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ITEM 2.11-rEM 2., 3601 ThUrston Avenue N, Suite 100 Anoka, MN 6E5303 Phone: 763.231,5840 Facsimile: 763.427,0620 orn TPCO(PlanningCox PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Pleasant Creek Farms 5 th Addition; Preliminary Plat REPORT DATE: 12 December 2013 ACTION DATE: 24 January 2013 TPC FILE' 101.02 BACKGROUND K. Hovnanian Homes of MIN! LLC has submitted application for preliminary plat and PUD -CUP approval 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 public hearing to consider the application has been noticed for the Planning Commission meeting on 16 December 2013. Exhibits. A. Site Location B. Preliminary Plat Submittal dated 11/22/13 (8 sheets) ANALYSIS Zoning. The subject site is zoned R-6, Medium Density Residential, which allowed for the townhouse development as originally approved on 14 April 2003. The R-6 District also allows single family dwellings as a permitted use. Access. The subject site is accessed from 77th Street, east of LaBeaux Avenue (CSAH 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. A collector street access charge was paid with the final plat for Pleasant Creek Farms 4#h Addition and the developer will be credited for the 78 townhouse dwellings not constructed for the 47 single family lots within the proposed 5th Addition preliminary plat. No additional collector street access charges will be required to be paid. Streets. The proposed preliminary plat includes extension of Lachman Avenue and Lambert Avenue generally consistent with the approved preliminary plat of Pleasant Creek Farms. A temporary cul-de-sac is provided for Lambert Avenue west of Lachman Avenue that could someday be extended through to the LaBeaux Avenue frontage road if the existing one -acre single family lots redevelop. 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 5th Addition. All rights-of-way and street designs and construction plans are subject to review and approval by the City Engineer. 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 also 11 470 square feet. The developer is requesting certain flexibilities from the standard R-6 District setback requirements on the basis of this being a replat of a townhouse subdivision and expanded right-of-way provided on the preliminary plat as described above. To accommodate the additional right-of-way, the developer proposes a 30 foot front yard setback and 25 foot side yard setback for corner lots on Lambert Avenue and Lachman Avenues. The front yard setback for Lots 1-4, Block 2 and side yard of Lot 21 Block 1 abutting 77th Street would maintain the typical 35 foot setback consistent with the existing townhouse buildings to the south and west and single family lots to the east along 77th Street. The City has previously approved reductions in the front yard setbacks for the smaller single family lots within the R-6 District and the intent is to codify these setbacks with 2 Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland Interior 91000sf. (net) 6Oft. 1 00ft. 3 5 ft. 7ft. 20ft. 5ft. 40ft. Corner Soft. 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 also 11 470 square feet. The developer is requesting certain flexibilities from the standard R-6 District setback requirements on the basis of this being a replat of a townhouse subdivision and expanded right-of-way provided on the preliminary plat as described above. To accommodate the additional right-of-way, the developer proposes a 30 foot front yard setback and 25 foot side yard setback for corner lots on Lambert Avenue and Lachman Avenues. The front yard setback for Lots 1-4, Block 2 and side yard of Lot 21 Block 1 abutting 77th Street would maintain the typical 35 foot setback consistent with the existing townhouse buildings to the south and west and single family lots to the east along 77th Street. The City has previously approved reductions in the front yard setbacks for the smaller single family lots within the R-6 District and the intent is to codify these setbacks with 2 the current Zoning Ordinance update. The setbacks requested by the developer can be accommodated under a PUD -CUP concurrent with the preliminary plat application. Consideration of the PUD -CUP is to be evaluated based on (but not limited to the criteria established by Section 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for medium -to - high density uses. Within these areas single family lots are an allowed use with a minimum lot area and width requirements of 9, 000 square feet and 60 feet, respectively. To ensure that these lots provide appropriate building envelopes for contemporary house designs changes to setback requirements have been allowed to maximize the buildable area of the lot and maintain site functionality and compatibility. Use of reduced front yard and side yard of comer lot setback requirements as shown on the submitted preliminary plat is consistent with the City's past approach and appropriate for the subject site as a replat of an approved townhouse development. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The subject site is surrounded by the following existing and planned land uses. The proposed Pleasant Creek Farms 5t" Addition is compatible with the various 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 dwel South MD/HD Residential R-6 District Townhouse dwellings West MD/HD Residential R-3 District R-6 District Single family dwellings Townhouse dwellin 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Comment: The proposed preliminary plat complies with all performance standards of the Zoning Ordinance, Subdivision Ordinance and City Code except as may be specifically modified by the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The proposed preliminary plat results in a substantial decrease in the number of dwelling units within the area of the subject site reducing traffic generation. Streets serving the subject site are adequate to accommodate the proposed 47 single family lots. 3 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The proposed preliminary plat can be accommodated by existing public services and infrastructure. 