ITEM 3.1TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 13 November 2019
ACTION DATE: 22 December 2019
RE: Otsego — Pleasant Creek Farms 6' Addition
TPC FILE: 101.02
BACKGROUND
ITEM 3.1
A preliminary plat and PUD -CUP was approved on 13 January 2013 to subdivide 19.2 acres
located north of 77th Street and east of CSAH 19 into 47 single family lots. The subject site was
previously final platted on 23 February 2005 for development of 209 townhouse units of which
131 were constructed and 78 not constructed. The subject site also consists of two outlots
preliminary platted as future phases of additional townhouse units as part of Pleasant Creek
Farms. A final plat for the 47 single family lot preliminary plat was approved on 10 September
2018. However, the developer did not record the final plat within 100 days as required by
Section 10-5-3.13.8 of the Subdivision Ordinance and the approval expired. Owner OP3 Pleasant
Creek LLC has now submitted application to reestablish the preliminary plat/PUD-CUP for the
47 single family lot subdivision and a first phase final plat of 4 lots. A public hearing to consider
the applications has been noticed for the Planning Commission meeting on 18 November 2019.
Exhibits:
■ Site Location
■ Preliminary Plat
■ Final Plat (2 sheets)
■ Overall Construction Plan
0 Overall Development Grading, Drainage and Erosion Control Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for medium -to -high
density uses. Single family lots are an allowed use within these areas consistent with the City's
emphasis on single family dwellings the primary housing type in Otsego.
Zoning. The subject site is zoned R-6, Medium Density Residential, which allowed for the
townhouse development as preliminary platted on 14 April 2003. The R-6 District also allows
single family dwellings as a permitted use.
Surrounding Uses. The subject site is surrounded by the following existing and planned land
uses. The proposed Pleasant Creek Farms 611 Addition is compatible with the existing and
planned land uses surrounding the subject site.
Direction
Land Use Plan
Zoning Map
Existing Use
North
MD/HD Residential
A-1 District
Farmstead
East
LD Residential
R-6 District
Single family dwellings
South
MD/HD Residential
R-6 District
Townhouse dwellings
West
MD/HD Residential
R-3 District
R-6 District
Single family dwellings
Townhouse dwellings
Access. The subject site is accessed from 77th Street, east of LaBeaux Avenue (CSAR 19), which
also serves the Arbor Creek subdivision to the east. The roadway has adequate capacity for the
approved Pleasant Creek Farms subdivision and the proposed preliminary plat will result in a
substantial reduction in the traffic generated in this neighborhood.
Streets. The proposed preliminary plat includes extension of Lachman Avenue and Lambert
Avenue with an arrangement that is generally consistent with the approved preliminary plat of
Pleasant Creek Farms. The underlying right-of-way for streets within the preliminary plat was
vacated by the City Council on 10 September 2018. A temporary cul-de-sac is provided for
Lambert Avenue west of Lachman Avenue that could someday be extended through to the
LaBeaux Avenue (CSAH 19) frontage road if the existing one -acre single family lots are
redeveloped. A second cul-de-sac is added west of Lambert Avenue based on the configuration
of the undeveloped parcel and adjacent townhouse development plan.
The public streets are designed to be 28 feet wide with concrete curb and gutter consistent
with the Engineering Manual. It is noted that the preliminary plat approved for developed and
undeveloped portions of the townhouse subdivision provided for a 50 foot wide public right-of-
way. The City allows for 50 foot rights-of-way within townhouse developments because of the
drainage and utility easements overlying the common open space, but 60 feet of right-of-way is
required for single family neighborhoods and this is shown on the proposed preliminary plat for
Pleasant Creek Farms 6th Addition. All rights-of-way and street designs and construction plans
are subject to review and approval by the City Engineer.
161
Street lighting is required by Title 8, Chapter 8 of the City Code to be installed at intersections,
the terminus of cul-de-sac streets, and the midpoint of blocks longer than 300 feet. The City
Engineer will determine the number and location of required street lights. The developer will
pay a fee for installation of the street lights with the development agreement.
Lot Requirements. The R-6 District establishes the following minimum lot requirements.
The proposed lots all exceed the minimum lot area and width requirements of the R-6 District.
The actual minimum lot width shown on the preliminary plat is 70 feet. The average area of
the 47 lots is 11,470 square feet. The proposed lots have adequate area within required
setbacks to allow for construction of single family dwellings. The setback required from 771h
Street is to be 35 feet to maintain consistency with the setbacks of existing townhouse and
single family dwellings within Pleasant Creeks Farms and Arbor Creek, respectively.
Sidewalks. The submitted preliminary plat includes sidewalks on one side of Lachman Avenue
and Lambert Avenue aligned with the location of existing sidewalks in the area. There is also
an existing bituminous trail that encroaches along the west side of Block 2 extending north
from 77th Street. This is a private trail that was to be part of the open space within the
townhouse development and is to be removed within the area of the Pleasant Creek Farms 6th
Addition preliminary plat.
Landscaping. Section 11-19-2.B.1 of the Zoning Ordinance requires two shade trees per lot to
be installed at the time of construction. No other landscaping is required for the proposed
preliminary plat. .
