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2023-04-25 Planning Commission Agenda PacketAlternative formats or auxiliary aids are available to individuals with disabilities upon request. Please contact city hall at 651-452-1850 or cityhall@mendotaheightsmn.gov. CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MEETING AGENDA TUESDAY, APRIL 25, 2023 - 7:00 PM Mendota Heights City Hall – Council Chambers 1101 Victoria Curve Mendota Heights MN 55118 1.Call to Order / Roll Call 2.Election of Planning Commission Chair and Vice Chair for Year 2023 3.Approval of Minutes a.Approve the January 24, 2023 Regular Meeting Minutes b.Approve the February 8, 2023 Work Session Notes c.Approve the February 28, 2023 Work Session Notes d.Approve the April 17, 2023 Work Session Notes 4.Public Hearings a.CASE No. 2023-03 Minor Subdivision & Variance – to authorize the minor subdivision of one parcel into two lots, at the Applicant’s property generally located near 1941 Glenhill Road (Michelle Culligan, on behalf of Lawrence and Mary Culligan –Applicant/Owner) b.CASE No. 2023-04 Variance – to authorize the building of a new natatorium on the Saint Thomas Academy Campus (Saint Thomas Academy – Applicant/Owner) c.CASE No. 2023-05 Variance & Conditional Use Permit – to authorize a new garage at 598 Sibley Memorial Drive (Robert Whebbe – Applicant/Owner) 5.New / Unfinished Business 6. Adjourn Meeting Request for Planning Commission Action DATE: April 25, 2023 TO: Mendota Heights Planning Commission FROM: Cheryl Jacobson, City Administrator SUBJECT: Election of Officers INTRODUCTION Title 2-1-3 of the City Code provides for the election of a Planning Commission Chair and Vice Chair at the Commission’s February meeting each year. BACKGROUND Due to a lack of planning cases, the Commission did not hold a meeting in February or March. At its April 25 meeting the Commission should elect a Chair and Vice Chair. The term for officers is one year. The current chair is Litton Field and the Vice Chair position is vacant as a result of the election of Sally Lorberbaum to the city council. ACTION REQUESTED The Commission, should accept nominations and elect a Chair and Vice Chair. 2Planning Commission | Tuesday, April 25, 2023 | Page 1 of 77 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA DRAFT PLANNING COMMISSION MINUTES January 24, 2023 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 24, 2023 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Patrick Corbett, Cindy Johnson, Brian Petschel, Brian Udell, Jason Stone, and Andrew Katz. Those absent: None Chair Field noted that since the last meeting, Commissioner Lorberbaum was elected to the City Council and Commissioner Toth has been appointed to the Parks and Recreation Commission which left two vacancies. He introduced the new members of the Commission. Commissioners Udell and Stone introduced themselves. Approval of Agenda The agenda was approved as submitted. Approval of October 25, 2022 Minutes COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER PETSCHEL TO APPROVE THE MINUTES OF OCTOBER 25, 2022. AYES: 7 NAYS: 0 Approval of September 28, 2022 Workshop Notes COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER JOHNSON TO APPROVE THE SEPTEMBER 28, 2022 WORKSHOP NOTES. AYES: 7 NAYS: 0 Approval of November 17, 2022 Workshop Notes COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ TO APPROVE THE NOVEMBER 17, 2022 WORKSHOP NOTES. AYES: 7 NAYS: 0 3aPlanning Commission | Tuesday, April 25, 2023 | Page 3 of 77 Hearings A) PLANNING CASE 2023-01 HENRY (VIC) HOLEC, 1170 DODD ROAD – LOT LINE ADJUSTMENT Planning Consultant Jennifer Haskamp explained that Mr. Vic Holec is requesting consideration of a simple lot line adjustment on a large parcel of land that he currently owns, located at 1170 Dodd Road. Hearing notices were published and mailed to all properties within 350-ft. of the site; one email inquiry was received regarding the potential to further subdivide the land and complete a similar process with an adjacent contiguous property. Planning Consultant Jennifer Haskamp 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. Chair Field stated that there was an easement, which is referred to as abandoned on the plat, and asked if the City has relinquished all rights to that. Planning Consultant Jennifer Haskamp confirmed that to be true. Chair Field opened the public hearing. Henry Vic Holec, applicant, commented that they have a backyard and hill that connects to the parcel being discussed tonight. He stated that they eventually had the opportunity to purchase that adjacent property and did so, noting that they have used that area most recently as a charity garden for the neighborhood. He stated that they would intend to continue that use as a garden and buffer from development but would like to split that portion of land to be combined with their lot to become one single parcel. Brad Clary, 1179 Ivy Hill Drive, stated that the townhome residents have watched this process evolve and have two concerns. He asked if the property is being setup for subdivision and new homes. Chair Field stated that this request is simply for a lot split and not any consideration of future development. He stated that the action tonight is simply for the split and attachment to 8 Beebe. Mr. Clary commented that he wants everyone to be on notice for the time an attempt is made to change the zoning to allow multi-family units, they will be opposed. Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. Planning Commission | Tuesday, April 25, 2023 | Page 4 of 77 COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER CORBETT, TO CLOSE THE PUBLIC HEARING. AYES: 7 NAYS: 0 COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER KATZ, TO RECOMMEND APPROVAL OF THE LOT LINE ADJUSTMENT BASED ON THE FINDINGS OF FACT SUPPORTING THE REQUEST AND WITH THE FOLLOWING CONDITIONS: 1. APPLICATION SHALL FILE LOT/PARCEL COMBINATION DOCUMENTS WITH DAKOTA COUNTY INDICATING THE NEWLY DEFINED PARCEL B CREATED BY THIS LOT LINE ADJUSTMENT SHALL BE ADDED TO OR COMBINED WITH 8 BEEBE AVENUE, PARCEL ID NUMBER 27-71150-04-060. 2. ALL TRANSFER OR DEED DOCUMENTS WHICH CONVEY THE PORTION OF LANDS UNDER THE LOT LINE ADJUSTMENT AND LOT SPLIT PROCESS SHALL BE RECORDED WITH DAKOTA COUNTY. 3. NO SINGLE-FAMILY DEVELOPMENT WILL BE ALLOWED OR APPROVED ON THE PROPOSED PARCEL B AT ANY TIME. AYES: 7 NAYS: 0 Chair Field advised the City Council would consider this application at its February 7, 2023 meeting. B) PLANNING CASE 2023-02 MICHELLE CULLIGAN ON BEHALF OF MARY CULLIGAN, 1941 GLENHILL ROAD – LOT LINE ADJUSTMENT Planning Consultant Jennifer Haskamp explained that Mr. and Ms. Culligan are requesting consideration of a simple lot line adjustment on a large parcel of land that they currently own, located at 1941 Glenhill Road. Hearing notices were published and mailed to all properties within 350-ft. of the site; two inquiries from adjacent property owners requesting additional information were received. Planning Consultant Jennifer Haskamp 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 Petschel asked if the new parcel would be sellable. Planning Consultant Jennifer Haskamp confirmed that it could be sold. Planning Commission | Tuesday, April 25, 2023 | Page 5 of 77 Commissioner Petschel noted that there was a previous lawsuit relating to whether the parcel would be buildable. He asked whether a parcel could be sold that would not be buildable. Planning Consultant Jennifer Haskamp replied that the determination tonight is not whether the parcel is buildable. She stated that two new legal descriptions can be created and noted that buildability would be a separate matter. Commissioner Katz commented on a triangle sliver of land owned by the City in this area, which is listed as valley and asked if this action would have any impact on that parcel. Planning Consultant Jennifer Haskamp confirmed that this action would only impact the property owned by the Culligans and would not impact the City property. Chair Field opened the public hearing. Michelle Culligan, applicant, commented that this is a simple lot line adjustment. She noted that her parents live in the home at 1941 Glenhill Road and this action would recreate the lot line to attach to 1941 to create a bigger yard and better buffer. Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER JOHNSON, TO CLOSE THE PUBLIC HEARING. AYES: 7 NAYS: 0 COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER KATZ, TO RECOMMEND APPROVAL OF THE LOT LINE ADJUSTMENT BASED ON THE FINDINGS OF FACT SUPPORTING THE REQUEST AND WITH THE FOLLOWING CONDITIONS: 1. APPLICANT SHALL FILE LOT/PARCEL COMBINATION DOCUMENTS WITH DAKOTA COUNTY INDICATING THE NEWLY DEFINED PARCEL B CREATED BY THIS LINE ADJUSTMENT SHALL BE ADDED TO OR COMBINED WITH 1941 GLENHILL ROAD, PARCEL IS NUMBER 27-81251-01-010. 2. ANY FUTURE IMPROVEMENTS OR DEVELOPMENT ON THE SUBJECT PARCELS SHALL BE SUBJECT TO MRCCA REVIEW AND ALL NECESSARY PERMITS MUST BE OBTAINED. 3. ALL TRANSFER OR DEED DOCUMENTS WHICH CONVEY THE PORTION OF LANDS UNDER THE LOT LINE ADJUSTMENT AND LOT SPLIT PROCESS SHALL BE RECORDED WITH DAKOTA COUNTY. AYES: 7 NAYS: 0 Planning Commission | Tuesday, April 25, 2023 | Page 6 of 77 Chair Field advised the City Council would consider this application at its February 7, 2023 meeting. Zoning Ordinance Workshop Date Discussion Chair Field asked for input on the potential workshop dates listed within the staff report. It was the consensus of the Commission to hold the Zoning Ordinance Workshop on Wednesday, February 8th at 5:30 p.m. New/Unfinished Business City Administrator Cheryl Jacobson provided an update on the recruitment for a new Community Development Director. Chair Field wished former Community Development Director Tim Benetti well in his new position. He also commended Public Works staff for the excellent job they have been doing with snow removal. Adjournment COMMISSIONER STONE MOVED, SECONDED BY COMMISSIONER CORBETT, TO ADJOURN THE MEETING AT 7:40 P.M. AYES: 7 NAYS: 0 Planning Commission | Tuesday, April 25, 2023 | Page 7 of 77 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION WORKSHOP NOTES FEBRUARY 8, 2023 A special workshop relating to the Zoning Code Update was held on Wednesday, February 8, 2023 in the large conference room at City Hall, 1101 Victoria Curve at 5:30 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Jason Stone, Patrick Corbett, Andrew Katz, Brian Petschel, Brian Udell, Cindy Johnson Also present: Planning Consultant Jennifer Haskamp; City Administrator Cheryl Jacobson; City Engineer Ryan Ruzek The workshop began at 5:38 p.m. Planner Haskamp summarized the Zoning Code Update Process to date. She reiterated that the Commission will see a full draft of the revised Code and noted that 75-85 percent of the code from a regulatory perspective has not changed. She reminded commission members that the process will include a review of the draft revised code by the Commission, a joint work session with the City Council, community engagement and a public hearing. Miscellaneous Topics, Housekeeping Items Accessory Building and Accessory Structure Discussion Planner Haskamp asked the Commission to keep in mind the R-1 district when discussing Accessory Building and Structures portion of the code, then we can extrapolate the intent to the other districts. Haskamp and commission members reviewed the accessory structure categories and how to differentiate the various types of accessory structures such as private garages, residential storage such as pool houses, and residential structures such as garden sheds. The Commission noted that they don’t believe that any accessory structure should be habitable. The Commission discussed what is currently allowed versus what the intent of the accessory structure ordinance is. Members discussed tree houses and pools and the inclusion or exclusion of these structures in this portion of the code. The Commission agrees that the code should allow for all lots to have a garage and that the intent of the code was to allow for a second garage based on lot size. The Commission discussed that the intent of the code is to allow for a garage and a shed of 144 square feet or less. Commission members reviewed how the code would determine the lot size, in the event that the subject lot has a pond, wetland, or goes into the right-of-way. Members recommended placing a limit on the garage door frontage to the public right-of-way. The Commission discussed if a temporary structure would fall under the accessory structure. The Commission discussed the intent of the code would that lots are allowed one storage structure up to 144 square feet and a chicken coop not to exceed a total of 81 square feet for a combined total of 225 square feet. 3bPlanning Commission | Tuesday, April 25, 2023 | Page 9 of 77 Planner Haskamp discussed a category of an Accessory Structure, which would include sport courts, play structures, pools, tree houses, etc. The Commission reviewed what would be included in the impervious surface area, and if the lot area should include a bluff, a pond, a wetland, etc. The Commission discussed how to define buildable area, and if the impervious surface coverage minimum would apply to the buildable area, or the total lot area. Planner Haskamp noted that other codes commonly exclude ponds, lakes, wetlands, slopes, etc. when calculating the buildable area and impervious surface coverage. The Commission discussed if a proposed 35 percent impervious surface area coverage maximum is the correct standard, or if it should be 40 – 50 percent. Planner Haskamp discussed an Administrative Permit option that would allow the City to protect the waterbody, and to allow the residents to build over the impervious surface coverage maximum. The Commission discussed the option to outline in the code that if a lot is covered 50 percent by water, the resident can increase the impervious surface coverage. The Commission discussed if there is a special provision for water, if there should be special provisions for small lots. It was noted that the proposed overlay district that captures the majority of those small lots would have their own provisions. Planner Haskamp will look at the lots that are affected by large bodies of water and determine how many lots would actually be affected. The work session ended at 7:38 p.m. Planning Commission | Tuesday, April 25, 2023 | Page 10 of 77 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION WORKSHOP NOTES FEBRUARY 28, 2023 A special workshop relating to the Zoning Code Update was held on Wednesday, February 8, 2023 in the Council Chambers at City Hall, 1101 Victoria Curve at 5:30 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Jason Stone, Patrick Corbett, Andrew Katz, Brian Petschel, Brian Udell, Cindy Johnson Also present: Planning Consultant and Interim Community Development Director Jennifer Haskamp; City Engineer Ryan Ruzek The workshop began at 6:33 p.m. Planner Haskamp began the meeting by stating there is a full draft of the Code just about done and the draft can be completed and delivered once the Planning Commission finishes up the discussion. Miscellaneous Topics, Housekeeping Items Accessory Structures – Summary of Draft Planner Haskamp summarized the draft language for Accessory Structures based on the Commissioner’s comments from last meeting. The Commission generally agreed that the language matches the intent of the discussion from last meeting. Build-To Line/Frontage Line Planner Haskamp presented the idea of a build-to line instead of a front yard setback. A build-to range would require houses to be built in a range from the front yard, instead of being able to be built back to the rear yard setback. The Commission generally agreed to pursue this and directed Planner Haskamp to conduct an analysis of existing conditions to determine what the build-to range should be, and the Commission can give feedback on the proposed language. There were a few concerns about deeper lots and how the build-to range would address that. Traditional Neighborhood Overlay Summary Planner Haskamp summarized the Traditional Neighborhood Overlay to determine if the Commission would like to pursue the overlay. The Traditional Neighborhood Overlay is an overlay, which means it has a base zoning district of R-1. The Commission had questions and concerns about the Side Yard setbacks. Planner Haskamp stated that the Commission will receive the draft language with the full draft of the code and review that language. Residents in the audience had concerns about averaging the side yard setbacks. The Commission generally agreed that the Overlay district should be included in the draft code. The Commission can edit the language in the full draft of the code if there are concerns. Residents in the audience had concerns. The Commission reiterated that there will be a 3cPlanning Commission | Tuesday, April 25, 2023 | Page 11 of 77 Public Hearing and residents can express their concerns with the Commission and