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Home My WebLink About2020-02-24 PACKET 06.4.STAFF REPORT CASE: ZA2020-007 & PP2020-008 ITEM: 6.4 PUBLIC MEETING DATE: 2/24/20 TENTATIVE COUNCIL REVIEW DATE: 3/18/20 APPLICATION APPLICANT: TEG Land Holdings, LLC REQUEST: A zoning amendment to rezone approximately 119 acres of land from AG -2, Agricultural, and R-2.5, Residential, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Sullivan Acres that would create 235 lots for detached single-family homes and 12 outlots. SITE DATA LOCATION: Northeast Corner of 65th Street and Geneva Avenue ZONING: AG -2, Agricultural, and R-2.5, Residential GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury Woodbury (Rural Res.) EAST: Residential Low Density Res. SOUTH: School Public Space/M.D. Res. WEST: Newport Newport (Rural Res.) SIZE: Approximately 119 Acres DENSITY: 1.97 Units Per Acres RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 1/30/2020 60 -Day Review Deadline: 3/30/2020 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Sullivan Pines Planning Case Nos. ZA2020-007 & PP2020-008 February 24, 2020 Proposal TEG Holdings (The Excelsior Group) is requesting approval for a zoning amendment and prelim- inary plat on 119.27 acres of land located north of 65th Street and east of Geneva/Century Ave- nue. The current zoning of the parcels is AG -2, Agricultural, and R-2.5, Residential Single Family-, the Developer is proposing a zoning change to R-3, Single Family Residential, with a PUD, Planned Unit Development, allowing for flexibility in development requirements. The plat for this residential subdivision is proposed to be called Sullivan Pines and will consist of 237 residential lots for single family homes. Location Map Review Schedule Application Received- January 30, 2020 Application Accepted- January 30, 2020 Planning Commission Meeting- February 24, 2020 Tentative City Council Meeting- March 18, 2020 60 -Day Review Deadline- March 30, 2020 �_ �Clf o RO xA: FN @R _ t V0.111 T GUK04 QoINTk F 4pS VN PARK — — U _ focHLANU NLLs LN a v 65TH ST5 - _. 65D15T5 q yQ[LpFLOWPR UR 5 Bl UF5 TLhi 14 s a w —G'A n n Location Map Review Schedule Application Received- January 30, 2020 Application Accepted- January 30, 2020 Planning Commission Meeting- February 24, 2020 Tentative City Council Meeting- March 18, 2020 60 -Day Review Deadline- March 30, 2020 Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 2 of 27 Background Site Conditions The entire project site is mainly tilled fields while the northeast corner is covered with dense deciduous and coniferous tree canopy. This unique natural area (approximately 34 acres) also maintains an approximate 10 -acre wetland area. .:A v Existing Property Conditions The proposed site abuts the recently approved Bailey Woods development (41 single family lots) to the southeast and the Highland Hills neighborhood in the northeast corner. The project area also borders the City of Newport to the west and the City of Woodbury to the north. The 1.89 -acre farmstead on the south side of the project parcel (residence and out -buildings) remain on a wooded site and may be a part of future development in the area but is not included in this preliminary plat request. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Alliant Engineering and are dated 1/29/2020. The updated site plan dated 2/18/20, which removes six lots along the proposed Y r lv' 1 .:A v Existing Property Conditions The proposed site abuts the recently approved Bailey Woods development (41 single family lots) to the southeast and the Highland Hills neighborhood in the northeast corner. The project area also borders the City of Newport to the west and the City of Woodbury to the north. The 1.89 -acre farmstead on the south side of the project parcel (residence and out -buildings) remain on a wooded site and may be a part of future development in the area but is not included in this preliminary plat request. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Alliant Engineering and are dated 1/29/2020. The updated site plan dated 2/18/20, which removes six lots along the proposed Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 3 of 27 park area and extends the cul-de-sac at 63rd Street Court, will require a full set of plans to be submitted prior to formal review and approval of a final plat. Land Use and Zoning The property is guided for Low Density Residential in the current 2030 Comprehensive Plan and the proposed 2040 Comprehensive Plan. No changes in land use are proposed with the develop- ment. 2040 Land Use Map The property is currently zoned AG -2, Agriculture. The requested rezoning from AG -2 to R-3, Single Family Residential, with a Planned Unit Development (PUD) Overlay, would be in accord- ance with the long-term growth plan for the parcel. Low Density Residential allows for 1 to 4 units per acre density. The proposed preliminary plat and the land use map from the City's Future Vision 2040 Comprehen- sive Plan are consistent in the following ways: The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future land use development of the applicant's property for low density residential land uses. The de- veloper is proposing single-family lots for the property, which is consistent with the City's Future Vision 2040 Comprehensive Plan. • Trail and sidewalk connections are proposed and acceptable to the City. The proposed preliminary plat and grading plan are consistent with the low density residential land use designation for this area. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 4 of 27 Preliminary Plat The preliminary plat, as proposed, depicts a logical development given the performance standards of the zoning district. The plat consists of 237 units, which equates to a density of 1.9 units per acre, aligning with the Comprehensive Plan guidance of 1 to 4 units per acre. VSE - � - - MW F1 ��-LLIO, -IFI: ,TIS-I�I�ITP-i' yy��gg MO !ll„ _ _ I �rmaQ- { _ Yr'f f jet` rte• ,_ Preliminary Site Plan (dated: 2/18/20) I 1'VPIGA� 6d Council Workshop The Developer met with City Council at a workshop on January 15, 2020. The Developer pre- sented their preliminary plans for development of the site and welcomed Council's feedback at Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 5 of 27 the preliminary stage of development planning. The Council, overall, welcomed the preliminary development design but did provide the following feedback to the Developer: • Requested removal of proposed lots along the proposed park area opening the view of the open space as residents travel through the neighborhood. • Indicated parking should be proposed as bump out on street parking as opposed to a parking lot area within the park. Neighborhood Meeting The Developer (The Excelsior Group) held a neighborhood meeting on February 13, 2020. Notice of the neighborhood meeting was sent to surrounding property owners within 500 feet of the pro- ject area. The intent of the meeting was to give neighboring property owners the opportunity to ask questions and present concerns they might have to the developer in the early planning stages of the proposed project. Three residents and a representative of the landowner attended the neighborhood meeting. Below is a summary of the comments, questions, and concerns that were received: • Two residents, whose properties abut the proposed future park area in the northeast corner of the site, were interested to know how far the future trail would be spaced from their property lines and the timing of the trail installation. o Staff indicated the park master plans are very preliminary and that level of detail has not been verified. Staff provided them with the City's Parks Director contact information to keep them informed of the timeline and trail location as the park planning process continues. Zoning Development Standards The development performance standards of the requested zoning district classifications are detailed below. Lot Development Performance Standards Standard Proposed Zoning R-3 Sullivan Pines R-3/PUD Minimum Lot Area 10,000 sf 6,300 sf Minimum lot width 75 feet 55-65 feet Minimum side yard setback House 7.5 feet 7.5 feet Minimum front yard setback 30 feet 25 feet Lots 2-8, Block 1: 30 feet Minimum rear yard setback 35 feet 35 feet Corner lot setback 20 feet 20 feet Maximum Principal structure height 30 feet 35 feet Lot widths range between 55 feet and 65 feet wide and an average lot area between 16,500 square feet (0.34 acres) and 6,300 square feet (0.14 acres). A reduced front yard setback will Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 6 of 27 allow for greater rear yard green space and will align the proposed development with recently approved developments in the area. Lots 2 to 8, Block 1, along Highland Hills Lane will be required to maintain the 30 -foot front yard setback that was also required in the Highland Hills and Bailey Woods neighborhoods to the east. With the continuation of Highland Hills Lane into the proposed development, maintaining the 30 -foot front setback on these lots abutting Highland Hills Lane will create uniformity throughout the street corridor. Ja�_pCK 6 2 a aTC1P ti51 GN _ (TYP �— y iii•~ 4'..n'I Gow�.. ._;aaa i ANTJ �+Tllri� 1YI') r FFTIJGHT 't 2 1 rrPI 4 M I' S 0 7YP -, ..-_ �ST(W SICN 'i U [TW) 3�fi?: ��:p7rf-I rr,no, r Q. .$ 0'. ' -fa 5 s,6 TL i y INFILTRATI6N► _' $I SIN 5 OUTLOT`- __=- _ I I 10' t1A1.'*TENA' I ACCESS 7RA1I 30 -foot Front Yard Setback Lots a 1 M 8 Homeowners Association A homeowners association (HOA) will be created for the Sullivan Pines development. This HOA will be responsible for implementation and enforcement of required covenants for the develop- ment. These covenants must include private regulations regarding maintenance of common areas and HOA -owned outlots within the development including cul-de-sac islands. Density The density of the proposed Sullivan Pines development is 1.9 units per acre. The density range for the Low -Density Residential Land Use District is 1-4 dwelling units per acre. The proposed development meets the Comprehensive Plan standards. G 7 IT AND II Ir � CONNECT TO •+ E)35TING TRAIL •T'T +•' APPROXIMaTF '.'. 4 MC%UWENT LOCO NV l - F:lE-I Tu M I' S 0 7YP -, ..-_ �ST(W SICN 'i U [TW) 3�fi?: ��:p7rf-I rr,no, r Q. .$ 0'. ' -fa 5 s,6 TL i y INFILTRATI6N► _' $I SIN 5 OUTLOT`- __=- _ I I 10' t1A1.'*TENA' I ACCESS 7RA1I 30 -foot Front Yard Setback Lots a 1 M 8 Homeowners Association A homeowners association (HOA) will be created for the Sullivan Pines development. This HOA will be responsible for implementation and enforcement of required covenants for the develop- ment. These covenants must include private regulations regarding maintenance of common areas and HOA -owned outlots within the development including cul-de-sac islands. Density The density of the proposed Sullivan Pines development is 1.9 units per acre. The density range for the Low -Density Residential Land Use District is 1-4 dwelling units per acre. The proposed development meets the Comprehensive Plan standards. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 7 of 27 Transportation Access is proposed to the development through the extension of Goodview Avenue at the 65th Street roundabout into the site from the south as well as through the extension of Highland Hills Lane from the Bailey Woods development to the east Site Access Points With the proposed development layout, traffic that currently utilizes Geneva/Century Avenue, an unimproved gravel local street, will route onto the neighborhood collector (Goodview Avenue) which will extend through the new development from 65th Street to the northwest corner of the property (Woodbury). By "rerouting" Geneva/Century to connect to 65th Street at the newly in- stalled roundabout, the traffic trips at the 65th Street and Geneva/Century intersection will be significantly reduced. This reduction in the number of trips at this intersection would be ideal con- sidering the unsafe grades and sight lines that currently exist at this intersection. Given the City boundary between the Cities of Newport and Cottage Grove (at the westerly property line) is at the center line of Geneva/Century, discussions are taking place to determine the future of this section of unimproved roadway between the two communities. A potential option might be removal of the northern connection of Geneva/Century to 65th Street. This option would significantly reduce the amount of traffic on the roadway as well as a reduction in future road maintenance costs as only four Newport properties would directly access this sec- tion of roadway. The City of Cottage Grove continues to work closely with the City of Newport to determine the future of this segment of road. , wr •>1' - �j r inn'. n a. y 7 V . •' N tom" - .... , - `_ r F *. ,w f � C a sL 'y J� Highland hills Lane r Ft as �.�'` ` x :4 _.,. 41 Site Access Points With the proposed development layout, traffic that currently utilizes Geneva/Century Avenue, an unimproved gravel local street, will route onto the neighborhood collector (Goodview Avenue) which will extend through the new development from 65th Street to the northwest corner of the property (Woodbury). By "rerouting" Geneva/Century to connect to 65th Street at the newly in- stalled roundabout, the traffic trips at the 65th Street and Geneva/Century intersection will be significantly reduced. This reduction in the number of trips at this intersection would be ideal con- sidering the unsafe grades and sight lines that currently exist at this intersection. Given the City boundary between the Cities of Newport and Cottage Grove (at the westerly property line) is at the center line of Geneva/Century, discussions are taking place to determine the future of this section of unimproved roadway between the two communities. A potential option might be removal of the northern connection of Geneva/Century to 65th Street. This option would significantly reduce the amount of traffic on the roadway as well as a reduction in future road maintenance costs as only four Newport properties would directly access this sec- tion of roadway. The City of Cottage Grove continues to work closely with the City of Newport to determine the future of this segment of road. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 8 of 27 65th Street Roundabout Improvements The Developer will also be responsible for upgrading the northern leg of the 65th Street round- about as part of the development. With the improvements, the trail along 65th Street will also be required to be extended to the western city boundary. The existing pedestrian crossing at the west end of the roundabout will be required to be removed and a pedestrian ramp constructed at the permanent pedestrian crossing location at the roundabout further to the east, as indicated below. The existing pedestrian ramps were installed as a temporary measure until such time develop- ment continued in the area. The same pedestrian crossing modifications will be required as a part of the High Pointe development in the southwest corner of the roundabout as well. Goodview Avenue will be constructed as a 36 -foot face-to-face roadway, with a 66 -foot right-of- way. The remainder of the streets are proposed to be 28 -foot wide public streets face-to-face with a minimum of 60 feet of public right-of-way. The applicant has conducted a traffic evaluation which indicates the proposed development would have a minimal operational impact on the surrounding roadway network and neighborhoods. Street names have been designated per Washington County's uniform street naming guide. The proposed street names have been reviewed and approved by the City's Public Safety Department to ensure the most efficient emergency response to the area. All street names must be labeled on the final plat. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 9 of 27 �— x4 uth AAW Ail! Ln # 41w to p Ii aQE 0(*>, RIM 4. L _ -_ ar _, ; •� try Y� k 63rd Str etC"41 50"th J� T ighl4nd`•Hitls y I C) F ..�.� Circle:Sou#h- •�`""` 63d greet 5GtCDrylE{ ,o 64 #iY.#rp��`�5� e# South m >.. 1 11'� i wl"x �.. •�. • `, r t - � r.*�'� i ., ,` .. � �� tk„� _• aka I 1 I �t P1.7 � - r•e.,-s7r-'s�1=_f- s`i].�Fi 4V�a,m. nm. No.:a Proposed Street Names All proposed cul-de-sacs are required to have a centered landscape island constructed to the City's standard detail and to be maintained by the HOA. These cul-de-sac islands, the entrance median, and the proposed monument sign must be platted as outlots to be owned and maintained by the HOA. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 10 of 27 Cul -De -Sacs Requiring Landscape Islands Temporary cul-de-sacs or turn-arounds are required to be installed at the exception parcel (1.89 acres) until such time the parcel develops. Highland Hills Lane abutting the westerly property line of the exception parcel would require a secondary emergency access as well until such time the exception parcel develops. All assessment waiver conditions from the 65th Street assessment must be met and fees paid prior to the release of the final plat for recording. Trails and Sidewalks The 16 -foot boulevard between the back of the curb and the property lines for each parcel will allow for the required sidewalk along each local street within the development. A sidewalk will be required to extend from the sidewalk stubbed at the east property line abutting the Bailey Woods development and continue along the extended Highland Hills Lane. A sidewalk will extend to the northerly property boundary along both sides of Goodview Avenue allowing for safe pedestrian travel to the middle school. At the southerly connection of Goodview to 65th Street, a sidewalk will connect pedestrian traffic to the trail system that extends east and west along 65th Street on the north and south sides of the street. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 11 of 27 The Developer will be responsible for construction/extension of the trail along 65th Street to the west, terminating at Geneva Avenue. A trail connection will be made to the sidewalk along Goodview Avenue allowing access for pedestrians into the passive park area and trail system. '1t -L. - € '7+41 _.1--liII: I.TH-GGITI-ii I I ll"t. VIEW - I h E - ,,,LW Trail connection I I y+ 1 I will be made at- f'a. future park * I. Ia1 r* � ti rnrrr�,�j • _��t �,.-y_u •..e. -. .I aµ -a17 9 I LI I � � TYPICAL -WTH STREET SOUT" wweo.lm xa rd L—_ _-- Proposed Sidewalk and Trail Connections Stormwater Management Plan Storm sewer will be extended from all streets to the stormwater basins proposed throughout the development. The proposed basin areas require access points, which are to be a minimum of 20 feet wide, to allow for maintenance of the infrastructure in the future. The Developer has depicted these required pond access routes to all proposed ponding areas and will be required to dedicate the accesses as an easement to the City. These property owners on either side of these access routes will be required to maintain the vegetation to the centerline of the access. Planning Staff Report - Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 12 of 27 I -E VV E rE : ' Stormwater Infrastructure r Outlots that do not contain ponding will be required to be owned and maintained by the HOA. These outlots include, F, H, and K. Outlot L shall be deeded to the City for future 65th Street improvement right-of-way. The preliminary stormwater management plan and wetland delineation, dated September 20, 2019, was submitted and reviewed by the City's engineering staff, and their comments are in- cluded in a plan review letter dated February 21, 2020. The Developer's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater requirements. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 13 of 27 Grading As with all new development projects, site grading is necessary to provide on-site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least three feet above the ordinary high-water elevation for stormwater basins. As noted on the preliminary grading, drainage, and erosion control plan, silt fence will be installed along the perimeter of the grading limits. Part of the grading requirements for the site include construction of the required ponding for the site. These ponds will be platted in outlots that will be owned and maintained by the City. The preliminary grading plan (dated: 1/29/20) was reviewed by the City's engineering staff, and their review comments are included in the February 21, 2020, memorandum. Additional grading review will be required upon submittal of an updated plan set. These plans are required to be submitted and approved prior to issuance of a grading permit. Utilities The development parcel is located within the Metropolitan Urban Service Area (MUSA) and have public utilities available at Highland Hills Lane at the east property line. This location is a stub from the Bailey Woods development. Water will be connected from the available pipe at Goodview Avenue and 65th Street and Highland Hills Lane while sewer will be connected at Highland Hills Lane. The City's engineering staff is reviewing the need and the ability to stub utilities for future devel- opment within the Cities of Newport and Woodbury. Woodbury has indicated the parcels along their southerly border with Cottage Grove are guided as rural lots, which would be greater than one acre in size and would not require public utilities for development. The installation of the on-site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City specifications. The Engineering memo dated February 21, 2020, addresses the connections for the project. Drainage and utility easements are required over all utility connections and infrastructure, allowing the City access to public infrastructure. Tree Preservation City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire project area of a proposed development. Inventories can be completed as an individual tree in- ventory and/or large woodland tract inventory. An individual inventory provides the tree species, diameter inches, and health of each individual qualifying tree on site. A large woodland tract (con- tiguous canopy equal to 7,500 square feet or greater), can be utilized to get an average of the qualifying inches within preserved canopy areas without inventorying each individual qualifying tree. The Developer is proposing to dedicate approximately 32 acres of densely wooded open space (yellow shaded area below). A large woodland tract inventory method was used for this area and identified approximately 157,635 significant inches of qualifying trees within the woodland areas, utilizing the proxy calculation within the zoning code. The remainder of the 119 -acre parcel was inventoried individually indicating approximately 18,105 significant qualifying inches. The devel- oper is permitted to remove 35 percent of the qualifying inches from the site, which would be approximately 61,509 significant inches. The developer is proposing to remove approximately Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 14 of 27 16,656 qualifying inches or 9.48 percent of the total significant inches on the site while preserving the large woodland tract areas within the northeast corner as well as mature trees along the east- erly property line abutting the Bailey Woods development-, therefore, no mitigation is required. %k Large woodland tract areas— preserved U aSR Tree Inventory Areas Landscaping City Code requires a minimum amount of landscape plantings be installed as a part of single- family development projects within the City. Required plantings include boulevard trees (one per lot, two per corner lot), and individual lot landscaping as indicated in the below table: P. Z35 family lots singk Boulevard 4 Trees/10 Difference Mitigation Trees Shrubs Total (required prior to 11-6-19 10-5.311 i0.5-317 Required Proposed CO) Coniferous o 1per unit 235 235 235 ornamental 0 0 1 per unit 3 per unit 470 235 235 235 235 Overstory 10 per unit 2350 2350 Shrubs 2350 Required Landscape Calculation Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 15 of 27 The Developer has provided a landscape plan indicating the proposed locations of the required boulevard trees (one for each lot). The City Forester has reviewed the location and species of each boulevard tree to ensure tree locations do not interfere with utility infrastructure, pond access routes, hydrants, traffic signage, and street lighting. The City Forester's comments have been included in the engineer review memo dated 1/21/20 and will be required to be complied with. A landscape escrow will be required to be submitted prior to issuance of a building permit in the amount of 150 percent of the landscape cost for the boulevard trees. City Code Title 10-5-3 requires an additional four trees (one coniferous and three deciduous) and ten shrubs be planted at each single-family lot. These required plantings are typically installed after construction of the residence and can be placed anywhere within the single-family lot. The Developer must work with the builder and property owner to ensure the appropriate plantings are installed prior to the issuance of a certificate of occupancy. The Developer is proposing ponding along the extent of the development parcel along 65th Street. This ponding will create a natural buffer of the single-family lots from the 65th Street ROW and maintain the buffer that has been continued within development to the east of this proposed pro- ject. The intent is to maintain the 50 -foot buffer along the 65th Street corridor as a natural screen- ing of the neighborhoods from the County Road. Developments to the east have maintained a landscaped berm buffer at 65th Street as opposed to the proposed ponding of this development. In order to streamline the 65th Street corridor, landscape plantings will be required along 65th Street above the high-water level of the proposed ponding areas. All plantings within the land- scape areas throughout the project will be required to be irrigated. These areas will be required to be maintained and mowed by the HOA. Park Land and Open Space A minimum of 10 percent of developable area shall be required for new developments to provide residents with public recreation facilities including parks and open spaces as a part of development projects per City Code Title 10-4-3. The City's Comprehensive Plan guides the northeast corner of this parcel for future passive park and open space area. The Developer would be required to dedicate the park lands as required. The Devel- oper is proposing to dedicate approximately 11.99 acres of open space, which meets the City's Zoning Code minimum requirement. Prior to the development interest in the parcel, a master plan had not yet been approved for the 2040 future park area. A passive park master plan was created by the City's consultant engineer and proposed to the Parks Commission at their February 11, 2020 meeting. Their comments included: Planned -Parks, -Open -Space -and•Trails:¶ 2040-Comprehensive •Planj a Yi ■r Y�iY� Yf YY! * � �!f YYl4 i i ice. 40 �.! sup Fami]V Pie . 1.. Cl f f � *r 41 FA19 * •� �-�- n Id 04 Ullman Aye ' f � r Planned -Parks, -Open -Space -and•Trails:¶ 2040-Comprehensive •Planj Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 16 of 27 • Bump out parking should be required along Goodview Avenue. • The six lots proposed along the park entrance should be removed to provide a park vista view when traveling through the development. o The Developer has provided an updated plan since the approval of the park master plan. The proposed site plan, indicated throughout this report, has removed the six lots along the park area. P_T_ 7.,i U. F T. i,sm LF. 0- •rw4kw iT_ Yda Tw llm Siwa mon sall�Mo..,.�sa.e.rrfl. �. 6 Approved Planned Passive Park Master Plan The proposed development would provide for pedestrian connections to the park area via side- walks and trails. The park would also have access from neighboring developments through the City's expansive trail system. Proposed park infrastructure will include a trail around the wetland area. Potential future park amenities include park benches, passive play areas, boardwalk, and overlook areas. Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and be provided in the development agreement. All fees and charges will be memorialized within the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Development Excelsior Homes has indicated they would like to see a variation of three to four different builders within the development. They have not yet solidified the builders that would be involved within the Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 17 of 27 development but have noted the phasing of the project would allow for a wide variation of product types including a potential villa product on the proposed 55 -foot wide lots in the southwest portion of the development. Note: the site plan below does not align with the most up-to-date site plan, although it continues to indicate the location of the smaller lot sizes (55 -foot wide lots) versus the larger lot sizes (65 -foot wide lots) as well as a preliminary phasing of the project: LEGEND. 65 -foot wide lots . _ r , w L A, i a 4 M -- 55 -foot ►pride lots N A Development Phasing tlL4i Y nUtYV Of4ilWld} Fencing Any fencing proposed on lots along 65th Street will be required to be uniformly designed with uniform color. The developer should communicate that all new property owners of Lots 1 to 8, Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 18 of 27 Block 1; Lots 1 to 3, Block 7; and Lots 28 to 42, Block 10, should plan for installation of fencing with uniform design and color. This shall be included in the HOA covenants. Public Hearing Notices Public hearing notices were mailed to 54 property owners who are within 500 feet of the proposed subdivision and published in The Bulletin on February 12, 2020. Recommendation That the Planning Commission recommend that the City Council approve the following two appli- cations: A. A zoning amendment to change the zoning of property located north of 65th Street South and East of Geneva/Century Avenue from AG -2, Agricultural and R2.5 — Residential Single Family, to R-3, Single Family Residential with a Planned Unit Development (PUD). B. A preliminary plat for a residential subdivision to be called Sullivan Pines, which will consist of 237 lots for single-family homes. Approval of the preliminary plat is subject to the following conditions: General Development 1. 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. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The applicant receives appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency, and Washington County. 4. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated February 21, 2020, subject to modifications that are agreed to by the developer and City Engineer. 5. All conditions of the 65th Street assessment must be addressed at time of sale of the prop- erty and prior to the recording of a final plat. 6. The Developer shall install the remaining trail segment along 65th Street to the City's west- erly boarder, remove existing pedestrian ramp at the 65th Street roundabout, and install the trail connection to the permanent roundabout pedestrian crossing location. Platting, Land Dedication, and Easements 7. The final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 19 of 27 8. The Developer must enter into an agreement with the City of Cottage Grove for the com- pletion of the public 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. 9. The final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 10. Common mailboxes meeting the approval of the local postmaster are required. 11. No lots shall be platted along Goodview Avenue adjacent to the park area. The section between 63rd Street and Goodwin Avenue will remain open park area with bump out on street parking. 12. All center islands and medians within the development must be platted as outlots and owned and maintained by the HOA. Construction and Grading 13. A grading permit and financial guaranty is required prior to approval of grading activity related to the project. 14. Prior to Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a rock construction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 15. 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. 16. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 11-6-12, Erosion Control During Construction of the City's Subdivision Ordinance. 17. 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 be submitted to the City Engineer. Lot Performance Standards 18. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for single-family dwellings is 1,200 square feet. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 20 of 27 b. The minimum attached garage floor area for single-family dwellings shall be 440 square feet. c. Architectural design is required on all four sides of the principal structure. d. The minimum roof pitch for the main roof slope is a 6/12 pitch. e. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. f. Architectural materials must be varying on the front fagade of the principle structure (shakes, board and batten, brick or stone, accent siding, shutters, window boxes, etc.). 19. Home styles and floorplans that meet the intent of the PUD may be offered subject to administrative review and approval from City staff. 20. If fencing is installed within the project area, it must be constructed of the same design, materials, and color throughout the development. 21. Lots 2 to 8, Block 1 are required to have a minimum 30 -foot front yard setback aligning with existing lots abutting Highland Hills Lane to the east. Utilities 22. The Developer is responsible for providing the necessary easements and costs associated with road 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. 23. The water utility plan shall conform to the City's water supply and distribution plan. 24. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 25. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 26. 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). RtrPPtc 27. The street names for proposed public streets shall align with the County's uniform street naming system and labeled on the final plat. 28. The City's curb replacement policy must be complied with during home building. A bitumi- nous wedge shall be maintained on the street until 90 percent of the homes are constructed in any phase or in three years. 29. Sidewalk shall be installed on one side of each public street and on both sides of Goodview Avenue South from 65th Street to the north project site boarder. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 21 of 27 Landscaping and Irrigation 30. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. The HOA is responsible for the maintenance of the irrigation system within the boulevard area to the back of the curb and within any outlots. An irrigation plan is required to be submitted and approved prior to the issuance of a building permit. 31. All proposed tree locations on the proposed landscape plan shall be reviewed and ap- proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off any utility pipe. Coniferous trees shall be located a minimum of 15 feet off any utility pipe. No trees shall be located within a storm pond high water level or within the pond access routes. Trees shall not be located so as to interfere with hydrants, street lighting, and traffic signage. 32. A buffer along 65th Street South between the trail and the high water level of the ponding within Outlots A and I shall be landscaped aligning with existing developments along 65th Street. These landscaped areas are required to be maintained by the HOA. The Developer shall enter into a maintenance agreement with the City of Cottage Grove for maintenance of landscaping required to be installed within City owned outlots A and I and the irrigation and turf maintenance up to the back of the curb of 65th Street South. 33. The City Forester will mark the location where boulevard trees must be planted and ap- prove the tree species to be planted. The final landscape plan must be reviewed, coordi- nated, and approved by the City Forester. 34. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 35. Four trees and ten shrubs are required to be installed within each lot prior to the issuance of certificate of occupancy. 36. The HOA will be required to maintain the vegetation between the 65th Street trail and the back of the curb of 65th Street. 37. Outlot L shall be deeded to the City. 38. Outlots that are not deeded to the City as stormwater basins are required to be maintained by the HOA. a. Outlot F b. Outlot H c. Outlot K Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 22 of 27 Surface Water Management 39. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. 40. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be sur- veyed to ensure the emergency overflows are properly graded and maintained. Onsite Infrastructure Improvements 41. A street lighting plan must be submitted by the Developer and approved by the City Engi- neer. 42. The Developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of- way grading has been completed in order to preserve the lot markers for future property owners. 43. The Developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlot A and B. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. The actual number of park boundary markers will be determined once the final boundary configuration for the Outlots is determined. 44. The Developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. 45. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer's acts or omissions in performing the obliga- tions imposed upon Developer by this paragraph. 46. The Developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the Developer. The Developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the perfor- mance of the work described in the development agreement. 47. The Developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a Developer's default and the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City. 48. The Developer is responsible to require each builder within the development to provide a rock entrance for every house that is to be constructed in the development. This entrance Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 23 of 27 is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 49. The Developer will be required to conduct all major activities to construct the public improvements during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M. to 7:00 P.M. 9:00 A.M. to 5:00 P.M. Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 50. The Developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth, or debris resulting from construction work by the Developer or its agents or assigns. All debris, including brush, vegetation, trees, and dem- olition materials, shall be properly disposed of off-site; burying construction debris, trees, and other vegetation is prohibited. Burning of trees and structures is prohibited, except for fire training only. 51. The Developer grants the City, its agents, employees, officers, and contractors' permission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the Developer. 52. Upon acceptance of the public improvements by the City Council, all responsibility for the improvements must be assumed by the City, except that the Developer is subject to a one- year warranty on the construction of the improvements from the time of acceptance by the City of all public improvements. 53. The City will not have any responsibility with respect to any street or other public improve- ments unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the Developer may request, in writing, their acceptance by the City. This request must be accompanied by proof that there are no outstanding judgments or liens against the land upon which the public improvements are located. Upon the City's receipt of a written request for acceptance from the Developer, the City Engineer will conduct a final inspection of the public improvements and will furnish a written list of any deficiencies noted. The City Engineer will base the inspection on com- pliance with the approved construction plans, profiles and specifications, as required by the city ordinance. Upon satisfactory completion of all construction in accordance with the approved plans, profiles, and specifications, as certified by a registered engineer in the State of Minnesota, and receipt of reproducible record drawings and satisfactory test re- sults, the City Engineer will notify the Developer in writing of the City's approval of the public improvements and schedule the request for acceptance for review by the City Council. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 24 of 27 54. 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. 