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ITEM 4.1 Wildflower Meadows0 ots,Y.F O MINNESOTA V DEPARTMENT INFORMATION Request for City Council Action ORIGINATING DEPARTMENT: REQUESTOR: MEETING DATE: Planning City Planner Licht 27 April 2015 PRESENTER(s): REVIEWED BY: ITEM #: City Planner Licht City Administrator Johnson 4.1— Wildflower Meadows 4th AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends approval of the Wildflower Meadows Preliminary Plat/PUD-CUP and Final Plat, development agreement and vacation of public right-of-way. ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED? Yes. Held by Planning Commission 20 April 2015. BACKGROUND/JUSTIFICATION: Meridian Land Company has submitted application to develop nine detached townhouse dwelling units within the Wildflower Meadows subdivision abutting the north side of 72nd Street and west of the City park property. The subject site was approved for development of 34 townhouse dwelling units with the original Wildflower Meadows preliminary plat and PUD -CUP approved by the City Council on 13 March 2006. The application includes a preliminary plat/PUD-CUP and final plat. The Planning Commission considered these applications at a public hearing at their meeting on 3 February 2014. Mr. Rick Murray of Meridian Land Company was present as the applicant. Several residents of the townhouse dwelling units to the south of the subject site attended the public hearing. Their questions included timing for construction of the City's neighborhood park and anticipated cost for the proposed dwelling units. These questions were addressed by City staff and the developer, respectively. The Planning Commission had no concerns with the project as presented or with the overall subdivision. The public hearing was closed and the Planning Commission voted 6-0 to recommend approval. Findings of fact consistent with the Planning Commission recommendation are attached. The City Attorney has also drafted a development contract for consideration by the City Council. SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE A. Planning Report dated 16 April 2015 B. Engineering Review dated April 14, 2015 C. Findings of Fact D. Resolution 2015-21 approving a Development Agreement for Wildflower Meadows 4th Addition E. Development Agreement POSSIBLE MOTION Please word motion as you would like it to appear in the minutes. Motion to approve the Preliminary Plat/PUD-CUP and Final Plat for Wildflower Meadows 4th Addition as outlined in the Findings of Fact and Decision as presented and adopt Resolution 2015-21 approving a Development Agreement. BUDGET INFORMATION FUNDING: NA ACTION TAKEN BUDGETED: ❑ YES ❑ NO ❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes) COMMENTS: TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPCP Plan ningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 16 April 2015 ACTION DATE: 5 May 2015 RE: Otsego — Wildflower Meadows; 4th Addition TPC FILE: 101.02 BACKGROUND Meridian Land Company has submitted application to develop nine detached townhouse dwelling units within the Wildflower Meadows subdivision abutting the north side of 72nd Street and west of the City park property. The subject site was approved for development of 34 townhouse dwelling units with the original Wildflower Meadows preliminary plat and PUD -CUP approved by the City Council on 13 March 2006. The application includes a preliminary plat/PUD-CUP and final plat. A public hearing has been noticed for the Planning Commission meeting on 20 April 2015 to consider the application. Exhibits: A. Site Location B. 2006 Wildflower Meadows preliminary plat C. WFM 4th Addition Preliminary Plat, Street and Utility Construction Plans D. Final Plat E. Building Elevations ANALYSIS Comprehensive Plan. The subject site is guided by the 2012 Comprehensive Plan for Medium/High Density Residential uses reflecting the townhouse development approved with the original Wildflower Meadows preliminary plat. Changing the unit type from townhomes to detached townhomes with a significant decrease in density has no negative effect on City infrastructure. The proposed detached townhomes also provide an alternative to traditional single family dwellings, currently in high demand in the market, that expands housing choices within Wildflower Meadows and the City's overall housing supply consistent with the goals of the Comprehensive Plan. Zoning. The subject site is zoned R-6, Medium Density Residential District. Detached townhomes are a permitted use within the R-6 District. A PUD -CUP was approved with the Wildflower Meadows preliminary plat to allow development of the townhouse dwelling units within the subdivision on unit and base lots, which is how the detached townhouses are also to be developed. The PUD -CUP is to be considered based upon (but not limited to) the criteria outlined in Section 20-4-21, which are addressed within this report. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Surrounding Land Use. The subject site is surrounded by the existing and planned land uses shown below. The proposed detached townhouses provide for a transition between the future commercial land uses to the west and single family lots within Wildflower Meadows to the east. The detached townhouses are also separated from the single family lots by a high pressure natural gas line easement bisecting the neighborhood and the City park. The proposed detached townhouses will be compatible with the land uses in the area. Direction Land Use Plan Zoning Map Existing Use West Commercial A-1 District Undeveloped Wetland North LD Residential R-6 District Single family Mobile Home Park East LD Residential R-6 District Park South M/HD Residential R-7 District Townhouse 2 Building Plans. The developer has submitted elevations and floor plans for the proposed detached townhouse buildings. The dwelling units are single story buildings without basements, measuring 1,346 square feet in area having two bedrooms. Each dwelling unit will have a 440 square foot two car attached garage that has 200 square feet of storage space above the vehicle stalls. The exterior materials are not specified but the front elevation illustrates horizontal lap siding over a brick/stone wainscoting. The materials are not specified for the side or rear elevations, but City staff recommends that brick/stone wainscoting also be installed along the side of the garage on the "right" elevation to the dwelling entrance consistent with the requirements for other townhouse and detached townhouse buildings in the City. Landscape Plan. The developer must prepare a landscape plan for the proposed 4th Addition. The landscape plan should include planting of boulevard trees along 72"d Street, significant plantings of evergreen trees along the west side of the base lot to provide screening of the traffic on TH 101 and future commercial uses, additional screening on the east side of the base lot to buffer the activity at the City park, trees in the rear yards and foundation plantings. The landscape plan is subject to review and approval of the Zoning Administrator and a security is to be included in the development agreement for installation and warranty. Streets. The proposed detached townhouses will all be accessed from 72nd Street. The developer will be required to remove the two existing curb cuts that were constructed for private drives to access the townhouse dwellings with the original preliminary plat approval. Changes to the Wildflower Meadows site design approved with the final plat for the Wildflower Meadows 2nd and 3rd Additions has altered the street layout for the neighborhood. Existing access to the neighborhood is provided via Quenroe Avenue to CSAH 37 and Quigley Avenue to CSAH 42. Additional access will be provided by extension of 72nd Street to the west to intersect CSAH 37 at the signalized intersection with the TH 101 entrance/exit ramps east of TH 101 when Riverbend South is final platted and developed. The extension of Queens Avenue to intersect 72nd Street on the west side of the park has been eliminated and provides additional area for the subject site and detached townhomes. Lot Requirements. The area of the subject site is 2.55 acres. There is no minimum lot area established for single family lots within Wildflower Meadows, only minimum lot widths based on the original developer/builders house portfolio. Townhouses are subject to a minimum lot area requirement of 5,000 square feet per dwelling unit. There is 12,342 square feet of lot area per detached townhouse dwelling unit, which exceeds the minimum lot area of the City's R-4, Single Family Residential District lot requirements. Setbacks. The table below indicates required and proposed setbacks within Wildflower Meadows 4th Addition: 72" St West North Park Between Bldgs. Required 25ft. 10ft 20ft. 10ft. I14ft. Proposed 40ft. -- 30ft. 12ft. 1 15ft./10ft. The buildings are setback a greater distance from 72nd Street due to the utility connections needed to be placed in the front yard. The separation between buildings is shown as 15 feet between the dwelling unit portion of the building and 10 feet between the garages so as to provide a site layout where the garages are located adjacent to one another which creates more open space on the dwelling's entrance side of the building. Grading Plan. The developer has submitted grading, drainage and erosion control plans for the proposed detached townhouses. All grading issues are subject to review and approval of the City Engineer. Utility Plan. The developer has submitted a utility plan for connection of the proposed detached townhomes to City sanitary sewer and water utilities. The utility plans are subject to review and approval of the City Engineer. The developer is required to pay utility availability charges for the proposed dwelling units at the time of final plat approval and utility connection charges at the time a building permit is issued for each structure based on the current fee in effect in the City's fee schedule. Easements. The proposed detached townhouses are to be platted in a unit and base lot configuration. The base lot for the proposed townhouses will be platted as Outlot A and is overlaid with drainage and utility easement as required by Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval of the City Engineer. Park and Trail Dedication. Land for a neighborhood park was dedicated with the first final plat of Wildflower Meadows in partial satisfaction of park and trail dedication requirements. The balance of the park dedication requirements is to be met as a proportional cash fee in lieu of land based on the City's current fee schedule. The City has initiated planning for development of the neighborhood park for construction in 2016. The submitted plans illustrate construction of a five foot wide concrete sidewalk along 72nd Street. The sidewalk should be replaced with a 10 foot wide bituminous trail that will be extended by the City into the park and extended to CSAH 37 by Riverbend South. The cost difference between the sidewalk and trail will be credited to the developer's park dedication fees due for this plat. Homeowners Association. Documents establishing a homeowners association must be submitted by the developer to provide for long-term ownership and maintenance of the common outlot. The homeowners association documents are subject to review and approval of the City Attorney. Development Agreement. The City Attorney will draft a development agreement related to the proposed final plat to provide for construction of the project, completion of all public improvements, establishment of required securities and payment of applicable fees. 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. 