Council after seeing the full draft. Home Occupations Planner Haskamp presented the existing Home Occupations language. The Commission agreed that the definition should be changed to address working from home. The Commission discussed that the main concern would be traffic, parking, noise, signs, storage of bulk materials, machinery. Planner Haskamp presented what other cities are doing: the home occupation shouldn’t generate more traffic than a typical residential use, parking should be included onsite, cities can also ban on-site retail sales. Planner Haskamp will draft language based on the discussion. Wetland Regulations Planner Haskamp presented that the goal for changing the Wetland Regulations is to bring them in conformance with State Regulations. The Commission generally agreed. Off-Street Parking Standards in Business and Industrial Districts Planner Haskamp generally presented the existing standards and asked the Commission if the Code should address angled parking, and other standards. The Commission generally agreed to add industry standards in the Code. Outdoor Commercial Recreation in Industrial Zones Planner Haskamp asked the Commission how they would feel about outdoor recreation being allowed in the Industrial zones. Currently, indoor recreation is allowed in the Industrial zone. The Commission discussed and generally agreed there should be a principal structure with a compatible use. Planner Haskamp will start drafting language to allow outdoor recreation as an accessory use to a compatible principal use. The Commission can then look at the language and comment on it. Public Semi-Public District Planner Haskamp presented a summary of the PSP District. As a reminder, zoning reverts back to Residential Estate if it’s not in use. Residents in the audience had concerns. The Commission and Planner Haskamp discussed a PSP Overlay District instead of a zoning district. The overlay district maintains the base zoning district while allowing PSP rights. Planner Haskamp will draft the language for the overlay district for the full draft and the Commission can give feedback on it. The PSP overlay would have it’s own setbacks. The Commission had concerns about adding PSP rights in a Residential District, such as rights for lighting. Administration and Process Planner Haskamp presented the suggested additions of a Site Plan Review and Administrative Permit. Next Steps Planning Commission | Tuesday, April 25, 2023 | Page 12 of 77 Planner Haskamp will deliver the draft code. The next workshop will be addressing the full draft of the Code, then there will be a joint review session with the City Council. The work session ended at 8:35 p.m. Planning Commission | Tuesday, April 25, 2023 | Page 13 of 77 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION WORKSHOP NOTES APRIL 17, 2023 A special workshop relating to the Zoning Code Update was held on Tuesday, April 17, 2023 in the Council Chambers at City Hall, 1101 Victoria Curve at 6:00 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Jason Stone, Patrick Corbett, Brian Petschel, Brian Udell, Cindy Johnson Also present: City Administrator Cheryl Jacobson; Planning Consultant and Interim Community Development Director Jennifer Haskamp; City Engineer Ryan Ruzek; a few residents and a property owner The workshop began at 6:10 p.m. Planner Haskamp began the meeting by stating this is a 90-95% draft, and there will still likely be changes between now, the joint session with the City Council and the public hearing. Full Draft Discussion Planner Haskamp began by summarizing the changes in the draft code and went chapter by chapter. Chapter 1 The Commission would like to add a statement from the Comprehensive Plan in the intent section of the draft code. Chapter 2 Planner Haskamp summarized the changes in Chapter 2. The Commission discussed that the Accessory Structure and Building Dimensional standards on the table might be too difficult to understand. The Commission discussed that residents might stop at the beginning of the table, instead of reading through the table. The Commission discussed rearranging the table in regards to Accessory Structure. The Commission discussed adding a statement in Chapter 1 or the beginning of each chapter that all defined terms are in the glossary. The Commission discussed the maximum setback in the RE District. The Commission agreed to remove the maximum front yard setback in the RE District. The Commission discussed allowing sheds in the R-2, R-3, business and industrial districts. The Commission discussed the impervious surface maximum. The Commission discussed the pros and cons of having an impervious surface maximum. The Commission discussed the possibility of having stormwater BMP’s, in the event that residents would like to go above the maximum impervious surface. The Commission directed Planner Haskamp to coordinate with City Engineer Ruzek to determine the appropriate impervious surface maximum. 3dPlanning Commission | Tuesday, April 25, 2023 | Page 15 of 77 Planner Haskamp summarized the Traditional Neighborhood Overlay District. Planner Haskamp explained that any new development within the Traditional Neighborhood Overlay District would need to comply with the R1 standards. The Commission discussed the impervious and building coverage maximum for the TN-O. The Commission discussed the plats identified and directed Planner Haskamp to double check the plats in TN-O. Planner Haskamp will ask for the City Attorney’s advice about having a different standard for legal lots of record versus newly created lots. Planner Haskamp discussed the Public Semi-Public Overlay District. The Commission discussed the purpose of the Public Semi-Public Overlay District. Planner Haskamp described the differences between the Future Land Use Plan in the Comprehensive Plan and the Zoning Map. The Commission discussed the Planned Unit Development Overlays. Chapter 3 Planner Haskamp summarized the changes and modifications to Chapter 3. Planner Haskamp described the main changes were consolidating the uses into one chapter instead of being dispersed through the other chapters. The Commission discussed Outdoor Recreation as an Accessory Use in the Industrial District. The Commission had concerns about the size of the internal use versus the outdoor use. The Commission was generally favorable to the idea. The Commission discussed the table of uses. The work session ended at 9:01 p.m. Planning Commission | Tuesday, April 25, 2023 | Page 16 of 77 PLANNING STAFF REPORT DATE: April 25, 2023 TO: Planning Commission FROM: Jennifer Haskamp, AICP - SHC SUBJECT: Planning Case No. 2023-03 Minor Subdivision & Variance APPLICANT: Michelle Culligan PROPERTY ADDRESS: Outlot A Valley View Oak 2nd Addition (generally located north east of the Glen Hill Road and Victoria Curve Intersection) ZONING: R-1 One-Family Residential LAND USE: Low Density Residential (LDR) ACTION DEADLINE: July 25, 2023 (120-day Review Period) INTRODUCTION The Applicant, Michelle Culligan, on behalf of the Owners, Lawrence and Mary Culligan, is requesting consideration of a minor subdivision and variance on the property generally described as Outlot A Valley View Oak 2nd Addition. The subject property is subject to the R-1 One Family Residential Zoning District standards, and the Mississippi River Corridor Critical Area (MRCCA) overlay district standards. The proposed minor subdivision will create two lots denoted as Parcel 2A and 2B on the attached exhibits. Since the property is located in the MRCCA overlay district, a variance from City Code Section 12-3-7 C. Private Roads which stipulates that driveways may not be located in the bluff impact zone (BIZ) is required. The Applicant is requesting to access Proposed Parcel 2A by upgrading an existing Barn Driveway, and such driveway must be widened in areas that currently cross the BIZ. The staff report that follows evaluates both requests concurrently because the minor subdivision cannot be approved without demonstrating that adequate access to both lots can be provided, which requires approval of the variance request. A public hearing notice for this planning item was published in the Pioneer Press and notice letters were mailed to all properties within 350-feet of the subject property. The city has received 1 concern from a resident regarding the planning items. 