2020-07-28 Planning Commission Meeting Agenda PacketAuxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less
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CITY OF MENDOTA HEIGHTS
PLANNING COMMISSION MEETING
TUESDAY, JULY 28, 2020
7:00 PM- Mendota Heights City Hall
1101 Victoria Curve
Mendota Heights MN 55118
1. Call to Order / Roll Call
2. Approve the June 23, 2020 regular meeting minutes
3. Public Hearings
a. Case No. 2020-14: Critical Area Permit and Conditional Use Permit for a new
single-family dwelling, located at 1217 Victoria Curve. Calvin Tran w/ Tempo
Homes - Applicant & Vinh Truong - Owner
b. Case No. 2020-15: Preliminary Plat, Critical Area Permit, Conditional Use
Permit and Variances for new subdivision to be titled Valley View Oak 3rd
Addition, generally located at the NW Quadrant of Victoria Curve and Glenhill
Road. Michelle Culligan – Applicant (acting on behalf of Larry & Mary
Culligan – Owners)
4. Staff Announcements / Update on Developments
5. Adjourn Meeting
June 23, 2020 Mendota Heights Planning Commission Meeting Page 1 of 12
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES
JUNE 23, 2020
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, June 23,
2020 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Chair Mary Magnuson, Commissioners John
Mazzitello, Patrick Corbett, Michael Toth, Brian Petschel, and Andrew Katz. Those absent:
Commissioner Litton Field.
Approval of Agenda
The agenda was approved as submitted.
Approval of May 26, 2020 Minutes
COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER MAZZITELLO,
TO APPROVE THE MINUTES OF MAY 26, 2020
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETTT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
Hearings
A) PLANNING CASE 2020-10
FRED AND BEVERLY PETERSON, 1770 DODD ROAD – PRELIMINARY PLAT
Community Development Director Tim Benetti explained that Fred and Beverly Peterson are
seeking preliminary plat approval to replat their property into three separate lots. The subject
property is generally located on the east side of Dodd Road, mid-block between Marie Avenue to
the south and Hidden Creek Trail to the north. Property is addressed as 1770 Dodd Road and the
plat’s title is proposed as “Moehn Addition”. Hearing notices were published and mailed to all
properties within 350-ft. of the site; comments were received that will be read as part of the public
hearing.
June 23, 2020 Mendota Heights Planning Commission Meeting Page 2 of 12
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
Staff reviewed the available actions the Commission could take.
Commissioner Mazzitello asked if these two applications run together or whether these are two
separate actions.
Community Development Director Tim Benetti explained that without the variance the two lots
would not be able to be platted in this manner.
Commissioner Katz asked if this would create two new flag lots.
Community Development Director Tim Benetti stated that technically these would not be flag lots
because they do not provide a dedicated or attached access strip to Dodd Road. He explained that
frontage of each of these lots would only be on the private drive.
Commissioner Katz asked if there has been discussion to turn the driveway into a new street.
Community Development Director Tim Benetti stated that was not discussed. He stated that it
was recommended by previous staff in 1991, when considering the Pine Creek Estates
development to the north, to have a public road dedicated between both properties, but that would
have required a much wider road system with a large cul-de-sac at the end, which would have
impacted both sides of the properties. He stated that because the Petersons did not want to develop
in 1991, the Pine Creek developer offered to provide a joint driveway agreement that would serve
all properties along the private drive and allow Peterson’s to develop in the future. He stated that
widening the private drive would assist in fire safety access.
Commissioner Petschel asked if there is any way a private drive could be differentiated from a
private driveway.
Community Development Director Tim Benetti stated that this would be looked at as a private
driveway as it does not meet the requirement of a private roadway. He stated the opportunity to
install a wider private roadway or public roadway was squandered when they allowed Pine Creek
to develop in the 1990’s.
Commissioner Mazzitello asked the narrowest roadway in the city.
Public Works Director Ryan Ruzek commented that there is an alley that serves the homes on
Valley Curve Road, which would probably be the narrowest. He provided some other examples
of narrow roads but was unsure of the widths.
Commissioner Mazzitello commented that Mendota Heights has a few private roads, mostly within
townhome communities that are owned and maintained by the association. He stated that the last
private road was constructed in 2003 within public right-of-way. He agreed that half of the right-
June 23, 2020 Mendota Heights Planning Commission Meeting Page 3 of 12
of-way should have been platted with the original development with the remainder platted with
this but acknowledged that did not occur.
Commissioner Katz asked who would pay for the maintenance of the private driveway.
Community Development Director Tim Benetti stated that this would stay a private driveway that
would be shared by the property owners that abut the driveway and therefore the City would never
maintain or plow the driveway. He stated that the property owners would need to agree to an
agreement for maintenance that will be memorialized through the development agreement.
Chair Magnuson asked the narrowest roadway width necessary for two cars to pass.
Public Works Director Ryan Ruzek commented that two 11-foot lanes with an additional two feet
for reaction. He commented that there are some streets in Mendota Heights that are 20 feet wide,
which is the narrowest width allowed under Fire Code.
Chair Magnuson asked the difference between a private drive and alley.
Community Development Director Tim Benetti reviewed the definition of an alley, which
separates the back of lots; and Public Works Director Ryan Ruzek confirmed that an alley is
constructed in public right-of-way.
Chair Magnuson referenced Finding-of-Fact J, which states that the driveway must be widened to
20-feet in width. She noted that while she does not disagree with that, it does not match the 16-
foot width proposed.
Community Development Director Tim Benetti stated that if a 16-foot-wide driveway were
provided and the homes were sprinkled, the Fire Department would accept 16 feet. He stated that
if the sprinkler systems were not installed, a 20-foot driveway would be required.
Commissioner Toth asked why lot two is the smallest lot.
Community Development Director Tim Benetti stated that the original plat had the wrong area and
dimensions. He stated that the consultant had to revision the plat to ensure that the lots meet the
size requirements. He stated that he recommended that lot three maintain 100 feet of frontage to
the private driveway.
Commissioner Toth referenced the driveway that would be shared by lots two and three and asked
if that would be asphalt or class five.
Community Development Director Tim Benetti stated that the driveway would be asphalt; and
further stated concrete would also be allowed, but class five would not be allowed.
Jon Faraci, of Lake and Land Surveying, representing the applicants, stated that he has an
agreement, covenant to construct a joint driveway, which was signed in 1992. He stated that he
has easements from the Walkers and Petersons for ingress, egress, and utilities. He noted that the
June 23, 2020 Mendota Heights Planning Commission Meeting Page 4 of 12
agreement also addresses the shared costs. He explained that the Petersons originally did not want
to develop their property in the 90s and wanted to enjoy it privately. He stated that the Petersons
are now reaching retirement and would like to develop the property and use the proceeds to enjoy
their retirement.
Chair Magnuson opened the public hearing.
Community Development Director Tim Benetti read aloud the written comments that were
received prior to the meeting, which will be incorporated into the record, from property owners at
1771 Dodd Road, 1781 Dodd Road, 1780 Dodd Road, 1769 Dodd Road, 1768 Dodd Road, and
663 Marie Avenue (written comments attached hereto).
Chair Magnuson asked for a motion to close the public hearing.
COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO
CLOSE THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETTT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER KATZ, TO
RECOMMEND DENIAL OF THE PRELIMINARY PLAT OF MOEHN ADDITION, ALONG
WITH A VARIANCE TO ALLOW TWO OF THE THREE LOTS IN THE PROPOSED
SUBDIVISION TO NOT HAVE FRONTAGE ALONG A PUBLIC ROADWAY SYSTEM,
AND FOR THE PROPERTY LOCATED AT 1770 DODD ROAD, BASED ON THE FINDINGS
OF FACT THAT CONFIRM THE APPLICANT FAILED TO MEET THE BURDEN(S) OF
PROOF OR STANDARDS IN GRANTING OF THE VARIANCE REQUESTED HEREIN.
Chair Magnuson called for discussion on the motion.
Commissioner Mazzitello commented that he understands the intent of the applicant, noting that
the agreement from 1992 makes things grey. He stated that in order to issue a variance, three
criteria must be analyzed and met in order to meet the practical difficulties, with No. 1 being the
property will be used in a reasonable manner not otherwise permitted by the zoning ordinance, and
stated the commission can discuss what is reasonable, but that is not the one he is focused on here.
The third is whether the variance will alter the essential character or locality of the neighborhood,
and since we can see what is completely developed around this site and what is being proposed
under this plan, this should not necessarily alter the character of the neighborhood. Commissioner
Mazzitello concluded by stating he is focused on Criteria No. 2, the plight of the owner is due to
circumstances unique to the property, not created by the property owner. In 1991 there was a plat
June 23, 2020 Mendota Heights Planning Commission Meeting Page 5 of 12
approved to the north and an agreement in 1992 that the current owner was a party to, and the
practical difficulty being presented that there are no options for the two lots (in this proposed plat)
was actually created by the owner, so he thinks the application does not meet said criteria; and
therefore a reason for denial.
No other comments or discussion were added by the commission.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETTT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL NAY
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
Motion passed 5 to 1 in favor. Chair Magnuson advised the City Council would consider this
application at its July 7, 2020 meeting.
B) PLANNING CASE 2020-11
JOHN COSGRIFF, 1875 HUNTER LANE – PRELIMINARY AND FINAL PLAT
Community Development Director Tim Benetti explained that John Cosgriff is requesting
consideration of a preliminary plat and final plat of a two-parcel combination to be titled “Cosgriff
Place”, located at 1875 Hunter Lane. Hearing notices were published and mailed to all properties
within 350-ft. of the site; no comments or objections to this request were received.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
Staff recommended approval of this application based on the findings and with conditions.
John Cosgriff, applicant, stated that he was available to answer any questions.
Commissioner Mazzitello referenced the existing plat, which includes a lot to the north. He asked
what would happen to that lot when this is replatted to Cosgriff Place.
Community Development Director Tim Benetti replied that lot to the north would remain as a part
of the existing subdivision that it belongs to.
Chair Magnuson opened the public hearing.
Community Development Director Tim Benetti stated that no comments were received prior to
tonight’s meeting for this case.
June 23, 2020 Mendota Heights Planning Commission Meeting Page 6 of 12
Chair Magnuson asked for a motion to close the public hearing.
COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER CORBETTT, TO
CLOSE THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO
RECOMMEND APPROVE OF THE PRELIMINARY PLAT AND FINAL PLAT OF
COSGRIFF PLACE, WITHOUT ANY ADDED CONDITIONS AND/OR FINDINGS OF FACT,
AS THOSE WERE ALREADY ESTABLISHED AND CONFIRMED IN THE LOT LINE
ADJUSTMENT REQUEST UNDER PLANNING CASE NO. 2020-02.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
Motion passed 6 to 0 in favor. Chair Magnuson advised the City Council would consider this
application at its July 7, 2020 meeting.
C) PLANNING CASE 2020-12
VERIZON WIRELESS, 1060 DAKOTA DRIVE – CONDITIONAL USE PERMIT
Community Development Director Tim Benetti explained that Verizon Wireless is seeking a
conditional use permit for new wireless/cellular antenna equipment to be installed on top of the
existing Deerwood Bank facilities, located at 1060 Dakota Drive. Title 12-1D-4 of the Code
requires conditional use permit approval for wireless antennas and related equipment installations,
subject to conditions. Hearing notices were published and mailed to all properties within 350-ft.
of the site; comments were received that will be read as part of the public hearing.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
June 23, 2020 Mendota Heights Planning Commission Meeting Page 7 of 12
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Toth asked which other locations were considered for this project.
Karyn Acevedo of TechScape Wireless, consultant for the applicant, Verizon Wireless, stated that
this was the only location that would work based on the locations of the existing sites. She
commented that this site is positioned centrally between the existing locations.
Commissioner Toth asked for background information on a tower that was discussed on the north
side of City Hall, near the police station.
Community Development Director Tim Benetti stated that in his four years he cannot recall
discussions of a tower on City Hall property.
Public Works Director Ryan Ruzek stated that he recalls previous discussions related to a tower at
City Hall and at Wentworth Park but noted that he was not a part of those discussions.
Commissioner Mazzitello commented that the applications were over one decade ago and were
ultimately denied by the City Council.
Chair Magnuson asked if the highest point would measure 41.5-foot height.
Community Development Director Tim Benetti confirmed that is the overall proposed height of
the antennas on top of the building. The antenna structures are planned to be no higher than 15-
feet above the flat roof line, per City Code.
Chair Magnuson opened the public hearing.
Community Development Director Tim Benetti read aloud written comments received from
residents at 1075 Mary Adele Avenue and 1044 Dakota Drive, and summarized verbal comments
received from Uba ?, the operator/owner adjacent business Minnesota Childcare Center, regarding
her concerns of potential radiation or cell radio waves affecting the health and safety of children
next door (written comments attached hereto).
Chair Magnuson asked for a motion to close the public hearing.
Chair Magnuson asked the applicant if there have been any studies related to radio waves/radio
activity relative to the towers.
Ms. Acevedo replied that there are studies that have been completed with results on either side of
the issue. She provided details on the FCC Telecommunications Act and required licenses that
require operators to operate within the safety thresholds.
Commissioner Toth commented that these are panels on top of a rooftop that will not extend above
14 feet 5 inches from the rooftop. He stated that it appears the panels will be proportionately in
June 23, 2020 Mendota Heights Planning Commission Meeting Page 8 of 12
the middle of the building; therefore, they should not be visible for those walking or driving in the
area.
Community Development Director Tim Benetti stated that the intent is to ensure the panels are
unobstructed, therefore there will most likely be some visibility of the structure on the roof to some
degree, but it would depend on the perspective.
Commissioner Corbett stated that in the picture in the staff report it appears that there is a landmark
or structure on the roof that is visible in one of the site pictures.
Community Development Director Tim Benetti confirmed that could be a dish antenna, or part of
the air conditioning unit or vent stack.
Commissioner Corbett commented that the panels will most likely be twice as high as the existing
equipment on the roof.
Commissioner Toth referenced the FCC rules and asked how close antennas can be to existing gas
stations, using the example of possible lightning strikes to an antenna.
Ms. Acevedo replied that the towers are grounded and have lightning rods. She stated that she has
never heard of a situation of that nature happening and could not imagine that there would be an
impact to a gas station nearby.
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER TOTH, TO
CLOSE THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER MAZZITELLO,
TO RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT FOR THE
PROPOSED CELLULAR/WIRELESS COMMUNICATION EQUIPMENT AT 1060 DAKOTA
DRIVE WITH THE CONDITION THAT THE APPLICANT ABIDES BY ALL
REGULATIONS IN TITLE 12-1D-4 OF THE CITY CODE.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
June 23, 2020 Mendota Heights Planning Commission Meeting Page 9 of 12
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
Motion passed 6 to 0 in favor. Chair Magnuson advised the City Council would consider this
application at its July 7, 2020 meeting.
June 23, 2020 Mendota Heights Planning Commission Meeting Page 10 of 12
D) PLANNING CASE 2020-13
LDK BUILDERS, 638 IVY FALLS AVENUE – CONDITIONAL USE PERMIT
Community Development Director Tim Benetti explained that the applicants are seeking a
conditional use permit to allow construction of a new single-family dwelling three feet above the
previous dwelling structure. Hearing notices were published and mailed to all properties within
350-ft. of the site; one comment was received that will be part of the public hearing.
Community Development Director Tim Benetti provided a planning staff report and a presentation
on this planning item to the Commission (which is available for viewing through the City’s
website).
Staff recommended approval of this application based on the findings and with conditions.
Commissioner Toth asked if the grade change would change in any way that would impact the
runoff received by the adjacent neighbor or whether that would remain the same.
Community Development Director Tim Benetti stated that there will be some slight changes on
the east side. He stated that staff is aware of issues with the property to the east and this request
will ensure that this site handles its own drainage, noting the diagram showing the flow for this
property. He stated that the applicant is also placing drain tiles that would tie into the City storm
system.
Chair Magnuson opened the public hearing.
Community Development Director Tim Benetti summarized verbal comments received from the
neighbor to the west that will be a part of the record. He stated that the applicant will work with
the neighbor to resolve any concerns.
Chair Magnuson asked for a motion to close the public hearing.
COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER KATZ, TO
CLOSE THE PUBLIC HEARING.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO
RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT FOR LDK BUILDERS,
INC. TO RAISE THE PROPOSED SINGLE-FAMILY DWELLING BY THREE FEET FROM
June 23, 2020 Mendota Heights Planning Commission Meeting Page 11 of 12
THE PREVIOUS DWELLING’S ELEVATION, BASED ON THE FINDINGS OF FACT OF
SUPPORT, AND SUBJECT TO THE FOLLOWING CONDITIONS:
1. THE PROPOSED SINGLE-FAMILY DWELLING FIRST FLOOR ELEVATION
SHALL BE CONSTRUCTED NO HIGHER THAN THE PROPOSED FIRST FLOOR
ELEVATION OF 937.3 FEET AS NOTED ON THE SURVEY FROM SATHRE-
BERQUIST, INC., DATED MAY 29, 2020.
2. THE PROPOSED DWELLING SHALL BE CONSTRUCTED IN COMPLIANCE WITH
ALL APPLICABLE AND OTHER CITY CODE AND MINNESOTA STATE
BUILDING CODES.
3. THE APPLICANT SHALL OBTAIN A REVISED AND APPROVED BUILDING
PERMIT PRIOR TO ANY RESUMPTION OF EXCAVATION OR CONSTRUCTION
ON THE NEW DWELLING STRUCTURE.
4. ALL GRADING AND CONSTRUCTION ACTIVITIES AS PART OF THE PROPOSED
DEVELOPMENT SHALL BE IN COMPLIANCE WITH APPLICABLE FEDERAL,
STATE, AND LOCAL REGULATIONS AND CODES, AS WELL AS IN
COMPLIANCE WITH THE CITY’S LAND DISTURBANCE GUIDANCE
DOCUMENT.
5. RESIDENTIAL CONSTRUCTION HOURS ARE 7 A.M. TO 8 P.M. ON WEEKDAYS
AND 9 A.M. TO 5 P.M. ON WEEKENDS. THESE WORK HOURS SHALL BE
STRICTLY ADHERED TO BY THE APPLICANT/OWNER AND ALL
CONTRACTORS WORKING ON THE PROPERTY.
6. APPROVAL OF THE CONDITIONAL USE PERMIT IS CONTINGENT UPON CITY
COUNCIL APPROVAL OF THE APPLICATION AND CORRESPONDING SITE
PLAN. IF THE CUP IS APPROVED BY THE CITY COUNCIL, THE APPLICANT
SHALL OBTAIN A REVISED BUILDING PERMIT FOR CONSTRUCTION OF THE
PROPOSED DWELLING WITHIN ONE YEAR FROM SAID APPROVAL DATE.
A ROLL CALL VOTE WAS PERFORMED:
COMMISSIONER CORBETT AYE
COMMISSIONER TOTH AYE
COMMISSIONER MAZZITELLO AYE
COMMISSIONER PETSCHEL AYE
COMMISSIONER KATZ AYE
CHAIR MAGNUSON AYE
Motion passed 6 to 0 in favor. Chair Magnuson advised the City Council would consider this
application at its July 7, 2020 meeting.
Staff Announcements / Updates
Community Development Director Tim Benetti gave the following verbal review:
• Planning Case 2020-09 – the applicants withdrew their application therefore the request
did not go before the Council. The applicants are working on new plans.
June 23, 2020 Mendota Heights Planning Commission Meeting Page 12 of 12
• Some Commission members have outstanding stipend checks that have not been cashed
and the Finance Director is requesting that those checks be cashed. If Commission member
do not wish to receive a stipend check, that request can be made and the stipend can be
donated to the City.
Adjournment
COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO
ADJOURN THE MEETING AT 8:39 P.M.
AYES: 6
NAYS: 0
Mendota Heights Planning Commission,
Regarding Case No. 2020-10,
My wife and I are homeowners on Marie Ave, with a property adjoining 1770 Dodd Road. In so far as
any development on this site adheres to federal and local laws regarding the protection of responsible
stewardship of wetlands and environmental resources, I support the proposed replat.
In the years to come, the Twin Cities metropolitan area is facing a harmful housing shortage, largely a
result of overzealous municipal zoning laws. I am not an expert in the fields of economic or urban
planning, but I know enough to state confidently that housing shortages impeded economic growth,
while harming the social fabric of the community. Economists and sociologists have documented the
following specific negative externalities we can expect as the shortage worsens:
- Runaway inflation of housing costs
- Increased incidence of homelessness
- Slower economic growth
- Reduced economic productivity
- Housing and economic outcomes which disproportionately hurt minority communities
- Severe market distortion
For this reason, as a community, we should at the very least be maximizing land use under the existing
zoning code. In an ideal world, we would look at changing the existing code to allow for targeted,
intelligent, sustainable redevelopment which respects the character of the community, however I
understand that reforming the zoning code is beyond the scope of this hearing. Yes, in my back yard.
Your neighbors,
Curtis Johnson and Katelyn Rousse
From:Tim Benetti
To:Tim Benetti
Subject:FW: Contact City Hall (form) has been filled out on your site.
Date:Wednesday, June 17, 2020 7:26:00 AM
-----Original Message-----
From: Please Do Not Click Reply [mailto:support@govoffice.com]
Sent: Tuesday, June 16, 2020 12:34 PM
To: cityhall <cityhall@mendota-heights.com>
Subject: Contact City Hall (form) has been filled out on your site.
Your Site has received new information through a form.
Form: Contact City Hall
Site URL: www.mendota-heights.com
-------------------------------------------------
First and Last Name: John Buri
Email Address: jrburi@stthomas.edu
Phone Number: (651)253-3132
Comment or Question: I am contacting you to say that I am opposed to the construction of a new cell phone tower
behind our current property at 1075 Mary Adele. When we moved to Mendota Heights (from Saint Paul), we were
seeking a "more country feel" without leaving a general urban environment. We found that here in Mendota
Heights. It seems that there are many other locations where a new cell phone tower could be built without
disrupting such a serene neighborhood.