0 RECOMMENDATION The proposed Wildflower Meadows 4th Addition continues the buildout of the Wildflower Meadows neighborhood and evolution of the original development plans. The proposed detached townhouses respond to current market conditions while being consistent with the City's goals to provide housing options beyond traditional single family dwellings and these homes will be compatible with the existing and planned uses in the area. Our office recommends approval of the applications as outlined below. POSSIBLE MOTIONS A. Motion to approve a Preliminary Plat/PUD-CUP and Final Plat for Wildflower Meadows 4th Addition subject to the following conditions: 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 agreements and payment of applicable utility availability charges to assure the City of timely development. 2. The detached townhouses shall comply with the following setback requirements: 72 nd St North Park Between Bldgs. 40ft. 30ft. 12ft. Dwelling: 15ft. Garage: 10ft. 3. The exterior elevation for the detached townhomes shall include a brick or stone wainscoting along the side of the garage from the front building line to the dwelling entrance. 4. The developer shall submit a landscape plan for planting of boulevard trees along 72nd Street, significant plantings of evergreen trees along the west side of the base lot to provide screening of the traffic on TH 101 and future commercial uses, additional screening on the east side of the base lot to buffer the activity at the City park, trees in the rear yards and foundation plantings, subject to review and approval of the Zoning Administrator. 5. The submitted plans shall be revised to provide a 10 foot wide bituminous trail in place of the illustrated concrete sidewalk, the cost difference of which shall be credited against park dedication fees. 6. Park dedication requirements shall be satisfied as a cash fee in lieu of land upon approval of the final plat in accordance with the formula established with the preliminary plat approval and the current fee in effect at the time of final plat approval, subject to review and approval of the Zoning Administrator. 7. All grading, drainage and erosion control plans are subject to review and approval by the City Engineer. 8. The applicant shall pay applicable utility availability charges upon approval of the final plat and all utility plans are subject to review and approval of the City Engineer. 9. All easements are subject to review and approval of the City Engineer. 10. The developer shall execute a development agreement as drafted by the City Attorney and approved by the City Council. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. C. Motion to table. C. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Rich Murray, Meridian Land Company I 1 Date Created: 4/17/2015 Review No. 1 AH�Icanson �derscm ENGINEERING REVIEW Residential Subdivision for the City of Otsego by Hakanson Anderson Submitted to: Honorable Mayor and City Council cc: Lori Johnson, Administrator Tami Loff, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Rick Murray, Meridian Land Company Paul Cherne, P.E., Pioneer Engineering Reviewed by: Ronald J. Wagner, P.E. Brent M. Larson, P.E. Date: April 14, 2015 Proposed Development: Wildflower Meadows 4a' Addition Street Location A portion of the NW V4 of the SW %4 of S26, T121, R23. of Property: SW of CSAH 42, east of Hwy 101 and north of CSAH 37. Applicant: Meridian Land Company 3600 American Blvd, Suite 750 Bloomington, MN 55431 Developer: Meridian Land Company Owners of Record: Meridian Land Holdings, LLC Purpose: Wildflower Meadows 4a' Addition is a proposed 2.55± acre, 9 lot single-family residential development within the original 82± acres of Wildflower Meadows development in the City of Otsego, Wright County, Minnesota. The proposed development will be served with municipal water, sanitary sewer, storm sewer, and public streets typical of an urban setting. Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of (but not limited to) Health, Minnesota Department of Natural Resources, Minnesota Pollution Control Agency, Wright Soil and Water Conservation District. Permits Required: NPDES, Minnesota Department of Health (water), and (but not limited to) Minnesota Pollution Control Agency (sanitary sewer) TABLE OF CONTENTS INFORMATION AVAILABLE PRELIMINARY PLAT, UTILTIY AND STREET CONSTRUCTION PLANS COVER SHEET EXISTING CONDITIONS PRELIMINARY PLAT SITE AND DEVELOPMENT PLAN DEMOLITION AND GRADING PLAN SANITARY SEWER AND WATERMAIN OTSEGO STANDARD PLATES GRADING DETAILS FINAL PLAT STORM SEWER MANAGMENT OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION PAGE 2 S:\MunicipallAotsego23xxc 2324.041ot2324.04RVW1.doc INFORMATION AVAILABLE Final Plat for Wildflower Meadows 4th Addition, 3/5/15 submittal, by Pioneer Engineering Preliminary Plat, Construction and Grading Plans for Wildflower Meadows 4th Addition, 3/5/15 revision, by Pioneer Engineering Wildflower Meadows Construction Plans for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering Final Grading Plans for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering Storm Sewer Design for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering Inlet Spread Calculations for Pinnacle Crossing, 1/17/06 revision, by Pioneer Engineering Hydrology Report for Pinnacle Crossing, 10/30/06 revision, by Pioneer Engineering Existing Conditions of Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering Preliminary Plat of Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering Preliminary Utility Plan for Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering Preliminary Grading, Drainage & Erosion Control Plan for Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering Phase 1 Environmental Site Assessment, 2/4/04 revision, by Braun Intertec Corp. Geotechnical Report for Pinnacle Crossing, 1/29/04 revision, by Braun Intertec Corp. Wetland Delineation Report for Pinnacle Crossing, 11/6/03 revision, by Pioneer Engineering City of Otsego Engineering Manual Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999 City of Otsego Zoning and Subdivision Ordinances National Wetland Inventory Map, 1991 PAGE 3 S:\MunicipalWotsego23xx\2324.04\ot2324.04RVW1. doc PRELIMINARY PLAT UTILTIY AND STREET CONSTRUCTION COVER SHEET No comments EXISTING CONDITIONS (SHEET 3) 1. Existing zoning classifications for land in and abutting the subdivision. 2. Show location, names, widths of existing streets, buildings, etc within 150' of boundary 3. Show location, size, and elevations of existing sewers, watermain, culverts, and other underground facilities within 150'. 4. Boundary lines of adjoining unsubdivided or subdivided land, identified by name and ownership within 150'. 5. Label 100 year flood elevations for pond to the NW and wetland to the SW. PRELEME NARY PLAT (SHEET 4) 1. Show and label setback lines. SITE AND DEVELOPMENT PLANS (SHEET 5) 1. A temporary cul-de-sac is required at the west end of 72nd Street. The temporary cul-de- sac shall have a minimum radius of 40' and shall have bituminous curb. If the development to the west, which is proposed to be developed soon, is final platted and receives final approval the construction of the temporary cul-de-sac may not be required. 2. The bituminous street shall be saw out and patched the full width of the street near the manhole used to connect to the sanitary sewer. Where curb and gutter is to be removed, the existing bituminous shall be milled 18" wide x 1 1/2" deep along the entire length and patched. - DEMOLITION AND GRADING PLAN (SHEET 6) The existing water and sewer lines stabs being abandoned shall be capped or plugged and the gate valves shall be removed. 2. The storm sewer pipe being abandoned in front of Lot 1 shall be plugged. This shall be called out in the plans. The grading of the rear yards directs nearly all the runoff over the retaining wall at the edge of the gas easement. There is some concern that this might cause erosion or even failure of the retaining wall. PAGE 4 S:1Municipal Wotsego23)cd2324.04\ot2324.04RV W1.doc SANITARY SEWER AND WATERMAIN (SHEET 7) 1. The angle of the proposed sanitary sewer connection to the existing manhole in front of Lot 8, Block 1 is unacceptable as it will potentially hinder flow and cause built up of debris at the bend in the manhole. This issue has been discussed with the developer's engineer and they propose to reverse the flow of the lateral sewer line and connect at the existing manhole in front of Lot 1, Block 1 instead. 2. Relocate or salvage the existing hydrant at the connection near the NE corner of Outlot A. 3. The 900 bend between Lots 7 and 8 shall be made with two 450 bends. 4. The connection to the existing 4" water service stub needs a 6"x 4" reducer called out. DETAILS (SHEETS 8-9) The following Otsego Standard Plates do not apply to this job and should be removed; 308, 500, 707, 408, 409, & 308. 2. Otsego Standard Plate 704 (surmountable curb) is needed. FINAL PLAT A temporary cul-de-sac is required at the west end of 72nd Street. The cul-de-sac shall be covered by an easement. 2. Outlot A is missing the drainage and utility easement coverage shown on the preliminary plat and in the construction plans. STORAIWATER MANAGEMENT The hydrology report and storm sewer design calculations submitted with the original Wildflower Meadows submittal cover this area and were found acceptable. 2. The new NPDES permit requires that the water quality volume of 1" over the new impervious area shall be infiltrated. At the time of construction of the first addition of Wildflower Meadows City Ordinances were more strict and required that %2" of runoff be infiltrated which was achieved. The remaining %2" volume must be infiltrated. a. Per developer's engineer's response to this comment with Wildflower Meadows 3rd Addition, the project is covered by a previously permitted ongoing project. Per the NPDES permit, for Previously Permitted Ongoing Projects "additional permanent treatment required in this reissued permit (which requires the additional infiltration) is not required for previously permitted projects". I am unable to find an Active NDPES Permit for this site or any previous additions. If documentation is provided to verify that this site is covered by a current open NDPES permit the requirement of additional infiltration is not necessary. PAGE 5 S:\MunicipaIXAotsego23xx\2324.04Xot2324.04RVWI.doc OTHER CONSIDERATIONS New laws require all new developments to install locking cluster mailboxes or cluster box units (CBU). The developer shall coordinate the location and model of CBU is with the Postmaster. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above comments being addressed. PAGE 6 S:1Municipal\Aotsego23xx12324.041ot2324.04RV W1.doc 22 Apri 2015 NI N1._:u Tw FINDINGS OF FACT AND DECISION APPLICANT: Meridian Land Holdings LLC APPLICATION: Request for approval of a Preliminary Plat/PUD-CUP and Final Plat for 9 detached townhouses to be known as Wildflower Meadows 4th Addition. CITY COUNCIL MEETING: 27 April 2015 FINDINGS: Based upon review of the application and evidence received, the City Council of the City of Otsego now makes the following findings of fact: A. The legal description of the property is Outlot B, Wildflower Meadows and Outlot A, Wildflower Meadows 3rd Addition, City of Otsego, Wright County, State of Minnesota. B. The subject site is guided by the Comprehensive Plan for low/medium density residential land uses within the East Sewer District. C. The subject site is zoned R-6, Medium Density Residential District. D. The City Council approved a preliminary plat and PUD -CUP for the subject site on 13 March 2006. E. The applicant is proposing a preliminary plat/PUD-CUP and final plat of nine detached townhomes to be known as Wildflower Meadows 4th Addition. F. The Planning Commission and City Council must take into consideration the possible effects of the PUD -CUP with their judgment based upon (but not limited to) the criteria outlined in 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. Finding: The subject site is guided by the 2012 Comprehensive Plan for Medium/High Density Residential uses reflecting the townhouse development approved with the original Wildflower Meadows preliminary plat. Changing the unit type from townhomes to detached townhomes with a significant decrease in density has no negative effect on City infrastructure. The proposed detached townhomes also provide an alternative to traditional single family dwellings, currently in high demand in the market, which expands housing choices within Wildflower Meadows and the City's overall housing supply consistent with the goals of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The subject site is surrounded by the existing and planned land uses shown below. The proposed detached townhouses provide for a transition between the future commercial land uses to the west and single family lots within Wildflower Meadows to the east. The detached townhouses are also separated from the single family lots by a high pressure natural gas line easement bisecting the neighborhood and the City park. The proposed detached townhouses will be compatible with the land uses in the area. Direction Land Use Plan Zoning Map Existing Use West Commercial A-1 District Undeveloped Wetland North LD Residential R-6 District Single family Mobile Home Park East LD Residential R-6 District Park South M/HD Residential I R-7 District Townhouse 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Finding: 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. Finding: Existing access to the neighborhood is provided via Quenroe Avenue to CSAH 37 and Quigley Avenue to CSAH 42. Additional access will be provided by extension of 72"d Street to the west to intersect CSAH 37 at the signalized intersection with the TH 101 entrance%xit ramps east of TH 101 when Riverbend South is final platted and developed. 