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08-06-12 PC ITEM 7_7 OTSEGO PLANNING COMMISSION MEETING OTSEGO CITY HALL JULY 16,2012 7 PM Call to Order. Chair Black called the meeting to order at 7:00 PM. Roll Call: Chair Pam Black; Commissioners: David Thompson, Richard Nichols, Aaron Stritesky, Brian Gerten and Jim Kolles. Excused absence: Tammie Fallon. City Council: CM Vern Heidner. Staff: Daniel Licht, City Planner; and Tami Loff, City Clerk. 1. Consider the following minutes. 1.1 June 18, 2012 Planning Commission Meeting. Commissioner Nichols motioned to approve as written. Seconded by Commissioner Thompson. All in favor. Motion carried. 2. Non - Public Hearing item: 2.1 Comprehensive Plan update. City Planner Licht presented the draft Community Perspectives section of the Comprehensive Plan update. CM Heidner said that the County is redistricting their boards and that may have an effect on the transportation plan. Commissioner Gerten asked on the plans for achieving this plan. City Planner Licht said the Comprehensive Plan is a long term decision making guide and does not include specific measures, which may be part of other implementation tools. Commissioner Gerten said regarding the Parks and Trails; we have the river but nothing highlighting it do we have something specific planned for drawing people to the area. City Planner Licht said it is a work in progress; there is the Waterfront East Park and the Kadler Avenue river entrance along with proposed Park and access at CSAH 42 and Highway 101. Commissioner Gerten asked about the City's influence on the School Districts as to development of a high school and other facilities to strengthen community identity. City Planner Licht responded that the City advises the school districts of its growth plans and that facilities such as a high school will be constructed when the population warrants. 3. Update on City Council actions. CM Heidner updated the Commissioners on City Council actions. 4. Update on future Planning Commission Agenda items. City Clerk Loff said that next scheduled meeting is August 6, 2012. The Planning Commission agreed to a 6:30 PM start time for that meeting. 5. Adjourn. Commissioner Stritesky motioned to adjourn. Seconded by Commissioner Gerten. All in favor. Motion carried. Adjourned at 7:37 PM. Pam Black, Chair ATTEST: Tami Loff, City Clerk ITEM 2_1 TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 1 August 2012 RE: Otsego — Kittredge Crossings 11 Addition TPC FILE: 101.02 - 12.04 BACKGROUND The Shelard Group Inc. is in possession of portions of Kittredge Crossings after foreclosing on the properties from Darrel A. Farr Development Inc and now stands as the developer. The developer has received approval of Kittredge Crossings 10 Addition replatting portions of Kittredge Crossings 6 Addition from row style townhouses to single family lots. The applicant is now proposing to replat 15 detached townhomes approved as Kittredge Crossings 5 Addition as 13 single family lots. The purpose of the replat is to better position the property on the market in light of current conditions but the applicant has not identified a builder for the single family lots. The subject site is zoned PUD District. The request involves application for a PUD Development Stage Plan /preliminary plat and vacation of existing drainage and utility easements. A public hearing has been noticed for the Planning Commission meeting on 6 August 2012 at 6:30PM. Exhibits: A. Site Location B. Existing Conditions