Utility Plan. The developer has submitted utility plans for extension of sanitary sewer and
water connections. The service lines were stubbed to the boundaries of the subject site and no
reconstruction of service lines previously installed based on the Pleasant Creek Farms 4th
Addition will be required. All utility plans and issues are subject to review and approval by the
City Engineer.
The developer will receive credit for the utility availability charges for the 62 townhouse
dwellings final platted within the subject site. No additional utility availability charges will be
required to be paid for the lots within the Pleasant Creek Farms 61h Addition preliminary plat.
The builder will be required to pay utility connection charges when a building permit is issued
for each single family dwelling based on the current fee in effect at that time.
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front/
Side Corner'
Side
Interior
Rear
Wetland
Interior
9,OOOsf.
(net)
60ft.
100ft.
25ft./
30ft. garage face
7ft.
20ft.
40ft.
Corner
90ft.
1. The setback from 77th Street shall be 35ft.
The proposed lots all exceed the minimum lot area and width requirements of the R-6 District.
The actual minimum lot width shown on the preliminary plat is 70 feet. The average area of
the 47 lots is 11,470 square feet. The proposed lots have adequate area within required
setbacks to allow for construction of single family dwellings. The setback required from 771h
Street is to be 35 feet to maintain consistency with the setbacks of existing townhouse and
single family dwellings within Pleasant Creeks Farms and Arbor Creek, respectively.
Sidewalks. The submitted preliminary plat includes sidewalks on one side of Lachman Avenue
and Lambert Avenue aligned with the location of existing sidewalks in the area. There is also
an existing bituminous trail that encroaches along the west side of Block 2 extending north
from 77th Street. This is a private trail that was to be part of the open space within the
townhouse development and is to be removed within the area of the Pleasant Creek Farms 6th
Addition preliminary plat.
Landscaping. Section 11-19-2.B.1 of the Zoning Ordinance requires two shade trees per lot to
be installed at the time of construction. No other landscaping is required for the proposed
preliminary plat. .
Utility Plan. The developer has submitted utility plans for extension of sanitary sewer and
water connections. The service lines were stubbed to the boundaries of the subject site and no
reconstruction of service lines previously installed based on the Pleasant Creek Farms 4th
Addition will be required. All utility plans and issues are subject to review and approval by the
City Engineer.
The developer will receive credit for the utility availability charges for the 62 townhouse
dwellings final platted within the subject site. No additional utility availability charges will be
required to be paid for the lots within the Pleasant Creek Farms 61h Addition preliminary plat.
The builder will be required to pay utility connection charges when a building permit is issued
for each single family dwelling based on the current fee in effect at that time.
Grading, Drainage, and Erosion Control. The developer has submitted a grading plan and
updated stormwater information for the proposed preliminary plat, which is subject to review
and approval of the City Engineer. The existing open drainageway along the north boundary of
the site and the stormwater basin at the center of the preliminary plat are included within
outlots that will be required to be deeded to the City for on-going maintenance in accordance
with Section 10-7-12.D of the Subdivision Ordinance.
Stormwater area charges were paid for the area of Pleasant Creek Farms 4th Addition final
platted for 209 townhouse units. However, stormwater area charges were not paid for Outlots
C and D, Pleasant Creek Farms 4th Addition. Stormwater area charges for Otsego Creek will be
due for these 9.21 acres at the time of each phased final plat approval for the areas of Outlots C
and D Pleasant Creek Farms 4th Addition based on the current fee in effect at that time.
Easements. Existing drainage and utility easements within the subject site were approved by
the City Council to be vacated on 10 September 2019. The preliminary plat provides perimeter
drainage and utility easements for each single family lot as required by Section 10-8-12.A of the
Subdivision Ordinance. Easements adequate for City access to Outlots A and B have also been
provided between Lots 3 and 4, Block 1 and from the townhouse base lot adjacent to Lot 14,
Block 3. All easements are subject to review and approval by the City Engineer.
Park Dedication. Park dedication requirements for Pleasant Creek Farms were to be satisfied
as a cash fee in lieu of land paid at the time of final plat approval. Park dedication fees were
paid for 209 units. The park dedication in lieu of land fee for the townhouse dwelling units not
constructed within the Pleasant Creek Farms 4th Addition will be applied as credit for the 47
single family lots within the proposed Pleasant Creek Farms 6th Addition preliminary plat. No
additional cash fee will be required to be paid for park dedication purposes.
Final Plat. The developer has submitted a final plat for the first phase of development to
consist of the 4 lots on the north side of 77th Street, west of Lambert Avenue. The balance the
subject will be platted as Outlots A, B, and C for future phases of development.
Development Agreement. The City Attorney will draft a development agreement related to
the proposed final plat in accordance with Section 10-10-4.A of the Subdivision Ordinance. The
Development Agreement is to be adopted by resolution of the City Council concurrent with the
final plat approval and executed prior to recording of the final plat. Section 10-5-3.13.8 of the
Subdivision Ordinance requires that the development agreement be executed and the final plat
be recorded within 100 days of City Council approval.