55. The Developer is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 56. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. b. Presence of a paved road within three hundred feet (300') and presence of a fire hydrant within one thousand feet (1,000') of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the pro- posed model home's driveway. d. No certificate of occupancy for such model homes shall be issued until all typical requirements for such issuance have been met. e. Final plat has been recorded. 57. No additional building permits beyond the model permits will be issued until such time as adequate public utilities, including streetlights and streets, have been installed and deter- mined to be available to use. The City will require that the utilities, lighting, and street sys- tem have been constructed and considered operational prior to issuance of any building permits in the development. Also, the City must have all the necessary right-of-way and/or easements needed for the property to be serviced. 58. The Developer acknowledges in the development agreement that prior to the construction of the improvements, site conditions, access to paved roads, and fire hydrants will be sub- standard and will not be optimized until the improvements are completed. To the fullest extent permitted by law, Developer agrees to indemnify the City, its officers, employees, agents and others acting on its behalf and to hold them harmless and defend and protect them (with counsel of the City's choosing) from and against any and all loss, damage, liability, cost, and expense, specifically including attorneys' fees and other costs and ex- penses of defense, which result from, or otherwise arise in connection with any actions, claims or proceedings of any sort caused by or arising from the construction or use of the model homes by Developer or its contractors, employees, agents, or assigns, prior to the improvements being completed. Such claims shall include, but not be limited to, claims that the model homes could not be accessed properly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lack of proximity to fire hydrants or lack of adequate fire protection. Although indemnification Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 25 of 27 shall cease for claims arising after the improvements are completed and accepted, indem- nification obligations for claims arising prior to the completion of the Improvements shall survive the termination of the agreement. 59. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The Developer is responsible to require each builder to provide an on-site dump- ster to contain all construction debris, thereby preventing it from being blown off-site. It is the responsibility of the Developer to ensure no debris blows on or off site. 60. Adequate portable toilets must be on-site at all times during construction of utilities, road- ways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 61. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 62. All areas disturbed by the excavation and back -filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the Developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency deter- mined at the sole discretion of the City, the City may take such action as it deems appro- priate to control erosion immediately. The City will notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and the City's rights or obligations. If the Developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 63. The Developer is responsible for erosion control inspection fees at the current rates. If the Developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 64. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. 65. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 66. It is the Developer's responsibility to keep active and up to date the Developer's contract and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until the Developer has been released from any further obligation by City Council motion re- ceived in writing from the City Engineer. 67. 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: Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 26 of 27 a. Paved streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Mailboxes f. Water system (trunk and lateral) and water house service stubs g. Sanitary sewer system (trunk and lateral) and sanitary house service stubs h. Storm sewer system i. Street and traffic control signs j. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer k. Adjust and repair new and existing utilities I. Trails and sidewalks m. Erosion control, site grading and ponding n. Surveying and staking o. Stormwater basin, and open space boundary markers p. Landscaping 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 Title 10, Chapter 5 of the City Code; or if in lieu of the Developer making said improvements, the City proceeds to install any or all of said improvements, under the provisions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts provided, upon the ordering, for those public improvements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. 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. 68. 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. Planning Staff Report — Sullivan Pines Case Nos. ZA2020-007 & PP2020-008 February 21, 2020 Page 27 of 27 69. The Developer must post a cash escrow with the City's Finance Director to cover engineer- ing costs and other City services, expenses, and materials provided in reviewing and pro- cessing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services performed. This es- crow amount will be included in the development agreement. 70. Temporary parking during construction shall be permitted on only one side of the street. No construction parking is permitted on 65th Street, Century Avenue, Geneva Avenue, or within the Bailey Woods development. 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No. 74) LEGEND: PRGPER=Y LNC LCT LINE WETLAND BUFFER SETBACK LINE MAINTENANCE ACCESS BE WETLAND BUFFER MONUMENT DPROPOSED ROAD EASEMENT VACATION N Fp0.P\\r P�E �coNSSRU SCALE IN FEET a ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 1vw N.alliant-i nc.com 2 m 7 to 7 a z z a a m J z a z ? a J J a W F CC y OUPLITY ASSURANCE/CONTROL on ORTE ISSUE 13 11— 13 of 67 —_ J J o r — ( ( �'�-� 6 `� e6l a�cuee AND K este cuRe AND �// r�) ' ss STRUCTURALA GUTTER (TVP), GUTTER (TVP) "A IND 'ALL N �� • & v �Y SIE (ExaaSeD re cE) 17 \ , –� ��`� 8 PER RAMPS sTBEETL CRT POLE (TVP E. mac, % I CTM] ( ami• � p�� i yDD D N URE AND OUTTER� ALLIANT DTIDTY R� ,i 4 5 P> Q , /curt B4AND5 cuMTER AyE \\� �' ° \ [TVP (,. 733 Marquette Avenue 16let–i CoA s�Ite "I OC _ �I I� / ^ <\ �\ �\ �� iMinneapolis, MN 55402 00 (TVP) AT �29G "l-LAN612.758.3080 MONUMENTS(TFP)wanlan4lnac om 15 A F AY Y T STREETLIGHT- MEN 1 1 E T \ L 1 T y awe _ POLE <TVP7 eN s T T � RArAr E 5 1 Dr I � 1411E 12 � I 1 ( _ I _ ( L I i I i < 1 _ 4 4 �R w 2 s SIDEWALK (TVP) r 2 Q) rn 0 a 0 Z a a J z a Z ? a J J a W LuF cc a rear rn ' T CURB AND GUTTER CTM) unxl<A—W. IE 14 L(i �� eo r '� oAD g, � oale L�ti. xe ��= ( (� 14 ��l----�) R L \ i i 15 �) <TM) D428 SURMOUNTABLE 1 ) T STREETLIGHT QUALITY ASSURANCE/CONTROL cuRB AND L5 / I ()\ T \\ T I J T (Bsi6 CURB AND I L Ih GUTTER (TYP) l DATE ISSUE oA �— L S1aP SIGN n� ' _�_� I� 1 ALT 13 ) ) I-__� (TM> �) 13 �� 1� 11 L r \ J LsuRMouNTABLE ' J 12 \) _ RB nND GUTTER (TVP) I, 12 DRANAGE AND J 3 L----- _---J I _ — TBs18 CURB AND J �/ \\ LEGEND: _ -A BE _GUTTER (YP) 11 U'CERD<,"vP� T a s PRIPER I — � k o e � ,,% RNw —_ (8 , 1 LOT LINE 25 cuTTE R D�N –�, – N �'Y TT A ` OUTLOT H s . L�C 1� oxo�En TEAM o�TA _ aD� ur TRA R. DW NEI 1O 20 DRAINAGE AND E 8' BITUMINOUS `� 1 1 id L STREETLIGN !� PED RAMP (TVP) mp -�1 \ ` \J IUTR EASEMENT o ui IL (TYP) 1 ---------- EA EMENT' wE I L__-- — I POLE °� � sTREETucHT L T )PEN SPACE �� WETLAND a FFEF+ r_________CrvP). ) - 1 �____ POLE (TVP) L F �L LT d > cyA V,� El—ill STOP SicN s smewALu --PED RA pP 1 1 STOP TT T� 9 `T kl 3 Fo0.PE� �•E a 26 (P) P) __ cuRe A N LE o o TYP) NEAESI R(P) �w 12 A�,� CT H�..(F��D ID 14 D AND P EFEIE M NtiMENT� ____J ��___— ____� "o Eur.E 1b goy, wETL ,• 6• TET �� –E E E\//\\�' o os Fra T,\ / T, V'/ 1 T T. /\T. T1\ \ 1C9 N SCALE IN FEET Hc[i 14 of 67 D UTILITY EASEMENT ( v T \ 9 �I I� g p \ O \�� )\ \ � Y --- __"_ / \ {.} — '� ) / �O D428 SURMOUNTABLE CURD AND G(LED `_)) TYP) I L to OUTLOT F / / STREETLIGHT OLE , TRAIN (SITION FROM D428 (TYP) Q 20' DRAINAGE AND UTILITY EASEMENT _ _ \ \ _ 'I D — _ — — MAINTENANCE NCONCRETE CURB ACCE55TRAIL I ANNDD GUTTER o ' r PO W wI 1 �� % r LRAISEE � EA_ME OUTLOT G i ' A � � POND 3 � � w i 1 8BITUMINOUS = q i i L' ' T T RaL (TYP) � ___ a z 0 SII 20�� , L T / / 6 YY — — Z'I LL11 �\\—�_ ��_ 1 L 1 Rs0' ft0 R4"i' 1 16 ) I W V �L�Y T _� \\ > \ _ �� ! \ J B618 CURB AND/ GUTTER (TYP) % V ( lr \ l 4� co / a T I I ( 21 L __PED ---_`_ J' A.,� Y> J SW RAMP / T(� 3 / STOP) 6 d ` D' DRA unuTYwAGE AND ASEME EASEMENT 8 wAo ROq'OF N- �° __� WW AN )) T L (TYP)_ _ T T )) ne IKNEEaTA � ,__ SURMOUNTABLE _ __ ) r 2 Q) rn 0 a 0 Z a a J z a Z ? a J J a W LuF cc a rear rn ' T CURB AND GUTTER CTM) unxl<A—W. IE 14 L(i �� eo r '� oAD g, � oale L�ti. xe ��= ( (� 14 ��l----�) R L \ i i 15 �) <TM) D428 SURMOUNTABLE 1 ) T STREETLIGHT QUALITY ASSURANCE/CONTROL cuRB AND L5 / I ()\ T \\ T I J T (Bsi6 CURB AND I L Ih GUTTER (TYP) l DATE ISSUE oA �— L S1aP SIGN n� ' _�_� I� 1 ALT 13 ) ) I-__� (TM> �) 13 �� 1� 11 L r \ J LsuRMouNTABLE ' J 12 \) _ RB nND GUTTER (TVP) I, 12 DRANAGE AND J 3 L----- _---J I _ — TBs18 CURB AND J �/ \\ LEGEND: _ -A BE _GUTTER (YP) 11 U'CERD<,"vP� T a s PRIPER I — � k o e � ,,% RNw —_ (8 , 1 LOT LINE 25 cuTTE R D�N –�, – N �'Y TT A ` OUTLOT H s . L�C 1� oxo�En TEAM o�TA _ aD� ur TRA R. DW NEI 1O 20 DRAINAGE AND E 8' BITUMINOUS `� 1 1 id L STREETLIGN !� PED RAMP (TVP) mp -�1 \ ` \J IUTR EASEMENT o ui IL (TYP) 1 ---------- EA EMENT' wE I L__-- — I POLE °� � sTREETucHT L T )PEN SPACE �� WETLAND a FFEF+ r_________CrvP). ) - 1 �____ POLE (TVP) L F �L LT d > cyA V,� El—ill STOP SicN s smewALu --PED RA pP 1 1 STOP TT T� 9 `T kl 3 Fo0.PE� �•E a 26 (P) P) __ cuRe A N LE o o TYP) NEAESI R(P) �w 12 A�,� CT H�..(F��D ID 14 D AND P EFEIE M NtiMENT� ____J ��___— ____� "o Eur.E 1b goy, wETL ,• 6• TET �� –E E E\//\\�' o os Fra T,\ / T, V'/ 1 T T. /\T. T1\ \ 1C9 N SCALE IN FEET Hc[i 14 of 67 . .......... s .N.Cw.R.. sF (EAP sEo �ENCE> . WETLAND BUFFER MONUMENTS (TVP) 17 i v / 18 T r r 16 > ' ALLIANT 733 Marquette Avenue . _ - "',� --� Suite 700 Minneapolis, MN 55402 WET)AND E / Th 612.758.3080 —N.alliant-InC.Com --. . -- .; ------_ \W J I €. . -- r= -------- FP POND 7 1 26' DRAINAGE AND -----------# ' 20DRAINAGE AND L TT L 1 UTILITY EASEMEEASEMENT NT I l 17 i v / 18 T r r 16 > �— --� 19 �D RGw 15 1 J I -- r= -------- FP POND 7 1 26' DRAINAGE AND m ' 20DRAINAGE AND 1 UTILITY EASEMEEASEMENT NT I l I L I -�-- �__ �� \ 21 Raw 13 - - 0. \ r K 3 r ,--� ---------- J� 2 I g3 L� r - r— _— � eco 12 L r 4 � 3 j �I I� D428 SURMOUNTABLE AU �I L_GBRB AND GUTTER (TVP) �I --� F- ---------- --_----- --- -- 11 2o 3 --- D -- L ------J ------- -------- _ --p 10 / _ ROAD Q`—I' - L_ ------ J -- D428 SURMOUNTABLE r CURB AND GUTTER (TYR) - __ l - -- ,EE ------ETR y ml "p 6 r------------� 2 i ss IDEWALK ' (TVPJ r LGHT - f POLE Cr vPJ R w 9 r I 3 ' 4 5 I ------------- '/ 1 20' L-- F v--------- -- -------- o 0 ----------- II ------J L -----I 2 ------ r--------- -- �I / I MAINTE NA N � L-- � CE — _ — —_ — —— � / TRAIL 7m } -- J I _ BAILEY WOODS Inc r-LOPMENT (PULTE HOMES) i LEGEND: 1oPUNE EITI LINE UFT --- R.o.W __ _ _ _ __ _ EASEMENT LINE FER WSTLAND SETBACK LINE MAINTENANCE ACCESS E1 WETLAND BUFFER MONUMENT IF N �y �V P��ooNss� oN SCALE IN FEET QUALITY ASSURANCE/CONTROL on DATE ISSUE 15 111RF 15 of 67 LEGEND: PROPERTY LINE LOT LINE FW EASEMENT LINE —wWETLAND UTTER SETBACK LINE /iddddddddGd MAINTENANCE ACCESS 8m 4 E ALLIANT / 733 Marquette Avenue Awn Ys Su Be 700 WETLAND BUFFER MONUMENT 4' NON STRUCTURAL RETAINING WALL '-" PL°"LP I a ,, J }L° Minn 18. INN 55402 APPx 2.300 SF (EXPOSER FENCE) .'� I 612. 612.758.3080 - - — www.alliam-inc.com CONNECT. EXISTING GENEVA RETAINING AVE TD GOODVIEW AVE D428 SURMOUNTABLE WALL _ ----- r-- r-- —T / 1 / CURB AND GUTTER (TIP) PJ 1 1 T III T ( OUTLOT E c� I� �� 1 1 1 BL0 1K 17 1 1 i 8618 CURB AND 20' DRAINAGEAND I� UTILITY EASE ENT GUTTER (TVP) 2D' DRAINAGE AND / PnNoR NAGE AND % /� T 11 11 11 11 1 li 1i 1i / ° 1 UTILITY EASEMENT A UTILITY EASEMENT / / / T 3 ., / �� / I� II 20 1 19 1 1 18 1 1 17 1 1 16 �i i� 1S 1 v i 21 I� T T i '/ TT IPILTR�i ATE ANGE�SIN�S?i R 1 `� STT T i 1 1 1 1 1 1 1 T T 14 / AIN / 11 11 11 11 II / D ACC essNTRAIC // � 22 � T I � — � —� — --� — --� — --� 4F sTREE(,IGH / 23 _ — —� — 13 0o v su REDIRECT EXISTING 0 0 +Oa\ cENEVA AVE AVTo GOODVIEW E- / F2s: pR 0 $ B6G18UCURB AND 5SDEW 5SIDEWALK (TIP T0.0P) 24 Z WO -- 9 < D428 SURMOUNTABLE 13 CURB AND GUTTER (TYP)\ /j� T D428 SURMOUNTABLE J B6118 CURB AND `T / / u 9 II �I -: D .p / CURB AND GUTTER (TVP) � �`� 1 1 1i 1i 1i 1i 1i 1i 14 h � ��S/s1GN_ � A Y DOQ (TYP) / �(Q Y pL� IIA 1� 1 1 20' DRAINAGE AND i 1j / / (TVP V m s. I � o. cuTTER \ _ �� / / /O� 8 1 1 1 1 1 1 1 1 unL Tv EASEMENT / / T 7 I a SureMouNTADLE rea AND DR, ��—� �— — — — — -- — --� L, /'�RAMP (TVP] i �� C. PED RAMP (TIP), 2 ,W B818 CURB AND�� / \� \ / T / ec (-sTREETUGr+T VP) i A ` _ / / / 16 s,REET(TT�r DLE (TIP) _q 11 14 / � INFILTRA�� un DRAIEASEMEN�� P i �� / � 1 POLE CTIP) / / i � 1 c / Z 1 X20' DRAINAGE i Bsrs CURB AND / / / / OUTLOT D BASIN SHELF 2 / / Q AND DRAINAGE ITY / 13 / GUTTER (TYP> ss SD ALK i / W w EASEMENT / \ o P \ \ / �/ ESS TRAIL r� J / 20 DRAINAGE AND J q (TIP] E Does suRnwouNTAe E / POND ACCESS ( T Y s NT W � �] ;, � �10'MA J �\ cuRB AND GUTTER TVP / / l� \\ ( U W a I / `o n I rI � / EM PED R / u LT EA � AMP � � � I / � 1 ( ( �� < Z / Q P)� z cw7 1I �, / D 21 �� N / i 3 / i / / I �� a W /� �'A i CO i L. J W ,J li rte, 11 >P> S i 7 0 2 POLE (TVP) B618 CURB /ND/ 2 \ / 20 r ` 'R g� -_____ . Q 11 \ \\ 20` J 20' DRAINAGE AND \ TTIER (TIP) UTILITY EASEMENT d.o / 1 / �V 5 SIDEWALK,ICE WWW I I m°r 1L_ 10 i / L� i 1 �/ °"s STOP scN / i / � r 4 _ \ \ ��\ / / R W R O (TYP) D428 SURMOUNTABLE /�� 3 / +Y F l IxKEAnuscH >E W _ T l(l �J / /'`>/' 'CURB AND GUTTER (T%P) / \�\\ �/ D428 SURMOUNTABLE Q� 2 \ > > /pP �\ A cuRB AND GUTTER J I ` _ / ��\`��\ Q' / / \ \ �� ST / \\ 3 / (( DUALITY ASSURANCE/CONTROL r5' SIDEWALK TYP � . p � oAiE of L 11 / RA t DALE 15511E N 1I — 1 1 1 20' DRAINAGE AND D (TVP) � � I 18 I 1 I RSD' Row 777 I �� uTLTv EASEMENT WETLAND BUFFER ' � MONUMENTS (TYP)- J \ P \ 6 8618 CURB AND 8618 WRB AND \ 65 STRUCTURAL - I � 00 1 \ L GUTTER (TVP), GUTTER (TVP) NINE WALL APP' rth�— T 17 `—� �� PED RA.sTREETLGRT POLE SE BEYP.SED FENCE) 0 2s so to A / A 8 (TVP)ti� EG� �z' % �� I CTVP] r -I PROJECT TEAM DATA SCALE IN EEE 11 �2D ( T G i ' <\ �I . a R `LA�S� % o', sg SLE DTIUTY R w 1 ;i T. C' 4 1 5 (TYP) // �A ° RD D GDTTER l . . �GDRa`DEGUTTEARMG R P) ' FoaaE �NoH��AA SIGN ��I 1 TIP) a 16 6rs F� �\� / \ i�� \\� ��\ 14 �� LLL 5' SIDEWALK (TYP) \\ A ly WETLAND BUFFER P "ol�� 10 �� MONUMENTS TIP 11E 16 of 67 P�°..�... Po,. o°,.°,°,.��„ �N.. Al,,a°°°. wSm kg°° DM.µ , nz,°� LEGEND: PROPERTY LINE i LITTI LOT LINE \ F0wALLIANT E-ERENI LINE WETLAND C \' WETLAND BUFFER 733 Marquette Avenue i SETBACK LINE Sute 700 11 MAINTENANCE ACCESS Minneapolis, MN 55402 L7 WETLAND BUFFER MONUMENT 612.758.3080 —N.alliant-inc.com \ i \ WETLAND C \' \ i § s 11 o2 WETLAND BUFFER MONUMENTS (TYP) / fr �-� 10 £ —�-7 . D428 SURMOUNTABLE '/ WETLAND A CURB AND cuTTER <TYP1 �1 v. �q ��• $ ` 7OUTLOTC \\ . . .\ JTILITY EASEMENo E 1 I \ € .. \. PROPOSED CITY PARK f '\WETLAND D -_--- __ _----- ----------------------- m to a z z a a LL J z a z ? a J J a W F CC y OIJAUTY AMURANCE/CONTROL on TC ISSUE M RRDJfCT TEAM MTA 17 11— 17 of 67 SULLIVAN PINES COTTAGE GROVE, MINNESOTA N 0 100 200 400 SCALE 1N FEE, VICINITY MAP I:O I ll SCALL SHEET INDEX NO. DEVELOPER THE PXC.Pi. SIOR GROUP 1660 HIGHWAY 100 SOL IH SUITE 460 ST. LOUIS PARI:, MN 55416 CONTACT. TRACEY RUST PH: 952-525-3260 CONSULTANT ALLIANP ENGINEERING. INC. 733 MARIUETTE AVENUE SUITE 760 MINNEAPOLIS, MN 55402 PIC 612-758-3080 PX: 612-758-309Y LICENSE NO. 43480 EM: nv—h0balliant-i —om SURVEYOR N PETER CIDERS MSP NO. 44110 E: pg PM: pgoersu.�om 'uialliant-in LANDSCAPE ARCHITECT MARK KRONBECK LICENSE NO. 26222 EM: mki unbcck(jal Ilam-inc.com COVER SI IEE'P I EXISTING CONDITIONS SURVEY 2-3 PRELIMINARY PLAT 4-1 D SI'Z'E PLAN 11-17 GRADING AND DRAINAGE PLAN IS -24 GRADING PROPIIUS 25-26 EROSION AND SEDIMENT CONTROL PLAN27-33 EROSION AND SEDIMEN T CON IROL NOTES AND DETAILS 34 SANITARY SP.WER AND W ATERAI.AIN PIAN 35-40 STORM SEWER PIAN 41-46 SANITARY AND STORM SEWER SCHEDULES' 47-48 WETLAND AI:\NAGI ME.NT PIAN 49 LAND SL'APP_ PLAN 50-56 TREE PRESERVATION PLAN 57-63 TRUE INVENTORY 64-66 PHASING PLAN 6719 %A01 J* ALLIANT 733 Marquette Avenue Suite 700 Ivllnneapolis, MN 55402 612.758.3080 Nw N.allia,t-inc.— QUALITY ASSURANCE/CONTROL DATE ISSUE m PR PRo [ECiNOTEAM DATA s-oisL 1 'I'LL 1 of 67 T N SCAL®o LEGAL DESCRIPTION F11 D ��. 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Lu ------------------ I - A MMEA A, Lu 7`1 —J� Sao , 71, 'A IM— U A ;z A,/ A, A 'L"N EE LEGEND VICINITY MAP NOT TO SCALE "T .. ..o 1.1PA A= V ILIT111 lElEl "T— AT —L`A`UNNA.L.N= ::::::T WAT`E`RMAIN A ' El IA IE SITE =EAD UTILITIES TELEPAPE ,A A O IAN TAII IANIILEE ------- OIAIEL _A' EAN "AD 60 711 1111111n, Ave,11, 700 ITIIEI 1ALAILE CONCPATE gypAn—polis, MN 55402 A T" P111 6112.758.3080 PET ALLIANTwwm.auEE SLI A 1— TIDAANU VIAIEL IEIDIT 612.758.3099 'FOR REVIEW ]R E AELINESTED IETLIID CEI AN A 111F IINT TIEE —11RIE1. NI DATED .,E _ATNN . . . L_ C-PT PLC .ULA, A ... 'DEll Ll- L P11 LANE 11-1 SPOT ELEVATION THE EXCELSIOR GROUP EXISTING CONDITIONS SURVEY P1.0 SEE N SCALE IN FEET 55TH STREET SOUTH COTTAGE GROVE, VIA T _7 rVIE=E '842 25 E 8-42 E 25D W F1 01- rVIE7 7i _t — — — — — — — — — -- =lEV_V_j — — — — — — — — — — MET Lt S�� L2,W 15 All . ...... V.I., ... I A S VIEW k LEGEND: LIME 1_4 E,ESEMENT LINE IIIN MONUMENT A 11 l IF— S111 11— ILI lIN -111 BW IH ......... . 1-0 -65TH STREET SOUTH IAKA co. Tal L— — — — — — — — — — — — — — — — — — — L 75 s0 IT'D SCALE IN FEET ,e\N " v0\010\ ARS soclol 1;01 V051 a ALLIANT 733 Marquette Avenue SN it. 700 Minneapolis, MIN 55402 612.758 3080 _.alliant-inc.com In In n IM 13 D IL 0 z 17) w z Fj z LF E, Lu Lu (n EL IL z QUALITY ASSURANCE/CONTROL El — DATE ISSUE 4 "IFF 4 of 67 SITE PLAN DATA: PRO PO SE DE 'I'SMNG POP PUD OVERLAY PROPOSED LAND USE RESIDENTIAL SINGLE FAMILY (1-4 UNITS/ACRE) K W, GROSS SITE AREA 119.27 ACRES .w .. "'"°"", �.� � "°"�� V 1LoCLOTs (c/PARK AREA) 4 s2 Acrees \ OUTLOTS (A B D E F G.I) 12.28 ACRES OCL(HJ, 1.55 ACRES GOODVIEVIEW ROW (66) 4.35 ACRES PROPERTY LINE LOT LINE - - R.O.W ---- - - - - -- EASEMENT LINE L- _wT_ _,M JI WETLAND BUFFER SETBACK LINE MAINTENANCE ACCESS p WE7LANA BUFFER MONUMENT I21 F -T IFINGH LINE I INTERIOR ROW (60') 11.68 ACRES MAJOR ROW (E65TH AND GENEVA) 436 ACRES WETLAND R REFER TO WETLAND MANAGEMENT PIAN FOR WETLAND AND BUFFER CALCUTA IONS. \v\oml�'a,,,. ---' LOT DATA MIN, LOT WIDTH - 55' AND 65' MIN. LOT DEPTH = 115AND 130' SETBACK: FRONT REAR = 35' (DECK AND PATO CAN ENCROACH) ROl SIDE = 7.5 IMERIOR GARAGE3PACE h h -HUNElIW rvKarvwE 1111�o SIDE CORNEF LOT COUNT _ 7.5 TS — .~µ� IN 65' LOTS B 46 UNITS TVIBIAI I nT I,FTAII EXCEPTION (GHOST PLAT) = B ADDITIONAL UNITS TOTAL LOTS (WITHOUT EXCEPTION) = 235 UNITS 65' WIDE LOTS BLOCK1, BLOCK 2, BLOCK 3, BLOCK 4, BLOCK 5, BLOCK 6, BLOCK 11, BLOCK 12, BLOCK 13. BLOCK 14, BLOCK 15, BLOCK 16, BLOCK 17, BLOCK 18 r \A L��n CKs 55 WIDE LOTS: BLOCK 7, BLOCK 8, BLOCK 9, BLOCK 10 PROPERTY LINE LOT LINE - - R.O.W ---- - - - - -- EASEMENT LINE L- _wT_ _,M JI WETLAND BUFFER SETBACK LINE MAINTENANCE ACCESS p WE7LANA BUFFER MONUMENT I21 F -T IFINGH LINE I =1 „I of �I IE Ic aoP`)oTO INEI B w N (za sl ,oT -TC �I I I. I h h -HUNElIW rvKarvwE 1111�o o-------- o- E �L1. G`N117 BE PN ,xE TVIBIAI I nT I,FTAII owr'+° IFNIEIF---r _,e— — — —N'HE r r = 31LHI`MEE� IND UKT r r °xx°El. LINE o - — s „A MPA a a�.UM1„Dx=,Ka� 3 ,A.