From:Tim Benetti
To:Tim Benetti
Subject:FW: Contact City Hall (form) has been filled out on your site.
Date:Wednesday, June 17, 2020 7:29:08 AM
-----Original Message-----
From: Please Do Not Click Reply [mailto:support@govoffice.com]
Sent: Tuesday, June 16, 2020 1:06 PM
To: cityhall <cityhall@mendota-heights.com>
Subject: Contact City Hall (form) has been filled out on your site.
Your Site has received new information through a form.
Form: Contact City Hall
Site URL: www.mendota-heights.com
-------------------------------------------------
First and Last Name: kathy buri
Email Address: kmburi@hotmail.com
Phone Number: (612)859-5849
Comment or Question: I would like to give my input into the proposed cell phone tower at the deer bank location.
We live at 1075 Mary Adele. The houses on my side of the street already have power lines running through our
front yards. It seems unfair to put a cell tower behind our back yards.
I propose another location so that four houses are not penalized in their front yards as well as behind our back yards.
Thank You!
Kathy Buri
From:twin28645@aol.com
To:Michael Toth; Patrick Corbett; Brian Petschel; Mary Magnuson; jrmazz@hotmail.com; Litton Field; Andrew Katz;
Tim Benetti
Subject:VERIZON WIRELESS - DEERWOOD BANK
Date:Tuesday, June 23, 2020 1:38:05 PM
To Whom It May Concern,
My name is Theresa Curley Baum, and I am one of the owners of the property commonly known as 1044
Dakota Dr., Mendota Hts., MN, formally known as "Curley Furniture".
On June 18, 2020, I received a letter from the City in regards to Verizon wanting to put wireless
equipment on the roof of the Deerwood Bank at 1060 Dakota Dr.
This is a very serious topic, with possible side affects that could be very dangers. Therefore, I am asking
the City to table this issue for a month to do some studying; and to be able to attend a traditional meeting,
not a zoom meeting where those most affected will have no voice. Also this notice was not given in
adequate time for those people who have to fly in from Florida and Arizona. Please reschedule this for
next month.
I am requesting that Patricia Curley White (additional owner) receive notices on this property in the future,
as well as our tenant Ekramm Abdilahi.
*Patricia Curley White *Ekraam Abdilahi
13106 W. Lyric Dr. 105 Carmel Ave., #304
Sun City West, AZ 85375 West St. Paul, MN 55118
Thank You,
Theresa Curley Baum
2066 N. Ocean Blvd., #10SE
Boca Raton, FL 33431
cell: 630-417-6904
e-mail: twin28645@aol.com
Planning Staff Report
DATE: July 28, 2020
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case No. 2020-14
CRITICAL AREA PERMIT & CONDITIONAL USE PERMIT
APPLICANT: Tempo Homes (Calvin Tran) / Vinh Truong - Owner
PROPERTY ADDRESS: 1217 Victoria Curve
ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential
ACTION DEADLINE: August 28, 2020
INTRODUCTION
Calvin Tran with Tempo Homes, as the Applicant and acting on behalf of Vinh Truong, is seeking a Critical
Area Permit to construct a new single family dwelling on property situated in the Critical Area Overlay
District. City Code Section 12-3-5 requires a critical area permit (CAP) for all major development activities
requiring a building permit or special zoning approval in this overlay district. The Applicants also seek a
conditional use permit (CUP) to construct an oversized attached garage up to 1,475-sf. in size.
This item is being presented under a duly noticed public hearing process. A notice of hearing was published
in the Pioneer Press; and notice letters were mailed to all owners within 350-feet of the subject property.
The city has not received any objection or comments related to this application.
BACKGROUND
The subject property is 0.70 acres in
size, and located between Glenhill
Road and Hunter Lane (aerial/location
image - right).
The property is situated in the R-1 One
Family Residential zone, and is in the
Mississippi River Corridor Critical
Area overlay district. This is an
existing lot of record, which has been
vacant for a number of years.
In early 2019, the former owner of the
subject property was seeking to sell or
develop the property with a new
Planning Case #2020--14 (Tempo Homes) Page 2
single-family dwelling. As part of his pre-development preparation of this site, this owner requested
permission to do limited tree and brush removals on the property, consisting mainly of some overgrown
buckthorn trees, box elders, volunteer shrubs and other invasive vegetation. The owner wanted to clear an
area for a proposed house pad, along with a path for a driveway. The city council approved an
Administrative Critical Area Permit to complete this vegetation removal work by adopting Resolution No.
2019-21 (03/19/2019).
Earlier this year, the former owner sold this lot to Mr. Vinh Truong, who is now seeking to build this new
single-family dwelling on this parcel. The new home is scheduled to be a 3,142-sf. (total) two story, flat
roofed modern architectural style dwelling (see image – below).
The survey/site plan calls for the home to
have a setback of 132.5-ft. from the front
lot line. There is an additional 90-ft.
(approx.) of right-of-way boulevard
space from the front lot line to the curb
line of Victoria Curve. The other
setbacks are noted as 15.3 feet from the
east; 62.3-ft. from rear; and 20-ft. to the
west. The plan calls for a long driveway
to be installed off of Victoria Curve,
which leads a circular driveway pad
located in the front of the new home
(refer to image right – or full survey/site
plan attached hereto).
The proposed garage is designed with
two, 18’ x 8’ overhead garage doors.
Code limits garage doors to 36-ft. (lineal)
in length. Pursuant to City Code Title 12-
1D-3 Subpart C.1; residential dwellings
with an attached private garage are
allowed to have “more than 1,200 up to
1,500 square feet via a conditional use
permit. The Applicant is requesting to
provide a 1,475-sf. garage under this new
home plan.
Planning Case #2020--14 (Tempo Homes) Page 3
ANALYSIS
Critical Are Permit
According to Title 12-3-2 of the City Code, the purpose and intent of the Critical Area Overlay District is:
…to prevent and mitigate irreversible damage to this unique state, local, regional and national resource to
promote orderly development of the residential, commercial, industrial, recreational and public areas, to
preserve and enhance its values to the public and protect and preserve the system as an essential element
in the city's transportation, sewer and water and recreational systems…
The pertinent provisions of the Critical Area Overlay District that apply to this application are:
Section 12-3-5. Site Plan Requirements:
A: Site Plan Required: No building permit, zoning approval, or subdivision approval permit or
certificate shall be issued for any action or development located in an area covered by this chapter
until a site plan has been prepared and approved in accordance with the provisions of this chapter.
Section 12-3-8: Development Standards:
A. Objectives: The objectives of dimensional standards are to maintain the aesthetic integrity and
natural environment of the Mississippi River corridor critical area. These standards are designed
to protect and enhance the shoreline and bluff areas, as well as provide sufficient setback for on-
site sanitary facilities, to prevent erosion of bluffs, to minimize flood damage and to prevent
pollution of surface and ground water.
B. Structure Setbacks: All new structures shall meet the following minimum setbacks:
1. Setback from Bluff Line: No structure shall be constructed less than forty feet (40') landward
from the bluff line of the river.
2. Setback from Normal High Water Mark: No structure or road shall be constructed less than
one hundred feet (100') from the normal high water mark of any water body.
C. Height of Structures: All new structures shall be limited to the lesser of the underlying zoning
district regulations or thirty-five feet (35')
The subject property does not contain any bluffs or bluff impact zones. The subject property is situated
over 250-ft. from the nearest bluff impact zone under the current MRCCA-GIS mapping for the community,
which is located immediately to the west of the property ((red shaded areas – image below).
Planning Case #2020--14 (Tempo Homes) Page 4
There are no water bodies or features in or directly adjacent to the subject property. The nearest water body
(major) is Augusta Lake, which is located southwest of the subject property, and is well over 1,450-feet
from the closest corner of the lot. The next closest water feature is City Hall Pond directly to the east,
which sits approximately 830-ft. from this site.
Zoning Code limits the heights of homes to 2-stories, and 25-feet in overall or measured height. For flat
roofed dwellings, the uppermost point or projection of the roof is measured.
The construction of this new residential dwelling will comply with all standards and regulations of the
Zoning Ordinance. The Applicant must demonstrate the development of this site will not impact
neighboring residential properties, and must ensure that proper and positive drainage is maintained during
and after construction of the new home.
For all intents and purposes, approving this critical area permit and allowing construction of this new
dwelling should have little, if any effect upon the existing Mississippi Critical Area or the surrounding
neighborhood environment.
Conditional Use Permit
The proposed attached, private garage requires a conditional use permit (CUP) to exceed the maximum
allowed size of an attached garage in the R-1 District. Pursuant to City Code Title 12-1D-3 Accessory
Structures, Subpart C.1; residential dwellings are permitted to have one attached private garage up to 1,200-
sq. ft. in area, and provides an allowance for owners to request up to 1,500-sq. ft. by means of a CUP.
Under this request, the Applicant is seeking to provide a 1,475-sq. ft. garage.
Title 12-1L-6-E-1 of the City Code contains standards for reviewing a conditional use permit request, with
the following principles to be taken into consideration:
The effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands;
existing and anticipated traffic conditions including parking facilities on adjacent streets; and
the effect of the proposed use on the comprehensive plan.
In addition, City Code provides the following standards which must be met:
The proposed use will not be detrimental to the health, safety or general welfare of the community;
will not cause serious traffic congestion nor hazards;
will not seriously depreciate surrounding property value; and
the proposed use is in harmony with the general purpose and intent of the City Code and the
comprehensive plan.
The new garage proposed by the Applicant is designed to fit within the overall “squared” footprint of the
dwelling structure, and should easily accommodate the needs of parking personal vehicles and added
personal storage and equipment. All setbacks will be met under this plan.
Although the former owner did remove a number of trees and vegetation under the previously approved
Administrative Critical Area Permit, this new house project and driveway will necessitate the removals of
some additional trees and shrubs to accommodate this project. The Applicant identified all significant trees
6-inches or greater on the survey. The Applicant has indicated they will re-plant one new tree for every
significant tree 6” or more in diameter.
City staff believes the new single-family residential dwelling, with the oversized attached private garage,
will not be detrimental to the health, safety or general welfare of the neighborhood or the community; or
Planning Case #2020--14 (Tempo Homes) Page 5
cause any serious traffic congestion, hazards; or seriously depreciate surrounding property values. The
proposed dwelling appears to be in harmony with the general purpose and intent of the City Code and the
comprehensive plan; and the CUP as presented herein is supported and may be approved.
INTERAGENCY REVIEW
In addition to the public and private property owners within 350 feet of the subject parcel, public hearing
notices and application materials were sent to the following agencies for review and comment:
Minnesota Department of Natural Resources (MNDNR)
• Acknowledged receipt of the application; and have no objections or requested additional
information or conditions related to this development request.
ALTERNATIVES
1. Approve the Critical Area Permit and Conditional Use Permit request for 1217 Victoria Curve,
which would allow the construction of a new single-family dwelling with an oversized attached
garage, based on the findings of fact that the proposed project is compliant with the policies and
standards of the City Code with certain conditions; or
2. Deny the Critical Area Permit and Conditional Use Permit request for 1217 Victoria Curve, based
on the findings of fact that the applications do not meet certain policies and standards of City Code,
as determined by the Planning Commission; or
3. Table the request; direct staff to work with the Applicants and allow them more time to refine the
site plan for the property, and extend the application review period an additional 60 days, in
compliance with MN STAT. 15.99.
STAFF RECOMMENDATION
Staff recommends approval Critical Area Permit and Conditional Use Permit request for 1217 Victoria
Curve, which would allow the construction of a new single-family dwelling with an oversized attached
garage, with the following conditions:
1. A building permit, including all new grading and drainage work, must be approved by the City of
Mendota Heights prior to the commencement of any new construction work.
2. Full erosion and sedimentation measures will be put in place prior to and during grading and
construction work activities.
3. All grading and construction activity will be in compliance with applicable federal, state, and local
regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance
Document.
4. A complete and detailed landscaping plan must be submitted to the City for review and approval
as part of any new building permit process. The Applicant agrees to replant one new tree (minimum
2.5” caliper size for deciduous and 6’-ft. for evergreens) for each significant tree removed from the
site for this home project. As per the city’s Pollinator Friendly Policy, all new trees and landscaping
shall meet the city’s Native Plant List.
5. All work on site will only be performed between the hours of 7:00 AM and 8:00 PM Monday
through Friday; 9:00 AM to 5:00 PM weekends.
6. All disturbed areas in and around the project site shall be restored and have an established and
permanent ground cover immediately after the project is completed.
Planning Case #2020--14 (Tempo Homes) Page 6
FINDINGS OF FACT FOR APPROVAL
Critical Area Permit & Conditional Use Permit
for
1217 Victoria Curve
The following Findings of Fact are made in support of approval of the proposed requests:
1. The proposed single-family dwelling project meets the general purpose and intent of the Critical
Area Overlay District.
2. The proposed work and disturbance to construct this new single-family dwelling is deemed
minimal, reasonable and within the spirit and intent of the Critical Area Overlay District.
3. The proposed oversized garage requested under this application can be considered a reasonable
request, and will be compliant with the conditions included in the City Zoning Code that allow such
structures by means of a conditional use permit.
4. The proposed single family dwelling with over-sized garage will not be detrimental to the health,
safety or general welfare of the community; should not cause any serious traffic congestion nor
hazards; will not seriously depreciate surrounding property value; and said use appears to be in
harmony with the general purpose and intent of the City Code and the Comprehensive Plan.
5. The overall construction of this proposed residential home with over-sized garage will comply with
all standards and regulations of the Zoning Ordinance and other applicable ordinances; represents
reinvestment in a residential neighborhood that is consistent with the Comprehensive Plan’s goals
for residential land uses; fits well with the current developed character of the neighborhood; and
will be a nice addition to the neighborhood.
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1919
1948
2025
1190
1200
19911949
1242
1954
1199 1187
1936
1219
1942 12001206
1205
1941
1921
1169
1903
1181
1940
1916
1230
1224
1920
1935
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1914
1905 190719081248
2020
1203
1193
1933
1163370
1901
1290
1290
1264
1902
HWY 62 HUNTER LNCULLIGAN LN
GLENHILL RDCENTRE POINTE CUR
V I C T O R I A C U R
VERONICA LN
HWY 62 0'476'3 5 1 '
295'327'322'282'360'
249 '226'
308'
299'205'287.5'217'175'151'95'128'80'75'88'5
8'62'274'0'249'1217 VICTORIA CURVE (Tempo Homes)
City ofMendotaHeights0190
SCALE IN FEET
GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights.
Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation.
7/2/2020
Kathryn Lovaas Jewell
1948 Glenhill Rd.
Mendota Hts., MN 55118
July 22, 2020
Re: Case No. 2020-14
Mendota Heights Planning Commission
Tim Benetti, Community Development Director
Thank you for accepting my comments in writing as I will be unable to attend the July
28th planning commission meeting.
We all love our City of Mendota Heights and our community and want to be sure that we
continue to build a strong community that is considered an outstanding place to live. I
thank all of you for the thoughtful work you have invested in our community.
I live at 1948 Glenhill Road and the back 1/3 of my south lot line connects with the north
lot line of the property at 1217 Victoria Curve. I built on this lot 20 years ago. At that
time, the drainage plan indicated that rain water run-off from 1936 and 1942 Glenhill
Road would run south and across to my southern lot line. We had no more than begun
construction when we realized that the amount of water that was meant to drain from our
south lot line out to the street was more than could occur naturally. We installed a drain
in the yard that is more than two feet in diameter and it helps to empty the run-off from
my lot. In a heavy rain, I will have what looks like a river running from north to south
across my lot.
In spite of these efforts, we still have issues with the pooling of water between my home
and my neighbors’ home at 1954 Glenhill Road. We continuously work to regrade and
change the landscaping to try and eliminate this issue.
The new home at 1217 Victoria Curve has the vast majority of the run-off going out to
Victoria Curve. But the plans also indicate that run-off will come off of the northwest
corner of the roof and onto my property. It appears the home has a flat roof that will
exacerbate that run-off issue.
Please explore options for the run-off. The lot could be graded so it all slopes to Victoria
Curve or berms could be built to contain the run-off. Hopefully a solution can be found
that will not add to an already difficult rain water issue.
I have a second concern and that is the placement of the new home. I understand that the
reasons for the current placement have to do with the overhead power line and the need to
create a driveway grade that is accessible. I recognize that we do not have an
architectural review board in Mendota Heights but we seem to operate with the
expectation that setbacks are reasonably uniform. The setback for the subject project will
be different than the other homes on the block. Please review the request for home
placement to see what options are available to both meet the needs of the homeowner and
to add a property that ties in well with the other structures in the neighborhood.
My final comment pertains to the planned landscaping of the area adjacent to Victoria
Road. If I understand the plan correctly, that area is going to be left as a dip and fairly
wild. Additional landscaping in this area may help solve some of the runoff issues and
increase the attractiveness of the entry to the home.
Again, I thank you for the time and effort you provide to our city. Please feel free to
reach out to me with any questions you may have.
Sincerely,
Kathryn (Kae) Jewell
July 23, 2020
Re# 2020-14
Tim Benetti, Community Development Director
Mendota Heights Planning Commission
Hello,
My husband, Lowell Chapin, and I, Jane McKay, regretfully will not
make it to the July 28th meeting . You will be reviewing two projects affecting
our property at 1949 Glenhill Road. We will address them in separate memos.
Our main concern is the landscaping proposed for 1217 Victoria Curve.
The adjacent property, the north and east curb of Glenhill Road, at the
intersection of Victoria Curve and Glenhill Road. It is a blind corner caused by
vegetation is an eyesore to us, and is seldom maintained. We are hoping for
some kind of terracing .
Thank you for the time you spend on reviewing developments in our special
community.
Sincerely,
Jane McKay and Lowell Chapin
91
REVISIONS BY
DESIGN and DRAFTING BY:
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9TEMPO HOMES
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9TEMPO HOMES
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9TEMPO HOMES
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9TEMPO HOMES
Planning Staff Report
DATE: July 28, 2020
TO: Planning Commission
FROM: Tim Benetti, Community Development Director
SUBJECT: Planning Case No. 2020-15
PRELIMINARY PLAT / CRITICAL AREA PERMIT / CONDITIONAL
USE PERMIT / VARIANCES for VALLEY VIEW OAK 3rd ADDITION
APPLICANT: Michelle Culligan (acting on behalf of Larry & Mary Culligan)
PROPERTY ADDRESS: N/A (NW Quadrant of Victoria Curve & Glenhill Road)
ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential
ACTION DEADLINE: October 27, 2020
INTRODUCTION
Michelle Culligan, acting on behalf of her parents and property owners Larry and Mary Culligan, is seeking to
subdivide an existing vacant parcel into nine (9) new lots, to be titled “Valley View Oak 3rd Addition” to
Mendota Heights.
This preliminary plat includes a request for a critical are permit (CAP) due to the location of this site in the
Mississippi River Corridor Critical Area, a Conditional Use Permit (CUP) to develop and disturb areas on
slopes between 18% - 40% throughout the site; and variances to certain public roadway, wall improvements
and other standards related to proposed construction activities within the critical area.
This item is being presented as a public hearing item. Notices were mailed to all surrounding property owners
within 350-feet of the site; and a notice was published in the local newspaper.
DESCRIPTION of REQUEST
The subject plat is essentially a re-platting of Lot 1, Block 1 and Outlot A, all in Valley View 2nd Addition.
Lot 1/Blk. 1 is 0.48 acres in size and is the parcel for Mr. & Mrs. Culligan’s existing single-family dwelling.
Outlot A is 6.28 acres in size, and is the vacant remnant parcel created under the previous platting of Valley
View Oak 2nd in 1984.
• The combined area of the subject properties is 6.76 acres in area.
• The property is guided LR-Low Density Residential in the City’s Land Use Plan; and is currently
zoned R-1 One Family Residential.
• The density of the new plat is 1.34 units/acre, which is less than the Comprehensive Plan maximum
of 2.9 units/acres for low density residential land uses.
• No change in land use or zoning are being proposed.
• The dilapidated garage structure and brick BBQ will be removed as part of this development.
Planning Case # 2020-15 Page 2 of 16
Culligan-Valley View Oak 3rd
The plat includes a new public roadway in a cul-de-sac configuration. The roadway opening will come off
Victoria Curve only, and this opening will be situated approximately 346-ft. west of the centerline of Glenhill
Road (to the east).
Two of the new lots will have access directly onto Glenhill Road only; and the other six new lots will have
direct access onto the proposed public road.
ANALYSIS
1) Site Plan (Sheet C2-1)
The plan calls for eight new lots, with six of them spread out along the new public roadway system, and two
fronting on Glenhill Road. The “ninth” lot is the owners existing lot of record, which is being included in this
plat. City assumes this parcel will remain as is and left in its existing condition.
The R-1 One Family Residential District requires minimum lot width of 100-feet and minimum lot area of
15,000 sq. ft. All eight new lots and the existing Culligan parcel will meet or exceed these minimums.
