050
21
3
49,633 SF (1.14 AC)
BUFFER SF PROVIDED12,137 SF (0.28AC)
34 DR HORTON, INC. - MINNESOTA
51,950 sf
8
7
1
1
33
1,950 sf
140 PREPARED FOR:
5
11
7
77
3126262631
6
2,325 sf
52
11
7
88
6
54
2
16.0
1
3
4
5
T
775757575
75
E
E
2,325 sf
2,325 sf1,950 sf1,950 sf1,950 sf
R T
5 T E
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3
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1 7
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46
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6 5
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5
412
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4 E
13
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7
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A
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BE
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30,878 sf D
TS 1,950 sf
R G
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T
4
T
25' WETLAND BUFFER 51 N
D
7
I
3
6
2 E
T
5 E 2
T
S
I49,562 SF (1.14 AC)
ABUFFER SF REQUIRED11,737 SF (0.27 AC)
E
X
C
E
A
EDGE OF WETLAND R 2,325 sf
57
7575
V
T
5
17
3
S
31
31313131
31
42.0
75
95
2,325 sf2,325 sf
12,325 sf
1
757
75
7
11
1
31
262626
26262624
1,950 sf75
75
2,269 sf
4
1,950 sf1,950 sf
5
L
1
I 75
75
A
D
R
E
T
S
2626
2626
262626
26
OE
1641,950 sf75
PR 1,950 sf751,950 sf
24
1,950 sf
U
O
9775
75
T
R
B-B
PU
F
164
2626
262626
2626
26
CITY REVIEW....
1,950 sf
75751,950 sf
1,950 sf
1,950 sf
75
11/22/19
75
7
4
14,218 sf
OVER ALL OF LOT 83
9
3131
31
313131
3131
6
2,325 sf
2,325 sf
2,325 sf2,325 sf
75
5775
75 25' AVG; 12.5' MIN
BUFFER WIDTH (AVG)50' AVG; 25' MIN
STREET 1
DRAINAGE & UTILITY EASEMENT
2
2
PROPOSED 5' SIDEWALK
33
3232 12/26/19....
33
R/W
R/W
PROPOSEDFUTURESIDEWALK
25.5 91
385385
151
25.4
INITIAL ISSUE:REVISIONS:
33
ENEG
33 HTUOS EUNEVA AV
17,676 sf536
66
R/W
EUNEVA YRUTNEC
6'
60'
DWR
FDH IIFDH II OR
12'
WETLAND AREA49,698 SF (1.14 AC)
18,349 SF (0.42 AC)
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
WETLAND BUFFER TABLE:WETLAND: 1 2
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-PPP01.DWG
HIGH POINTE
14
OF
180
11/22/19
Common Ground Alliance
4
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
120
1" = 60
0021593.00
60
0'
PROJECT NUMBER:
OPEN SPACE PLAN
Open Space Area = 2.34 acres or 101,861 sf(101,861 sf / 82 units = 1,242 sf per unit
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
HT
UOS
EUN
EVA
WEIV
DO
OG
2
STREET 6
5
T
E
E
R
1
T
S
3
HIGH POINTE
COTTAGE GROVE, MN
5
T
E
E
R
T
S
STREET 4
3
26971
H
T
U
O
S
LICENSE NO.
T
H
E
T
121,369 sf E
MINNESOTA
U
R
T
O
S
S
11/22/19
TH
E
T
E
6 OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
R
6
T
S
H
T
5
6
STREET 4
186,166 sf
EDGE OF WETLAND
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
DR HORTON, INC. - MINNESOTA
PREPARED FOR:
4
T
E
E
R
5 T
S
2
S
T
ER
TE
4
T
E
EDGE OF WETLAND
E
R
T
S
CITY REVIEW....
11/22/19
12/26/19....
INITIAL ISSUE:REVISIONS:
STREET 1
22
NEVA AVENEG
HTUOS EU
60
CLMCLMSRM
EUNEVA YRUTNEC
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-OSP.DWG
HIGH POINTE
14
08/15/17
GD25A
LAST REVISED:
OF
11/22/19
Common Ground Alliance
5
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
WALKOUT/LOOKOUT (0.7'AT GARAGE DOOR
LOT CORNER ELEVATIONLOT NUMBERREAR GROUND GRADE ATBELOW BASEMENT FLOORELEVATION FOR WALKOUT)MINIMUM BASEMENTFLOOR ELEVATIONFRONT GROUND GRADE
989.6
980.6
SOIL BORING LOCATIONSPOT ELEVATIONCL-CL ELEVATIONTOP AND BOTTOM OF RETAINING WALLSTORM SEWERTREE LINEGRADING LIMITSWETLAND LINEWETLAND BUFFERWETLAND FILLWETLAND BUFFER LIMITSWETLAND
BUFFER MONUMENT
PROPERTY LINEINDEX CONTOURINTERVAL CONTOURHIGH/LOW POINTFLOW DIRECTIONEMERGENCY OVERFLOWPROPOSED STREET PROFILE GRADEEROSION CONTROL BLANKETROCK CONSTRUCTION ENTRANCERETAINING WALL (MODULAR
BLOCK)POND NORMAL WATER LEVELPOND ACCESS MAINTENANCE BENCHDO NOT DISTURB 0021593.00
DRIVEWAY
G
TYPICAL LOT
983.0
99
991.0
983.0
VARIES
WO
02
0.089
989.2
88
900.00900.00CL-CL900.00TW=XXX.XX
HP/LPBW=XXX.XX
99
X.XX%
0.00%
PROPOSEDE.O.F.
DND
PROJECT NUMBER:
TO PROPOSED GRADE. ELEVATIONS AND HOUSE STYLES SHOWN ARE ENGINEERS SUGGESTED
INDICATES A CUSTOM HOUSE PAD WHICH HAS NOT BEEN COMPLETELY GRADED OR PREPAREDDESIGN FOR CUSTOM LOTS AND SHOULD BE VERIFIED WITH THE DEVELOPER.