�a 9�a a`„ s=Tx wA 1—NO LOUR GbODVIEW 66' ROW ROAD SECTION T„o,T PA -Is') ss° T.7E-1x C v....u..,..,v.., rvoT so scuF - (so'rts'] ss' Lm xnmx J` ` T iGgiAl {� R s .o ,� r r P �� r r ,a R o JG @<� cA ow = M~ is ara+ ssia�cx urvE �f PRES UPExm° VoNEnrvo \, $ az° n� �a� &roger o ILOT WITH UTILITY �„ EASEMENT DETAIL N TYPICA SY ROW ROAD SECTION W/SIDEWALK' „o, To EIwE —65TH STREET SOUTH IHKN Do. RD. NQ. 741 „oT ,o scuE V tt — — — — — — — — — — — J FOF pEN1EW%X A� G 5 II® o a ALLIANT 733 Marquette Avenue Suite 700 Ivllnneapolis, MN 55402 612.758.3080 Nw N,alliant-inc.com J a mm a z z a ¢ 3 rn a W z r a m z z z � 3 J W W F V) a V) QUALITY ASSURANCE/CONTROL DATE ISSUE on BRDJECT TEAM DATA RE-NUO .11 RNOMN ANA Pl 21-111 11 sHcrr 11 of 67 GRADING NOTES: Ere°DE of z1E A.D,. ALJ SWALES SHALL HAVE A MINIMI. SLOPE BF AT 2 Ro9.M 2. THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS ALLIANT AND PREVENT THE OFF-SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REBUIREMENTS of THE Cl- 733 Marquette Avenue 3, NOTIFY GOPHER STATE ONE CALL AT (800)252-1166, 45 HOURS PRIOR TO Suite 700 START of CONSTRUCTION. Minneapolis, INN 55402 4, ALL IMPROVEMENTS TO CONFORM WITH CITY OF COTTAGE GROVE 612.758.3080 CONSTRUCTIDN STANDARDS SPECIFICATION, LATEST EDITION. Nw N.alliant-ino.com 5, ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 0, REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL. FOR SOIL CC RRECTION REOLLIFEMENIS AND TESTING REQUIREMENTS. 7, STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION, REUSE STOCKPILE ON SITE, STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. 'ESP.NS SHE To MAKE SURE THAT ALL CEO, PER PEGMTS AND APPROVALS HAVE UNTIL T HEN CO NT RACTORNDHAI RECEIVED ACONSTNCTONND RTHOROUGHLYFABCA7ON REVIEWSHALLEBI N D FALL PLANS AND OTHER DOCUMENTS APPROVED BY ALL OF THE PERMITTING AUTHORITIES. 9. IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND BERBLANKETDTHE'FOVER SIt METHODSLABILIZING (APP ER) s APPLIED OVER ROVED R APPROVED SEED MIXTURE AND A MINIMUM OF 4- TOPSOIL 10, THE GENERAL CONTRACTOR MUS DISCUSS DEWATERING PLANS WITH ALL SD BCONTRACTORS TO VERIFY NPDES REOUIREMENTS, IF DEWATERING IS REOUIREA DURING CONSTRUCTION. CONTRACTOR SHOULD CONSULT WITH 0 ON NLTROL INSPEC70R AND ENGINEER TO DETERMINE APPROPRIATE METH OF 11, REFER TO EROSION CONTROL PLAN FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATIONS. J REO ''EDTo'ALLRETAINF 2 ENGINEERRW T IT DESIGN REVIIEWED LANDSAPPROVEDD EBYGHE CITYAPRIOR TO RA r INSTALLATION. ALL WALLS EXCEEDING 30" IN HEIGHT REOUIRE THE INSTALLATION OF A 42" SAFETY RAILING, In 13. PROPOSED DRIVEWAY GRADES ARE 37. MINIMUM AND 10% MAXIMUM. Z 14. SEE SHEET 34 FOR FOR HOLD DOWN DETAILS p J � a GRADING LEGEND: a In CW7 FTI a Q Z WTT. o a HDA, AD l`ESCl,o <,aN W EL g o - - - - ---- EXISTING CONTOUR Z >Z Fj x62.4 P96ry n^ PROPOSED SPOTDELEVATION a > Z 101. DIRECTION DF DRAINAGEE, J J F EMERGENCY D RFLDW ROUTING ,,a ■ • PROPOSED CATCH BASINS W TOPOF PROPOSED WALL ELEVATION R Tmall BW 66.0 TIDN BOTTOM 0 WALL ELENA PROPOSEDF EASEMENT xe sar. er ar PROPERTY LINE IRR[soTA SETBACK LINE LOT LINE - - RIGHT-oF-WAY IF —» EST ROUTING AR QUALITY ASSURANCE/CONTROL WALKOUT El TE L LOOKOUT DATE ISSUE DA C FULL BASEMENT SLAB AN GRADE MANTENANCE ACCESS ART EXISTING TREE TD REMAIN N EVtE6..Ant Dara REL coNSja��,oN PB Ts 3OD -W114 ZZ"IT o 18 SCALE IN FEET HEST 18 of 67 r.nnnVIFW AVFNI IF 990 a e s: w - - - - - - - - - - - - - - - - - - - - - - - - ----- - --- ----- - - - - - - - - w F e8 $ $ E= E eC eC a€Ff nnen A RnAn r onen a RnAn F r¢nmmlIGlAi AVGnu IL a ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, AN 55402 612.758.3080 ww N.allidnt-inc.com ,OVAaf—V BMW``"aN " v lk tao- �pN`��P��oN O P SCALE IN FEET J a m rn 0 IL IL 0 z a m g W J IL Ii } 0 ¢ m a a z u Z 0 LLI CC EL 0 WER QUALITY ASSURANCE/CONTROL DA DATE ISSUE PROJECT TEAM DATA 25 11EET 25 of 67 Rnnn F 9so 0 0o nl4E;sw �, o0 I sso __ _ __________ ---- £ a d nnen r ROAD H nnen _i y OppgV� `0 F ` �11oN PRE CON9SP C� ®° s.ALE IN REST a ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 ww N.allidnt-inc.com J a mm m 0 IL IL 0 z a m g W J IL LL } 0 ¢ m a a z u Z 0 LLIC IL 0 WEI QUALITY ASSURANCE/CONTROL DATE ISSUE DA FROJECT TEAM DATA 26 sREET 26 of 67 0 0o k•�� e w 4__ nnen _i y OppgV� `0 F ` �11oN PRE CON9SP C� ®° s.ALE IN REST a ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 ww N.allidnt-inc.com J a mm m 0 IL IL 0 z a m g W J IL LL } 0 ¢ m a a z u Z 0 LLIC IL 0 WEI QUALITY ASSURANCE/CONTROL DATE ISSUE DA FROJECT TEAM DATA 26 sREET 26 of 67 I f€ Y #P rc '" PNoPo:Eo G.. DANK VJUJINI1-Y MAY SLALE: 1'-3LUU' SWPPP CONTACT: CONSTRUCTION SEQUENCING: W, THE ExCELSIOR ceou P, LLC 51. LOUS PARK, MIN 55416E TO952 523260 CONTACT TRACEY RUSTPROTECTION MASS GRADING PHASE' 3 NOES AND INLET BMP5 ON THE 4, CONSTRUCT ALL G E OS DN AND CNTRL "DENTTN�e o,LL TEMPORARY AND " " s TN POST GRADD NGPLSALTINNG. FENCE AND BMPS oN e WODDBURY THE STE. ' �• t C 0- STREET & UTILITY PHASE unDER s oRM 5F1111. cuass v M�. INSTALL oG ARouND ALL STORM SEWER STRUCTURES 0 NEWPORT EOR PAv ,'..-. 0 TEMPORARY RYDRDMDLCR EPaRAY TE'EVICE Po EROSION AND GR REoUREDCONTROL BY Tae C.NTRACT E SAAB LZED)� F O - SWPPP INSPECTOR/CONTRACTOR TO COLOR CODE DURING CONSTRUCTON AS NECESSARY. a ROC 1EDMENT BASIN EROSDN c BLANKET (CLASS 3) a I` 91 SWPPP BMP QUANTITIES: aD�R�� ROUTE (PER PLAN)A ED I SILT FENCE -EA p —�' r INLET PROT6,21,` P\'r AAAA � VJUJINI1-Y MAY SLALE: 1'-3LUU' DEED/mgN%V GRADING AREA AC ------------ I NFEAFFAFEAN/CULVERT m T"T REINODRIERENTRAT 0 ETDCAPILEA 0 ERAIRN ANTRAL BLANAET 0 0111R LAGS 0 RCN DR VEDFAY , ROCA PADS v 0 ELL FENCE 0INLET 111TE1HAN DEV -s 0 0 TEMPDRARY MDLEN COVER 0 PAVEMENT 0 0 TEMPORARY RYDRDMDLCR 0 DDD O - SWPPP INSPECTOR/CONTRACTOR TO COLOR CODE DURING CONSTRUCTON AS NECESSARY. LIT L OF PaRAR ROC 1EDMENT BASIN EROSDN c BLANKET (CLASS 3) a DDRND R- FORDA PARNV �N� POTENT aD�R�� ROUTE L SHOCRPLE LDCATGNE p —�' r T,� , , � eALL�wDDosoE�ELoemENT I ; � IRULre Names) \I 6 VIEW IY I� 7 l 4 I'��';%% �•- -� "- , ---- ---` O"o, 0 75 150 30D P pOa r o NOS ? _ SCALE I N FEET VJUJINI1-Y MAY SLALE: 1'-3LUU' DEED/mgN%V GRADING AREA AC 3. ROCU WEEPER ACTIVE SWPPP LEGEND NFEAFFAFEAN/CULVERT m T"T REINODRIERENTRAT 0 ETDCAPILEA 0 ERAIRN ANTRAL BLANAET 0 0111R LAGS 0 RCN DR VEDFAY , ROCA PADS 0 0 ELL FENCE 0INLET 111TE1HAN DEV -s 0 0 TEMPDRARY MDLEN COVER 0 PAVEMENT 0 0 TEMPORARY RYDRDMDLCR 0 DDD O - SWPPP INSPECTOR/CONTRACTOR TO COLOR CODE DURING CONSTRUCTON AS NECESSARY. 1 MEN FENCE R(M1Dm. sssD1 CC (M"DoT TYPE A x OF RAo�AD'ACOMPs 3. ROCU WEEPER NFEAFFAFEAN/CULVERT m T"T REINODRIERENTRAT Y BCAIAG((MnDUOTTPYEEAB) pMER CAN GREEN AS ED MNDDT ORT (LAN oo(a ° L K %ST7RD M"DDTzTaEN'N'/NTPPyi"" ALRE �oN) sABLUT ONj 1v�w ' NCRETE WASHOUT IS DNED By I ITE. PAPORED AND C111coNrRACTOR. TIE mNCRETE LEGEND -- ]9 -- — BRE. 4 PROPOSED sL� FENCE (PRE ARADNCI 's T— T s PRoaosED sL� FENCE (PAST GRADNC) WALL s D INLET PROTECTION 'AT" PROPERTY NOT DISTURB LOFRM NEWER 1 -AND �' POCI CDNSTPUCTDNAREAS ENTRANCE _ 7 \1 LIT L OF PaRAR ROC 1EDMENT BASIN EROSDN c BLANKET (CLASS 3) a DDRND R- FORDA PARNV �N� POTENT aD�R�� ROUTE L SHOCRPLE LDCATGNE a ALLIANT 733 Marquette Avenue Su to 700 Minneapolis MN 55402 612.758.3080 n -w n -.al ant- nc.com a g F- R J m O �z 0 z IL U F- 13 Z w a a � 3 s N W WN z r 0 CL z a p z z JJON 0 0 W O cc O EL L' LssD aR uD w QUALITY ASSURANCE/CONTROL DATE ISSUE DA 27 SHEET 27 of 67 ...:�.n�1�.. _..tea—I ,;o��n,�x,M � � v�.o -------------------- -4— �L P ='U 2, M POLLUTION PREVENTION MANAGEMENT MEASURES DIMEiiL01�0�MED'i D E HE I'll "VM`15Z` 21PA- UM7F1 1.�P� LLRg,%1,E OP LL, I �F, P D, M11 P1 I—L.11 M— 111011— P1 M 'D 12 8 EROSION AND SEDIMENT CONTROL ---------- MA14TENANCE PROGRAM., �E FMID �Ei�,O�,�O "I'LAE BE DIDIl DIP E' -111 IHI 11—D 111� -1 1111 11-1111. -D P" -C `� IHIL BI MIDI' 1CF. 1-1 -1 Ill n 1-1 D 11011-1D -1 FID 20 M AL11 "VE I POM -M- W- PL -LL BI P—PID le I— EROSION CONTROL SCHEDULE, ,E NE=11 NC Xy ZDL��Dy "i A�Zlp.MP' �L`ZUT Z DUST CONTROL; _-11 I L 11 �El -1 -D 11111 111111 I u I 0%AV" , XA HULL) L)(.)WN Ut I AILU UINULt t-AMILY H( -)Mt -1 10 11— EROSION CONTROL GENERAL NOTES, SEDIMENT CONTROLPRACTICES, �L P ='U 2, M POLLUTION PREVENTION MANAGEMENT MEASURES DIMEiiL01�0�MED'i D E HE I'll "VM`15Z` 21PA- UM7F1 1.�P� LLRg,%1,E OP LL, I �F, P D, M11 P1 I—L.11 M— 111011— P1 M 'D 12 8 EROSION AND SEDIMENT CONTROL ETFED F" 41"`&= PEIM.111 IFI D MILIH 11 I= .1�1 IMI, Ol L0,1 Z 'L�76 01 —1-D 11— `.- "Z" MA14TENANCE PROGRAM., �E FMID �Ei�,O�,�O "I'LAE BE DIDIl DIP E' -111 IHI 11—D 111� -1 1111 11-1111. -D P" -C `� IHIL BI MIDI' 1CF. 1-1 -1 Ill n 1-1 D 11011-1D -1 FID 20 M AL11 "VE I POM -M- W- PL -LL BI P—PID le I— EROSION CONTROL SCHEDULE, ,E NE=11 NC Xy ZDL��Dy "i A�Zlp.MP' �L`ZUT Z DUST CONTROL; _-11 I L 11 �El -1 -D 11111 111111 FINAL STABUZATION T,H,1 10-11 ill E1111E 11- NLI-1`1 11 1H,1 1�� "'I" I iE 111 -E 101 111EI—E 1— -101 11- 1-1111. V I ...... . . INFILTRATION AREA NOTES: A"A 11P Pe" 1-1 1— 1=1. IIIDED"lD F."ED. --- A 1-11 Z 11XL IF M "i N1 2 PY0 ALLIANT 733 Marquette Avenue Suite 711 Minneapolis, MIN 55402 612.7583080 11isint. nL.L— EL Lt w z >- z > M _j =1 Lu m cc In IL L 1hal I A L�. PROFESSIONAL ENGINEER ,11NEIGIA QUALITY ASSURANCE/CONTROL DATE ISSUE PROJECT TEAM DATA 34 sIEFT 34 of 67 LMLffY NOTES: roNs RDCTION.UTILITIES. SERVICE LOCATIONS AND ELEAATIONs ATALL RE ERIFIED IN FIELD ITA� �EwER LINES D lit IE1 RAA— BE CEIE'AFF, T_ roN�.RACroR IE RE�D P6NEIRLE EYE ILLPERMITs PRIOR TIE TIE n,IT of 1-111TION A L L I AN T wER AND wATERMAN 733 Marquette Avon- ... Ts venuecRoss Ncs SEE VERTcaL oR 1 111ADTAL sE PARATaN s LEss TN<N s Su'te 700 s AL DELNIT MU wTNN TE Row SHALL couaLY ITT TE ILL' DF cDTTAOE 11IFF FIVICE1111 Minneapols INN 55402 612.758.3080 a COLD' GOPHER STATE ONE CALL 4e HOURS IN ADVANCE OF ANY UTILITYn-wn-.allant-nc.com /Arou1s ELU MANUAL inEsr EvsDN EOR ANv ro_ AT w N PURLc IFFAA NTROL zoNE ANHOLES TO RE 46 DIAMETER CONI / 1642 CASING. UNLESS NOTED EWATERMAIN, SERVICES, AND PALVES STAFF BE INSTALLED SITI MINIMUM 7.5 OF CUS- 1 A, WATER SERVICES SIALL BE 1� DIA E I 1 , CURB DEC 1 DTHERW F NOTEIE'D aN TUAE 4 PV 11RD 1 41, ER ea oR SDR 3s MNIMUM2z SLOPE UNLESS WATER VIA BAY BE PLAIED IN DOME ED IERVLCEI PROVIDED FLAT A 1, ERTICAL FF ER TO ALL IU1. A 1EA AT 6 ANNLaERE ADTUTT oP°EINEP;oACToNA AT 1"DSEWIN' NSAAED IFAE11 ALL 1ATEPM` NAND R LaND LEGEND a EI NTNO N:DIANaL 3 a o OVUERM EIRTINS AIN STND CATRA N a ElE%STNC STORMCHMANHOLE E>STNA E1 TROP sEwER m a N6 EANITARA MANHOLE 13 W P IaPIosEOT<°A �NEa�IN a PROPOSED STIM MANR6LE Z PROPOSED STORM SEWER 13 a a z PROPOSED SANITARY SEWER o a In Lu z Lu t 11—TED HADRALL a Tj T ¢ En PROPOSED EASEMENT a z r F Lu z J F I a y QUALITY ASSURANCE/CONTROL DATE ISSUE DE' A N PROJECT TEAM DATA MFA—. ANA °N�} to*;""AleW - paf-v�M�N°t`°o D o 3519 H°l p°a scALE IN FEET UT 35 of 67 I I 1 I I I 1 \ VIEW E I=__ -____ I .. J Y l�T PRDPD=ER o„v PARR — -� IVIEW `� Ix.a — _vvII T, � �11 �I '� �� ^ISLan T> ,( � T � �� aAELEYwaoosoENEL�PNENT VlW All �d„�� JLJLJ Isv 1 65TH STREETS°UTH a 41 I—.e,... - ., I rc I L — — — — — — — — — --is "�-----------J LMLffY NOTES: roNs RDCTION.UTILITIES. SERVICE LOCATIONS AND ELEAATIONs ATALL RE ERIFIED IN FIELD ITA� �EwER LINES D lit IE1 RAA— BE CEIE'AFF, T_ roN�.RACroR IE RE�D P6NEIRLE EYE ILLPERMITs PRIOR TIE TIE n,IT of 1-111TION A L L I AN T wER AND wATERMAN 733 Marquette Avon- ... Ts venuecRoss Ncs SEE VERTcaL oR 1 111ADTAL sE PARATaN s LEss TN<N s Su'te 700 s AL DELNIT MU wTNN TE Row SHALL couaLY ITT TE ILL' DF cDTTAOE 11IFF FIVICE1111 Minneapols INN 55402 612.758.3080 a COLD' GOPHER STATE ONE CALL 4e HOURS IN ADVANCE OF ANY UTILITYn-wn-.allant-nc.com /Arou1s ELU MANUAL inEsr EvsDN EOR ANv ro_ AT w N PURLc IFFAA NTROL zoNE ANHOLES TO RE 46 DIAMETER CONI / 1642 CASING. UNLESS NOTED EWATERMAIN, SERVICES, AND PALVES STAFF BE INSTALLED SITI MINIMUM 7.5 OF CUS- 1 A, WATER SERVICES SIALL BE 1� DIA E I 1 , CURB DEC 1 DTHERW F NOTEIE'D aN TUAE 4 PV 11RD 1 41, ER ea oR SDR 3s MNIMUM2z SLOPE UNLESS WATER VIA BAY BE PLAIED IN DOME ED IERVLCEI PROVIDED FLAT A 1, ERTICAL FF ER TO ALL IU1. A 1EA AT 6 ANNLaERE ADTUTT oP°EINEP;oACToNA AT 1"DSEWIN' NSAAED IFAE11 ALL 1ATEPM` NAND R LaND LEGEND a EI NTNO N:DIANaL 3 a o OVUERM EIRTINS AIN STND CATRA N a ElE%STNC STORMCHMANHOLE E>STNA E1 TROP sEwER m a N6 EANITARA MANHOLE 13 W P IaPIosEOT<°A �NEa�IN a PROPOSED STIM MANR6LE Z PROPOSED STORM SEWER 13 a a z PROPOSED SANITARY SEWER o a In Lu z Lu t 11—TED HADRALL a Tj T ¢ En PROPOSED EASEMENT a z r F Lu z J F I a y QUALITY ASSURANCE/CONTROL DATE ISSUE DE' A N PROJECT TEAM DATA MFA—. ANA °N�} to*;""AleW - paf-v�M�N°t`°o D o 3519 H°l p°a scALE IN FEET UT 35 of 67 UTILITY NOTES: VERIFIED IN FIELD PRIOR TO — — — — —/ I ONTR To�ILI SEs. SERVICE°LE POR L PERMnE PR�oR ro TIE ITIRT o CONSTROCTON � � � � C R RESPONs _ LOWER WATEHMaNO11 R. 1 \ ALLIANT s 3 MAN,ANAMN� I --- -- ---- -- 1 \ a WArERMAR RE vERTcuL oR u1 11rA< N s LEssT o 733 Marquette Avenue § Su'te 700 R ALL IA HAM IIA Minneapolis, Minneapol s INN 55402 A Tt , _ _ ENONEER 48 FOR THE STORM SEWER E Row. SHALL C.MPLY -1 THE ATY OF ArnTAAE ABOVE 612.758.3000 � —rant-no.com ITTMMCGT 'TEMPORARY TRAFFIC MV TVC ]. SEESH E o SCHEEDULE EV SON FOR Mlv CONSTRUCT ON WITUIN PUBLIC l s � \ J ✓ cur m _ ._ AY4 PxOPOSe, on, I'll I------------- A _-- w[o / � 1 VIEW r�-.,-- -'�� / >r� < �- -^ >✓ T EV";"1 LIIII ET ------------------- i a a a aJ a N d eAaeTwcOnsnwKormeNT � � z_ � r w IR..T" t c� t[ LEGEND: a w ENISTIMA GATE VALVE a EAI=rlNc H,DRANT ? GO L JJ VIEW A, � _-� - - � I � � t � , � - ry VIEW i EAISTINC WATERMAIN Lu Lii�� -_ r ❑ EAIATINc OATa RA,R ES O T°RM MAmEWER v� a ren ERIsrIN ANITAR, SANHOLE c sANPC -Til, 11.1 Ilim M. ITARI M IRRI-A ENISTIMG STORM SEWER PROPOSED STORM M R °e 'S°r' °r •� PROPALED SroRM EWER RR RAusAH. >E L/ L �..,. Re � ��',. � " T ��—Lu � R��_w T _ � > � PROPOSED 111 1111 OWER L . � � TT E I W I CBC //r IIr > r \`L L 1J — I PROPOSED WATERMAiM QUALITY ASSURANCE/CONTROL �If \ PROPOSED SANITARY MANHOLE II I \I ` \\u u�o �� V\ i �v��, �` T J/L / �w/ L r.J. �IILII o;J II • €L eH �— J 9� /�; , I IIL��A lou\m//mI \� \@L �.Aiu�'�ti\ =//_T 6 /E �_�I� l PROPOSED GATE VALVE DA�—TEze—zo IcSlTSrUsE PROPOSED HDRANT OeDAu lrE A< EASEMENT LINE �.NO I �V\EW D" PROJECT TEAM DATA —65TH STREET SOUTH IArcA co. R FSP' 0.AMA 1-11T P. 21-117 L — — — — — — — — — — —�w-----------J PR`,N"�P��t,oN ED N SCALE 4416 SANITARY SEWER SCHEDULE: a c�`p y l P'NoGT`f-c a ALLIANT 733 Marquette Avenue Suite 700 Ivllnneapolis, MN 55402 612.758.3080 Nw N.alliant-inc.com J a mm to N p W � J a o o W z x a a U o H to V) a LU W z r W IL w a rn z z r > a J a W z V) a y QUALITY ASSURANCE/CONTROL DATE ISSUE DAT PROJECT TEAM DATA 47 suEcr 47 of 67 STORM SEWER SCHEDULE: p] T 01 n��`�STpocjloN a ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com J a In In V) V) 0 n w IL J 0 m z 0 a a w V) w EL 1= z r w CIL w a w a z rn > J w J ct J ? w O ai a y QUALITY ASSURANCE/CONTROL DATE ISSUE PROJECT TEAM DATA 48 11— 48 of 67 1 1 1 I I I I \ BAILEY WOODS DEVELOPMENT (PDLTE HOMES) T, WETLAND SUMMARY WETLAND WATf RSHED 5 AREA' NVEN 0R CL OF (1,54 AC) "2 ") F (0.3 RIC A .. FEEL 1116AP ( ACJ F (0,20P�Ac1 MANAGE 2 1.226 BF (0,03AC) PSTAL AREA 445(.(25 IF (10,51 Ac) WETLAND BUFFER CALCULATION WETLAND BUFFERS AND SETBACK REOUIREMENS IN I Rr0 RFMFNT eRSLccE McNee �z AICI 11 11 A 1,711 LF 11111 IF 110 1GG III L F 34.192 IF 21 51 1 111 LF El I IF 21 21 E III LF 11,14A IF 21 AL 'NoTE LN EAR FRONTAGE AND BUFFER AREA NOT CALCULATED ALONG SIDES FACING PuBLIC Pow OR SITE WETLAND IMPACT CALCULATION NO WETLAND IMPACTS ARE PROPOSED LEGEND: PPIPERT1 LINE LOT LINE WETTAND DELINEATION ----------- ----- WETLAND BUFFER STI OPERTA MONUMENT WETLAND RSTRIP SHARED WETLAND BUFFER AREA FOFVel `e. ;,�...,,. RG` O�5 P �jV N ®° SCALE IN EEE( a ALLIANT 733 Marquette Avenue Suite 700 loinneapolis, MN 55402 612.758.3080 Nw N.alliant-inc.com a m N Z o g IL IL 0 ~ z z a Lu W W g a z r z IL a z z > � g J F J WCC W In d �$ QUALITY ASSURANCE/CONTROL DATE ISSUE DA 49 sREET 49 of 67 LANDSCAPE NOTES LI II, 11T�111� RI I 'LITi "oL c1=1G, I NATD'�' I AT i I I IF F D, IC 'T, A "TLL " A ` "' " 46 ILIDTLI ILL TI ILL F I—D DIE ILL III IDI 1111 DIFILL I 3<4'1"�ADrLFILF'i'' M41114F LOOET-8 PA01 TO LITILLATIM 1.1 118 11PI—PLATIP, IPPIISI LOT A L L I A N T 4 ILL L6 ID IPV%A ISOELL— 9�iE6�D' "IF 4, Rl'i %1 IIiAD 9= SL"'ILDLIF 733 Marquette Avenue IIM.PD .1 IP110VID I.— I.II MOT11 ATNOnnDNPLIPT1111 TI 11 IFIATIF 11 AP111 11 111EI I Suite 700 "A TALT" 5 1ITALL I 1� DIRT' DIII 3111111D 11D MIL11 111F AA01FI 11 ILL TIIII PICATED IRIM Minneapolis, MIN 55402 PT"T 61 2.758.3080 R. PLIITIII — ITTALL 11 1 1 1 AID— 11 111. IIIA LCIAL TIFIIi_ 111. PEAT MI 111. 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Dc D IADDC, PRI11DIDL, ILC II DIIIIIA11 R11011 I DIMIC, PIMP,D MM ILATI IIID M11 M.— I L 0 z oZ L w z I L Tj Lu LANDSCAPE REQUIREMENTS z z .1 O E5 TOTAL LTL) REDO LD .. TOLD ( ' BLVD TREE PER LOT): III TREES PROPOSED 235 TREES _j Luz rn EL or IS 11.1 111, pl LANDSCAPE SCHEDULE 4E.—TA' 11 T ASSURANCE/CONTROL DATE ISSUE DA LEGEND PROJECT TEAM DATA DE A D 1. Qs) RVE L" FIELD OFTFVT T, EE D1111 ND EI.I�JFTATTftiSxEE1' I'D A E V'F o 75 300 50 1-6..?"'1 RDrr (PMo1NAETS1ETEE`i SCALE ii, FEET 50 of 67 LEGEND 0 A L L I A N T 733 Marquette Avenue Suite 700 M—eapOlis, MN 55402 612.758.3080 Nw N.alliaat-i—co, J a F- 2 m n U) 0 z Ii g z a z a a z o o 3 w a > z > m a> ¢ y z z ¢ > a J W W v) IL m a � QUALITY ASSURANCE/CONTROL DATE ISSUE N PROJECT TEAM DATA Fop pgV\E`N` RE��MS� ,Cl%O PD 75 150 500 57 1116-1-11 SCALE IN FEET Heel 57 of 67 DBH —D. —. Cl-ifimli., N.— R--R..---- — ---. d— fl—i- Not cst� DBH --- N.— Rcmovc EXISTING TREE INVENTORY TREE MITIGATION CALCULATIONS a. IDayI. A A we v_ TREE MENSURATION INVENTORY CONIFER CALCS a ALLIANT 733 Marquette Avenue Suite 700 Ii MIN 55402 612.758.3080 ,Nw,N.alliant-inc.com Il. All QUALITY ASSURANCE/CONTROL Ay DATE ISSUE DAT till l. -T L PROJECT TEAM DATA N� ll -17 66 11— 66 of 67 ° r � tE 11 ur— `i5 T gOPOSEo Ll, PAxlt s I / P I i ss r a 11 -------- 'k .____— ____-w[T�nrvoo \? 1 r- a r Al T,"i, FT m,onsn..I.,...I Ape eamcp f0 1.