4aPlanning Commission | Tuesday, April 25, 2023 | Page 17 of 77 DESCRIPTION OF THE REQUEST The Applicant has made the following requests regarding the subject property (see GIS map at right for reference): 1. Lot Split: To subdivide the subject parcel that is approximately 5.2 Acres into two (2) single family residential lots denoted on the attached exhibits submitted by the Applicant as Proposed Parcel 2A and Proposed Parcel 2B; and 2. Variance: A Variance from City Code Section 12-3-7 C to permit the existing Barn Road to be widened to 12-feet in those areas that cross the Bluff Impact Zone. The proposed request does not include consideration of any improvements, such as single-family structures, landscaping, etc., as each lot is planned to be developed with a custom single-family structure. Since the proposed lots are located within the MRCCA overlay district, all future improvements will be subject to proper MRCCA permitting requirements. ANALYSIS Both the Lot Split and Variance request are interrelated but both requests must be evaluated independently to determine if they meet and comply with the established ordinance criteria. The following table is provided as reference for the analysis that follows: Table 1. Proposed Lot Split (Minor Subdivision) and Variance Summary Standard Proposed Parcel 2A Complies w/Standard? Proposed Parcel 2B Complies w/Standard? Land Use 2040 Comprehensive Plan LDR (Low Density Residential) Yes – Meets intent and density. LDR (Low Density Residential) Yes – Meets intent and density. Existing Zoning District R-1 One Family Residential R-1 Yes R-1 Yes In Overlay Zoning District? MRCCA Yes – area in Bluff and Bluff Impact Zone Requires variance for Driveway Yes – area in Bluff and Bluff Impact Zone Yes Lot Size Min. 15,000 SF 97,711 SF (2.24 Acres) Yes 129,032 SF (2.96 Acres) Yes Lot Width Min. 100 Feet 132.00 Feet Yes 174.41 Feet Yes Variance Required Secs. 12-3-7 C and 11-1-9 Yes Variance to encroach into BIZ for driveway (between 2 and 4 feet) No All standards met. Request 1: Lot Split (Section 11-1-5 C. Exceptions, 2. Lot Split and Section 12-3-11.B.2 Exceptions to MRCCA) The Applicant is proposing to subdivide the subject parcel into two lots that will be developed with custom single-family detached residential structures. The proposed subdivision is depicted on the Applicant’s exhibit entitled Development Concept Option A – Sheet 1 of 4. Since the proposed subdivision will create Planning Commission | Tuesday, April 25, 2023 | Page 18 of 77 two (2) lots from one (1) parcel, the subject subdivision request is processed as a Lot Split which is an exception to the City’s platting rules. Title 11-1-5 Compliance with Provisions; Exceptions, subsection C. 2., states the following: “Lot split request to divide a lot which is a part of a recorded plat where the division is to create two (2) lots and the newly created property line will not cause the other remaining portion of the lot to be in violation with this title or the zoning ordinance. The owner or subdivider shall prepare and submit a certified survey map containing the following information…” The subject parcel was platted as Outlot A of the Valley View Oak 2nd Addition and the proposed subdivision will create one additional lot. Therefore, the proposed subdivision into two lots meets this regulation and standard. This code section further identifies the information that must be submitted on the survey map. As depicted on Exhibits 1 through 4 submitted by the Applicant, the requisite information has been provided. Table 1 identifies the configuration of the proposed lots, and as proposed, both lots meet dimensional requirements of the R-1 One Family Residential zoning district. The subject parcel is located within the Mississippi River Corridor Critical Area (MRCCA) and is subject to the standards established for this Overlay district that are more restrictive than the R-1 base zoning district standards. Title 12-3-11.B.2. (Critical Area Subdivision and Land Development Standards) of the MRCCA standards provides an exception to the subdivision and land development standards if the subdivision is a minor subdivision (lot split) that consists of two (2) or fewer lots. As presented, the proposed lot split (minor subdivision) is not subject to the design standards established because it only creates two lots from one parcel (net increase of one lot). However, since the newly created parcels are intended to be developed with custom built single family residential structures this process must confirm that the created lots are buildable. However, since no improvements are proposed at this time, it should be noted that if the Variance and Lot Split are approved, that all future lot improvements are subject to the MRCCA permit requirements. As shown on the Development Concept (Sheet 1 of 4) Proposed Parcel 2A and 2B both have adequate buildable area outside of all setbacks, including the MRCCA bluff and bluff impact zone setback areas. However, access to the buildable area on Parcel 2A is proposed to utilize an existing (historic) Barn Driveway that must be upgraded and expanded in some areas within the Bluff Impact Zone (BIZ). Since the Barn Driveway improvements are proposed to impact and cross the BIZ, a variance to encroach within this zone is required. The variance request is summarized below, which must be considered concurrently to the request for Lot Split as denoted in Section 11-1-9 of the Subdivision Code. Request 2: Variance to Encroach ~4 to 5 Feet into the Bluff Impact Zone (Section 12-3-7 C. 3) As shown on the Development Concept Plan (Sheet 1 of 4) there is an existing Barn and Barn Driveway (demoted with a heavy black line and labeled as “APPROX DRIVE”) identified on the subject parcel. Both the Barn and the Barn Driveway have been present for decades and have extensive deferred maintenance. The Applicant proposes to utilize the existing Barn Driveway to access the future building site on Proposed Parcel 2A. As stated by the Applicant in their narrative, since the Barn Driveway is existing there is no vegetation on the travelled surface and the driveway base is fully compacted. Using this alignment will have the least amount of impact to both the bluff and BIZ, given the existence of the legally non-conforming driveway. However, given the degraded condition of the Barn Driveway to safely access the buildable area on Proposed Parcel 2A the existing Barn Driveway must be improved, and the width of the traveled surface widened by four to five feet the length of the driveway. Portions of the existing Barn Driveway cross and traverse the BIZ, which is considered a legal non-conforming use because the MRRCA overlay district establishes that driveways may not be placed in BIZ areas. Section 12-3-7 C.3 of the City Code states that “…Driveways…Not be placed within the bluff impact zone or shore impact zone, unless exempt under Section 12-3-15…” The existing Barn Driveway is not an exception, but did exist prior to the enactment of Planning Commission | Tuesday, April 25, 2023 | Page 19 of 77 this standards and is therefore legally non-conforming. Since the existing Barn Driveway is a legal non- conforming use, only that area which is widened is subject to the Variance evaluation. City Staff reached out to the MnDNR regarding this analysis to determine if they had any comment regarding the proposed variance to encroach into the BIZ area by four to five feet to allow for modification of the existing Barn Driveway. Staff spoke with the MnDNR contact and a follow-up email was provided indicating that they have no comment on the variance and that they consider this request reasonable. During conversation, they affirmed that their preference would be to disturb as little BIZ area as possible, while still allowing access to the buildable area. Variance Process City Code Section 12-1L-5 establishes the process and criteria for variance requests. When considering a request, the Planning Commission and City Council must evaluate the proposal based on established criteria that generally address practical difficulties specific to the site and the potential impact to the community if the variance is granted. The “Practical Difficulties” evaluation must consider three criteria: (1) the property owner proposes to use the property in a reasonable manner not otherwise permitted by the Zoning Ordinance; (2) the plight of the property owner is due to circumstances unique to the property, not created by the property owner; and (3) the variance, if granted, will not alter the essential character of the locality or neighborhood. Economic considerations alone cannot be established as the