THE NUMBER IN THE PARENTHESIS INDICATES THE
TO FRONT GROUND GRADE AT GARAGE DOOR. NUMBER OF BLOCKS THAT THE GARAGE IS DROPPED. EACH BLOCK=8".
R = RAMBLER, GRADED FOR 7.7' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FRONT GROUND GRADE AT GARAGE DOOR. GRADE AT THE LOOKOUT TO THE FRONT GROUND GRADE AT THE
GARAGE DOOR.WO = FULL BASEMENT WALKOUT, GRADED FOR 8.4' OF DIFFERENCE FROM THE REAR GROUND GRADE AT THE WALKOUT TO FRONT GROUND AT GARAGE DOOR.NOTE:1.
R(1) = RAMBLER, GRADED FOR 7.0' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATIONLO = FULL BASEMENT LOOKOUT GRADED FOR 5.0' OF DIFFERENCE FROM THE REAR GROUNDSOG = SLAB ON GRADE UNIT.
DRAINAGE ARROW
CUSTOM
CONTROL PLAN
2
0
88
900.00
99
EXISTING
150'
ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADESUNLESS OTHERWISE NOTED.REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONSAND LAYOUT.THE
CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD-VERIFY PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL IMMEDIATELY
NOTIFY THE ENGINEER OF ANY DISCREPANCIES ORVARIATIONS FROM PLAN.ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES.POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.
PRELIMINARY GRADING
DRAINAGE AND EROSION
4.
GRADING LEGENDGRADING & DRAINAGE NOTES 2.3.
1.5.
100'
H
50'
O
P
1" =
63
50'
EX.TC 62.2
86
85
TW 965.3
48EX.TC 62.6BW 962.8
EX. TC 61.8
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TW 963.0
BW 963.0
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12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
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11/22/19
S
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7.6%
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7.8%
H
PRETREATMENT 2B
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN IIDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
T
4.5%
116X
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6 BOT: 957.0NWL: 960.0HWL: 963.6
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FILT. BASIN 2
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973.7
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3.9%
PRETREATMENT 2A
F
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FILT. BASIN 1NWL: 957.0HWL: 961.4
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LAKEVILLE, MINNESOTA 55044
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TW 968.0BW 961.5
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PRETREATMENT 1BOT: 954.0
F
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DR HORTON, INC. - MINNESOTA
F
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PREPARED FOR:
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.%
H 0
F 0
S 0
6.
2
O 2
0
1
.
P
F
2
S
8
%
TC 65.3
9
.4
4
1
TW 962.0
BW 962.0 T 5
E
%E
%%
0
0
R 05
.
3
0
0
TC 65.85.T
.
F
2 S
2 S
1
%
1
0
1
0
.%
0
5
2.
3
F
S
2
1
H 4.3%
1
6.6%
7.2%6.7%6.1%3.9%
O
%
P
0%
3
.
0
17
0.
%
NWL:948.2HWL:950.69
WETLAND 12
0%
2
6
.
0 F
0
S
0
.
TS
R
E
TE%
4 0
2
1.0
2 T
E
F
%
S 0
0
.
E
2
%
9
.
3
H
3
R
O
5
%
P
6
.
6.1%
6.2%
T 7
1.92%
8.4%
S
RE=63.0
F
%
CITY REVIEW....
1
.S
3.3%6
4.8%
2
11/22/19
F
S
2.00%
5.4%
8.5%
7.6%
1
H
1
O
1
P
5.1%
12/26/19....
8.4%
F
SF
2.6%S
5.2%
INITIAL ISSUE:REVISIONS:
5.2%
2
4.7%
8.5%1.92%
H
8.4%
2.00%
965.8
O E.O.F
P
O
T
52
S
5.1%
%00.2
F X
S
5'
8.8%
50'
SF
DWR
2.5%
5.2%FDH IIFDH II OR
35.0%
7.4%
H
10'
O
P
0
2.00%
1
STREET 1
122
X
F
S RE=65.0
F
S X
F
S
SF
FO
POHOFPOH
POHPOHHOP
POHPOHPOH
FO
FOFOFOPOHFOPOH
FOFOFOFOHPOH
PO
POHPOHPOHPOHF
POH
S
H.P.
SFSFSF
SF 966.7
SFSF
SFSF
SF
SFSF
SFSFSF
AVENEG
HTUOS EUNEVA H.P.
966.8
H
O
P
3736
3938
4140
4342
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
EUNEVA YRUTNEC
OTS
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-GDP01.DWG
HIGH POINTE
14
OF
150'
11/22/19
Common Ground Alliance
6
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
50'
1" =
WATER MAIN
SANITARY SEWERSTORM SEWER
DRAIN TILEHYDRANT w/AUX. VALVE
0021593.00
50'
0'
PROPOSED
PROJECT NUMBER:
PLAN
EXISTING
THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION ANDCONFORM TO THE CITY OF COTTAGE GROVE'S STANDARD SPECIFICATIONS FOR STREET &THE CONTRACTOR SHALL RECEIVE THE
NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THEVERIFY EXISTING INVERT LOCATION & ELEVATION PRIOR TO BEGINNING CONSTRUCTION.THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR
UTILITY LOCATIONS
NOTIFY THE OWNER OF ANY DIFFERENCES.UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALLUTILITY CONSTRUCTION.PROPERTY LIMITS.PRIOR TO UTILITY INSTALLATION.
PRELIMINARY UTILITY
2.4.
GENERAL UTILITY NOTES 1.3.5.
UTILITY LEGEND
63+21.91
POH
4
9
.
6363
0
1
0
+
5
6688
.