— a. o LF IH s 3 y -r 65TH STREET SOUTH IAKA co. Ro. No. Tal w �a LEGEND: PHASE , 42-55,19-65,16-65' _ 77 LOTS PHASE 2 47 55 24-61', 4'c-85' = 119 LOTS PHASE 3 39 65— 39 LOTS ,&41- 6u ON PRE c,MS�N`P N No N SCALE 0 a ALLIANT 733 Marquette Avenue SU to 700 Minneapolis, s MN 55402 612.758.3080 , N.al ant-nc.com J F F- 9 9 m 7 to IL IL ❑ z a a og w d z z Tj p Z EL 3 q> z J fn J W Q rn ❑ o _ s� Ls:la aR�u�d a QUALITY ASSURANCE/CONTROL DATE ISSUE DA PROJECT TEAM DATA =HE� 6676 Tracey Rust, The Excelsior Group, LLC December 30, 2019 65th Street Development Traffic Memorandum Page 1 DRAFT MEMORANDUM DATE: December 30, 2019 TO: Tracey Rust, The Excelsior Group, LLC FROM: Jordan Schwarze, PE, Alliant Engineering SUBJECT: Excelsior Group 65th Street Development Traffic Memorandum Introduction Alliant Engineering, Inc. has conducted a brief traffic evaluation of the proposed Excelsior Group 240 -unit single-family residential development located in the northeast quadrant of the 65th Street/ Geneva Avenue intersection in Cottage Grove, MN. The main objectives of this traffic evaluation are to review existing operations within the study area and estimate the potential impacts of proposed development generated traffic, particularly at the following 65th Street intersections: • 65th Street/Geneva Avenue (Through/Stop) • 65th Street/Goodview Avenue (Roundabout) • 65th Street/Highland Hills Boulevard (Through/Stop) In addition to 240 single-family homes, the proposed development includes realigning Geneva Avenue at the northwestern limit of the development parcel to connect with Goodview Avenue at 65th Street. The resulting Geneva Avenue-Goodview Avenue connection will serve as the primary north/south roadway through the development, providing access to internal roadways in addition to direct driveway access for approximately 35 single-family homes (see Figure 1: Proposed Site Plan). It should also be noted that the proposed adjacent Bailey Woods development (41 single-family homes) will access the existing external roadway network via connections to the proposed development and to Highland Hills Boulevard. Existing Conditions A traffic study was previously completed by Jordan Schwarze (while at SRF Consulting Group) for the construction of Oltman Middle School, located south of the proposed development along 65th Street. The South Washington County New Middle School Traffic Study (dated 8/12/15) was reviewed to establish a baseline to identify any future impacts associated with the proposed development. Since no significant development has occurred within the immediate study area since the opening of Oltman Middle School, the year 2018 conditions forecasted in the previous study serve as an appropriate measure of existing conditions. Excelsior Group 65th Street Development Traffic Memorandum Figure 1 Proposed Site Plan ALLIANT ,Ogsw Tracey Rust, The Excelsior Group, LLC 65th Street Development Traffic Memorandum Existing Traffic Operations December 30, 2019 Page 3 The year 2018 intersection operations forecasted in the previous study (shown in Table 1) indicate that the subject 65th Street intersections were expected to operate at overall Level -of -Service A (LOS A) during the a.m., school p.m., and p.m. peak hours after completion of Oltman Middle School. It should be noted that the 65th Street/Goodview Avenue intersection was assumed to be constructed as a through/stop intersection at the time of the previous study. However, a single -lane roundabout intersection was instead constructed, offering improved safety and overall intersection operations efficiency (all approaches expected to operate at LOS A). Table 1. Previously Forecasted Year 2018 Intersection Operations Source: South Washington County New Middle School Traffic Study, SRF Consulting Group, 8/12/15. (Table 5: Year 2018 Intersection Capacity Analysis — 60 Minute Interval). Note: Through/Stop Intersection assumed at 65th Street & Goodview Avenue. Overall Intersection LOS / Worst Approach LOS shown. Worst Approach Delay shown. Future Conditions To help determine impacts associated with the proposed development, future conditions were forecasted and analyzed. Trip Generation To account for traffic impacts associated with the proposed development, trip generation estimates were developed for the weekday a.m., school p.m., and p.m. peak hours as well as on a daily basis. The ITE Trip Generation Manual, 10th Edition was utilized to estimate the trip generation potential for the proposed development. The trip generation estimates shown in Table 2 indicate the proposed Excelsior Group 65th Street development is expected to generate approximately 175 a.m. peak hour trips, 173 school p.m. peak hour trips, 235 p.m. peak hour trips, and 2,328 daily trips. Additionally, the adjacent Bailey Woods development is expected to generate approximately 34 a.m. peak hour trips, 32 school p.m. peak hour trips, 43 p.m. peak hour trips, and 458 daily trips. Combined, the proposed and adjacent single-family residential developments are expected to generate approximately 209 a.m. peak hour trips, 205 school p.m. peak hour trips, 278 p.m. peak hour trips, and 2,786 daily trips. Tracey Rust, The Excelsior Group, LLC 65th Street Development Traffic Memorandum Table 2. Trip Generation Estimates December 30, 2019 Page 4 DailyLand Use Type AM School PM PM Size Peak Hour Peak Hour (1) Peak Hour (ITE Code) Trips In Out In Out In Out Excelsior Group 65th Street Development Single -Family 240 Detached Housing (210) Dwelling Units 44 131 109 64 148 87 2,328 Bailey Woods Development Single -Family 41 Detached Housing (210) Dwelling Units 8 26 20 12 27 16 458 Total Trips 52 157 129 76 175 103 2,786 Source: ITE Trip Generation Manual, 10th Edition (1) Oltman Middle School classroom hours are 7:50 a.m. - 2:26 p.m. School p.m. peak hour assumed to be 2:00-3:00 p.m. School p.m. peak hour trips estimated based on time of day distribution of daily trips chart presented in Appendix A (Residential Land Uses 200-299) of the ITE Trip Generation Manual, 10th Edition. Future Traffic Operations Future conditions were analyzed to determine the impacts of the proposed development. To provide a hypothetical worst-case analysis scenario, all proposed and adjacent development trips were conservatively assumed to route through the 65th Street/Goodview Avenue roundabout intersection. Still, results of the future conditions intersection operations analysis shown in Table 3 indicate that all 65th Street study intersections are expected to continue operating at overall LOS A during the a.m., school p.m., and p.m. peak hours. Table 3. Future Intersection Operations Note: Roundabout intersection evaluated at 65th Street & Goodview Avenue per current configuration. Overall Intersection LOS / Worst Approach LOS shown. Worst Approach Delay shown. In reality, a portion of the proposed and adjacent development trips will route to/from the north via Geneva Avenue/Century Avenue. The first intersecting east/west collector roadway to the north is Glen Road, with a 2018 average annual daily traffic (AADT) volume of 1,650 vehicles. Given that the 2018 AADT volume of 65th Street was higher at 2,300 vehicles, no operational issues are anticipated along Glen Road due to the proposed development trips. Therefore, the proposed Excelsior Group 65th Street development is expected to have minimal operational impact on the surrounding roadway network. OnIn BOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: 02/21/2020 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Sullivan Pines Plan Review City of Cottage Grove, MN Project No.: N14.120621 2035 County Road D East Maplewood, MN 55109-5314 Ph: (651) 704-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Alliant Engineering, dated 01/29/2020. We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments early in the process. Sheet 1: 1. Identify horizontal and the vertical datums used on the project. The benchmarks and datum have also been provided on Sheet 2. 2. Note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. Sheet 2: 3. Note 5 lists an incorrect area of the property. Sheet 5: 4. Easement widths will be confirmed when plan and profiles are provided for the proposed utilities. Generally, a minimum easement width twice the pipe depth is preferred. Sheet 5: 5. Outlots F, H, and K are assumed to be privately owned by the HOA. The remaining outlots for stormwater ponding shall be public and encompassed by drainage and utility easement. Sheet 6: 6. The proposed monument sign for the development, located east of Goodview Avenue at 65th Street on sheet 12, should be located on HOA property. It appears an additional outlot will be necessary for the monument sign and Outlot A should be split into two. Sheet 11: 7. Please use a 3% boulevard in both typical sections for consistency, with a 1.5% grade in trail/sidewalk areas. with the 28 -ft F -F section. Both left and right boulevards should always be symmetrical. H:\C0TT\N14120621\1_Corres\C_To Others\120621 Plan Review 2020-02-21.docx Bolton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 2 a. Clarify boulevard grade when 8' bituminous trail is present and if right-of-way elevation is a consistent elevation above back of curb throughout project. A separate typical section is recommended for the area with bituminous trail. b. Refer to city detail STR-9 for bituminous mixture. c. Temporary streets should be identified with a bituminous wedge per detail STR-26 and final wear course under a future contract. d. Provide a typical section for the proposed bump -out parking that will be provided in a subsequent submittal. Sidewalk should be provided on both sides of Goodview Avenue. Sidewalk should extend to the plat line on the east side of the street and to Century/Geneva Avenue on the west side. All cul-de-sacs should have center islands per city standard details STR-4 and STR-39. a. Cul-de-sac entrance radii will need to be modified throughout the plan. Cul-de-sac islands should be dedicated to the City as outlots with blanket drainage and utility easement. c. Provide a landscape plan for the proposed cul-de-sac islands. d. If irrigation is desired for the cul-de-sac islands, a 1" water service and curb stop shall be provided from the city watermain (like a standard residential service). 10. Pond maintenance access should be extended to depict the route around each pond on the maintenance bench. Refer to city detail STO-15 for typical pond benching detail. In addition, hatch should be depicted at each 20 -ft wide access point if multiple have been provided to the basin. 11. Temporary cul-de-sacs per city detail STR-27 may be needed at each phase line and will be evaluated with each construction plan submittal. Sheet 12: 12. Consider placing the temporary cul-de-sac on lot 28 block 8 to make lot 42 block 10 buildable. a. Temporary cul-de-sacs shall follow city standard detail STR-27 (45' radius) an include temporary bituminous curb. b. Barricades should be placed 10 -ft beyond the temporary cul-de-sac for snow storage. c. Permanent sidewalk should not be extended through the temporary cul-de-sac. 13. Should the existing home at 6192 65th Street not develop, the City's public safety department will need a secondary emergency access to the end of Road F due to its length. 14. The temporary hammerhead on Outlot J does not meet the requirements of city standard detail STR-27. A temporary cul-de-sac is preferred for turnarounds, please evaluate if a cul- de-sac can be temporary located on Outlot J. 15. Per the City's sign policy, stop signs should not be provided at a tee intersection of local standard residential roads. Therefore, the following stop signs should be removed: a. The sign on Road D as it approaches Road E. b. The sign on Road F as it approaches Road E, both north and south approaches. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 3 c. The sign on Road B as it approaches Road A (Sheet 13). d. The sign on Road J as it approaches Road G (Sheet 14). e. The sign on Road H as it approaches Road K (Sheet 16). 16. Future Road Extension signs shall be mounted on the barricades at the end of Road C and Road F. a. These will also be needed at each phase line and will be evaluated with each construction plan submittal. 17. Complete the northern portion of the concrete roundabout, similar to the southern leg of the existing roundabout. See attached plan sheets for reference. a. The concrete/bituminous pavement transition should occur at the start of the splitter island. Pavement sections for the previous Goodview Avenue leg are provided with this memo. b. The decorative median should be matched. c. Appropriate signage should be provided, see attached plan sheets for the other legs. Signs installed in medians should comply with city detail STR-36. d. Pedestrian ramps will need to be provided at the curb and through the island, along with a zebra crosswalk. e. Provide a trail connection and pedestrian ramp between the existing trail in the northwest corner of the roundabout to the depression provided towards the splitter island on the west leg. A zebra crosswalk will need to be completed on this leg as well. 18. The existing bituminous trail in the north boulevard of 65th Street should be extended along the plat to Century/Geneva Avenue. a. The existing pedestrian ramp just west of the west leg splitter island should be permanently removed, including the existing curb opening. High back curb should be replaced in this area in accordance with city detail STR-19. 19. The existing field entrance west of the existing home at 6192 65th Street should be permanently removed, including the existing curb opening. High back curb should be replaced in this area in accordance with city detail STR-19. a. Should the existing home at 6192 65th Street develop in a future phase, the above comments also apply. 20. If still present, the pile of rocks should be removed from right-of-way west of the field entrance. 21. Subsequent plan submittals will be passed along to Washington County for review. 22. If the existing home at 6192 65th Street is developed with this project, work with Xcel to remove the existing electric service pole and overhead crossing of 65th Street. 23. Intersection details to clarify drainage patterns and grades shall be included for all street intersections. The need for valley gutters will be reviewed once intersection details and drainage areas are provided. 24. A street lighting plan will be required with the final plans that depicts the following: Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 4 Residential lights should be approximately 200-250 feet apart located at lot lines and at street intersections. Please revise the current streetlight layout to meet this standard. b. Streetlights should be located along the sidewalk side of the street. c. Feed point cabinet locations and source of power should be identified on the plan. d. Identify wire sizes on the plan. Wire to be placed in conduit (1.5 -inch minimum NMC). e. An additional streetlight should be placed near the north side of the splitter island on the roundabout, similar to the south approach leg. The pole height and type for this light should match the others at the roundabout and be connected to the roundabout lighting system. The roundabout lighting plan is attached for reference. f. Attached to this memo is the Bailey Woods streetlight plan. The first phase of the Sullivan Pines development should connect to this streetlight system. The City will allow up to 25 lights on a circuit, but the final design should account for length of wiring and allowable voltage drop to determine the number of lights to connect to this system. 25. Curb ramps in the public right-of-way shall be constructed per MnDOT standard plan 5- 297.250. Consider adding these documents to the plans. Sheet 13: 26. A removal plan should be provided for the temporary cul-de-sac and barricades on Highland Hills Lane. ShPPt 14- 27. It is understood that lots 1-6 block 17 will be removed from subsequent plan submittals, therefore retaining wall and wetland comments have been omitted from this memo. Instead, bump -out parking will be provided along the east side of Goodview Avenue between lot 7 block 2 and lot 7 block 17. 28. The transition from B618 to D428 should occur immediately north of the Goodview Avenue and Road B/E intersection. 29. All street sheets: for clarity, cul-de-sac dimensions should be to face of curb per city detail STR-4. Sheet 15: 30. The driveway on lot 12 block 3 appears to encroach on the adjacent property. 31. Identify park/open space marker installations on the plans. The City's parks department will provide locations. 32. An additional streetlight should be provided adjacent to the paved trail between lot 1 block 3 and lot 12 block 2. Sheet 16: 33. The curb on Century/Geneva Avenue should start with a 10' transition from flat to full -height curb. This comment applies to both proposed connections to the gravel roadway. 34. The proposed Goodview Avenue does not appear centered on the existing road at the north plat line. Please detail how the 36' wide section will transition to the narrower gravel section. A 100' transition of the gravel road is recommended. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 5 35. Provide a "Pavement Ends" sign W8-3, at least 100 -feet prior to the end of the paved street, and place "Loose Gravel" sign W8-7 at the beginning of the gravel section. 36. Improve the horizontal curve of the south leg of Century/Geneva Avenue to a minimum horizontal curve of 100 -ft. 37. The retaining wall behind lots 20-27 block 17 should be privately owned and maintained. Per City code, retaining walls greater than 30" in height shall be completely fenced along the top edge with the City standard wrought iron fence material (detail attached to this memo). a. Any wall 4' in height or greater shall be designed by a professional engineer and the design drawings shall be submitted to the City. Choat 17' 38. The maximum driveway grade shall be 10.0%. Please address the following: a. The driveway on Lot 42 Block 10 has a 10.16% grade. Sheet 19: 39. Pond 4 has a 12" outlet modeled in the stormwater submittal; however, it is not depicted on the plans. A piped outlet should be provided for each basin. a. A defined EOF location should be set near the 24" culvert. As currently designed, it appears water would overtop the berm on both the west and south sides of the basin. Provide a 10 -ft wide (minimum) depressed EOF on the berm with TRM across the EOF. Typically, EOF's are set 1 -foot above the 100 -yr high water level. 40. All stormwater ponds: pond benching shall be provided per city detail STO-15. 41. On the final grading plan, all lot corners should be labeled. 42. Existing contours for the existing property at 6192 65th Street should be depicted to determine drainage impacts. 43. Drainage swales should be centered in the proposed drainage and utility easements, or additional easement may be required. Please review the following: a. Swale behind lots 7-8 block 8 b. Swale behind lots 20-21 block 8 c. Swale behind lots 25-28 block 10 d. Swale behind lot 41-42 block 10 e. Swale behind lots 1-3 block 7 Sheet 20: 44. Clarify drainage adjacent to the Bailey Woods development, behind block 2. Final grading of the Bailey site is not complete in all areas so the approved grading plan has been attached for reference. The City prefers that parallel rear yard storm sewer systems be avoided; please review the capacity of the existing area drain behind lots 1 and 2 in Bailey Woods to determine if Sullivan Pines drainage can be accommodated. If tree removal is required along the plat line to adequately grade the rear lots to drain that is acceptable. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 6 C I- -. -. } -1 -1 . 45. Drainage swales should be centered in the proposed drainage and utility easements, or additional easement may be required. Please review the following: a. Swale behind lot 4 block 13 46. The maximum driveway grade shall be 10.0%. Please address the following: a. The driveway on lot 4 block 14 has a 10.99% grade. b. The driveway on lot 5 block 15 has a 11.15% grade. Sheet 22: 47. Please identify and label the EOF of Pond 7. 48. 3' of freeboard should be provided from the Pond 7 HWL and lot 12 block 2. 49. There is no constructed outlet for Pond 7 depicted on the plans, however an 8" orifice to a 12" pipe has been modeled. Piped outlets are required on all ponds. Provide a 10 -ft wide (minimum) EOF with TRM across the EOF. Typically, EOF's are set 1 -foot above the 100 -yr high water level. Sheet 23: 50. 2' of freeboard should be provided from the Pond 2 EOF and lot 13 block 15. 51. Drainage swales should be centered in the proposed drainage and utility easements, or additional easement may be required. Please review the following: a. Swale behind lot 7 block 13 b. Swale behind lots 10-11 block 13 c. Swale behind lot 13 block 13 d. Swale behind lots 20-27 block 17 along the south side of the proposed wall e. Swale behind lot 17 block 17 52. Existing power poles and an existing drainage culvert along Century/Geneva Avenue appear to be in conflict with the improvements near the connection of Goodview Avenue. Provide a detailed removals plan and coordinate with the appropriate utility providers. 53. Clarify the symbols behind lots 20 and 23 block 17. It appears there may be existing power poles within the development, please depict if they are to remain or be relocated. 54. The maximum driveway grade shall be 10.0%. Please address the following: a. The driveway on lot 9 block 15 has a 10.33% grade. b. The driveway on lot 13 block 15 has a 10.64% grade. Sheet 25: 55. Please depict the existing street profile beyond the end of Goodview Avenue to better depict how the proposed profile will tie into the existing gravel road. 56. On Goodview Avenue: Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 7 a. Vertical curves should be designed for stopping sight distance. Minimum K values of 19 (crest) and 37 (sag) should be evaluated. b. At station 17+29.85, the connecting streets should be labeled G & K vs G & H. c. The elevation at Road I does not match the profile on street I. d. At station 24+57.55, the Goodview, Road G, and Road H profiles do not match. 57. Road A: correct the tie-in elevation to Goodview Avenue and Street C. 58. The road F and E profiles do not match. 59. Provide a profile for the paved section of Century/Geneva Avenue and the connection to Goodview Avenue. Sheet 35: 60. Clarify note 4. It is assumed it should read 36" vs 6'. 61. Note 11: Sewer services shall be Schedule 40 pipe, remove the references to the SDR pipe. 62. Note 15: 12" watermain will need to be incorporated into the project. a. The existing 12" diameter watermain on Highland Hills Lane shall be connected to and extended along Road A and north on Goodview Avenue to the Woodbury border. A temporary hydrant should be provided at the north end of Outlot E along Goodview Avenue. b. Please note that all valves on 12" watermain shall be class 250 butterfly valves with stainless steel hardware and in accordance with city detail WAT-4. 63. Valve locations will be reviewed in a subsequent submittal. Sheet 36: 64. On final plans, please show service information on each lot (wye station, curb box elevation, sewer elevation at upstream end of service, top of riser elevation if applicable). 