C. Preliminary Plat D. Preliminary Sewer and Watermain E. Street and Storm Sewer F. Preliminary Grading Plan G. Details ANALYSIS Zoning. Kittredge Crossings is zoned PUD District based on a land use plan approved by the City on 12 May 2003. The subject site was approved for development of detached townhouses as part of the Kittredge Crossings 5 Addition on 12 July 2004 consistent with the PUD District and Kittredge Crossings land use plan. The base zoning for the detached townhouse areas of Kittredge Crossings is R -6, Medium Density District. The R -6 District allows detached townhouses and also single family lots. In considering the PUD Development Stage Plan to replat the subject site, the Planning Commission's is to make a recommendation based upon (but not limited to) the criteria outlined in Section 20 -3 -2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The Comprehensive Plan encourages development of a range of residential uses with primary emphasis on single family dwellings. Although short term market conditions are not to be a determining factor in the City's land use decisions, replatting the subject site from detached townhouse dwellings to single family lots is consistent with the Comprehensive Plan and is an allowed use under the current zoning of the subject site. 2. The proposed use's compatibility with present and future and uses of the area. Comment: The subject site is surrounded by the following planned or existing uses. The proposed single family lots will be compatible with surrounding uses. Direction Land Use Plan Zoning Existing Use North Industrial A -1 District Undeveloped East MD Residential PUD District Single Family South LM Residential PUD District Detached townhouse West LM Residential PUD District Undeveloped 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Comment: The proposed development will conform to applicable provisions of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The proposed development will result in less traffic generation based on fewer dwelling units than allowed by the currently approved subdivision. 2 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: Existing public service capacity is in place to serve the approved 70 townhouse units so adequate capacity exists for the proposed 28 single family lots. Right -of- Way /Streets. The proposed lots will be accessed from 74 Street and 74 Lane. 74 Street is an existing public street within a 60 foot right -of -way and constructed to City standards as set forth in the Engineering Manual. However, 74 Lane is a 28 foot wide private driveway that the applicant proposes to dedicate to the City. A fifty foot right -of -way would be established to include the street section with fifteen foot drainage and utility easements along the front lines of the abutting Tots. The 80 foot total section of right -of -way and drainage and utility easement would be the same as the City's standard requirement of 60 foot right -of -way with adjacent 10 foot drainage and utility easements. The applicant will also be required to do core sampling to demonstrate that the existing roadway was constructed consistent with City standards and is in satisfactory condition to be accepted by the City subject to approval by the City Engineer. Both 74 Street and 74 Lane terminate in dead ends. There is a temporary cul -de -sac at the terminus of 74 Street although the applicant will need to provide documentation of a temporary easement. The applicant is proposing a hammerhead turnaround at