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 5th Addition preliminary plat. Landscaping. The developer has submitted a landscape plan to provide for boulevard plantings along Lachman Avenue, Lambert Avenue and the north side of 77 th Street adjacent to or within the proposed Pleasant Creek Farms tri Addition preliminary plat. The landscape plan also includes buffer yard type plantings along the common plat line with the existing adjacent townhouse development and the north and east perimeter of the subject site. These buffer yard plantings are not required by the Zoning Ordinance but all of the materials shown on the landscape plan are of an appropriate type and size. 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 4 th 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 78 townhouse dwellings finalplatted with Pleasant Creek Farms 4 th Addition for the 47 single family lots within the proposed 5 th Addition preliminary plat and no additional utility availability charges will be required to be paid. The developer 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 creek 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 in accordance with Section 21-7-16.D of the Subdivision Ordinance for on-going maintenance. Stormwater area charges were paid for the area of Pleasant Creek Farms 4t" Addition final platted for 209 townhouse units. However, stormwater area charges were not paid for Outlots C and D, Pleasant Creek Farms 4 to Addition. Stormwater area charges for Otsego Creek will be due for these 9.21 acres at the time of final plat approval based on the current fee in effect at that time. 4 Easements. The preliminary plat provides perimeter drainage and utility easements for each single family lot as required by Section 21-7-15.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 I 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 with the final plat approval for Pleasant Creek Farms 4th Addition and 78 of these units are within the subject site being replated as single family lots with the proposed 5 th Addition preliminary plat. The park dedication for the 78 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 5th Additionpreliminary plat and no additional cash fee will be required to be paid. Final Plat approval. Upon approval of a preliminary plat, the developer must submit application for final plat, which is subject to City staff review and approval by the City Council. The final plat approval includes execution of a development contract to memorialize all of the conditions of approval and provide for payment of applicable fees. RECOMMENDATION The proposed preliminary plat and related PUD -CUP for Pleasant Creek Farms 5th Addition is a positive indication of improving economic conditions with investment from a builder new to the community that will complete an unfinished neighborhood. The proposed development plan is consistent with the requirements of the Zoning Ordinance and Subdivision Ordinance and our office recommend approval of the applications as outlined below. POSSIBLE ACTIONS A. Motion to approve a preliminary plat and PUD -CUP for Pleasant Creek Farms 5th Addition subject to the following stipulations: 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 and street designs and construction plans are subject to review and approval by the City Engineer. 3. Lots within the preliminary plat shall be subject to the requirements of the R-6 District except as may be modified below: R 4. All utility plans and issues are subject to review and approval by the City Engineer. 5. Outlots A and B shall deeded to the City in accordance with Section 21-7- 15.D of the Subdivision Ordinance for on-going stormwater maintenance. 6. The developer shall pay Otsego Creek Stormwater Area Charges for Stormwater area charges for 9.21 acres at the time of final plat approval based on the current fee in effect at that time. 7. All grading, drainage and erosion control plans and issues are subject to review and approval of the City Engineer. 8. All easements are subject to review and approval of the City Engineer. 9. The developer shall submit application for final plat approval and execute a development contract in accordance with the Subdivision Ordinance. 10. The developer shall be entitled to credits related to utility availability charges, transportation infrastructure charges, park and trail 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 4t" Addition. The amount of the credit will limited as being up to the amount of the charges due for the Pleasant Creek Farms 5th Addition final plat. Any uncredited portion of the charges paid with the Pleasant Creek Farms 4th Addition final plat shall be retained by the City. 11. The comments of the Engineering Review dated December 11, 2013 are addressed subject to review and approval of the City Engineer. 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. Lori Johnson, City Administrator Tani Leff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer Tom Bakritges, K. Hovnanian Homes of MN, LLC Fran Hagen, Westwood Professional Services 6 Lot Area Lot Width Lot Depth Setbacks Fronta Side Rear Wetland Interior 91000sf. (net) 6Oft. 1 00ft. 3 Oft. _I 7ft. 20ft, 40ft. I Corner 90ft. I 25ft. a. The setback for a front yard or side yard of a corner lot abutting 77"' Street shall be 35 feet. I 4. All utility plans and issues are subject to review and approval by the City Engineer. 5. Outlots A and B shall deeded to the City in accordance with Section 21-7- 15.D of the Subdivision Ordinance for on-going stormwater maintenance. 6. The developer shall pay Otsego Creek Stormwater Area Charges for Stormwater area charges for 9.21 acres at the time of final plat approval based on the current fee in effect at that time. 7. All grading, drainage and erosion control plans and issues are subject to review and approval of the City Engineer. 8. All easements are subject to review and approval of the City Engineer. 9. The developer shall submit application for final plat approval and execute a development contract in accordance with the Subdivision Ordinance. 