65. Please determine the maximum cover over each pipe run and label the proposed pipe class on the plans. Less than 18' depth shall be SDR -35, less than 28' depth SDR -26, and greater than 28' shall be designed by the engineer. 66. Hydrant spacing: All residential lots should be covered by a 300 -ft radius and it appears this requirement is generally met. However, it also appears the number of hydrants exceeds this requirement. Considering long term maintenance, please review the layout to see if the proposed infrastructure can be reduced. a. Numerous hydrant adjustments are recommended in this memo, as they should generally be located at lot lines or at street intersections. Once these are addressed, please ensure all lots are covered by a 300 -ft radius from a hydrant. b. Move the hydrant at lot 1 block 9 closer to intersection and out of the front yard. c. Move the streetlight between lots 27 & 28 block 8 to one side of the side -yard drainage and utility easement and move the hydrant to the other side. 67. The existing temporary hydrant and valve in the northeast corner of the 65th Street roundabout should be salvaged and delivered to public works. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 8 ChPPt 27' 68. Move the hydrant by lot 3 block 6 closer to the lot line (the west side of the side -yard drainage & utility easement would suffice if clearance to the driveway cannot be obtained). 69. Move the hydrant at lot 3 block 5 to the lot line. 70. San MH -1 should be identified as a 5' diameter structure due to the proposed inside drop, per city detail SAN -4. The structure shall be lined with a Zebron 300 series liner. 71. When the temporary cul-de-sac is removed and permanent street is constructed, a hydrant pad shall be constructed per city detail STR-37 for the existing hydrant in the Bailey Woods development. Choat :ZR. 72. Move the hydrant by lot 9 block 14 to the lot line. 73. Move the hydrant at lot 14 block 14 to a lot line. 74. Slide the hydrant near station 9+00 on Road G closer to Road J, approximately 15' from CBMH- 348. This will provide better coverage over the lots on Road J. Chant 2Q' 75. Move the hydrant by lot 5 block 3 to the lot line. 76. Remove the hydrant by lot 9 block 2, it appears unnecessary due to the proximity of the hydrant by lot 12 block 2. Sheet 40: 77. Move the hydrant by lot 1 block 15 to the lot line. 78. Move the hydrant by lot 27 block 17 to the lot line. 79. Move the hydrant by lot 2 block 18 to the lot line. 80. All dead end watermain on the project: design the restrained length of the dead-end water main and label it on the plans. chAAt A) - 81. Submit drainage areas for each catch basin. For example, CBMH-141 and 142 are placed approximately 25 -ft from a high point on Goodview Avenue. A single manhole would be preferred to turn the angle to the pond. Please review each catch basin's ability to accept water and eliminate unnecessary infrastructure or utilize manholes. 82. The maximum velocity into a wet basin is 6 -fps. The grade on storm pipe segments will be reviewed when profiles are provided. 83. Watermain appears to be in conflict with CB -254, CB -257 (Road F). 84. Watermain should not be located behind the curb at CB -156 (Road C), please realign the sewer accordingly. 85. Avoid storm pipe behind the curb. These typically conflict with streetlight bases, signs, and boulevard tree plantings. The following should therefore be revised: Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 9 a. Pipe from structures CBMH-263 to CBMH-262 and from CBMH-405 to CBMH-404 (Road Q. b. Reconfigure pipe from CBMH-149 to CBMH-148, and CBMH-151 to CBMH-150 at the Goodview Avenue/Road C intersection. c. If CBMH-407 on Road D isn't needed for drainage, consider providing a manhole and keep pipe closer to curb from 408 to 407 and 407 to 405. 86. Catch basins should be located at lot lines when possible. Evaluate if CB -257 and CBMH-256 can be located on the lot lines to the east on Road F. 87. All Sheets: The first storm structure upstream of a stormwater basin within the street shall be a sump structure per city detail STO-6 (e.g. CBMH-252). 88. All storm sewer sheets: Label pond normal and high-water levels for each stormwater basin. 89. Review the storm sewer on the east side of Goodview Ave into Pond 6 to see if storm pipes can converge into a single FES to the pond, thereby minimizing inlets and maintenance. This approach should be considered throughout the project. Sheet 43: 90. Consider sliding CBMH-123 to the east to minimize storm pipe behind the curb. This will also better accommodate a change in driveway location. M.....} A A. 91. Remove the storm pipe in front of lots 10 & 11 block 10. 92. There appears to be a missing pipe between CBMH-401 and CBMH-400A (Road Q. 93. There appears to be a missing pipe between CBMH-344A and CBMH-343 (Road G). 94. Watermain appears to be directly in conflict with CB -337 (Road G). 95. Eliminate the storm pipe behind the curb at Road J. This can be accomplished by connecting CBMH-348 to CBMH-345, changing CBMH-345 to a manhole, and moving the manhole to approximately station 8+00. 96. Place CBMH-343 at the low point of Road G (Sta. 6+80), and add a manhole to turn down Outlot F. 97. Avoid the following pipe behind curb: a. CBMH-265 to CBMH-264 (Road F & Road E) b. CBMH-305 to CBMH-304 (Road E & Goodview Avenue) c. If CBMH-350 can become a manhole, the pipe from 350 to 349 can be improved (Road G) 98. Catch basins should be located at lot lines when possible. a. CBMH-308 should not be located in a driveway (Goodview Avenue) b. Relocate CB -309 to a lot line (Goodview Avenue) c. Slide 411 to a lot line (Road E) d. Slide CB -266 to a lot line (Road F) Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 10 e. CBMH-349 (Road G) f. Relocate CBMH-336 to lot line (Road G) 99. It appears that treatment of Pond 3 could be short-circuited from FES -300 to OCS-164. Evaluate if OCS-164 can be moved further west between other lots. 100. Evaluate the storm sewer on Road G can be redirected from station 0+50 to CBMH-343 to determine if inlets into Pond 3 can be reduced (eliminate FES -320). a. If not feasible, evaluate if CBMH-323 on Goodview Avenue is necessary to pickup water. Consider converting to a manhole and sliding structure to northwest to eliminate pipe from behind curb (both pipe from 324 to 323 and pipe from 323 to 322). C L,-- A C. 101. Avoid the following pipe behind curb: a. CBMH-206 to CBMH-203 b. CBMH-202 to CBMH-201 M,- Ac. 102. Avoid the following pipe behind curb: a. CBMH-504 to CBMH-501: If CBMH-504 isn't needed for drainage and can be a manhole, reposition structures to avoid pipe behind curb (Road H) b. CBM H-612 to CBM H-608 (Road G & Goodview Ave) c. CBM H-610 to CBM H-609 (Road G & Goodview Ave) d. CBM H-330 to CBM H-329 (Road I & Goodview Ave) e. CBM H-616 o CBM H-604 (Century Ave & Goodview Ave) 103. Catch basins should be located at lot lines when possible. a. Slide CB -333 and CBMH-332 to the lot line to the west (Goodview Ave) b. Slide CB -606 and CBMH-605 to the lot line to west (Goodview Ave) c. Reposition CB -515 and CBMH-514 (Road K) d. Slide CBMH-505 to west lot line (Road H) e. CB -614 is in a driveway. Evaluate if another CB is needed on the other side of the street. (Road G) 104. Evaluate eliminating FES -510 or FES -500 by either of the following, in order of preference: a. Eliminate FES -510 by routing CBMH-512 and CBMH-513 up to Road H and to FES -500 (preferred). b. Eliminate FES -500 by routing Road H drainage to CBMH-512. MH -511 and FES -510 should then be moved closer to the current location of FES -500 to reduce potential short-circuiting of pond. c. Eliminate FES -500 by connecting MH -511 to a new manhole just north of FES -500. This eliminates an extra FES for maintenance and reduces potential short-circuiting of pond. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 11 M,- A-7. 105. Final plans will require plan and profiles of utilities to understand utility cover across the length of pipe, crossings, and clearances between crossings. Plan sheets should be presented at a 50 -scale or larger. 106. San MH -1 should be identified as a 5' diameter structure due to the proposed inside drop, per city detail SAN -4. The structure shall be lined with a Zebron 300 series liner. a. If there are any other drop structures they should be identified as well. i. San MH -4 ii. San MH -8 iii. San MH -16 iv. San MH -18 v. San MH -30 107. San MH -15 and 57 have a lower invert in than invert out. Sheet 48: 108. Final plans will require plan and profiles of utilities to understand utility cover across the length of pipe, crossings, and clearances between crossings. Plan sheets should be presented at a 50 -scale or larger. 109. The pipe slope column does not appear to represent % grade as the header suggests. 110. 27" structures are not permitted, all structures shall be a minimum 48" diameter per the City's detail plates. Shallow off-street structures shall be constructed per city detail STO-10. 111. 3' structure builds are not permitted in the street. Provide 3' minimum cover over storm pipe in the street and 2' min cover in greenspace. Profiles will clarify if cover requirements are met. 112. Identify sump structures in the schedule, and the build should be modified accordingly. In addition, the applicable City Detail Plate number should be provided for each structure. Sheet 50: 113. Note 2: Provide 6" minimum topsoil. 114. Note 7: Guarantee all work for a period of two years. 115. Note 14: Clarify location of irrigation system. If system is needed, identify location of irrigation service on the watermain sheets. a. Additionally, if needed please provide an irrigation plan such that conduit crossings of the public streets, if required, can be identified (and minimized) on the plans. 116. The City Forester will review the landscape plan for details related to tree species and planting locations. In general, ensure the following restrictions are applied to the plan: a. Deciduous trees should be located a minimum of 5' off any utility pipe b. Coniferous trees should be located a minimum of 15' off any utility pipe c. No tree should be located within 10' of a hydrant or 15' from a streetlight Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 12 d. No trees should be located within a storm pond HWL e. No trees should be located within a storm pond's 20' access route f. No evergreens within 20' of a proposed sidewalk/trail g. For trees within public right-of-way or public outlot, trees shall conform to the attached list of approved species i. Replace Autumn Blaze Maple with St. Croix Elm 117. Corner lots should receive two trees, one on each side of the lot. 118. It appears the infiltration cell on Pond 2 should include the infiltration seed mix. 119. Seeding will not be needed below the pond NWL in the proposed wet basins that will be lined. 120. A 35-241 seed mix should be considered between the NWL and HWL of each basin. 121. A vegetated buffer along the entire length of 65th Street should be provided, from Bailey Woods to Century/Geneva Avenue, consistent with other development to the east. Sheet 51: 122. Lots 23 and 34 Block 10: Clarify what RM is, not included in the legend. 123. Lots 17-19 Block 8: For consistency trees should not be located behind sidewalk. Storm sewer revisions should help. cl-- 124. Lot 3 Block 6: Move tree from hydrant. Sheet 53: 125. Lots 8-16 Block 9: Evaluate if trees can be moved in front of sidewalk. 126. Lots 15-16 Block 14: Move tree away from light pole. 127. Lot 17 Block 14: Evaluate if trees can be moved in front of sidewalk. Sheet 54: 128. Lots 5-6 Block 4: Evaluate if trees can be moved in front of sidewalk. 129. Lot 12 Block 3: Move tree from hydrant. cl-- «. 130. Lots 12-14 and 16 Block 15: Evaluate if trees can be moved in front of sidewalk. Storm sewer revisions should help. 131. Lot 2 Block 18: Move tree away from light pole. 132. Lot 14 Block 13: Tree appears off boulevard. r%—: 1- 133. Review and include applicable city detail plates to the plans. https://www.cottagegrovemn.gov/departments/engineering/standard detail plates.php Below are some typical details in residential construction: Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 13 a. Sanitary sewer manholes (SAN -1, SAN -2, SAN -4) b. Concrete hydrant pad (WAT-9). c. Hydrant (WAT-1) d. Gate valve (WAT-3) and butterfly valve (WAT-4) e. Dead end water line (WAT-8) f. Services (SER -1) g. Riser (SER -9) h. Irrigation service, if applicable (SER -12) i. Storm sewer structures (STO-3, STO-4, STO-5, STO-6, STO-7, STO-9, STO-10) j. Rip rap (STO-12) k. Pond benching detail (STO-15) I. Skimmer structure (STO-16) m. Bedding (BED -01, BED -2, BED -3) n. Cul-de-sac (STR-4) o. Trail and sidewalk (STR-9) p. Curb and gutter (STR-10) q. Service stamp in curb (STR-11) r. Curb transition (STR-12) s. Curb at catch basin (STR-14) t. Structure adjustment (STR-23) u. Bituminous wedge (STR-26) v. Temporary turnaround (STR-27) w. Streetlight (LGT-1) and concrete base (LGT-7). Stormwater: 134. Rate Control: a. The HydroCAD model and stormwater narrative indicate that rate control is met for some of the basins, but additional measures are needed in others so that the peak flow rates after development do not exceed pre -development peak flow rates for the critical 2 -year, 10 -year, and 100 -year recurrence interval precipitation events. i. Pond I13-5 discharges 5.25 cfs and combines with BW to generate a 100 -year discharge of 11.76 cf which exceeds the allowable outflow rate of 2.55 cfs. Use of an outlet structure including an orifice may help to reduce the I13-5 outflow rate. ii. Regional Ponds WD -131, WD -132 Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 14 The City Surface Water Management Plan (SWMP) identifies these existing wetlands as proposed regional ponds. The Sullivan Hills project indicates that these wetland basins are intended to remain as existing. The basins need to be simulated, in the hydrology and hydraulics analyses, in their existing conditions along with the proposed features of the Sullivan Hills project in order to determine bounce, inundation period, outflow and effects on the next downstream regional pond (WD -133). HydroCAD modeling was completed by Bolton & Menk to simulate proposed outflows from Wetland A (WD -P1) and Wetland D (WD -P2) and route the proposed outflows through Regional Pond WD -133. This modeling determined that with the existing storage volumes the peak water surface elevations and outflow rates will be higher than proposed in the Surface Water Management Plan. 1. Existing conditions survey sheet 2 of 2 includes spot elevation shots of the Wetland A and Wetland D outlet channels. Please verify whether any existing culverts are installed within the earthen embankment extending across the outlet channel for Wetland D. 2. Please identify and show on the plans the normal water levels of Wetland A and Wetland D. 3. The Sullivan Pines model needs to incorporate the updated City Surface Water Management Plan model in order to simulate high water levels and outflow rates within Wetland A, Wetland D and Regional Pond WD - P3. 135. All pond outlets need standard skimmer structures per City Standard Detail STO-16, except 113- 5 which as a dry basin could use a different skimmer device such as a reverse -slope inlet pipe that extends downward from the riser to an inflow point and that will be submerged during storm events. a. Pond 1 is shown on Sheet 23 to have the outlet structure located within the infiltration basin. The outlet structure should be located within the NURP pond so the infiltration basin is off-line. 136. Volume Control Approximately 30 acres within the northwestern corner of the site lies within the Newport DWSMA. Infiltration Ponds 1 & 2 are planned within this area. Cottage Grove will provide Newport an opportunity to review the submitted stormwater calculations. b. The City requires runoff volume control for new development equal to 1 -inch of runoff from new impervious surfaces. New impervious surfaces of 31.7 acres are proposed, therefore the volume control requirement is 2.64 acre-feet or 115,071 cubic feet. Three infiltration basins are proposed to provide 0.77 acre-feet or 33,481 cubic feet of potential infiltration. This proposed volume is only 29% of the required volume. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 15 The Stormwater Management report mentions that "Ponds 3 and 6 showed some lenses of infiltrating soils, however, clay appeared as the underlying soil type at the proposed ponding elevations." Boring 3 in pond 3 shows alternating layers of SM and SC soils near the proposed normal water level (NWL) of 954. Boring 6 in pond 6 shows SM and SP soils in a layer of 6.5 feet below the proposed NWL of 944—therefore infiltration should be considered further within Pond 6. d. The Surface Water Management Plan Policy 6.2 indicates: "Where infiltration to fully meet the volume control measure is.... infeasible, an Alternative Sequencing procedure will be applied to achieve compliance.... If infiltration is infeasible and alternate compliance sequencing is proposed, the applicant will provide documentation for why infiltration is not feasible or allowable, and the applicant will reduce impervious surface associated with the proposed action to the maximum extent practical. The following Alternative Compliance Sequencing steps will be followed in the order shown: 1. The applicant will use alternative volume control practices, as described in the Minnesota Stormwater Manual, that are sized to meet the volume control requirement for the site. 2. The applicant will use to the maximum extent practical filtration and biofiltration practices, using an underdrain and an impermeable liner, or the use of wet sediment basins sized per the standard described within the MPCA General Construction Stormwater Permit. e. Please provide details for each infiltration basin showing materials, sizes, elevations, and the thickness and composition of any aggregates or filter media. a. The City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation requirements of 3126) and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. Include notes on the plans indicating how to stage construction and use low -impact earth moving equipment to avoid compaction of the soils under the infiltration system in order to improve the likelihood of successful infiltration. Botton & Menk is an equal opportunity employer. Runoff from Runoff from Impervious Volume of within the Surfaces Assumed Impervious % Potential Drainage within the Infiltratio Infiltration Drainage Area of Drainage Infiltration Area Drainage Area n Rate Basin (acres) Area (cu bicfeet) (inches) (inches) (in/hr) 1131 6.563 36.1% 5884 0.25 0.68 0.45 1132 9.869 38.1% 18688 0.52 1.37 0.45 1135 2.536 18.8% 8909 0.97 5.16 0.45 The Stormwater Management report mentions that "Ponds 3 and 6 showed some lenses of infiltrating soils, however, clay appeared as the underlying soil type at the proposed ponding elevations." Boring 3 in pond 3 shows alternating layers of SM and SC soils near the proposed normal water level (NWL) of 954. Boring 6 in pond 6 shows SM and SP soils in a layer of 6.5 feet below the proposed NWL of 944—therefore infiltration should be considered further within Pond 6. d. The Surface Water Management Plan Policy 6.2 indicates: "Where infiltration to fully meet the volume control measure is.... infeasible, an Alternative Sequencing procedure will be applied to achieve compliance.... If infiltration is infeasible and alternate compliance sequencing is proposed, the applicant will provide documentation for why infiltration is not feasible or allowable, and the applicant will reduce impervious surface associated with the proposed action to the maximum extent practical. The following Alternative Compliance Sequencing steps will be followed in the order shown: 1. The applicant will use alternative volume control practices, as described in the Minnesota Stormwater Manual, that are sized to meet the volume control requirement for the site. 2. The applicant will use to the maximum extent practical filtration and biofiltration practices, using an underdrain and an impermeable liner, or the use of wet sediment basins sized per the standard described within the MPCA General Construction Stormwater Permit. e. Please provide details for each infiltration basin showing materials, sizes, elevations, and the thickness and composition of any aggregates or filter media. a. The City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation requirements of 3126) and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. Include notes on the plans indicating how to stage construction and use low -impact earth moving equipment to avoid compaction of the soils under the infiltration system in order to improve the likelihood of successful infiltration. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 16 g. The Surface Water Management Plan indicates: At the discretion of the City Engineer, post -construction testing of infiltration/filtration rates within stormwater basins will be required, or post -construction records of water level measurements within stormwater basins will be required, to verify that design infiltration/filtration rates and drawdown periods will be met." Post construction testing of the infiltration rate and drawdown period will be required. 137. Pretreatment: The City requires adequate pretreatment of stormwater runoff from development and redevelopment activities prior to discharge into all waterbodies. a. Excellent pretreatment for the infiltration basin P-1 and P-2 is provided by a wet sedimentation (NURP) ponds prior to the infiltration basins. A skimmer structure per city detail STO-16 should be provided at each wet basin with a piped connection to the infiltration basin. 138. Stormwater Modeling: A HydroCAD model was prepared of existing and proposed conditions. Atlas 14 precipitation depths were used in the analyses. The HydroCAD model includes existing conditions pervious area curve numbers (based on HSG B) of 78 for row crops that are not within the acceptable range of the Watershed District. The South Washington Watershed District Standards Manual specifies: "For predevelopment conditions, the allowable range for a CN to reflect undeveloped conditions should fall within values of 52 — 62 and must not exceed a value of 62." Please revise the HydroCAD model to use existing conditions pervious curve numbers in line with the watershed requirements. b. Please include the inflow and outflow hydrograph plots in the HydroCAD report so the model routings and stability can be reviewed. c. Pond P-1 is set-up in HydroCAD for simulation of exfiltration, but the model output indicates no exfiltration is occurring. Please correct the HydroCAD model to simulate exfiltration from Pond P-1. d. Pond P-2 is set-up in HydroCAD for simulation of exfiltration, the starting water surface is set at 962.5 as though the infiltration basin starts full. e. Pond I13-5 is identified as an Infiltration Basin on the plans but is not modeled as an infiltration basin in HydroCAD. Please update the HydroCAD model to simulate infiltration from this pond. 139. Water Quality: a. The City requires that new development projects include BMPs that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Since the project site drains to the Mississippi River, Watershed rules call for TP loading rate of 0.22 lbs./acre/year or existing loading rates, whichever is less. A P8 model summary for the existing and proposed conditions was submitted. The P8 model summary indicates a 1 -year simulation period (10/1/1978 to 9/30/1979) and the results summary indicates that City and Watershed water quality standards are met. Please also provide the model input data for the existing and proposed conditions. Botton & Menk is an equal opportunity employer. Sullivan Pines Review Page: 17 140. Rational Storm Sewer Design: a. Submit calculations of the storm drain rational method design for a 5 -year design. b. Plans show MH/CB numbers, but need to show the delineated drainage areas to each catch basin and list the pipe sizes, lengths, and grades. c. On-site storm sewer should be sized to a 5 -year rational method design. Submit rational method design calculations for the storm sewer system. Please submit a drainage area map for each catchment. Include individual pipe segment velocities with calculations for review. Trunk facilities should be analyzed and designed to accommodate the 100 -year ponded discharges plus 5 -year rational flows from areas that enter the trunk to be carried to the next storage area downstream. 141. Wet ponds are proposed, the wet sediment ponds should be lined to prevent infiltration. a. Place a 1 foot minimum clay liner along pond bottom up to pond NWL. Liner shall have a maximum permeability of 1x10-6 cm/s with a minimum 15% passing the #200 sieve. 142. Wetlands. a. The South Washington Watershed District will act as the Local Government Unit (LGU) for administration of the Wetland Conservation Act (WCA). Please copy the City on all correspondence with the watershed district. Please also provide information regarding wetland delineations or evaluations, and describe approvals received for "no loss", "exemptions" or "replacement plans". b. Wetlands with "Protect" designation of SWWD require: 100' buffer for wetlands greater than 1 acre and 75' buffer for wetlands less than 1 acre, no change to run -out control elevation, predevelopment inflow phosphorus load, maintain inflow discharge rate 2 - year and 100 -year, maintain 10 -year storm bounce, maintain 1 -year and 2 -year inundation period. 143. Models: Please note that digital copies of the final version stormwater models and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the City once the review and revision process is complete. 144. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. 145. Seed Mixes: a. Sheet 50 (Landscape Plan) calls out Pond Seed Mix: MN State Seed Mix 33-261 (Mesic Prairie General) Seeding Rate to be 14.5 lbs/acre. Mix 33-261 is not a Mesic Prairie Mix; the Mesic Prairie Mix No. should be changed to 35-241 at 36.5 lbs./acre. Botton & Menk is an equal opportunity employer. 6" 11%" T 0 Varies With Height Standard Heights 3', 3%', 4', 5', 6' 36" Min. ' Footing Depth 8' O.C. Nom. —1 31%6' TYPICAL 0 NOTES: 1.) Post size depends on fence height and wind loads. See MONTAGE PLUS- specifications for post sizing chart. 2.) Third rail required for Double Rings. 3.) Available in 3" air space and/or Flush Bo most heights. RAKING DIRECTIONAL ARROW Welded panel can be raked 30" over 8' with arrow pointing grade. MONTAGE PLUS" RAIL 17/16" E -COAT COATING SYSTEM Base Material Uniform Zinc Coating (Hot Dip) Zinc Phosphate Coating Epoxy Primer Acrylic Topcoat COMMERCIAL STRENGTH WELDED STEEL PANEL PRE ASSEMBLED PROFUSION"WELDIN, No exposed welds, Good Neighbor prc appearance on both DOUBLE RING Adornament option 1Y2" MONTAGE PLUS"Rail (See Cross- Section Below) Post 2%2 Ox 16ga. O %"O 18ga Picket Bracket Options 1V Y1Specially formedhighstrength architectural shape. LINE BUULLVAKU UNIVERSAL BUULEVARll FLAT MOUNT BRACKET BRACKET BRACKET s Bx114 BX 112/117 Bxill Values shown are nominal and not to be used for installation purposes. See product specification for installation requirements. 1-- MONTAGE ,,,— MONTAGE PLUS CLASSIC 2/3 -RAIL Ameristar Montage Plus Classic Fence DR: CI SH . lof 1 SCALE: DO NOT SCALE Distributed by: Ornamental Fence Supply, LLC CIS: ME I Date 6/28/10 1 REV: e Big Rock, IL Phone: 800-448-1293 www.ornamentalfencesupply.com ,u pog e TE 20' R/W R/W 80' IL 10, CLEAR ZONE 54 CLEAR ZONE INSET - BITUMINOUS PAVEMENT 0'-12' 12'-14' 0'-12 14' VAR 6' 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE (3,C) BLVD 4'� RTL LANE LTL LANE BLVD SWLK O SPECIAL (SPWEA330C) I;3M2' CRD 2' CRD 2" TYPE SP 9.5 WEARING COURSE MIXTURE (3,C) 0.02 0.02 0.02 0.02 0.02 0.015 (SPW EA330C) l.q 8" AGGREGATE BASE, CLASS 5 (100% CRUSHED) D INSET E O 12" SELECT GRANULAR BORROW 4" SLOPE B618 PROFILE 8618 12" ADDITIONAL SELECT GRANULAR BORROW DRESSING C&G INSET H GRADE C&G 4" SLOPE FABRIC NOT TO SCALE DRESSING 24" ROCK (3"-4") 9 PROPOSED TYPICAL SECTION GOODVIEW AVENUE - STA. 80+67 TO STA. 82+80 INSETJ- CONCRETE PAVEMENT TE 20' R/W R/W OUTLOT 7" CONCRETE PAVEMENT 80' 6" AGGREGATE BASE, CLASS 5 (100% CRUSHED) 24" SELECT GRANULAR BORROW 10' 40, IL 10' 1, FABRIC CLEAR ZONE CLEAR ZONE 24" ROCK (3"-4") BLVD 4' 12'-14' 1. 14' VAR 6' LANE GORE LANE BLVD SWLK I3MgX 2' CRD 2' CRD 0.02 0.02 0.02 0.02 1015 �D INSET E - CONCRETE WALK INSET E 4" SLOPE DRESSING B618 INSET H PROFILE C&� 4" SLOPE GRADE DRESSING NOT TO SCALE 6" CONCRETE WALK PROPOSED TYPICAL SECTION 4" AGGREGATE BASE, CLASS 5 (100% CRUSHED) 10 GOODVIEW AVENUE - STA. 82+80 TO STA. 84+83 R/W R/W OUTLOT INSET F - CONCRETE WALK (MEDIAN) VAR 10, VY CLEAR ZONE 38' IL 46' CLEAR ZONE -4— 1, 4" CONCRETE WALK BLVD 4' 14 MED. 14' VAR 6' VAR DEPTH AGGREGATE BASE, CLASS 5 LANE B424 C&G LANE BLVD SWLK 2' CRD 2' TIPPED OUT) 2, 2, (100% CRUSHED) 0.02 0.02 0.02 O 015 B424 INSET E 4" SLOPE B424 C&G PROFILE C&G �NSET 4" SLOPE NOTES: DRESSING GRADE INSET FDRESSING O CROSS SLOPE VARIES. SEE ROUNDABOUT PROFILE RECORD PLAN NOT TO SCALE PROFILE B 4" PVC PIPE DRAIN. SEE DRAINAGE PLANS EUMKIAT NNS PROPOSED TYPICAL SECTION GRADE 11 ©DITCH FROM STA. 37+38 TO STA. 39+65 ZTRnc L TIN „pmM,,,p„� �a °INIF' HI'pRo �,T ME IFI ” °"1E °'E`"' p�°"""" ""'"°f"'"°" GOODVIEW AVENUE -STA. 84+83 TO STA. 85+59 GOODVIEW AVENUE - STA. 86+75 TO STA. 86+97 OD TIE IN SLOPES TO MATCH SCHOOL GRADINGON . THE 1.E°°°°°EHE „E a.THE °��s.�h. OE VIRGIN COURSE MIX 0 DATE rz "`�°e°vE� Pew °�."EA.AD-1 D110 1101 ON -1- Cottage 4 . 7 �tajll.eC ® TYPICAL SECTIONS CITY OF COTTAGE GROVE, MN 24 DE IN HE DP „.�,ME Grove �+��f.> W-hh-t�7 2 PROPoseo 65TH STREET, GENEVA AVENUE, AND o, "a.�e .e ',,;a��a�om ``�:.e vnee v,�o«iw nae a NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 180 a."a RECORD PLAN CONTRACTOR'. ELREKA CONSIRUCRON NIS NIEo / /IL111 wwws D nMIAnw cmv cE mE (E-_ m mwerEau p)oanNnrv6 rrn rws woxa, .11,11ITT11,11 �E .11 neo�AEn ev rooErvoµ ITT I TIE CONSTRUCTION LIM ITS I L 35 RADU J30L OTTE, E5 AoTEDZT LH T' E OEoaGnc ls�swsp4 EnE n..nE cr+�as IE�lo�i o�e)wc na�E cE s.nv.Ec � — — QIT 3618 CURB AI+D TE2 — TE �CONSTRUCTION LIMITS 3424 CURB AI+D QITTE] \ 66TH sow Pw — 3A I 38Z I_ GOODVIEW L 6lli — 10:1618 EADTAPDF 256 E NDB CURE -2 SIN CDATI �T ME 83 1 22.1E 151 V 4 SL 311 15 16 o R--- —5721 60' B CUT I + 6 18R � 1 R \4 R_ 524 \9 955 -7 \ 36.5 16.0 R R 5'] AA 23.1 1 fl6 R 955 28.0 E32312 R 26o R 1 3618 CURB AI+D Q TTE2 �.2 / 2] s R 22.] R l 55 215PAID R ROW CONSTRUCTION IT BE6'IN B424 134 o ERIVATE UTILITY CCOgJITORCb HGI (4-4"NON-METALLICCOI+CUIT) IRRIGATIONO49INET NOTES'. 1. DIMENSIONS FOR GOODVIEW AVE ARE BASED O+GOODVIEW ALIGNMENT. 3424 CURB QTTER 6. 2. DIMENSIONS ARE TO FPCE OF CURB UNLESS OTHERWISE NOTED. Z 3. SEE SHEETS 90 - 102 FOR DRAINAGE PLAN AND PROFILES. J 25 50 990 990 TRAFFIC. 980 980 PVI STA 84+W.55. ,VI EYE 95]:2s.. <.,. M VC. 90.N N PVT srn ao ss s4.. _ SVI STA 81+82.03 - '� u' $. vi um] 970 EAI ELEv 0.52 BVI ELEV. 951 CO < 65 6i ERcvosED PROF LE .. .. n a 970 LAC loo.. VC 9000 m. -0 5% CHOOF INISHED6RPCE 120 m a.74% - 86+17 � IE u� K. � a 960 — — — 3.08' To GR IVG C3Rl'CE 1u+23 (6 R 960 — —. -. - 196' TC GRFDING GDEEA GROUND LIN eo ws1 (6 WO IEW)EL o6z -62+82.20( T -q - - - - - THE CE FELINE PROFILE DOES NOT CONTROL GDEDE FROM ARE 84+&3 TO - STA. 86+97 AND IS SHOWN FOR REFERENCE ONLY G2FDFS AT THESE 950 LOCATIONS ARE CONTROLLED BY THE MEDIAN ADD RO [CEBOUT PROFILES. 950 80+C0 81+00 82+C0 83+C0 84+C0 85+C0 86+00 8]+00 NO DATE AIPI -610H . E ANI THAT Al110-0NALENn�O n�.AE �v.nA..nnE11 IN- IN 10FTHE11TEOF N- IN.N,ME lIGNA-1 DATI R LIC NO Cottage ® Stdnt@C S �y�as�""`•" 7 2 Grove ``3:.e Pnee vGrov nae P., IN1111 ___._om CONSTRUCTION PLAN AND PROFILE w000wew nveNue CITY OF COTTAGE GROVE, MN 65TH STREET, GENEVA AVENUE, ANDAll NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 68 NE, aE 180 "I 1101 NO . .. EATQi GRAVEL DRIVEWAY .. .... .... ..... .... ... .. & BITUMINOLS TRAIL ... ... :.. ... ... ..... ... _.. ::. _. _ ..:. 17- J & BITUMINOLS TRAIL CONSTRUCTION LIMITS- GRAVEL DEWY CONSTRUCTION LIMITS .. Row N 1- ATION- BY HE - r \ RECORD PLAN I' / CONTRACTOR'. EUREKA CONSTR MI — — — — — — — — — — — — — — — — — — — — — \ GOODVIEW Row O.'EE ,L' .E E.O.TN—U E� �TEEEE EocEN N�aN I \ ELD _ T,ao'o� E�TEE�otR;M�FlEoaDoEoa, —1ETENE11 THE 0—NAL AIBD a �'E. E��E a..�BE E �,�s's.�.E� ° D b 50 NO DATE AI'l 11B11N p- oDTEEA ID THAT .�EVTw,TE 01.1�A noNo°°111 cotta a ® CITY OF COTTAGE GROVE, MN ct•uv e $td11t@C SURFACING PLAN 84 D IDP "T65THSTRLLT 65TH STREET, GENEVA AVENUE, AND aE -1- IDP GIA°"P1de NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 180 a.Ta ;��E TE i,�m�Iaom _ row — — TE GRAVE_ L -�- - + 65TH / OATa1GRAVEL DRIVEWAY 6" CONCRETE WALK- RESIDENTIAL DRIVEWAY .--I W \ ---'__________________________________I \ _ \ 3EGIN REC0N ` TMCN 6"CONCRETEAPRO-RESIDENTLTDRIVEWAY PATCH GRAVEL DRIVE VAY - 1 _ ROW III I GRAVEL DRWV - CONCRETE � 4'CONO2ETE WPLK SFECIPL - - �TE CONSTRUCTION LIMITS - - - - N PAVEMIEVTD�� BITLMINCUS TRAIL AGGREGATE SHx.LDER GRAVEL DRIVEWAY PATQi D® ]"CONCRETE WALK- OONIMERCUT DRIVEWAY BITUMINOLS PATQi ®6" CONCRETE WALK- RESIDENTIAL DRIVEWAY / 6" CONCRETE WALK-SIDENPIJC ROW x - - - - - - C'ONSIRUCTICN LIMITS) --- CONSTRUCTION LIMITS .�. '.'..' ..: GRAVE & BITUMINOUSTRAIL DRWVI ... ... ... ... ... ... ... ...... .... ... ... .... ... ...... ... .. ... .... ... .... ... 00 v- EATQi GRAVE_ 6"GONG RETE WALK- Lf)DRIVEWAY RESIDENT IAL DRIVEWAY 65TH W— W J I i SHEETS 1 5- 14] T J —I 1 -AS 6"CONCRETE WALK-RESIDEVTIPL DRIVEWAY — -- --- I I 1 1 123+53 65TH STS .. EATQi GRAVEL DRIVEWAY .. .... .... ..... .... ... .. & BITUMINOLS TRAIL ... ... :.. ... ... ..... ... _.. ::. _. _ ..:. 17- J & BITUMINOLS TRAIL CONSTRUCTION LIMITS- GRAVEL DEWY CONSTRUCTION LIMITS .. Row N 1- ATION- BY HE - r \ RECORD PLAN I' / CONTRACTOR'. EUREKA CONSTR MI — — — — — — — — — — — — — — — — — — — — — \ GOODVIEW Row O.'EE ,L' .E E.O.TN—U E� �TEEEE EocEN N�aN I \ ELD _ T,ao'o� E�TEE�otR;M�FlEoaDoEoa, —1ETENE11 THE 0—NAL AIBD a �'E. E��E a..�BE E �,�s's.�.E� ° D b 50 NO DATE AI'l 11B11N p- oDTEEA ID THAT .�EVTw,TE 01.1�A noNo°°111 cotta a ® CITY OF COTTAGE GROVE, MN ct•uv e $td11t@C SURFACING PLAN 84 D IDP "T65THSTRLLT 65TH STREET, GENEVA AVENUE, AND aE -1- IDP GIA°"P1de NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 180 a.Ta ;��E TE i,�m�Iaom �B ROW / ------ — ____________________________ a`€ f 111 1__________________________________ ow Lia ,� _r ________ as r----- o-----------------------------------------------'II 65TH €'------------------------------------------------------ i B 141 LU i — ---- —CONSTRUCTION LIMITS -----------------------------------__— -- -- w_______________________ / O'BITUMINOLS TRAIL \ -NI TMIL 1—. .. ... 96+2T I^ -- _____ 777\ __ _____ — _____ — ...III II II ROW \\p III III II II CONSTRUCTION LIMITS `DU EASEMENT 11 II II it 0 II 11 I III III II � II �-AISTING VARY DRAINAGE III III II III I� N CONCRETE PAVEMENT] 0" U CONCRETE WPLK SFECUT II iI 3ITUMINOUS PAVEMENT BITUMINOUS TRAIL AGGREGATE SHxLDER GRAVEL DRIVEWAY PATQi ] 25 50 ]"CONCRETE WALK- OONIIMERCUT DRIVEWAY KM BITUMINOLS PATQi ®6" CONCRETE WALK- RESIDENTIAL DRIVEWAY I I\\ 6" CONCRETE WALK -SIDEWALK / / I � I GOODVIEW — _ _ _ TE CONSTRUCTION LIMITS Row � 65TH 66TH I I / sEE L sc� � sKEETs las IaT , \— CONSTRUCTION LIMITS ROW ('SIDEWALK RECORD PLAN # CONTRACTOR'. EUREKA CONSTRUCRON T111 IE ..........L1nw 1111-1-m1 AlEl 1rv�w¢aw�l Z ® -Uaus x.11-al lew T_U p)oalNnrvl l-/ws wo>_cl nco�l�lo ev roolrvol C 8 A TIE a ° P °� 1��11.TIE —Al cls.lv.lc q1 ..... i J 25 50 1 / / naL1r Al e�1��_sE iA R>TON ® CITY OF COTTAGE GROVE, MN i� 1�.�1aw�o1�E°. ", 011 ° e'T.""`S" °�` Cottage $tart@C suRFnaNV ITAN 86 „.�, Grove 6sIESTREETAND GOODVIEVVAVENUE 65TH STREET, GENEVA AVENUE, ANDllp 11 ``�:.e vnee v,�o«iw nae sr ary- �1 .1 1 ,,,,;�,,,�,O1,1C.�1- NEW OLTMAN MIDDLE IMPROVEMENTS 180 — — — — — — — I I II\ ------------------------- i aow TE Ln I 65TH Lu --- -- ------------------------------ ----- w --------------- U U Q--------H T 65TH ST S I I I Oso Al 1=LRNISH AND IN STALL-----------------�\ GOODVIEW AV� GENERARKINGINGIWTES. SIGNATACHED SIGN ERCH EATEYSICNJ -ANE MARKING LINES SHALLBE MEASURED BVPCRJPLMATERIA- APPLIED B SIGN ATTACHED. SIGN PER❑NDETAILSTR-33. O INPLACE/fEEMAIN 3R KEN LINES SHALL BE 10' W IRL 40' 6PP, 50' CYQE. o SALVAGE EXISTING DEVICES 18DOTTED LINES STALL BEZWITY]zGA 4cv0LE T® O REMOVE PROPOSED DEVICES 05 TEMOVE SIGN TYPE C / © INSTALL I I u0 CCNSTRUCTION LIMITS � 20W I / I E T I I I� � —ice V OJ I i I V — 6SN GW 6SN L l+ESN G W GW GW Lu -- G W J = —__—_— 120 123 124 12 J ° _ ___ _ S 90 EST DIAV �GW GW GW 65TH ew GGW j RECORD PLAN 00 - aow GOODVIEW I �O�vsrRucrlavuMITS c ' o� aowJ N I C'TITRACTCR. EuaecncoNsmucnoN � � ° � Te� K� o �Eo Iw��NE��I .EQ� i os E, w��°�n�p off, .�:ms5aof'BYTH HE E �o%— — — — — — — _ sE� s-EET 1� ECR ROuwAecur ITIElsprvoTusnanr �R s a SIGNING AND PAVEMENTMARKINGS —lETE EA THEE c A�eAIEDTED v� s�o nLEA. mE aflascrsnv.� J 25 50 _(03 1 DATE AIPI 1-11N p�rEA`MAD-L D11MIN-10N ON —A- CITY OF COTTAGE GROVE, MN 20 oe°� Na.�e �`ll.,gt....1> Cottage`✓v'•�7®StantQC SIGNINGAND PAVEMENT MARKING PLAN „.„„Me 'R�o ` Grove 65THsiREEi 65TH STREET, GENEVA AVENUE, AND aF ``3:.e vnee v,�o«iw nae arya .e,�;a�Ia�om NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS1 80 I � a / o �u I I 65TH \ / I 8 66TH-1eOw s GOODVIEW II 20W-7 I � I X40 GENERAL STRIPING L NES'. SIGN ATA HED SIN PER CHE DETAIL TR -33 4 3R KEN LINES SHPLLBE MEASUREDBVPCNPLMATE2IPL PFPLI EJ. © SIGN ATTACHED. SIGN PER CINDETAILSTR-33. I I e 38 DOTTED LINES 10'WI NH40' Gi,4CYQE I Z O1=LRNISH AND INSTPLL 18" DOTTED LINES SHPLL BE 2' W INH Y 6PP, 4CYO_E. � O INPLACE/REMAIN 0 SALVAGE EXISTING DEVICES O EEMOVE PROPOSED DEVICES C HEMOAE © INSTALL SIGN N1'FE C SIGNING AND PAVEMENT MARKING SEE SHEET IT FOR RCUNDFB ////'1✓/ \ TD / CT D 66TH CONSTRUCTION LIMITS gGOODVIEW / i I 65THT TE / Ol as Row - 80 81 `` 82 - L � I 5 p6 ROW J - 24SN S 6 Zq T� CONSTRUCTION LIMITS N r, RECORD PLAN 82 � �� s GNIR CTGR EME21 OMST UMI' D • y a .EL,1NI I�.1D�-N�NII a-10 °w ►�► eZ ��, 1o,Ew.:E�na�loaa��a.1.,PaotR Ml.FlEo��oENoA �Fl�,�,T�TE I i25 50 _E TED BY=E eDATE AIPI 1-11H C R9O CITY OF COTTAGE GROVE, MN j3 oe:.neu�ws ormE�.or'MI°f., gs orra�ervci°N� /Cottage ®StanteC SIGNINGAND PAVEMENT MARKING ULAN 124 „TN, �� (y—%—, G�uve aw000wEVV AVENUE 65TH STREET, GENEVA AVENUE, AND of ``�:.e vnee v,�o«iw nae sr VA� Te e,�,a�,a�.�om NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 80 O FURNISH AND INSTALL O INPLACE O SALVAGE ® REMOVE O REMOVE SIGN TYPE C INSTALL 65TH n � J B ATTACH FUTURE ROAD EXTENSION SIGN PER B GENERALSTRIPIIaG NOTES. CITY DETAIL SrR-33 TO VEHIOIAR GATE. LANE MARKING SHALL BE MEASURED BY PCRJKL MATERIAL APPIL SPEQ AL PROVISIONS. BROKEN LINES SHALL BE 10' W IFR 40' GAP, ED CYCLE. IED 18" DOTTED LINES SHALL BE 2' WIiH 2' GAP Y CYCLE i I ♦ ♦ 18TW 0 GCW ONE WAY> C-4 OA L � 65Y � GW O 1n° O . W m . GCW O GOODVIEW O. Zf0 00� 18TW � GCW 0 18TW ♦ `// GCW ■ 4 ■ ♦ aAd I OI � YIELD O W R 6SY II 11 ' GW I / 6S \YIELD Ei D a '! i C-11 N RECORD PLAN GW TC TRACTOR. EI EKAcoNsmucrloN O sf cmY � THESENEO IETVATrvawrvAl I f ONEQ Q� ® uaul urvos.m , p)poanNnNA Ern rasaamEa; nco;nEn ev rooEHE E°�PROI-.'°�—NOT BEE..EEBE D- III 6 YOTHER5 NOT 15 -IED —H THE y O'rm O D® 0 `.10 11 o`PROEEP o0 °� CITY OF COTTAGE GROVE, MN ADE� �Eo�TnE;AwTOETnE TTA,EOE MrvrvaoTA CottageStantee SIGNING AND PAVEMENT MARKING PLAN 129 �rvT�,wE_,Gruve 6srHSTEEETANDG000wEw AVENUE 65TH STREET, GENEVA AVENUE, ANDoV IDI ' `�:.e Pnee v,rva ,,,E„ TE i wwu,�;aa;a�.�om NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 180 O oft RECORD PLAN CONTRACTOR'. EUREKACONSTRUCRON / THOR—DDRA— 15A w cEA— uED l—NE--" nAnlN_aRA.N E Tn,saox; nm,E o A 20W —P-ENE55 THE —1—a�5-EDE��, w ALE AT THEwT 5 SAVTEc CONSTRUCTION LIMITS I L A3 f I i I N, 65th A6 — — — — — — — —TE '\-C'O\ISTRUCTION LIMITS= _ j� \ A2 �J �• .�. .•. VI SERVICE \J \ _ _ ___ __ TH UTILITY TRANS=CRM -JTILITV POWER POLE - W +l I e? — — — %- JNDERGRCUND SERVICE LATERAL gy. HH3 ROW N CONSTRUCTION LIMITS------------'IRRIG ON SERVICE CABINET D 25 50 qi r \ 66TH -- — I r CONSTRUCTION LIMITS EOW 171 A5 B3 " I « -- --' - - GOODVIEW A3c I - C7 < < < NN T i i i C C1 AA --- � C '- 2 I Row COVVSTRUCLION ITMITS I HH3•', LEGEND IRRIGATION SERVICE CABINET A4 A\• L \ « -- \� A2 HANgiOLE — — — 1.5" CONDUIT (NMC) NOTES: ■ 1. FURNISH AND INSTALL HANDHOLES PER CITY STANDARD PLATE LGT-26. SEE SHEET 154. ■ SERVICE CABINET 2. SEE S 153 FOR LIGHTING UNIT DETAILS. (� 3. ALHEET L WIRE FOR LIGHTING SYSTEM SHALL1 BE CONTAINED IN 1.5" NMC CONDUIT, UNLESS NOTED OTHERWISE. �/ \ 4TING MIT A A4 LIGHTING UNIT A. FIN& HPNDHOLE AND LIGHTING UNIT PLACEMENT SHALL BE DETERMINED IN THE TIED. \ `\ I J' Z LIGHTING MIT B# LIGHTING UNIT WNO OATE AIPI 1-11N CITY OF COTTAGE GROVE, MN AND THAT DE111NED -1 _THEaA _ j'T E°�" oF` ° e'T. `S °� �/ (�� Cottage ® $tantec uWHTNW PLAN 151 INT� eE �,R. En a��K�A�nowoRR�o VRA Grove 1-11 TIIEET & GOOowew AVENUE 65TH STREET, GENEVA AVENUE, AND of MJnidw.G✓r �,.4-f.Xe.:/, ``1Pme= v„�o«iw TE wwwsmmao.00rri NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 180 e O LLMINAIRE C NOTES'. 