the north end of 74 Lane. This configuration is not standard but necessary because of space limitations involved in converting the existing private drive to a public street. The applicant did approach the property owner to the north to acquire the land needed for a cul -de -sac. The hammerhead turnaround will be adequate for snowplows and service vehicles to turn around and must be posted no parking. The applicant must also provide signs indicating that 74 Street and 74 Lane will be extended in the future. The City requires construction of a five foot sidewalk along one side of local residential streets. A sidewalk already exists along the south side of 74 Street. No sidewalk currently exists on 74 Lane, but the construction plans indicate one is to be added along the west side of the street. Lot Requirements. The table below shows the requirements applicable to the single family lots within the development based on the established PUD District for Kittredge Crossings and the requirements of the City's R -6 District. All of the proposed lots meet these requirements. 3 Lot Lot Lot Setbacks Area Width Depth Corner Interior Front/Side- Interior Rear Wetland Corner Side Required 9,000sf. 90ft. 60ft. 100ft. 35/30 7ft. 20ft 40ft. Proposed 9,000sf. 90ft. 60ft. 115ft. 30ft./25ft. 7ft. 20ft. NA The applicant is requesting reduced front yard setbacks of 25 feet with 30 feet provided to the garage face. The reduced setbacks will better accommodate potential house footprints within the space already defined by the existing street layout and constructed townhouses. The 30 feet to the garage provides sufficient space in the driveway for vehicles. The hammerhead turnaround on 74 Lane also creates the need for flexibility from standard cul -de -sacs. Requiring a 25 foot setback from the turnaround right -of -way would eliminate a house on either side of the street. City staff recommends that the setback be modified such that the setback required from any right -of -way beyond 25 feet from the centerline of the street be 10 feet. Ten feet will allow sufficient space for any small utilities to be located behind the curb, snow storage and space to reconstruct the curb and street in the future. Where the proposed single family lots abut existing developed detached townhouse buildings at Lot 5, Block 2, the proposed lot line subdividing the common base lot provides the required minimum 10 foot setback for the detached townhouse building. Utilities. Sanitary sewer and water pipes are already constructed within 74 Street and 74 Lane for the planned detached townhouse buildings. The proposed single family homes will be able to utilize one of these available sanitary sewer and water connections. The applicant will be required to lower the curb stops for the unused water line connections to avoid any damage and potential breaks. All utility issues are subject to review and approval by the City Engineer. Grading and Drainage. The applicant has submitted a revised grading plan for the area to be replatted that follows the general design of the detached townhouse layout. Outlot A is provided for stormwater basin and will be required to be dedicated to the City in accordance with Section 21- 7 -15.D of the Subdivision Ordinance. All grading, drainage and erosion control plans are subject to review and approval by the City Engineer. Easements. The preliminary plat illustrates basic 10 foot drainage and utility easements at the perimeter of each lot (overlying the common side lot lines). As noted