RECOMMENDATION
The proposed preliminary plat/PUD-CUP for Pleasant Creek Farms 6th Addition is an infill
development of an existing neighborhood. The proposed replatting of the approved
townhouse dwellings as single family lots provides for a desirable transition between the
existing townhouse dwellings of Pleasant Creek Farms and single family homes in Arbor Creek.
!!
The preliminary plat/PUD-CUP and final plat are consistent with the requirements of the Zoning
Ordinance and Subdivision Ordinance. Our office recommends approval of the applications as
outlined below.
POSSIBLE ACTIONS
A. Motion to approve a preliminary plat/PUD-CUP and final plat for Pleasant Creek Farms
6th Addition subject to the following stipulations:
1. Approval of the preliminary plat shall not guarantee access to sanitary sewer
service. The City shall only allocate sanitary sewer capacity to approved final plats
with signed development contracts to assure the City of timely development.
2. All rights-of-way, street design and construction plans, and street lighting shall be
subject to review and approval by the City Engineer.
Lots within the preliminary plat shall be subject to the requirements of the R-6
District except as may be modified below:
4. All utility plans and issues shall be subject to review and approval by the City
Engineer.
5. Outlots A and B as shown on the preliminary plat shall deeded to the City in
accordance with Section 10-8-12.D of the Subdivision Ordinance for stormwater
management purposes.
6. All grading, drainage, and erosion control plans and issues shall be subject to
review and approval of the City Engineer.
7. All easements shall be subject to review and approval of the City Engineer.
8. The developer shall be entitled to credits related to utility availability charges, park
dedication fees paid in lieu of land, and Otsego Creek stormwater area charges
paid with the final plat and development contract for Pleasant Creek Farms 4th
Addition. The amount of the credit will be limited as being up to the amount of
the charges due for the Pleasant Creek Farms 6th Addition preliminary plat. Any
uncredited portion of the charges paid with the Pleasant Creek Farms 4th Addition
final plat shall be retained by the City.
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front/
Side Corner'
Side
Interior
Rear
Wetland
Interior
9,000sf.
(net)
60ft.
100ft.
25ft./
30ft. garage face
7ft.
20ft.
40ft.
Corner
90ft.
1. The setback from 77' Street shall be 35ft.
4. All utility plans and issues shall be subject to review and approval by the City
Engineer.
5. Outlots A and B as shown on the preliminary plat shall deeded to the City in
accordance with Section 10-8-12.D of the Subdivision Ordinance for stormwater
management purposes.
6. All grading, drainage, and erosion control plans and issues shall be subject to
review and approval of the City Engineer.
7. All easements shall be subject to review and approval of the City Engineer.
8. The developer shall be entitled to credits related to utility availability charges, park
dedication fees paid in lieu of land, and Otsego Creek stormwater area charges
paid with the final plat and development contract for Pleasant Creek Farms 4th
Addition. The amount of the credit will be limited as being up to the amount of
the charges due for the Pleasant Creek Farms 6th Addition preliminary plat. Any
uncredited portion of the charges paid with the Pleasant Creek Farms 4th Addition
final plat shall be retained by the City.
9. The developer shall execute a development agreement as drafted by the City
Attorney and subject to approval of the City Council concurrent with final plat
approval.
10. The final plat shall be recorded by 4 March 2020 as provided for Section 10-5-
3.6.8 of the Subdivision Ordinance.
B. Motion to deny the application based on a finding that the request is inconsistent with
the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
G
Site Location Map
Overview
Legend
Roads
CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
0
0
U Parcels
F
o2019 Westwood Professional Services, Inc.
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EXIS77MG ZONING
R-6,- Residential - Medium Density District
II
R-6- Residential - Medium Density District
—0
70 0
—
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TOTAL UNITS PROPOSED
I
NET DENSITY:
2.55 UN/AC
1
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rofnags &
>—Outilty Easement
17.
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9,000 sf min; (9,278 sf shown)
D-1cpment Dole)
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—Lot Dhranaran
FRONT YARD
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SIDE YARD
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25'
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Number
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Westwood
Phone (952)937-5150 12701 whlteweter Drwe. S.:te1300
Fes (952)931-5822 M1melo64.MN55333
To Fee (888) 937.5150 wvGsoodMa-
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Brent Peter
441?3
ABs 11®r No.
Prepared for,
L3.ded:
D— ®til
R+md Omwle[ bI/eels
LEGAL DESCRIP77ON
Lots I through 4 lnclusfre Block 1;
Lots 1 through 4, Inclusf., Block 2;
Lots 1 through 4, lnclusfre, Block J,•
Lots1 through 3 indust., Block 4;
Lots 1 through 4 Inclusha Black 5,•
Lots 1 through 5 incluslre, Block 6;
Lotsi through 6, lnclusfre, Block 7,•
Lata 1 through 8, incl..!., Block 8
Lots i through 8 lnclushe, Block 9;
Lots 1 through 8 lnclusfre Block 10•
Lots 1 through 8 indualm Block 11;
Outlof. A, C end D; dl /n Pleasant beak Forma 40; Addition, according to the recorded plat there of,
Wght County, Minnesota
AND
Met pan or Outlot B, PLEASANT CREEK FARMS 4th ADOMON, according to the recorded plot thereof, Wight
County, Minnesota, Qfng northady of the following described I/n.;
Corn—Mg of the northeast owner of sold OUOat B,• thence South 00 degrees 58 minutes J4 seconds
E-1, ssumed b -Mg along the west /ins of said Outlet B, o distance of 475.00 feat to the point of
beghnbig of the line to be des—bad, thence North 89 degrees 01 minutes 26 seconds East, a distance
of J20.JO feet to the east line of sold Cutlet B and sold line there term/haling.