10. The developer shall be entitled to credits related to utility availability charges, transportation infrastructure charges, park and trail 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 4t" Addition. The amount of the credit will limited as being up to the amount of the charges due for the Pleasant Creek Farms 5th Addition final plat. Any uncredited portion of the charges paid with the Pleasant Creek Farms 4th Addition final plat shall be retained by the City. 11. The comments of the Engineering Review dated December 11, 2013 are addressed subject to review and approval of the City Engineer. 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. Lori Johnson, City Administrator Tani Leff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer Tom Bakritges, K. Hovnanian Homes of MN, LLC Fran Hagen, Westwood Professional Services 6 Pleasant Creek Farms 5th Add. Exhibit A jr Date Created: 12112/2M Overview I Legend Reads CSAHCL CTYCL MU N ICL PRIVATECL TWPCL City/Township Unilits c t Parcels c-2013 Westwood Pl-ofessicnol Services, Inc_ Preliminar Plat Y Submittal for Pleasant Creek Farms, 5th Add. Otsego, M1* nnesota Prepared for: Hovnanian Homes of Minnesota, I.L.C. 12701 Whitewater Drive, Suite 120 Minnetonka, Mn 55343 Contact: Tom Bakritges Phone: 952:253-0445 Fax. 952-944-3437 Prepared b; Sheet first Table STET NO. IDESCR11MON 1 Cover 2 Existing Conditions 3 Preliminory Pact 4 Preliminary Groding aroin4age find Erosion Control Paan 5 Preliminary Utility Plan g Preliminary Landscape Plan 7 Street Profiles 8 details Vicinity Map (Not to Scale) NO. DATE REVISION SHEETS Preliminary Plat Submittal for Pleasaitt Creek Farms, 5th Add. Dtscgo, Minnesota Date: 11%22/13 Sheer. X of S eAwoyod Proferi5i6naI SB vkes, [nr- 7649 Anagram Drive IV Eden PraIrle, FAN 553 PHONE 452-987-5164 FAX 952-937-5822 TOLL FREE 1-a Ba •93 7-51 F50 w. -'W. V,gstW%T'(>dpas.cQM Project number: 0002278-00 Contact: FrQr1cis D. Hoger-1 11 Sheet first Table STET NO. IDESCR11MON 1 Cover 2 Existing Conditions 3 Preliminory Pact 4 Preliminary Groding aroin4age find Erosion Control Paan 5 Preliminary Utility Plan g Preliminary Landscape Plan 7 Street Profiles 8 details Vicinity Map (Not to Scale) NO. DATE REVISION SHEETS Preliminary Plat Submittal for Pleasaitt Creek Farms, 5th Add. Dtscgo, Minnesota Date: 11%22/13 Sheer. X of S ,c,2013 vllestwooj Pirofiessionol Services, Inc- EXIST7NG IIETLAND EV577NG 0ETL34ND MI77GA 770N t b"L-y '� J�A tk% PI.. ,.-.. P"Pund ky =ff cc "I 6 SIX- jk;rm.-n Gries ,,& the I LM E B5t oemmad TA -',M aVNYM Unda leiZIEWJ of tha WmW G[XL-� FHONE S52- Ed., F, io--�i 4-- WN 5.5-V" -937-51SQ w FAX 552-937-'-s 72 TOLIPF&S W. monwe vwestwmod I 1%ft 11/22/13 L&Mwe X -CL 23021 Call 48 Hours before digg'ng! 811 or ca1I811-com Common Ground Alliance Development Data GROSS Sl TE AREA-, 19.2-f AC. EXIS-RNG ZONING: R-6 R&,5id0njjaj — Aled;(jm Oensity District PROPOSED ZONING- R-6 Residential — Mt--d;um Density 01-5tFict WFTLAt0: 0.76-L AC, NET SUE 4REA-, f8, 4-+ AC. TOTAL UNITS PROPOSED 47 UNITS NET Dfwstry- 2.55 UNIA C DEVELOPMENT 5TA)IIDARDS (Per Prior Approvols) SINGLE FA VX Y — Lot Width 9 Setback 70 fl- min, 75' $jpfcol — Lot Vep(h 128 fl. min — Lot Area 9,000 S -F. (rnfn) — Average Lot Area 17,470 S. F SETBACKS (MINMUMS) — Front Yard Setbock 30' ,rain ;hterior streets; 35' min on 771h St tvE Ze Lachmon Ave &'E- - Side Yord Setback 7' Interior, 25' on corner lots, 35' on corners od;ccenl to 77th St NE Rear Yard Setback 20' ALL PUBLIC ANO PRIVATE STREETS ARE 28' BACK TO BACK OF CURB. Froposed Legal Descri lion Lots I through 4, inclusA.-C, Block 1; Lots I through 4, MCIUSFVe, Black 2; Lots I through 4. inclusive. Block 3; Lots I thrutigh .3 inclusive, Block 4; Lots I through 4, inclusive, Block 5; lots I through 5, inchisive. Block 6, Lots I through 6, inclusive, Block 7. Lots I through 8, inclusive, Block 6,• Lois I through 8. inclusrve, Block 9; Lots I through 8, inclvsh-e, Block 10,' Lots I through 8, Mclus7ve, Block 11; Callots A, C acrd 0, atl in Pleosont Creek Forms 4th Addition, according 10 the recorded Plot there of, IWIght County, Wnnesoto AND That port of Oudot 8, PLEASAPOT CREEK FARMS 41h A00070ti, according to the recorded plot thereof, Wright County, Minnesota, ly rig northerly of the fallowing described hne: Commencing 01 the Cotner of said aullot 8, thence South 00 degrees 58 minutes 34 seconds East. assun-jed bearing orong the 1*e5j brae of sold Oatlot 8, a distance of 475.00 feet to the por'rrt of eginning of the fine to he described; thence North 89 degrees 01 minutes 26 seconds East, a distance Of 320-30 feet to the cost tine of said {!allot 8 qund said line there tc-FMAOilng- Except that port of surd Oudot 8. PLEASMT CREEK FAR"S 4th ADD1770N. described as fo.110AS: Commencing at the northwest cornet Of sOl"d OullOt B.- thence -Sqouth 00 degrees 58 minutes 34 seconds East, assumed bearing along the 64eaf line of said 00(101 8, 0 distance Of 475-00 feet to the point of begir)r1ing: thence North 89 degrees 01 rnhules 26 seconds East, o d4stcnce of 279.00 feet; thence Morth 00 degrees 58 minutes .34 seconds West, a distance of 146.00 feet; thence south 89 degrees 01 minutes 26 seconds West, a d;sfonce of 279-00 feet to sold west fine; !hence south 00 degrees- 58 minutes 34 seconds East olongr said ksest fine, a distonce of 146.00 feet to the point of beginning - Typical Lot (Varies) o 51 70 I I :R 450 :iF. 7 L 70 ;—Dro-Acge & Utwr-(y EtTSdY7-.1M I >—S4fb�k Lfr� (S --e —Lal -- L e, t Hurr. b 60- —Appro,, Lam! Are Setback D.�?n e,i Tcn r* 177 7g. J L yk'L'—�145 11 L 7.1— L -j �7� i I I I L —rTF — e5 P -3 7 Ar 5 4 2 200' SO NOT FOR CONSTRUCTION OCK72275PPPOI-dA Data 11/2-2/13 st=et3 OF 8 Pleasant Creek W& rat 11 Prepared for. lim UP110 K Hovnanian Homes of Minnesota, L.L.C. Farms, 5-th Add. Prehiary Plat DIOR L'901 VMtewatez Drive, Suite 120 Ot&ego, Mirmesota Roxed DrUdAL b d—Atz h1innetonka, hfn &5,U3 ,L�2013 westwood ProfessIoncit Serv-'Ices, Inc. VAnhyDad PnpfftWonai 4,;� 7694 �Ago art -re E d,&A Pr ate LIN 65,044 p H os E w FAX S52 -937-S4922 TM FFEE 14-MS37-5150 Westwood Y I yAZS1 ea t1% F.!