65588
44886
8
3388
3
8282
H 8181
TU+
POH OS E
UNE
VA
WEI
VDO
OG 0
8
T
A
W
121121
2
WAT
POH
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
22
66
T EX. HYDRANT
A
W
(952) 937-5150(952) 937-5822(888) 937-5150
POH
00
22
11
STREET 6
2
PhoneFax
WAT
5
T
E
E
R
1 T
S
POH
5
3
1
6161
T
A
W
H
CONNECT TO EXISTING8" WATERMAIN
4
O
P
5
T
E
E
119119 R
T
TAW
S
3 T
WA
1
WAT
H
21
O
P
2
6060
T
STREET 4
A
W
POH
3
118118
HIGH POINTE
H
O
COTTAGE GROVE, MN
P
WAT
POH
CONSTRUCT MANHOLEOVER EXISTING
SANITARY SEWER STUB
H
3
T
5959
U
HWAT
O
P
POH
O
S
T
H
E
T
117117 E
WAT
U
R
POH
T
17716
O
S
S
H
T
4 WAT
ET
E WAT
6
5858
R6
POH
LICENSE NO.
T
S
MINNESOTA
H
T
A
T
EX. HYDRANT
W
116116
H
11/22/19
5
O
P
6
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN IIDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
T
A
5
W
H
O 5757
P
STREET 4
T
A
W
55
H
11
O
11
P
T
A
W
6
H
O
P
5656
NWL:957.7HWL:958.4
WETLAND 2
T
A
W
H
44
O
FES-193
11 P
11
LAKEVILLE, MINNESOTA 55044
T 20860 KENBRIDGE COURT, SUITE 100
A
W
H
O 7
P
CONNECT TO EXISTING8" WATERMAIN
55
55
T
A
DR HORTON, INC. - MINNESOTA
W
H
0
O 5
.
P
32
331
0
PREPARED FOR:
11
+
11
3
1
T
A
W
H
2
O
1
P
8
4
44
T 55
E
E
R
T
5 T
A
S
W
1
1
1
22
11
H
11
O
P
01
T
NWL:948.2HWL:950.69
WETLAND 1
A
2
W
TS
R
EE
T
4
1
T
E
E
H
33
R
O
55
P
T
T
A
S
W
2
11
H
11
O
11
P
CITY REVIEW....
T
A 11/22/19
W
2
H
12/26/19....
O
P
O
T
5252
S
INITIAL ISSUE:REVISIONS:
WAT
3
H
O
P
00
11
STREET 1
1122
5'
O
T 50'
S
EX. HYDRANT
DWR
WATWAT
FDH IIFDH II OR
WAT
FO
POHOFPOHH
POHPOHOP
POHPOHPOH
10'
FO
FOFOFOPOHFOPOH
FOFOFOFOOHPOH
P
POHPOHPOHPOHPOH
A AVENEG
HTUOS EUNEV
H
O
O
T
P
S
51+04.47
3535
383837373636
40409933
444141
434322
WAT
EUNEVA YRUTNEC
STO
99
00
11
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-UTP01.DWG
HIGH POINTE
14
OF
300'
11/22/19
Common Ground Alliance
7
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
200'
100'
1" =
0021593.00
100'
0'
PROJECT NUMBER:
STREET PROFILES
990985980975970965960955950945
14
980975970965960955950945
955.7
134
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
%
0
957.5
0
.
A.D. = 1.50%
L.P ELEV = 959.69L.P. STA = 12+45.00PVI STA = 12+00.00PVI ELEV = 960.59K = 60.0090.00' VCPVC = 11+55.00ELEV = 962.16PVT = 12+45.00ELEV = 959.69
2
-
980975970965960955
960.76
961.2
3
12
(952) 937-5150(952) 937-5822(888) 937-5150
962.34
966.09
962.5
%
968.8
0
5
.
PhoneFax
3
PVI ELEV = 959.60
-
963.62964.05
PVI STA = 12+49.50
966.44
%
962.6
1962.9
0
970.3
112
7
.
0
-
964.62
964.82
966.79
PVI STA = 1+00.00PVI ELEV = 967.14
963.4
963.5
971.6
PVI STA = 2+92.17PVI ELEV = 965.79
965.62964.29
967.14
963.3
963.5
2
%
%
972.8
A.D. = 1.40%1
L.P ELEV = 962.56L.P. STA = 8+82.00PVI STA = 9+27.00PVI ELEV = 962.83K = 64.5190.00' VCPVC = 8+82.00ELEV = 962.56PVT = 9+72.00ELEV = 963.7310
0
0
0
0
.
.
2
2
966.62
PVI STA = 1+00.00PVI ELEV = 963.62963.33
964.0
963.9
STREET 6
967.62962.69
K = 19.09
PVI STA = 3+20.75PVI ELEV = 968.03
105.00' VC
964.8965.0
39
0
%
A.D. = -5.50%
ELEV = 964.44ELEV = 963.65
0
6
PVT = 11+12.50
PVC = 10+07.50.
962.42
0
PVI ELEV = 965.49
H.P ELEV = 964.82
961.9
PVI STA = 10+60.00
H.P. STA = 10+45.68
STREET 2
962.69
4961.3
8
980975970965960955950945
963.59
HIGH POINTE
959.2
4
COTTAGE GROVE, MN
965.14
980975970965960955
A.D. = -3.08%
959.3H.P ELEV = 970.68H.P. STA = 5+55.00PVI STA = 6+00.00PVI ELEV = 969.82K = 29.2390.00' VCPVC = 5+55.00ELEV = 970.68PVT = 6+45.00ELEV = 967.57
7
967.32
%
0
960.0K = 39.25
0
.
220.00' VC
5
-
A.D. = 5.60%
ELEV = 967.32ELEV = 962.49
PVT = 8+70.00
969.47PVC = 6+50.00
L.P ELEV = 962.41
962.7
6
PVI ELEV = 961.82
L.P. STA = 8+46.26PVI STA = 7+60.00
970.78
STREET 4
966.6
17716
971.74
968.7
5
%
972.70
2
9
.
973.1
1
-
LICENSE NO.
973.66
972.9
4
MINNESOTA
A.D. = -3.84%80.00' VC
H.P ELEV = 974.82H.P. STA = 3+20.00PVI STA = 3+20.00PVI ELEV = 975.20K = 20.82PVC = 2+80.00ELEV = 974.43PVT = 3+60.00ELEV = 974.43
974.60
970.9
11/22/19
974.72
985980975970965960955
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN IIDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
972.5
3
6
980975970965960955950
973.86
978.4
%6
2
9
.