F..pt that port of sold Ouf/ot B, PLEASANT CREEK FARMS 41h A00/770M, descrbed as follows;
Cufrunendng of the northwest comer of safe Outlet B,• thence South 00 degrees 58 minutes 34 seconds
East, assumed bearing clang the west line of sold Outlot B, a distance of 475.00 feet to the point of
North n/00 degrees 58 thence tin 9 da
4 seconds Wase. 26 seconds E.O. a distance of 279.00 feet thence
distance of 146.00 feet thence South 89 degrees 01 mfnufes 26 seconds West, o distance of 279.00
feet to sold west Tina; thence South Do
distance of 146,00 feet to the point of bagf degrees 9. 59 minutes J4 seconds Eosl along sold west line, a
OP3 Pleasant Creek, LLC
1660 Highway 100 South, Suite 400
St Louie Park, MN 55416
Call 48 Hours before digging:
811 or ca11811.com
Common Ground Alliance
Development Data
TOTAL S17E AREA
Typical Lot (Varies)
EXIS77MG ZONING
R-6,- Residential - Medium Density District
Street
R-6- Residential - Medium Density District
—0
70 0
—
r- o------- �
TOTAL UNITS PROPOSED
bj
NET DENSITY:
2.55 UN/AC
1
__ T 1
1fi�
rofnags &
>—Outilty Easement
17.
1 I
I �rSetback Une (See
1
9,000 sf min; (9,278 sf shown)
D-1cpment Dole)
II10�
SETBACKS (MINIMUMS):
—Lot Dhranaran
FRONT YARD
`
SIDE YARD
'
9, 450 3 SF.
25'
REAR YARD
20'
Number
I
LACHMAN AVE NE
35' (front yard)
II—Lot
ITL
J�
`Appras. Let Arae
Satbock
L—------
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Dknenslon
0
70 O
(No Scat.)
OP3 Pleasant Creek, LLC
1660 Highway 100 South, Suite 400
St Louie Park, MN 55416
Call 48 Hours before digging:
811 or ca11811.com
Common Ground Alliance
Development Data
TOTAL S17E AREA
1`9.2 acres
EXIS77MG ZONING
R-6,- Residential - Medium Density District
PROPOSED ZONING
R-6- Residential - Medium Density District
WETLAND:
0.76.* acres
NET S17E AREA:
18.4.* acres
TOTAL UNITS PROPOSED
47 UMTS
NET DENSITY:
2.55 UN/AC
DEVELOPMENT STANDARDS (per prior approvals)
SINGLE FAMILY.
LOT WIDTH ®Setback
70 ft. min; 75' t)plcol
LOT DEPTH
128 ft min
LOT AREA
9,000 sf min; (9,278 sf shown)
AVERAGE LOT AREA
11,470 sf
SETBACKS (MINIMUMS):
FRONT YARD
JO' min
SIDE YARD
7%7, 14' Total
SIDE YARD CORNER
25'
REAR YARD
20'
77TH STREET NE
35' (front yard),• 35' (side yard comer lots)
LACHMAN AVE NE
35' (front yard)
+ ALL INTERNAL S7REETS ARE 28' BACK TO
BACK OF CURB, UNLESS N07ED 07HERWISE,
Date XX/XK/XX shear 1 or 1
Pleasant Creek
Farms, 6th Add. Preliminary Plat
Otsego, Mhmesota
X
0' 100'
200' N
Date XX/XK/XX shear 1 or 1
Pleasant Creek
Farms, 6th Add. Preliminary Plat
Otsego, Mhmesota
PLEASANT CREEK FARMS 6TH ADDITION
KNOW ALL PERSONS BY 7HESE PRESENTS- That OP3 Pleasant Creek, LLC, a Minnesota limited liability company, fee owner of the following described property situated in the County of IYright,
State of Minnesota, to wit:
Lots 1 through 4, inclusive, Block 1,
Lots 1 through 4, inclusive, Block 2;
Lots I through 4, inclusive, Block 3,•
Lots i through 3, inclusive, Block 4;
Lots 1 through 4, inclusive, Block 5;
Lots 1 through 5, Inclusive, Block 6;
Cots 1 through 6, inclusive, Block 7, -
Lo ts
,•Lots 1 through 8, Inclusive, Block 6;
Lots I through 8, inclusive, Block 9;
Lots 1 through 8, Inclusive, Block 10,
Lots 1 through 8, inclusive, Block 11;
Outlets A, C and D; oil In PLEASANT CREEK FARMS 4TH ADDITION, Right County, Minnesota.