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 detached townhomes. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Finding: The proposed preliminary plat can be accommodated by existing public services and infrastructure. G. The Planning Report dated 16 April 2015 prepared by the City Planner, The Planning Company LLC, is incorporated herein. H. The Engineering Review dated April 14, 2015 prepared by the City Engineer, Hakanson Anderson Inc., is incorporated herein. The Otsego Planning Commission held a public hearing at their regular meeting on 20 April 2015 to consider the application, preceded by published and mailed notice. Based upon review of the application and evidence received, the Otsego Planning Commission closed the public hearing and recommended by a 6-0 vote that the City Council approve the request based on the aforementioned findings. DECISION: Based on the foregoing information and applicable ordinances, the application is 2 hereby APPROVED subject to the following conditions: 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 agreements and payment of applicable utility availability charges to assure the City of timely development. 2. The detached townhouses shall comply with the following setback requirements: 72 nd St North Park Between Bldgs. 40ft. 30ft. 12ft. Dwelling: 15ft. Garage: 10ft. 3. The exterior elevation for the detached townhomes shall include a brick or stone wainscoting along the side of the garage from the front building line to the dwelling entrance. 4. The developer shall submit a landscape plan for planting of boulevard trees along 72nd Street, significant plantings of evergreen trees along the west side of the base lot to provide screening of the traffic on TH 101 and future commercial uses, additional screening on the east side of the base lot to buffer the activity at the City park, trees in the rear yards and foundation plantings, subject to review and approval of the Zoning Administrator. 5. The submitted plans shall be revised to provide a 10 foot wide bituminous trail in place of the illustrated concrete sidewalk, the cost difference of which shall be credited against park dedication fees. 6. Park dedication requirements shall be satisfied as a cash fee in lieu of land upon approval of the final plat in accordance with the formula established with the preliminary plat approval and the current fee in effect at the time of final plat approval, subject to review and approval of the Zoning Administrator. 7. All grading, drainage and erosion control plans are subject to review and approval by the City Engineer. 8. The applicant shall pay applicable utility availability charges upon approval of the final plat and all utility plans are subject to review and approval of the City Engineer. 9. All easements are subject to review and approval of the City Engineer. 10. The developer shall execute a development agreement as drafted by the City Attorney and approved by the City Council. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 27th day of April, 2015. CITY OF OTSEGO By: Jessica L. Stockamp, Mayor Attest: Tami Loff, City Clerk CITY OF OTSEGO COUNTY OF WRIGHT STATE OF MINNESOTA RESOLUTION NO. 2015-21 RESOLUTION APPROVING DEVELOPERS AGREEMENT WILDFLOWER MEADOWS 4TH ADDITION WHEREAS, Meridian Land Holdings, LLC is seeking approval of a Plat known as WILDFLOWER MEADOWS 4TH ADDITION, and WHEREAS, the approved Plat requires construction of some public improvements and payment of City costs and fees as well as placing certain restrictions on the development; and WHEREAS, those obligations are contained and memorialized in the attached Developers Agreement; and WHEREAS, the Developers Agreement also sets forth the security required to assure satisfactory construction of public improvements and establishes the various remedies available to the City in the event that Developer breaches the terms and conditions of the Agreement. NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Otsego, Wright County, Minnesota as follows; The attached Developers Agreement between the City of Otsego and Meridian Land Holdings, LLC is hereby approved, subject to Staff approved changes. 2. The Mayor and City Clerk are hereby authorized to execute the Developers Agreement on behalf of the City of Otsego. ADOPTED this 27th day of April, 2015 by the City Council of Otsego. MOTION TO ADOPT the Resolution by Council Member and seconded by Council Member IN FAVOR: OPPOSED: CITY OF OTSEGO Jessica Stockamp, Mayor Tami Loff, City Clerk 2 DEVELOPMENT AGREEMENT WILDFLOWER MEADOWS 4TH ADDITION AGREEMENT entered into this day of April, 2015 between the City of Otsego ("City"), a municipal corporation organized under the laws of the State of Minnesota, and Meridian Land Holdings, LLC, a Delaware Limited Liability Company ("Developer"). 1. Request for Plat Approval. The Developer has requested that the City approve a plat entitled WILDFLOWER MEADOWS 4TH ADDITION (referred to in this Agreement as "the Plat") and legally described as follows: Outlot B, WILDFLOWER MEADOWS, according to the Plat on file and of record at the Office of the County Recorder, Wright County, Minnesota. The plat contains nine (9) townhouse dwelling units and 1 outlot. The plat is located within the City's East Sewer District, is zoned R-6, Medium Density Residential District as approved by Ordinance adopted by the City Council on October 11, 1999. The Preliminary Plat and PUD -CUP for WILDFLOWER MEADOWS was approved by the City Council on March 13, 2006. 2. Conditions of Plat Approval. The City hereby approves the plat on condition that the Developer enter into this Agreement, furnish the security required by it, and record the Plat with the Wright County Recorder or Registrar of titles within one hundred (100) days after the City Council approves the final plat. The Developer shall cooperate with the City in recording the Plat and all required additional deeds and documents and providing assurance that the Plat and all required documents have been properly and timely recorded. Any restrictive covenants for the Plat shall be submitted to the City Attorney for approval and shall be recorded prior to sale of any lots within the Plat. 3. Right to Proceed. Within the Plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, storm sewers, water lines, streets, utilities, public or private improvements, or any buildings or structures until all the following conditions have been satisfied: 1) this Agreement has been fully executed by both parties and filed with the City Clerk, and all conditions contained in the Agreement have been met, 2) the necessary security has been received by the City, 3) the Plat and this Agreement have been recorded with the Wright County Recorder's Office, 4) The Developer has initiated and attended a pre -construction meeting with the City Engineer, and 5) the Zoning Administrator has issued a letter that all conditions have been satisfied and that the Developer may proceed; or until such time as approval to commence earlier construction is specifically approved by the City, and Developer has fully complied with all conditions set forth by City staff. 4. Sanitary Sewer Service Allocation. The allocation of sanitary sewer service to the 27 lots within the Plat does not occur until all required security has been posted. 5. Changes in Official Controls. WILDFLOWER MEADOWS 4TH ADDITION is a planned and staged development within the meaning of Minn. Stat. 462.3 58, Subd. 3c, and no amendment to the City's Comprehensive Plan or other Official Controls shall apply to or affect the use, development density, lot size, lot layout, or platting requirements for future phases of WILDFLOWER MEADOWS 4TH ADDITION for a period of five (5) years. Thereafter, notwithstanding anything in this Agreement to the contrary, to the full extent permitted by State law, the City may require compliance with any amendments to the City's Comprehensive Plan, other Official Controls enacted after the date of this Agreement. This provision does not apply to regulations or Official Controls related to park and trail dedication or any fee established by the City chargeable to the Developer for municipal costs arising from said future phases. 6. Development Plans. The Plat shall be developed in accordance with the plans on file at the office of the City Clerk and the conditions stated below. If the plans vary from the written terms of this Agreement, the written terms shall control. The plans are: Plan A Final Plat, WILDFLOWER MEADOWS 4TH ADDITION, dated , 2015 prepared by Pioneer Engineering. Plan B Grading, Drainage, and Erosion Control Plan prepared by Pioneer Engineering and as finally approved by the City Engineer. Plan C Construction Plans for WILDFLOWER MEADOWS 4TH ADDITION, prepared by Pioneer Engineering and as finally approved by the City Engineer. 2 Plan D Specifications for WILDFLOWER MEADOWS 4TH ADDITION, prepared by Pioneer Engineering and as finally approved by the City Engineer. Plan E Landscaping Plan for WILDFLOWER MEADOWS 4TH ADDITION prepared by Pioneer Engineering, and as finally approved by the City Zoning Administrator. 7. Improvements. The Developer shall install and/or pay for the following: A. Streets B. Street lights C. Site grading and ponding D. Underground installation of all utilities E. Sanitary sewer lines F. Water lines G. Storm water management improvements H. Setting of lot and block monuments I. Construction surveying and staking J. Traffic control signs Improvements shall be installed in accordance with City standards, the City Code, and the above -referenced plans that have been furnished to the City and approved by the City Engineer. The Developer shall obtain all necessary permits before proceeding with construction. The City shall provide adequate field inspection personnel to assure acceptable quality control, which will allow certification of the construction work. The City may, when reasonably required to do so, and at the Developer's expense, have one (1) or more City inspectors and a qualified engineer inspect the work. Within thirty (30) days after the completion of the improvements and before all retained security is released, the Developer shall supply the City with a complete set of reproducible "as constructed" and an electronic file of the "as constructed" plans in AutoCAD.DWG file or a .DXF file, all prepared in accordance with City standards. Before the security for the completion of utilities is fully released, iron monuments shall be installed in accordance with Minnesota Statutes 505.02. The Developer's surveyor shall submit a written notice to the City certifying that the monuments are installed following site grading, utility and street construction. 