• Lot 1, Block 1 = 19,586 +/- square feet or 0.45 +/- acres
• Lot 2, Block 1 = 20,790 +/- square feet or 0.48 +/- acres
• Lot 1, Block 2 = 54,217 +/- square feet or 1.24 +/- acres
• Lot 2, Block 2 = 29,205 +/- square feet or 0.67 +/- acres
• Lot 3, Block 2 = 26,798 +/- square feet or 0.62 +/- acres
• Lot 4, Block 2 = 25,883 +/- square feet or 0.59 +/- acres
• Lot 5, Block 2 = 31,743 +/- square feet or 0.73 +/- acres
• Lot 6, Block 2 = 27,952 +/- square feet or 0.64 +/- acres
• Lot 7, Block 2 = 21,189 +/- square feet or 0.49 +/- acres (existing Culligan residence parcel)
All eight lots are identified as “FBWO” (full basement/walk-out) residential dwellings. Lots 1 and 2/Blk. 1
are noted with asterisks in front of the FBWO notations. The Developer’s design engineers indicated the
asterisk means the basements for these two lots will only be 8-feet below the finished grade versus the other
lots that have a 10-foot grade difference between floors. [“FBWO” is the type of style of home, whereas the
LO with elevation behind is the lowest opening of the proposed home.] Below is a detail explaining these
markings:
Planning Case # 2020-15 Page 3 of 16
Culligan-Valley View Oak 3rd
The plat includes a new slight curvilinear public road that dead-ends into a cul-de-sac. The proposed road is
planned to be built with a 50-ft. wide right-of-way instead of 60-ft. (as per Title 11 Subdivision Regulations);
with a physical roadway surface of 28-ft. in width, instead of 33-ft., as per the City’s Street Design Standard
Policy.
Pursuant to Subdivision Regs. Section 11-3-3 Streets and Alleys, Subpart D: Dead End and Cul-De-Sac Streets:
Dead end streets are prohibited, but cul-de-sacs will be permitted only where topography or other
conditions justify their use. Cul-de-sacs shall normally not be longer than five hundred feet (500'),
including a terminal turnaround which shall be provided at the closed end, with an outside curb radius of
at least forty-nine feet (49') and a right of way radius of not less than sixty feet (60').
The proposed cul-de-sac end is designed with both the 49’ radius and 60’ ROW radius. The street is
approximately 545-feet in length, measured from the northerly edge of Victoria Curve ROW line, up to the
center-point of the cul-de-sac. From the curb-line off Victoria Curve, it measures approx. 575-feet. These
reduced roadway standards and over-length cul-de-sac will be addressed later in this report.
The Site Plan identifies the bluff edge/line along the westerly edge of the plat. The plan also includes a
secondary delineated 40-ft. bluff edge setback line along this identified bluff. No structures are allowed in this
40-ft. bluff setback area.
The plan calls for retaining walls on the back-side of Lots 1 and 2, Block 1, with a desire to keep or maintain
as much trees/vegetation as a buffer between the wall and new roadway. Walls are also planned for the back
areas of Lots 1 through 6/Blk. 2 along the adjacent bluff edges. All walls are identified to be installed outside
or away from the 40-foot bluff setback area. More information will be addressed under the following Grading
Plan analysis.
2) Grading Plan (Sheet C3-1)
The Applicant has provided a very detailed and very well-designed and engineered grading plan for this
proposed development. The plan calls for starting grades near the intersection with Victoria Curve at 876’,
and moving northward along the roadway gradually slopes (2.9%) down to a low point of 872.9’ in front of
Lot 1/Blk. 2. Near the opening of cul-de-sac, the grades begin at 892’ and gradually decrease in two-foot
increments southward and down to the same low point, which calculates to an approximate 20-ft. drop in
elevations along this roadway. The slope gradients however, remain manageable (typically 8% or less is
preferred) from 7.9% to 4.5% along this main roadway section.
Per Critical Area Code Section 12-3-11.B. Public and Private Roads: New roads crossing the critical area
corridor or routed within the critical area corridor shall meet the following standards:
1. Roads shall be constructed to minimize impacts on the natural terrain and natural landscape.
2. Cuts and fills are to be avoided.
3. All roads shall be subject to the site planning requirements set forth in this chapter.
4. New roads shall not utilize the river corridor as a convenient ROW for new arterials or main lines.
5. New roads shall be restricted to those facilities needed to access existing and planned residential,
commercial and industrial uses.
6. All new roads shall provide safe pedestrian crossing points to allow access to the river front. Rest
areas, vistas and waysides shall be provided.
7. The grades of any streets shall not exceed ten percent (10%).
8. The public's ability to view the river and river corridor from existing public streets shall not be
further degraded by the proposed activity.
Planning Case # 2020-15 Page 4 of 16
Culligan-Valley View Oak 3rd
Staff has determined that some of these standards are not applicable under this particular plat request; but feel
most, if not all of the relevant standards for a new roadway have been met under this plat submittal.
The plat includes a new stormwater/sedimentation pond near the entry (south of Lot 1/Blk. 2). Some significant
grading is scheduled to take place along this westerly edge of the pond, and areas down towards the bluff edge.
As was noted earlier, the development includes some extensive retaining walls for some of these new lots.
There are no details or material call-outs noted on the plans; however, City Code 12-3-9(A)(2)(d) states:
All structures other than buildings and roadway surfaces, but including retaining walls, shall meet the
following design requirements:
(1) Retaining walls or terrace contours shall not exceed five feet (5') in height.
(2) Construction shall be of native stone or wood. Other materials may be permitted by the city where
such materials are necessary to preserve the stability of the slope, and where the materials are
designed with a natural color and texture.
(3) The use of gabbions, pilings, tiebacks, metal retaining walls and precast or cast in place concrete
retaining walls is specifically prohibited.
(4) The minimum horizontal spacing between terraces and retaining walls shall be twenty feet (20').
The proposed retaining walls behind Lot 1/Blk. 1 range in height from 15.58 to 16.48 feet in height; while Lot
2/Blk. 1 wall ranges from 8.3 to 15-ft. in height (see plan image below-left).
The wall situated behind Lots 1 & 2, Blk. 2 range from 11.46 to 17.42 ft. in height; and 16.61 to 23.2-ft. behind
Lots 4 & 5/Blk. 2 (see plan image – above right).
As was noted in the previous Critical Area Ordinance section (above), these walls do not meet the 5-foot-high
limits standards. Moreover, it does not appear that the developer could make the 20-ft. horizontal spacing with
terraces, unless they impacted (remove) more of the existing site vegetation, or increased the impacts to the
critical bluff areas. If allowed to keep or install these walls under this development request (with a variance),
retaining walls over 4-feet in height must be designed by a professional structural engineer.
The Applicants have indicated they need or requests these walls in order to provide a level, maintainable and
suitable pad site for the new homes along this west edge of the roadway; and these higher walls will reduce or
minimize any added construction impacts near the bluff setback areas, which city staff supports. Since most
of these walls will be screened by leaving the existing trees and vegetation (Lots 1 and 2 Blk. 1) and the fact
the walls face out towards the bluff edge, which is heavily wooded and provides an effective screen, the heights
of these walls (provided they are property engineered and built correctly) should pose no threat or harm to the
bluffs or neighboring properties.
Planning Case # 2020-15 Page 5 of 16
Culligan-Valley View Oak 3rd
The proposed retaining wall materials are not noted. Code requires they be built of “native stone or wood”;
however, “…other materials may be permitted by the city where such materials are necessary to preserve the
stability of the slope, and where the materials are designed with a natural color and texture.” The Planning
Commission should discuss with the Developer what materials they intend to use for these walls, and what, if
any alternatives (such as concrete/poured wall panels) are to be used, and how they intend to meet these wall
standards and allowances – to the satisfaction of the city.
The Applicant/Developer has also provided for the city’s review a very detailed Slope Analysis Plan, which
includes a very colorful, but easily readable illustration of the slopes throughout this site. Per City Code
Section 12-3-14.B, a conditional use permit is required for any activity or construction work on slopes greater
than 18% but less than 40% in grades. As illustrated on the Slope Analysis, a majority of the new (8) lots
appear to have slopes that have a combination of 0% - 18% grades (green shaded areas) with 18% - 40% range
(yellow shaded areas).
City Code Section 12-3-14.C further states: “No construction shall be permitted on slopes greater than 40%,
nor within 40’ of any bluff line where sloes exceed 40%. It appears one lot (Lot 5/Blk. 2) is the only parcel
that may impact a small segment of the 40% or more slope gradients, but according to the Slope Plan, these
are labeled as “man-made slopes” located around the perimeter of the garage (which will be removed). Even
though these may be man-made slopes, the Critical Area Code does not provide an exemption or discount to
these types of un-natural slopes, and consideration of a variance may still be in order.
City Code Section 12-3-14.E. states: “For new subdivisions approved after September 1, 2006, the subdivider
shall be required to demonstrate that any newly created parcel will be able to support a buildable area
consistent with the underlying zoning regulations, on grades less than eighteen percent (18%).” From
examining or performing some rough calculations on some of the immediate and adjacent grade elevations for
the proposed house pads, it appears some of these grades are approaching 20% or so. In order to satisfy this
18% standard, staff would recommend the Developer provide an After-Grading Slope Analysis plan for all
new pad sites, or a table that confirms all grades will be met under this development plan.
The standard and findings for the required CUP (activity in steep slopes) and Variances for the wall heights
and construction activity in the 40% or more areas will be provided later in this report.
3) Sanitary Sewer and Watermain Plan (Sheet C4-1)
Sanitary sewer main extension and water main extensions for all lots will come from the existing systems
under Glenhill Road to the east. Each main service line will be tied into the Glenhill Rd. mains, and feed
between Lots 1 and 2/Blk. 1.
The water main is scheduled to be a combination 6” ductile iron pipes (DIP), which will provide main water
services (stubs) to each lot, and services to three fire hydrants equally spaced along the roadway.
The sanitary sewer main will consist of new 10” PVC pipes, along with an additional lift station near the back
corners of Lots 1 and 2/Blk. 1. The lift station will take any effluent discharged to the system, and pump it up
to the sanitary line extension over into the connecting system underneath Glenhill Road.
Drainage and utility easements are proposed along the perimeters of all lots, as either 10-15 feet along the
front; and 5-feet along shared side lot lines. Due to the running of the utility lines between Lots 1-2/Blk. 1,
the Developer is proposing to dedicated 20-feet from each lot (40-feet in total width) for these city services.
A large area of Lot 1/Blk. 2 is also being dedicated under D &U easement due to the location of the storm pond
to the south.
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4) Storm Sewer and Street Plan (Sheet C5-1)
The storm sewer plan indicates the development will provide a catch basin near the upper northwest corner
of the cul-de-sac turn around, which feeds into a new underground 12” reinforced concrete pipe (RCP). This
system eventually runs southward and along the westerly edge of the roadway system, tying into the new
catch basin/manhole structure approximately 140-ft. from the road entry point.
The stormwater runoff from the main roadway surface (south of the cul-de-sac) will be captured by the same
catch basin/manhole (identified as CBMH 4 and 5 on the plan), which is then tied into a new outlet pipe over
to the new storm/sedimentation pond near the southwest corner of the development.
The pond is to be equipped with an outflow system, which will be connected to the existing stormwater
system along adjacent Victoria Curve.
5) Landscape Plan (Sheet L1-1 & L2-1)
Most of the new plantings for this development are taking place near the south edge of the site, around the
storm pond and the areas to be disturbed in the rear area of Lot 1/Blk. 2. Plans call for a dense planting of
various deciduous trees and evergreen trees in these areas; along with a few ornamental trees, grasses and
perennials. The area around the pond will be re-established with turf-seed mixes; and the pond basin will be
provided with a Stormwater MnDOT Seed Mixture.
The Landscape Plan was submitted to the city’s Natural Resources Technician for review, with
comments/recommendations noted below:
• Substitute White Pines instead of proposed Austrian Pines with. Austrian Pines are susceptible to
several pests and diseases, and are no longer being recommended for planting in this area.
• Substitute Northern Catalpa or Serviceberry for the Sienna Glen Maple. The city is trying to avoid
planting additional maples because they already make up a large part of the City’s canopy, and
would have to be removed if Asian Long-horned Beetle were to make it to Minnesota (similar to EAB
situation).
• Substitute Black-eyed Susan, Butterfly weed, or any other flowering native for the Ruby Stella
Daylily.
• If wire baskets are used, they should be removed from root ball entirely before tree planting.
• At least top 1/3 of burlap and all twine must be removed from root ball before tree planting.
The plan calls for the preservation of as many trees along the back side of Lots 1 & 2/Blk. 1, with a Woodland
MnDOT Seed Mix to replenish any disturbed areas.
Since this is a heavily wooded parcel, the Applicant/Developer intends to protect and preserve as much of the
existing trees throughout the site, especially along the outer bluff edges. What is not shown however, is the
identification (or numbers) of significant trees that will be need to be removed or cleared for the new roadway
and future lot pads. It is unclear if the Developer intends to remove/clear cut the trees and vegetation for the
new lots immediately or as part of the overall pre-development construction activities (i.e. street, grading,
utilities installation, etc.), or if they intend to defer this clearing activity to the respective home builders once
the new lot sites are ready for construction.
As part of any approvals, staff would suggest the city implement a condition that as part of any new home
construction permit on a lot, the builder will need to submit a separate survey indicating all significant trees
(6” or greater) on the individual lot, with the variety/species of tree identified; and provide an individual tree
replacement plan for each new lot that helps replenish some of the older trees that may be lost or cleared as
part of new home construction activity.
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CRITICAL AREA PERMIT REVIEW
Understanding the purpose of the Critical Area regulations is important to this application. Pursuant to City
Code Title 12-3-2, the purpose and intent of the Critical Area Overlay District is to:
• To prevent and mitigate irreversible damage to this unique state, local, regional and national
resource;
• To promote orderly development of the residential, commercial, industrial, recreational and public
areas; and
• To preserve and enhance its values to the public and protect and preserve the system as an essential
element in the city's transportation, sewer and water and recreational systems
According to City Code Sect. 12-3-8-A:
The objectives of dimensional standards are to maintain the aesthetic integrity and natural environment
of the Mississippi River corridor critical area. These standards are designed to protect and enhance the
shoreline and bluff areas, as well as provide sufficient setback for on-site sanitary facilities, to prevent
erosion of bluffs, to minimize flood damage and to prevent pollution of surface and ground water.
The proposed development meets these objectives since it does not impact any shoreline or bluff areas, does
not involve an on-site septic system, provides adequate erosion protection, and provides adequate pollution
prevention measures.
12-3-8: Development Standards. There are a number of specific ordinance requirements that come together
on this application:
Subpart B. Setback from Bluff Line: No structure shall be constructed less than forty feet (40’) landward
from the bluff line of the river.
The purpose of the standard is to prevent structures being built close to the bluff, for erosion and aesthetic
reasons. In this case, the buildable lot areas (proposed house pads) are all shown to be away from the
delineated bluff line, and even outside of the 40-foot offset/setback buffer illustrated on the submitted
plans. Therefore, the above standard does not apply in this case.
Subpart F. Subdivision of Property for Residential, Commercial and Industrial Development:
1. No land shall be subdivided which is found to be unsuitable for reason of flooding, inadequate
drainage, soil and rock formations with severe limitations for development, severe erosion potential,
unfavorable topography, inadequate water supply or sewer disposal capabilities or any other feature
likely to be harmful to the health, safety or welfare of the future residents of the proposed subdivision
or the community. The planning commission, in applying the provisions of this section, shall in writing
cite the particular features upon which it bases its conclusions that the land is not suitable for the
proposed use and afford the subdivider an opportunity to present evidence regarding such suitability.
Thereafter, the commission may affirm, modify or withdraw its determination of unsuitability.
2. All subdivisions shall comply with the applicable provisions of Title 11, "Subdivision Regulations", of
this code.
To the best of staff’s knowledge, this proposed subdivision site has not experienced any flooding or wash-
outs, inadequate drainage, or evidence of poor soils, unstable rock formations, or unfavorable topography
(except for the bluff area) that was observed or noticed by staff during a recent on-site field inspection
with the Developer. Water supply and sewage disposal to be provided in this development has been
initially determined to be suitable or feasible under this plan, with no harmful effects upon the health,
safety or welfare of future residents and/or adjacent neighboring properties.
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Subpart G. Protection of Natural Features: The governing body may require the preservation of natural
features such as large trees, watercourses, scenic points, historical sites and similar community assets
and may decline approval of a subdivision or other development if provision is not made for preservation
of these assets.
Staff is encouraging the planning commission (the City) provide some mechanism or responsibility upon
the Developer to save and preserve as many significant trees as possible on this site. Realizing that some
trees and vegetation needs to be removed as part of the proposed pre-construction activity, it is important
that trees be preserved and protected throughout the site. The plans note most of the area in the bluff edges
will be protected, which is commendable. The city would recommend this bluff edge be (at the 40-ft. bluff
setback line) be covered under a protection or conservation easement.
For any new lots that experience new home construction, the city would require that future development
provide a survey identifying all significant trees (6” or greater) to be removed and a replacement plan for
such removals. Staff will assure the commission and council that all new home building permits will be
carefully reviewed and analyzed for individual site landscaping requirements prior to any future permit
approval or issuance.
12-3-9: NATURAL RESOURCE MANAGEMENT
A. Soil Erosion Control
Comment: The Code prohibits development on slopes greater than 18% and applies additional conditions
to development on 12-18% slopes to mitigate potential soil erosion issues. Grading/filling standards are
intended to limit exposed soils and ensure appropriate erosion control measures are implemented.
This new subdivision request includes a conditional use permit and variance requests that address this
issue, based on additional standards that may be requested and granted to Developers (developments)
located in the Critical Area Overlay District. All appropriate erosion control measures will be required as
part of any pre-construction activities (refer to the SWPPP Plans – Sheet C3-1, 2 and 3) and any future
building permit applications will need to follow the City’s Land Disturbance Guidelines, to ensure
compliance with all applicable construction standards and conditions.
B. Standards for Development on Restrictive Soils
Comment: Code prohibits development on site soils in the corridor which are deemed to be unsuitable for
development due to specific conditions, which increase the probability of pollution of ground water,
erosion or other problems detrimental to the public health, safety and welfare.
The Stormwater Management Report prepared by Loucks (Developer’s consultants) stated: “Soil borings
have not been done yet but soil map information shows likely sandy soils… The infiltration rate used is
currently based on sandy soils, it will be adjusted as needed when soil borings are done.” As part of any
conditional approval, the city will require the Developer to provide a completed soils report (with boring
analysis) prior to any final plat approvals, to ensure that the soils in this development are suitable for
roadway and new home construction developments.
E. Standards for Grading and Filling: Grading, filling, excavating or otherwise changing the topography
landward of the ordinary high water mark shall not be conducted without a permit. A permit may be
issued only if:
1. Earth moving, erosion, vegetative cutting and the destruction of natural amenities is minimized;
2. The smallest amount of ground is exposed for as short a time as feasible;
3. Temporary ground cover (mulch) is used and permanent ground cover, such as sod, is planted;
4. Methods to prevent erosion and trap sediment are employed;
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5. Fill is established to accepted engineering standards.
Comment: To reiterate, all appropriate erosion control measures will be required as part of any pre-
construction activities (refer to the SWPPP Plans – Sheet C3-1, 2 and 3) and any future building permit
applications will need to follow the City’s Land Disturbance Guidelines, to ensure compliance with all
applicable construction standards and conditions.
F. Standards for Vegetation Management
2. On all other lands, clearcutting shall be allowed only by conditional use permit and be guided by the
following provisions:
a. The applicant shall demonstrate that there are no feasible or prudent alternatives to cutting trees
on the site.
b. Clearcutting shall not be used where soil, slope or other watershed conditions are fragile and
subject to injury.
c. Clearcutting shall be conducted only where clear cut blocks, patches or strips are, in all cases,
shaped and blended with the natural terrain.
d. The size of clear cut blocks, patches or strips shall be kept at the minimum necessary.
e. Where feasible, all clear cuts shall be conducted between September 15 and May 15. If natural
regeneration will not result in adequate vegetable cover, areas in which clearcutting is
conducted shall be replanted to prevent erosion and to maintain the aesthetic quality of the area
where feasible; replanting shall be performed in the same spring or the following spring.
3. The selective cutting of trees greater than six inches (6") in diameter measured at a point two feet
(2') above ground level shall be allowed by permit when the cutting is appropriately spaced and
staged so that a continuous natural cover is maintained.
4. These vegetative management standards shall not prevent the pruning and cutting of vegetation to
the minimum amount necessary for the construction of bridges and roadways and for the safe
installation, maintenance and operation of essential services and utility transmission services which
are permitted uses.
Comment: The clear-cutting needed for the new roadway appears appropriate and allowed under this
section. The Developer is requesting a reduced roadway design to help minimize or reduce any additional
impacts caused by the removal of trees and vegetation in this development. As a result, staff does not
anticipate any negative impacts to the wildlife habitat or natural vegetation on the subject property.
G. Standards for Surface Water Runoff Management
Comment: No raw sewage or seepage from on-site sewage disposal systems will occur due the
development is planned to be completely served by a new neighborhood sanitary sewer system, which will
be connected into the city’s existing sanitary system. Storm water runoff is planned to be directed into a
new man-made sedimentation/detention pond inside the development, which will help reduce silt, debris
and chemical pollutants from entering any nearby drainage ways or the city’s own storm water systems.
All new development shall not increase the runoff rate or decrease the natural rate of absorption of storm
water, as indicated in the Stormwater Management Report.
12-3-14: PROCESS FOR CONSTRUCTION ON PROPERTY WITHIN THE CRITICAL AREA
A. Critical Area Permit: The construction of any building or structure, or the alteration of any land
consisting of more than one hundred (100) cubic yards of fill or excavation, shall require a critical
area permit from the city council.
B. Conditional Use Permit: Any affected activity requiring a critical area permit on slopes greater than
eighteen percent (18%) but less than forty percent (40%) shall require a conditional use permit, and
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shall be required to meet the procedural and performance requirements of this section. Conditional
use permits under this chapter shall be considered as follows:
1. On lots of record where no principal building exists as of September 1, 2006, a property shall be
allowed to construct a principal building that is in conformance with all other performance
standards of this chapter. Every effort shall be made to place the building on slopes of less than
eighteen percent (18%).
C. No Construction On Certain Slopes: No construction shall be permitted on slopes greater than forty
percent (40%), nor within forty feet (40') of any bluff line where slopes exceed forty percent (40%).