AND
That port of Outlot B, PLEASANT CREEK FARMS 4TH ADDITION, according to the recorded plat thereof, Wrlghl County, Minnesota, lyfng northerly of the following described line:
Commencing at the northwest corner of sold Outlet B; thence South 00 degrees 58 minutes 34 seconds East, assumed bearing along the west line of sold Outlet B, a distance of 475.00
feet to the point of beginning of the line to be described, • thence North 89 degrees 01 minutes 26 seconds East, a distance of 320.30 feet to the east line of said Outlet B and said line
there terminating.
Except that port of Outlot B, PLEASANT CREEK FARMS 4TH ADDITION, described as follows:
Commencing at the northwest corner of said Outlet B,• thence South 00 degrees 58 minutes 34 seconds East, assumed bearing along the west line of said outlet B, o distance of 475.00
feet to the point of beginning, thence North 89 degrees O1 minutes 26 seconds East, a distance of 279.00 feet; thence North 00 degrees 58 minutes 34 seconds West, a distance of
146.00 feet; thence South 89 degrees 01 minutes 26 seconds IYest, a distance of 279.00 feet to said west line; thence South 00 degrees 58 minutes 34 seconds East along said
west line, a distance of 146.00 feet to the point of beginning.
Has caused the some to be surveyed and platted as PLEASANT CREDO FARMS 67H ADD17ION and does hereby dedicate to the public for public use the public way and the drainage and utility
easements as created by this plot.
In witness whereof said OP3 Pleasant Creek, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of
, 20_ .
OP3 PLEASANT CREDO, LLC
(Signature)
Its
(Nome printed)
STATE OF
COUNTY OF
This Instrument was acknowledged before me this day of , 20_, by
Creek, LLC, a Minnesota limited liability company, on behalf of the company.
Notary Public,
My Commission Expires
(9gnolura)
Printed)
County,
/is
SURVEYOIRS CER 77RCA7E
1, Brent R. Peters, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Survm)vr in the State of Minnesota;
that this plat Is a correct representation of the boundary survey, that all mathematical data and labels are correctly designated on this plot; that all monuments depicted on
this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the
date of this certificate are shown and labeled on this plat; and all public ways are shown and lobeled on this plot.
Dated this day of
Brent R. Peters, Licensed Land Surve)vr
Minnesota License No. 44123
STATE OF
COUNTY OF
The foregoing Surveyor's Certificate was acknowledged before me this day of
Minnesota
License No. 44123.
(signemre)
(Nome Printed)
Notary Public, County,
My Commission Expires
20
20_ , by Brent R. Peters, Land Surveyor,
CITY COUNCIL, CITY OF OTSEGO, MINNESOTA
This plot of PLEASANT CREEK FARMS 67H ADD17ION was approved and accepted by the City Council of the City of Otsego, Minnesota, at o regular meeting thereof held this
day of , 20_ , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
Mayor
City Clerk
WIGHT COUNTY SURVEYOR
of OP3 Pleasant I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this _ day of
20
County Surveyor
WRIGHT COUNTY AUDITORMEASURER
Pursuant to Minnesota Statutes Section 505.021, Subd. 9, taxes payable for the year 20 on the land hereinbefore described have been paid. Also, pursuant to
Minnesota Statutes, Section 272.12 there are no delinquent taxes and transfer entered this day of , 20
By
Wright County Auditor/Treasurer
Deputy
WRIGHT COUNTY RECORDER
I hereby certify that this Instrument was /lied In the office of the County Recorder for record on this day of
o'clock .M., and was duly recorded In Cabinet No. , Sleeve , as Document Number
Wright County Recorder
20 , at
Westwood
Professional Services, Inc.
Sheet 1 of 2 sheets
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24
PLEASANT CREEK FARMS 6TH ADDITION
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60 0 60 120 180
Scale In feet
Scale., I Inch = 60 Feet
Drainage and Utility Easements are shown thus.,
I I
II
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I-5
II
II
-----1----J L---1------
(Not to Scale)
Being 5 feet In width, unless otherwise indicated,
and adjoining lot lines, and 10 feet In width and
adjoining right-of-way lines as shown on the plot.
Westwood
Professional Services, Inc.
Sheet 2 of 2 sheets
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BEARING ORIENTATION.,
The West line of Outlot A, PLEASANT CREEK FARMS
47H ADDITION, Is assumed to bear N 0058'34" 14
O Denotes 1/2 inch by 14 inch iron rebar set
L
and marked by License No. 44123
• Denotes 1/2 inch by 14 Inch Iron rebar
found and marked by License No. 23021
NO IES:
Drainage &Utility Easement over all of Outlets A, B.
C, and D PLEASANT CREEK FARMS 4TH ADDITION,
vacated per Document No. 13793936
60 0 60 120 180
Scale In feet
Scale., I Inch = 60 Feet
Drainage and Utility Easements are shown thus.,
I I
II
5{+
I-5
II
II
-----1----J L---1------
(Not to Scale)
Being 5 feet In width, unless otherwise indicated,
and adjoining lot lines, and 10 feet In width and
adjoining right-of-way lines as shown on the plot.
Westwood
Professional Services, Inc.