972.89
0
1
972.81
PVI STA = 1+80.00PVI ELEV = 972.51
980.7
2
972.8
971.91
%
1
971.86
979.5
%9
.
0
972.9
5
PVI STA = 1+00.00PVI ELEV = 970.911
0
962.89.
2
964.7970.91
1
970.90
973.21
973.2
963.85
PVI STA = 5+80.21
PVI ELEV = 973.39
964.9
969.94
974.9
4
%
964.81
2
9
.
965.5
2
1
968.98
0
974.0
965.77
PVI STA = 2+70.39PVI ELEV = 966.16
965.4
PVI ELEV = 970.91
PVI STA = 4+50.55
968.02
985975965955945
990980970960950
PVI STA = 1+00.00PVI ELEV = 962.89
973.0
%3
2
9LAKEVILLE, MINNESOTA 55044
.
3
1
STREET 1 967.06
20860 KENBRIDGE COURT, SUITE 100
972.6
966.10
969.5
2
STREET 5
4
965.14
DR HORTON, INC. - MINNESOTA
968.2
PVI STA = 1+00.00PVI ELEV = 964.84
PREPARED FOR:
%
980975970965960955950
3
964.84
2
.
0
964.0
1
-
PVI STA = 1+31.00PVI ELEV = 964.77
0
985980975970965960955
CITY REVIEW....
11/22/19
12/26/19....
INITIAL ISSUE:REVISIONS:
10'
DWR
FDH IIFDH II
OR
20'
100.000005'
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-DTP01.DWG
HIGH POINTE
14
OF
Common Ground Alliance
8
Call 48 Hours before digging:
DATE:
SHEET NUMBER:
0021593.00
PROJECT NUMBER:
DETAILS
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
HIGH POINTE
COTTAGE GROVE, MN
17716
MINNESOTA
11/22/19
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN II
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
DR HORTON, INC. - MINNESOTA
PREPARED FOR:
11/22/19
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-DTP02.DWG
HIGH POINTE
14
OF
Common Ground Alliance
9
Call 48 Hours before digging:
DATE:
SHEET NUMBER:
0021593.00
PROJECT NUMBER:
DETAILS
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
18' TO FOC
PROPOSED DRIVE WAY
(952) 937-5150(952) 937-5822(888) 937-5150
18' TO FOC
12'
PhoneFax
9'
FACE OF CURB
BACK OF CURB
12'
2
3
NUMBER
NUMBER
OF STALLS
OF STALLS
PROPOSED DRIVE WAY
HIGH POINTE
COTTAGE GROVE, MN
17716
MINNESOTA
11/22/19
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN II
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
DR HORTON, INC. - MINNESOTA
PREPARED FOR:
11/22/19
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-DTP02.DWG
HIGH POINTE
14
OF
11/22/19
Common Ground Alliance
Call 48 Hours before digging:10
811 or call811.com
DATE:
SHEET NUMBER:
SOIL BORING LOCATIONSPOT ELEVATIONCL-CL ELEVATIONTOP AND BOTTOM OF RETAINING WALLSTORM SEWERTREE LINEGRADING LIMITSWETLAND LINEWETLAND BUFFERWETLAND FILLWETLAND BUFFER LIMITSWETLAND
BUFFER MONUMENT
PROPERTY LINEINDEX CONTOURINTERVAL CONTOURHIGH/LOW POINTFLOW DIRECTIONEMERGENCY OVERFLOWPROPOSED STREET PROFILE GRADEEROSION CONTROL BLANKETROCK CONSTRUCTION ENTRANCERETAINING WALL (MODULAR
BLOCK)POND NORMAL WATER LEVELPOND ACCESS MAINTENANCE BENCHDO NOT DISTURB 0021593.00
02
88
900.00900.00CL-CL900.00TW=XXX.XX
HP/LPBW=XXX.XX
99
X.XX%
0.00%
PROPOSEDE.O.F.
DND
PROJECT NUMBER:
2
0
88
900.00
99
EXISTING
150'
WETLAND BUFFER PLAN
GRADING LEGEND
100'
H
50'
O
P
1" =
63
50'
86
85
48
H 38
2
8
O
1
8
HTU
OS E
P UNE
VA
WEI
VD
OOG
121
0'
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
2
POH
2
6(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
POH
120
STREET 6
2
5
H T
E
E
R
O 1 T
S
P
5
3
1
61
4
POH
5
9
T
E
1
E
1 R
T
S
3
1
21
POH
2
60
STREET 4
H
HIGH POINTE
O
COTTAGE GROVE, MN
P
83
1
1
H
O
P
H
O
P
H
3
T
59
U
H
O
PH
O
P
O
S
T
17716
H
E
7
1
T 121,369 sf
1 E
U
H R
O
P
T
O
S
S
LICENSE NO.
H
T
4
E
T
E MINNESOTA
6
58
H
O
R
6
P
T
11/22/19
S
H
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF FRANCIS D HAGEN IIDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
T
116
H
5
O
P
6
5
H
7
O 5
P
STREET 4
5
H
1
O
1
P
186,166 sf
6
H
O
P
56
NWL:957.7HWL:958.4
WETLAND 2
LAKEVILLE, MINNESOTA 55044
H
4 O
20860 KENBRIDGE COURT, SUITE 100
1 P
1
H
O 7
P
DR HORTON, INC. - MINNESOTA
5
5
PREPARED FOR:
H
0
O 5
.
P
32
31
0
1
+
1
3
1
49,633 SF (1.14 AC)
BUFFER SF PROVIDED12,137 SF (0.28AC)
H
2
O
1
P
8
4
4
T 5
E
E
R
5 T
S
1
1
1
2
1
H
1
O
P
1
0
NWL:948.2HWL:950.69
WETLAND 1
2
TS
R
E
TE 49,562 SF (1.14 AC)
4 BUFFER SF REQUIRED
11,737 SF (0.27 AC)
1
T
E
E
H
3
R
O
5
P
T
S
CITY REVIEW....
2
11/22/19
1
H
1
O
1
P
12/26/19....