above, the drainage and utility easement along the front lot lines for the lots abutting 74 Lane are 15 feet wide to account for the reduced right -of -way width. Drainage and utility easements are also provided over drainageways and storm sewer along the rear lot lines. The drainage and utility easements shown on the preliminary plat replace those dedicated with the Kittredge Crossings 5 Addition Final Plat. The original 4 easements will be vacated concurrent with the final plat for Kittredge Crossings 1 1 th Addition being recorded. Park Dedication. Park dedication requirements for the subject site were satisfied with Kittredge Crossings 5 Addition final plat. In that the proposed replat has fewer units, there is no increase in the impact of the single family lots to the City's park and trail system. As such, no additional park dedication is required consistent with Section 21-7 - 18.P of the Subdivision Ordinance. Development Contract. The applicant is required to execute a development contract with the City, provide all required security and pay all fees prior to consideration of a final plat by the City Council. The development contract is subject to review and approval of the City Attorney. RECOMMENDATION The application to replat planned detached townhouses into single family lots reflects current market conditions and is consistent with the policies established by the Comprehensive Plan emphasizing single family housing and complies with the performance standards outlined in the Zoning Ordinance and Subdivision Ordinance. City staff recommends approval of the applications as set forth below. POSSIBLE ACTIONS A. Motion to approve approval of the PUD Development Stage Plan /preliminary plat and easement vacation for Kittredge Crossings 1 1 th Addition subject to the following conditions: 1. Existing drainage and utility easements dedicated with Kittredge Crossings 5 Addition shall be vacated concurrent with recording of a final plat. 2. Acceptance of 74th Lane as a public street shall be subject to the review and approval of the City Engineer. 3. The applicant shall provide an easement for the temporary cul -de -sacs at 74 Street and signs regarding future street extension and posting no parking within the turnarounds at the terminus of 74 Street and 74 Lane. 5 4. The single family lots shall be subject to the following lot requirements: Lot Lot Lot Setbacks Area Width Depth Corner Interior Front/Side- Interior Rear Wetland Corner Side 9,000sf. 90ft. 60ft. 100ft. 30ft.garage 7ft. 20ft. NA 25ft bldg. 5. The setback from right -of -way that is beyond 25 feet from the centerline of 74 Lane shall be 10 feet. 6. All curb stops for unused water line connections shall be lowered at the developer's cost subject to approval by the City Engineer. 7. All utility plans shall be subject to review and approval by the City Engineer. 8. All grading, drainage and erosion control plans shall be subject to review and approval by the City Engineer. 9. All easements shall be subject to review and approval of the City Engineer. 10. Outlot A shall be deeded to the City with the final plat. 11. The applicant shall enter into a development contract with the City prior to approval of the final plat as required by the Subdivision Ordinance. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and City Code. C. Motion to table. c. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Jacob Wert, The Shelard Group Inc. Marty Campion, Campion Engineering Services, Inc. 6 KITTREDGE CROSSINGS 11TH ADDITION OTS EG O, M N SHELARD ME SH£URD GROUP. RVC. THE SIIELARD GROUP, INC CONTACT: JACOB WERT 11433 VIKING DRIVE - - SUITE300 .. ". PRAIRIE. EDT ••' ? _ . T , z I _ _ _ _ ?: E f « I - e ! I '} P:953-215-3707 A INNESOTA SJ744 • . f ;. ! ' 1 '� ., f , ai f 1 - ENGINEER: s r, - , • SERVICES, INC o •aT CAMPION E NGINEERING S ICES, - ! 1 . - + -will 14 .. 1 __,_ ,;..' a,.� a , I800 PIONEER CREEK CENTER f , _.--. L. -. l + �, a �` � II P.O. BOX 349 _„ '`� l _ , "•aa.,_, „,, 1 .: (w r t" '' '. MAPLE PLAIN. MN 55739 q T f ,. I ., 1 1 . . " • r PH. 7634479-5172 "+mow. 1 .i ' t r . a^ , - + _ SURVEYOR: ■ 1 : r( r' , . 1 • 't r 1 . PELLINEJ LAND SURVEYING -� I ! ' - I I ! I _ .. '" 11 .. -•-aJ "El 1 . P.O. BOX 75 r_ r KITTREDGE = C R O S S I N G' S _, �' H�CH>NSGN. A1N 55750 `' ~ " _ PROJECT PH. 320-.387-4759 i i LOCATION I _� t , ± 1 "'� ..�L....rsn a. � + f - •t `, b 4 . / I .. 1 ., - . "' ""` rn / ' 4 4 r 1144 a : „/" / � OUTLET N6ALL - , � _ . . _., .. . _ f d . , e iA : . 1 r . w - d Jr + X1 1 I r "' .ir 6 3 , h - ` —•`� -. i � e v' 3. J I �;: P j�• +1 4 „'111' _ . , • + � � .. � � � . i !_ t I �4 , ,E ,. y x t ' e A. O. I • x �, `c, I . , , '.►p,11° . . 11 AlbettviIIe. 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Inv = 948.66 OCS/ Denotes Communication pedistal / / TR.9 .3 � O / 1 / Inr =944,gB ` --- - - 964 — — T �� / Im =94A E ` B / - - Denotes existing contour Iln• 1 2 1 3 ,� ; ., � � QUTLOT A ' , Denote, Curb and Cutter / / , O / \ s Woter Elevotior / / / / / 6/04/12 1 / -5— — —6— Denote, Sanitary Sower RMi =955.5 / / / rrv95D.T1N \ / 4 1v=95o.565W 950.0 / / \ • -Pr— Denotes Stone Sewer / / /' • ' T =9 •.4 \ t / / ` � \ nv.9 •M.6• \ O DIDICATES CURB BOXES TO BE / / \ \ ■ LOWERED I' BELOW GRADE. L___60____1 L__ EQ - -_ L, / / / / ■ ` M \ \ \, J / / O / / \ / \ . eH t \' \ \ , ■ I + TR=956.: \ , 1Jv+ Inr =94B. \ • C ; � \ \,�' ''''/ E* , a t m9 µRuse N \ J— N TR.954.3 I Inv= 951.23 ... \ \ ...,....-- j •�1 �� M * a TR.957.3 4 - - - - - — —7 SC4Lf / .. 30 I 7 7/30/72 _PFR CITY RENFYI N • CVO Erain•aira •Lend Mannino I hereby - the pia% wo•:M� CAMPION ,•ap Pioneer Creek Canter, d that KITTREDGE CROSSINGS 11TH ADDITION SANITARY SEWER & WATERMAIN IA ENGINEERING P.0. Bo: 240 1 PlIONCT 43: Mope W Hsi„ 4„ . $o,a. crwk .•r 12 011 Na Da DON i SERVICES INC. F ; ,9 5172 ; i i� The Shelard Group, Inc 4 8 �� ROWS !�V E- Mot , �a n.ng.e«n ,,,,�,,., aa,;P,,,, •oa,.; OTSEGO, MN SHEET NO. OF SHEETS 06/12 /12 i 170.0/•( Water Elevation on 6/04/2012 =945.1 N yt>5T VERIFY - not 44 Ito of P ortray A SEINER SERVICE near raalwt manor of Lot a gook 4. rortMema CROWN= CH AOOMI ON. \ ELEVATION PRIOR TO D„atton - 908.41 °LWO of 1 CONSTRUCTING HONE AT N \ - 1 - - - / - - - \ PROPOSED ELEV. X 946 ` - 946 - _ \ ' --- \ N. FULL BASt7dt?JT - moo a. °o art ,�. -.. / - - - \ 94 7 \ N. \ ILO.NDDFED LOOK W 11.60-1---00010 11.60-1-11.60-11.60-1---00010 T +a ---o v v .wa ra aft _ orr \ - - �` - 04 ^•1 --COC WWI MIL are ° \ ` / - ` - 948 - f - \ \ \ \ L.__ _ - - - - SEW[- SPPILT ENTRY WALKOUT - '- - - -- \ \ 30 0 .30 60 90 - � ` � ` J � - 949- - - \ N -_ --- �� -' - i �` \ \ _` - -- 946 - -- -- --. SQ4IE T' 7 - ~ -- - 950 - ` - �'- - ` CALL 48 Nt7uRS WORE DIGG1Nr� \ r. - _ ` - / .---- ') /950_ •1N. - --` 1 GIIPHER STATE dJE [ALL ■ / / - _ - �..°•�� ~` � TWIN CITY AREA 651 -454 -0002 --- • 1 \ - 9 $ 1 .-- _ L.---7-. � . ,••_• � . Li � \ \ \ _ \ I NO. 111A H TOLL FREE t -MOO 252 -1166 - I 950.1 F•FNFRAI NOTTES ` \ � N ` / g $ \ J / / j Fri f � � 1 ` ` NOR)! 