Sheet 2 of 2 sheets
02019 Westwood Professfor�aI
Services, Inc. ' \
,'' .FUTURE EXISTING PROPOSED
Sewer —4— Sanitary Sewer Sanitary Sewer —4—
Water — Water Water —I—
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0' 80' 160' 240'
r■■r I
sr-_-=
HVVL=944.q
UTILITY CONTRACTOR SHALL REPAIR AND/OR
0023931 OAF01.dng
REPLACE ALL SILT FENCE DISTURBED BY
C�
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Datt:10/23/19 sheet: 2 os 13
UTILITY CONSTRUCTION WORK. ALL SILT
OR WORK
11
Pleasant Creek
FENCE REPAIR REPLACEMENT
Westwood
I— ,dr WY�w.&VU ,%ao!aN
�, .. 3 m . �,-
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p�.,�,,,,,�
• �! " For OP3 Pleasant Creek, LLC
„aKNO WETLAND
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Overall
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CONSTRUCTION CONTRACT.
Phone (962(93]5150 12201 WhlYrvebr OrhO, Supe P300
Fa (952(93]-6822 Mlnnebnke, MN 65393
�/
NWL=944.5
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CONTRACTOR TO REFERENCE CITY GENERAL
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HWL=948.0
TdF— (988)932.5150 —h—dp—
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SPECIFICATIONS AND STANDARD DETAIL
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PLATES FOR STREET AND UTILITY
vd Pr.W-W $"r I—
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Dd. 10/29/19 Lmr iiu 17716
n,.ter b'ia.e`
CONSTRUCTION.
2
1A FES -50 • ' ' .
\
THE VERTICAL DATUM OF THIS PLAN IS
3
• ' \ \
BASED ON THE NGVD 1929 ADJUSTED
DATUM IN US SURVEY FEET.
MH -11
— ... — ... _....._
\ \
NGVD=NATIONAL GEODETIC VERTICAL DATUM
12' PVC PLUG
1
MH -104
5
• \
8' SAN PLUG
6
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STORM SEWER REMOVALS:
— _
BMH-501
A A I STMH— 03
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FES -535 lain xirxia
O CONTRACTOR TO REMOVE IX, CATCH BA9NS AND STORM
SEWER TO ROW OR STORM STRUCTURE AS INOICATED
ALONG 77TH ST NE AND eLOCN 2. BULKHEAD IX. STORM
CBMH— 05
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Call 48 Hours before digging:
811 or ca11811.com
Common Ground Alliance
STORM SEWER CASTING SCHEDULE
STRUCTURE I CASTING TYPE
NUMBER TYPE DIA.
5nn FFC 1 21' 1 —
0
0
0
*STORM STRUCTURES WITHIN 10' OF WATERMAIN
TO HAVE WATER TIGHT CONNECTIONS PER MDH
REQUIREMENTS.
SEE WATERSTOP GROUTING RINGS DETAIL
X
--rR�■aAA�i�+ — �C'�•�1� lid.=_.lw
T'T •pith = ���r`��r��rin������Sanitary
,'' .FUTURE EXISTING PROPOSED
Sewer —4— Sanitary Sewer Sanitary Sewer —4—
Water — Water Water —I—
y ���.
�C��.���\—,—
I� �� I1IIST
941.5
2 -YR HVVI-=942.6
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1
Drain Tile00-Y
0' 80' 160' 240'
r■■r I
sr-_-=
HVVL=944.q
0023931 OAF01.dng
Drain
0' 80' 160' 240'
0023931 OAF01.dng
Datt:10/23/19 sheet: 2 os 13
Pleasant Creek
Westwood
I— ,dr WY�w.&VU ,%ao!aN
�, .. 3 m . �,-
RI@2>� md. IW hn d Or as d dD.enola
�"�' PDLL II
CWriFk PMT II
p�.,�,,,,,�
• �! " For OP3 Pleasant Creek, LLC
Farms 6th Add.
o— TM _'—
Overall
llVerLlll O� �eu4ovi�
Phone (962(93]5150 12201 WhlYrvebr OrhO, Supe P300
Fa (952(93]-6822 Mlnnebnke, MN 65393
�/
nlw6 17Wa
,
Ply
TdF— (988)932.5150 —h—dp—
FMKda D. nagen D. —�
1660 liighwny 100 50lltll, 5131le 40D
vd Pr.W-W $"r I—
VAMao
Dd. 10/29/19 Lmr iiu 17716
n,.ter b'ia.e`
St
St Louis Park, MN 85416
Otago, Minnesota
02019 Westwood Professional Services, Inc.
P011 11
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DENOTES EXISTING CONTOURS
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DENOTES INLET PROTECTION
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I I I I
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I I I I
DENOTES BIO -ROLL CHECKS
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E.D.F.