&= wu prt2- LT — Ot us&" Jay a,d S__,.,edM ,.j jj�" E Lm a c��y J�p—jda FZCCES&ONAL FrE nds Ix ILMM 13 Data 11/22/L3 Lk*M" Nib W16 :EXISTING VETLANO XISTING "'ViETLA ND -SI LT FENCE (TYp) Coll 48 Hours before digging: 811 or c(3111311-com Common Ground AlForice EROSION CONJEOL NOTES: a ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN–PLACE PRIOR TO ANY EXCAVA-11ON/CONSTRUCTION AND SHALL BE MAJNTAINEO UN-nL NIAStE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EMSTING SILT FENCE ON–SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT- IT IS OF EXTREME IMPORTANCE TO 13E AWARE OF CURRENT FIELD co�NDITIONS VATH RESPECT TO EROSION CONTROL. TEMPORARY PONDING. OiKES, HAY BALES, ETC., REQUIRED By THE CITY SHALL BE INUDENTAL TO THE GRADNG CONTRACT. 9 ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH WORKING DAY. A ROCK E14TRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS. GENERAL GRADIN G & DRAINAGE NOTES: e ALL CONTOURS AND SPOT ELEVATIONS ARE SHO%"`N TO F1141SHED SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED. 0 REFER TO THE SITE PLAN RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIOiNS AND LAYOUT. & THE CONTRACTOR SHALL VER$FY THE LOCATION ANO ELEVA-nC>N OF EXISTING UTILITIES ANO TOPOGRAPHICAL FEATURES 'AITH THE OMERS AND FIELD–VERIFY PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL II QEDIATELY NOTIFY THE FNG!NEER OF ANY DISCREPANOES OR VARIATIONS FROM PLAN. ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. POS1TIVE DRAJNAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES. LOT NUMBER —.0RARIAGE ARROW 518.5 RN151-1 GROU.110 ELEVATIU4 Al REAR OF PAD o L 0 ( IF APPIJ C AB I F V N V U %I BASEM E P1 T FLOOR 524.. G ELEVATION GAR ACE LOCATION ry Ln --'—FRCX4T GARAGE SLAB ELEVATiC4 LO GRADED FOR 5.5' [xFFERf24CE FROU FINISH G.90UND ELEVATION AT REAR OF PAD TO FRONT GARAGE SLAB ELEVATION. VA) – GRADEO FOR ELO' DIFFERENCE FROM FINISH GROUND ELEVATION AT REAR OF PAD TO FRONT GARAGE SLAB ELEVATION. VO = WALVOUT NOTE: LO – LOOKOUT THE (1) INDICATES THAT THE FIRST FLOOR IS R I BLOCK OR 0.7 FEET ABOVE THE GARAGE SLA® ELEVATION. THE (2) IND7CATES THAT THE FIRST FLOOR IS 2 BLOCKS OR 1.3 FEET ABOVE THE GARAGE SLAS ELEVAT*N. THE (3) INDICATES THAT THE FIRST FLOOR IS T'IPIICAIL LOT 3 BLOCKS OR 7 FEET ABOE THE GARAGE SLAB FLEVATI ON. r 0 20 DENOTES SOIL BORING DENOTES SILT FENCE 7 I 95 DENOTES HEAVY DUTY SILT FENCE 2 1 4 21 DENOTES EXIS Tl N G CON TOU R S DENOTES PROPOSED CONTOURS STORM SE1hT_R - R 4 Qm 1954- LJ DENOTES EXISTING I DENOTES PROPOSED STORM SEWER _j �:7 _j DENOTES E)aS_17ING TREE UNE 7 t DENOTES APPROXIMATE TREE f REMOVAL LIMITS )r 856,3 OENOTES EXISTING SPOT ELEVATION tTRuc-na,4 re� DENOTES PROPOSED SPOT ELEVATION ENTFJANCE (TY -P) d�;P� DENOTES BIO -ROLL EROSION CHECKS 'e 7- 1 DENOTES EMERGENCY OVERFLOW .6 7 2. ELEVATION 4 2 .7 2: 4 4 OUTLO F 100' 200' 300' CQD2.278c-Dpol-dng NOT FOR CONSTRUCTION Date-- 11/22/13 sibeet 4 op 8 Pleasant Creek 1 1ed for. iOtr Preliminary Grading FM 1z K Hovnanan i I Homes of Minnesota, L.L.C. Farms, 5th Add. Drainage and Erosion t&M W01 VMtewater Drive, Su to 120 Control Flan. py'mrd U",wtu l L Nfinnetortka, hin 55M3 o, l�iir�rie ata F v 2.013 Westwood Professional Services, Inc. y0wrAv9d PrOFEWOMI lrYc U 99 Aj,.a rram DrNV Edam Pf olri*- WN 5344 FIVNYE S 5 2-93T-51 so FAX 552 -03? -5822 I TOLLFFF-IE 1 50 Westwood wwwwvftv� - _V44 -- STUB 1+W. M. FOR FUTURE CaNNECTION MH RE=956.1 IE=945.1 r—E K P ON D pjwL-948.0 2-11 H"--948.98 10-11R WAL-949.65 ICO -YR H'O&-950.47 -)EX- POND MM -=9445-0 VI H'�&948.98 R H-I4+L=949.65 KISTI NG STORM 7-EFIN LOTS -4 BLOCK 2 Call 48 Hours before dfgg'ng: 811 or ca11811.com Common Ground AMonce Genaml Utffity Notes • THE COINTRACTOR SHALL VERIFY ALL EMSTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. • UNLESS OTHERWISE NOTED, ALL MATERIALS. CONST. TECHNIOUES; AND TESTING SHALL CONFORM TO THE CITY OF CHASKA ENGINEERING GUIDELINES & THE 1999 EO. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEYVER INSTALLATION BY THE CITY ENGINEERING ASSOCIATIOIN OF MINN." AND TO THE "STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION' MINN. DEPT. OF TRANS, AUGUST 31, 2005 INCLUDING THE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTUNED BY THE LOCAL AGENCY. • THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTY LIMITS. • VERIFY EYJSTING INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION. • THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 FT. OF COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS-F3UJLT CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE. • THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL' FOR FOR UTIUTY LOCATIONS PRIOR TO UTIUTY INSTALLATION. • MAINTAIN MINIMUM 18' VERTICAL SEPARATION BETWEEN WATER MAIN & SANITARY SEWER. 1'egend SANITARY SEWER 0 SANITARY SEWER - 4 WATER WATER - H YD. W/VALVE HYD. W/VALVE 94* STORM SEWER -:m STORM SEWER -44 6' PERFORATED ----------- PVC DRAINTILE Z>HALL BE L REMOVED AND 2y 1 INLETS AT STRUCTURES TO IF 3 %-t L 'W I REMAIN SHALL L 5 4 BE BULKHEADED. 2 L a C 4 CrrL 0 F A 4 5 0. 100' 200' 300' <I I v y.L - - NOT FOR CONSTRUCTION QQQ2278tJTP02.4,%; DaLe! 11/22/13 sI 5 OF Pleasant Creek i[ L" =uy &.a Lku ;Um ww Vvp&-ml by =a cr Pft-pw-ed f or. Preliminary .1!t wzpw-ew&M =A " I WA 41 42� BOCO-Ed mcm-� 02.4 laws ci LI -A 6" cd %L=--dWa& innesota, L -L K Hovnanian Homes of M C. Farms, 5th Add. utility plan 12701 VMtewater Drive, Suite Fitted! 