basis for Practical Difficulties but can be considered in conjunction with the other criteria. Finally, variances are only permitted when it is determined that they are in harmony with the adopted Comprehensive Plan and the intent and purpose of the Zoning Ordinance. Section 12-1L-5(E)(1) further provides that the City may consider the following when granting or approving a variance: • 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. The Planning Commission must determine if the standards as outlined herein have been met, and if so, appropriate findings-of-fact must be identified to support the recommendation to the City Council. If the Planning Commission determines that the Applicant has failed to meet the established standards, then findings-of-fact that support a recommendation of denial must be identified. The following Practical Difficulties analysis is provided for your consideration: 1. Are there any practical difficulties that help support the granting of this variance? (Practical Difficulties means the owner proposes to use the property in a reasonable manner not permitted by City Code). Applicant Response: The “practical difficulties” that support the need for the variance is the owner’s desire to preserve the wooded nature of the property and utilize to the extent possible an existing non-conforming road by requesting a modest expansion of the width of the existing barn road, to the extent there are insignificant areas alongside the current barn road that technically fall within a BIZ categorization. The wooded nature of the property limits the optimal location for the driveway access to Parcel 2A. By using the existing barn road, with very modest expansion for the width of a driveway, will not require the removal of significant trees. Currently alongside the barn road is a barbed wire fence and buckthorn and similar types of underbrush. Planning Commission | Tuesday, April 25, 2023 | Page 20 of 77 Staff Response: Any access to the buildable area on Proposed Parcel 2A will require a driveway to cross portions of the Bluff Impact Zone (BIZ), and therefore access cannot be granted without some variance from the strict application of the City Code. To minimize the variance to the extent possible, the Applicant is proposing to utilize the existing Barn Driveway to access the buildable area on Proposed Parcel 2A. Since the Barn Driveway exists, and has been traversed for decades, this area is already highly disturbed and compacted. The surrounding vegetation is mostly invasives and ground brush. The expansion and improvement of the existing Barn Driveway will impact the surrounding area, however, it will have less impact than if a new driveway was constructed not utilizing the existing driveway alignment. Provided the driveway expansion area is planned to minimize impact, and the expansion area is completed outside of the designated Bluff, this alignment is the most reasonable access to the buildable area as shown on the Development Concept Plan. Staff believes that there is enough evidence that Practical Difficulties exist, and that using the existing Barn Driveway will minimize the potential impact to the BIZ to the extent possible provided the conditions are met. 2. The plight of the property owner is due to circumstances unique to the property, not created by the property owner. Applicant Response: The circumstances requiring the requested variance were not caused by the property owner, but rather are an effort to minimize the impact on any BIZ area and preserve the wooded nature of the property as much as feasible. Staff Response: The existing Barn Driveway was developed to connect to the historic barn on the site. These improvements have been on the site for decades and predate the MRCCA requirements that do not permit driveways to cross the Bluff Impact Zone (BIZ). There are other potential driveway alignment alternatives on the site, but all would impact and traverse the BIZ and have greater impact than utilizing the existing alignment. While the Property Owner created the existing barn driveway, they created the condition before the regulation existed and therefore the current alignment is established as a legally non-conforming use. Additionally, the parcel is constrained significantly by both designated Bluff and BIZ areas, which makes the buildable area non- contiguous to public road access. The Bluff and BIZ areas were established by the MnDNR and were not created by the Property Owner, but these areas significantly impact where a driveway could be located on the parcel. Staff believes that there are unique circumstances on the property including the existing location of the legally non-conforming driveway, the presence of the bluff and BIZ that constrains the buildable area on the parcel. 3. The variance, if granted, will not alter the essential character of the neighborhood. Applicant Response: There will be no alteration of the existing neighborhood if the variance is granted by allowing for a slight widening of an existing dirt road that has provided access to Parcel 2A for over 40 years. Staff Response: The Barn Driveway is existing and the curb cut to Glenhill Road is already constructed. If the variance is permitted, the existing Barn Driveway will be widened by approximately four to five feet and will be improved to provide safe access to the buildable area. These improvements will require some vegetative removal, however, the removal will primarily include low brush, understory tree volunteers, and invasives such as buckthorn. The driveway expansion will only be visible from the frontage at Glenhill Road, but otherwise will not change or impact the essential character of the neighborhood. Planning Commission | Tuesday, April 25, 2023 | Page 21 of 77 4. Restrictions on Granting Variances Consideration of the following should also be addressed as part of the variance review: a. Economic Considerations alone do not constitute practical difficulties. The proposed variance to encroach into the BIZ by approximately four to five feet will allow for Proposed Parcel 2A to be considered a buildable lot. This will increase the value of the parcel, whereas if the variance is denied, the parcel as configured on the Development Concept plan is not buildable. While this cannot be the basis for establishing practical difficulties, it is relevant to determining if the variance is reasonable. The subject parcel is significantly larger than the City’s minimum lot size, and there is plenty of buildable area on the parcel to construct a single-family home, only the access is in question. While approval of the variance will increase the value of the land associated with Proposed Parcel 2A, the Applicant has demonstrated other practical difficulties exist and it is clear that economic considerations alone are not the sole basis for the variance request. b. 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. The requested variance is to allow for adequate access to be provided to Proposed Parcel 2A associated with the Lot Split request. The proposed Lot Split creates two (2) buildable lots and each resulting lot meets all applicable standards of the R-1 zoning district and complies with the Low Density Residential (LDR) land use designation density requirements. The request to widen the existing driveway will preserve more trees and existing grades within the area, which is consistent with the City’s Comprehensive Plan that establishes the following goals to preserve and protect natural resources to the extent possible: Natural Resources Goal 2, Policy 1: Monitor new developments for restoration and invasive plant management. Natural Resources Goal 2, Policy 6: In new development and redevelopment, retain mature trees that have high ecological value, replace lost trees, and plant additional trees if not present originally. ALTERNATIVES 1. Recommend approval of the variance and lot split, based on the attached findings-of-fact and based on certain conditions; or 2. Recommend denial of the variance and lot split, based on the revised findings-of-fact that the proposed minor subdivision and variance is not consistent with the City Code or Comprehensive Plan and may have a negative impact on the surrounding neighborhood and/or properties; or 3. Table the request; and request more information from the Applicant or city staff to be presented back to the Planning Commission at the next regular meeting. Planning Commission | Tuesday, April 25, 2023 | Page 22 of 77 STAFF RECOMMENDATION Staff recommends approval of the lot split and variance based on the attached findings of fact supporting the request, with conditions noted as follows: 1) Applicant must record the Lot Split (minor subdivision) at Dakota County indicating the newly created Parcel 2A and Parcel 2B. 2) A detailed plan, including any significant tree removal, of the Barn Driveway expansion must be submitted for review and approval by the City Staff. The expansion/widening of the driveway must be designed to minimize encroachment into the BIZ to the extent possible. 