BUFFER WIDTH (AVG)50' AVG; 25' MIN25' AVG; 12.5' MIN
INITIAL ISSUE:REVISIONS:
2
H
O
P
O
T
52
S
5'
50'
DWR
FDH IIFDH II OR
3
H
10'
O
P
0
1
STREET 1
122
WETLAND AREA49,698 SF (1.14 AC)
18,349 SF (0.42 AC)
FO
POHOFPOH
POHPOHHOP
POHPOHPOH
FO
FOFOFOPOHFOPOH
FOFOFOFOHPOH
PO
POHPOHPOHPOH
POH
AVENEG
HTUOS EUNEVA
H
O
P
3736
3938
4140
4342
WETLAND BUFFER TABLE:WETLAND: 1 2
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
EUNEVA YRUTNEC
OTS
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-WBP01.DWG
HIGH POINTE
14
35%
OF
180'
11/22/19
Common Ground Alliance
11
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
120'
60'
1" =
----
0021593.00
60'
THE TOTAL TREE HEIGHT. NEWLY DEAD BRANCHES THAT
13
0'
PROJECT NUMBER:
PLAN
)
IRONWOOD, OAK,MAPLE, WALNUT,ASH,HICKORY,BIRCH, BLACK CHERRY,
: COTTONWOOD, CATALPA, POPLARS, ASPEN, SILVER MAPLE, BASSWOOD, BOX
TREE PRESERVATION
: A WOOD PLANT WHICH, AT MATURITY, IS A LEAST TWELVE (12) FEET OF MORE IN HEIGHT, AND
A HEALTHY TREE MEASURING A MINIMUM OF SIX INCHES (6") DBH FOR HARDWOOD DECIDUOUS
A LIVE TOP CROWN THAT IS GREATER THAN
QUALIFYING TREE INCHES REMOVED BEYOND THE PERMITTED THRESHOLDS SHALL BE REPLACED AT A RATE
DECIDUOUS TREES: NO LESS THAN 2.5 CALIPER INCHES. CONIFEROUS TREES: NO LESS THAN SIX FEET IN HEIGHT.
(83 UNITS / 14.4 ACRE = 5.76 UN./AC.
QUALIFYING TREE:TREES, OR A MINIMUM OF EIGHT INCHES (8") DBH FOR SOFTWOOD DECIDUOUS TREES OR A MINIMUM OF TEN FEETCONIFEROUS SPECIESWHICH RETAINS ITS GREEN COLOR YEAR ROUND AND DOES
NOT DROP ITS FRONDS OR NEEDLES IN THE WINTER. DBHCONVERSION RATE: A NUMBER EQUAL TO ONE HALF THE TREES'S HEIGHT IN FEET. 1"=2'CROWN WITH MISSING BRANCHES.QUANTITY:OF 50%, OR ONE (1)
REPLACEMENT CALIPER INCH FOR TWO (2) REMOVED DIAMETER INCHES.CONIFER SIX (6) FEET IN HEIGHT SHALL BE CREDITED AS CONTRIBUTING TWO (2) CALPIER INCHED TO THE TOTAL OFWHERE (10) OR MORE
REPLACEMENT TREES ARE REQUIRED, NOT MORE THAN THIRTY THREE PERCENT (33%) OF THETHE PLANTING OF TREES FOR REPLACEMENT PURPOSES SHALL BE IN ADDITION TO ANY OTHER CITY LANDSCAPE
(10') IN HEIGHT FOR CONIFEROUS/EVERGREEN TREES.HARDWOOD DECIDUOUS SPECIES:HACKBERRY, AND LOCUST.SOFTWOOD DECIDUOUS SPECIESELDER, ELM, AND WILLOW.HEALTHY TREE: MAKE UP LESS THAN FIFTEEN
PERCENT (15%) OF THE TOTAL CROWN. LESS THAN FIFTEEN PERCENT (15%) OF THE TREERESIDENTIAL: <10 UNITS / ACRESIZE:SPECIES: CONIFEROUS TREES OR HARDWOOD DECIDUOUS TREES SHALL BE USED AS
REPLACEMENT TREES. ONE NEWREQUIRED REPLACEMENT INCHES. ORNAMENTAL TREES ARE NOT ACCEPTABLE FOR USE AS REPLACEMENT TREES.REPLACEMENT TREES SHALL BE OF THE SAME SPECIES OF TREE. INDIGENOUS
TREE SPECIES ARE ENCOURAGED.REQUIREMENTS.
----------
QUALIFYING TREESIZES AND TYPES OF REPLACEMENT TREES
PERMITTED TREE REMOVAL
Tree Preservation RequirementsTree Preservation Calculations
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
POH
(952) 937-5150(952) 937-5822(888) 937-5150
H
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HTU
OS EU
NEV
A W
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OOG
PhoneFax
6008
6009
6007
6006
60056002
2
POH
6001
6003
6004
POH
STREET 6
5
T
E
E
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1 T
S
6035
6038
6040
3
6036
6010
60316034
6013
POH6011
6026
6027
6029
60286052
6024
6030
6063
6064
6023
6062
6012
6060
6032
5
T
6025
E
6033
6039
E
6037 R 6061
T
S
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HIGH POINTE
O
COTTAGE GROVE, MN
P6014
6041
6015
6021604360426059
6022
6016
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6020
6044
6045
STREET 4
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6046
6048
POH6053
6054
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60476066
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6017
61106067
6018
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6111
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P6019
61276126
6113
6128
61216114
6100
6134
POH
6099
6122
6130
H
6132
61356131
6133
T
6136
26971
6069
61206117 U
6115
H6116
O
P61186068
6137
6129
O
6119
6153
6105
6070
6104
S
6143
6097
61516094
61446098
POH
6071
6102
T
6106
6150
H
6072
E
61426146
6109
T
6101
E
6152
LICENSE NO.