E. New Subdivision: For new subdivisions approved after September 1, 2006, the subdivider shall be
required to demonstrate that any newly created parcel will be able to support a buildable area
consistent with the underlying zoning regulations, on grades less than eighteen percent (18%).
Comment: As presented and evident on the Slope Analysis Plan submitted by the Developer, the
construction activities proposed to complete this subdivision development will disturb slopes between 18%
and 40% in certain areas; therefore, a conditional use permit is required as part of this application. In
addition, Title 12-3-16 of the City Code requires the following findings for conditional use permit approval
in the Critical Area:
A conditional use permit may be granted only when the following findings are made, in addition to those
conditions listed in this zoning ordinance:
A. The proposed use is consistent with the intent of the critical area district and the comprehensive plan;
B. The proposed use is compatible with uses in the immediate vicinity; and
C. The proposed use is allowed under the applicable ordinances of the city of Mendota Heights.
D. Any request for a conditional use permit shall include, in addition to other required public notice, a
notification to the appropriate MN-DNR staff for review and comment.
The slopes in question are almost all natural or currently existing on the site. The Slope Plan indicates
almost one-half of the proposed roadway will impact slopes between 18% - 40% in certain areas; and the
new home pad sites and installation of the proposed retaining walls also appear to impact similar sloped
areas.
As part of the Letter of Intent/Project Narrative submitted by the Developer, they provide the following
statements of support for consideration related to this CUP application:
a) The proposed use will not be detrimental to the health, safety or general welfare of the community -
the road and the home sites meet city standards and requirements;
b) the proposed use will not cause serious traffic congestion nor hazards - there will only be six homes
served by this new public road, so there will not be any traffic congestion or hazards in connection
with the road due to the requested CUP;
c) the proposed use will not seriously depreciate surrounding property value - the proposed
development will offer eight new homes which will be high end custom homes, increasing property
values and the respective property taxes payable to the City; and
d) the proposed use is in harmony with the general purpose and intent of the City Code and the
comprehensive plan - the proposed use meets the R1 zoning standards for the property.
The new development appears to be in general conformance with the spirit and intent of the critical area
district and comprehensive plan; and the proposed residential uses will all need to meet or exceed the current
R-1 District standards.
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The City provided the plans and notice of this proposed development to the Minn. Dept. of Natural
Resources, as per City Code. The Developer’s consultants met directly with State MN Dept. of Natural
Resources officials to present and review these proposed subdivision plans, including the Slope Analysis
Map. DNR officials (Dan Petrik and Taylor Huinker) later provided a written response to city staff stating:
“…the plans and the proposal appears to be consistent with the city’s current ordinance (Critical Area
District).”
For all intents and purposes, and due to the fact the critical area standards do not expressly prohibit the
development or creation of a new subdivision in this overlay district, and despite the site being heavily
wooded and in a very natural vegetative state, this new subdivision development plan appears to meet the
four findings required above to issue a conditional use permit in this case.
12-3-15: VARIANCES (from Critical Area Overlay District Standards)
Due to the proposed scope of the project, there are a number of separate variance requests included as part of
this new subdivision application package:
Variance Request Code Section Standard Proposed
Retaining wall height 12-3-9(A)(2)(d)(1) 5 feet
15.58 - 16.48 ft.
8.3 - 15-ft.
11.46 - 17.42 ft.
16.61 - 23.2-ft.
Retaining wall materials 12-3-9(A)(2)(d)(3)
Native stone or wood.
Other materials may be
permitted where materials
are necessary to preserve
the stability of the slope,
and where the materials
are designed with a
natural color and texture
(unknown)
Construction on slopes over
40% 12-3-14(C) No construction on slopes
over 40%
Construction on slopes over
40%
Variances from strict compliance under the rules and standards of Title 12-3-1 Critical Are Overlay District,
may be issued by the city following a procedure as required by section 12-1L-5: Variances. When considering
a proposal for a variance or other applications within the Mississippi River corridor critical area, the planning
commission and city council shall address the following items in making their decision, in addition to those
conditions listed in this zoning ordinance:
1. Preserving the scenic and recreational resources of the river corridor, especially in regard to the view
from and use of the river.
2. The maintenance of safe and healthful conditions.
3. The prevention and control of water pollution, including sedimentation.
4. The location of the site with respect to floodways, floodplains, slopes and bluff lines.
5. The erosion potential of the site based on degree and direction of slope, soil type and vegetative cover.
6. Potential impact on game and fish habitat.
7. Location of the site with respect to existing or future access roads.
8. The amount of wastes to be generated and the adequacy of the proposed disposal systems.
9. The anticipated demand for police, fire, medical and school services and facilities.
10. The compatibility of the proposed development with uses on adjacent land.
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Regarding the height and materials for the proposed retaining wall, the following information should be
considered. As noted earlier in the report, these new walls are fairly massive and greatly exceed the 5’
limitation placed on such structures in this district. The contouring or terracing of walls does not appear to be
feasible, as this would push the walls/terraces farther out towards the bluff edge and setback area. Retaining
wall structures can be considered a useful and essential means for keeping built-up areas safe and secure around
new homes and structures; especially in areas where naturally sloped areas may inhibit or limit the ability to
provide usable and valuable yard spaces typically desired by residential uses.
The two larger walls on the back-yard areas of Lots 1 thru 6/Blk. 2 will be facing out towards the bluff edge
and towards the adjacent community of Mendota. The residential properties in Mendota sit much farther down
in the bluff valley, and during most times of the year, as the trees and vegetation leaf/bloom out, and even with
the heavily wooded vegetation that will not be removed or affected as part of this project, it is highly unlikely
these neighboring residents will even see or notice these walls.
The walls will not impact any sight lines or views to the rivers; the walls should provide a safe environment or
conditions for the new residences; the walls are being strategically placed as far away from the bluff lines as
possible; and the walls should not be visible from Mendota, therefore making them compatible with adjacent
uses.
The Commission will need to make a determination if these excessive high walls warrant the approval of such
a variance in the Critical Area; and the commission should also determine or ascertain from the Developer
what type of materials they plan to construct these walls.
Regarding the proposed construction, including soil disturbance, on slopes over 40%, the following
information should be considered. As was noted earlier, there appears to be certain, minimal areas which
appear to be impacted by these slopes greater than 40%, as per the Slope Analysis Map provided by the
Developer. Near the front entry to the development, there are two small and narrow strips of lands that are
noted in Red, which seem minimal in the overall improvements planned in this area. The narrow strip is
located in the area of the proposed sedimentation pond, and this small area does not cause any concerns for
staff at this time. The other 40% sloped areas are noted on new Lot 5/Blk. 2, where the existing (dilapidated)
garage/barn is located. The Slope Map however, classifies these as “manmade” slopes. The new house pad
for this new lot appears reasonable, and again city staff does not have any concerns with impacting or
developing this new pad site in this area.
All the other areas identified in the red shading which indicate slopes of 40% or more do not appear to be
affected by any other new construction, grading or retaining wall work.
Again, the Commission will need to make a determination if the proposal to work in these sloped areas of 40%
warrant the approval of such a variance in the Critical Area.
12-1L-5: VARIANCES (from Street Design Standards)
As illustrated on the preliminary plat maps and grading/utility plans, the subdivision will be served by a single
access, two-way traffic cul-de-sac roadway. The developer intends to dedicate this as a public roadway to the
city. The road right-of-way is being asked to be platted with a 50-ft. width instead of the standard 60-ft. width.
The road surface is being proposed with a 28-ft. curb-to-curb width, when 32-33 feet is typically the norm (per
city street design policy - not ordinance).
Pursuant to City Code Title 11-3-3, Streets may not exceed 6% in grade, unless the city engineer recommends
or allows excess street grades should the topography warrant a greater maximum. The grading/drainage plan
shows street grades in certain areas range from 1% up to approximately 8% along the length of the roadway.
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The Public Works Director (acting as city engineer as well) is allowing the Developer to exceed the 6% street
grades as part of this plan.
Pursuant to Title 11-3-3 Streets and Alleys, the following standard applies to cul-de-sacs type roadways:
D. Dead End and Cul-De-Sac Streets: Dead end streets are prohibited, but cul-de-sacs will be
permitted only where topography or other conditions justify their use. Cul-de-sacs shall normally
not be longer than five hundred feet (500'), including a terminal turnaround which shall be
provided at the closed end, with an outside curb radius of at least forty-nine feet (49') and a right
of way radius of not less than sixty feet (60').
The cul-de-sac roadway is approximately 545-feet in length, measured from the north ROW line of Victoria
Curve to the center-point of the end turn-around. (Note: 585-ft. measured from the north curb line of Victoria
Curve to center-point). The turnaround has a 49-ft. radius; and a ROW radius of 60-ft. is being provided.
When staff initially met with the Developers on this plat layout, we informed them of this 500-ft. length rule,
and requested they do what they can to meet or minimize any request to go beyond this point. As the proposed
cul-de-sac measures out on the plans, staff has determined a variance to this 500-ft. length is in order.
City Code Section 11-1-9 allows for application of variances for new subdivisions or plats from the strict
application of the provisions of this title (Subdivision Regulations), provided the request is made under the
general requirements and process of Section 12-1L-5 of Zoning Code. City Code Section 12-1L-5 governs
variances. The city must consider a number of variables when recommending or deciding on a variance, which
generally fall into two categories: (i) practical difficulties; and (ii) impact to the community.
The “practical difficulties” test contains three parts: (i) the property owner proposes to use the property in a
reasonable manner not otherwise permitted by the zoning ordinance; (ii) the plight of the property owner is
due to circumstances unique to the property, not created by the property owner; and (iii) the variance, if granted,
will not alter the essential character of the locality or neighborhood. It is also noted that economic
considerations alone do not constitute practical difficulties. In addition, variances are only to be permitted
when they are in harmony with the general purposes and intent of the zoning ordinance and consistent with the
comprehensive plan.
Section 12-1L-5(E)(1) further provides other issues the city may consider when granting or denying a variance,
noted as follows:
• Effect of variance upon health, safety, and welfare of the community.
• Existing and anticipated traffic conditions.
• Effect on light and air, as well as the danger of fire and the risk to public safety.
• Effect on the value of properties in the surrounding area, and upon the Comprehensive Plan.
• Granting of the variance is not a convenience to the applicant, but necessary to alleviate undue
hardship or difficulty.
When considering a variance request, the Planning Commission must determine if these standards have been
met in granting a variance, and provide findings of facts to support such a recommendation to the City Council.
If the Planning Commission determines the Applicant has failed to meet these standards, or has not fully
demonstrated a reasonableness in the granting of such variance, then findings of fact supporting a
recommendation of denial must be determined.
The Applicant/Developer has provided the following responses to these variance questions:
“We are requesting a variance ROW width reducing from 60 feet to 50 feet and the street width
is reduced from 32 feet to 28 feet. The purpose of this Variance request is to preserve and
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minimize impacts to trees and to reduce grading.”
1. The property owner proposes to use the property in a reasonable manner not otherwise permitted
by the zoning ordinance.
Applicant’s Response: The practical difficulty is wanting to meet the desire of the city and community in
minimizing the impacts of a development within the critical area. Although the project can be developed
in conformance to zoning codes the requested variances will minimize the loss of trees and reduce grading.
The subject site has a rolling topography. The road was designed to work with the existing topography
which required some curvature in the road that extended the road length.
2. The plight of the property owner is due to circumstances unique to the property, not created by the
property owner.
Applicant’s Response: The topography of the site.
3. The variance, if granted will not alter the essential character of the neighborhood.
Applicant’s Response: No, the minimal extension of 44.57 feet and the road being within a wooded area
the minor extension will be unnoticeable to the neighborhood and does not create a safety concern for
emergency services.
The Commission will need to make a determination if these responses are adequate enough or justly the
granting of the variances requested for the proposed roadway standards, including the reduced right-of-way
width from 60-ft. to 50-ft.; reduced road width to 28-ft.; and if the proposed cul-de-sac length of 545-ft. (or
585-ft.) warrants approval of said variances.
PUBLIC SAFETY REVIEW
Fire Department staff were presented the plans for review. The Fire Chief indicated his approval of the plans,
but deferred full review and comments to the city’s Fire Marshal. (Note: due to some limited availability of
the fire marshal, planning/engineering staff have not yet heard or received any comments or recommendations
as of the preparation of this report).
Staff intends to provide any review comments/conditions (if any) at a later meeting date.
INTERAGENCY REVIEW
In addition to the public and private property owners within 350 feet of the subject parcel, public hearing
notices and application materials were sent to the following agencies for review and comment:
• Minnesota Department of Natural Resources (MNDNR)
Acknowledged receipt of the subdivision application request and responded with the following comments:
“…The plans and the proposal appears to be consistent with the city’s current ordinance [Critical Area
District].”
• City of Mendota
A notice of this July 28, 2020 public hearing along with a location map and subdivision layout map was
mailed (07/14/2020) to the City Clerk of Mendota. As of July 21st, no comments have been received from
the City of Mendota on this subdivision request.
• City’s Parks and Recreation Commission
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Pursuant to City Code Section 11-2-1, a preliminary plat “…shall be distributed to the parks and
recreation commission… for their review and comment when appropriate, when the proposed plat is
within the critical area overlay district…” Since the Parks Commission met previously this month with
the city council at a special-joint meeting (07/14/2020), the regular meeting was not held, and this item
was not able to be presented. Staff will be presenting this subdivision to the P & R Commission at their
August 12th meeting; and will bring this matter back to the Planning Commission at the August 25th
regular meeting.
RECOMMENDED ACTION / STAFF RECOMMENDATIONS
In forming a recommendation to the City Council, the Planning Commission is asked to determine if the
proposed Preliminary Plat is reasonable and acceptable; and must find that it fits in with the general character
of the existing developments in and around the adjacent neighborhood. The Commission must also give careful
consideration to the Variances requested under this subdivision plat request, and if they have met the criterial
for granting the related Critical Area Permit and Conditional Use Permit for certain activities.
The Planning Commission should listen to the presentation of this item by city staff and the Developer; open
the official public hearing on this matter; allow for public comments; then make a motion afterwards to TABLE
the public hearing to the August 25, 2020 regular meeting; and direct staff to bring this land use request item
back to the Planning Commission on this same date.
As noted previously, staff will be introducing and presenting this proposed subdivision to the Parks and
Recreation Commission for comment on August 12th; and will bring those comments back to the commission
for further consideration at the next regular August meeting. Staff will provide an updated staff report prior to
this August meeting, with additional findings, recommendations and conditions as needed.
If the Planning Commission wishes to provide any initial findings of facts, conditions or recommendations as
part of this first discussion, city staff will welcome those and provide those for final consideration at the later
(August) meeting date.
In conjunction with what Staff has presented in this current report, staff has tentatively prepared some
conditions for the Planning Commission to initially consider in your discussions related to this plat:
1. In lies of land dedication, the Developer/Applicant shall pay a park dedication fee in the amount of
$4,000 per unit (8 lots x $4,000/unit = $32,000) to be collected prior to Final Plat being recorded with
Dakota County.
2. Connection charges for sanitary sewer and water main shall be paid prior to issuance of any building
permits.
3. The final grading plan must be submitted to the City Engineer prior to issuance of any grading or land
disturbance permit.
4. Full erosion control plans and measures, including silt fence, bales and/or bio-filtration rolls must be
in place prior to any construction and maintained throughout the duration of project.
5. Streets and utilities shall have approved profiles showing final street grades, horizontal curves, pipe
lengths, pipe slopes, pipe materials, and elevations to the satisfaction and approval of the Public Works
Director.
6. Street grades of no more than 8% are hereby allowed in certain locations as shown on the submitted
Preliminary Plat plans. Any changes to the plans must be resubmitted to the Public Works Director
and for final review and approval.
Planning Case # 2020-15 Page 16 of 16
Culligan-Valley View Oak 3rd
7. The City approves the 28-ft. wide (curb-to curb) street width as presented under this plan.
8. A SWPPP shall be developed for the project. Protected bluffs shall have a double silt fence installed
for added protection in these areas.
9. A NPDES permit is required.
10. No structures, hard-surfaced improvements, or tree and vegetation removals will be allowed within
the 40-foot bluff impact zone buffer from the delineated bluff edge. Minimal construction, removals
or grading activity may be permitted inside the buffer by city staff if needed to safely complete any
new retaining wall or drainage work.
11. The Developer shall provide for a permanent easement (conservation easement) or similar over and
across the bluff area. Small and discreet “NOTICE - Bluff Protection Area” or similar signs will be
installed along the bluff edge to the rear yard areas of Lots 1 through 6, Block 2 of the plat.
12. The Developer/Applicant shall provide a full soil report with boring analysis for city staff to review
prior to final plat submittal and approvals. If the soils are deemed unsuitable, per the Critical Area
District ordinances, the city will present such findings back to the Planning Commission and City
Council for final determinations or approvals.
13. All retaining walls will be designed by a professional structural engineer and inspected by a separate
engineering testing firm to ensure all walls are built to specifications and approved design.
14. All new water service plans and related utility line installation shall be reviewed and inspected by St.
Paul Regional Water Service.
15. The contractor or builder of each new lot shall be required to submit an individual survey for each new
home to be built on each lot; which provides the final grading elevations, utility connections,
dimensioned site plan, and a landscape plan illustrating existing significant trees of 6” or more, any
removals and replanting of new trees.
16. The Developer shall submit a revised final (overall) landscape plan with suitable trees or pollinator
friendly plantings, per the direction or recommendations of the Master Gardeners and city staff.
17. All grading and construction activity as part of the proposed development will be in compliance with
applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land
Disturbance Guidance Document.
18. Future construction on the newly-created parcels will be compliant with all applicable City Code and
Building Code provisions
[Note: City Staff reserves the right to add or modify these initial conditions as part of the follow-up
report to the Planning Commission at the August 25, 2020 meeting]
MATERIALS INCLUDED FOR REVIEW
1. Aerial/Location Map
2. Developer’s Letter of Intent/Project Narrative
3. Culligan Property Development Plans (Full Set)
4. Slope Analysis Plan
5. Illustrative (colored) Grading/Utility/Site Plan
6. Stormwater Management Report (except only)
7. Letters from Neighboring Residents
666666666666666666666666666666
6666666666666666666 6
6 66666666666FMFMFMFMFMFMFMFMFMFMFMFMFM370
1310
390
1215
1948
1903
330
1308
1290
1901
1949
1248
1242
1954
1199
1936
1219
1942 12001206
1205
1300
1310
1941
1921
1902
1230
1224
1920
1290
1235 1908
1935
1914
1200
280
1264
1905
2025
1254 1247
1329
1296
1310
H W Y 6 2G ST
V I C T O R I A C U R GLENHILL RDCULLIGAN LN
CENTRE POINTE CUR4TH ST3R D S TH W Y 6 2
0'
360'249'226'205'217'187'175'151'95'128'80'
3 5 1 '
295'62'5
8'
Culligan PropertyValley View Oak 3rd AdditionNW Quad Glenhill Rd. & Victoria Curve
City ofMendotaHeights0200
SCALE IN FEET
GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights.
Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation.
7/2/2020
June 29, 2020
City of Mendota Heights
Planning Commission
1101 Victoria Curve
Mendota Heights, MN 55118
Attn: Tim Benetti
timb@mendota-heights.com
Re: Culligan Property - Glenhill Road/Victoria Curve
Tim, the following serves as our requires Letters of Intent in connection with the proposed
platting of the property:
Preliminary Plat Letter of Intent. The Applicant’s letter must include a detailed narrative
describing the properties to be platted, and what the expected outcome or benefits an approved
plat will provide to the community.
Narrative of the Proposed Development
The Culligan family has owned this property for over 90 years. Originally, Larry Culligan had
worked with a surveyor in connection with the platting of this property in 1981, prior to the
construction of Victoria Curve, but elected to hold off developing the property until Victoria Curve
was constructed. The family has determined that now is the appropriate time to submit to the
City for approval the preliminary/final plat of the property.
The property is a mix of open grassy areas and woods, with an old barn located in the woods.
The site consists of a rolling topography with gradual slopes on the east and steeper slopes on
the west, detailed in the accompanying slope analysis. The property lies within the Mississippi
Critical Overlay area, and as such we have incorporated into the site plan compliance with the
Overlay requirements, as described more fully in the accompanying Critical Area Permit
application. Throughout the woods, there are a variety of trees, with a dense underbrush of
scrub trees and weed trees that have become more and more overgrown over the years.
The total platted area is comprised of 6.75 acres, and includes the existing home of Larry and
Mary Culligan at 1941 Glenhill Road (Lot 7, Block 2). The proposed lot sizes will range from .45
acres to 1.24 acres, with most of the homes sites around 1/2 acre in size. The expected
outcome for the property will be:
8 new lots and 1 existing lot (Culligan home)
15,000 SF minimum lot area
100’ minimum lot width
30’ front setback
10’ & 15’ side setbacks
Typical house pads are shown at 75’ wide x 40’ deep (each pad will be custom graded for a site
specific designed home)
Access to the home sites will be from Glenhill Road (2 lots), and then by a new public road off of
Victoria Curve with a cul de sac at the north end. The road layout traverses the slope of the
property and generally matching grade on the uphill side of the road, with retaining walls built
where needed on the downhill side of the road. As shown on the plans, this road will be 633
feet long, and 28 feet wide. The reduction in width from the standard 32’ (requested pursuant to
the accompanying ROW variance) will minimize disruption to the wooded area.
The Culligan family was responsible for the platting and development of the current Glenhill
Road/Culligan Road property (Valley View Oaks 2nd Addition), which has proven to be a stable,
high-end, and desirable neighborhood in Mendota Heights. We believe the addition of eight
comparable high-end homes to this neighborhood, while preserving the woods and consistent
with the critical area standards, will further enhance the entire Valley View Oaks neighborhood.