3) Any future improvements or development on the subject parcels, including the modification/expansion of the Barn Driveway, shall be subject to MRCCA review and all necessary permits must be obtained. 4) All transfer or deed documents which convey the portion of lands under the lot line adjustment and lot split process shall be recorded with Dakota County. Planning Commission | Tuesday, April 25, 2023 | Page 23 of 77 FINDINGS OF FACT FOR APPROVAL Minor Subdivision and Variance Outlot A Valley View Oak 2nd Addition The following Findings of Fact are made in support of approval of the proposed Lot Split and Variance to encroach into the Bluff Impact Zone to widen the existing Barn Driveway: 1. The proposed Lot Split (minor subdivision) creates two lots, where Proposed Parcel 2A is 2.24 acres and Parcel 2B is 2.96 acres. 2. The resulting lots, Parcel 2A and 2B, meet all dimensional standards as established in the R-1 zoning district. 3. The proposed Lot Split is consistent with the Low Density Residential (LDR) density requirements, and the proposed use of the Lots for single-family residential uses is consistent with the intent and purpose of the LDR designation. 4. The proposed Variance to encroach into the Bluff Impact Zone (BIZ) using the existing Barn Driveway alignment will have the least impact to existing vegetation and topography and minimizes the variance request to the extent possible. 5. The Applicant demonstrated that practical difficulties exist to access Proposed Parcel 2A, and that the Variance is necessary to allow reasonable use of the property. 6. The subject property is unique due to the existence of the Barn Driveway and presence of the Bluff Impact Zone and Bluff land that constrain the buildable area on the parcel. 7. Approval of the minor subdivision and variance to allow for future development of the lots with single-family residential uses will not adversely impact the character of the neighborhood which is developed with low density residential uses. 8. That provided the conditions of approval are met, the resulting lots and any future development will comply with the R-1 base zoning district requirements and the applicable MRCCA overlay district standards. Planning Commission | Tuesday, April 25, 2023 | Page 24 of 77 LETTER OF INTENT March 28, 2023 City of Mendota Heights extension Planning Commission 1101 Victoria Curve Mendota Heights, MN 55118 Attn: Jennifer Haskamp jhaskamp@swansonhaskamp.com Re: Planning Application for Culligan Property - Outlot A - Glenhill Road/Victoria Curve Jennifer, the following serves as our required Letter of Intent in connection with the proposed lot split into two residential lots of the following property, which is approximately 5.2 acres of land: That part of Outlot A, VALLEY VIEW OAK 2ND ADDITION, Dakota County, Minnesota, lying south of a line drawn from the southwest corner of Lot 1, Block 1, said VALLEY VIEW OAK 2ND ADDITION to a point on the west line of said Outlot A 119.00 feet southerly of the northwest corner of said Outlot A and said line there terminating (the “Property”). This detailed narrative describing the proposed lot split, is accompanied by the items required in connection with the Planning Application, Lot Split Application, and MRCCA Variance Application. The Property does not include the northerly portion of Outlot A that has been realigned and added to 1941 Glenhill Road. Nature of Property The property is a mix of open grassy areas and woods, with an old barn located in the woods at the end of the dirt road that has been there for over 50 years (the “Barn Road”). The site consists of a rolling topography with gradual slopes as depicted on the attached exhibits. The Barn Road has been used to access the barn over the years, as well as provide access for maintenance of the Property (i.e. cutting down dead trees, chopping fire wood). 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. Exhibits Exhibit A includes the following: (1) Proposed 2 lot site plan with overlay showing MRCCA BIZ and bluff boundaries, and areas outside the BIZ, as well as highlighting the Barn Road with additional variance width; Planning Commission | Tuesday, April 25, 2023 | Page 25 of 77 (2 ) Topography with overlay showing lot split with MRCCA BIZ and bluff boundaries, and areas outside the BIZ; (3) Aerial showing lot split with MRCCA BIZ and bluff boundaries, and areas outside the BIZ; (4) Site, Grading and Utility Plan - Proposed lot split showing adequate buildable home sites within the requirements of Mendota Heights ordinance, and highlighting the Barn Road with additional variance width. Description of Proposed Lot Split As illustrated on the attached Exhibit A-1 with the proposed site plan, we request approval to split the Property into two lots, identified as Proposed Parcel 2A and Proposed Parcel 2B. Lot parcel 2A will be approximately 2.24 acres (0.60 acres in a non-BIZ area), with access by a driveway that utilizes a portion of the existing Barn Road to minimize disturbing the surrounding wooded area. Lot parcel 2B will be approximately 2.96 acres (0.85 acres in a non-BIZ area), with access directly to Glenhill. Driveway access to both lots, and utilities/sewer, will be from Glenhill Road, effectively from the location of the existing curb cut. MRCCA Subdivision Exemption Subsection 12-3-11(B)(2)(a) specifically exempts from the requirements of Section 12-3-11, a “Minor subdivision consisting of two (2) or fewer lots.” However, in anticipation of future custom homes built on the lots, the attached Exhibits A-1 and A-4 demonstrate that a future principal residence will have more than adequate buildable area to comply with the setback requirements of Sections 12-3-6.C.3 (40’ setback from the bluffline) so as to not require variances to use the lots for their intended purpose. Also, we acknowledge that although the other provisions of the MRCCA do not apply to this specific application, such as 12-3-6 “Structure Height, Placement and Lot Size” they will need to be addressed at the time a homeowner submits an application for construction of a home on each of the lots. MRCCA Variance for Private Driveway 12-3-7 C. Private Roads, Driveways, and Parking Areas. Except as provided in Section 12-3-15, private roads, driveways, and parking areas must: 1. Be designed to take advantage of natural vegetation and topography so that they are not readily visible; 2. Comply with structure setback requirements according to Section 12-3-6.C; and 3. Not be placed within the bluff impact zone or shore impact zone, unless exempt under Section 12-3-15 and designed consistent with Section 12-3-8.B. As demonstrated on the attached Exhibit A-1, the existing non-conforming Barn Road will provide access to the non-BIZ portion of Parcel 2A, with minimal additional width needed for the driveway. The minimal variance requested is to allow for widening as needed by approximately 4 to 5 feet to the 12’ width of a typical private driveway in the areas technically Planning Commission | Tuesday, April 25, 2023 | Page 26 of 77 considered BIZ. Please note that most of this variance area is where a current barbed wire fence is located, or scrub brush and buckthorn, so no significant trees or landscape will be impacted. In conclusion, the attached proposed Lot Split Application, together with accompanying application for Critical Area Variance, 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 application. Best Regards, Planning Commission | Tuesday, April 25, 2023 | Page 27 of 77 PROPOSED BUILDING SITEPROPOSED BUILDING SITECADD 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: 03 /31 / 2023 10:39 AMW:\2018\18524\CADD DATA\SURVEY\_dwg Sheet Files\18524A-NON_BIZOUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION CULLIGAN PROPERTY MENDOTA HEIGHTS, MN MICHELLE CULLIGAN 1941 GLENHILL ROAD MENDOTA HEIGHTS, MN 55118 03/28/23 CITY SUBMITTAL 03/31/23 CITY SUBMITTAL DEVELOPMENT CONCEPT OPTION A 1 OF 4 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 Project Lead Drawn By Checked By Loucks Project No. 24440 18-524A MJS SFM MJS SIGN LIGHT POLE POWER POLE CATCH BASIN CONCRETE CURB STORM SEWER SANITARY SEWER BARBED WIRE FENCE WATERMAIN UNDERGROUND ELECTRIC CONCRETE ELECTRIC TRANSFORMER TELEPHONE PEDESTAL UTILITY PEDESTAL ELECTRIC METER GAS METER HAND HOLE UNDERGROUND TELEPHONE UNDERGROUND GAS SANITARY SEWER SERVICE WATER SERVICE GUY WIRE CULVERT OVERHEAD UTILITY GUARDRAIL ROOF DRAIN CURB STOP FLARED END SECTION TO BE SET 1/2 INCH X 14 INCH IRON MONUMENT, MARKED "LS 48988" FOUND 1/2 INCH X 14 INCH IRON FOUND CAST IRON MONUMENT ALUMINUM DISC PER PLAN PAVERS FOUND PK NAIL AIR CONDITIONING UNIT IRON FENCE WOOD FENCE EXISTING BUILDING RETAINING WALL STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE UNLESS SHOWN OTHERWISE MAPPED STORM SEWER MAPPED SANITARY SEWER MAPPED WATERMAIN MEASURED INFORMATION RECORD DIMENSION PER PLAT OF VALLEY VIEW OAK 2ND ADDITION (M) (VVO2) INFORMATION AS SHOWN ON PLANS NOT FIELD VERIFIED LIGHT POLE GUY POLE LEGEND MONUMENT, MARKED "LS 10943" YARD LIGHT GENERAL NOTES 1. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 1941 Glenhill Road, Mendota Heights, MN 55118. 2. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust). 3. 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) 4. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 270370018E, Community Panel No. 270110 0018 E, and Flood Insurance Rate Map No. 270370019E, Community Panel No. 270110 0019 E effective date of December 2, 2011. 5. The Bluff Impact Zone (BIZ) is defined as the bluff and land within 20 feet of the bluff. Please Note: Bluff features and BIZ were created with the DNR Bluff Mapping Tool. The boundaries are intended to be a generalized depiction of the BIZ. Delineation of the BIZ on any parcel for development purposes must be established by survey. 6. PARCEL AREAS: Parcel 2A = 97,711 SF or 2.24 Acres Parcel 2A (Non BIZ) = 26,223 SF or 0.60 Acres Parcel 2B = 129,032 SF or 2.96 Acres Parcel 2B (Non BIZ) = 37,049 SF or 0.85 Acres Total = 226,743 SF or 5.20 Acres 7. The field work was completed on March 5, 2020. Current 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 Mendota Heights Zoning Map and City Code, on June 8, 2020, information for the subject property is as follows: Current Setbacks: Front 30 feet Side 10 feet or 1/2 the height of the structure contiguous to side yard Rear 30 feet or 20% of the average lot depth, whichever is greater Height 2 stories or 25 feet, whichever is lesser in height Width 100 feet ZONING INFORMATION PARCEL 2 That part of Outlot A, VALLEY VIEW OAK 2ND ADDITION, Dakota County, Minnesota, lying south of a line drawn from the southwest corner of Lot 1, Block 1, said VALLEY VIEW OAK 2ND ADDITION to a point on the west line of said Outlot A 119.00 feet southerly of the northwest corner of said Outlot A and said line there terminating. PROPERTY DESCRIPTION RECORD DIMENSION PER PLAT OF MnDOT ROW PLAT NO. 19-103 (MnDOT) UNLESS SHOWN OTHEREWISE N SCALE IN FEET 0 40 80 BLUFF BOUNDARY (AS DESIGNATED BY THE MNDNR) BLUFF IMPACT ZONE (BIZ) BOUNDARY AREA OUTSIDE BlUFF IMPACT ZONE (BIZ) Planning Commission | Tuesday, April 25, 2023 | Page 28 of 77 PROPOSED BUILDING SITEPROPOSED BUILDING SITECADD 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: 03 /31 / 2023 10:40 AMW:\2018\18524\CADD DATA\SURVEY\_dwg Sheet Files\18524A-NON_BIZOUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION CULLIGAN PROPERTY MENDOTA HEIGHTS, MN MICHELLE CULLIGAN 1941 GLENHILL ROAD MENDOTA HEIGHTS, MN 55118 03/28/23 CITY SUBMITTAL 03/31/23 CITY SUBMITTAL DEVELOPMENT CONCEPT (TOPOGRAPHY) 2 OF 4 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 Project Lead Drawn By Checked By Loucks Project No. 24440 18-524A MJS SFM MJS SPOT ELEVATION SIGN LIGHT POLE POWER POLE CATCH BASIN CONTOUR CONCRETE CURB STORM SEWER SANITARY SEWER BARBED WIRE FENCE WATERMAIN UNDERGROUND ELECTRIC CONCRETE ELECTRIC TRANSFORMER TELEPHONE PEDESTAL UTILITY PEDESTAL ELECTRIC METER GAS METER HAND HOLE UNDERGROUND TELEPHONE UNDERGROUND GAS SANITARY SEWER SERVICE WATER SERVICE GUY WIRE CULVERT OVERHEAD UTILITY ELEV @ THRESHOLD GUARDRAIL ROOF DRAIN CURB STOP FLARED END SECTION TOP OF CURB TO BE SET 1/2 INCH X 14 INCH IRON MONUMENT, MARKED "LS 48988" FOUND 1/2 INCH X 14 INCH IRON FOUND CAST IRON MONUMENT ALUMINUM DISC PER PLAN PAVERS FOUND PK NAIL AIR CONDITIONING UNIT TOP NUT HYDRANT IRON FENCE WOOD FENCE EXISTING BUILDING RETAINING WALL STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE UNLESS SHOWN OTHERWISE SANITARY MANHOLE STORM MANHOLE CATCH BASIN STRUCTURE RIM & INVERT MAPPED STORM SEWER MAPPED SANITARY SEWER MAPPED WATERMAIN MEASURED INFORMATION RECORD DIMENSION PER PLAT OF VALLEY VIEW OAK 2ND ADDITION (M) (VVO2) INFORMATION AS SHOWN ON PLANS NOT FIELD VERIFIED LIGHT POLE GUY POLE LEGEND MONUMENT, MARKED "LS 10943" YARD LIGHT GENERAL NOTES 1. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 1941 Glenhill Road, Mendota Heights, MN 55118. 2. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust). 3. 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) 4. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 270370018E, Community Panel No. 270110 0018 E, and Flood Insurance Rate Map No. 270370019E, Community Panel No. 270110 0019 E effective date of December 2, 2011. 5. The Bluff Impact Zone (BIZ) is defined as the bluff and land within 20 feet of the bluff. Please Note: Bluff features and BIZ were created with the DNR Bluff Mapping Tool. The boundaries are intended to be a generalized depiction of the BIZ. Delineation of the BIZ on any parcel for development purposes must be established by survey. 6. PARCEL AREAS: Parcel 2A = 97,711 SF or 2.24 Acres Parcel 2A (Non BIZ) = 26,223 SF or 0.60 Acres Parcel 2B = 129,032 SF or 2.96 Acres Parcel 2B (Non BIZ) = 37,049 SF or 0.85 Acres Total = 226,743 SF or 5.20 Acres 7. The field work was completed on March 5, 2020. RECORD DIMENSION PER PLAT OF MnDOT ROW PLAT NO. 19-103 (MnDOT) UNLESS SHOWN OTHEREWISE N SCALE IN FEET 0 40 80 BLUFF BOUNDARY (AS DESIGNATED BY THE MNDNR) BLUFF IMPACT ZONE (BIZ) BOUNDARY AREA OUTSIDE BLUFF IMPACT ZONE (BIZ) Planning Commission | Tuesday, April 25, 2023 | Page 29 of 77 PROPOSED BUILDING SITEPROPOSED BUILDING SITECADD 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: 03 /31 / 2023 10:41 AMW:\2018\18524\CADD DATA\SURVEY\_dwg Sheet Files\18524A-NON_BIZOUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION CULLIGAN PROPERTY MENDOTA HEIGHTS, MN MICHELLE CULLIGAN 1941 GLENHILL ROAD MENDOTA HEIGHTS, MN 55118 03/28/23 CITY SUBMITTAL 03/31/23 CITY SUBMITTAL DEVELOPMENT CONCEPT (AERIAL 2022) 3 OF 4 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 Project Lead Drawn By Checked By Loucks Project No. 24440 18-524A MJS SFM MJS SIGN LIGHT POLE POWER POLE CATCH BASIN CONCRETE CURB STORM SEWER SANITARY SEWER BARBED WIRE FENCE WATERMAIN UNDERGROUND ELECTRIC CONCRETE ELECTRIC TRANSFORMER TELEPHONE PEDESTAL UTILITY PEDESTAL ELECTRIC METER GAS METER HAND HOLE UNDERGROUND TELEPHONE UNDERGROUND GAS SANITARY SEWER SERVICE WATER SERVICE GUY WIRE CULVERT OVERHEAD UTILITY GUARDRAIL ROOF DRAIN CURB STOP FLARED END SECTION TO BE SET 1/2 INCH X 14 INCH IRON MONUMENT, MARKED "LS 48988" FOUND 1/2 INCH X 14 INCH IRON FOUND CAST IRON MONUMENT ALUMINUM DISC PER PLAN PAVERS FOUND PK NAIL AIR CONDITIONING UNIT IRON FENCE WOOD FENCE EXISTING BUILDING RETAINING WALL STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE UNLESS SHOWN OTHERWISE MAPPED STORM SEWER MAPPED SANITARY SEWER MAPPED WATERMAIN MEASURED INFORMATION RECORD DIMENSION PER PLAT OF VALLEY VIEW OAK 2ND ADDITION (M) (VVO2) INFORMATION AS SHOWN ON PLANS NOT FIELD VERIFIED LIGHT POLE GUY POLE LEGEND MONUMENT, MARKED "LS 10943" YARD LIGHT GENERAL NOTES 1. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 1941 Glenhill Road, Mendota Heights, MN 55118. 2. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust). 3. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 270370018E, Community Panel No. 270110 0018 E, and Flood Insurance Rate Map No. 270370019E, Community Panel No. 270110 0019 E effective date of December 2, 2011. 4. The Bluff Impact Zone (BIZ) is defined as the bluff and land within 20 feet of the bluff. Please Note: Bluff features and BIZ were created with the DNR Bluff Mapping Tool. The boundaries are intended to be a generalized depiction of the BIZ. Delineation of the BIZ on any parcel for development purposes must be established by survey. 