6140
6107
6096
6103
6083
U 6141
R
6139
6149
6154
6147
6138
T
6084
6093
O 6145
6085
6148
6073
S
6155
6108
6092
S
6082MINNESOTA
6179
6095
6080
TH
POH
6090
ET
6081
6074 11/22/19
E 6166
6156
6159 6
61646158
6175
6173
61626171
6172
6167
R 6075 6
6177
6079
T
6091
6181
S OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
6180
6157
6160
6088
H 6178
6169616561686089
6170
6161
61636176
POH6087
T
6077
61746076
6078
5
6
6086
6187
61826183
61846185
H
O
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6188
61906186
6195
61896203
STREET 4
6192
6194
6193
6196
6191
H
6206
O
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6220
6208
6205
6265
6197
6207
6233
6264
626162626263
62026198
6204
6266
6232
6199
H
6200
621462136201
NWL:957.7HWL:958.4
O
WETLAND 26259
6215
P6258
6260
6277
6210
6211
6216
62096257
6267
6218
6212
6217
6269
6231
6268
62306229
62356234
6270
LAKEVILLE, MINNESOTA 55044
6219
6226
6224
H
6272
O
622362716274 20860 KENBRIDGE COURT, SUITE 100
P
6275
6276
62286254
6278
622762526273
6225
6253
6250
5203
6255
5201
5204
6249
6244
6243
6242
6246
6222
H
O6248
P
6238
6247
62215205
DR HORTON, INC. - MINNESOTA
6251
5001
5003
6256
52095002
5202
62396245
6240
623752085210
62415206
62795225
52185216
6236
5220
5224
5215
5219 PREPARED FOR:
52425239
62805228
5229
5207
5234
5232
5237
6287
6289
6286
5217
H
6285
62815211
O
5281
528262905213
P6284
52145212
6288
6282
522752235221
52265222
62835231
524552435241523552335230
52445238
52405236
4
5004
5280
T
5283
E 5005
52465006
E
5284
R
5 T
5007
S 5008
5009
52855247
5010
5286
5248
5278
5249
5277
5250
5276
5279
H5011
5018
ONWL:948.2HWL:950.6
WETLAND 15275
P52685274
2
52735012
TS
ER
TE
4
5254
T
5265
52645267
52665251
E
52535252
5255 E
52565017
5015 R 5014
527252715013
5269
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5016
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516651685170
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5257
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H
O5261
52625263
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5188
51755182
5176
5181
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5080
50795078
5259
5198
51995200
5260
5196
5023
H
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O5024
51425145
51865187519051975050
5051
P
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51915025
51895053
5048
50665067
51495068
5077
50855084
5049
5195
5177
51805045
51625046
5183
5139
CITY REVIEW....
514151475179
5140
5065
51845029
5030
5083506350395028
5167
11/22/19
50865061
51655194
51305192
51565193
5052
5169O
5137
5164
T
51575161
5163
5160S
5090
H
5026
51585081
5082
O5159
5155
5135
P
50425037
5038
51515154
5146
5133
5108
51015027
51035098
5109
5064
STREET 1
5131
12/26/19....
250582
515350765043
50545044
5055
511050935069
50605059
5062
5136
5121O
F
POHFOPOHPOHPOH
5127HOPPOHHOP
INITIAL ISSUE:REVISIONS:
FOFOPOHFO
FOFOFOFOPOH
HPOH
POPOH
POH
O
T
S
5134
51325031
5091
5092
508950875071
5075507450735041
513850885070
5072504050365032
5129 HTUOS EUNEVA AVENEG 5035
5128512651145111510450565033
5115511251065095
5124512551525116511351005096
5122512051185150
5034
H
O
P
6'
5057
EUNEVA YRUTNEC
510751025099
5097
5123511951055094
51175148STO
DWR
FDH IIFDH II OR
12'
59.999999'
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-TPP01.DWG
HIGH POINTE
14
OF
11/22/19
Common Ground Alliance
Call 48 Hours before digging:12
811 or call811.com
DATE:
SHEET NUMBER:
0021593.00
TREES BASED UPON AN ADDITIONAL SITE VISIT
PROJECT NUMBER:
ALL TREES THAT HAVE A STATUS AS REM-CITY WERE REMOVED INORDER TO ACCOMMODATE CITY RIGHT OF WAY IMPROVEMENTSTREES WITH A NOTE OF EITHER PD* OR BD* WERE CONSIDERED TOAND REVIEW ON 12/19/19
TO REVIEW TREES IN LEAF OFFCONDITIONS.
FOR TRAIL AND SIDEWALK PLACEMENT OR GRADING. THESEREMOVALS ARE EXEMPT OF REPLACEMENT AS THEY ARE CITYIMPROVEMENTS.NOT BE HEALTHY
2.
NOTES:1.
TREE INVENTORY
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
HIGH POINTE
COTTAGE GROVE, MN
26971
LICENSE NO.
MINNESOTA
11/22/19
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
DR HORTON, INC. - MINNESOTA
PREPARED FOR:
CITY REVIEW....
11/22/19
12/26/19....
INITIAL ISSUE:REVISIONS:
##
DWR
FDH IIFDH II
OR
###
##########
Tree Inventory
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-TPP01.DWG
HIGH POINTE
14
OF
H 20' W 20'
H 30'' W 15'
H 50' W 30'
H 50' W 35'-40'
H 60' W 30'-40'H 40'-60' W 30'
H 50'-75' W 50'
H 50'-60' W 40'H 12'-15' W 6'-8'
H 70' W 40'-50'
H 50'-60' W 40'
H 30'-40' W 20'-30'H 60'-80' W 25'-30'H 40'-60' W 15'-30'H 60'-80' W 25'-30'H 15'-20' W 15'-20'H 25'-30' W 20'-25'H 15'-25' W 15'-25'H 40'-60' W 20'-30'
H 50'-80' W 30'-40'
H 40'-50' W 35'-40'
H 50'-70' W 40'-50'
H 50'-60' W 40'-50'H 60'-80' W 40'-60'
SPACING O.C.
180'
11/22/19
Common Ground Alliance
13
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
AS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWN
120'
AS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWN
SPACING O.C.