8. Contractors/Subcontractors. City Council members, City employees, and City Planning Commission members, and corporations, partnerships and other entities in which such individuals have greater than a twenty five percent (25%) ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 7 above. 3 9. Permits. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, which may include, but are not limited to: A. Wright County for County Road access and work in County right of way. B. MNDOT for State Highway Access C. MNDOT for work in right of way D. Minnesota Department of Health for watermains E. MPCA NPDES Permit for construction activity F. MPCA for sanitary sewer and hazardous material removal and disposal G. DNR for dewatering H. City of Otsego for building permits I. City of Otsego for sanitary sewer connections J. City of Otsego for retaining walls 10. Dewatering. Due to the variable nature of groundwater levels and stormwater flows, it will be the Developer's and the Developer's contractors and subcontractors responsibility to satisfy themselves with regard to the elevation of groundwater in the area and the level of effort needed to perform dewatering and storm flow routing operations. All dewatering shall be in accordance with all applicable County, State, and Federal rules and regulations. DNR regulations regarding appropriations permits shall be strictly followed. 11. Time of Performance. The Developer shall install all listed improvements by December 31, 2015. The Developer may request an extension of time from the City to be submitted in writing to the City Clerk, for which said extension shall be conditioned upon updating the security posted by Developer to reflect cost increases and the extended completion date. Final wear course placement outside of the above time frame must have the written approval of the City Engineer. The City may impose additional conditions on the extension necessary to ensure performance. 12. Right of Entry. The Developer hereby grants to the City, its agents, employees, officers and contractors an irrevocable right of entry to enter the Plat to perform any and all work and inspections necessary or deemed appropriate by the City during the installation of improvements by Developer or the City, or to make any necessary corrective actions necessary by the City. Except in emergency situations, as defined by the City, the City shall give the developer fifteen (15) business days notice stating the deficiencies and necessary corrections prior to making any corrective action. Said right of entry shall continue until the City finally accepts the improvements and any applicable warranty period has expired. 13. Erosion Control. Prior to initiating site grading, and before any utility construction is commenced or further building permits are issued, the erosion control plan, 4 Plan B, shall be implemented by the Developer and inspected and approved by the City. If the City Engineer determines that it would be unreasonable to require full implementation of the erosion control plan prior to utility construction or issuance of certain building permits, he shall state in writing what construction can take place and what particular building permits can be issued prior to full implementation. The City may impose additional erosion control requirements if, in the opinion of the City Engineer, they would be beneficial. All areas disturbed by the excavation and backfilling operations shall be reseeded forthwith after the completion of the work in that area. If the Developer does not comply with the erosion control plan and schedule or any supplementary instructions, the City may, with reasonable notice, take action as it deems appropriate. 14. Grading Plan. Plat grading shall be in accordance with the approved grading plan, Plan B. The plan shall conform to City specifications and the City Code. Ponds, swales, and ditches shall be constructed on public easements or land owned by the City. Within thirty (3 0) days after completion of grading and before any retained security is fully released, the Developer shall provide the City with an "as built" grading plan including certification by a registered land surveyor or qualified engineer that all ponds, swales, and ditches have been constructed on public easements or land owned by the City. "As built" plans shall include field verified elevations of the following: A. Cross sections of ponds B. Location and elevations of swales and ditches C. Lot corners and house pads Occupancy permits shall not be issued by the Building Official until the grading and drainage plan is certified as set forth above. 15. Clean Up. The Developer shall promptly clean any and all dirt and debris from streets and construction sites in accordance with the City Code resulting from construction work by the Developer, its agents or assigns. 16. Ownership of Improvements. Upon acceptance by the City Council of the work and construction required by this Agreement, improvements lying within public easements and public right-of-way shall become City property without further notice or action. 17. Streets. The Developer agrees to maintain the streets in the Plat until the base course bituminous surfacing has been accepted by the City. Should the City be required to grade the street prior to paving, the cost of such grading shall be paid by the Developer and drawn from the Developer's letter of credit. Should snow plowing be necessary prior to street paving, the Developer shall be responsible for such plowing as may be required by the Streets Supervisor. If, upon the Developer's request, the City agrees to plow the street prior to acceptance, such work will be done upon agreement that the Developer will hold harmless and indemnify the City from any and all liability claims s related to such work and pay all costs associated with that work. Any plowing undertaken by the City will constitute no acceptance or evidence of acceptance of the street(s) in question. Upon final completion of streets and acceptance by the City as a City street rather than a private drive, the Developer shall guarantee to the City for a period of two (2) years that the streets have been constructed to City standards. The warranty period shall not commence until such time as street construction is completed and the streets are accepted as City streets by the City. The two (2) year warranty set forth above commences upon the date on which the City accepts the streets by resolution. 18. Sewage Treatment. No occupancy permit for any building within the plat will be issued by the City unless the Building Official has inspected both the sewer and water connections to the building and has certified that they have been constructed satisfactorily in accordance with City specifications and the City Code. 19. Administrative Fee. A fee for City Administration of this project shall be paid prior to the City executing the plat and this Agreement. Said fee shall be one percent (1%) of the estimated construction costs of the improvements within the plat, or alternatively a minimum fee. The administrative fee for this Plat is $1,500.00 and is contained within the escrow and fees established in Paragraph 28 of this Agreement. This fee is immediately available to the City upon establishment of the escrow. 20. Sewer Availability Fees. Current fees for the provision of sanitary sewer (SAC) are as follows: 9 REC units at $ 2,265.00 per unit or $20,385.00. Sanitary sewer availability fees shall be paid at the time that the final plat is approved. 21. Sewer Connection Fees. Sanitary sewer connection fees are payable at the time of issuance of a building permit. In the event that building permits are issued after the City has increased this fee, the applicable amount due per unit shall be the fee per REC unit in place at the time of application for a building permit. 22. Water Availability Fees. Current fees for the provision of water service (WAC) are as follows: 9 units at $ 1,581.00 per unit or $14,229.00 minus a credit of $5,515.00 for a total fee of $8,714.00. Water availability fees shall be paid at the time that the final plat is approved. 23. Water Connection Fees. Water connection fees are payable at the time of issuance of a building permit. In the event that building permits are issued after the City has increased the hookup fee, the applicable amount due per unit shall be the fee per REC unit in place at the time of application for a building permit. 24. Park and Trail Dedication. The Park and Trail fee is $3,370.00 per lot times 41.7% (includes credit for previously dedicated park land) or $12,647.61 minus an additional credit of $6,520.50 for construction of a 10 foot bituminous trail instead of a four 6 foot concrete sidewalk for a total adjusted fee of $6,127.61. This amount is due and payable at the time of Final Plat approval. 25. Street and Traffic Control Signs. Before the City signs the final plat, the Developer shall pay to the City $750.00 for installation of traffic control signs (stop signs, street signs, dead-end signs). The said amount was calculated as follows: 3 signs at $ 250.00 per sign. Using these funds, the City shall purchase and install the street and traffic control signs. 26. Street Light Construction. The Developer shall pay for the operation and maintenance of the street lights for a period of two (2) years. In order to facilitate payment of payment for operation and maintenance of street lights, the Developer shall submit a fee to be included within the escrow and fees established in Paragraph 27 of this Agreement and is calculated as follows 1 light x $ 2,000.00 per light for a total payment of $2,000.00. The operation and maintenance of the street lights by the City shall not commence until such time as the Plat is accepted by the City and is formally recorded. Street lighting shall conform to adopted City Code. 27. Transportation Infrastructure Cost. Preliminary Plat approval for WILDFLOWER MEADOWS requires payment of 50% Street Access fees calculated as follows; 9 lots at 50% of $1,430.00 per lot fee or $6,435.00. This amount is due and payable at the time of Final Plat approval. 28. City Engineering Administration and Construction Observation, Legal Fees Escrow and City Fees. The Developer shall pay a fee for consulting engineering administration. City engineering administration following approval of the Plat. City engineering administration will include consultation with Developer and its engineer on status or problems regarding the project, monitoring during the warranty period, general administration and processing of requests for reduction in security. Fees for this service shall be the actual amount billed for those services estimated to be three percent (3%) of the estimated construction cost of the improvements to be inspected, assuming normal construction and project scheduling. The Developer shall pay for construction observation performed by the City Engineer. Construction observation shall include part or full time observation, as determined by the City Engineer, of proposed street, sanitary sewer, water and storm drainage construction and will be billed on hourly rates actually required for said inspection estimated to be five percent (5%) of the estimated construction cost of the improvements to be inspected. In the event of prolonged construction or unusual problems, the City will notify the Developer of anticipated cost overruns for engineering administration and observation services. The escrow and fee account shall also include estimated fees for Legal expenses actually incurred, City Administrative Fee (a flat fee due upon execution of this Agreement), Trunk Water and Sewer Access Fees (a flat fee due upon execution of this Agreement), Transportation Infrastructure Costs (a flat fee due upon execution of this Agreement), Park and Trail Dedication Fees (a flat fee due upon execution of this Agreement), Street Light Maintenance and Operation Fee (a flat fee due upon execution of this Agreement) and shall be established as follows: ESCROW AND FEES City Construction Administration and Utility and Street Inspection Fees (estimated 8% of $112,055.00) $ 8,960.00 Legal Fees (estimated, actual billings to be paid) $ 1,500.00 City Administrative Fee $ 1,500.00 Sewer Availability Charge (9 lots x $2,265 per lot) $ 20,385.00 Water Availability Charge (9 lots x $1,581 per lot) Minus 5,515.00 credit $ 8,714.00 Transportation Infrastructure Cost (27 lots x $715 per lot) $ 6,435.00 Park & Trail Dedication Fee $ 6,127.61 Street light maintenance and operation $ 2,000.00 Street & traffic control signs $ 750.00 GIS Data Entry ($100 per 2.55 acres) $ 255.00 TOTAL $ 56,626.61 This escrow amount shall be submitted to the City prior to the City executing the Plat and this Agreement. All administrative and legal fees related to plan review, drafting of this Agreement and any other necessary items shall be paid to the City prior to execution of the Plat and this Agreement. Any amounts for legal and engineering not utilized from this escrow fund shall be returned to the Developer when all improvements have been completed, all financial obligations to the City satisfied, and the required "as constructed" plans have been received by the City. All other amounts listed as flat fees are non-refundable and available immediately for City use when posted. 