As the site plan illustrates, the location of the home sites will have minimal impact on the
existing homes, and they will be tucked into the wooded areas in a way that will enhance the
aggregate property. A significant portion of the existing woods, particularly along Victoria
Curve, are scrub brush and weed trees. Removing a portion of the dense, overgrown
underbrush, and preserving healthy significant trees plus adding the landscaping reflected on
the accompanying landscape plan, will be an improvement aesthetically.
Critical Area Permit Letter of Intent
The property lies within the Critical Area, as does all of the adjoining area, such as the Valley
View Oaks 2nd Addition. As such, to develop the property, we need to obtain a Critical Area
Permit.
As described in the Preliminary Plat Letter of Intent, the proposed site plan has been
intentionally designed within the requirements of the Mississippi River Corridor to preserve the
existing natural environment as much as feasible, in a manner consistent with its natural
characteristics.
The site plan includes the required bluff analysis and respects the bluff line and meets all
setbacks. We have shared the slope analysis and a rough draft of the proposed development
with Daniel Petrik with DNR Critical Area, and based on his response that the plan appears
consistent with city rules, we expect to be in compliance with the DNR’s regulatory review.
Conditional Use Permit Letter of Intent
The proposed preliminary plat includes building on slopes that exceed 18%, as shown in the
accompanying plans, and detailed slope analysis. Accordingly, we will be requesting a
conditional use permit to the extent there are any buildings or potions of the road on slopes in
excess of 18%. In support of our CUP request, please consider the following:
a) The proposed use will not be detrimental to the health, safety or general welfare of the
community -the road and the home sites meet city standards and requirements;
b) the proposed use will not cause serious traffic congestion nor hazards - there will only be six
homes served by this new public road, so there will not be any traffic congestion or hazards in
connection with the road due to the requested CUP;
c) the proposed use will not seriously depreciate surrounding property value - the proposed
development will offer eight new homes which will be high end custom homes, increasing
property values and the respective property taxes payable to the City; and
d) the proposed use is in harmony with the general purpose and intent of the City Code and the
comprehensive plan - the proposed use meets the R1 zoning standards for the property.
Variance for Right-of-Way
We are requesting a variance ROW width reducing from 60 feet to 50 feet and the street width
is reduced from 32 feet to 28 feet. The purpose of this Variance request is to preserve and
minimize impacts to trees and to reduce grading.
In conclusion, the attached proposed Preliminary Plat Application, together with accompanying
applications for Critical Area Permit, Conditional Use Permit and Variance for ROW, are hereby
submitted. We look forward to working with the Planning Commission and the City Council of
Mendota Heights to discuss any questions or concerns regarding the proposed platting of the
property.
Best Regards,
Michelle Culligan /s/
Michelle Culligan, Esq.
Kathryn Lovaas Jewell
1948 Glenhill Rd.
Mendota Hts., MN 55118
July 22, 2020
Re: Case No. 2020-15
Mendota Heights Planning Commission
Tim Benetti, Community Development Director
Thank you for accepting my comments in writing as I will be unable to attend the July
28th planning commission meeting.
I live at 1948 Glenhill Road. My property is not immediately adjacent to the planned
development to be titled “Valley View Oak 3rd Addition.” That being said, this addition
of eight lots, two of which will front onto Glenhill Road is going to dramatically change
our neighborhood. We have enjoyed the wooded area and the animals that thrive there for
many years. Hopefully a plan can be put in place that will balance the need for
development and the green space that this area has provided for so many years.
I do have a couple of questions that I hope you will address and consider as you review
this proposal. It appears that the new road is meant to be a private road. What will be the
maintenance requirements for a private road? Will we as neighbors be able to walk this
street just as we walk the other streets in our community? How will the new home sites
impact the river bluff and the run-off to the Mississippi?
In addition to the above questions, I have a strong concern that I would like to share.
Currently, the curve as you enter Glenhill Road from Victoria Curve is a dangerous
corner. It is a blind curve. The driveway at 1954 is close to that curve and makes for a
dangerous situation. The plans will now call for two new driveways on the curve. What
can be done to make this area safer for all who drive Glenhill Road?
The new development is a huge project with many implications for our community.
Please be sure to ask all the hard questions to assure that the plan is something that will
be a benefit not only to the Culligans and the new homeowners but to all the existing
homeowners.
Sincerely,
Kathryn (Kae) Jewell
cc: Larry and Mary Culligan
July 22, 2020
Re: Case No. 2020-15
Mr Tim Benetti, Community Development Director
Planning commission members
Hello,
We regret that we have prior commitments, and will not attend the initial
meeting on the Culligan Development, July 28, 2020. Please accept our
comments below.
We have enjoyed and very much appreciate our spectacular view of trees,
mowed lawn and wildlife for over 30 years. It is hard to see change.
We, Lowell Chapin and Jane McKay, 1949 Glenhill Road, have several
concerns as we will be significantly affected by proposed development. I will list
some of them here:
-The access to our garage must be redesigned, a replacement curb cut has
been discouraged . Are there options of shared driveway, easements,
variance, and etc.?
-The demo plan, C1-1, shows the driveway removed “by others”, who is
“others”?
-The Building of a Private/Public Road has several issues.
- It appears that the road is cut into the hill . Can a retaining
wall be built on our property line? The slope as it appears will
make maintenance difficult. Will we be required to maintain
easement? Can we request sod in place of turf seed?
-Will the existing trees near all of our property line be
protected?
-Does having a road on both the East and West property line
affect the value of our property and/or taxes and
assessments?
-If a private road, will we be charged upkeep?
-What is the height restriction of proposed homes west of the new road? Will
it be measured from current elevation or new elevation after excavation or
fill brought in?
-Will the “Declaration of Covenants, Conditions, Restrictions and Easements
for Lots 1 and 2, Block 1 and out lot, A Valley View Oak, 2nd Addition,
Dakota County, Minnesota” be applied to this development?
-Will the corner of Glenhill Road and Victoria Curve be maintained or will it be
wild like the East side of Glenhill. We have enjoyed the weekly mowing and
maintenance done by Larry Culligan for over 30 years.
-Adding two more driveways to an already dangerous curve should also be
studied. Many times we come around that curve and brake for bikers or cars
backing out of their driveway.
-This is a huge project. What is timeline. Do construction companies have set
times for their work day and is the duration of construction as far as months
monitored by the city?
Thank you for the time you are spending on this project. Please feel free to visit
our property and if we can be of any assistance, let us know.
Sincerely,
Jane McKay, jane291@ msn.com
Lowell Chapin, lgchapin@gmail.com
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 1
Valley View Oaks 3rd Addition
Stormwater Management
Report
Mendota Heights, MN
JUNE 29, 2020
I hereby certify that this report
was prepared by me or under my direct
supervision, and that I am a duly Registered
Professional Engineer under the laws of
the State of Minnesota
_______________________________________
Val Anderson, P.E.
Date: 06/29/20 Reg. No. 43423
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 2
STORMWATER MANAGEMENT REPORT
VALLEY VIEW OAK 3RD ADDITION
MENDOTA HEIGHTS, MN
TABLE OF CONTENTS
SUMMARY 3
EXISTING DRAINAGE AREA MAP APPENDIX A
PROPOSED DRAINAGE AREA MAP
EXISTING HYDROCAD REPORTS APPENDIX B
PROPOSED HYDROCAD REPORTS
SOILS REPORT APPENDIX C
MIDS REPORT APPENDIX D
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 3
Summary
The parcel is situated north of Highway 62 along Victoria Curve situated between Glenhill Road and the
Mendota City limits. The uses surrounding the parcel consist of mostly single-family residents. The
project proposes constructing a single-family residential development consisting of 8 lots with a road
for access. The parcel is approximately 6.77 acres.
Existing
The existing site consists of mostly wooded land with steep slopes. There is one existing single-family
residence on the site. The majority of the site drains to the west overland untreated. The existing site
consists 0.184 acres of impervious surface.
Proposed
The proposed site will include a residential road corridor with access to many of the proposed lots. 8
residential lots will be cut into the slope and retaining walls used to limit disturbance. With assumptions
on building footprints and driveway areas, 1.05 acres of the proposed impervious is new and within the
disturbed area, with a total area of 4.13 acres being disturbed. The remainder of the proposed
impervious modeled is the existing residences. Soil borings have not been done yet but soil map
information shows likely sandy soils. The storm water treatment system proposed consists of a sediment
forebay with an infiltration bench that will discharge to storm sewer to an existing stub in Victoria Curve.
We are proposing sump manholes upstream of the infiltration basin to provide additional pre-
treatment. The infiltration rate used is currently based on sandy soils, it will be adjusted as needed when
soil borings are done.
The existing woods and slope have been reduced by the development as well as the amount of runoff
going that direction.
See requirements and proposed treatment values below.
Stormwater Management Requirements
Rate Control:
The City of Mendota Heights requirements state that discharge rates leaving the site must
not exceed the current rates for the 2, 10 and 100-year, critical duration (24-hour) storm
events using Atlas 14 precipitation depths and the 100-year, 10 day snowmelt.
Rainfall Frequency Rainfall (Inches)
2-Year 24-Hour 2.81
10-Year 24-Hour 4.19
100-Year 24-Hour 7.47
100-Year, 10-day Snowmelt 7.2
We are proposing an infiltration system to help meet rates. Storm water captured will
discharge to the sediment basin on the west and make it’s way to the east side where it will
infiltrate and then proceed to overflow off- site. The rate control summary table is below.
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 4
EXISTING RUNOFF
2‐YR Storm
Event
10‐YR Storm
Event
100‐YR Storm
Event
100‐YR
Snowmelt
Area
acres
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Slope 7.401 0.8 0.118 4.78 0.429 21.09 1.592 8.82 4.293
Glenhill 0.182 0.25 0.012 0.55 0.026 1.37 0.067 0.22 0.106
Total 7.583 0.86 0.13 4.96 0.455 21.6 1.658 9.03 4.399
PROPOSED RUNOFF
2‐YR Storm
Event
10‐YR Storm
Event
100‐YR Storm
Event
100‐YR
Snowmelt
Area
acres
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Rate
cfs
Volume
ac‐ft
Slope 3.932 0.7 0.097 3.1 0.298 11.94 0.998 4.67 1.954
Glenhill 0.181 0.32 0.019 0.58 0.034 1.32 0.073 0.22 0.09
Pond 3.477 0.34 0.099 1.74 0.329 8.61 1.031 4.03 1.362
Total 7.59 0.85 0.215 4.46 0.661 20.46 2.102 8.91 3.406
Volume Control:
The runoff volume required to be retained on site is 1.1 inches of runoff over the impervious
surfaces of the development. The proposed impervious area for the site is 1.05 acres. The
required volume control for the entire site is 0.097 acre-feet or 4,209 square-feet.
With the proposed infiltration system, we are proposing 4,639 cubic-feet of storage below
the outlet.
The infiltration bench has an area of 1760 feet, making the equivalent height 2.64 feet.
Quality Control:
The City requires that total phosphorus load be reduced by 50 percent over existing
conditions. MIDS was used for TP calculations. The existing site is shown to have 3.46 lbs
of phosphorus per year. The proposed basin removes 2.5 lbs from the proposed site,
leaving 1.733 lbs which is approximately 50 percent of the existing.
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 5
Erosion Control
Best Management Practices will be followed for all erosion control measures. Silt fence and bio-rolls
will be used around the site and adjacent to existing walks and roads. The catch basins will have inlet
protection. We will have a rock construction entrance to reduce the amount of sediment leaving the
site. Additional information on erosion control can be found in the Plan Set.
Stormwater Management Report June 29, 2020
Valley View Oaks 3rd Page 6
Appendix A
Slope287,820 sfIMP: 5,042 sfStreet7,431 sfIMP: 2,965 sf1S3SSlope - Off13,120 sfIMP: 0 sfROAD - Off461 sfIMP: 0 sfNew Street21,504 sfIMP: 6,570 sf1SNSCALE IN FEET
0 40 80
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
24440
Project Lead
Drawn By
Checked By
Loucks Project No.018524
MJS
MJS
MJS
06/29/2020 CITY SUBMITTAL
CONSTRU
C
T
I
O
N
NOT FOR
C0-1 COVER SHEET
C1-1 EXISTING CONDITIONS &
DEMOLITION PLAN
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /28 / 2020 5:40 PMW:\2018\18524\HYDROLOGY\CAD\H1-1 EXISTING DRAINAGE PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
VALLEY VIEW
OAK 3RD
ADDTION
MENDOTA HEIGHTS, MN
LARRY & MARY
CULLIGAN
1941 GLENHILL ROAD
MENDOTA HEIGHTS, MN 55118
C2-1
C3-1
C3-2
C3-3
C4-1
SITE PLAN
GRADING PLAN
SWPPP
SWPPP NOTES
SANITARY & WATER PLAN
C5-1
C8-1
C8-2
L2-1
STREET & STORM SEWER PLAN
CIVIL DETAILS
CIVIL DETAILS
LANDSCAPE DETAILS
C8-3 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
C6-1 PRELIMINARY PLAT
EXISTING
DRAINAGE
EXHIBIT
H1-1
GF 891.9
FBWO
LO 881.9
BSMT 881.9GF 891.9FBWOLO 881.9BSMT 881.9GF 905.5
*FBWO
LO 898.5
BSMT 898.5
FF 906.5
GF 87
6
.
6
FBW
O
LO 8
6
6
.
6
BSMT
8
6
6
.
6
GF 889.5
FBWO
LO 879.5
BSMT 879.5
GF 907.0
*FBWO
LO 899.0
BSMT 899.0
GF 894.0
FBWO
LO 884.0
BSMT 884.0
GF 88
1.
5
FBWO
LO 87
1.
5BSMT
8
7
1.
5
12
34
5
6
12
7
1S2S3SGF 891.9
FBWO
LO 881.9
BSMT 881.9GF 891.9FBWOLO 881.9BSMT 881.9GF 905.5
*FBWO
LO 898.5
BSMT 898.5
FF 906.5
GF 87
6
.
6
FBW
O
LO 8
6
6
.
6
BSMT
8
6
6
.
6
GF 889.5
FBWO
LO 879.5
BSMT 879.5
GF 907.0
*FBWO
LO 899.0
BSMT 899.0
GF 894.0
FBWO
LO 884.0
BSMT 884.0
GF 88
1.
5
FBWO
LO 87
1.
5BSMT
8
7
1.
5
12
34
5
6
12
7
1S2S3SGF 891.9
FBWO
LO 881.9
BSMT 881.9GF 891.9FBWOLO 881.9BSMT 881.9GF 905.5
*FBWO
LO 898.5
BSMT 898.5
FF 906.5
GF 87
6
.
6
FBW
O
LO 8
6
6
.
6
BSMT
8
6
6
.
6
GF 889.5
FBWO
LO 879.5
BSMT 879.5
GF 907.0
*FBWO
LO 899.0
BSMT 899.0
GF 894.0
FBWO
LO 884.0
BSMT 884.0
GF 88
1.
5
FBWO
LO 87
1.
5BSMT
8
7
1.
5
12
34
5
6
12
7
Slope171,310 sfIMP: 15,679 sfNew Street116,413 sfIMP: 33,920 sf1S2S3SNew Street13,581 sfIMP: 385 sfGlenhill7,659 sfIMP: 3,340 sfNew Street21,504 sfIMP: 6,570 sf2SNSCALE IN FEET
0 40 80
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
24440
Project Lead
Drawn By
Checked By
Loucks Project No.018524
MJS
MJS
MJS
06/29/2020 CITY SUBMITTAL
CONSTRU
C
T
I
O
N
NOT FOR
C0-1 COVER SHEET
C1-1 EXISTING CONDITIONS &
DEMOLITION PLAN
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /28 / 2020 4:54 PMW:\2018\18524\HYDROLOGY\CAD\H2-1 PROPOSED DRAINAGE PLANOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
VALLEY VIEW
OAK 3RD
ADDTION
MENDOTA HEIGHTS, MN
LARRY & MARY
CULLIGAN
1941 GLENHILL ROAD
MENDOTA HEIGHTS, MN 55118
C2-1
C3-1
C3-2
C3-3
C4-1
SITE PLAN
GRADING PLAN
SWPPP
SWPPP NOTES
SANITARY & WATER PLAN
C5-1
C8-1
C8-2
L2-1
STREET & STORM SEWER PLAN
CIVIL DETAILS
CIVIL DETAILS
LANDSCAPE DETAILS
C8-3 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
C6-1 PRELIMINARY PLAT
PROPOSED
DRAINAGE
AREAS
H2-1
CULLIGAN PROPERTY DEVELOPMENT
Mendota Heights, Minnesota
JULY, 2020
18524.00 north 0 30 60
60 SCALE
ILLUSTRATIVE SITE PLAN
DAVID & MARY
JANISCH
GLENHILL ROAD
FOR ILLUSTRATIVE PURPOSES ONLY - SUBJECT TO CHANGE WITH FINAL PLANS.VICTORIA CURVECULLIGAN LANEJANE MCKAY
MARK & JULIE
HUNT
NORBERT & SANDRA
KREBSACH
CITY OF MENDOTA HEIGHTS
MICHAEL & RUTH
SETHNA
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING RETAINING
WALL TO REMAIN
EXISTING TREES TO
BE PRESERVED
EXISTING TREES TO
BE PRESERVED
EXISTING TREES TO
BE PRESERVED
RETAINING
WALLS (TYP.)
WOODLAND RESTORATION
AND LANDSCAPE AREA
STORMWATER
POND
ENTRANCE
MONUMENT
CULLIGAN PROPERTY DEVELOPMENT
Mendota Heights, Minnesota
JULY, 2020
18524.00 north 0 30 60
60 SCALE
ILLUSTRATIVE GRADING & UTILITY PLAN
GLENHILL ROAD
FOR ILLUSTRATIVE PURPOSES ONLY - SUBJECT TO CHANGE WITH FINAL PLANS.VICTORIA CURVECULLIGAN LANEDAVID & MARY
JANISCH
JANE MCKAY
MARK & JULIE
HUNT
NORBERT & SANDRA
KREBSACH
CITY OF MENDOTA HEIGHTS
MICHAEL & RUTH
SETHNA
EXISTING DRIVEWAY
TO BE REMOVED
SANITARY SEWER
CONNECTION
WATER
CONNECTION
LIFT STATION
EXISTING RETAINING
WALL TO REMAIN
EXISTING TREES TO
BE PRESERVED
EXISTING TREES TO
BE PRESERVED
EXISTING TREES TO
BE PRESERVED
RETAINING
WALLS (TYP.)
WOODLAND RESTORATION
AND LANDSCAPE AREA
STORMWATER
POND
ENTRANCE
MONUMENT
APPROX. FORMER ACCESS ROAD TO BARNLINE OF TRANSITION FROM LiDAR TO FIELD VERIFIED TOPOAPPROX
.