60'
1" =
----
0021593.00
SIZE
6' HT., BB60'
2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB6' HT., BB6' HT., BB6' HT., BB6' HT., BB6' HT., BB6' HT., BB2" BB6' HT., BB CLUMP6' HT., BB CLUMP2"
BB2" BB
0'
PROJECT NUMBER:
105 TREES 102 TREES 66 TREES XXX SHRUBS
789 TREES 492 TREES 82 TREES 82 TREES 328 TREES -83 TREES 380 TREES 436 TREES
PRELIMINARY
410 SHRUBS
LANDSCAPE PLAN
QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY.
REFER TO FINAL LANDSCAPE PLANS FOR SPECIES LOCATIONS AND QUANTITIES.
163 TREES
Northern Pin Oak / Quercus ellipsoidalisSwamp White Oak / Quercus bicolorPrinceton Elm / Ulmus americana 'Princeton'American Sentry Linden / Tilia americana 'McKSentry'Redmond Linden
/ Tilia americana 'Redmond'Black Hills Spruce / Picea glauca densataNorway Spruce / Picea abiesColorado Spruce / Picea pungensWhite Pine / Pinus strobus
Autumn Blaze Maple / Acer x freemanii 'Jeffersred'Sienna Glen Maple / Acer x freemanii 'Sienna'Skyline Honeylocust / Gleditsia tricanthos var. inermis 'Skycole'Red Oak / Quercus rubraAccolade
Elm / Ulmus japonica x wilsoniana 'Morton'Autumn Gold Ginkgo / Ginkgo biloba 'Autumn Gold'Hackberry / Celtis occidentalisTechny Arborvitae / Thuja occidentalis 'Techny'Thornless Cockspur
Hawthorn / Crataegus crusgalli 'Inermis'Japanese Tree Lilac / Syringa reticulataAllegheny Serviceberry / Amelanchier laevisQuaking Aspen / Populus tremuloidesPrairie Rose Crab / Malus
'Prairie Rose'
Norway Pine / Pinus resinosaEastern Redcedar / Juniperus virginiana NOTES:
COMMON/BOTANICAL NAME
66
105102163
QTY.
SYMBOL
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
OVERSTORY DECIDUOUS STREET TREES:OVERSTORY DECIDUOUS TREES:CONIFEROUS TREES:ORNAMENTAL DECIDUOUS TREES: UNDESTORY SHRUBSPLANS FOR SHRUB TOTAL.
4 - OVERSTORY DECIDUOUS TREES PER UNIT
5 - UNDERSTORY SHURBS PER UNITEXISTING QUALIFYING TREES MAY BE CREDITED TOWARD THEREQUIRED TREES DETAILED IN THIS SECTION AT A RATE OF ONEPRESERVED QUALIFYING TREE TO ONE REQUIRED TREE.(SEE
TREE INVENTORY: 103 QUALIFYING TREES SAVED)SEE TREE PRESERVATION PLAN AND TREE INVENTORY FORCOMPLETE CALCULATIONS.
1 - CONIFEROUS TREE PER UNIT1 - ORNAMENTAL DECIDUOUS TREE PER UNIT
SEE TOWNHOME FOUNDATION PLANTING DETAIL WITH FINAL
TREESTREESTREES
TREES
LARGESMALL
STREET
TREES SHALL BE PLANTED 5' FROM BACK OF CURB IN A LOCATION THAT DOES NOT
BUFFERSTREET TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASED ONCONSTRUCTED DRIVEWAY AND UTILITY LOCATIONS.INTERFERE WITH CURBSTOPS OR INDIVIDUAL SEWER & WATER CONNECTIONS.NO PLANTING
WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA.
(952) 937-5150(952) 937-5822(888) 937-5150
*****
******
OVERSTORYDECIDUOUSOVERSTORYEVERGREENOVERSTORY
-
TOTAL LANDSCAPE REQUIRED:TREE PRESERVATION REPLACEMENT: TOTAL LANDSCAPING PROVIDED:
RESIDENTIAL DEVELOPMENTS: TOWNHOMES (82 UNITS)EXISTING TREES PRESERVED CREDIT:
Preliminary Plant ScheduleLandscape RequirementsLandscape Provisions
2.3.
NOTES:1.
PhoneFax
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STREET 6
5
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COTTAGE GROVE, MN
POH
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26971
3
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LICENSE NO.
H
T
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MINNESOTA
O
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POH
11/22/19
T
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121,369 sf E
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
UR
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186,166 sf
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
H
NWL:957.7NWL:957.7HWL:958.4HWL:958.4
O
WETLAND 2WETLAND 2
P
DR HORTON, INC. - MINNESOTA
H
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PREPARED FOR:
H
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4
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ONWL:948.2NWL:948.2HWL:950.6HWL:950.6
WETLAND 1WETLAND 1
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CITY REVIEW....
11/22/19
H
12/26/19....
O
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INITIAL ISSUE:REVISIONS:
O
T
S
H
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6'
STREET 1
2
2
DWR
FDH IIFDH II OR
FO
HOPFOHPOH 12'
OPPOHPOHHO
POHP
59.99998'
FOFOFOFOFOPOHFOPOHFO
POH
POHPOH
POH
O
T
S
UNEVA AVENEG
HTUOS E
H
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P
EUNEVA YRUTNEC
STO
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0021593.00\\DWG\\CIVIL\\PRELIM\\0021593S-PLP01.DWG
HIGH POINTE
14
OF
11/22/19
Common Ground Alliance
Call 48 Hours before digging:14
811 or call811.com
DATE:
SHEET NUMBER:
0021593.00
PROJECT NUMBER:
PRELIMINARY
LANDSCAPE DETAILS
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
PhoneFax
N.T.S.
LA29
10/19/18
LAST REVISED:
TOP STAKES 5' ABOVE GROUND (MAX.)WOOD OR PAINTED STEEL DELINEATORAROUND AND OUTSIDE ROOT BALL.
OR TO FIRST BRANCH. BOTTOM OFSTAKE 3' (MIN.) BELOW GROUND.STAKING POSTS TO BE 2"X2" STAINEDPOSTS. PLACE 3 POSTS EQUIDISTANTSECURE TREE TO POSTS WITH 16" LONGPOLYPROPYLENE OR POLYETHYLENE,
40MIL., 1.5" WIDE STRAP.