1L . ] IL fwd l7sat�Ii �dabff Alinnetonka, )Jn 55343 Oiwega, MLinnesota 11122/13 L7716 02013 Westwood Professionct Services, Inc. Call 48 Hours before digg'ng: 811 or col[811.com Cornman Ground Allionce VOntmood ftvfmakwW WvS-% Inc lags �av-i— Dilve Eden Prairlik WN 64-3U pt*>N9 so w FAX 552437 -"?2 TOLL FREE '1413S'67-5150 Westvmod wvew-Vee5tNCCdqLG0-M I kl.;LT V-fy tLA Lj:Sj PZ..M Tr3W FrVPIX-ld " " CC MY aj-.A anj tLa ] " a " L --Ad F-A0FE9;XKA-L LA--,C6r-A-PX AMCIM-EICT =6W tU law l 5"h Of Cory Meyer Vw= 11/22/13 Lh�� 26971 Of Lal F- N IP-Aleliminary Plant Schedule CODE QTY. COMMON/130TANICAL UAk4E SIZE OVERSTORY 59 Autumn Wo2e Mciple / Acc-r x freernon7i 'Jeffers Red' 2.5" DO STREET TREES NWth—,mood MC31>11a Acer rybrurn 'North-ood' 2,5- E38 01 IGO' 200' 300' VOntmood ftvfmakwW WvS-% Inc lags �av-i— Dilve Eden Prairlik WN 64-3U pt*>N9 so w FAX 552437 -"?2 TOLL FREE '1413S'67-5150 Westvmod wvew-Vee5tNCCdqLG0-M I kl.;LT V-fy tLA Lj:Sj PZ..M Tr3W FrVPIX-ld " " CC MY aj-.A anj tLa ] " a " L --Ad F-A0FE9;XKA-L LA--,C6r-A-PX AMCIM-EICT =6W tU law l 5"h Of Cory Meyer Vw= 11/22/13 Lh�� 26971 Of Lal F- N IP-Aleliminary Plant Schedule CODE QTY. COMMON/130TANICAL UAk4E SIZE OVERSTORY 59 Autumn Wo2e Mciple / Acc-r x freernon7i 'Jeffers Red' 2.5" DO STREET TREES NWth—,mood MC31>11a Acer rybrurn 'North-ood' 2,5- E38 —Skyflne Hone)+ocuat O-ed;t5!'u triotcnLhos 1riermTs '5ky-care- 2-5- 819 Bwlevofd Linden / T-Ofo C—MJFCC-Ifia *BcMevlord' 2.5' 8-9 Nzi Green--p'jre Unden�� 2.5' 130 OVERSTORY TREES - OTHER Red Oak / Que-rcus rubra 2.5, 1313 Ssomp ft[te 0<2k / Que-rcus Wcc4cr 2-5- B13 OeT-N Our Oak / Quercus mocrocarpe 2-5' 13H 131scovery F-Irn Litmus, dciv:Ediano vor- ']porFico 'b--Scovery 2-5- B _8 Pe4ncetrn Elms f Ulmus Grrerlcana 'Princeton' 2-5- 13:13 River 13rch / Beturo nkigno 6' HT- 8151 CLUMP QRrlALAENTAL 13 Thornless Codkspur Hanthc�m / Crutaegiis crus�.Il 'Inermis* go 1.5- 813 Joponese Tree Loloo Syrlin a reticulata 6' HT- 135 CLUMP Allegheny Serb ceberry Anne.'onchTar IQcVs 6' HT-, BS CLUMP pra-;1-11—rw-club f Morus . Pru.rfef-tre' 1.5- 1313 Profusion Crab Va'us *Profusion' 1-5, BB Sparkler Crob Ma!ijz 'Sporlder" 1-5- BB Black HMIs Spruce / Picea gfouco dt%nsata 6' HT., 1313 EVERGREE1`4 100 ��Pdcea pungens Co4orado GreeLe 6- HT_ BB 000 Austrian Pine / Pinus nllya Nor&uy Pine / Pinus resnoso 6' HT.,_ BB 6' HT- RE] Pine Lffin�� HT., 63 —Scotch Whte P;ne / P;nus strobus G' HT.. Sa NOTE: QUANTITIES ON PLAI`4 SUPERSEDE LIST GUAr4TITIES IN THE F-VFr4T OF A DISCREPANCY- LandBcape Requirements 2 TREES PER LOT REQUIRED 47 LOTS * 2 = 94 TREES PRONADED TREES = 191 TREES Planting Notes 1. CONTRACTOR SHALL CONTACT GOPHER -ONE CALL' (651-454-0002 or 800-252-1166) TO LYR.FY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLAUT MATERIAL IS SUBJECT TO FIELD AND SITE: CONDITIONS. 3- 110 PLATITING WILL BE INSTALLED UNTIL ALL GRAD,'NG AND CaNSTRUCTION HAS SEEN COPAPLETEC IN THE: IVVECIATE AREA- 4- ALL !3u8STiTUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SLI8I`-4iSS'0r4 OF ANY B -D AND/GR (XJOTE BY THE LA..'DSCAFE CONTRACTOR. 5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERF0kLS- THE GUARANTEE BEGINS 0A THE DATE OF THE LA14DSCAPE ARCHITECT'S OR OWNER'S MITTEN ACCEPTANCE OF THE INITIAL PLANE G. REPLACEVF-rqT PLANT MATERIAL SHALL HA)vl: A ONE `S -EAR GUARANTEE CONYU4C1NG UPOtl PLANTING - 6. PLANTS TO MEET AVERICA11 STANIOARD FOR NURSERY STOCK (ANSI Z60.1-2004 OR MOST CURRENT N'ER510,-'t) REGUIREVENTS FC�9 542C AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA Ze ANSI STM-DARD PLANTING PRACTICES - 9. PLANTS SHALL BE IVI'AEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN LIATERIALS IF 19ECESSARY: TEMPORARY ONLY. 10. PRU14E PLA14TS AS NECESSARY - PER STANDARD NURSERY PRACTICE A14D TO CORRECT POOR BRANCHNIG OF E.oJ5T)NG AND PROPOSED TREES. 11. STAKING OF TRIELS AS REOURED; REPosinou. PLUVEJ AND STAKE IF UOT PLUI`J8 AFTER ONE YEAR. 12. THE NEED FOR SOIL AVENDIVENTS SHALL BE DETER)PNED UPON SITE SO -L CONDITIONS PRtQR TO PLAHTING. LANDSCAPE CONTRACTOR SHALL UOTIFY LAYIDSCAPE ARCHITECT FOR THE NEED OF A?JY SOL A!JEN0VE74TS- 13. BACK -FILL SOL AND TOPSOL TO ADHERE TO VN/DOT STANDARD SPEcinCAVOCI 3877 (SELECT TOPSCAL RORRO'N) AND TO BE: E)OSTMG TOP SOL FROM SITE FREE OF ROOTS, ROCKS LARGER THN4 ONE INCH. SUBS0.11L DEBRIS, AND LARGE WEEDS UNLESS SPEGRED OTHER%ISE. kPiNiMUM 4- DEPTH TOPSO;L FOR ALL L-AMN GRASS AREAS AND 12- GFPTH TOPS01 ;OR TREE, SHRUBS. ANO PERENNIALS_ 14. TREE AND SHRUB PLANTING GODS SHALL HAVE 4' DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOO MULCH TO HE USEO AROUND ALL PLANTS V0TH14 TURF AREAS, MULCH TO BE FREE: OF DELETERIOUS MATERIAL. PAULCH AND FABRIC 70 BE APPROVED BY O'A�,'ER PRIOR TO IN STALL AT10,44. MULCH To MATCH EMSTING CONDITIONS (WHERE APPLICABLE). 15. ALL DISTURBED AREAS TO BE SODDED. UNLESS OTHF-R'MSE NOTED. SOD TO BE STAUDARD I`.0NINESOTA GROAN AND HARDY BLUEGRASS MIX. VREE OF LAWN WEEDS- ALL TOPS01 AREAS TO BE RAKED TO REMOVE IDEORIS AND EUSURE DRA.INAGE- SLOPES OF 3:1 OR GREATER SHALL BE STAXED. 16- SEE GRAD[NIG PLAN FOR STORMWATER SEED MIX WITHA OUTL07S A & E 17. IRRiGATON OF GOVI-EVARD AREAS TO HE INCLUDED W17H INDIVIDUAL LOT IRRIGATION PLANS- IRRIGA-florl SYSTEM TO BE DES!Gt4/aUILD BY LANDSCAPE CONTRACTOR 0,11 LOT BY LOT BASFS. IS- COUTRACTOR SHALL PROMDE NECESSARY WATERING OF PLA14T MATERIALS UNTIL THE PLANT IS FULLY ESTABUSHIED OR IMCATION SYSTEM IS OPERATIONAL_ OM4ER WILL UOT PF ONIDE WATER FOR CONTRACTOR - 19. REPA4R, REPLACE, OR PROVOE SOO AS REQU-RED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT 70 THE SITE DISTURBED DUR;P40 CONSTRUCTION. 20- REPAIR ALL DAMAGE TO PROPERTY FROU PLANTMG OPERATIC"IISr AT 140 COST TO 0'eNER- CLU Prepared far. chbdkA_ 5tiB & CLM K Hovnanian Homes of Minnesota, L -L.0 Dmw= 12701 Whitewatex Drive, Suite 120 RAcmd VmWmg b7j,7_b= Minnetonka, Mn 55Z43 NOT FOR CONSTRUCTION Latest Revision Date. 11/2-2/13 0002278PLPOI-d6a DaLe 11/22/13 sheet 6 OF 8 Pleasant Creek Farms, 5th Add. Preliminary Otsego, PAinnez-ota Landscape Plan o2013 Westwood Professional Ser,Aces, Inc. LANOERT AVE NE 80 - : I - , " - , - : - : - : - - I - I : - - . . .'O - - . .. . .. I.... - . - : . - --C> ------------ - - - - - --C> . . . - - - I .... � � - - - - - -1 � � . - 1. , . �� ... . - - - - -c3r I -------- I I I I -------- n - - - . . - - - - - - I . . . -.1D ...... I - - . . - - . . - - 0-1111-, -) to - -------- C,�� . 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I I ... � - - . - - K = 33.33 - - : :, , , . - - � - : -: - - . - - - - - - . . . - - - - . . � . -; - - I ------ � ---- ----- ' , � - - . . . . . - - - - - - - . - - . - - - - . . , . .,. - - - - I - - - 7 z ...... � - - - . . . . . - . . , : : . --------- ------- : ..... ....... I � � I � - - -1 � . - . - - - - . . - I . ............ PVC. =. 