29. Security. To ensure compliance with the terms of this Agreement, and construction of all public improvements, the Developer shall furnish the City with a cash escrow or other "security" in the amount of $182,693.75 said amount calculated as follows: s Site Grading, Erosion & Sediment Control Sanitary Sewer- Lateral & Trunk Watermain- Lateral & Trunk Storm Sewer- Lateral Streets Engineering and Surveying Construction Services Landscaping TOTAL $ 7,650.00 $ 26,685.00 $ 48,545.00 $ 1,500.00 $ 35,325.00 $ 8,450.00 $ 18,000.00 $ 146,155.00 TOTAL SECURITY REQUIRED ($146,155.00x125%) $182,693.75.00 The issuer and form of the security shall be subject to City approval. The security shall be issued by a banking institution in good standing as determined by the City and approved by the City Administrator. The City shall have the ability to draw on the security at a bank or branch bank located within fifty (50) miles of the City Hall. The security shall be for a term ending June 1, 2016 and shall contain an automatic renewal provision. The City may draw down the security for any violation of the terms of this Agreement, or upon receiving notice of the pending expiration of the security. It shall be the responsibility of the Developer to inform the City at least thirty (30) days prior to expiration of the security of the impending expiration and the status of the project relative to the security and this Agreement. If, for whatever reason, the security lapses prior to complete compliance with this Agreement (other than during any warranty period), the Developer shall immediately provide the City with either an extension of the security or an irrevocable letter of credit of the same amount upon notification of the expiration. If the required improvements are not completed at least thirty (30) days prior to the expiration of the security, the City may also draw down the security. If the security is drawn down the proceeds shall be used to cure any default. Upon receipt of proof satisfactory to the City that work has been completed and financial obligations to the City have been satisfied, with City approval, the security may be reduced from time to time down to $15,009.50 the amount of warranty security. A warranty security in the amount of $15,009.50 shall be posted with the City as set forth in paragraph 33 of this Agreement. Notwithstanding the posting of that warranty security, the security shall not be reduced below ten percent (10%) of the posted security until all improvements have been completed,. all financial obligations to the City satisfied (which includes posting of warranty security), and the required "as built" plans have been received by the City. The intent of this Agreement is that the City shall have access to sufficient security, either security or warranty security, to complete the project and insure warranty on all public improvements at all times. This security amount shall be submitted to the City prior to execution of the Plat and this Agreement. All administrative and legal fees related to plan review, drafting of this Agreement and any other necessary items shall be paid to the City prior to execution of the plat and this Agreement. The security for this Agreement shall be cash or Irrevocable Standby Letter of Credit or acceptable escrow agreement in the amount of $182,693.00 The security shall be deposited with the City and released to make payments to contractors, consultants, City consultants as they are billed. The City will not release the security or any portion of the security until a copy of any billing due and owing has been submitted to and approved by the City and the City Engineer, subject to retention of retainage as set forth above and the appropriate amount for warranty of public improvements. 30. Landscaping. The Developer shall install two (two) trees upon each lot within the Plat of a species approved by the Zoning Administrator. These plantings may not be installed in a public right-of-way. Any security posted for this agreement or prior additions may be used to cure any defects in the event that the Developer, it assigns or successors fails to install landscaping according to this Agreement. Landscaping security to insure compliance with the approved Landscape Plan shall be $18,000.00 to be posted with the City at the time this Agreement is executed. Any trees which can cause a public nuisance or public hazard, such as bug infestation or weak bark, are specifically prohibited. The Developer, Builders or Property Owners (applicant for building permit) in the residential lot area shall sod all front yards within the buildable portion of each lot and shall post any security required by the City to assure landscaping or other items in compliance with the City Code. The Developer, Builder or Property Owner shall provide not less than six (6) inches of topsoil in required front yards or side yards abutting public rights-of-way. Where slopes lie in excess of ten (10) percent, sodding (staked) shall be required. Weather permitting, the trees, grass seed and sod shall be planted before Certificates of Occupancy are issued. All grass seed shall be maintained so that turf is established within one (1) year of planting. If landscaping as required by the City Code and this Agreement is not timely completed, the City may enter the lot or lots, perform the work, and apply any posted security toward the cost. The Developer, it assigns or successors, Builder or Property Owner will provide will provide all trees, grass, seed and sod within the Plat and shall maintain said plantings and warrant them to remain alive, of good quality and disease free for twelve (12) months after planting. Any replacement shall be warranted for twelve (12) months from the time of planting. 10 31. Significant Trees. There are no significant trees within the Plat. The Developer is not required to replace any significant trees. 32. Meters. Meters shall be provided as per City policy. 33. Warranty. The Developer warrants all work required to be performed by it against poor material and faulty workmanship for a period of one (1) year after its completion and acceptance by the City. The amount of posted warranty security for public improvements to be posted by the Developer shall be in the amount of $15,009.50. The amount, has been determined by the City Engineer, and is based upon the costs of the raw materials and labor which would be necessary to correct the most common deficiencies in such public improvements. 34. Claims. The Developer shall pay any subcontractor within ten (10) days of the Developer's receipt of payment by the City for undisputed services provided by the subcontractor. In the event that the City receives claims from labor, materialmen, or others that perform work required by this Agreement, and the sums due them have not been paid, and the laborers, materialmen or others are seeking payment from the City, the Developer hereby authorizes the City to commence an interpleader action pursuant to Rule 22, Minnesota Rules of Civil Procedure for the District Courts, to draw upon the letters of credit in an amount up to one hundred twenty-five percent (125%) of the claims) and deposit the funds in compliance with the Rule, and upon such deposit, the Developer shall release, discharge, and dismiss the City from any further proceedings as it pertains to the letters of credit deposited with the District Court, except that the Court shall retain jurisdiction to determine attorney fees pursuant to this Agreement. In the event that the Developer desires to make a cash deposit instead of drawing down the letter of credit if a claim is made as stated above, they shall immediately notify the City of this intent at the time the claim is made and shall delivery one hundred twenty-five percent (125%) of the claim to the City within ten (10) days of such notice in the form of cash or certified check. 35. Restrictions. The following restrictions apply to the property and all lots thereon shall be held, sold, and conveyed subject to the following conditions and restrictions, which are for the purpose of protecting the value and desirability of the plat and insuring that all conditions imposed by the City in this Agreement are properly recorded against the property. Said conditions shall run with the real property and be binding on all parties having a right, title or interest in the plat or any part thereof, their heirs, executors, representatives, successors and assigns: None. 36. Responsibility for Costs. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by them or the City in conjunction with the development of 11 the Plat, including, but not limited to, legal, planning, engineering, and inspection expenses incurred in connection with development of said Plat, the preparation of this Agreement, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. B. The Developer shall hold the City and its officers and employees harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from Plat development. The Developer shall indemnify the City and its officers and employees for all costs, damages or expenses which the City may pay or incur in consequence of such claims, including attorney's fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Agreement, including engineering fees, attorney's fees, and costs and disbursements. D. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Agreement within thirty (30) days after receipt. If the bills are not paid on time, the City may halt all plat development work and construction, including but not limited to the issuance of building permits for lots which the Developers may or may not have sold, until all bills are paid in full. Claims not paid within thirty (30) days shall accrue interest at the rate of twelve percent (12%) per year. 37. Developer's Default. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the City may then draw down the security established in Paragraph 17 to pay for any work undertaken, provided the Developer is first given notice of the work in default, not less than seven (7) days in advance. This notice provision does not apply if the work performed by the City or its contractors is of an emergency nature, as determined at the sole discretion of the city. Should such emergency work be required the City will make all reasonable efforts to notify the Developer as soon as possible. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part pursuant to any applicable statutes or ordinances. 38. Miscellaneous. A. The Developer represents to the City that the plat complies with all City, County, State, and Federal laws and regulations, including but not limited to, Subdivision Ordinances, Zoning Ordinances, and environmental regulations except where specifically excluded by this agreement. If the City determines that the Plat does not comply, the 12 City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City's demand, the Developer shall cease work until there is compliance. B. Third parties shall have no recourse against the City under this Agreement. C. Breach of any of the terms of this Agreement by the Developer shall be grounds for denial or revocation of building permits. D. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Agreement is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Agreement. E. If building permits are issued by the City prior to the completion and acceptance of public improvements, the Developer shall assume all liability for the costs resulting in any delay in completion of public improvements and damage to any public improvements caused by the City, the Developer, its contractors, subcontractors, materialmen, employees, agents, or third parties. No one may occupy a building for which a building permit is issued on either a temporary or permanent basis until the streets needed for access have been paved with a bituminous surface, unless a specific exception is approved by the City. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Agreement shall not be a waiver or release. G. This Agreement shall run with the land, shall be recorded against the title to the property and all properties therein established by the Plat, and shall be binding on all parties having any right, title or interests in this phase of the plat or any part thereof, their heirs, successors, and assigns. After the Developer has completed the work required of them under this Agreement as set forth in Section 8, at the Developer's request, the City will execute and deliver to the Developers a release or partial release (s) of this Agreement. H. The Developer shall take out and maintain until one (1) year after the City has accepted the public improvements, public liability and property damage insurance covering personal injury, including death, and any claims for property damage which may arise out of the 13 Developer's work or the work of their subcontractors or by one directly or indirectly employed by any of them. Limits for bodily injury and death shall not be less than $500,000.00 for one person and $1,000,000.00 for each occurrence; limits for property damage shall be not less than $200,000.00 for each occurrence. The City shall be named as an additional named insured on said policy, and the Developer shall file a copy of the insurance coverage with the City prior to the City issuing further building permits. I. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. J. The Developer shall pay for all local costs related to drainage improvements required to complete the construction according to the plans and conditions that are a part of this Agreement. K. Should development of the plat proceed at a pace slower than anticipated, and for that reason, specific terms of this agreement become onerous or unduly burdensome to the Developers, upon his/her application, the City will enter into negotiations regarding those specific terms and shall not unreasonably withhold consent to appropriate changes in the terms of this Agreement. L. The Developer shall demonstrate and maintain compliance with the 1991 Wetland Conservation Act. M. The Developer shall be responsible for all on site drainage as well as for any affects that their actions may have on adjoining properties. Specifically, the Developer shall maintain existing drainage tiles on site, and shall be responsible for any and all drainage problems related to either the site drainage tiles or problems with on-site drainage facilities to be constructed in accordance with this agreement and plat approval. 39. Previous Developer's Agreement. Upon execution of this Agreement, Developer shall be released from the terms and conditions of that Developer's Agreement for WILDFLOWER MEADOWS related to the portion of WILDFLOWER MEADOWS being platted as WILDFLOWER MEADOWS 4TH ADDITION. 14 40. Notices. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, their employees or agents, or mailed to the Developer by registered mail at the following address: Meridian Land Holdings, LLC, Attention: Glen A. McCabe, Vice President, 3600 American Blvd. West, # 750, Minneapolis, MN 55431. Notice to the City shall be in writing and shall be either hand delivered to the City Clerk at the following address: City of Otsego, City Hall, 13400 90th Street NE, Otsego, MN 55330, Attention: City Clerk. CITY OF OTSEGO M Jessica Stockamp, Mayor Tami Loff, City Clerk DEVELOPER MERIDIAN LAND HOLDINGS, LLC STATE OF MINNESOTA ) ss. COUNTY OF WRIGHT ) WA Glen A. McCabe Its: Vice President The foregoing instrument was acknowledged before me this day of 2015, by Jessica Stockamp, Mayor and by Tami Loff, City Clerk, of the City Otsego, a Minnesota municipal corporation, on behalf of the City and pursuant to the authority of the City Council. 15 Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of 2015, by Glen A. McCabe the Vice President, of Meridian Land Holdings, LLC a Delaware limited liability company, with authority and on behalf of the company. DRAFTED BY: MACARTHUR LAW OFFICE, LLC 3601 Thurston Avenue North Suite 103 Anoka, MN 55303 (763)231-5850 16 Notary Public 10 T 1EADOW sm. wilaff am I'M ga VERr-�� CIIE MOWER MANY ��Jn MWMKM WILDFLOWER MEADOWS 4TH ADDITION PRELIMINARY PLAT UTILITY & STREET CONSTRUCTION PLANS OTSEGO, MINNESOTA LOCATION MAP NOT TO MO F o� u z air _ a 72Nd ET SITE J� 7aM $lEFft NB �1 SECTION 26, TO6YJSHIP 121, RANGE 23 KICHT COUNTY, 0NESCTA. LOCAUoNMAP 00 YS� Gp9PNlG SCAM IN FEET SHEET INDEX 1, COVER SHEET 2. LEGEND 3. EXISTING CONDITIONS 4. PRELBOARY PLAT 5. SITE & DEVELOPMENT PLAN PLAN 6. DEMOLITION, GRADING AND EROSION CONTROLPLAN 7. UTILITIES PLAN -9.OTSEGO STANDARD PLATES 10, GRADING DETAILS L1, LANDSCAPE PLAN BENCH M M faaa ° ITR DATUM ur smvaNre� nEv<L noN1'ACT APPROVED FOR CONS RUCT'ON I'mar to any momfion the contractor shall Yodfy the "� locatior, of all underground utille°. WARNING! Coll 48 Hours 6ePore digging uNGEECNouNo NUE °' Ana au€91GAN a w. �o By; COPHEN STATE ONE CALL CALL n6CI E MNG TOP NUT M ANT UEMER 9WaMINC@N, MN r>S4a1 Ronald I wogna, P.E, City 591l City d Map Lor a e o swce 2 (9521 399-4692 Twin C'ty Area (651) 454-0002 wma. uuno. woo DATE. Yn. Tol Free 1-600-252-1166 PISNEERgveering sal7FAaLrvsUri, , ,.u;�� L6sp6at-914 0'o- oU¢, m ,wi .n�: � :;eFZ a w COVER SHEET MERIDI� L9D3Ca2eA Ili WILDFLOWERMEADOWNHADD. 1 of 10 Madolnliri t,IM'SipEn Fw 611W saW gw¢ .,.-� PN www,p:wcm.dadeLr�tliM SmtlXmc, s 1�d m<ouau ?1aaAlINGR18,MPitlESJLA5S931 OISEaa, 6aIN7G50y9 TOPOGRAPHIC SYMBOLS ABBRENA"IONS B GRN BO ® CATCH BARN BESUPW g NLA m scn0e A ALGERAIC DIFFERENCE IN SATE VAM BV PUTTERFLY VALVE d HYDRANT ANP BEST MANAAEM24T PRACTICE AY MATER SERVICE q OPER LINE T TATER WELL CO CATCHBASIN A. MDNIIRBINc WELL COMH CATCHBAAN MANHOLE 8 amm CTAP GORAUCAIED METAL PIPE 9 n ROUE CO CLEAN CLT 0 Narxut mNd 7PAM SAMTARr DA staBN TS CURE STOP Q GANITARY DR STORM AAI'M BIP CIJI R PIPE uNW SP NITER vett OT CRNN➢LE LAWN ¢ANNNA VAAn EL/ELEV ELEVARWg IX BASTING UTU � FES FLARED EYU SECTION fi TRAYSFnam BAN F-F FAC: TO FACE M Ram orm PDX FM FORSMAIN 1 u61Nt BDK GB GRACE BEAK NATURAL GBS HERE CM CROUNT r} JUHT Pxt CV GAT_ VALVE 3NNWLWE HP HIGH POUT © mmNNxE RTI HYD HYDRANT U GBIE ADH I NL DIVE WATER LEVEL NV CURVE 8 GaT IRM ImluumT K CURVE COEFFICIENT FA,WD ROY PIPE L LENGTH JUDI Tum uux LF LOWEST FLOfA7 LO LOWEST 0 PK NAL LO L➢RT_ST OPENING ® C—PORT LP UCUIC PETROLEUM I 5PXE LP LON POINT '} IAA FW MH NAWOLE 0 M NNE PC POINT OF CURV47LEE ® NN•nDX FCC 00N4WN0 CARIE p sm PI POINT OF INTERSECEON ZF a eaLARD C PROPERTY U HE T 19FMAJIM POST PRC POINT OF REUSE LARVA NRE PVT POINT OF TANGENCY DUC Ia TREE PVC POINT OF VERTICAL CURVATURE PVC PCLYYINYL COME PIPE WNI6m us MILL PYI POINT OF VERih:AL INTERSECTION R RAO'US Q SRRIB / BUSH R RAMBLER RCP REWORDED CONCRETE FIFE A/W RICHT OFF WAY SM SANITARY SEWER STA STATION STEM STORM SEWER SMPP SHAM WATER POLLUTION PROTECTION RAN TNH Tial NUT nPANT rYP TYPICAL MM WATER MAIN WO WALKOUT EROSION & SEDIMENT CONTROL LOT INFORMATION mean snx m a ran ................ STANDARD EROSION CONTROL ■ 1111 1 1 1 11 N HEAVY-DUTY EROSION CONTROL QOOOOOOOOM SECONDARY EROSION CONTROL FENCE pWNACEq MnUTY,`S'v ______-29.0 FA9CMENT co O00000 0006 ER090N CONTROL AT BACK OF CURS. FlNISCEO GiIXIV) j DLD:K Na. nd O j „-�;- TREE FENCE EOWEST FLOOR 7 LOT xn IF91 1®J CATCH RAIN TIBET PROTECTION CEvanon Vhd1 ^ STRAW AIB ROLLS HousE hP=.s 51.5 A —NAM93 DP SPIT FAIRY NUMSER OF STEPS - LO-iAVB.m .T DR SILT �„ ROCK BERN IF PEWREG) ENMI'rvnuwur SUMPETJ RIP RAP PERMANENT WC -4AI O RA ENERGY DISSIPATER slRA6_pEvanoN ISTEP g �PILF IX>RY mKWM�Cm I . - A an GRACE BISMANC9 LCCA13 GARAGE see FlNIGYL77 EIEYh11LN vv000000v GRAVEL GOY5IRHLRL5V ENTRANCE 1IGT [ERVEN---------� �i5 3.5 CTEMPORARY OUTLET FLOATING SKI (SKEET _—_—_ BASIN ACCESS 8% SLOPE MAX. CURB LEGEND B.15 =TOP OF GURU ELF�RON 4+.611 FOR SURNOUNTAR CURB S L0. = TOP OF CURB FLFV470N 'ss,51 7 CCWEFTMLOLT ILL CURB CCG52 ' FOR %CURO L:VAION PRE a&4G56O BBICURB SELECT jBP CUT SUTTER) = BITUMINOUS pLVAlION PI$NEER4nIx6I T 1�119b „ 5 J MEMMLANDCOMPANY VLDFLOWERMEADOWSEITHADD. 342EvxcpiDnn zBD.Ym1 "r�=•'�', F ,ay. LEGEND -&Awl XyD. Q:sI:Do,AmGrBmrA 2 xe 10 MankxxxNnP,6N55110 WI*'PUnmmggov wMrt.tr .u9+vdelx Xaxx _I5a9 m•u ov++ yAW BLOOM1WNnloN,MNFNSuI`ASi431 LEGEND UTI I UNES EKIS'ANC PPOp05@ SBF E nGSCRIPRON � 0 SANITARY MANHOLE SANITARY SElEP, (SANITARY A WAIERMNN PLANS] SANITARY SEAFR (STORM SEVEN PIANS) —�,— -rr FOACe MAIN HYDRANT � jA pj GATE VALVE N N ) REDUCER g 1J CURB SNP Wh1ERMA!N (SANITARY iR WAlUA1WN PLANS) WATERMA!N (STORM SEWER PLANS) CAII%I BASH ® � BEEHIVE � ! STORM MANHOLE n p ® FLARED END SECTION � ® ® CONIAOL STRUCTURE BYOFN SEWER (SANITARY d WAIFAMAIN PUNS) 910FN SEWER (STORM SEVER PLANS) CULVERT __--_--.....-—PmE—PUn— —PssE—PERF— PEPFORAIEO GRWNRLE ____------ —o6—DT— � - -oTm— 50W DRAINRIE SEANCE __,-���-- �CASING UNOERC80AIC ELECTRIC UNE uuorR�a'mo %BEA oanc u� UNOFRIAOJNO GAS FELINE —petm— —qL.v —gtrv— UNDERlRtO1ND PEIROIEIY,I %P0.NF —L—l— UNOEACAOAdO TELEPHONE LINES UNOERl80W0 1ELENSION UNE _��,rv— ��,•— ' —�9�A— a4EAnEAo unLrr LINES LINES WS1NC — ��-- PRIDE nsRRIPNCN _ AURNOL'NTAfiLE W,1B & LLIIFA _ B-5'YL: CLFB h GUTTER RIBBON CORA & CUTTER ,...�...�.r- ............_..,,,,-'..=' EDGE OF BINMNOUS �������� ..... � 11110W PAVEMENT STtlPING (SINCIE/OO11BLEj WHNE PAVEMENT STRIPING (SINOIEJOOl9LEf nl ®®� 639 aM PHASE JNE - - - — CEEVIERUNE Y CONTOUR WE 10' CONTOUR UNE ---_____-- - I'oNOOLITTETunE Patio HIGH WATER UNE moao9Ro sfor ELEYARory EMERGEYCY OVERFLOW maINAGE FtGw ATNow pE11NEATEC /PROPOSED WETLAND UNE —9uxm——9AYrtR— emPEA— NEIUWO BUFFER iYYY�'�"n"/Y /YyyyYVy1'} ^�"!V`iYY'!l IRFf WE �glgA� —iCw� ­.— FEMA Fl000RAN BCINOPAY ................. .... RETARDING WALL —K—y— —11— —%—N— fF1gCE (AMAFA WIRE) —I-1— FENCE (CHAIN WN) —ou— —�--N— —[r—N— FENCE (Wtw1 CONSERVATION ALMA SON! W WETIANO BUFFER SIGN TYPE III BARRICADE T� UCH' POLE 4 + STREET BIONS x ` PEDESIAIAN -RAMP � 4Y INS IXISPNG PROF���J EUNM�— 7�AI�ON BOUNDARY flIGHi OF WAY _ LOT UNE ____� _____ ___ _______ EASEMENT -- _F-.___ _____ ___.___._______ SET BACK UNE __-,_�_-____---------- SECTON UNE RESRIC)FD ACC HATCH PATTERNS GRAVEL SLR ACE � WERAM 0 P 0 R'AANB UPLAND EUFFR BITUMINOUS SUR-ACE V p P 4 9 CONCRETE SURFACE WEIIAND MITIGATION P RAP � pUM1PNENi NP,F AFSt0AAA0N SELECT BACOIU. NAIFANL I PERMANENT WET BASIN SEEDING EF0510N CONTROL BI+4NNET NNP NST, i�N "I UPLWO/NATURK AREA SEEDING 9r06P..'I NNOOY CATEGORY PER PIAN 9r06P..'I PINEEReyoeerivg 2472AnO.OMeNM wnmrnres u(rd116B41SN NmnWleXei k,M194))19] F. 604118 wwvpwreangcs, ®�ISnxa:ElOrbs4PA fes\ 1111 i i ✓ / J 1 � (✓ � � i i I 'd ,k 1 e`1 = I�W 7f /� 4 ! ` i k1ght County, ml so;o v nn ,l,�p dIc-2 y r l VIV IVVIVIr1L1\ I ,,,lr- n.l �>Ex”, v � 1 ;' F 1 P �I I I `I I hna hlv elnfl Lr YlUIV1 LOCAT ON MAP 1 �vIVUVI4IIl \011, Wit. r-��;r6fip Llr-nFaxriul,^ 1 � !" 'L i i \sly ly t_IJ L.V Mr LII IVLIUVYL.. q 91 /r rVV j ---- �Gugm emllcy �snr me -r PennNs Olt? VOh oemle 6d'l aow 1' l Il �,. ce�ms e,ma,ym„e id.�a:„: ane � orn.� n.mal qs mekr t oereNf uptlm9mmO kl5tl°"arvn d pe„otn I'ght P*om.el., e.a�mmn ekm:k c.: N` n 1 QJ LOT i B B Rm,ebe o.kh 5:* gmeks.'&E , Ee. g omm<, "..etl.-e p �m�lee a, �!