SET ROOT BALL ON UNDISTURBED SUBSOILOR COMPACTED SOIL MOUND MATCHINGTREES NATURAL GROUNDLINE WITH
PRUNE OUT MISDIRECTED BRANCHES.PROVIDE ONE CENTRAL LEADER.GUYING AND STAKING, AS REQUIRED, FORONE (1) YEAR ON ALL DECIDUOUS ANDCONIFEROUS TREES:PLACE MULCH, DEPTH AS SPECIFIED, OVERPLANT
PITS - DO NOT PILE AGAINST TRUNK.FORM 3" DEEP WATERING BASIN.BACKFILL PLANT PIT WITH SPECIFIEDBACKFILL SOIL.REFER TO AMERICAN STANDARD FORNURSERY STOCK FOR MINIMUM BALL SIZE.ROOT FLARE
TO BE PLANTED AT OR NEARFINISHED GROUNDLINE.SCARIFY SIDES AND BOTTOM OF HOLE.FINISHED SITE GRADE.
HIGH POINTE
COTTAGE GROVE, MN
2XBALL
PLANTING
DIAMETER
EVERGREEN TREE
26971
LICENSE NO.
MINNESOTA
N.T.S.
11/22/19
LA28
10/19/18
OR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF CORY MEYERDATE:
LAST REVISED:I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEDULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWS
TOP STAKES 5' ABOVE GROUND (MAX.)WOOD OR PAINTED STEEL DELINEATORAROUND AND OUTSIDE ROOT BALL.
OR TO FIRST BRANCH. BOTTOM OFSTAKE 3' (MIN.) BELOW GROUND.STAKING POSTS TO BE 2"X2" STAINEDPOSTS. PLACE 3 POSTS EQUIDISTANTSECURE TREE TO POSTS WITH 16" LONGPOLYPROPYLENE OR POLYETHYLENE,
40MIL., 1.5" WIDE STRAP.
TREE WRAP MATERIAL FROM GROUNDLINESET ROOT BALL ON UNDISTURBED SUBSOILOR COMPACTED SOIL MOUND MATCHINGTREES NATURAL GROUNDLINE WITH FINISHEDSITE GRADE.
PRUNE OUT MISDIRECTED BRANCHES.PROVIDE ONE CENTRAL LEADER.GUYING AND STAKING, AS REQUIRED, FORONE (1) YEAR ON ALL DECIDUOUS ANDCONIFEROUS TREES:UPWARD TO FIRST BRANCHES, AS REQUIRED.PLACE
MULCH, DEPTH AS SPECIFIED, OVERPLANT PITS - DO NOT PILE AGAINST TRUNK.FORM 3" DEEP WATERING BASIN.BACKFILL PLANT PIT WITH SPECIFIED BACKFILLSOIL.REFER TO AMERICAN STANDARD FORNURSERY
STOCK FOR MINIMUM BALL SIZE.ROOT FLARE TO BE PLANTED AT OR NEARFINISHED GROUNDLINE.SCARIFY SIDES AND BOTTOM OF HOLE.
2XPLANTING
BALL
DIAMETER
DECIDUOUS TREE
LAKEVILLE, MINNESOTA 55044
20860 KENBRIDGE COURT, SUITE 100
Planting Details
DR HORTON, INC. - MINNESOTA
PREPARED FOR:
CITY REVIEW....
11/22/19
12/26/19....
INITIAL ISSUE:REVISIONS:
##
###
DWR
FDH IIFDH II
OR
###
ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.ALL
PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESSTHAN 5:3.
ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.ALL SUBSTITUTIONS MUST BE
APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BIDAND/OR QUOTE BY THE LANDSCAPE CONTRACTOR.ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE
SHALL ADHERE TO,TEMPORARY ONLY.WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLYABOVE FINISHED GRADE.WRAP ALL SMOOTH-BARKED TREES - FASTEN
TOP AND BOTTOM. REMOVE BY APRIL 1ST.THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING.AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS.ALL
PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDEDAS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES
NOALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BE STANDARDAPPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS,AS-BUILT
PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP
CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OFNO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THEIMMEDIATE
AREA.CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THEDATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING.REPLACEME
NT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING.BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014
OR MOST CURRENT VERSION)REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL
AT SITE. PROPERLY HEEL-IN MATERIALS IF NECESSARY;PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED &BURLAP TREE. IF THIS IS NOT THE
CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR/ROOT FLAIR.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS.PRUNE PLANTS AS NECESSARY
- PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OFEXISTING AND PROPOSED TREES.STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR.LANDSCAPE
CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS.BACKFILL SOIL AND TOPSOIL TO BE EXISTING TOP SOIL FROM SITE AND ADHERE TO MN/DOT STANDARDSPECIFICATION
3877 (COMMON TOPSOIL BORROW), FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOILDEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASSMULCH
TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDSSHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUNDHARDWOOD
MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND COLORED RED, OR APPROVED EQUAL.MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTINGCONDITIONS
(WHERE APPLICABLE).EDGING TO BE COMMERCIAL GRADE VALLEY-VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE,GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS
TO CUT ABOVE WITHOUTDAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V-SHAPEDDEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL
TREE, SHRUB, ORRAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS(WHERE APPLICABLE).MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN
WEEDS. ALL TOPSOIL AREAS TO BE RAKED TOREMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. SEED AS SPECIFIED ANDPER MN/DOT SPECIFICATIONS. IF NOT INDICATED
ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN.PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPECONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE
SHOP DRAWINGS TO LANDSCAPE ARCHITECT FORDURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. ALLINFORMATION ABOUT INSTALLATION AND SCHEDULING
CAN BE OBTAINED FROM THE GENERAL CONTRACTOR.CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLYESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL.
OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR.REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THESITE DISTURBED DURING CONSTRUCTION.REPAIR
ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.
Planting Notes 2.3.4.6.7.8. 9.20.21.22.23.
1.5.10.11.12.13.14.15.16.17.18.19.
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
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