12+30-00 - .:. . I ------ :_ � - � ------- ....... : --- . . I . - - - - - , , , , . . - I , - - , - - ; - - , I - . - I - . : , � . I . - - : . - - -------------- ----- - � , - -:- � I ------- : ------ -------- - - - . � ------ , I - . . .:_ � -------- : --------- L-- - - � - . . i i . . - . - - : . PVT � 12+70-00 -•- � , ------ - - -- . . . . . . - - - - - � - - - I . - I --- ---------------------- � . . - - - - - - - , * - - , . . � - - '. - - - - - . - . . - , - - - - - - - , , , , - - - - - . . . . , - - � . � I - - . . . - - � . � - - - - - --- - - - - . . . - -- - - - . . . - -: - - - - � . . . . . 1. - - - - - - - - - - -- - - � - - - . .-- . . . - - - . . --- ., . . . - . ,- - , t Ltv � 6-56.�4 -1 : , - - - - - ................ I � - I - - - - - - . . -:- - - . . L . . . � ------ - - . . . .: ............ .. : - . - --------- - - I , : : - . - , .. " - - - ........... � ' - - - � � . L ... : ------ I - - "' - - - - - I . I : � . - I - . , . . - - -•ELEV - 95-6-34' ' - - I - I - . 6 4 3 2 12 12 11 10 9 8 7 5 LAMBERT AVE NE ; .- . - - : . - - . I : - n �-) rl- - I - . - : : , - - - -� - _ - . . . L - - Cn - . " " , . . - -:f . Ed . - - - - -� - - - - : . . - , , , - - "C)� - - L - . - - . . �In . . . . . . . . . � - - - . '" t-7310 f-. : ! - - , , , � -------- - - - - VA6 ' ' ' - - - - - - , - - - , , w-7 Ui - - - : -in , � - - - - CC) . . . . . . . . . : . . . .0 --------- I . . � . w - tFi.dm . . - - - - - -LO - F - LO- ----- �� LO kr) . . . . . - itri 0 - - : . : , - - - - - - - - - - - - - - -- . . . - - - � . - . I - - - - � - - - . . I - - � -%D- - � - . - . . �- I - - : '45! . i:N - , 0 � - . , . . - - - - - ---------------- i. � - -- - - - - - - - -- - - - - - - - - - &K6, - I- 7 U-) 4n : L18, - - - . - . , . , , - - - - - - - - - -- - - - - - I , � - - - � - � , tri'l) 7 ty-i.a, - 2..: ...... --- . ----------------- � .. : I . w� ....... : .......... .11 .. . ..... ........... - ------ : - ......... � �- ---------------- 1- ---------------- !� ..... � --------- --; .... � - : - : . � � - ------------ -: --- � .... - - I --------- : � .......... ��-- --------------- � . - . . - ---1----------- ------- I-- ....... : ------------------- �� ------------ --. - . - - - -: - H -P. ELEV: -- 956.40 . .: --------------- .. , - - I I - - - - I . . I ------ I - .- . . . . - - : . . - - - - - ------ . . . - : , - - ......... � . . . r-. - - . - - . . - . - - ------- - - � ----- ---- . - , . � io M + . - . . - . ' H.P.STA =i 12+-%.00 , ' - : : �, ------ . . . � - -' - L ' -- , . . r� .......... � - - - . - .- . � - - : , - HP. ELt-V - 956.30: - - . ....... � - - . - - - - . � - - - - �- . . � - - -� - , : . . . : - � ---------------------------- , � �- .- . I ------ � - = : -- - i2+5,0.00 -- . I : - . PA STA - - � . � L - - . - --------- -- - - - ' r : . . . . . � .. . - - - - - . - . . , � .1 - - -. - - -H.P.' -51W. =- 115��'92-00 - - ' . . . . - - - � . � r I -------- . - - - - - - : . � - L - - - . . .- - . : L- P, KLF-Y- -- 9 W 1 5 ----- - - . - - I . . I - - - . . . . - - , . - . 956.46' ------------ � I P%A ELEV'-:- . I . - ... ----- w, . . - _ __fttV. . . : ... A-0- - ��4�2OX . ------- -) . -- .". - - - I --------------- - - - . , L I - - - . � � ....... - ------------- - . I .... : L I I PM STA, - 16+92 -GO' . -- - 1. - , 9 56.35 - - - - I - � ....... I - - - - - . - - I - , LP. STA = 14+80.06 - . ...-!,---- ' - - -.... � � - - - -�, -------------- - � ------ 14- -80, Q0 --- -----p1A-%V = + ----------- : ---------- 1: ..... --------- - I = 956.06 . L-p�9 � 53.33 -.- ------------------- "---",..,. K - = - 7, - : " L R. - -STK --'A VJ�70--W --------- : - - , � •, - . . - , . . . - - . m. : . . - . - - I - A. D. +--- -1.20%-- - . I - - . . . - - -.- - . L . - . I - � - - I PM FLEV - - - 9 55. D8' - . - � ...... � - ' I . ------ L-1 - - - � - - 4-0-00' VG - P%A -STA - 11+70.00 - � - - � - � - " ' - - I : : . : K -i- 2,5 �jQG � . .- - . .- - � - � k.O.- = 1;20% , . . - - . - . . - - - - . . - - -- -- --------- " I - . - . - I - - - -&--�1�1 - - - I PM E LEY - = - 955-9 8 . r ... � � - - - - - - - - - . -. - . � . . , � . . I . . - � ---- : � ------ . - - : ; ?-""QQ* VQ : . x . - . - .41.77 , ' . - - - . . - - - . . - - - - - . . . . - . - '. L ....... : � - . . .. - - - : � � . . . , - - - ----- � . . . . �- kO. 207 ----- 1 ] . . ........ � - . . I ... '� - , I . .. . - - - I . � � - .K . - - � . . :50.00'- VC .: - - : - . . - I ..................... - . � - . . . . .......... : ! !� = 41.67 --- .......... - . - -1 - :0 . . - - �? ------- I . N - - - - -- L . -, ....... I ----------- - - - - - - - - - - - - - - � ........ ----- �- . ,- I - ..-. - - .. . . . - - . - - - - --------- � ........... - � - - - - -� . . . . . . . - ti - � --- - -- - - - - - - -...... � - - C� : r�.- - , , . CO ft*.----, .... � . I - po'n : - -- - .; --------------- : : � ........ � ... - - � - . : . - � ---------- V1111-1-- ------ -- I-- : . I- " . - ................. . - 9 -.. � � ------ ---- 50�QOO-Y,Q ---------------------- : M - . -: k - : + -1 (x) . 2 ............. <0 . . . , I . . . . . � - - - - - - : . � . L . . 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I ............. :- - - - - - I .1 � - : - 4 - 9 ... r.----- -.--...-.....-.---- ------- 4:" .. :. I - , - - - : � - - -- . . � : ., - - - - - - -- - - - - - - - - - - - - - - - -- - - - , - - - - - - - - - - I - - - - ------.��,- � � I - I --, -- --1- : - - - - - . � 1. - --.- -.... ---�- _ _-. .... - -- - --. k- - - ti-\ - � I--- - I I - I. -. -�, .-.. i. - ......_._.__._.-__.f_,...-,-._.- -1111-11--- - .................- -- ........I -----------.....I-4 . .-.. -- ... .... ...I . ....� .-.- -9 ---- ---- ----- ---- ----- . , . 18 . - - 17 - - 16 15 14 13 12 11 18 .- LACHMAN AVE NE . . L.P. LE 9 4-17 - - - ,f-" M - - - . .. ITA le L. P-- 2+91+94 - . - k.rj U") - - C -i,4- P V , LO -9 -r- TA - 3+24.00 kri ul� cr, r - - - . � - . - " . . . . . M. m - . piwTi:Ev = 953-92 to - - - - - - . � - - - A- D. � 3.33% . - - - - -29 CO - I,- N ----------- - - - ------ I ------- I - . . I --- --- I . . . . K � .99 . ,3 U') ka . I . - , - - . - . . - - - . . - - - . loo -00, . VC io M + . - . . . . - - - . . - - - . . . . - C) . U U - - - . I - - - . •. . - - . � C:2 - - -4- I . - - . - 1. C? . . --t . - � . 