T
O
P
O
F
4
0
%
B
L
U
F
F 40 FT. SETBACK FROM TOP OF BLUFFMANMADESLOPESSLOPES TABLEMIN. SLOPE0.0%18.0%40.0%MAX. SLOPE18.0%40.0%100.0%COLORCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 1:36 PM\\10.0.1.10\projects\2018\18524\CADD DATA\CIVIL\_dwg Working Files\SLOPE ANALYSISOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITION1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118LARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118NSLOPEANALYSISEX-1(Per Dakota County Tax records)Lot 1, Block 1, and OUTLOT A, VALLEY VIEW OAK 2ND ADDITION, DakotaCounty, Minnesota.DESCRIPTION OF PROPERTY SURVEYEDSURVEY REPORT1. This survey was prepared without the benefit of a Title Commitment.There may or may not be easements of record encumbering this property.2. Benchmark: MnDOT monument "1918H" (GSID Station 101785). Analuminum alloy rod located at the southwest corner of Trunk Highway No.110 and Lexington Ave. S.Elevation = 921.70 (NGVD29)Site Benchmark: Top nut of hydrant located at the northeast corner of thethe site along the west side of Glenhill Road.Elevation = 913.22 (NGVD29)3. The contours and features shown hereon within the heavy gray polygonare from a Boundary and Topographic Survey by Loucks Associates, datedMarch 13, 2020. The contours shown hereon lying outside of the heavygray polygon is information obtained from LiDAR.SCALE IN FEET040SPOT ELEVATIONSIGNLIGHT POLEPOWER POLECATCH BASINCONTOURCONCRETE CURBSTORM SEWERSANITARY SEWERBARBED WIRE FENCEWATERMAINUNDERGROUND ELECTRICCONCRETEELECTRIC TRANSFORMERTELEPHONE PEDESTALUTILITY PEDESTALELECTRIC METERGAS METERHAND HOLEUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWER SERVICEWATER SERVICEGUY WIRECULVERTOVERHEAD UTILITYGUARDRAILROOF DRAINCURB STOPFLARED END SECTIONSET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND 1/2 INCH X 14 INCH IRON PAVERSAIR CONDITIONING UNITIRON FENCEWOOD FENCEEXISTING BUILDINGRETAINING WALLSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVEUNLESS SHOWN OTHERWISEMAPPED STORM SEWERMAPPED SANITARY SEWERMAPPED WATERMAINLIGHT POLEGUY POLELEGENDMONUMENT, MARKED "LS 10943"YARD LIGHT06/29/20 CITY SUBMITTALReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PEProject LeadDrawn ByChecked ByLoucks Project No.2444018-524MJSSFH/SFM/MJSMJS06/29/2006/29/20VICINITY MAPSITE
Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:50 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C0-1 COVER SHEETOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANCOVER SHEETC0-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.23CIVIL LEGENDMENDOTA HEIGHTS, MINNESOTASHEET INDEXPERMIT SET:STORM SEWER, STREETS, LANDSCAPING,VICINITY MAPGRADING, SANITARY SEWER, WATERMAIN,CONTACTSOWNER - LARRY AND MARY CULLIGANMAPLE GROVE, MN 55369SUITE 3007200 HEMLOCK LANEENGINEER - LOUCKSTEL: 763-496-6713MIKE ST. MARTIN P.E.EMAIL: MSTMARTIN@LOUCKSINC.COMSURVEYOR -LOUCKSTEL: 763-496-6762 MAX STANISLOWSKI P.L.S.EMAIL: MSTANISLOWSKI@LOUCKSINC.COMCULLIGAN PROPERTY DEVELOPMENTMAPLE GROVE, MN 55369SUITE 3007200 HEMLOCK LANELANDSCAPE ARCHITECT - LOUCKSTEL: 763-496-6725CHAD FEIGUM P.L.A.EMAIL: CFEIGUM@LOUCKSINC.COMMENDOTA HEIGHTS, MN 551181941 GLENHILL RDTEL: 651-452-1410LARRY & MARY CULLIGANEMAIL: CULLEY934@AOL.COMPROJECT BENCHMARKTOP NUT OF HYDRANT LOCATED AT THE NORTHEAST CORNER OF THE THESITE ALONG THE WEST SIDE OF GLENHILL ROAD.ELEVATION = 913.22 (NGVD29)06/29/20---DRAWING INDEX LEGENDSHEET TITLE#XX/XX/XXFILLED CIRCLE INDICATES DRAWING INCLUDED WITHIN THIS ISSUEMOST RECENT REVISION NUMBERMOST RECENT ISSUE OR REVISION DATE-06/29/2006/29/20------06/29/2006/29/2006/29/2006/29/2006/29/2006/29/2006/29/20--06/29/20C0-1C1-1C2-1C3-1C3-2C3-3C4-1C4-2C5-1C6-1C8-1C8-2C8-3L1-1L1-2COVER SHEETEXISTING CONDITIONS & DEMOLITION PLANSITE PLANGRADING PLANSTORMWATER POLLUTION PREVENTION PLANSWPPP NOTES & DETAILSSANITARY SEWER & WATER PLANSANITARY SEWER & WATER PLANSTORM SEWER & STREET PLANPRELIMINARY PLATCIVIL DETAILSCIVIL DETAILSCIVIL DETAILSLANDSCAPE PLANLANDSCAPE DETAILSMAPLE GROVE, MN 55369SUITE 3007200 HEMLOCK LANESITE& PRELIMINARY PLAT06/29/20-06/29/20-- 06/29/20-06/29/20
NSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:46 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C1-1 EXISTING CONDITIONS AND DEMO PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANEXISTINGCONDITIONS &DEMOLITIONPLANC1-1MILL AND OVERLAY EXISTING PARKING LOTREMOVE EXISTING CURB & GUTTER,RETAINING WALLS, FENCE, ETC.REMOVE EXISTING MANHOLES, POWERPOLES, LIGHT POLES, BOLLARDS, PARKINGMETERS, SIGNS, ETC.REMOVE EXISTING CONCRETE PAVING,SIDEWALKS, ETC.REMOVE EXISTING TREESREMOVE EXISTING UTILITIESREMOVE EXISTING BITUMINOUS PAVINGDEMOLITION LEGEND:REMOVE EXISTING BUILDINGREMOVE EXISTING TREES/WOODSREMOVE EXISTING GRAVEL PAVEMENT1. CONTRACTOR SHALL REMOVE AND/OR RELOCATEEXISTING PRIVATE UTILITIES AS NECESSARY. CONTRACTORTO COORDINATE ACTIVITIES WITH UTILITY COMPANIES.2. CONTRACTOR SHALL PROTECT SURFACE ANDSUBSURFACE FEATURES NOT NOTED FOR REMOVAL.3. CONTRACTOR TO CLEAR AND GRUB EXISTINGVEGETATION WITHIN CONSTRUCTION LIMITS, STRIP TOPSOIL, AND STOCKPILE ON-SITE. REFER TO GRADING PLANAND SWPPP FOR SEDIMENT AND EROSION CONTROLREQUIREMENTS.4. CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATIONAND SITE DEBRIS PRIOR TO GRADING. ALL REMOVEDMATERIAL SHALL BE HAULED FROM THE SITE DAILY.EROSION CONTROL MEASURES SHALL BE IMMEDIATELYESTABLISHED UPON REMOVAL. SEE THE STORMWATERPOLLUTION PREVENTION PLAN (SWPPP).5. CONTRACTOR SHALL REMOVE ALL SITE SURFACEFEATURES WITHIN REMOVAL LIMITS UNLESS OTHERWISENOTED.6. BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TOA VERTICAL SAW CUT OR TO A NEAT MILLED EDGE.7. CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER ANDOTHER POURED CONCRETE ITEMS ARE TO BE REMOVEDTO AN EXISTING EXPANSION OR CONTRACTION JOINT.SAW CUT AS NECESSARY FOR A NEAT EDGE OF REMOVAL.8. ALL REMOVAL ITEMS SHALL BECOME THE PROPERTY OFTHE CONTRACTOR UNLESS SPECIFIED OTHERWISE ANDSHALL BE DISPOSED OF OFF-SITE IN A MANNER MEETINGALL APPLICABLE REGULATIONS.9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THEREMOVAL AND REPLACEMENT OF ALL SIGNS, MAILBOXES,ETC.10. ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVEDSHALL BE THE RESPONSIBILITY OF THE CONTRACTOR ANDSHALL BE REPAIRED OR REPLACED TO ORIGINALCONDITION WITH NO ADDITIONAL COMPENSATION.11. CONTRACTOR SHALL COORDINATE WITH UTILITYCOMPANIES PRIOR TO REMOVAL, RELOCATION ORPROTECTING EXISTING UTILITY LINES, POLE, ETC.WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.SITE DEMOLITION SPECIFICATIONSPARKING STALL COUNTDISABLED PARKING STALLSCHEDULE B NUMBERS01MAPLETREE (GEN)ASH2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND OPEN IRON MONUMENTUNLESS SHOWN OTHERWISESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEEXISTING BUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERCONIFEROUS TREETREE LINEPINEDECIDUOUS TREE
NSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:52 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 SITE PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSITE PLANC2-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5CURRENT ZONING: ZONE R1, ONE FAMILY RESIDENTIALPROPERTY AREA: 6.75± ACDISTURBED AREA: 3.90 ACEXISTING IMPERVIOUS AREA: 0.18 AC (2.7%)PROPOSED IMPERVIOUS AREA: 1.06 AC (15.6%)1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER"GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANYGRADING, EXCAVATION OR UNDERGROUND WORK.2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS ANDELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHICFEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTIONACTIVITY. THE CONTRACTOR SHALL NOTIFY THE ENGINEEROF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS.3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONSNECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENTPROPERTIES DURING THE CONSTRUCTION PHASE OF THISPROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLEFOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRINGDURING THE CONSTRUCTION PHASE OF THIS PROJECT.4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDINGAND MAINTAINING TRAFFIC CONTROL DEVICES SUCH ASBARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OFTRAFFIC WHERE NECESSARY. PLACEMENT OF THESEDEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TOPLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORMTO THE APPROPRIATE MINNESOTA DEPARTMENT OFTRANSPORTATION STANDARDS.5. IN ACCORDANCE WITH GENERALLY ACCEPTEDCONSTRUCTION PRACTICES, THE CONTRACTOR WILL BESOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONSON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS ANDPROPERTY DURING THE PERFORMANCE OF THE WORK.THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOTBE LIMITED TO NORMAL WORKING HOURS.6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TOCONDUCT CONSTRUCTION REVIEW OF THE CONTRACTORSPERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OFTHE ADEQUACY OF THE CONTRACTORS SAFETY MEASURESIN, OR NEAR THE CONSTRUCTION SITE.7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTORSHALL INSTALL EROSION AND SEDIMENTATION CONTROLMEASURES IN ACCORDANCE WITH NPDES PERMITREQUIREMENTS, BEST MANAGEMENT PRACTICES, STATEAND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ONTHE DETAIL SHEET(S) OF THE PROJECT PLANS.8. ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARETHE RESPONSIBILITY OF THE CONTRACTOR.9. ALL ENTRANCES AND CONNECTIONS TO CITY STREETSSHALL BE CONSTRUCTED PER THE REQUIREMENTS OF THESTATE AND LOCAL JURISDICTIONS. THE CONTRACTORSHALL BE RESPONSIBLE FOR ALL PERMITS ANDNOTIFICATIONS AS REQUIRED.10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMEDPER THE REQUIREMENTS OF THE CITY. ALL TRAFFICCONTROL SHALL BE PROVIDED BY THE CONTRACTOR ANDSHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROLDEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDEALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS ASNEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFICAT ALL TIMES.11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC ANDPRIVATE TO THE PROPOSED GRADES WHERE DISTURBEDAND COMPLY WITH ALL REQUIREMENTS OF THE UTILITYOWNERS. STRUCTURES BEING RESET TO PAVED AREASMUST MEET OWNERS REQUIREMENTS FOR TRAFFICLOADING.12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKSASSOCIATES, TOPOGRAPHIC SURVEY DATED XX/XX/20.13.THE CONTRACTOR MUST HAVE A CITY LICENSE.14.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED PRIOR TOWORKING WITHIN CITY ROW.GENERAL NOTESSITE DATA- UNLESS NOTED, BASEMENT FLOOR ELEVATION FOR FULL BASEMENT IS 10.0 FEET BELOW THE GARAGE FLOOR ELEVATION.- MINIMUM BASEMENT ELEVATION REFLECTS LOWEST FLOOR ELEVATIONSSTREETNOTES:SETBACK REQUIREMENTSCONSTRUCTED HOUSE PAD LIMITS10' SIDE HOUSE30' REAR HOUSELOT NUMBER30' SIDE HOUSE ABUTTING STREETGARAGE FLOOR ELEVATIONCURB OR EDGE OF PAVEMENTCATCH BASINSTREET FBWO FULL BASEMENT WALK-OUTLOT CORNERHOUSE TYPELOWEST FLOORBSMT.913.0*FBWO913.0917.0GRADE AT REAR OF HOUSE PAD(LOWEST OPENING)LOT EASEMENTS 5' MIN. SIDE/REAR HOUSE10' MIN. FRONT- * DENOTES FULL BASEMENT IS 8.00 FEET BELOW THE FINISHED FLOOR ELEVATIONDENOTES 8.00 FOOT BASEMENT1
NSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:53 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 GRADING PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANGRADINGPLANC3-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.51. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE,FACE OF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.2. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OFPREMIUM TOP SOIL AND SEED/MULCH OR SOD. THESE AREAS SHALL BEWATERED/MAINTAINED BY THE CONTRACTOR UNTIL VEGETATION ISESTABLISHED. VERIFY WITH LANDSCAPE PLAN.3. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OFWALL (NOT TOP OF WALL), "GW" EQUALS SURFACE GRADE AT BOTTOM FACEOF WALL (NOT BOTTOM OF BURIED WALL COURSES).4. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW(REPORT NO. XX), DATED MARCH XX, 2020 AS PREPARED BY BRAUN INTERTECFOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS ANDCONSTRUCTION RECOMMENDATIONS.5. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTSOCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS, ORAS DIRECTED BY CITY. A REGULAR SWEEPING SCHEDULE MUST BEESTABLISHED.6. DUST MUST BE ADEQUATELY CONTROLLED.7. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.8. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.9. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.10. A STREET SWEEPER MUST BE AVAILABLE WITHIN 3 HOURS UPON NOTICE FR11. OM THE CITY THAT THE STREETS NEED TO BE SWEPT.12. THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARYPERMITS AND APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANYCITY PERMITS AND THE NPDES PERMIT FROM THE MPCA.13. INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFOREBEGINNING SITE GRADING ACTIVITIES. SOME EROSION CONTROLS SUCH ASBALE CHECKS AND TEMPORARY SILT PONDS MAY BE INSTALLED AS GRADINGOCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS THROUGHOUTTHE GRADING PROCESS AND REMOVE WHEN TURF HAS BEEN ESTABLISHED.14. THE CONTRACTOR SHALL ADHERE TO ALL REQUIREMENTS OF THE MPCANPDES PERMIT. THE AREA TO BE DISTURBED SHALL BE MINIMIZED AND TURFSHALL BE ESTABLISHED WITHIN THE TIME REQUIRED.15. GRADES SHOWN ARE FINISHED GRADES.16. FINAL GRADING TOLERANCES ARE +/-0.1 FEET TO FINISH GRADES.GRADING, DRAINAGE & EROSION CONTROL NOTES
NSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:54 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C3-2 SWPPPOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSWPPPC3-2WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5ESTIMATED QUANTITIESDESCRIPTION UNITTEMPORARY ROCK CONSTRUCTION ENTRANCEEAPREFABRICATED CONCRETE WASHOUTEASILT FENCE (STANDARD)LFEROSION CONTROL BLANKETSYINLET PROTECTIONEAQUANTITY1NA1,64224,4838BIO-ROLLLF NATRENCH DRAIN INLET PROTECTIONLF NASWPPP LEGENDINLET PROTECTIONSILT FENCEEXISTING DRAINAGE PATTERNPROPOSED DRAINAGE PATTERNBIO ROLLSEROSION CONTROL BLANKETSITE VICINITY MAP*PROJECT SITE
Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:55 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C3-3 SWPPP NOTESOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSWPPP NOTESC3-3THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:1. INSTALL VEHICLE TRACKING BMP2. INSTALL EROSION CONTROL3. CLEAR AND GRUB SITE4. STRIP AND STOCKPILE TOPSOIL5. REMOVE PAVEMENTS AND UTILITIES6. ROUGH GRADE SITE7. IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE8. INSTALL UTILITIES9. INSTALL BUILDING FOUNDATIONS10. INSTALL CURB AND GUTTER11. INSTALL PAVEMENTS AND WALKS12. FINAL GRADE SITE13. REMOVE ACCUMULATED SEDIMENT FROM STORMWATER SYSTEMS14. SEED AND MULCH15. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILTFENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.3. SITE DATA:AREA OF DISTURBANCE: 3.90 ACPRE-CONSTRUCTION IMPERVIOUS AREA: 0.18 ACPOST-CONSTRUCTION IMPERVIOUS AREA: 1.06 AC4. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES,SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS.5. ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE STABILIZED BYSEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING ORCOVERING OR OTHER EQUIVALENT CONTROL MEASURE. 6. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES,SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET.DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH EROSION CONTROL BLANKET7. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIALDISCHARGE ARE STABILIZED.8. NO DEWATERING IS EXPECTED TO OCCUR ONSITE.9. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BEPLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARYSTOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS AREEXEPMT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SANDSTOCKPILES.10. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVERPOSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.11. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSALREQUIREMENTS.12. EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THESITE. RUNOFF MUST BE PROPERLY CONTAINED.13. NO ENGINE DEGREASING IS ALLOWED ON SITE.14. THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLEFOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR(CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE FOR PARTS II.B.,PART II.C, PART II.B-F, PART V, PART IV AND APPLICABLE CONSTRUCTION ACTIVITYREQUIREMENTS FOUND IN APPENDIX A, PART C. OF THE NPDES PERMIT AND IS JOINTLYRESPONSIBLE WITH THE OWNER FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.15.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT ANOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN30 DAYS AFTER ONE OR MORE OF THE FOLLOWING CONDITIONS HAVE BEEN MET:A. FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. HAS BEEN ACHIEVED ON ALLPORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.B. TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.15. INSPECTIONSA. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE ISREQUIRED.B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5"OVER 24 HOUR RAIN EVENT.C. STABILIZED AREAS: ONCE EVERY 30 DAYSD. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMINGCONSTRUCTION.E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILINGOF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAMEOF PERSON(S) CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONSFOR CORRECTIVE ACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5INCHES IN A 24 HOUR PERIOD. 16. MINIMUM MAINTENANCEA. SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR 1/3FULL; WITHIN 24 HOURSB. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGEVOLUME. REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF DISCOVERY.C. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYSD. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24 HOURS.E. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTSGREATER THAN 12" IN 24 HOURS17. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDSMUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVEOPERATIONAL CONTROL OF THE SITE.18. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALLINSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS,AND REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATERMANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILINGNPDES NOTICE OF TERMINATION.19. SWPPP MUST BE AMENDED WHEN:A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONALCONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGEB. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDINGWATER QUALITY STANDARDS.C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOTCONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.19. CONCRETE WASHOUT AREAA. CONTRACTOR TO PROVIDE PREFABRICATED CONCRETE WASH-OUT CONTAINER WITH RAINPROTECTION PER PLAN.B. CONCRETE WASH-OUT TO BE IDENTIFIED WITH SIGNAGE STATING "CONCRETE WASHOUTAREA DO NOT OVERFILL".C. CONCRETE WASHOUT WATER NEEDS TO BE PUMPED WITHIN 24 HOURS OF STANDINGWATER IN WASHOUT AREA.20. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTORTO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.21. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATIONWITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER.22. FINAL STABILIZATIONFINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETEDAND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVERWITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEENINSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENTSHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDERTO RETURN THE POND TO DESIGN CAPACITY.23. RESPONSIBILITIESA. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATIONAND THE PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE:CONTACT: __________________________________ COMPANY: __________________________________PHONE: __________________________________B. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERMOPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENTSYSTEM:CONTACT: __________________________________COMPANY: __________________________________PHONE: __________________________________24. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS ORAS-BUILT DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS.SILT FENCE6"6"NOTES:1. PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCHAND BACKFILL IMMEDIATELY.2. POSTS SHALL BE:x6 FT MAX. SPACING.x2 IN X 2IN HARDWOOD, OR STANDARD STEEL T-TYPEFENCE POSTS.x5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THEGROUND.3. ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1INCH LONG STAPLES.4. ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIPTIES IN TOP 8 INCHES OF FABRIC.GEOTEXTILE FABRICPER MNDOT 3886GEOTEXTILEFABRIC PERMNDOT 3886DRAWN 2/2016LOUCKS PLATE NO.3000LOUCKSBIO-ROLL ORROCK LOGNOTES:1. PLACE BOTTOM EDGE OF WIRE FENCE INTO 6 IN DEEP TRENCH.2. POSTS SHALL BE:x6 FT MAX. SPACING.xSTANDARD STEEL T-TYPE POSTS.x5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND.3. ATTACH WIRE FENCE TO STEEL POSTS WITH NO. 9 GA. ALUMINUM WIRE OR NO. 9GALVANIZED STEEL PRE-FORMED CLIPS.4. ATTACH FABRIC TO WIRE FENCING WITH WIRE OR ZIP TIES. A MIN. OF 3 ZIP TIESPER POST. EXTEND BOTTOM OF FABRIC INTO TRENCH.5. BACKFILL TRENCH & COMPACT.6. STRAW, WOOD CHIP, COMPOST OR ROCK LOGS PER MNDOT SPECS 3890, 3897.DRAWN 11/2016LOUCKS PLATE NO.3002LOUCKS2'' X 2'' X 18'' LONG WOODENSTAKES AT 2'-0'' SPACING. DRIVETHROUGH NETTING, NOTPENETRATING FIBER LOG.STRAW OR WOOD FIBER 9"OR 12'' DIA. SEDIMENTLOG ROLL ENCLOSED INPOLYPROPYLENE NETTINGTRENCH IF LOOSE SOILSENDS SECURELY CLOSED TO PREVENTLOSS OF OPEN GRADED AGGREGATEFILL. SECURED WITH 50 PSI. ZIP TIE1NOTES:SEE SPECS. 2573, 3137, 3890 & 3897.MANUFACTURED ALTERNATIVES LISTED ON Mn/DOT'S APPROVEDPRODUCTS LIST MAY BE SUBSTITUTED.1. GEOTEXTILE SOCK BETWEEN 4-10 FEET LONG AND 4-6 INCHDIAMETER. SEAM TO BE JOINED BY TWO ROWS OF STITCHINGWITH A PLASTIC MESH BACKING OR PROVIDE A HEAT BONDEDSEAM (OR APPROVED EQUIVALENT). FILL ROCK LOG WITHOPEN GRADED AGGREGATE CONSISTING OF SOUNDDURABLE PARTICLES OF COARSE AGGREGATE CONFORMINGTO SPEC. 3137 TABLE 3137-1; CA-3 GRADATION.HARD SURFACE PUBLIC ROAD2' MINIMUM1" TO 2" WASHED ROCK6" MINIMUMROCK ENTRANCE TOCONSTRUCTION SITENOTES:1. ROCK SIZE SHOULD BE 1" TO 2" IN SIZE SUCH AS MN/DOT CA-1 ORCA-2 COURSE AGGREGATE. (WASHED)2. A GEOTEXTILE FABRIC MAY BE USED UNDER THE ROCK TO PREVENTMIGRATION OF THE UNDERLYING SOIL INTO THE STONE.DRAWN 2/2016LOUCKS PLATE NO.3004LOUCKSINLET PROTECTION -EXISTING STORM STRUCTURESHIGH-FLOWFABRICCURBDEFLECTOR PLATEOVERFLOW 1-CENTEROF FILTER ASSEMBLYOVERFLOW 2 - TOPOF CURB BOXPOLYESTERSLEEVEMANHOLECOVER ASSEMBLYFILTERASSEMBLY27"27" SEDIMENT CONTROL BARRIER2'X3' SEDIMENT CONTROL BARRIERROAD DRAIN HIGH-FLOWINLET PROTECTION CURBAND GUTTER MODELWIMCO ROAD DRAIN, OR APPROVED EQUALDRAWN 2/2016LOUCKS PLATE NO.3011LOUCKSEROSION CONTROL BLANKET6"6"1' TO 3'ANCHOR TRENCH1. DIG 6"X6" TRENCH2. LAY BLANKETS IN TRENCH3. STAPLE AT 1.5' INTERVALS4. BACKFILL WITH NATURAL SOILAND COMPACT.5. BLANKET LENGTH SHALL NOTEXCEED 100' WITHOUT ANANCHOR TRENCHNOTE:SLOPE SURFACE SHALL BE FREE OF ROCKS, SOILCLUMPS, STICKS, VEHICLE IMPRINTS, AND GRASS.BLANKETS SHALL HAVE GOOD SOIL CONTACT.ANCHOR TRENCH(SEE DETAIL AND NOTES BELOW)OVERLAP END JOINTS MINIMUMOF 6" AND STAPLE OVERLAP AT1.5' INTERVALS.OVERLAP LONGITUDINALJOINTS MINIMUM OF 6"STAPLE PATTERN/DENSITYSHALL FOLLOWMANUFACTURERSSPECIFICATIONS.STAGGER JOINTSDRAWN 2/2016LOUCKS PLATE NO.3016LOUCKSCONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAP*PROJECT SITE
855860865870875880885890895900855860865870875880885890895900-0+50876.30876.60+00875.22872.1873.78869.51+00872.87867.9873.74871.82+00875.91872.9877.90872.63+00881.26875.7885.22883.74+00889.17891.3892.64892.05+00893.81892.0892.51889.06+00885.37+00MH 7RIM=890.31INV=877.90 (8") SEMH 6RIM=893.00INV=877.61 (8") NWINV=877.60 (8") S77 LF 8"@ 0.37%MH 5RIM=883.38INV=873.61 (8") NINV=873.61 (8") S167 LF 8"@ 2.39%MH 3RIM=875.93INV=867.40 (8") NINV=860.22 (8") SINV=860.12 (8") SE125 LF 8"@ 4.98%MH 4RIM=872.98INV=860.66 (8") N81 LF 8"@ 0.54%7.5' MIN. COVERTO TOP OF PIPEFIRE HYDRANT & 6" GV(OUTSIDE DROP)274 LF 6" DIP6" TEE.7 LF 6" DIP, FIREHYDRANT, & 6" GVFIRE HYDRANT & 6" GV114 LF 6" DIP98 LF 6" DIP6" GVNSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:47 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 SANITARY AND WATER PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSANITARYSEWER &WATERMAINPLANC4-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.51. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THEREQUIREMENTS OF THE SPECIFICATIONS,THE CITY OF MENDOTA HEIGHTS, AND THE STANDARD UTILITIESSPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALL BEPERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT.3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE AND LOCALJURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THECONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHTOF WAY, OR WORK IMPACTING PUBLIC UTILITIES.4. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FORALL UTILITIES FROM THE WATERMAIN UNLESS OTHERWISE NOTED.5. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH MAY BEREQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. THECONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, ANDSERVICES AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEETMINIMUM DEPTH CAN NOT BE ATTAINED.6. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT UNLESS OTHERWISENOTED.7. PROPOSED PIPE MATERIALS:WATERMAIN DIP 6" DIAMETERSANITARY SEWER PVC SDR 35 10" DIAMETERFORCEMAIN PE 6" DIAMETER8. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN CASTINGSWITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON THE UTILITY PLAN.9. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFICCONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALLSIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC ATALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.10.THE CITY SHALL OPERATE ALL GATE VALVES.11.PIPE LENGTHS SHOWN ON THE PLAN DO NOT INCLUDE THE APRON SECTION.UTILITY NOTES
850855860865870875880885890895900905910850855860865870875880885890895900905910-0+50876.31867.50+00876.9899.99886.21+00904.24896.6902.32+00 3+00MH 3RIM=875.93INV=867.40 (8") NINV=860.22 (8") SINV=860.12 (8") SE30 LF 8"@ 0.40%MH 2RIM=904.41INV=894.48 (8") E90 LF 8"@ 0.43%MH 1RIM=901.80INV=894.09 (8") W87 LF 6" FORCEMAINLIFT STATIONRIM=877.30INV=860.00BUILD OVER EXISTINGSEWER LINE6" GVWET-TAP CONNECTIONTO EXISTING 6" DIPWATERMAINFIELD VERIFY LOCATION6" GV162 LF 6" DIPReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:47 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 SANITARY AND WATER PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSANITARYSEWER &WATERMAINPLANC4-2NSCALE IN FEET040 80WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.51. SEE SHEET C4-1 FOR UTILITY NOTES.UTILITY NOTES
855860865870875880885890895900855860865870875880885890895900-0+876.30876.60+00875.22872.1873.78869.51+00872.87867.9873.74871.82+00875.91872.9877.90872.63+00881.26875.7885.22883.74+00889.17891.3892.64892.05+00893.81892.0892.51889.06+00885.37+00PVI STA = 1+62.28PVI ELEV = 872.00LOW PT. STA=1+51.38LOW PT. ELEV=872.87A.D. = 7.32K = 13.7100' VCBVCS: 1+12.28BVCE: 873.43EVCS: 2+12.28EVCE: 874.23PVI STA = 3+04.96PVI ELEV = 877.70LOW PT. STA=2+64.96LOW PT. ELEV=876.42A.D. = 4.70K = 17.080' VCBVCS: 2+64.96BVCE: 876.42EVCS: 3+44.96EVCE: 880.864.46%3.21%-2.00%-2.86%7.91%-5.36%PVI: 0+00.00EL: 876.30PVI: 0+40.00EL: 875.50PVI: 2+51.96EL: 876.00PVI: 6+16.81EL: 891.61PVI STA = 5+35.76PVI ELEV = 895.96HIGH PT. STA=5+48.63HIGH PT. ELEV=893.81A.D. = 13.27K = 10.1134' VCBVCS: 4+68.69BVCE: 890.65EVCS: 6+02.83EVCE: 892.36109 LF 12"@ 0.91%CBMH 9RIM=889.27INV=885.30 (12") SEINV=885.28 (12") SEMH 8RIM=893.24INV=884.29 (12") NWINV=884.29 (12") S153 LF 12"@ 3.50%MH 7RIM=883.08INV=878.96 (12") NINV=878.96 (12") S132 LF 12"@ 5.52%MH 6RIM=875.65INV=871.65 (12") NINV=871.65 (12") S84 LF 12"@ 4.78%CBMH 4RIM=872.56INV=865.65 (12") EINV=867.65 (12") NINV=865.65 (15") SWNSCALE IN FEET040 80Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 5:4 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C5-1 STREET AND STORM PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDTIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANSTORM SEWER& STREET PLANC5-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.51. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THEREQUIREMENTS OF THE SPECIFICATIONS,THE CITY OF MENDOTA HEIGHTS, AND THE STANDARD UTILITIESSPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALL BEPERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT.3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE AND LOCALJURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THECONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHTOF WAY, OR WORK IMPACTING PUBLIC UTILITIES.4. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FORALL UTILITIES FROM THE WATERMAIN UNLESS OTHERWISE NOTED.5. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH MAY BEREQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. THECONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, ANDSERVICES AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEETMINIMUM DEPTH CAN NOT BE ATTAINED.6. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT UNLESS OTHERWISENOTED.7. PROPOSED PIPE MATERIALS:STORM SEWER RCP 12" TO 18" DIAMETER8. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN CASTINGSWITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON THE UTILITY PLAN.9. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFICCONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALLSIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC ATALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.10.THE CITY SHALL OPERATE ALL GATE VALVES.11.PIPE LENGTHS SHOWN ON THE PLAN DO NOT INCLUDE THE APRON SECTION.UTILITY NOTES
CADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 6:53 AMW:\2018\18524\CADD DATA\SURVEY\_dwg Sheet Files\18524A-PrePlatOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118NSCALE IN FEET040 8006/29/20 CITY SUBMITTALPRELIMINARYPLATC6-1SPOT ELEVATIONSIGNLIGHT POLEPOWER POLECATCH BASINCONTOURCONCRETE CURBSTORM SEWERSANITARY SEWERBARBED WIRE FENCEWATERMAINUNDERGROUND ELECTRICCONCRETEELECTRIC TRANSFORMERTELEPHONE PEDESTALUTILITY PEDESTALELECTRIC METERGAS METERHAND HOLEUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWER SERVICEWATER SERVICEGUY WIRECULVERTOVERHEAD UTILITYELEV @ THRESHOLDGUARDRAILROOF DRAINCURB STOPFLARED END SECTIONTOP OF CURBSET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND 1/2 INCH X 14 INCH IRON FOUND CAST IRON MONUMENTALUMINUM DISCPER PLANPAVERSFOUND PK NAILAIR CONDITIONING UNITTOP NUT HYDRANTIRON FENCEWOOD FENCEEXISTING BUILDINGRETAINING WALLSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVEUNLESS SHOWN OTHERWISESANITARY MANHOLESTORM MANHOLECATCH BASINSTRUCTURE RIM & INVERTMAPPED STORM SEWERMAPPED SANITARY SEWERMAPPED WATERMAINRECORD DIMENSION PER PLATRECORD DIMENSION PERDEED DESCRIPTION(P)(D)INFORMATION AS SHOWN ON PLANSNOT FIELD VERIFIEDLIGHT POLEGUY POLELEGENDMONUMENT, MARKED "LS 10943"YARD LIGHT(Per Dakota County Tax records)Lot 1, Block 1, and OUTLOT A, VALLEY VIEW OAK 2ND ADDITION, Dakota County, Minnesota.LEGAL DESCRIPTIONGENERAL NOTESSURVEYOR:Loucks7200 Hemlock Lane, Suite 300Maple Grove, MN 55330763-424-55051. Prepared June 18, 2020.2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conductingthe fieldwork is 1941 Glenhill Road, Mendota Heights, MN 55118.3. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust).4. Benchmark: MnDOT monument "1918H" (GSID Station 101785).An aluminum alloy rod located at the southwest corner of Trunk Highway No. 110 and Lexington Ave. S.Elevation = 921.70 (NGVD29)Site Benchmark:Top nut of hydrant located at the northeast corner of the the site along the west side of Glenhill Road.Elevation = 913.22 (NGVD29)5. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) perFlood Insurance Rate Map No. 270370018E, Community Panel No. 270110 0018 E, and Flood Insurance RateMap No. 270370019E, Community Panel No. 270110 0019 E effective date of December 2, 2011.6. The field work was completed on March 5, 2020.OWNER/DEVELOPER:Larry & Mary Culligan1941 Glenhill RoadMendota Heights, MN 55118612-308-0874Current Zoning: R-1 (One Family Residential District)Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements,shown hereon, was researched to the best of our ability and is open to interpretation. Per the City of MendotaHeights Zoning Map and City Code, on June 8, 2020, information for the subject property is as follows:Current Setbacks:Front 30 feetSide 10 feet or 1/2 the height of the structure contiguous to side yardRear 30 feet or 20% of the average lot depth, whichever is greaterHeight 2 stories or 25 feet, whichever is lesser in heightWidth 100 feetProposed Zoning: R-1 (One Family Residential District)Proposed Setbacks:Front 30 feetSide 10 feetRear 30 feetZONING INFORMATIONAreasLot 1, Block 1 = 19,586 +/- square feet or 0.45 +/- acresLot 2, Block 1 = 20,790 +/- square feet or 0.48 +/- acresLot 1, Block 2 = 54,217 +/- square feet or 1.24 +/- acresLot 2, Block 2 = 29,205 +/- square feet or 0.67 +/- acresLot 3, Block 2 = 26,798 +/- square feet or 0.62 +/- acresLot 4, Block 2 = 25,883 +/- square feet or 0.59 +/- acresLot 5, Block 2 = 31,743 +/- square feet or 0.73 +/- acresLot 6, Block 2 = 27,952 +/- square feet or 0.64 +/- acresLot 7, Block 2 = 21,189 +/- square feet or 0.49 +/- acresGlenhill Road = 1,449 +/- square feet or 0.03 +/- acresPublic Road= 36,495 +/- square feet or 0.84 +/- acresTotal Plat Area = 295,307 +/- square feet or 6.75 +/- acresSITE DATALicense No.Date I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Land Surveyor under the laws ofthe State of Minnesota.VICINITY MAPField CrewMax L. Stanislowski - PLS48988Project LeadDrawn ByChecked ByLoucks Project No.18-524MLSSFH/SFMMLS06/26/20SITEBEING 5 FEET IN WIDTH, UNLESS OTHERWISEINDICATED AND ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, AND ADJOINING RIGHT-OF-WAYLINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTS ARESHOWN THUS: (NOT TO SCALE)
Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 2:58 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C8-1 CIVIL DETAILSOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANCIVIL DETAILSC8-1DRAWN 12/2016LOUCKS PLATE NO.2004LOUCKS1-1/2"DEPRESSED CURBCONCRETEDRIVEWAY APRONNOTE:SPACE CONCRETE CONTROLJOINTS SUCH THAT NO PANEL ISGREATER THAN 100 SQUARE FEET.BBTOOLED CONTRACTION JOINTBOTH SIDES (FOR CONC. ONLY)SECTION B-BCLASS 5 OR 2 AGGREGATE BASECONCRETE6"6"SECTION A-AEXPANSION JOINT4" CONCRETE SLAB WITH 6X6 W.W.M. OR6" CONCRETE SLAB WITHOUT W.W.M.CONCRETE CURB& GUTTERVARIABLE(5' MIN.)AA6" OF COMPACTED CL. 5 OR CL. 2AGGREGATE BASEDRAWN 12/2016LOUCKS PLATE NO.2002LOUCKSSTANDARD GUTTER8"12"6"13.5"12" RAD.MIN. OF 4" AGG. BASEUNDER CURB (IF TOTALTHICKNESS OFSECTION ALLOWS)3/8 " LIP3" RAD.133" RAD.AGG. BASEVARIESSLOPE GUTTER TOMATCH PARKING LOTDRAINAGE(3/4" PER FT. TYP.) TIPGUTTER OUT AS REQ'DB6-12 STYLECONCRETE CURBAND GUTTERMINIMUM 1'BEHIND BACKOF CURB7"SPECIFICATION NOTES:1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH AMEMBRANE CURING COMPOUND PER MNDOT 3754.2. EXPANSION JOINTS AT MAX. SPACING OF 200'.3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.DRAWN 2/2016LOUCKS PLATE NO.2009LOUCKSBENCHSLOPEOUTSIDE DROPSANITARY SEWERMANHOLESEE 4001 FOR TOPSECTION DETAILSTEPS 16" O.C. ONDOWNSTREAM SIDE48"D.I.P.D.I.P.D.I.P. TEERUBBER O-RING GASKETS BETWEENEACH JOINT OF MANHOLE SECTION.USE COMMERCIAL ADAPTER5' MINIMUM OFUNDISTURBED EARTH.PLACE CONCRETE BLOCK IN THISAREA IF A FERNCO ADAPTER IS USED.STAINLESS STEEL WM SLEEVE ALSOACCEPTABLE OR APPROVED EQUAL.CONCRETE ENCASEMENT(HORSESHOES FILLED WITHWET CONCRETE)SLOPE 2"/FOOTABABSECTION B-BSECTION A-A8" MIN. BASE TO 14'DEPTH.INCREASE BASE SLAB 2"PER 6' OF DEPTH.DRAWN 2/2016LOUCKS PLATE NO.4002LOUCKSFLOWSECTION A-ASECTION B-BNOTES:VARIABLE THICKNESS HDPE ADJUSTING RINGSAS REQUIRED. MIN. OF 4" ADJUSTMENT ANDMAX. OF 12" ADJUSTMENT. USE LARGERADJUSTMENT RINGS TO MINIMIZE THE NUMBEROF JOINTS. INCLUDE ONE 2" RING IMMEDIATELYUNDER THE CASTING. USE TAPERED RINGS TOMATCH CASTING TO STREET GRADE. APPLYBUTYL SEALANT BETWEEN ALL THE JOINTS.CONCRETE RINGS SET IN A MORTAR BED AREACCEPTABLE.ADJUST CASTING TO 14" -12" BELOW FINISHEDGRADE, TYPICAL FOR ALLCASTINGS IN PAVEMENTNOTE: ALLCONNECTIONSTHROUGH MH SHALLHAVE A RUBBER BOOT.ANY FIELD ADDEDOPENING FOR PIPESHALL BE COREDRILLED AND ANELASTOMERIC RUBBERBOOT INSTALLED.INSTALLWHENM.H. ISPLACEDOUTSIDEOF THEROADWAY.BENCHSLOPESTANDARD SANITARYSEWER MANHOLEMANHOLE CASTING AND COVER, NEENAH R-1642 ORAPPROVED EQUAL WITH TWO (2) CONCEALED PICK HOLES.1. WHERE WATER MAY STAND, TOP OF MHSHALL BE 2 FEET ABOVE GROUND,AND/OR 2 FEET ABOVE THE 100 YEARSTORM WATER LEVEL.2. ON MANHOLES 8' DEEP AND GREATER AONE FOOT FOUR INCH (1'-4") PRECASTSECTION SHALL BE PLACEDIMMEDIATELY BELOW CONE SECTION.3. WHEN MANHOLE DEPTH IS LESS THAN 8',A TOP SLAB SHALL BE USED IN PLACE OFTHE CONE. TOP SLAB SHALL BE SUITABLEFOR AASHTO HS20 HIGHWAY LOADINGS.THE SLAB SHALL BE SET ON A MORTARBED.4. ALL JOINTS BETWEEN SECTIONS SHALLHAVE RUBBER O-RING GASKETS.5. MINIMUM BASE SLAB THICKNESS, 6" TO14' DEPTH. INCREASE THICKNESS 1" FOREACH 4' OF DEPTH GREATER THAN 14'.STEPS 16" O.C. ONDOWNSTREAM SIDE.EXTRUDED ALUMINUMOR STEEL REINFORCEDCOPOLYMER PLASTIC.20" TO SPRING LINE(MAX.)SLOPE 2"/FOOT7"27"48"ABBADRAWN 2/2016LOUCKS PLATE NO.4000LOUCKS2"X2" or 4"X4" AT END OF SERVICE.5' MEDIUM DUTY, (1.25 POUNDS/FOOT) STEEL FENCE POSTEXPOXY-RESIN COATED, PAINTED OR GALVANIZEDINSTALLED TO 6" BELOW FINISHED GRADE.SERVICE PIPE SHALL BE4" OR 6", AS SPECIFIEDUSE THE SAME PIPE MATERIALFROM THE WYE AT THE MAINTO THE CAP AT THE END OFTHE SERVICE.USE A "QWIKSEAL" ADAPTOR FROMFERNCO OR APPROVED EQUAL WHENCONNECTING TO AN EXISTING SEWER LINE.SEWER SERVICECONNECTIONUP TO 14' DEPTHMINIMUM 2%GRADE10' MIN. DEPTH ORAS SPECIFIED45° BEND AT WYE5' RISER STUB& PLUGWYEWYE IN A 10 O'CLOCKPOSITION45° BEND AT PL5' RISER STUB& PLUG45° BEND AT PLNOTE:SEE DETAIL 4007 FORTRACER WIRE, WHENREQUIRED.DRAWN 2/2016LOUCKS PLATE NO.4004LOUCKSNOTES:1. RISER PIPE SHALL BE EXTENDED ABOVEGROUND LEVEL INTIALLY & THEN CUT BACKTO MATCH FINAL GRADE (BY OTHERS)2. CLEANOUT TO BE COVERED WITH A CASTING.NEENAH R-1970 OR APPROVED EQUAL.CLEAN-OUT STRUCTURETHREADED CAP & PLUGRISER100' MAXLONG SWEEP45° BENDWYECONCRETE ORCONCRETE BLOCKCOMPACTEDGRANULAR MATERIALOR CONCRETECOMPACTED BACKFILLNEENAH R-1970 CASTING OR APPROVEDEQUAL, SET ON COMPACTED BACKFILL.DRAWN 2/2016LOUCKS PLATE NO.4006LOUCKSNOTE:GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILLCONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:xFOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALLHAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAYBE USED FOR FOUNDATION MATERIALS.xBEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OFMNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONEINCH (1") SIEVE.xBACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT ASOTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGNMATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETEOR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENTTHOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT.PLASTIC PIPEBEDDINGPLASTICPIPE18" 18"PIPEWIDTHENCASEMENTBEDDINGFOUNDATION(MAY NOT BEREQUIRED)12"6"BACKFILLCOMPACTEDAS SPECIFIEDEXCAVATED TRENCHWIDTHDRAWN 2/2016LOUCKS PLATE NO.4008LOUCKS
Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:0 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C8-2 CIVIL DETAILSOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANCIVIL DETAILSC8-2PREFORMED OR CORE DRILLED HOLESREQUIRED FOR SUBDRAIN CONNECTIONS.GROUT INSIDE AND OUT AROUND SUBDRAIN.TRIM DRAIN TILE BACK TO WALL.DOGHOUSES SHALL BE GROUTEDON BOTH THE OUTSIDE ANDINSIDE.CONCRETE ADJUSTING RINGS,MIN. 4" - MAX. 10"2'x3' CATCH BASIN(MAX. DEPTH 4.0')(NEENAH CASTING NO. R-3067 WITH TYPE DR, DL,OR TYPE V GRATE OR APPROVED EQUAL)DIRECTION OF MAJORFLOW (TYPE DL GRATE)NOTES:1. EXPANSION MATERIAL TO BEPLACED IN FIRST CURB JOINT,BOTH SIDES OF CATCH BASIN.2. RECESS CATCH BASINS 2"BELOW GUTTER GRADE LINE.3. FOR SURMOUNTABLE CURB,PROVIDE FACE OF CURBTRANSITION EXTENDING 10' ONEACH SIDE OF CATCH BASIN TOMATCH CASTING.5" PRECAST REINFORCED CONCRETEIF STRUCTURE BASE IS LESS THAN48" BELOW FINISHED GRADE, PLACEGRANULAR MATERIAL UNDERSTRUCTURE, FOR A MINIMUM OF 48"BELOW FINISHED GRADE.NOTE:USE 4 FOOT DIAMETER CATCHBASIN MANHOLE WHEN DEPTHEXCEEDS 4.0 FEET.3"36"6"4"6"DRAWN 12/2016LOUCKS PLATE NO.4302LOUCKSADJUST CASTING TO 14" - 12" BELOW FINISHEDGRADE, TYPICAL FOR ALL CASTINGS IN PAVEMENTINSTALL WHEN M.H. ISPLACED OUTSIDE OFTHE ROADWAY.STANDARD STORMSEWER MANHOLE WITHCONE SECTIONFLOW2"0"-8"2"27"48"CONCRETE ADJUSTING RINGS,MIN. 4" - MAX. 10"MANHOLE CASTING FRAME ANDCOVER-NEENAH R-1733 OR APPROVEDEQUAL. INCLUDES SOLID LID & "STORMSEWER" LETTERING.RUBBER GASKETS BETWEEN EACHJOINT IN MANHOLE SECTIONS.1. WHERE WATER MAY STAND, TOP OF MHSHALL BE 2 FEET ABOVE GROUND,AND/OR 2 FEET ABOVE THE 100 YEARSTORM WATER LEVEL.2. ON MANHOLES 8' DEEP AND GREATER AONE FOOT FOUR INCH (1'-4") PRECASTSECTION SHALL BE PLACEDIMMEDIATELY BELOW CONE SECTION.3. WHEN MANHOLE DEPTH IS LESS THAN 8',A TOP SLAB SHALL BE USED IN PLACE OFTHE CONE. TOP SLAB SHALL BE SUITABLEFOR AASHTO HS20 HIGHWAY LOADINGS.THE SLAB SHALL BE SET ON A MORTARBED.4. ALL JOINTS BETWEEN SECTIONS SHALLHAVE RUBBER O-RING GASKETS.5. MINIMUM BASE SLAB THICKNESS, 6" TO14' DEPTH. INCREASE THICKNESS 1" FOREACH 4' OF DEPTH GREATER THAN 14'.6. ALL PIPE CONNECTIONS TO MANHOLESHALL BE WATERTIGHT.NOTES:STEPS 16" O.C. ONDOWNSTREAM SIDE.EXTRUDED ALUMINUMOR STEEL REINFORCEDCOPOLYMER PLASTIC.DRAWN 2/2016LOUCKS PLATE NO.4300LOUCKS3"4.0' OUTLETFLOW 2"0"-8"2"NYLOPLAST SNOUT STRUCTUREOR APPROVED EQUAL.CONCRETEADJUSTING RINGS,MIN. 4" - MAX. 10"NOTE:24"x36" SLAB OPENING FOR NEENAH R-3067 CASTING WITH D.L., D.R. OR TYPE V GRATE.27" ɸ SLAB OPENING FOR NEENAH R-3250 & R-1733 CASTING.SUMP CATCH BASIN /MANHOLEMINIMUM SLAB THICKNESS IS 6" FOR 14'DEPTH. INCREASE THICKNESS 1" FOR 4'OF DEPTH GREATER THAN 14'.PRECAST CONCRETE MANHOLESECTIONS WITH "O"-RING RUBBERGASKETS.SLAB TOP TO BE SET INA MORTAR BED.6" PRECASTREINFORCEDCONCRETE SLAB.STEPS 16" O.C. ON DOWNSTREAMSIDE.EXTRUDED ALUMINUM OR STEELREINFORCED COPOLYMER PLASTIC.DRAWN 2/2016LOUCKS PLATE NO.4304LOUCKSSECTION A-APLANSECTION B-BDIA.2'2'14LBBAARIPRAP481542363024181220810121418168>48 22-28 30-40265681222145IVIVIIIIIIIIIIIIIVIIIIIIMINIMUM RIPRAP REQUIREDGEOTEXTILE FABRIC, TYPE IVEXTEND 1' UNDER APRONRIP-RAP OUT FROM THE APRON SHALL NOTBE HIGHER THAN THE APRON INVERT.RANDOM / HANDPLACED RIPRAP1' (12"-27" DIA. PIPE)1.5' (30" AND LARGER PIPE)GEOTEXTILE FABRIC,TYPE IVNOTE:ONE CUBIC YARD ISAPPROXIMATELY 1.4 TONS.RIPRAP1' (12"-27" DIA. PIPE)1.5' (30" AND LARGER PIPE)6" GRANULARFILTER MATERIAL32-403257101327175CMP/HDPEQUANTITY(C.Y.)RCPQUANTITY(C.Y.)DIA. OFPIPE (IN.)L (FT.)CLASS6" GRANULARFILTER MATERIALDRAWN 2/2016LOUCKS PLATE NO.4308LOUCKSCONCRETE PIPEBEDDINGRCPPIPE18" 18"PIPEWIDTHCOMPACTED SAND OR 34"TO 1-12" CLEAR ROCK (ASDIRECTED)COMPACTEDSUBGRADE6"COMPACTEDBACKFILLEXCAVATED TRENCHWIDTHRCPPIPE18" 18"PIPEWIDTHSHAPE BOTTOM OFEXISTING TRENCH MATERIALTO FIT PIPE BARREL.COMPACTEDBACKFILLEXCAVATED TRENCHWIDTHCLASS C BEDDINGCLASS B BEDDINGDRAWN 2/2016LOUCKS PLATE NO.4310LOUCKS"HYDRANTFINDER" SHALL BE INSTALLED ON THE TOP OF THEUPPER FLANGE ON THE REAR BOLTS. INSTALL PLASTICCOMPOSITE HYDRANTFINDERS ONLY. EXPOSED FIBERGLASS ANDMETALHYDRANTFINDERS SHALL NOT BE USED.INSTALL ADAPTORINC.'S VALVE BOXADAPTOR #6 BASE ORAPPROVED EQUAL6" AMERICAN FLOWCONTROL 2500 SERIESRESILIENT WEDGE TYPEGATE VALVE OR APPROVEDEQUAL.HYDRANT AND GATEVALVE INSTALLATIONNOTES:1. GATE VALVES ARE REQUIRED WITH ALL HYDRANTS.2. THRUST BLOCKING REQUIRED BEHIND ALL HYDRANTS.3. ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BEASTM F593 TYPE 316 STAINLESS STEEL. THIS INCLUDES HYDRANTS AND VALVES.CONCRETEBLOCKMEGALUGUNDISTURBED SOILCONCRETEBLOCK7.5' MIN. COVERON WATERMAINMEGALUG1 CUBIC YARD GRAVEL ORCRUSHED ROCK WITH 2LAYERS OF 4 MIL POLY. (2/3 OFMATERIAL BELOW HYDRANT)2-1/2" HOSE CONNECTION(NATIONAL STANDARD THREAD)CAPS TO BE CHAINED(PENTAGON NUT ON CAPS)4-1/2" PUMPER CONNECTION(NATIONAL STANDARD THREAD)NATIONAL STANDARD OPERATING NUT3'-0" 2'-0"FINISHED BOULEVARD GRADESEE STANDARDPLATE 4601 FORAPPROVED TYPES OFGATE VALVE BOXESDRAWN 12/2016LOUCKS PLATE NO.4600LOUCKSGATE VALVESFINISHED GRADEMIDDLE SECTIONEXTENSIONSTOP SECTION14-3/417-1/478-1/49-7/167-3/478-1/82-3/878-1/81-1/25-3/45-1/46-5/87-1/87-5/88-7/82"6-1/4WATER7-3/82"4"5-3/47-1/8NOTE: ALL BOLTS, T-BOLTS, NUTS AND RODDINGINSTALLED BELOW GRADE SHALL BE ASTM F593TYPE 316 STAINLESS STEEL.AMERICAN FLOW CONTROL 2500 SERIESRESILIENT WEDGE TYPE OR APPROVEDEQUAL. VALVE BODY BOLTS SHALL BEASTM F593 TYPE 316 STAINLESS STEEL.INSTALL ADAPTOR INC.'S VALVEBOX ADAPTOR #6 BASE ORAPPROVED EQUALADJUST V.B. TOP TO 14" TO 12" BELOWSTREET GRADE OR 12" TO 1" BELOWFINISHED BLVD. GRADE AND SHALL BESET SO AS TO PROVIDE 12" OFUPWARD ADJUSTMENT.GATE VALVE BOXES:TYLER PIPE - SERIES 6860 SCREW TYPEWITH A #6 BASE AND DROP LIDSWITH "WATER" LABELED ON COVEROR APPROVED EQUALGATE VALVE ANDBOX INSTALLATIONNO. 6 ROUND BASECONCRETEBLOCKGATE VALVE BOXES ARE3 PIECE, 5-1/4" SHAFT14" MIN. FROM TOP OF BOTTOMSECTION TO TOP OF VALVE BOXDRAWN 2/2016LOUCKS PLATE NO.4601LOUCKSOUTLET48" TO 72"12" MIN.DOGHOUSES SHALL BE GROUTEDBOTH ON THE INSIDE ANDOUTSIDE OF THE STRUCTURE.PRECAST MANHOLESECTIONSPROVIDE 14" PLATEWITH LOCKINGCLASP & 12" PADLOCK HOLE.CNORMALWATERELEVATIONPIPE SIZEWILL VARYGALVANIZED GRATE(SPLIT) 4"X4" OPENINGSOUTLET CONTROLSTRUCTURE -WEIR/ORIFICEINLETPRECAST BASE SLABINLETELEVATIONAHIGH WATER LEVEL -(EMERGENCY OVERFLOW)D14BX2 859.5OUTLET CONTROL STRUCTURE ELEVATION TABLEXXX.XX859.2XXX.XX862.75XXX.XX864.75XXX.XXOCS NO. A B C D6"ETOP OF WEIRELEVATIONWEIR TO BE REINFORCED WITH ATLEAST #4 REBAR, 12" ON CENTER.863.55XXX.XXEORIFICE OPENING SIZE - FINVERT ELEVATION - G862.8XXX.XXF10"Wx9"HXXX.XXGWEIR/ORIFICEETOP OF WEIRELEVATIONORIFICEOPENING SIZE -F INVERTELEVATION - G48"XX"HHDRAWN 2/2016LOUCKS PLATE NO.4318LOUCKS
Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Michael J. St. Martin - PE24440Project LeadDrawn ByChecked ByLoucks Project No.018524MJSMJSMJS06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:1 PMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\C8-3 CIVIL DETAILSOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANCIVIL DETAILSC8-3WATERMAIN UNDER SEWERDEFLECTION12"O.D.12"TRANSITION TO SPECIFIEDDEPTH (TYPICAL). INSTALL 45°VERTICAL BENDS WITH MEGALUGS AS REQUIRED.MINIMUM 6" OFCOMPACTED SANDABOVE & BELOWINSULATIONONE PIPELENGTH4" FLAT SHEET EXTRUDEDPOLYSTYRENE FOAM INSULATION,DOW HIGHLOAD 40 RIGID BOARD,OR APPROVED EQUAL.OVERLAP INSULATION AT JOINTS.18" MINSEPARATIONPROPOSEDSEWERDRAWN 2/2016LOUCKS PLATE NO.4611LOUCKSTYPICAL WATERMAININSULATIONW.M.WATERMAIN PIPESTORM SEWER PIPESTORMSEWERVARIESVARIES6" MIN.12" MAX.6" MIN.12" MAX.4"4"4" FLAT SHEET EXTRUDEDPOLYSTYRENE FOAM INSULATION,DOW HIGHLOAD 40 RIGID BOARD,OR APPROVED EQUAL.OVERLAP INSULATION AT JOINTS.16'8'DRAWN 2/2016LOUCKS PLATE NO.4608LOUCKS
DECIDUOUS TREESQTY COMMON NAME1 ACCOLADE ELM10 COMMON HACKBERRY1 KENTUCKY COFFEETREE ESPRESSO10 NORTHERN PIN OAK3 SIENNA GLEN MAPLE3SWAMP WHITE OAKEVERGREEN TREES QTY COMMON NAME1AUSTRIAN PINEFULL FORM7BLACK HILLS SPRUCEFULL FORMORNAMENTAL TREES QTY COMMON NAME4FOX VALLEY BIRCH1 PAGODA DOGWOODGRASSES QTY COMMON NAME4 SHENANDOAH SWITCH GRASSPERENNIALS QTY COMMON NAME12 RUBY STELLA DAYLILYPLANT SCHEDULENSCALE IN FEET040 8006/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:3 PMW:\2018\18524\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 LANDSCAPE PLANOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Landscape Architect under the lawsof the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Chad E. Feigum - LA4650818524.0MJSCEFCEF06/29/2006/29/20C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANLANDSCAPEPLANL1-1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.GENERAL NOTES:CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. CONTRACTOR TO INSPECTSITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATUREAND SCOPE OF WORK.VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THELANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGNAND / OR INTENT OF THE PROJECT'S LAYOUT.ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THEWORK OR MATERIALS SUPPLIED.CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES,LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAMESHALL BE REPAIRED AT NO COST TO THE OWNER.CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND ANDABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORECONSTRUCTION / MATERIAL INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE).ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT CUTTHROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN.EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTINGELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS.CONTRACTOR SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTIONAND NOTIFY LANDSCAPE ARCHITECT OF SAME.THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYSARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZEDTOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANYCHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT.THE EXISTING VEGETATION ON SITE CONSISTS MOSTLY OF UNDERSTORY BRUSH WITH ASCATTERING OF OVERSTORY DECIDUOUS TREES. THE UNDERSTORY VEGETATIONCONSISTS OF BUCKTHORN THAT IS DOMINATING THE GROUND COVER IN THEWOODED AREAS. OVERSTORY TREES ARE PRIMARILY ASH AND A FEW OAKS.REFER TO SHEET L2-1 FOR FULL PLANT SCHEDULE, LANDSCAPE NOTES, LANDSCAPEDETAILS, AND IRRIGATION NOTES.
DECIDUOUS TREESCODE QTY COMMON NAME BOTANICAL NAME CONT SIZEAE 1 ACCOLADE ELM Ulmus `Morton` B & B 2.5"CalCH 10 COMMON HACKBERRY Celtis occidentalis B & B 2.5"CalGD2 1 KENTUCKY COFFEETREE ESPRESSO Gymnocladus dioica `Espresso` B & B 2.5"CalNP 10 NORTHERN PIN OAK Quercus ellipsoidalis B & B 2.5"CalSGM 3 SIENNA GLEN MAPLE Acer freemanii `Sienna Glen` B & B 2.5"CalQB 3 SWAMP WHITE OAK Quercus bicolor B & B 2.5"CalEVERGREEN TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZEAP 1 AUSTRIAN PINEFULL FORMPinus nigra B & B 6` HGTBS 7 BLACK HILLS SPRUCEFULL FORMPicea glauca `Densata` B & B 6` HGTORNAMENTAL TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZEFVB 4 FOX VALLEY BIRCH Betula nigra `Little King` TM B & B 1.5"CalPD 1 PAGODA DOGWOOD Cornus alternifolia B & B 1.5"CalGRASSES CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACINGSSG 4 SHENANDOAH SWITCH GRASS Panicum virgatum `Shenendoah` 1 gal 36" o.c.PERENNIALS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACINGRSD 12 RUBY STELLA DAYLILY Hemerocallis x `Ruby Stella` 1 gal 24" o.c.GROUND COVERS CODE COMMON NAME BOTANICAL NAMESEED 3 BASIN SEED MIXMNDOT SEED MIX 33-261STORMWATER SOUTH & WESTSM 1 STONE MULCHCRUSHED GRAY ROCK1/4" MINUS 3" DEPTHSEED TURF SEEDSEED 2 WOODLAND SEED MIXMNDOT SEED MIX 36-211WOODLAND EDGE SOUTH & WESTPLANT SCHEDULE06/29/2020 CITY SUBMITTALC0-1 COVER SHEETC1-1EXISTING CONDITIONS &DEMOLITION PLANCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.PLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTAL7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPlotted: 06 /29 / 2020 3:3 PMW:\2018\18524\CADD DATA\LANDSCAPE\_dwg Sheet Files\L2-1 LANDSCAPE DETAILSOUCKSLCADD QUALIFICATIONQUALITY CONTROLPROFESSIONAL SIGNATURESUBMITTAL/REVISIONSVALLEY VIEWOAK 3RDADDITIONMENDOTA HEIGHTS, MNLARRY & MARYCULLIGAN1941 GLENHILL ROADMENDOTA HEIGHTS, MN 55118Review DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Landscape Architect under the lawsof the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Chad E. Feigum - LA4650818524.0MJSCEFCEF06/29/2006/29/20C2-1C3-1C3-2C3-3C4-1SITE PLANGRADING PLANSWPPPSWPPP NOTESSANITARY & WATER PLANC5-1C8-1C8-2L2-1STREET & STORM SEWER PLANCIVIL DETAILSCIVIL DETAILSLANDSCAPE DETAILSC8-3 CIVIL DETAILSL1-1LANDSCAPE PLANC6-1 PRELIMINARY PLATC4-2 SANITARY & WATER PLANLANDSCAPEDETAILSL2-1LANDSCAPE INSTALLATION:COORDINATE THE PHASES OF CONSTRUCTION AND PLANTINGINSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING ANDCONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.WHERE SOD / SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD /SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB,CURB, ETC.SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSEAREAS NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED ANDMULCHED AS PER MNDOT SPECS.SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALLBE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGEREDJOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SODSHALL BE STAKED TO THE GROUND.ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THEAMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OFNURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS SHALL HAVE ATLEAST 5 CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH.ORNAMENTAL TREES SHALL HAVE NO V CROTCHES AND SHALL BEGINBRANCHING NO LOWER THAN 3' ABOVE ROOT BALL. STREET ANDBOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 5' ABOVEFINISHED GRADE.ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALESSHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL FORM,NATURAL TO THE SPECIES, WITHOUT PRUNING.PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES INQUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESSAPPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THELANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID AND / ORQUOTATION.ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ONPLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAYBE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THELANDSCAPE ARCHITECT MUST BE NOTIFIED.ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PERTHE MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FORSUMMER AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR27-3-3 AT 6 OZ PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH ANADDITIONAL APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THETREE SAUCER.ALL PLANTING AREAS RECEIVING PERENNIALS, GROUND COVER,ANNUALS, AND / OR VINES SHALL RECEIVE A MINIMUM OF 12" DEPTH OFPLANTING SOIL CONSISTING OF 5 PARTS CLEAN TOPSOIL AND 1 PARTPEAT. SHRUBS AND TREES TO BE BACKFILLED WITH SAME PLANTING SOIL.ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALLFLAGGING AND LABELS FROM PLANTS.WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER INCALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY,WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAPALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVEALL WRAPPING AFTER 5-1.BLACK POLY EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, ANDANNUALS WHERE BED MEETS SOD / SEED UNLESS NOTED OTHERWISE.ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEPSHREDDED HARDWOOD MULCH WITH NO WEED BARRIER. ALL SHRUBBED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH ANDFIBER MAT WEED BARRIER. ALL TREES TO RECEIVE 4" DEEP SHREDDEDHARDWOOD MULCH WITH NO MULCH IN DIRECT CONTACT WITH TREETRUNK.SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PERMANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS.MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED /INDICATED ON DRAWING OR IN SPECIFICATION.IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANYDEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANYOTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANTESTABLISHMENT, SURVIVAL OR GUARANTEE, HE MUST BRING THESEDEFICIENCIES TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIORTO PROCUREMENT AND / OR INSTALLATION.CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNERACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS.CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALLNEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANYACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNERACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.CONTRACTOR SHALL PROVIDE THE OWNER WITH A MAINTENANCEPROGRAM INCLUDING, BUT NOT NECESSARILY LIMITED TO, PRUNING,FERTILIZATION AND DISEASE / PEST CONTROL.CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONECALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE.WARRANTY (ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALSSHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPEARCHITECT AFTER THE COMPLETION OF PLANTING OF ALL LANDSCAPEMATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED.UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANTMATERIAL INSTALLATION AND SEED / SOD PLACEMENT IS FROM THE TIMEGROUND HAS THAWED TO JUNE 15.FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER1. FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15; DORMANT SEEDINGIN THE FALL SHALL NOT OCCUR PRIOR TO NOVEMBER 1. FALLCONIFEROUS PLANTING MAY OCCUR FROM AUGUST 15 - OCTOBER 1AND DECIDUOUS PLANTING FROM THE FIRST FROST UNTIL NOVEMBER 15.PLANTING OUTSIDE THESE DATES IS NOT RECOMMENDED. ANYADJUSTMENT MUST BE APPROVED IN WRITING BY THE LANDSCAPEARCHITECT.PROTECT ALL EXISTING OAKS ON SITE SCHEDULED TO REMAIN. IFEXISTING OAKS ARE DAMAGED IN ANY MANNER, ABOVE OR BELOWGROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINTSHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING. OAKS ARE NOT TOBE PRUNED, REMOVED OR TRANSPLANTED BETWEEN APRIL 15 AND JULY 1.NOTIFY LANDSCAPE ARCHITECT IF THESE DATES ARE UNAVOIDABLE.LANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS SATISFACTION THATSOIL AND COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FORPROPER DRAINAGE AT AND AROUND THE BUILDING SITE.REFER TO SHEET L1-1 FOR LANDSCAPE PLAN AND GENERAL NOTES.IRRIGATION NOTES:VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT ANDCONFIRM COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYINGSHOP DRAWINGS.LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDINGAN IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THESCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THELANDSCAPE ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. ITSHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURETHAT ALL SODDED / SEEDED AND PLANTED AREAS ARE IRRIGATEDPROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND ANDABUTTING BUILDING FOUNDATION.THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH ANIRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITECONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS.IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT. THESYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATIONSYSTEM.PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATEREDREGULARLY UNTIL PLANTING / SOD / SEED HAS BEEN ESTABLISHED.