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Westwood
Ph— (952)9315150 1270IMIu ager Dma.S1Ae#X0
Fe• (952)931-5822 M19nnetenka. MN 55313
Td RED (888)937-5150 W-0-WPI—a
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'Dd. 10/23/19 U— N. 17716
EX. POND
NWL=948.0
2 -YR HW.=948.98
10 -YR HW.=949.65 WETLAND
100 -YR HW.=950.46 NWL=944.5
HWL=948.0
DOUBLE ROW OF SILTIFENCE ADJACENT TO WETLAND
POND 23W
NW. -948.0
2 -YR HWL=948.96
10 -YR HWL=949.65
100 -YR HW. -950.46
DISCHARGE TO Unnamed Tdb. bD
MISSISSIPPI RIVER
280 FT TO THE SOUTHEAST
--FOUND L5 CAP Na 77255
t
� EROSION CCN �
_ BLANKET (TYP.)I
TE PORAAYJSEDIMENIT BASIN
!SIMMER 0A1TEll NEEDED
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POST -GRADING 1 T
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PRE-GRMQiG T
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CONSTRUC ON
ENTRANCE (TP.) I _
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I 51
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Prepared for.
OP3 Pleasant Creek, LLC
1660 Highway 100 South, Suite 400
St Louie Park, MIN 55416
Call 48 Hours before digging:
811 Or Ga11811.com
Common Ground Alliance
GENERAL NOTES:
• ALL CONTOURS AND SPOT ELEVATIONS ME SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS
OTHERWISE NOTED.
• RUM TO THE FINAL PLAT OR SITE PUN FOR CURRENT HORIZONTAL STE DIMENSIONS AND LAYOUT.
• THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND
TOPOGRAPHICAL FEATURES WIN THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION. THE
CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS
• THE CONTRACTOR IS TO CONTACT GOPHER STATE 'ONE CALL' FOR UTILITY LOCATIONS AT 454-0002
• ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY
FXCAVATIOH/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COYER HAS
BEEN ESTABLISHED. EMSTING SILT FENCE ON-STE SHALL BE MAINTAINED AND OR REMOVED AND
SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO
BE AWARE OF CURRENT RED CONDITIONS WITH RESPECT TO EROSION CONTROL TEMPORARY
PONDING, DIKES HATBALES, ETC., REWIRED BY AGENCES/OWNER SHALL BE INCIDENTAL TO THE
GRADING.
• THE GRADING CONTRACTOR MUST BE AWARE OF ALL EXISTING AND PROPOSED UTILITIES
• ALL CONSTRUCTION SHALL CONFORM TO LOCAL AND STATE RULES INCLUDING THE
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PEWIT REQUIREMENTS.
• ALL STREETS DISTURBED WRING WORIONG HOURS MUST BE CLEANED AT THE END OF EACH
WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO
REDUCE TRACKING OF CRT ONTO PUSUC STREETS.
•
POST "VE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.
THIS INCLUDES MAINTAINING DITCH FLOW FROM THE EAST SIDE OF PROJECT, THROUGH THE PROJECT,
TO THE NORTHWEST CORNER OF STE WHERE DITCH SOTS SITE.
• ALL EXPOSED SOLS MUST BE STABILUE 1 WITHIN 7 CALENDAR DAYS OF ROUGH GRADE COMPLETION
UNLESS OTHERWISE DIRECTED BY THE ENGINEER.—ALL STOCKPILES MUST HAVE ADEQUATE SEDIMENT
TRAPPING SYSTEMS INSTALLED AROUND TEEM.
• PERMANENT SEED MIX SHALL BE MnOOT 2S-141.
• TEMPORARY SEEDING FERM UZING, AND MUL04NG MUST BE APPLIED WITHIN 7 DAYS OF ROUGH
GRADING UNLESS WORK IS TO BE PERFORMED WITHIN 50 DAYS OF GRADING COMPLETION.
TEMPORARY SEED MIX SL ABE MnDOT 22-111.
• THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES. THE CONTRACTOR SHALL
BE RESPONSIBLE FOR TEMPORARY ITCHES PIPING OR OTHER MEANS REQUIRED TO INSURE
PROPER DRAINAGE DURING CONSTRUCTION. LOW POINTS IN ROADWAYS OR BUILDING PADS
MUST BE PROVIDED WITH A POSITIVE OUTFLOW.
• PUBUC STREETS USED FOR HAUUNG SHALL BE KEPT FREE OF SOIL AND DEBRIS. STREET SWEEPING
SHALL BE CONCURRENT WTH EARTHWORK ON SITE
• HAUUNG HOURS MUST BE CONFIRMED WITIH THE CITY PRIOR TO BEGINNING WORK
AREA TO BE GRADED BTH ADDITION - 17.1 AG
• MATERIAL STORAGE AREAS WILL BE SELECTED WRING CONSTRUCTION.
• EQUIPMENT STORAGE MEAS WILL BE SELECTED WRING CONSTRUCTION.
• WASTE STORAGE AREAS WILL BE SELECTED WRING CONSTRUCTION (OUMPSIERS,
CONSTRUCTION DEBRIS STOCKPILES. TOILETS. AND WASHOUTS).
MRM SEWER RHMOVALMSEWER RHMOVALM
10 STORM SEWER REMOVALS BY OTHERS.
LEON>
P011 11
medak
PDE D
Dvwm
DM
11e d DuwLx by dd,
Prepared for.