/N� t,�-�,� C t i) 11 � /� PI ,1„iO QIi`• *' I C `589°28`44'E_ �, 11 �a&5.81 I I � 1✓!41 a wi-Rq � ✓ � ;. � � S 1� u '� N'i9 T' via �� .� w ! s.o!e� i�� I V�E- ;. p 1 I f+AMI: ,h y_VrrC. �N 4 PINEEReyoeerivg 2472AnO.OMeNM wnmrnres u(rd116B41SN NmnWleXei k,M194))19] F. 604118 wwvpwreangcs, ®�ISnxa:ElOrbs4PA fes\ FOM ULSCR TION FOR PRIU919REPURPO5E5 ONLY WWI: O WLORO'NER 61FWOW5 dg tote recordee plot ✓ / J 1 � (✓ � � i i I 'd ,k 1 e`1 = I�W 7f /� 4 ! ` i k1ght County, ml so;o v nn ,l,�p dIc-2 y r l VIV IVVIVIr1L1\ I ,,,lr- n.l �>Ex”, v � 1 ;' o otaa�mm�= w omomlgolevarc �I I -IOIH 9i, NE SECTION 25, TOP, 121, RGE 25 I hna hlv elnfl Lr YlUIV1 LOCAT ON MAP 1 �vIVUVI4IIl p D—n —hde 4.,r qm lnemes —-rCseler nx Bne Q eeno;o son ryveWm meNde ---- �Gugm emllcy �snr me -r PennNs Olt? 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VOh oemle 6d'l aow �,. ce�ms e,ma,ym„e id.�a:„: ane � orn.� n.mal qs mekr t oereNf uptlm9mmO kl5tl°"arvn d pe„otn I'ght P*om.el., e.a�mmn ekm:k c.: N` s—o�e.lw::.dmgmr.a qm rcnc p cm:elr=mmtie•. eo. B Rm,ebe o.kh 5:* gmeks.'&E , Ee. g omm<, "..etl.-e p �m�lee a, W {i 69 73 /wll� AP it 6':R[i1 9�-I m — � I vI� IVUIYIL�L I, le_ r Irw nn n161r�. YYIL.vi �y I �J�.nvvwrJ ---,_--`— —�I I`nhlnNdlF li nl U�iIVU'JIV'N vlVlVl 1611 n[IL U6YAYIL V IV^Ir I UIyhL.: IYIL-U i HINEER4ne6ng 1QlIs'elAi�e ��� (651)613 1914 ��� Hew MIR 550D Fw:6HIAk6 aw.pmew5,ron NTH Si. I SFCTIOrr, 25, TWP. 121, ReE. 23 LOCATION MAP No SCALE w Is C �o Sxle In Feet ECAC DESCRIPTION FOR FREJJNARY PURPOSES ONLY lit B, WLEFLOWLR MEADOWS —,d.g b ;he retarded pt Inst(, Wright C-4 Mir -W end WIl't A, 6Y-CFLOWTR MVDOW5 3R0 ADDITION, —4q to the remrde, plat hereof, Wright C.,Iy, M!coesot,. TOTAL CROSS AREA I 255 ACRES TOTAL LCT AREA 11.9 ACRES ADMEER OF LOIS 9 LARGEST LOT 5,a13 50, FT. MyALESf LOT 4,585 91, Fi, ANERALE LOT 5,027 N0. Ff. NUMBER OF OOAATS I DOTAL OU'TLOT AREA 151 ACRES TOTAL IBOAT OF WAY AREA D ACRES CROSS OELSfIY 153 LOTS/ACRE XEf X197, (EXgUOE' "ll"J B95 LOTS/ACRE ZIIMIAO A6 TYPICAL STREET SECTION 72ND STREET -(WEB" OF OUENRDE AV(E) WITH FARING DAY � 1M } =J Ear nwzN �i 2 I w�uIWYN a. vr�m vmrx �TKz &alvV°I� � PPMNFNi YG'�4N LE6ros, wavamu 1=m•�ers - wrr �'-tazi. � Nr EN. POND 200 II r 1 9 N.W.L = 870.0 I / 2 YR. H.W.L. = 871.4 D LCr F F16R NI�AY MERI9AN LANC C0. 7800 AMFA104N ALU0. A15A SLOOMINGifN. MN 5549 (952) 54fi-4654 HOUSE TYPE LEGEND SOC = SLAB ON GRADE R = RAMBL-R LO = LOOKOLT WO = 'NALKOL T = 1' -STEP = r -STEP f % D 200 N.W.L =814.0 2 YR. H.W.L. = 871.4 0 YR. H.W.L = 872.7 ;i r I00 YR. H.W.L = 874.31 E.U. ELEV. = 8143 / i ff q//fa OUTLOT A 9 OASEME AME URUT" I q FAS&ENT OVER Au OF OUTLOT A •+ 599.5 899.E f e� 9Tryw is 5 4 I SOG GCiG `�n� S ,.•se7.o eal.o -7.0fli 5 e SOG SOG 9 y / fa z 9 8 gOG SdG 1 S 8 � SOG" SDG aa5 Ras - 500 SOG j6 p i SOG m 500 a I 5 sso � � �' i 97A a i 5 'ONCRT SIDEWALK C �✓ ��. 4, ,z�,: xa 12 UNIT Cl US -E2 MNLDDK "INSTALL WW SURMGU4TA31E I G CCN.kE'E (DRB NSD GU7F.R FRCM 12.63 TO 23-14 MSTCI ENSTING EI MINCUS O 25 50 JaD EILPA7CN, PATCH BITUMINOUS I � O 2� SITE PLN DEVELOPMENT PLAN 91 NO 5A FEET BENCH NARK GRAPEAC SCALE LN ENT N a -1Am; 7 NMT HYDRANT LEIDFIII LWT I A 2 D.D. z WURCAFR MEMMYN w1 a-aeaae W NIR 5YJ1Mf DCRmI IDL 1 d 9 RLn, IMCFLD5F11 MG1GXi u'n R�leset PINEE 4nee Tvg IN a , �,�1°.°L m x : o oa MI IAN LAND COMPA Y WILDROWERMEADOWS 4TIIADD. (651,611-1114 W°, 141E 5m°pnse➢o w.�lx� < ,d°N7 �b.iml ro ..,,. �,,� �,Y.4N SITE AND DEVELOPMI;NTPLANS �1A5LNGNaY51. 5 10 IN 'om NdoI,,A9E 55140 !A".inu�a. �•� 9LOOMMIGTON.MLYNESUTA L%L 019eW,MG&FSOTA mM'.P �5°� klru uW,9tsd[fwu &WYE 1 Ulna 1wn SAN X. PD i t I 1 EA POND 200 NXI = 870.0 II I • �I, �. i 1 UL = 870.0 r' - r� -. 2YR. HIL -alta tt(�If I 1 'i � 2rR. N.w.L 671.4� 11 j ��� S aro o? aril' 10 1R N RL — B72 7' I 1 i I / r / 1 , ,� 101E HXL 872 7 L I / ! �I Y—' i —`' 100 1R. HIL = 87431 A i 4 r s 100 1R. H.IY.L 8743 I E.O.F. EIEY. = 874 3 / E.0 F. EIEY. = 8743 F �S '— /� .... I �..: .'U71UTY ., /i r � I ' n a '"j �� ♦ � r � / � / I /I q Ep5ENT ALL � r °.gn4TA1„ ! �t� i s 1 v EB3 4; �.6 di i I I ✓ / 1 4 W 7 OUTLOT A i ZA /14 / 4. � % ea REMOVE AND DISP* OF �, T 'Y — _ _ • a°., II EpSTNG f11'0ING AS NEEDED PPF 6RAgNG i 1 1 ...,. /4 i _ v SALVAGE TOP ROW TO I I� - _—� //q� i I ( B985 99 0=98'• RONSTA L AS NEEDED. 5 rsMohe� G STRUCTURE E SOG� Y /4 6 897x0 8970 yl, F97 5 G 9 .I ' i t RE RFAI VE 410 DISPOSE Cf 4 ; I ESTI DRIVEWAY AHON ma i I g': 8 SGG I I t f ; i RE�OVE AAD DISPOSE OP " ; II ill SGG SOG = I 9F D �e o t RENO,VE ANO 41�POSE pF I I FJI�911NCI CONCRFiiE CiNB pNG I II _ � ' 1 8 5 u CmNI �EMISPNC DPJVEiYgY APINIGS - V � J � `•, II � 51 � 7 � t i ' 07.0 '. r `•• I ., -� T 1 glili7 FitCN IA+6 W 23+14 0 x [XI No REMOVE E715GNG CASRNGJ DEMOLITION PLAN PIINEENnemng s LL PIPE iTH SAN PLJG ENO f ROAD CLOSED SON ON TWO TEMPORARY TYPE III EARRII i0 1I BE IN PLACE WO CONSTRUCTON t III ' IS ONGOING N IRE ROADWAY. t{ - A SAWCUi F%IS11NG BITUMINOUS I ,.' F, a ` / F• (65G66t-19L9 IhmN W6Wdmxuxrtpiaq , 64 AY i4ilRolv�,vvDI WNInwPa^�^^mtinll xm Fu.66F9AR ,mxet7eane MmDNoFMep¢,ADISSW wvv.PiM Te4�em m�deV .. qpm v�nA;4u d�smam.v� aq,N, 7iw. _ m•v= IfPiwvFgmavF,PA aD E8 00 Ica " GRAPHIC KATE IN AF �" GRADING AND EROSION o,x'ad xx�.w CONTROLPLAN o^m Naw GRADING PLAN O O` 50 IGD ONAPN:C SCALE IN FEET %_ ITE OM LAND COMPANY I WILDFLOWER MEADOWS 4TH ADD. MMAMWANRLYD, 6 10 9LCCARNGTCN,PTM9TAi54iR NSEfD,MPNEaOiA ®ASP ynuWF,Fn - �Nqo— MEAL RIMM WENE VALVE I BpX INSTALUNDN lull �RH'dRRIN 77 F INTERNAL7C.Pory 5E4 L1e 3TANLdR7D8U7E NR FINEERenoomng Z.M .mr. UPJX BUIERFLY VALVBOX IN'BAAtldilON It" k - iml 14- 1 WP WATER SEER CE DETAIL 9 PLATE NO. no JAFI cu�mvEA FOA DRIVEWAY IP{SraLunoN STANDARD PLATE NO. wr 7,'CS Otsego SIANDAPDxPDUTF N0.Z mox "4", tk S7ANbfiPD STORM MANNOLE z DkTCH -04g 21 W V. 11.10. AMM."MUT PV;N IONIC TEAM WDRANi RRu E—) Ali 117ILLDI%l 4 pAI I IMD I.. -n- -gm sTANDAfiCSTM -ME TI—T m WR VPHhRD PUTS NO. 4o8 Nr WATER '90OF M44HOLF FRAME AND CASTIS •�7 ez � tqx ' Pur ilwq MxN lam u uMAUA[,�, ' ' P'AYIRAN Irenoe..". eeCS: eg aAplip mrwvuwo`� �a4' x ]' CA1CK BA51x { M xs van�l WA dA WM WC 4�4 �uni+t�tt""&pr loth mu xn f wow w1LLuxlrtf GRGP aInYP�aGrEcnGN �+ r s n r�� rtxl:RKeM1L:IiL?tP rr r PI$NEER4,ee,irg rtrt.mw�+ uwrxmc uwnw,w axuErx�Fn k77Ea1cPx'-Wire Wlbsll�l.=911 Mmdoio N6�,tAN 35170 Ea'.IEIA71{ wlrwysovrtu4,era SIDSIWrcEYvevy,ee - , Wsun T"" 9[4Ae rus, v pxwuM Z u1mmip slrurvpa saM+xriWrt VO�a 1RRR1.1IAlCO CONCREii IE LOCK AT 1EP..OUTI A neseio STANMReO➢URC tU. 9 [ Nrl.x mO IIGtl[ IIXGIpllN 5XfF6➢�➢R f� PEIFdOO4 IIII WL SAPS M a sz� I i 0 —A m iol SG:[ SXxl3i l5[F'6+ NR'N.4 0, to rzn fPMr WYMxP m40P 9[YLdt%WIYO a uWusu OF �' WM M` w. ��it[inwlmW O- ifi n'.[ ma: x:l.lx oust a Sar s�oc,K � vr.�cKv I nAlnAerHe T N➢. [ONAER�[iy MrWO OAt[A AIiiiAll �,mv 'slr arose 'urtrYm a1 VSAMIRARDPulm LTEMPORARY UL DE SAC ry T rROAD MAY BE 71 -EXTENDED IN FUTURE all: LL:IGVIC m fA6N WT,MxtONO WF :Ni or a llu+oa>r AL.m-v< IF11PO0.ARY CCI -0E -SAC SIGN � 08� iieNNAR➢ PULE N0. 4, m w x 806 e:�iW,er". �M ues raxe,.,o luml xavnxv Amur na�"�' WOOL AIBEB [ ANKFE IFAIIAIMN CN LCX SLOPE a�(� " 5rPN0AR5� TE NC. L I Iji rl P�� P��I��Illll�l J MMMrv�°� uni �l I�a�w,e lR,�"" � ��� sruroARo PurE Na. I RDcK CON9TRVCTIOx HIRAM 's !�Lp°�`,r�.,� $rANJARO PUiE NO. s Na LJGDYV 50§ TY: CAL DRDP4 119 RIKE TRAIL 1 `I ra4 vex➢a43 SCCIKIN A_p 3L, 1; UCS. ] 8TAI"A l6Uli HO. 9PLRY a1 L�scKla W'l My xl4 '±nni ii rcMu SlW, 4� rPm>aa ttPIX 58E1011- BIKE TRAIL NOT} a NM iv I V,,as x ml� l m t axH>urENa. mE unss MpMe,ndc-u«WMPWISNW[uxN w r� ]IFN511fY➢4StlElT-0I:YU:Y 1 ER40NC SfD1E1XE I, IBEALL %CMABUCTN ENTEM2 2 IM ORE PGUAM Emil CONTROL DEMES (SET FEND, 3 SMP 71PSOIL SIOOPIIE AND STAPLUE IN SEEM HOME 9PRACll1& 4 CA TUVAwY BIXMNT BASIN, RASA ID BE IBm NF/ACRE tE NO STRIPED. CIGN FEAR BASH ONCE 50% FULL 5. ALL SEALS SILL BIG GNPACTO PER Sall 8.WARM DR WE DURING MING SHERMAN M @LIWMY SEGMENT BARN. 7.COMPLETE SIE MR PER PGM. & BESAEAD FARM NAM A NIMMUN OF A• REPEL 9.MALIAN MILE 10 IMP 9IDMENT BNSN INTL MXE PHASE ONS.lo. STPBNS OHUOD ISSUE AND STUCIN? LES WITHIN TAE MIA UNITY) IN BIOSCN PREMIEN PP.ACIDES Nmf6BL89_TE£ I, INE — AUGGET —ED FREEDOM LAVAGES :NAL ` BATA PERNAI MCONNm, NNOMIDOARE Nm APERGO IN THE MPMON O EM PAEYFIM- AVO SEDIMENT NTROL NNP9 MND'ML OYER SEE THE INPIEMwiANDV OF ME SMTP AND THE 145TATLYAN, BYRUM ANY MAINTENANCE OF THE MGM PAEAGrow AND SmMGT CDMA BMPs BERME AN) OINHC CCHSRUCTNN, 2 CONTRACTION TO ADIIME M ALL REOEI3111 DF THE WMESDIA PC'LLUFON CENTRA AGENCY SURE 's PECIft I"ING THE REMIIREENT 70 MMASE ME AREA INSMRBL RY SARONG AT MY Dow AAAI TD mMFIETE TUG R6ICWATCN III IN: TIME wo m BY BE FINAL AFTER FENPCRARY OASN6 SAM OF CURED OF CHAINS. 3 A DOPY OF MESE PLANE All N Of JW 91 WHENEVER CONSORTIUM Is d PROGMA. A BAN'S Am 10 E Gm AND sOIAENT COURO. PRACT1U5 UUNNm IN ME RFGA PROTEMG MA1m GUAM IN WBM ARM AND im MEWMTA CONSTRUCTION GTE MASON ,AND Ell ODUMM RAIMNO RANDOM 5 ALL E III AND SIMM CONTROL FORM (BYRE) SHALL BE INSTALLED ANG IN OREPM ?RNA M GLAD DISNMNIN MARES SAE EWSIM CDMNOL4 SUCH IS IHECN GAME A4t MIPWRRY 31 PONDS NAY BE NSIMIm AN DEFEND NCURS IN ME BPECPC AREA, IFFY SNAIL BE MANTAME U41 MATHESON IS CUMIEIFD AND RIE POTEGIAL FCR MAIN HAS MODEL, 6. THE EMP'S SCNI W ME PLIZ ME THE III REQUIREMENTS FOR HE MODEM SIS DMDInCNS AN oMrmrnm PROGRESSES AND LIVELIER ON SEASONAL NURSING RSA$ TE MUM ME BHALL IMBRIUM THAI MORE GNP ILL BE NECESSARY 10 ENSURE EDOBIaN!LA0 EASEDOM ON ME SHE DURING INE 'ME OF WNSIAUCISM, IT IS THE FCPIX ITT OF ME PLAYME 70 ADDRESS ANY NEW UINFR ONS M4I WYBE WFAIio BY MAMA REAR AGRALM ARD/ON NM41N GETS PND M PRIOR ADDIOOYM OWES SVGA PAD 1901E BE RAW RECRDIFN6 SXONV O1 ME PIONS MATE MAY BE N®m M PPSASE EFFEC@E FAMEGDOI O AIRBUS AND SUL EXURCS. 7. ALL IRKS NOT ESTER FOR REMOVAL SHALL SE PROMO. Go MII WWAIE EOAFMENi %ATN THE UP, MWF, RANT OCUBB W MMIN THE FULF-W TITLE AREAS, & VERDE `)ESM PRESERVE ME EMERGING TABS, MSS NAI DMER MAT AS NET TO HELP FLTR MORE, R OPERATE MAIN RAGAEMI (RO2MG UP NA DAK BAYING SOI BLUFFS ON INM PAR -EM15 MAIN LNdBVBS PERPENDICULAR TO TYNE SLOPE d1 HOT BAl OWE. LEAVE A GRACE Rm01 m MI ESSON, 11 IFN7MY 6m NAIL BE COME IN NdDRDANCE TO ABOUT 2575 5 3875. MINISTER R. • MN SBM MK 8-R7 0 40 IHS, PER AMC OR APPROND EQUAL • MULCH SHALL Bc LNDOT IMP 301 US PER ACRE DR AWNMID EQUAL AND Oat API N PLACE OR APPROVED EOR, INSDAUS TO HIM 19 mEE RIE O Ek SMACE AREA USMNMD, GUFF I RESTRI 7110-2) F ECD 0 PER ACRE 1& PaMANEHI WAIF AESTLAAGIO4 SHALL BE DONE IN ANSI MTI MNMT 2575 A MSB, CONN& W NNSEEDAIR ES- AR At NE 10 PFA ARE INNLAI ON FF TUNED TYPOS ES AGNS BA NURENUM of Y COMA SOF I S S DERE CHISAM ARM IN Pub .M ABPPD4m @Ll- METnllAT TO DECAINDN GUY COMICS O INS SIIFA@ AREA FREE 3 AGMEN R RO F OCMAASE YAM o PURER AC • THE 3 FFA7U>Q. 8-5-14 BOOM1',I,N O 1$0185 FETE ACRE 11, WAS AT 31 OR SIEFPm, MIT, MI6: INOCATIM OR ME FLANS SI.W. BE SIDE NIU HAVE AN SASTCH CENNE BIANNET TYPE 3INSTALLED OR MAY 8E HAUm ED NM TACILRER MUM It X [aCAACUu9 SAL REMOVE ALL 0I AND SEDIMENT 71MEO 0470 UNEDC STREM ANO RAID AREAS. 