94 6 1 2 ( / 1 el 1� 1 \ _ 1. EXISTING TOPOGRAPHIC AND UTILITY INFORMATION PER TOPOGRAPHIC SURVEY 1 \ \ I G $ PREPARED BY PELLINEN LAND SURVEYING AND RECORD PLANS. � 5 .5 8 lig t ' I� 2. CONSTRUCTION SHALL COMPLY VITH ALL APPLICABLE GOVERNING CODES. ` \ \ _ _ ` \ / I `' j1 \ �g55, ° � \ G °956.3 1 1 1 ! I w iff OR 3. T CONTRACT SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID \ \ 9 S3 � • I TF =gS6 .6 6 =52. I PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION \ \ \ \ \ \ - g , � � 9 \ - - \ a i O' 1 RESPONS ISLE RIR P ANY THE C DAMAGES TO TIE ADJACENT BE PR� T PROPERTIES OCCURRING \ ' Z �, \ l / ° ° f m 1 f DURING THE CONSTRUCTION PHASES THIS PROJECT. \ / 4. THE CONTRACTOR FAJT CONTACT ALL APPROPRIATE UTILITY COMPANIES AT I ° \ \ __ ` \ \ \ 9 $ / 'y y \ \ \ \ / LLOLATTON OF EAST 48 UTILITIE � IT T SHALL O BE E QNERESIL F I0.D lb -.11"109.111111111111111111■11111 \ o CONTRACTOR TD RELOCATE ALL UTILITIES WHICH CONFLICT WITH THE ' , \ 1 / PPROPOED IPROVENTS SHON O AN N THE PLS. THE LOCATIONS OF SMALL BE ' f SUT L E IE OE S CALL U-BO00- 25- 1166),THE CTRACTOR BY CALLING GOPHER / 1 / / 5, SAFETY NOTICE T O CONTRACTORS. IN ACCORDANCE WITH GENERALLY ACCEPTED G =957.5 G =957.0 G =9565 \ 1 CIINSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON TIE JOB SITE, INCLUDING SAFETY OF ALL \ TF =957.8 =957.3 TF =56.8 G = 2 \ LL =949.8 \ 949.3 LL 9 • 28 .3 1 I I / / 1 / RELMJIREiEN�V T P ILL �PPI Y CONTINUOUSLY A BE DOTTED TO H$RMM \ \ 4 • 7F =9 55 . 3 J 6 . 6 f 1 WIIRKING HORS THE DUTY OF THE DDGONEETR OR THE DEVELOPER TO CONDUCT FB ' 521 CONSTRUCTION REVIEW LF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED } \ � � �- � LL• LLt947.3 2\6 ! / TO INCLUDE REVIEW [F THE ADEQUACY ON 7}E C[TRACTOR'S SAFETY / MEASURES IN, ON ER NEAR TIE CONSTRUCTION SITE. - / c , 5 > >' ` 4°a , i j j / I 6 THE C'O OJNTRACTO2 SHALL BE RESPONSIBLE FIIR PR11VIDING AND MAINTAINING • +, 1 TRAFFIC CTR0.SUCH A DEVICES SH AS BARRICADES, WNING SIGNS, \ � �,nou• ra� IN Iv l f , Ur 1 1 rn p / ( RM'FI V _ HECESSARY. FLAGMEN TRAF'F1C CONTROL C DE ON VI S SHALL CONFORM O 0` a cs, \ \ 12 411 1 „' , I 1 / t/ APPROPRIATE MIMESOTA DEPARTMENT TRANSPORTATION STANDARDS. / ) A YD I + '�, � . ` \ ,•1 ! f f b - - ` \ 7, THE CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION l ACTIVITIE TO AREAS DESIGNATED ON TIE PLANS. 1 1 . t �� I / - A :... 1 8. ALL SOIL TESTING SHALL BE COMPLETED BY THE OVNER'S SOILS ENGINEER \ V. �\ rev 9J TR -455. + G =957.1 I , I L THE CONTRACTOR SHALL BE RESPONSIBLE FER C1 DONATING ALL REQUIRED • . � ' . a a 3 \ SOIL TESTES AND INSPE WITH THE SOILS ENGINEER. 5 TR.955.3 ° �' Q 7.¢ \ , 9. THE SITE HAS KIT NECESSARILY BEEN DESIGNED TO BALANCE THE ON-SITE \ _ Inv =934.08 \ /TJ \, MATERIALS, AFTER THE SITE GRADING IS COMPLETE, IF EXCESS SOIL MATERIAL / ( `� I,L.e953.4 g' 2.9 ` ` t 1 \ EXISTS, TIE CONTRACTOR SHALL DISPOSE O F ALL EXCESS SML MATERIAL � \ d �• 0 .•• W . v _ \ \ OF -SITE IN A MANNER ACCEPTABLE TO THE OWNER AND THE REGULATING .„_\ � „ .o `� • .."9%,.. ;j = -955 \ \ \ \ \ / 10. THE EXISTING TOPSOIL ON THIS SITE VARIES IN DEPTH IT IS THE Wig \ - -_ � TR -555.1 933. ' --I \ / CONTRACTOR'S RESPONSIBILITY THAT ALL SURFACE VEGETATION AND ANY mv 945.08 � �9J� \ I TOPSOIL OR DOER LOOSE, SOFT OR OTHERWISE UNSUITABLE MATERIAL BE .-- \ / T R.955. 8 ) ` �' \ �5 \ \ \ / EMBANKMENT. FROM BUILDING PAD AREAS PRIOR TO PLACEMENT OF ANY / • Inv -945. �' _._ 119'r�' \ , • 11. EMBANKMENT MATERIAL HNOT PLACED 114 THE BUILDING PAD AREAS SHALL BE / G =957.3 �955 rd `� \ _� 949 j \ \ COMPACTED IN ACCORDANCE VITH THE REQUIREMENTS OF THE QUALITY 16;f1 D21 �• \ , (!1n1,L I nv�•94 9.0 - 952 \ / CO7PACTIEN METHOD AS OUTLINED IN MN/DOT 2185.3F2 ER AS DIRECTED BY / \ G =957.5 1F =957,6 G:g5j3� .7 4 h / THE SOILS ENNGINEER. LL-949.6 • �� \ Ail L \ �� 12. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS TF =957.8 95j • ♦ P. D / _ c \ \ SHALL BE [[PLOTTED AS REQUIRED BY THE SOILS [urI EEG- EMBANKMENT -- \ \ \ LL - 949 . 8 � s G1 I Al '1 \ �\ \ FE$ v= 946.66 f q �nv��9�28 / MATE TID B T HE IN THE EBUILDIN PAD AREA SHALL BE COMPACTED AS �� R -956.1 `A1 ►QS y \ \ `\ \ \ \� 7 13. TOLERANCES. \ /1 X957.1 1 ` s> In - 944.75 , \ \ \ .1 \ 30 / \ S In - • 7.40 SE L `fl / � 2 / Ag FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED BY THE NGINEE '9 9 •, �e \ \ \ \ � \ i 1 n.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0 T LOT A \ \ \ bTP T R OR SHALL BE GRADED 111 PLUS MINUS M OF INCH T SPECIFIED 5 \ \ \ \ W \ \ \ \ 1 ^ /\ • \\ 14. ALL UNSIJRFACED AREAS ARE TO IMODIATELY RECEIVE FOUR O� ti+ \ Water Elevotio \ \ r INCHES IF TOPSOIL, SEED AND MULCH AND BE WATERED UNTIL A HEALTHY \ \ -} \ � s I RiM -9�� \ 6/04/12 O' STAND GRASS IS OBTAINED. N \ ) Inv-95o. t �• \ • \ k \ 15. PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE. \ \ \ N ' •� Im \ \ \ \ \ \ \ \ \ 950.0 SHALL T CONTRACTOR SLL PROVIDE DEVATERING AS REQUIRED TO COMPLETE THE \ \ \ \ 1 8.a`\ 4 /1,1 \ \ \ \ 100 51.5 17. B BUILDING PADS SHALL BE CLNSTRUC ED T14 ENTIRELWIDTTH ENGINEER. THE \ \ a j d • / t ,`L . TR -9 .4\. \ 18. VERIFY ALL SEVER SERVICE INVERT ELEVATIONS PRIOR TO CONSTRUCTING \ \ \ \ °�g5 � $ YJ nv.9 6• \\ \ \ \ OP HOMES AT ELEVATIONS AS PROPOSED ON GRADING PLAN. \ \ k \ +_ / X4 9 � \ \\ \ COSSING OF 74TH \ \ a\ \ 19. SR OE ONTHAT EET TO LOCATI THAT LOCATIOIN { ADEQUATELY PROTECTED \ N \ \ yG ` \ ` ■ \ \ TO MINIMIZE DAMAGE TO THE EXISTING PAVEMENT L CURB. \ \ \ \ 9 S i �6. . aw \ \ \ / / .p / •, ,' \ ` \ \ \ \ \ CAUTION NOTES. \ s l 1 tI � 5 1 \ I I ( \ \ \ / � \ / / �R 9 4 8. , , \ 1 \ \ \ \ 952 \ _ THE IT TRACTOR IS SPECIFICALLY IFC UTILITIES AS sHOVN THAT THESE PLANS LOCATION AND/OR N ON \ \ \ V , \ f� / � \ / \ S RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, \ - �/ / \ 8.P \ MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION 1S NOT TO BE RELIED ON AS \ \ \ \ \ \� / E {,eC,n9 HaJSa \ \\ \ \ BEING EXACT OR COPLEFE I \ \ \ \ / r o \ �" THE CONTRACTOR MUST CONTACT ALL THE APPROPRIATE UTILITY COMPANIES AT N \ TR - 954. 1P \ p � __ LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF \ \ \ Inv�45 T:1�56 / CO \ _ ___ UTILITIES, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE \ \ 1 \ / - �, / / I I S I ALL EXISTING UTILITIES VIOCH CONFLICT VITH THE PROPOSED IMPROVEMENTS ` \ \ \ / / _ ` N - - SHEVN ON THE PLANS. THE LOCATIONS CIF SMALL UTILITIES SHALL BE [OBTAINED BY \ ` THE CONTRACTOR BY CALLING GOPHER STATE ONE CALL AT 800- 252 -1166 OR r" -- ------ -AO 651- 454 -0002. WPM -a: . • Chi • u e„yn -•,ny •Lon a Planing hereby - that peon. .:.. -.1, .._. PROJECT NO: CAMPION MO Peon• Crew, C 1,8..4 a report M• been prepo d M m• a KITTREDGE CROSSINGS 11TH ADDITION Q 1 ENGINEERING P.O. Sox 249 mar IM &WS - en and net GRADING PLAN .7 1 - Yopla Ptah, YR 5173(1 1 • 1.TR•lald r. 2 -� I I m SERVICES, INC. 7"s-47n-51n • + P1 °f E91O•er i z The Shelard Group, Inc a � �� = E- 8. - V For 703- 479 -4242 ///'<'..-"•:4,..- ' tom- r�' Ya9: :,,,... _u<. ,,,,E, _ OTSEGO, MN SHEET NO. 6 OF 8 SHEETS 06i12/12 8 7 o < no <^ o J ❑O W ❑ N } <: wp <o 6JQYiE 6F46:1 C d a w §.n O .O 8 ' J IA , o pz< p� .toa . au : za < a u b zo a w J os n < � o ° ° ❑ -e- d J W m . 