OP3 Pleasant Creek, LLC
1660 Highway 100 South, Suite 400
St Louie Park, MIN 55416
Call 48 Hours before digging:
811 Or Ga11811.com
Common Ground Alliance
GENERAL NOTES:
• ALL CONTOURS AND SPOT ELEVATIONS ME SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS
OTHERWISE NOTED.
• RUM TO THE FINAL PLAT OR SITE PUN FOR CURRENT HORIZONTAL STE DIMENSIONS AND LAYOUT.
• THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND
TOPOGRAPHICAL FEATURES WIN THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION. THE
CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS
• THE CONTRACTOR IS TO CONTACT GOPHER STATE 'ONE CALL' FOR UTILITY LOCATIONS AT 454-0002
• ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY
FXCAVATIOH/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COYER HAS
BEEN ESTABLISHED. EMSTING SILT FENCE ON-STE SHALL BE MAINTAINED AND OR REMOVED AND
SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO
BE AWARE OF CURRENT RED CONDITIONS WITH RESPECT TO EROSION CONTROL TEMPORARY
PONDING, DIKES HATBALES, ETC., REWIRED BY AGENCES/OWNER SHALL BE INCIDENTAL TO THE
GRADING.
• THE GRADING CONTRACTOR MUST BE AWARE OF ALL EXISTING AND PROPOSED UTILITIES
• ALL CONSTRUCTION SHALL CONFORM TO LOCAL AND STATE RULES INCLUDING THE
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PEWIT REQUIREMENTS.
• ALL STREETS DISTURBED WRING WORIONG HOURS MUST BE CLEANED AT THE END OF EACH
WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO
REDUCE TRACKING OF CRT ONTO PUSUC STREETS.
•
POST "VE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.
THIS INCLUDES MAINTAINING DITCH FLOW FROM THE EAST SIDE OF PROJECT, THROUGH THE PROJECT,
TO THE NORTHWEST CORNER OF STE WHERE DITCH SOTS SITE.
• ALL EXPOSED SOLS MUST BE STABILUE 1 WITHIN 7 CALENDAR DAYS OF ROUGH GRADE COMPLETION
UNLESS OTHERWISE DIRECTED BY THE ENGINEER.—ALL STOCKPILES MUST HAVE ADEQUATE SEDIMENT
TRAPPING SYSTEMS INSTALLED AROUND TEEM.
• PERMANENT SEED MIX SHALL BE MnOOT 2S-141.
• TEMPORARY SEEDING FERM UZING, AND MUL04NG MUST BE APPLIED WITHIN 7 DAYS OF ROUGH
GRADING UNLESS WORK IS TO BE PERFORMED WITHIN 50 DAYS OF GRADING COMPLETION.
TEMPORARY SEED MIX SL ABE MnDOT 22-111.
• THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES. THE CONTRACTOR SHALL
BE RESPONSIBLE FOR TEMPORARY ITCHES PIPING OR OTHER MEANS REQUIRED TO INSURE
PROPER DRAINAGE DURING CONSTRUCTION. LOW POINTS IN ROADWAYS OR BUILDING PADS
MUST BE PROVIDED WITH A POSITIVE OUTFLOW.
• PUBUC STREETS USED FOR HAUUNG SHALL BE KEPT FREE OF SOIL AND DEBRIS. STREET SWEEPING
SHALL BE CONCURRENT WTH EARTHWORK ON SITE
• HAUUNG HOURS MUST BE CONFIRMED WITIH THE CITY PRIOR TO BEGINNING WORK
AREA TO BE GRADED BTH ADDITION - 17.1 AG
• MATERIAL STORAGE AREAS WILL BE SELECTED WRING CONSTRUCTION.
• EQUIPMENT STORAGE MEAS WILL BE SELECTED WRING CONSTRUCTION.
• WASTE STORAGE AREAS WILL BE SELECTED WRING CONSTRUCTION (OUMPSIERS,
CONSTRUCTION DEBRIS STOCKPILES. TOILETS. AND WASHOUTS).
MRM SEWER RHMOVALMSEWER RHMOVALM
10 STORM SEWER REMOVALS BY OTHERS.
LEON>
DENOTES SOIL BORING
—$�
DENOTES PRE -GRADING SEDIMENT BARRIER
PBT' -SF
DENOTES POST -GRADING SEDIMENT BARRIER
--980--
DENOTES EXISTING CONTOURS
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DENOTES PROPOSED CONTOURS
C)=ro-0
DENOTES EXISTING STORM SEWER
�—�►�
DENOTES PROPOSED STORM SEWER
®
DENOTES INLET PROTECTION
DENOTES BIO -ROLL CHECKS
E.D.F.
DENOTES EMERGENCY OVERFLOW
ELEVATION
ANTI -TRACKING CONTROL
DENOTES STABILIZATION BMP
(EROSION CONTROL BLANKET)
(3:1 AND STEEPER SLOPES)
N
1.
100' 200' 3(
Pleasant Creek
Farms, 6th Add.
ObseRto, ftbmeaota
0023931GDF01.dwgl
TxtC 10/23/19 she 2 of 6
Overall Development
Grading Drainage and
Erosion Control Plan