1. FINAL LOCATION TO BI COLIC. eE"INE""'wsrn ezm MttvEzoLLHsoL 111-INIEL-1 t —L 1111IBE— n�aE_"ITIB a wNUGssE=L wsI n3IS (tt� —Q, 111BT FIN— XND —T. eaw�. IIEMB =mi Eo z'E � -E=T 1118 Fs Fran N` cTa oETwL VLnTE aE<vlasnE L IANT.N 1-11IFIcanaus NE_E-1 L ROUNDABOUT LIGHTING - ELEVATION HOLOPHANE LUMINAIRE WE ZO 5K AS G3 Z, UTILITY POSTOP, 60W LED MI- IVOLT WIR FOR 240V LL LISTED, PAINTED STANDARD HOLOPHANE BRONZE FINISH, TYPE III ASYMMETRIC DISTRIBUTION GLASS R�RACFOR, BALL FINIAL Hal GTON STANDARD POLE 150830504T4 HAND HOLE 3" % 5" - 228607 BASE COVER BRONZE MOD REEL 39599 3"%5" HAND HOLE, NO TENON, BUT COVH2 SKIRT 3"ABOVE FINISHED GRADE TYPE A-1 CONCRETE BASE SEE DETAIL PLATE LGF-25 A3RES REES RECORD PLAN ZC TRACFCR'. EUREKACONSTRUCRON IpunoD�mEAew4Pzcn o)oco�w cr TrarnE rmsvaoxGcr;nIf -FED—DEND L�E�L OTH (o EN size e)�o aLErEn 5.D�wnLEATT oEsrvTEc dPSREADY MIXED MIN. 3030 I AIR ENE� IRP,ILEE) 6-#6 A PEINFCRCINGBS ULL DIFT #4 HORIZONTAL TIES SPACED @12” MAX. OR AS SHO WN #4 HORIZONTAL TIES SPACED @12 MAX OR AS SHOWN NOTALL BAS SHOWN. NO SCALE J l z Cottage STANDARD DETAILS nese STANDARD DETAILS Grove STREET LIGHT POLE WITH COBRA HEAD ]AN 2016 "'b. w.aeewro'e"... RESIDENTIAL LIGHT POLE AN aT is E NEW LED FIXTURE NEW L®/LIGHTING UNIT (MODIFIED) ® Stantec COTTAGE GROVE, MINNESOTA LLGTN3�' ® Stantec COTTAGE GROVE, MINNESOTA oTF®4f 'I LITI LIGHTING UNIT A DWG LIGHTING UNIT B LUMINAIRE C SHALL BE PAID FCR AS LIGHTING LNIT TYPE SPECIAL SHALL BE PAID FCR AS LIGHTING LNIT TYPE SPECIAL 1 SHILL BE PAID FOR AS LUMINAIRESEECET (2545 511) (2545511) AND NEASITED BY THE EACH (2545511) AND NEASITED BY IF AND MEASURED BY THE EPC. CE 0 E HE., PIEXLIT-11 DEP FE4D �N CITY OF COTTAGE GROVE, MN DEIIGNED N�AMEAw°oFLLL�f of °NeoA� �Ro� Cottage ® Stantec LIGHTING PLALI 153 CHEC-DGrove DETAILS 65TH STREET, GENEVA AVENUE, AND '11 E �Jnidw.G✓r �.4-�.xe.:l,„e Pnee= v„�o«iw ne<e aoB ne �„�„ .E ,om NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 80 2EMOVE MEN INSTALLED �� —VICE PANEL PHOTO 33 ��ELECTRIC HORIZONTAL GROUND WIRE TO 1EINFCRCING BARS LMINAIRE CPBL BALLAST SPACED 18" APART t CONNECTION LIG PF INFLINE 3EINFCRTH BARS RASING (SA) /BASE mvER aL DEPm TPES ARE@ READY MIXED MIN. 3000 PSI AIR CELL zs p ru 3' PBO/E GRACE 6RCWD LEVEL ENTRAINED CGVCGETE 'Q BOLT DIAMETER 8, A A ED PECTICN TO BE AS REC-MENDED BY MANUFACnaER ]AMO6E <EYLCCC CG �� LSC SHALL BE ` r - CONDUIT O O TANDARD POLICE 4 VOTES'. LOGO PND KEY DGR SHALL HAVE 3 POINT 1. HEIGHT CF SEE DETAIL LIGHTING 1EMOVABLE LATCHING AND CO-ARTOENT Is CITHOL SCHEMATIC TALAR LCGCING. APPRCXIMATELY33". NAY =OR WIRING DIAGRAM 'I o VARY DEPENDING IDOV ANCHOR `O BOLTS SAE OF METER SOCKET LIGHTING SERVICE PANEL MOUNTING PATTERN o o »YT Tom GR X GROUNDDHA D A SECTION �VO SCALE lq" L75X �IIN" ABOVE OGPDE 2J 6 MENTPADBT STANDARD STANDARD DETAILS ca:r CGV IGETE BASE FCR TYPE A-1 IGHTINGSTANDPRCS 11L71 IGHTING SERVICE PANEL FRONT ELEVATION LIGHTING SERVICE PANEL INTERNALELEVATION TLATE 8106 Ym Tow's roT ToxvE 2L�fi J ,r GROLND HAD AVIV/ ®Stantec COTTAGE GROVE, MINNESOTA -zs TE c. wlwow 312" oOo o0o TEC. WINDOW DIAMETER LIGHTING SERVICE PANEL LEFT ELEVATION 31/2 DIAMETER ro*TowvE 0 0 NO D �NEENAH 120 VO_lS FROM PANEL�PRD 240 VOLTS —3 5 STREET LIGHTING xl z4o vacs acr T,e RHOTOCI.L Cl Cl SIREETLIGHTING H ? 240 VOLTS CCT 11,13 STREET a a a IGHnNG STREET UGHnNG a i-6— zoo vaTs a<T >s,v R685 D R WEIGHT GHT mo Les GRADECONCRETE H A STREET LIGHTING LANDssAPE Ccs aaTcrto6� ,al G-rING s� l l STREET LIGHTING zC Cl�zzooooVal Cl Cl saeLEHmcs 3ELL LIGHTING SERVICE PANEL RIGHT ELEVATION IGHTING SERVICE PANEL BACK ELEVATION —� STREETLIGHTING 240 Val IXT 2,4 C¢ U` NCNNETPLIC €4.V "M` CONDUIT LANDSCAPE �Q IORTING NOTES,. I'VaTS CRY1 TRENCH GRAIN �-� 1. SERVIa CABINET SHALL BE PAID FOR AS SERVICE CABINETTHE LI (2545 541) AND NEAS-RED BY THE EACH. IRRIGATION CABINET 2. SERVICE CABINET EQJIPMENTPAD SHALL BE PAIDFCR AS EQJIPMENTPACB 545) AND MEAS BY THE EACH. NO SCALE (2545 -RED 3. HANDHaES FOR LIGHTING SYSTEM SHALL BE PAID FCR AS HANDHO-E (2545 553) AND MEAS -RED BY THE EACH. IG o ING CONTROL SCHEMATIC RECORD PLAN LYSTRACTCR'. EUREKA STANDARD DETAILS G m- \ifs STREET LIGHTING HANDHO_E ® Stantec COTTAGE GROVE, MINNESOTA GT -26 TNSTRUCRON wwws �sa¢mY�Gnnory ancmvamESEUED (ErvRrvEwrvsl SERVICE CABINET Ll � IL DE E, EERY proR=I`RTn,E4Rofa Z1I.ETTRD BY,>oT OD-EDOEED IIOION TID IN E`1oENEA T a PETE aY°"" X11 E as sT rec NO DATE AIDE I no oN H�AnMEAuu°o°�TTnE�:EOF`M�HHPeoTo��'V"�� '�,�aIa�.�om Cottage® Stantee rove Grove LIGHTING PLAN DETAILS CITY OF COTTAGE GROVE, MN 65TH STREET, GENEVA AVENUE, AND NEW OLTMAN MIDDLE SCHOOL IMPROVEMENTS 154 180 CONTRACTOR SHALL PROVIDE CONDUIT UP POPE TO WEATHE2+EFD. 3ECTRICAL UTILITY WILL PROVIDE FINPL TERN INATICNE. CCCRDINVTE CLE MOUNTED IT ITYTRANSFORMER 20/240V SECONDARY, 1PH, 3W C-3#1 TILITY METER RV CE CABINET ]OA, 120/24N PH, 3W, NEDIA3R 2 KAIC, MAIN BONDING TUMPE2 #6 O Im mllmmm SERVICE CABINET RECORD PLAN CONTRACTOR'. EUREKACONST LJI 1 L.D �mEm-TTE"R') DRA.N*En�E rms vaox" nmw—D e IDENDI OTHER5 NO —ED —H THE EnrE. o3,os, HE .I. -5E -ED oaDnw�ry gE� ISE I THE arias I I—El � N�AMEAw°oFLLE°: of °`PeoA� °G'�� ('T� c<)tca�e %"�® Stantec CITY OF COTTAGE GROVE, MN 155 V�� Gt•uve LIGHTING PL4N GI—E '"9��„ �� wiEwG oinGwRnn 65TH STREET, GENEVA AVENUE, AND a.Do �„�„ .E ,—;aIIa�om NEW OUTMAN MIDDLE SCHOOL IMPROVEMENTS 80 GRADING & DRAINAGE NOTES _ GRADING AND EROSION °call call"'°°cym w all orcauaii.co I CONTROL LEGEND — PROPERTY LINE— \� ALL coNTouas AND svoT ELEvnnoms ARE seowN To awsHEO suRkAceiGUTrea GRA s/ UNLESS OTHERWISE NOTED, E f EXISTING aOPO5E0 aEFER TO THE SITE PLAN/RECORD PIAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS ,, P V \ 2 AND LAYOUT 0 ss —9— • INDEXSOIL CONTOURRING LOCATION 9 INTERVALCO T S, E GRAPHICAL FSHALL EATURES WITH THE LOCATION ANDELEVATION OFEXISTING UTILITIES AND I �9g2_� INTERVAL CONTOUR / OF OOGRAPHICAL FEATURES WRHTHE OWNERS AND FIELD-VERIFYPWOR TO CONSTRUCTION 900.00 SPOT ELEVATION Ll E CONTRACTOR SHALL IMMEDIATELY NOTIFYTHE ENGINEER OF ANY DISCREPANDE$OR I0° REMIDVEAND EPIAYE HP/LP \ \/HN \� I E STING DWVV 5 VARIATIONS FROM PIAN. I %900.00 HIGH/LOW POINT \ 4 ALL CONSTRU CION SHALL CONFORM TO LOCAL RULES, c,L Cl CL ELEVATION EOFS SEDIMENTCONTRO REST ARDS '9%0,00 AS NE DED 5, POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED A ALL TIMES, PROPOSED GRADE INSTALL- CLAY LINER UPTO I ,;3 - 6, CLAY LINER IN WET POND CELL SHALL HAVE MAXIMUM PERMEABILITY OF 1x10"6 CM/S WITH PRT NORMAL WATER LEVEL USING POST GRA ENCS mW �� I = z MINIMUM OF 111 PASSING THE _� � TOP AND BOTTOM OF RETAINING WALL ONSITE MATERIAL � _ _ O SILT FENCP YPl 9368z /� E.O.F. EW XXX E L, Gf SAM I �� MERGENCY OVERFLOW Ill\ / % PROPOSED STREET PROFILE GRADE J — 93, 5lsio'�. ,. a � ti �V� �ee Wo I I j ooh STORM SEWER L I / ,� Rr ♦ —_— _— — v'a 3 — - - �r+r+r+Y+r."v—�r+rnr+r+r."t TREE LINE ONDNORMALWATERLEVEL /°� / A 1 �1 o - SILT FENCE T 5 ze '" 935.5 m�� OSILT FENCE POST GRADING l0 Q0 INLET PROTECTION PRO ON CONTROL CHECKS/IIORoas \ \ R �ry9+ I F ROCK CONSTRUCTION ENTRANCE N \ G\ 92 h 9?93 939. 930.8 IU 9O 0 EROSION CONTROL BLANKET R a a L7> I LoA 1 a 1 v3, 9� 1 O 939.0 D 6 1940 2 GENERAL EROSION CONTROL NOTES 0 l Ic ��yg3Z58_r P y \ 1, ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY P� 0O(IVP r "'YYAhh EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVER DO HAS BEEN ESTABLISHED.EX(STING SILT FENCE ONSITE SHALL BE MAINTAINED AND OR REMOVED 1 Px P 153�Lr_o 93J 1 IEMOOTANIFPTO 11 ONDING,01CIDENTATTOTHEGNACIONI WITH RES E (SOF EXTREME ,./. SHALL BE CONSIDERS AWARE OF CURRENT FIELD CON Ort10N5 WITH RESPECT TO EROSION CONTROL , 'J CES HAY BALES ETC., REQUIRED BY THE CITY SHALL BE INCIDENTAL TO THE GRADING CONTRACT, 39.0 O 9385 • 1 2, ALL STREETS DISTURBEDDURANCET GNG HTEURS MUST ST BECLEANED CACODOIEND OFEACH no�� 9308 9303 �Orc WOR GNG DAY, AROCC ENTRANCE TO THE SITE MUST BE PRONDEDACCORDINGTO DETAILS TO ETIUUREDUCE TRACIONG OF DIRT ONTO PUBLIC STREETS, c> T m 0 �1' 9B3S J TT m m = H S REDUNDANTPEWMETER SEDIMENTCONTROLSARENECESSARY WHEN SOIL DISTURBANCE IS WRHIN YA e -- `.34!r ---- j - 50 E 0 SU FACEWATlRB RIDUNDANTSEDIMENTCONTROLS COULDINCLUDE, 3„ 0 CWS OF SILT FENCE (SEPARATED BY B FEET)' OR 3„ SI C AND ATOPSOIL BERM (STABILIZE BERM WITH MU LCH), OR Q pOn r 9390 939.0 1 9385 m 3,3. SI C ANO FIBOR 3..TOPSOILERMAND ER LOGS'FIBER LOGS(STABILIIE BERM WITH MULCH(, m N n 4, REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR WATTOOISTURBING WITHIN 50 FEET OF „r 1 C \ o1a 1 \ °1s — — IY' THE SURFACE ER, M "qF J J � � � 4.0 37.3 I 937.2 I 0.0 uimn IQ NY a -1 ufvv n s a r i mPl SILT F j �Rrol �� TLAND�Jss 9� s( C-7�L. � ,. i a / 9aas el 94 1 1e 942o 1 19 METS I l -,F �/ 2 1 = �.� 1 I.n 11 le�� 1 .6 1 913.3 - n A R I I R 1� I` a m II 93R2.fl I 1 V - I cLEAa�� mG UMns mPl I � I w— 05/29/19 SHEETNUMBER, PREPARED FOR'. axwouauoTxn.Ii aMEWeftV 2 a PULTE HOMES OF MINNESOTA a�rvM BAILEY WOODS �� FINAL GRADING PLAN L ° LYINGCLOUO ORVC SWE6/0 TeN 08/09/19 ucervssrva 4125] P EDEN PRAIWF, MINNESOTA 55344 COTTAGE GROVE, MINNESOTA PROJECT NUMBER: 0021715.00 TE' 08/09/19 —LTO / °w oc 90 LOIN-11 TIPIOUoRADI oa TOII NP UF A A , EP ° �eN�TF�°E��ATIory o scry roa 111TOU LFI wryPFCALIF_I_ W_ Trve oevelove°' o„`Gp025p°P w— 05/29/19 SHEETNUMBER, PREPARED FOR'. axwouauoTxn.Ii aMEWeftV 2 a PULTE HOMES OF MINNESOTA a�rvM BAILEY WOODS �� FINAL GRADING PLAN L ° LYINGCLOUO ORVC SWE6/0 TeN 08/09/19 ucervssrva 4125] P EDEN PRAIWF, MINNESOTA 55344 COTTAGE GROVE, MINNESOTA PROJECT NUMBER: 0021715.00 TE' 08/09/19 CONSTRUCT CONCRETE HYDRANT PAO(TYP INSTALL TRAFFIC BARRICADES 10' 8EYON WEST END OF TEMPORARY TURNAROUND ANDAT EE AOF SID INSTALLFUTURE STA ROADWAY SIGN PER CITY DETAIL BU KSTU6 J --_--_-_-J F `_---------J r - - - - - - - - - - -I 10 --_ �I _ W ___� y $CBMH 15AI — — D ° M ASDOPA FOLLOR N, AND IOEWA IC TREES�N--------- = R' --------, 10 UI 2 =1"(W 93002 - 461 =21"(E193002 -93(W 92 I V y 3, L___________J - f I = ��.— - - - - - - - CONSTRUCTION BEHAEHDRNT CO 0 ST 2ELOCA O PROPOSED IN IDEW I< 5' RETE SIOEWALI'-P,1 DIACENT TO CURB ADJUST/RECONSTRUCT SEE G ODIAN GCPE pN FOR I I PED. RAMP L T_____------ 11 o�TA�j C...-BS1 MP( P11 CC -zs96mH-1se� . RAMP p F,1 2BEGIN TRANSIToN To 32 F -F ROAD_SECTION L -STA-6.32 11 ;i 2 CBMH.29 I75'comcRETEs Ewulc mvJ lillINSIDE PROPE TY LINE (TYPJ BMH-26 PED. RAMP (TYP) I PED. RAMP mpcB 30 _ }i L 2AC0'RAD. (1YP 1--- — msr c.v, mP. ��- % ADo PED RAMv EX.CONCcR^^E FOR EASTAV IT n°°nnic nnin n°i�ic�nin�c ..rEDESTRIAN TRAFFIC TEMPORARY COS PER CITY REDUI REMENTS TOP -9 oP-931,25 EEgT-'TFAON-AT__________________TABANCOE PIPEWITH SAND (s BULKHEAD EXISTING PIPE AT BOTH SLOOPS, -- N F DAMAGED FROM SITE � HIGHLAND HILLS LANE LEV X93631 PVI $TA=1.00,00 LP IA= 2.]569 PVI ELEV =94200 P 0 AVIELE937, O STA = 93 0V = 00 09% K 37,00 S�$ 151,38VC TMH 5(I .0l --_ �I UN� Ir 5T5URMCRI LE SPI JII IrIA o015 5'�O�eC'H-"P =1"(W 93002 - 461 =21"(E193002 -93(W 92 RELOCATE STREET' , BEHIND PROPOSED 511AOEDHOLENST NIGHT r---- IE�1"(W 99266 B-11" (E1932.66 r-GBMH-19 r ----T L D41 T MH (TYP)- — — — _ 68 LF -24" RCP Tt3i-9,62Y. CUTTER So NEE ED ��i'Ti TEMPORARY COS PER CITY REDUI REMENTS TOP -9 oP-931,25 WAGE SEMEN 11 UTI LITY ", Q ,61 n I 10 nnnAFAA nnn ICBARRICADES� VEMEN REM 01 AS IN CE FOLLOWING AS IN 2 7 CJ J 111 REMOVE TEMPORARY CONNECTIONS 1 2 I� A 5 6 III 1 1 STRUCTURE ANN" L .� Y 1 ILL 4 EXCPIPING ,EXTEN NG RCPTO E EXISTING GRAVEL/SITUMINOUS REMW EMONVEWAYAN FIELD ACCESS CONCRETE CBMH-23 L L_--- J 1 C9ST MH -15 APRON, RE EDEPRESSED CURB AND 4 ----J L----J-_--J ----J �� ----J �� L_ ---- REPLACE WITH BARRIER CURB PER DETAIL STR-19, L -----L L---------� REMOVE XISTINGGRAVEL a LORE STHO'IOFSOLYANo �� F-1 RESTORE WITH TOPSOIL AND SEED CBMH-22A I I GBMH22 a'ESTOREyv SEED II EEgT-'TFAON-AT__________________TABANCOE PIPEWITH SAND (s BULKHEAD EXISTING PIPE AT BOTH SLOOPS, -- N F DAMAGED FROM SITE � HIGHLAND HILLS LANE LEV X93631 PVI $TA=1.00,00 LP IA= 2.]569 PVI ELEV =94200 P 0 AVIELE937, O STA = 93 0V = 00 09% K 37,00 S�$ 151,38VC 191 LF -21 " RCP Cl 4 @ 0,97% CBMH-2 27 LF -12" RCP - 93672 Cl5@0.85% IE=12"(W 932031 30 LF -12" RCP - 2' "" 93203 L5@0,74% 12711 -12"RCP CLS@046% <B�30 B-1, (,48 IE=12" (NE) 93248 WM CROSSING CBMH-19 TOP -931,25 RCBMW29 E=936.77 5411.12"RCP IE -12 CLS@O86% ([)93226 WM CROSSING WM CROSSING T 1 TOP -928,60 OP 929,24 CROSSING TOP -9-1 J 0 3 4 5 61 LF-24"RCP CL 3 @ 1,03% l,P ELEV = 932,67 L. STA= PV I STA = 7.046.93,06 00 PVI ELE14 93242 AD 11 37 B.00 vc C B P PVC = 6.59,44 ELEV 932 3 PVT 7 B56 933,09 PVI ETA = 7.61,31 190% VI LEV = 93328 CBMH-t5 STA.3256 22(N191611 3S2N - q (W 926.81 1 27" 1 L3 1.81 'UI JF 27 RCP L3tv0231 CL5@050%CL5@0,48%50 LF-12"RCP CL 5 @ 052% CB -21 RE 933,19 2. IE=12"'NE1929.19Q CBMH-17 RE FS; 06 - -2(SWI929,04 RE=934.06 B-12"(E1929,WB-12 (w92891 % 92 WM CROSSING �ROS5INGG CROsSI�NG� TO 9, TOP- 926,81 TOP -92589 6 7 8 8 F L Ca114N Hours before digging, 811 or call811.com LEGEND Ex1snNG vaovos5o xam 900.00 GUTTER ELEVATION GENERAL NOTES 1 RADIUSTOPE 8618 NRB&GUTTERWITH IOTRANSITIONS FROM SURMOUNTABLE CURB & GUTTER. 2, ALL RCP SHALL BE CLASS 5, UNLESS OTHERWISE NOTED. 3, 20'-4"—IINTILE NEEDED EACH SIDE OF CATCH BASIN AT LOW POINTS 4, PER CITY STANDARDS, CATCH BASIN CASTINGS SHALL BE sU MPED 1" BELOW GUTTER LINE, MANHOLE CASTINGS SHALL BE SURE C/, TO A AND GATE/BUTTERFLY VALVE BOXES SHALL BE SUMPED i 5, DACE FLARED ENDHE INTHE SLOPE ATAPOINT HALF THE (5)IF 5 =12" 928.15 : MH C. -23 196 LF-12"RCP CL 5 �a 1.02% IE=1IE 235O)o 1.00 PEI -22A 199 LF-15"RCP CLS@0,35% 9LF 2 M9929.00 167 LF-16"RCP CLS@0,36% / 2—C L IE-15"([]929.00 = 200 -t / @078X, = SH (W 928.30 IE -15" (N)92B00 2B Z2�(N) 927.92 = 4" (W 927.44 IE - 15 (5] 92744 WM CROSSING 0 1 2 3 4 5 IE=264" (E) 927.44 TOP -92494 935 CBMH-t56 935 RE=931,00 H-15 EIE-12 (M [2733 CBM -15A n2-93256 I— (5)92 33 EE=931,00 " (M 917,02 = 2" (31928.00 4" z(W 926,81 930 IE 7^([7926,81 930 LF -1 RCP CL 5 135 LF -12" RCP CL 5 925 WM CROSSING /° 925 TOP -925,39 922 922 p 50' 100' 150' B 1 z z Q INIT 05/29/19 xuauJwucucuuosvMs SHEETNUMBER, PREPARED FOR'. i�vlova:`s`axvuouauo.xan uaaWeftwood5 �IFIo PULTE HOMES OF MINNESOTA BAILEY WOODS STREET & STORM SEWER of o a ME SbTE6 M BNHM� "°„s "=m*” CONSTRUCTION PLAN 4 A a EDEN FDAI RI7111 FLY NI BMINNESO1A 553840 TN 10/30/19 LIl-rva 41257 COTTAGE GROVE, MINNESOTA w°1°Yee°I°�°'""""�"`' a PROJECT NUMBER: 0021715.00 TE, 10/30/19 PVC = 1,24 31 BLEV =2940,]8 .0l H-20 PVT- 5,69 'T"ELEV=936,31 - =23'(NW93157 .29 CBMH-t6 CBMH-17 STA6.90 29 LF-21"RCP CL4@1,00% RE=94089 Q _ '(N7933>i =1"(W 93002 - 461 =21"(E193002 -93(W 92 STA', 6.22 RE -93214 E=93265 - "(N192792 E1 IE�1"(W 99266 B-11" (E1932.66 �1"(E)92 6 49'1% E_ "(N1928,66 =4"(W 927,44 IE�1" (N9 927,90 E 25" (51927,44 IE -24" (N 927,90 -24" ([1927.44 — — — _ 68 LF -24" RCP Tt3i-9,62Y. MCROSSING �k4 @T03% _ TOP -9 oP-931,25 130 LL 21 ^ RCP CL 4 @ 0 B2% 191 LF -21 " RCP Cl 4 @ 0,97% CBMH-2 27 LF -12" RCP - 93672 Cl5@0.85% IE=12"(W 932031 30 LF -12" RCP - 2' "" 93203 L5@0,74% 12711 -12"RCP CLS@046% <B�30 B-1, (,48 IE=12" (NE) 93248 WM CROSSING CBMH-19 TOP -931,25 RCBMW29 E=936.77 5411.12"RCP IE -12 CLS@O86% ([)93226 WM CROSSING WM CROSSING T 1 TOP -928,60 OP 929,24 CROSSING TOP -9-1 J 0 3 4 5 61 LF-24"RCP CL 3 @ 1,03% l,P ELEV = 932,67 L. STA= PV I STA = 7.046.93,06 00 PVI ELE14 93242 AD 11 37 B.00 vc C B P PVC = 6.59,44 ELEV 932 3 PVT 7 B56 933,09 PVI ETA = 7.61,31 190% VI LEV = 93328 CBMH-t5 STA.3256 22(N191611 3S2N - q (W 926.81 1 27" 1 L3 1.81 'UI JF 27 RCP L3tv0231 CL5@050%CL5@0,48%50 LF-12"RCP CL 5 @ 052% CB -21 RE 933,19 2. IE=12"'NE1929.19Q CBMH-17 RE FS; 06 - -2(SWI929,04 RE=934.06 B-12"(E1929,WB-12 (w92891 % 92 WM CROSSING �ROS5INGG CROsSI�NG� TO 9, TOP- 926,81 TOP -92589 6 7 8 8 F L Ca114N Hours before digging, 811 or call811.com LEGEND Ex1snNG vaovos5o xam 900.00 GUTTER ELEVATION GENERAL NOTES 1 RADIUSTOPE 8618 NRB&GUTTERWITH IOTRANSITIONS FROM SURMOUNTABLE CURB & GUTTER. 2, ALL RCP SHALL BE CLASS 5, UNLESS OTHERWISE NOTED. 3, 20'-4"—IINTILE NEEDED EACH SIDE OF CATCH BASIN AT LOW POINTS 4, PER CITY STANDARDS, CATCH BASIN CASTINGS SHALL BE sU MPED 1" BELOW GUTTER LINE, MANHOLE CASTINGS SHALL BE SURE C/, TO A AND GATE/BUTTERFLY VALVE BOXES SHALL BE SUMPED i 5, DACE FLARED ENDHE INTHE SLOPE ATAPOINT HALF THE (5)IF 5 =12" 928.15 : MH C. -23 196 LF-12"RCP CL 5 �a 1.02% IE=1IE 235O)o 1.00 PEI -22A 199 LF-15"RCP CLS@0,35% 9LF 2 M9929.00 167 LF-16"RCP CLS@0,36% / 2—C L IE-15"([]929.00 = 200 -t / @078X, = SH (W 928.30 IE -15" (N)92B00 2B Z2�(N) 927.92 = 4" (W 927.44 IE - 15 (5] 92744 WM CROSSING 0 1 2 3 4 5 IE=264" (E) 927.44 TOP -92494 935 CBMH-t56 935 RE=931,00 H-15 EIE-12 (M [2733 CBM -15A n2-93256 I— (5)92 33 EE=931,00 " (M 917,02 = 2" (31928.00 4" z(W 926,81 930 IE 7^([7926,81 930 LF -1 RCP CL 5 135 LF -12" RCP CL 5 925 WM CROSSING /° 925 TOP -925,39 922 922 p 50' 100' 150' B 1 z z Q INIT 05/29/19 xuauJwucucuuosvMs SHEETNUMBER, PREPARED FOR'. i�vlova:`s`axvuouauo.xan uaaWeftwood5 �IFIo PULTE HOMES OF MINNESOTA BAILEY WOODS STREET & STORM SEWER of o a ME SbTE6 M BNHM� "°„s "=m*” CONSTRUCTION PLAN 4 A a EDEN FDAI RI7111 FLY NI BMINNESO1A 553840 TN 10/30/19 LIl-rva 41257 COTTAGE GROVE, MINNESOTA w°1°Yee°I°�°'""""�"`' a PROJECT NUMBER: 0021715.00 TE, 10/30/19 \ _ C.11 48 Hours before dlgging, 811811 or00 v v Pomrio eFaoD LIGHTING LEGEND C EXISaN 65TH STEEEOT 9 STING PROPpSEp \ STREET LIGHT PVC CHE CONDUIT CROSSINGS ® — — ® � UNDERGROUND CONDUIT /- ELECTRICALTRANSFORMER 1 HANDHOLE l r J T u u � J � INSTALLEM' — LIGHTING NOTES: Imo. CONDUITAND `V HANDHOLE ALON6 O 1, SEE SHEETS FORMORE INFORMATION ON LIGHT POLE AND LUMINAIRE / L9B2 FOR FUTURE NNECTION 2 FROMGRADETOTOPOF MCO t CON DURORSINCONDUITSHALLBEBURI-ATApEPTHOF24" / • 3, THECALCULATED(WORST-CASE) VOLTAGE DROP ASSOCIATED WITH BRANCH CIRCUITS FEE DING PROJECT STREET LIGHTING LOADS S052%THI S VALUE I BeELOWTHE3%MAXIMUM RES) ENTAL (� RECOMMENDED VOLTAGE DROPPER NEC FI HE PRI NT NOTE M E1210, 19 AND NEC 215, 2), VOLTAGE DROP CALCULATION BASED ON INSTALLATION OF SSW, 240V LED HOLOPHANE SERIES LIGHT ED E!TVP) _ PTUE2-P20 SERIES FIXTURES, . �— --------------- —------ —— --------- — 4, PROVIDEPHASECONDUCTORSCONSIIIINGOFTWO(21-#SAWGXHHW-2,COPPER CONDUCTORS AND ONE(1)#8 AWG COPPER GROUND CONDUCTOR WITHIN I,5"SCHEKFVC t CONDUIT TO EACH LIGHT POLE, TERMINATE ON FUSE HOLDER ON EACH POLE INSTALLTWO �� \ �� r �_ ia■ NTGROUNDING HN/THWN HOLDER ANO#TEDLU LUMINAIRE POLE -MOUNTED LUMINAIRE. CONDUCTOR TO POLE NG, FUSING, CONDUCTOR ♦ L � �� AND GROUNDING ELECTRODE SHEET GROUNDING AND GROUNDING ELECTRODE PER DETAIL LGT-]ON SHEET 9, LIGHT L ^ • • 5. STREET METERING PEDESTAL AND METER SOCKETS TO BE PROVIDED PER EXCEL STANDARDS, PEREXCEL ENERGY ION ISO CTI ON I NSTALLATI ON STANDARD TABLE IB,FOR / — • } 501NA EXCEL TRANSFORMER, PROVIDE A SERVICE METER PEDESTAL WITH 221(AIC (MIN) SHORT CIRCUITRATING, \ — M CC) rn o Lu \ * < _ 1 I ■ I �o J �o jj jj II. )ITz / 1 EXCEL `)• °°) TRANSFORI.PER (TVP_J \ II Ln � rn N I¢ I I M = j �► I d CONOUTCROSSING (TVP,) I I / i HANDHOLE (IVP_) ■ I rv) -------- INSTALL STREET IG HT SERV) ECABINET ADI: CENT INSTALL • T EXCELTRAINSFO IJER (SEE N TE 5) HANDHOLE FOR FUTURE (V IJ0 CONNECTION 0 0 So' loo 10' II I I I INT 05/29/19 xuauJwucucuuosvMs SHEETNUMBER, PREPARED FOR'. axvuouauo.xan usa 13 .. PULTE HOMES OF MINNESOTA M�a� nM BAILEY WOODS �� STREET LIGHTING PLAN OF 1 ESUITESTo�10�o/19 Rye„,E„a arzn a EDEN PRA) RI11 FLY NI E, MINNESOTA 55344 COTTAGE GROVE, MINNESOTA w°1°"m°L°�°'"I'""�"`' PROJECT NUM BER: 0021715.00 TE, 10/30/19 Boulevard Tree Planting List 2019 Overstory Northern Pin Oak- Quercus ellipsoidalis Red Oak- Quercus rubra White Oak- Quercus alba Swamp White Oak- Quercus bicolor Autumn Gold Ginkgo- Ginkgo biloba 'Autumn Gold' St. Croix Elm- Ulmus americana 'St. Croix' New Horizon Elm- Ulmus 'New Horizon' Accolade Elm- Ulmus davidiana var. japonica Morton' Skyline HoneVlocust- Gleditsia tricanthos var. inermis 'Skycole' HackberrV- Celtis occidentalis River Birch- Betula nigra (SINGLE STEM ONLY) Yellowwood- Cladrastis kentuckea Kentucky Coffeetree- Gymnocladus dioicus London Planetree- Platanus x acerifolia Understory Japanese Tree Lilac- Syringo reticulata 'Ivory Silk' Spring Snow Crabapple- Malus 'Spring Snow' Ironwood- Carpinus caroliniana