1 I - Cr) 64 w, , , - - - - - - , , , ---------------- r --r . - . . . - . 9i Ln . 1 Cn L ' . . - - 11 . 'r , : - - - - 11 0 , I I -:I- . - 0- 7- - Ui I- 11 0. 6 () %, - - - - - - . . . . I - - -- - - . . . . - . . r . . . -.- - -1. �� . - . - . - 1�- - - - . . . . - - r . - I � - . I --I I . -- - - - - � - - - . - - - , . - . . I ' - ----------(PNA STA = 34-7�.00 - . . . . - - - - TA�, = 3 7.00 . . . P. ELEV = 95 -37- . - - - r . . . . . - . . 2 3 7- I STREET 1 - : :- ': . - -.-n ........ :___ -- -, ...---- -:.d . ... ... . .C)r -------- - - -- ..----- -ED - - ---------- M - LO . . ---- CV1.100 - �70 , - . : . . . � �-- ir-- : CNP4 : , - - - - . . . . � . . - . - - - - - - - - - - - � � . . . � - _..Y I . 4�.�. 1 - . - . - . . . ! . - . � . - - - - - - - - tjD ,�6 - - - .rF� - P- : E� - - - - - - - : U-) - � - - : - - - � . . . . tn-k,b - . - - - - - - - - - - I - . Lr) In . . . � - - : - - - r - crimim - - - - - � T � � I I . - . . I - - . - - . 4n -,m - - - . � . . : . . 99 cy�'O) - . 4�D:O . ) � " - .:... ------- I ------- � .-.1;156.41 -- - - - - - - - - - . : : - � - 70 ' __T� - . 956.41 ---------------------- - -------- :--l.- ......... :-- ------------ -'l- ------ � ..... - -: ------- -------.-..-- ................. --- ............ ---- ... I _ ........... H.F?.-.ELEV - . : , . . - - : Z iI - - -1 - . 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Street Profiles - K Hovnanian Homes of Minnesota, L.L.0 FkAOINE 852-837-5150 - rky" E&M I w FAXS52-937-5122 - I Wri O1 W11iltewater Dave, Suite 120 TOLLFFI 1�1,9 -,A�37-51 ---O K7&ji�EL �HA9-ftll IRnmr4 Dmw," pf/41- - I hfinnetonka, Nfn ,55343 1 <>Lsego, MfnnesotA I We5twood V.%kw.W*V-yO:-Qdp1L=M I UwM 11122/13 Lhm� E40 17716 - I o2013 Westwood Professional Ser~Aces. Inc. s f SPECiFlCAPQNS AND STANDARD -CATEGORY 3 ER05,109a AISC VAINUAL OF STEEL CONSTRUCTION STRAW OR 1%040 F18ER 6' OR 12" D f A- RCL -L CONTROL BLANKET (SPEC- 3885) 29 CFR 1925 - O51 -IA SAFETY MiD HEALTH LNCLOSE0 IN PLASTIC OR POLYESTER NET3iNG 2• OUTLET ALLOWABLE AXLE %'`EJGHT LOAD nfa SAFETY FACTOR BACKFILLED OVER3' EROSION CONT"ROC �� # '�Z U 0.476 cfs 0 3' head BLANKET SAFETY BENCH PLAN FOR ELEVATIM4) (SPEC. 3885) AC(7kJk4VLAM0 TO 1/3 THE HEIGHT OF THE FABRIC CrR r. ORE. 2+'x 2"x 18" Lf)tjG W(>Or>EN STAKES POINT 2 REMOVED 'Seb.S+ETdT &HALL BE OERO'SITED 70 AN AREA THAT WLL NOT GC4iTRIBUTE AT 2'-4" SPAC(NG. DRIVE THROUGH SEDVENT OFF-SITE AND CAN SE PERIVANVITLY STAEi )ZED. ' PCKN T SPECiFlCAPQNS AND STANDARD }` AISC VAINUAL OF STEEL CONSTRUCTION . 9TH E(MTION. AWS STRUCTURAL WELDING CC>OE -- STEEL . D1.1-94- 29 CFR 1925 - O51 -IA SAFETY MiD HEALTH STMOAFiD$ DESRGN LOADS OUTLET ALLOWABLE AXLE %'`EJGHT LOAD nfa SAFETY FACTOR n/a WATER FLO.7'r HATE 0.476 cfs 0 3' head (THROVGH POLYESTER SLEEVE) SAFETY BENCH MAXWUM OVERFLOW RATE 2.14 cfs A 15' head iAO EN VC-NOFELIVENT (36- WDE) 5' STEEL T -POST �. ° FLON - POFD!;G HEIGHT ALTER FABR.C. ,ATTri1•H MAX. SECURELY TO UPSTREAM SPAG`.0 SIDE CIF POST NTH 5" STEEL �4rj=b TENES-LE STRENGTH T -POSE PLAST[C ZiP•-TIES PER P05T AITH A TOP 8- OF FAB RZ. �1 Y� RUNCIFF STANOARQ XTAIL TRENCH WTH FIATWE BACrcF1LL -Zeis• « z + r FABRIC SLICED IFJT0 TV MIN--� }` V D J % ` SCJ L ri1TH COUPACTE0 7 11 GA. STAPLESVAFP-FILL OUTLET (]TE: 1"-2' WASHED I OCI SPACED V-0" ON CEN TER T_ INSPECT AND F'EF'A.:R FENCE�.FTi=R EACH STORMEw'EFfT Aa.D REVCL't'E S€Dtti'EP�T 1dlNEJd POND BOTTOM=(SEE GRADING AQUATIC SAFETY BENCH PLAN FOR ELEVATIM4) CURB AC(7kJk4VLAM0 TO 1/3 THE HEIGHT OF THE FABRIC CrR r. ORE. 2+'x 2"x 18" Lf)tjG W(>Or>EN STAKES C) 2 REMOVED 'Seb.S+ETdT &HALL BE OERO'SITED 70 AN AREA THAT WLL NOT GC4iTRIBUTE AT 2'-4" SPAC(NG. DRIVE THROUGH SEDVENT OFF-SITE AND CAN SE PERIVANVITLY STAEi )ZED. S•EC`111DN NETTING AND FIBER ROLL i 3- SILT FENCE SHALL REF PLACE ON SLGPE CG'470lJRS TO FIA51r11ZE PC;`;O.liG EFFICIE!dCY_ BIOROLL BLANKET SYSTEM 4. ALL ENDS OF THE 511-7 FFNCE SHALL BE ).WRAPPED UPS1OF'•E SCF T14E ELEVATION OF THE (n'P€ 3 SPEC- 3889) -23 BOTTCAA OF FAPR!C IS H:GRER THA'x 'PONO.:G HEIC-HT'. 5, 'HEAVY OU TY" IS SA.k.+E AS VOCH NE SUC-ED ONLY 'd-IAND NSTA LLED. NOTE: N0.E, - P+JL`STER SLI=E+�E �T ROCK CONSTRUCS10N ENTRANCE SHOULD BE POINT "A" MUST BE HfGHER THAN POINT "E3" MACHINE SLICED S[LT FENCE os w A WINMUM HIE)GHT OF 1.0' ANO CONTA.'N MAMMUM 510E SLOPES OF 4.1. R00< 0ONSTRUG-IRON TO ENSURE THAT WATER FLOWS OVER THE DIKE AND NOT ARI3UNO THE ENDS_ BtOftOLL BLANKET ROAD ORAtN STREET CONTRACTOR TO INSTALL AFTER CURB CO -_23 "11OMC0 a (HEAVY DUTY) G003 ENTRANCE SYSTEM & GUTT18 INSTALLED- MMUTARN UNTIL 517E CURET T-rR IS STABILIZED. INLET PROTEC110N �ECT�• C•M {1d S ,,*k�� LOI BENCHING DETAIL m.+ a E4 7d 04T �GV;ERA- NOTES: h+>rM T�ayi L PP--WCfS-Z�N Y.57 U bran T4 41-• l.I= PIF"; IL}.�4M1} E -V- -A-4`W F•r-_ Z PF•' ua ,,r -F lr-5T w suEc-M T4 E%3 -,1E Ku T --*N!!; H rY?y**T CF Ti.E M:OFF--+rC%S'w+Y W F€CF-F,= G F -ILD EL7.T]IT,�5 41aF=h4T A [Esti ;E E}+�.i#1+E•+T►+y3T IRE CMAC D 7'7 C+ESZA 5E0Fka w+ -S : LL%4Y 4•.57 EE CCFFECIiT SZED A%0 EFt9JN FP:TEETOI +.'►:. C•4T1L T-� 1�H ■ ?- iF75+71 M-- { 9[..4i V'.5T F-STiL.LQ .L�Ch: Ti f 1-•#'Y/EiT K -43f T 7:-1E E•=.«.stag x}'+ -1-•C rE�a G, +T S- '�7 -D-E FFV - IL {tiSFEG? ST5 TF1r F"EC+.I +a•••ILr T] Eh5 =E IT 15 FJLe-TrJJt+a M 14 C' •�. CT El•3.7 S -h CF SP %JW WE 7.r+1+5LE. FiICTF T•7 'r 'E RF+� 4- €a.. Cu'! "£r. a. F.4=r•�r•7.'S ow 1E8 SITE ICA EA -DH 4-F- y(x KvlW-L LOE•7+7 4F AUT V-E+l NO ��w k •i�LL■ a r 4:rOe 5" :c+i1 Y 071-0 "ti•• :5 E -VT - 't£ 34F #yCSE Lc -syr YE:%T 6 F T� C+S�•.r �9C CFs moi. TOP � iEW FL�-at }ccs ur_si F- -uT e '.E%T FIT 'SEC1_FiL k •T�£G T] EsS+'7•,r� G93kF� ❑REO.+: _ t_•T�7 P.FE LL L= 1.4 x MP TH TO '171£ 0;.T -}FMN WN&Lu' LLk-Fi Apr•._E7 Oat AF -A) END VIEW SIDE MEOW etMMS5.1: TO rifw= C-+da� CF {140 SrfE,E, 5+::JE 6Ei. sn_Iac C. ..h DY L x F+tib 7,1a FAIRCLOTH. Sk�lf•.iMERaDISCHARGE SYSTEF.i VATH OUTLET %•IF.;1= STRUCTVF?E G /I[- P/L 5€7' R O.W- F'/L 14.7' ' 14.4` 5• 4' S' ti' 4rU3.f ODIC 60C TOP 411 (n?