13. F SECONDDUST BEC0 ED A WASA'CE ME CONTRACTOR SlWL AWATER! RDA WATER! A TALAR HICK TO ALL CUMSTIM ANSA& It MMIN 7 DAYS A COMFORT OF ME MR ERA GING OPERATOR 19 FILM SM (IXL`PT ROADWAYSI SMIL HAVE BEEN mm ANO MULCHED AND BILL RACE SWL INSTALLED AmUND PLL FARMS IS ALL TEMPORARY IRAN ANA MAREN7 DOrTNO, MILSl06 STALL BE PROPERLY DISPOSED S INN THIRTY (SO) DAYS A"'Rc RML SCE SIVERS ION A MIIDED OF Mlm INE REMAINING MEARGES ASE NO L0.4QA HIM is. ME MNIWSPOOF Of EDI. COMPACTION MUST AS WE ON AREAS SJMRE OF S@FlC COMPACTION HE RED AREAS. MESE PAACTOS MNIOE FiCUMO HEAVY E HENT FORD AA NINWAI AN MATO RCM FIFA$ USING FBACBCBS 7D PREVENT CDHNWATm FLOW UARNNB ORB ME SNL RESUME LLHT ISACAED CLLPMENI 0 CONSTRICT AREA TO NN1 GAGE THE AREAS RE]AIRING ICON: ADL INCLUDE ALL 7OF51 MOMENT AND MILTAMOIANLTRATAN BASIS. TURF ESTABLISHMENT NOTES CONSTRUCTION ARM i"WREAEIM 0. I, ME COMA -ACTOR SIAL INPEWENT C04MCCM PHASING, SEtEAn1E BUFFER MI HOAIi(W7k RWE VARA;, ADS OTHER NOSTRUM PRACNBES MAT MINIMIZE FROMAL THE OCATION OF AREAS NOT M BE NSNRISC MUST BE "I QLD IYrd HAGS SPAIN, MRS, SIT FFNLE ER.) US THE ] MROPAlM SDE BOWS -1- 2. IBMPCRARY 5-AOLZAM0 M05T BE INIMTEO IMMEAAIELY MIENEVER AMY CDNSTRUCTON ACTIVITY HAS FERMI OR TEMPORM LY BRIO AN MY DUTCH IF THE 5 G AA MILL NOT RESUME FW A NALAN -JL1VNG 7 CALENDAR DAYS FIGURING MUST S' COURSE NO LATER MW 7 CALENDAR DAYS ATTR TYNE CtN9AGAND ACDVTY NAS FLA PROLY OR PEAMINENRY CFASER 1 All WORST SDL ALFAS MMV 2W FEEL OF A OFFICE WAN M ANY STORMWATEA CDNIEYAWE 5MIEY ARCH LL CWNEmm M A SURFACE WATER OUST AE STMMAE) TURN 7 DAVE USE AREAS ImLUCE POND SIDE SLOPES, DO EAL AREAS NTN 4 Pt6ITLM SIOFE m A CILIA ANO ATTR SYSTEM, STORM 10NET, CAANACE ORM, DA MIR SYSTEM THAT DOMGES 10 A SURFACE AM A INE MUNAL NEI -ED PEAMEIFNT MY ARMAIE PAW NOR BE STARLDIN MMN RAD IAEA- FEED FROM THE PRMNFY GCE, W MR THE M41 OR DISCHARGE MANY SURFACE WATER (AAMN 24 HOURS OF CORE -OND TO A WAN WAIML 5, PTR CUTLETS MUST BE MOVE ITT TEMPORARY W PENANENT BIEAGY DOEPAM STAN 24 HOURS O IXMIECTON N A 1..0EACE WAGES AFI.,T.M L EENmT CONTR. PRNSTMS MUST MINWIN SEDURIT ENTERING SURFACE SAM OWES AND SEDIMENT AASH9 9 OVERT AnWBD tlV10I UUPGRADES ONLY MUST BEI0.M LLL SNE m1UMOM5, G MUST ARID[ S137m BIN E'SHALL D40 DRU LDWAOENAMESWE MUST BE AER THAN 7AAF CANERUAUSINE ANBCIOEO MUSE SHITE ER YO UMIROIm E BRE ENNGM O T GREATER MAN 75 FEET FCA EUP MM A DIRGE W 3:1 W NNFPFA SmAUD WAY BE BR06 MIM SET RNA, 1 C", 4145, mNP051 S'NES, Qi ORRR APFROVID MSOImS Am/w A 9RMN M THE fRWION mNMll RAN. 2 EMT C NITUI PRAM,UN MUST BE RTABMSIm CN DONNORADE PENNEIEAS ABOVE UMA1E LAND dSNCMO ACHVTEE BEGIN, & DTE 111ANG W EMHART CNWMDL PAAC"CES MAY EE ACADEMIC 70 ACmNADOAE SHORT TEAM ACTINT6, HOEVEA, THESE RANGING IDSL SE INSAIIID BEFORE ME NEXT PREOPTAIION EVERT EVEN IF THE gwr IS NOT DOMPLE E. ttONMu7OR MUST PROTECT All STATEN DRAIN CARDS BY APPAGPMRW GYP'S DENG CONSRUCTOH UNTIL All SWAGES NM PMTAL FCR VIBONRCNC 70 THE IMEE HAVE BEEN SMEM, i MOT Er PLACED IN SURFACE HAVE SRT FEND A BAR CONI O TE BASE QF TNA B ANNPIR ANO ETSMI BE GRAN IN SORSH WIRERS, MCIWNM SNRM NATER IXNKcYAk'ES SAN A5 MIflB u0 wRm $A910.'j OR tOAA75 03 diOE4 & CCXIHAM NUS WALL TEMPORARY (OR PERNMA' D1 SMIMENIA¶ON BINS MERE TEN OA MESS AM9E5 OF MITI 59 OMAN TO A COMMON LDGAINN All AS AWMI ON BE EPOEM CONTROL FLUX, & OENAIERINC Am saAa_muuao_ 1. DEWA70IND OR ANY TIDE OF SURFACE DRAINAGE THAT MAY NAYS NAA® W BLPMENM FILEN DIVORE MDR UM HE 95 ARM M AN A DUQUARO BLHNNt BASIN ON THE PROJECT STE NHhtl§R POSSE F AE MATED CAYNOF BE D6L}AA® TO A BAN PM3 TO MUNG 7HE SJAFAF WATER, IY MUST BE REARED MM THE APPROPRIATE, AMP'S mW THAT ME DISCHARGE 00 NOT MERELY ELY MET ME FRET NG WATER OR DOYNSTREAM LANWNMEiS ME MINISTERS SUED ENGAGE MAI ORCHARDS VETS AAE ADEO 41114 PUFT URTO DATA EROSION AND MAN. FIE DITMARO MUST BE CIMI,MO OVEN NATURAL FOR RP RAP, SAND SAG, PLASTIC SIEEMS,, at OTHER ACCEPTED ENFACE DBSRATN MEASURES. 2, ALL RATES FRtll OEANBANC MIST 6 DIXXNA0D N A MINOR MIT 006 NOT AAE MASMCE COMBINE; EF09JV, OR WUXDATIM OF 7EIIANOS CAUSING SIGNIFICANT AMASE IMPACT TO ME MTWA, 0. 14fEECTIM' AAAI YAMiFIMNLF L ME 0.WMACNR MUSE APPONT DOMENE 10 m— THE NAISTROCF. U. AWN EYERY SEYm DAYS OLMNG ALAE CONSTRUCTOR ANO MMIN 24 HOURS MEN A MAI BABBITT M MOTEN MAN O5 IXLkS N 2A HOUR All PEPmnONS MUST BE REtLROm IN I'OIDNG AEA RETAR'm PER NP.CA NP.DEN. MUSEUM. A QM EDGE CRI MAY REOVR A MORE FREQUENT INTERVAL O IMTHQUIG4.) 2 ALL NONFINTAL FURS AIM BE SUFFERS ASHLAND W SUPPLEMENTS MON RANDOM BNS BY ME EDD OF THE LEO &RSNESS DAY AFTER OISROVERY, DR AN MON AS FlFID CONDITIONS ALM ACCESS AM ANOTIA IRE FFANE IS SEOFIT. (SEE INCA GROES PSVWi TUE5). E PculnW PREYEHTW wxAQMEIrc MAmms I. SD WA$r MAY B: REFUND OF PER A.P,D.A REGUREMENFS I BRUSSELS MAIERNLs NJST BE SKIED ANO MMM OF PEA N.PGA. RECURAMS. 3,T AM AL VASNW A CONSTRUCTION VOICE NEED BE UREM TO A CITING, AREA OF ME SIZE AIMdF AVOL BE MOMEO 41D WASTE PRONEI GI+-PO4D O. No PMNE AEIREAUNG IB &LOW6 ON SFE STABIIIGON OF All WOSD SIB. AAGN MILT BE 6'IDA10 MERELY GO END SIRE EIRM BUT IN NS CARS COLLATED G1EN Mu SEE (7) DAYS AFTER THE WN3MU:MM ACIDIFY IN THAT ARAN Of ME ASE HAS IETL ONML ON PENMNEN&Y SEEM TEMPORARY SEED SHALL BE ONE IN ACCORDANCE TO HMUT INS & $11; COMS54HG OF NAY I - ALM I: Mill BRAT SID MIXTURE 8-111 (OATS COM WD') W 1)AO TBE Pm AM, W AP'.. EQUAL • MM151 I - GCIOOER I: MINNESOTA STATE B60 M%AOE 72-111(ARIM NEAT 006 CRS') O IRS LBS PER ME OR SEEM EMX MLLM STALL 6 Mm SEED RIPE 1 92 RUNS IN AMIE OR APPROVAL BOTY AEG DIM ANCIOT OR N PLACE APPROVED EQUAL. SUCCEED M MMNLW AE CUREAOE O ME MACE AREA MGM. MEANT SMI, TAPE I COMMmCW. RESTRICT, 114-20 0 BUD IBS PEA ACE MODAN 7 MAF AESTARIM SHALL BE MEN &BRANDS MM MHOOT 2575 B U76 COMING M • MNNESMA STATE SID NMI`2rNl RVER GfAmL RDAUMCEI AT 56 POUNDS PER POOL • MACH SNALL BE MIEN 3EFL TYPE 19 2 MN$ PER ME OF FFPRGYID EQUAL AND SSC ANCNRED N RAGE N APROE El IIBiN TO MNIYAN POA TIIWAIOE OF ME SURFACE AREA COMROm. • MNOi 3981, TAPE 3 SDW-ARFASE FREIDBER 8-110, MINIMUM 70% NATER -INSOLES NNROM! 0 SO LBS Fm ACNE PI$NEERetnenig 2N71 FNe�¢el7¢re �,@DIaN-MLA MAdAu!I2LMs,M17f5179 fA.c MT-Ad9 wxw,piorsneuq,mMa LCT BENCHING DETAIL W W W W 0 0 o 9 p 4 [ - ... pSfCO�nDAN 0.5' GRAVEL CONSTRUCTION ENTRANCE NORSE WAY BE LARGER AS AAS REQUIRE) EY THE ENGINEER, KEY SILT FENCE AS �n =1VNIP 3--4 I I7----1 -�B —AWUWF t i- Tr<a �s YuTUESN IX,O�AY.ATLR, 4�44XWT[N ALR N MYND aMA' 8101 � T GSm sw n M �T Sm=inAun F SEA OtwTlw 1 C J N—NSR LAAO a Ix BBN6v r i R zs' 7D wxc AREA SEIBALA MSMe7 GRADIS RAG NG GRACE s To '0' � &5 TW;i' I 0.5' MIH lON1C SLAB ON GRADE NO SCALE E� RIENT, Uf ➢ DIFLT&D AS ACTED f 1.S' PmtMIND DUPRE 6 R 1 Y ,g HNIMm ®Aix _ FARM GRACE MOST Bwil .. � �/ ULANOsBJKAWBIXr1VAlON NATEPA EFFECT MAtEMLLACNFlLL CCNPACIFo BAOOXL R� NN-SEIEM R IAIu NON B— RAM,, A.ARml CMPACTOD NO NI B,wWfB1 ATEAN CMACTED EAmFILL IUP —Raw 907N W LINSAME ATIRk SUBMABE CORRECTION DETAIL AA SCAMS E� RIENT, Uf ➢ DIFLT&D PI$NEERr�1g 91 SHORT GRASS PRAIRIE _•••enno.p.ma PLANT SCHEDULE nar¢Y MEN COMMON NAME Scenlilic name ROOT QUANTITYJ INSTRUC DONS ;same : m eax AI offilw BELS Nb 1 N1 �a% 1401 SENTRY UNBEN/liio Arnniclmo Senlry Z.5" BEB 5 � qom qnc na91 ,u.Gr z AUTUMN BLASE MAPLE/Acn : Ir vid 'AMJu. Blomr 2.5' 09 5 0V9 q„ WA qm 0® 0. ro4mmWna Om a SKW HONEYLTMWT/00dilsim lliw lhm wr, Nord Ufti 2S" Be A PI$NEERr�1g 91 SHORT GRASS PRAIRIE _•••enno.p.ma `._v1:rMaM1ams In fixe A••Mi, s,ed kAd IiNq NMW tCA nar¢Y 9aP9'aan�J, rA5 ,A 1�WIf ID mamma a as Aa I ,� ;same : m eax AI •• m Nb 1 N1 �a% 1401 �rda 0.95 race lii 193 6SlN fiR nvaeorm nmm � qom qnc na91 ,u.Gr z wk a�x orw ua our ow AASH tl crtlr6Aatld 0V9 q„ WA qm 0® 0. ro4mmWna Om a mom. AW °m nn% ore er waN� om om uN m �imu r � nVE�� sGr wu sw um9P qM OW AIA6 Om w rwc. Am Am An% q� kNArvp.Iml+a AW% tkAe,W si M1Vkln!h °@ M qax zm a�rtM x .odm mt% zW AOr aa. Afa% qn YRw Am iW P➢% r M1 m.re. ta4a va Oml AW qx 0s 9o,YM1da Om DK AYN ItR Arlt W rMMMmkA lrpr�9d6!k rkeear, Sk 4W ,, N Exr ' Y96f PN um roa WgOsc wnllq W% kg Ipyp�rf�dnaa, aAodrr%gYoleaW9c i6n irya kwPpaYy ROWixPn W-0vwtl Kh SraYvdna hnd LANDSCAPE NOTES °` NrlVpbn wsw�! �^res MMEDLANLANDCOMPANY WFLOWERMEADOWS4THADD. I LI ae 1 s meµx� spm. mem, a d,l a mem n LANDSCAPE PLAN 30AMMICANBLM oTAeaa.AmrmTsmA a, .I.., dw s�snru.aw b AI.WldWU[ON,:QVfffSatA55Ul WILDFLOWER MEADOWS 4TH ADDITION RNO'N ALL PERSONS BY THESE PRESENTS That Merl Ind Hold,gs LC n N I'. ill 16aity aampany, erns,, e1 SURVEYCR'S CERTIFICATE CITY COUNCIL, City of 0ksec0. Minresola 1 Peter J. Hookloo n do Hereby cern y that this all „as f. p - d h e ar dll ny d - thI I an a d y q1, plat 1 ML)FLOWR M ADOdS 4TH ADDITION waa a,p..d odd aseep;ed by the Gly Cwnal al the City nl OtseGa, the Ialloufng desa b d p apn;y Auuted in The Caurty of Wfghl. Slate of Mcr�m11 d dA hddndc It ZO sod plot's in UI Lmtl Suraeym In the dale of M'nnsaoln th.l lha f o 9 o aarrsst represenfat'd. of the y . 4y all Mnnewta ut a scala nett 3 IA tea h,ld this _ any of , ,and Oudol 3, WIIDFLOWER MEADOVIS, oacgNMg to Ne recorded plot thsl.L wrighl ally, M nnesals ani Outlal A, mcthemanml dura d,, Icbels we .-Uy designotd a". Wis plot, Hot all monuments dapkled on Nis at haw ase', or 11 HF the pro Uk" df Minnesota Sldntes Section 6)5,03, Subdmsnn 2 14.DFOWFR MEADOWS 3RD ADOIT04, a—ding to de recalled plot Ihuml, pall Coanly, Mm'I'u,a wll he mrreat'y sal lid mo yea, that all ,,slur bandanas and we; Inds, as Mind In Minnesota Statutes, Ssctim �5 505.01, Sibd, 2, a, of the este dl Ihis arNGcola ms so- and labeled on this plat; and ail public ways ors SMud odd J`14J' Maycr Clty Administralar Hos caused the sore to be mrve5rd and pli as WILDFLOWER NEAOOWS 4111 ADDITION and does hereby dedkote ro Ihs labeled ad Ihis plot sublia far Owls ase the podlk ways and IT, ft:nage and utility easemmis as cedkd by MTs plat UddI had — day of 2O--. WRIGHT COUNTY SURVEYOR c,l`y 'ihdt In occsrdonce with wnnesolo Statutes. Senod, 51 Sol 11, tM13 plat has heed .•,viewed and n witness whe,2uf S RJ Meridian Lod III LLC. o Ddsuare Ill Liabilityam pdry, has -ad these plesends to 5e thl= day of . ZO_- signed by Its prcpar affix, PIS of 20_. 1ct 3 Howa:'naca, Ussmed Land Salapproved �, _day Ahnesoto Liawee No, 42299 Me aim Land 9olkglL LLC, a Cd— e li,idd Ihbility campdhy STATE OF MINNESOTA Wr'9h': County Saraeyar COUNTY OF WRIGHT COUNTY AUDITOR _ :gnotare The laregaing wrve}ors Csrll9lxte was cchnawledgel before me Lb, dny of , 2D_, by Parsmnt la Minnesato Sfa+.utas Section 2721;, Urge are no d-Incumt Imo: on Ute load hareinha(me deserted an this �, plot and 'randnr entered This day of os Peter J. Haln, Lund Surma,, Vin—la j—se No. 42299. _ PrNp d 7111¢ inted STATE OF MINNESOTA Signature Wight Cauntp A,Y'.ar Dwuty COUNTY OF NIGHT COUNTY TREASUN€R ID's fnetnmsm was acknb4,dg_v' Iefore on, His _day d 20_, by FdnteJ Name Pursaadt la Nin enta Slatats, S.W. 505.721, 511J. 9, loess parse 'n the yen 20_ on Ina Ind herdd6efee of Meridien land Haklil LLC, a Doi Ilmitd Fu51Uy obail an bde11 of Me mrabil homy Pahlk, Clunky d.,r;b d hove hem Odd this _ day of , 20�- lay Ca"I'sidn Expires Signahro W19ht Clunty Trensur.r Owuly Fnntd Naafi WRIGHT COUNTY RECORDER hatary Public, Cowty, I handy osrttly that this instNrrxnt r'od find M the 01m of Lha County Rsaudo, for read on V. _ do Of A7_, at _ u ddd — M. and was duly leaded In C hkt No. by Commissfan ENTI . , as )-aneat No, = z: V t4 Allr NO SCALE Vo ;, ' r .wp anon �,pp �' •'f2sr�cxr n y. War U126]8 a Mm0 wo o�N 40 X 0 40 Satl� / � NE9'2tf'44"W 1 4'C" ,e �Jv JJa+CJ sC f stye AiSy� C'. J ,at9 1Ngg1 C� !, P OUTLOT A glSer a<Pn'" a, 57 o e I ee5 clt'tY w ui ° 3 u J 4 g 7, `' � �c•s � { c. +` 0 g BLO R lV 5 n 71.aS 265.91 ; S89°25'44"E A -I1" 4" 55.73 L=:7305 SDN " S;gry235 W n;f C7 L C3 1 ✓ 1 _ ✓ .r ✓ CL -32 55 E %8_379.37 L.3284 i C) Z � ii1 u o Ej ' N m 0 C7 I aA9T T'T 47951 P 1' C7 01 I a N 2 -SEE DETAIL a4 tio4 z c-0R1w D, Ai '3 est 3 pet CB-S44�54 E R-1fl G0 L_14,63 CL It 33.46 , C p�9°48'55"E m RasD.oO L3133.52 1ar� / �noic 'G, Wright comply Re—ef 1n la 1 R PPP�ggq la1N Sf. Nf EE'T.ON 26 TWP. 121, RGE. 23 LOCA -ION MAP Q SCA,E -1E CREHTATICH OF THIS'FANND SYSTEM IS BASSO ON -4F NORTIIWES-ERLY LINE OF CUILOT B, WLOFLOhER MENCWS, Film IS Al 70 HAVE A EEARING 0- NCRTI 641144" EAST. 0 DENOTE SET 1/2 INCH BY 14 INCH RCN IJONUMEhT MARRE) BY LICENSE NUN'FR 42299, OR WILL SE SET IN AC-paDANCE AITH Mi SECTION se5.721. I DENDIES FOLND 1/7 INCH ISDN NOSJMPIT MARkED 3" LF,SE HUMBER 42299 UNLESS Oiill'bV1SE NDTED. PIINEER4ne J'v J 4%{Abd ,e,W �5 J`14J' n 9 s balon °off m a'am ailallEA:EtM:47 WYte.a"n / � NE9'2tf'44"W 1 4'C" ,e �Jv JJa+CJ sC f stye AiSy� C'. J ,at9 1Ngg1 C� !, P OUTLOT A glSer a<Pn'" a, 57 o e I ee5 clt'tY w ui ° 3 u J 4 g 7, `' � �c•s � { c. +` 0 g BLO R lV 5 n 71.aS 265.91 ; S89°25'44"E A -I1" 4" 55.73 L=:7305 SDN " S;gry235 W n;f C7 L C3 1 ✓ 1 _ ✓ .r ✓ CL -32 55 E %8_379.37 L.3284 i C) Z � ii1 u o Ej ' N m 0 C7 I aA9T T'T 47951 P 1' C7 01 I a N 2 -SEE DETAIL a4 tio4 z c-0R1w D, Ai '3 est 3 pet CB-S44�54 E R-1fl G0 L_14,63 CL It 33.46 , C p�9°48'55"E m RasD.oO L3133.52 1ar� / �noic 'G, Wright comply Re—ef 1n la 1 R PPP�ggq la1N Sf. Nf EE'T.ON 26 TWP. 121, RGE. 23 LOCA -ION MAP Q SCA,E -1E CREHTATICH OF THIS'FANND SYSTEM IS BASSO ON -4F NORTIIWES-ERLY LINE OF CUILOT B, WLOFLOhER MENCWS, Film IS Al 70 HAVE A EEARING 0- NCRTI 641144" EAST. 0 DENOTE SET 1/2 INCH BY 14 INCH RCN IJONUMEhT MARRE) BY LICENSE NUN'FR 42299, OR WILL SE SET IN AC-paDANCE AITH Mi SECTION se5.721. 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