3 u 8 W oz Sri u r F5' 0 �3 W GG- < K i- S �E �.w S�; _ } *{ ,. : 2 oc , < } °n z b q1 w 6 u•• SE d °$ � � P. < s� - � b A .- 1 $ zF w$ s z i! i n: > 4_J € u d Y o < �w W o 1 D „9 < iJ n a D : h I < K e 17u'� p s �< 76 c5 o2 „ g -# Z (n F. < � O D�i w0 F-U G tL � 1-. W K�t Glt�� U 'rj'd � i O <•J' KZ< <, z �Firuz b ojo u, .- q 2.t . O ii x'! 1+1- -c t 3 < . , (t W 3 Q J❑ -. < -. 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ROUND ALL SLOPED APPROX. 10:1 LO GRADING GRADE INTERSECTIONS TOP OF CURB CONTROLLED FILL (PER FHA /HUD 79G) IL - !~ I 5' TOP OF STABLE SUBSOIL (PER SOIL ENGR.) .. 15.0 . 3M _ 5.0 5.0 _ TYPICAL FULL BASEMENT ELEVATION OF RAMP .. ' . . ..' ...*- — • ' • I W/LOOKOUT WINDOWS (LO) OR MODIFIED LOOKOUT (MLO) 5' 4 "` ) CURB OR CURB -- I r 4" THICK, 5' - WIDE GUTTER DESIGN STREET CONCRETE SIDEWALK ON GRADE SUBGRADE L R/W 1/2" PREFORMED CONCRETE WALK CONCRETE SIDEWALK 25' So• 20' JOINT FILLER AASHTO M213 SECTION A —A '5 1, ADA REQUIRED TRUNCATED DOME AREA SHALL BE CAST IRON INSERTS s AND SHALL COMPLY WITH Mn /DOT STANDARD PLATE NO. 7036F. )1 • -1 Y , TOP OF BITUMINOUS \ , J v L !! PRECAST TRUNCATED DOME INSERTS SHALL BE OARK GRAY IN COLOR TO v • I �.• / MATERS VISUALLY CONTRAST WITH THE ADJACENT SIDEWALK. THE CURB �` ! MnDOT 5612 ADJACENT TO THE TRUNCATED DOME INSERTS SHALL HAND FORMED �' CONCRETE II CURB AND - "T---.._________ SUCH CH THAT ND GAP EXISTS OF S AS A RESULT OF THE CUR VATURE OF THE B MIN r ACK OF CURB. ILE 12 - FINISHED SURFACE ELEV. AT HOUSE 2. VARIES WITH CURB HEIGHT. EXAMPLE SHOWN 15 FOR 6" CURB HEIGHTS. •— 1.5' HOLD DOWN FROM GARAGE ELEV. USE ONLY FOR PRIVATE DRIVEWAYS, PARKING LOTS, AND MEDIANS GRADING GRADE 0.5' TOPSOIL PEDESTRIAN CURB RAMP NOTES: CONTROLLED FILL PER F No SCALE TOP OF STABLE SUBSOIL HA/HUD ER SOIL ENGR.) APPROVED 1. ONCE CURB AND GUTTER ARE INSTALLED, PLACE SILT FENCE 4' "r` cr STANDARD PLATE NO. BEHIND BACK OF CURB. EROSION CONTROL BLANKET SHALL BE REVISED OTwE i... GO `� 701 PLACED IN SPACE BETWEEN SILT FENCE AND BACK OF CURB. TYPICAL RAMBLER /FULL BASEMENT (FB) FEB 2006 ON DR MAT ante Roo 2. USE SUITABLE MATERIAL TO BACKFTLL AREA BEHIND CURB. OR SPLIT ENTRY (SE) MNDOT B612 CONCRETE CURB & GUTTER 12 CUT Dox r — DR ADAJST — R/W DO ctn. FASTFASTEN PLASTIC COVER SECURELY 7D ' .N.ARn. i CURD Box H 25 50' 20' 5' MIN. LENGTH POST 34 BOX NOTE: AT 4' MAX. SPACING CURB BOXES FOR Au SMVKZS P0 71 BEING 94A[L BE TD 1' BELDW GRADE. GEOTEXTILE FABRIC BCO� MAY Of MIDI w OFF. a nunc� r FABRIC ANCHORAGE TRENCH. ■ - L. COVER SECURELY TO BOX DIRECTION OF 9 BACKFlLL WITH TAMPED �. 5 ." 1 RUNOFF FLOW • NATURAL SOIL 3 \ II , M D WARM SOME • MI 10 ri 2 6 6• FINISHED SURFACE ELEV. AT HOUSE • N g t aU S MIN I — 2' HOLD DOWN FROM GARAGE ELEV. d GRADING GRADE 0.5' TOPSOIL CONTROLLED FILL (PER FHA/HUD 79G) WAS Lam TOP OF STABLE SUBSOIL (PER SOIL ENGR.) SILT FENCE DETAIL WATER SERVICE LOWERING — SP — SF DENOTES SILT FENCE TYPICAL FULL WALKOUT (WO) OR SPLIT ENTRY WALKOUT (SEWO) 1 7!30/12 PER CITY REVIEW Der* that I - - N • ua E ro ... o •L. M Planing .nby Dern4 p , .P.d6coJ PROJECT ND: CAMPION I= Pt:~ Creek Carrier, ea m been prapored by ma or mix' my ° � that IA KITTREDGE CROSSINGS 11TH ADDITION DETAILS ENGINEERING P.O. 240 i F : �.n..e anaEoB..r 12 -011 Morn, 3 , 4 - 2, _ * t i th e r 6 • �,MI ? The Shelard Group, Inc NEL LATE DERWIN SERVICES, INC. V 4 2 % �,..•.� /`�. i _�, P ' REV6�Id E - Fme Mct � n+DbnOCanPbmq.com /Marna � j F - Uc, 1090 'ice; OTSEGO, MN SHEET NO. 8 OF 8 SHEETS 06/12/12