-) #7K 4X ; PER F7. � 3' PER, T, 1-5:1 SLOPE (T'�'•) L VALK (IhViErd APPLICABLE, PROFILE GRADE SEE PLAN 4:EW FOR LOCAnoi4s) GRADANG GRADE SURVOUNThBLE CC*IC- C. d!c G. M. TYPICAL SECTION! PUBLIC STREET N-T.S. 1 1L0L wwpgd Pri;,� SWACes, trW- a tc.y sG- FyM cis F+-, ti..s+�'ed h7 =e R --d- -1 l-iya sE3rr.v i r�=acres =72" i Lm a !-2!yl F? 7A Ed en Protrag,-UNI &5344 PHS s$2 -+1)T-5950 FAX 052-43iSt5 xaxLFIWE 9-�141-937 4150 Frauds D. HAS -en U VVestwood x'h-rr.VfV50wC6d0L1 0ffl 11,/22113 U, -M" NCL 17716 1 1/2- BIT- 54€AP--4G COURSE LINDOT SPEC 2.350, LVWE450308 TACK COAT. 144,11DOT 2357 2 1/2' I3ITLFULNOUS BASE COURSE %ANeDOT SPEC- 2350. LVN 50346 6' CLASS 5 ,AGGREGATE BASE (100% CRUSHED) 24' RAnOOT 2211 C4-&5'5 3/4 AGGREGATE SUB -BASE GEOTE)MLE FAW,0, FOR CLAY WBSO+LS -- MRAn 50OX TYPICAL PAVEMENT SECTiON a+ r NO SCALE 6'-3A32 CONCRETE SOEWAL-K 4` CLASS 5 AGG#ZEGATE BASE (140% CRUSHED GRAVEL) COMPACTED SUBGRADE CQNC. WALKWAY NO SCALE S' FFUiT 22' F17; SHED GRr*E AFTER HQIJSE a FI';1SHEO GRADE FGR PhD ELEVArCN 4F C3RO. N3 AT PEAR / OF P.&D IS av pucsnr THE jf FPCraT <;XR-AGE EIEVATi{Irl, rxkAG•F rL�CICLR $.45L7�EP'1T Ft0 � E?a.Gi1F.El'ES1 FILI _•v IT LF RFQUPED (TYP.) p4hfi% D 5 TO SLFEGRAl3E "yf SUITABLE eE.+6A-24 - SOIL (TIP.) ti• I S�JITAF3LE DE�4Pi`iGL {rTp.} I NCLE-FAMILY WALL- OUT l+'�+W( ra T.5' 1 f IIIIIIIIIIIIIIIIIIIIIII■ ti .-ylll` J �ti• SOTAHLE D£AR'NS SCIIL (TYP.) 25' FP.WT R -0.w 25' 3• 2V 12 � Fr`;151-IFR GR,tiCr€ A1FTfR 11s:AJ5E IR!: -SHED GRADE FOR PAD 0.5' TOPSOIL ,r Er;ONEFStER FALL ,a Ir FE04J•RE0 (TIP-) 5?JI TABLE 9EARN. S so't (TYP.) SINGLE --`FAMILY LOOK -OUT L��, Ir. T•5. C ROADA:AY (� ROADWAY Ca.11 48 Hours before digg'ng. GOPHER STATE ONE CALL Twn City Area 651-454-0002 Mn. Toll Free 1-800-252-1165 25' FRCxaT R.0 -W CL RtADNAY 14' cwkij 7 35' 29 3• 22' (YAJx E5) F'o!.-SHED GRACIE AFTER HOUSE Fir; -';-(ED {RADE FOR PAD E GMAGE FLOOR � I - q I 0.5V TC 3�L EA O'+�CnO FJLL ti ~' 1 BhSti+.+EF�7 FLOG _ F 7 ] IF F.PEGIJ REO (TIP.) SiJiTA£.LE B£A.�-NS SOL (PPP_) 9-11TAELE DE+1PF a SCt L (D?.) SINGLE-FAMILY RAMBLE NOT FOR CONSTRUCTION Latest Revision Date; 11/22/13 rd T.S. c]i22iFTPazdx Dares 11/22/13 shy 8 OF 8 >�pared for. Pleasant geek PIG - 1C Hovnanian Homes of Minnesota, UL.0 Farms, 5th Add. Details a �� i�Irldl� 1�i'CJl lirhites�rliter Drive, Suite 120 hii netonka, Mn 5343 Otsego, ]iirtnesota F D J *t 7 OUTLET IUVATION=(SEE GRADING PLAN FOR ELEVATION) POND BOTTOM=(SEE GRADING AQUATIC SAFETY BENCH PLAN FOR ELEVATIM4) TYP IIC AL POND S•EC`111DN �ECT�• C•M {1d S ,,*k�� LOI BENCHING DETAIL m.+ a E4 7d 04T �GV;ERA- NOTES: h+>rM T�ayi L PP--WCfS-Z�N Y.57 U bran T4 41-• l.I= PIF"; IL}.�4M1} E -V- -A-4`W F•r-_ Z PF•' ua ,,r -F lr-5T w suEc-M T4 E%3 -,1E Ku T --*N!!; H rY?y**T CF Ti.E M:OFF--+rC%S'w+Y W F€CF-F,= G F -ILD EL7.T]IT,�5 41aF=h4T A [Esti ;E E}+�.i#1+E•+T►+y3T IRE CMAC D 7'7 C+ESZA 5E0Fka w+ -S : LL%4Y 4•.57 EE CCFFECIiT SZED A%0 EFt9JN FP:TEETOI +.'►:. C•4T1L T-� 1�H ■ ?- iF75+71 M-- { 9[..4i V'.5T F-STiL.LQ .L�Ch: Ti f 1-•#'Y/EiT K -43f T 7:-1E E•=.«.stag x}'+ -1-•C rE�a G, +T S- '�7 -D-E FFV - IL {tiSFEG? ST5 TF1r F"EC+.I +a•••ILr T] Eh5 =E IT 15 FJLe-TrJJt+a M 14 C' •�. CT El•3.7 S -h CF SP %JW WE 7.r+1+5LE. FiICTF T•7 'r 'E RF+� 4- €a.. Cu'! "£r. a. F.4=r•�r•7.'S ow 1E8 SITE ICA EA -DH 4-F- y(x KvlW-L LOE•7+7 4F AUT V-E+l NO ��w k •i�LL■ a r 4:rOe 5" :c+i1 Y 071-0 "ti•• :5 E -VT - 't£ 34F #yCSE Lc -syr YE:%T 6 F T� C+S�•.r �9C CFs moi. TOP � iEW FL�-at }ccs ur_si F- -uT e '.E%T FIT 'SEC1_FiL k •T�£G T] EsS+'7•,r� G93kF� ❑REO.+: _ t_•T�7 P.FE LL L= 1.4 x MP TH TO '171£ 0;.T -}FMN WN&Lu' LLk-Fi Apr•._E7 Oat AF -A) END VIEW SIDE MEOW etMMS5.1: TO rifw= C-+da� CF {140 SrfE,E, 5+::JE 6Ei. sn_Iac C. ..h DY L x F+tib 7,1a FAIRCLOTH. Sk�lf•.iMERaDISCHARGE SYSTEF.i VATH OUTLET %•IF.;1= STRUCTVF?E G /I[- P/L 5€7' R O.W- F'/L 14.7' ' 14.4` 5• 4' S' ti' 4rU3.f ODIC 60C TOP 411 (n?-) #7K 4X ; PER F7. � 3' PER, T, 1-5:1 SLOPE (T'�'•) L VALK (IhViErd APPLICABLE, PROFILE GRADE SEE PLAN 4:EW FOR LOCAnoi4s) GRADANG GRADE SURVOUNThBLE CC*IC- C. d!c G. M. TYPICAL SECTION! PUBLIC STREET N-T.S. 1 1L0L wwpgd Pri;,� SWACes, trW- a tc.y sG- FyM cis F+-, ti..s+�'ed h7 =e R --d- -1 l-iya sE3rr.v i r�=acres =72" i Lm a !-2!yl F? 7A Ed en Protrag,-UNI &5344 PHS s$2 -+1)T-5950 FAX 052-43iSt5 xaxLFIWE 9-�141-937 4150 Frauds D. HAS -en U VVestwood x'h-rr.VfV50wC6d0L1 0ffl 11,/22113 U, -M" NCL 17716 1 1/2- BIT- 54€AP--4G COURSE LINDOT SPEC 2.350, LVWE450308 TACK COAT. 144,11DOT 2357 2 1/2' I3ITLFULNOUS BASE COURSE %ANeDOT SPEC- 2350. LVN 50346 6' CLASS 5 ,AGGREGATE BASE (100% CRUSHED) 24' RAnOOT 2211 C4-&5'5 3/4 AGGREGATE SUB -BASE GEOTE)MLE FAW,0, FOR CLAY WBSO+LS -- MRAn 50OX TYPICAL PAVEMENT SECTiON a+ r NO SCALE 6'-3A32 CONCRETE SOEWAL-K 4` CLASS 5 AGG#ZEGATE BASE (140% CRUSHED GRAVEL) COMPACTED SUBGRADE CQNC. WALKWAY NO SCALE S' FFUiT 22' F17; SHED GRr*E AFTER HQIJSE a FI';1SHEO GRADE FGR PhD ELEVArCN 4F C3RO. N3 AT PEAR / OF P.&D IS av pucsnr THE jf FPCraT <;XR-AGE EIEVATi{Irl, rxkAG•F rL�CICLR $.45L7�EP'1T Ft0 � E?a.Gi1F.El'ES1 FILI _•v IT LF RFQUPED (TYP.) p4hfi% D 5 TO SLFEGRAl3E "yf SUITABLE eE.+6A-24 - SOIL (TIP.) ti• I S�JITAF3LE DE�4Pi`iGL {rTp.} I NCLE-FAMILY WALL- OUT l+'�+W( ra T.5' 1 f IIIIIIIIIIIIIIIIIIIIIII■ ti .-ylll` J �ti• SOTAHLE D£AR'NS SCIIL (TYP.) 25' FP.WT R -0.w 25' 3• 2V 12 � Fr`;151-IFR GR,tiCr€ A1FTfR 11s:AJ5E IR!: -SHED GRADE FOR PAD 0.5' TOPSOIL ,r Er;ONEFStER FALL ,a Ir FE04J•RE0 (TIP-) 5?JI TABLE 9EARN. S so't (TYP.) SINGLE --`FAMILY LOOK -OUT L��, Ir. T•5. C ROADA:AY (� ROADWAY Ca.11 48 Hours before digg'ng. GOPHER STATE ONE CALL Twn City Area 651-454-0002 Mn. Toll Free 1-800-252-1165 25' FRCxaT R.0 -W CL RtADNAY 14' cwkij 7 35' 29 3• 22' (YAJx E5) F'o!.-SHED GRACIE AFTER HOUSE Fir; -';-(ED {RADE FOR PAD E GMAGE FLOOR � I - q I 0.5V TC 3�L EA O'+�CnO FJLL ti ~' 1 BhSti+.+EF�7 FLOG _ F 7 ] IF F.PEGIJ REO (TIP.) SiJiTA£.LE B£A.�-NS SOL (PPP_) 9-11TAELE DE+1PF a SCt L (D?.) SINGLE-FAMILY RAMBLE NOT FOR CONSTRUCTION Latest Revision Date; 11/22/13 rd T.S. c]i22iFTPazdx Dares 11/22/13 shy 8 OF 8 >�pared for. Pleasant geek PIG - 1C Hovnanian Homes of Minnesota, UL.0 Farms, 5th Add. Details a �� i�Irldl� 1�i'CJl lirhites�rliter Drive, Suite 120 hii netonka, Mn 5343 Otsego, ]iirtnesota