5. PARCEL AREAS: Parcel 2A = 97,711 SF or 2.24 Acres Parcel 2A (Non BIZ) = 26,223 SF or 0.60 Acres Parcel 2B = 129,032 SF or 2.96 Acres Parcel 2B (Non BIZ) = 37,049 SF or 0.85 Acres Total = 226,743 SF or 5.20 Acres 6. The field work was completed on March 5, 2020. 7. The aerial map shown hereon was flown on May 5, 2022. RECORD DIMENSION PER PLAT OF MnDOT ROW PLAT NO. 19-103 (MnDOT) UNLESS SHOWN OTHEREWISE BLUFF BOUNDARY (AS DESIGNATED BY THE MNDNR) BLUFF IMPACT ZONE (BIZ) BOUNDARY AREA OUTSIDE BLUFF IMPACT ZONE (BIZ) N SCALE IN FEET 0 40 80 Planning Commission | Tuesday, April 25, 2023 | Page 30 of 77 GF 901.009' WOLO 892.00BSMT 892.00GF 893.009' WOLO 884.00BSMT 884.00CONNECT TO EXISTING 6" WATERMAIN PER CITY STANDARDS. REMOVE & REPLACE PAVEMENT & CURB AS NECESSARY FOR UTILITY CONSTRUCTION. CONSTRUCT MH OVER EXISTING 8" SANITARY LINE PER CITY STANDARDS. REMOVE & REPLACE PAVEMENT & CURB AS NECESSARY FOR UTILITY CONSTRUCTION. SANI MH 1 RIM=901.80± INV=894.19±(W) INV=894.09±(N,S) SANI MH 2 RIM=899.0± INV=884.47± 70' - 8" PVC @ 0.40% 1.5" PE WATER SERVICE 3" PE WATER SERVICE 4" PVC SEWER SERVICE SEWER & WATER SERVICES TO BE DIRECTIONALLY BORED AS NEEDED TO SAVE TREES AND LIMIT DISTURBANCE. 3" GV EXISTING DRIVEWAY TO BE REMOVED TO PROPERTY LINE LOT TO BE CUSTOM GRADED BASED ON HOUSE DESIGN, TOPOGRAPHY & TREES 4 4 LOT TO BE CUSTOM GRADED BASED ON HOUSE DESIGN, TOPOGRAPHY & TREES E/ONE SEWER SYSTEM (DESIGN BY OTHERS) PROPOSED UTILITY EASEMENT EXISTING BARN DRIVEWAY TO BE IMPROVED TO 12' WIDE ALONG CURRENT ALIGNMENT, EXCEPT WHERE SHIFTED AS NEEDED TO MAINTAIN 5' SETBACK FROM PROPERTY CORNER N SCALE 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 03-31-23 03-31-23 03/28/2023 CITY SUBMITTAL 03/31/23 CITY SUBMITTAL 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: 03 /31 / 2023 11:7 AMW:\2018\18524\CADD DATA\CIVIL\_dwg Sheet Files\SHEET 5 OF 5OUCKSL CADD QUALIFICATION QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CULLIGAN PROPERTY MENDOTA HEIGHTS, MN LARRY & MARY CULLIGAN 1941 GLENHILL ROAD MENDOTA HEIGHTS, MN 55118 SITE, GRADING, & UTILITY PLAN 4 OF 4 TOLL FREE: 1-800-252-1166 TWIN CITY AREA: 651-454-0002 Gopher State One Call CALL BEFORE YOU DIG! WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. PARKING STALL COUNT ACCESSIBLE PARKING STALL 2 LEGEND CATCH BASIN STORM SEWER SANITARY SEWER WATERMAIN STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE SPOT ELEVATION SIGN LIGHT POLE POWER POLE WATER MANHOLE / WELL CONTOUR CONCRETE CURB UNDERGROUND ELECTRIC CONCRETE TELEPHONE PEDESTAL UNDERGROUND TELEPHONE UNDERGROUND GAS OVERHEAD UTILITY CHAIN LINK FENCE BUILDING RETAINING WALL NO PARKING UNDERGROUND FIBER OPTIC SANITARY SEWER SERVICE WATER SERVICE ELECTRIC METER GAS METER TREE LINE EXISTING PROPOSED 972 DRAINTILE FORCEMAIN 373PARKING SETBACK LINE BUILDING SETBACK LINE 2 FENCE FLARED END SECTION POST INDICATOR VALVE BENCHMARK SOIL BORING 3DIRECTION OF FLOW 1.0% 972.5 BLUFF BOUNDARY (AS DESIGNATED BY THE MNDNR) BLUFF IMPACT ZONE (BIZ) BOUNDARY AREA OUTSIDE BLUFF IMPACT ZONE (BIZ) Planning Commission | Tuesday, April 25, 2023 | Page 31 of 77 PLANNING STAFF REPORT DATE: April 25, 2023 TO: Planning Commission FROM: Jennifer Haskamp, AICP - SHC SUBJECT: Planning Case No. 2023-03 VARIANCE TO EXCEED MAXIMUM HEIGHT OF A PRINCIPAL STRUCTURE APPLICANT: Saint Thomas Academy PROPERTY ADDRESS: 949 Mendota Heights Road ZONING: R-1 One-Family Residential LAND USE: Public/Semi-Public ACTION DEADLINE: July 25, 2023 (120-day Review Period) INTRODUCTION The Applicant, Saint Thomas Academy, is requesting consideration of a variance from the maximum height of a principal structure to reconstruct and expand the existing natatorium (pool house) on the Saint Thomas Academy campus located at 949 Mendota Heights Road. It should be noted that after review of the historic files it was determined that no Conditional Use Permit amendment is needed for the proposed project. A public hearing notice for this planning item was published in the Pioneer Press and notice letters were mailed to all properties within 350-feet of the subject property. The city has received 0 inquiries from adjacent property owners requesting additional information regarding the planning item. DESCRIPTION OF THE REQUEST The Applicant, Saint Thomas Academy, is seeking a variance from the maximum permitted height of a principal structure to replace the current 1-story natatorium from the 1960’s with a new 2-story natatorium. The purpose of the replacement is to allow for the expansion of the pool and to increase the spectator/viewing capacity of the facility. Because the proposed replacement will increase the height of the structure on this portion of the building, a variance from the maximum height permitted in the R-1 zoning district is required. The existing natatorium footprint is approximately 6,600 square feet and is attached Area of Application 4bPlanning Commission | Tuesday, April 25, 2023 | Page 33 of 77 to the principal building. This portion of the facility will be replaced with a new two-story natatorium with approximately 17,000 square feet which adds approximately 7,900 square feet to the facility. The design includes two levels – a pool level and the spectator level. The pool level will include a new pool with eight (8) lanes, storage rooms, offices and the main stairwell up to the second floor. The second floor is dedicated to spectator space and includes two large bleacher areas and a standing room area that overlook the pool below. ANALYSIS NOTE that this review process is corrected to exclude the need for an amendment to the CUP. Based on the proposed project a Variance from the maximum height is the only required land use application process required. As shown on the plan set, the existing natatorium is located and attached to the northeast corner of the existing principal building. The existing natatorium is estimated to be 20 to 25-feet tall as viewed from the parking lot with a footprint of approximately 6,600 square feet based on Dakota County GIS records. The proposed project will remove and replace the existing facility with a new two-story natatorium that is taller and has a larger footprint. A summary of the requested variance is provided in the following table: Zoning District Maximum Height Proposed Height Variance Request R-1 25-feet 36’6” to 28’8” 3’8” to 11’6” Depending on the position on the site where you view the addition the height of the structure ranges between 28’8” on the northeast and 36’6” at the main entrance into the facility. The range in height is due to topographic changes near this portion of the property, not the building design. The façade of the building will match the height and massing of the existing structure and it will appear as a uniform height once completed. Other Applicable R-1 Dimensional Standards The proposed project is also subject to dimensional review based on the R-1 zoning district to determine that the proposed addition is consistent with the other requirements of the zoning ordinance. The following summary is provided for your reference: Setbacks As shown on Sheet C3.01 Site Plan of the submission, the footprint of the replacement structure will expand east from the existing footprint by approximately 50-feet and by approximately 15-feet to the north. The new entrance into the facility will be from the south elevation where a new stairwell and access into the facility will be constructed. While the expansion of the facility is moving closer to Lake Drive, the setback from the road is over 240-feet and complies with the R-1 Setback requirements. Parking The proposed project replaces and expands the existing natatorium use, increasing the size of the facility by approximately 7,900 SF. The expansion encroaches further east, and as a result causes the internal roadway to be shifted approximately 10-feet from its current location. This shift results in losing approximately 6 parking stalls. Since the facility is proposed to expand, the reduction in parking stalls is not ideal. However, staff understands that the existing facility did allow spectators, and the new layout is anticipated to better accommodate spectators (but only increase incrementally). Given that adequate parking is important, staff recommends including a condition in the variance if approved that addresses parking. The condition should state that all parking for events, etc., must be accommodated on site and within the existing parking lot. If after the facility opens it is determined that modifications are needed to the parking lot or its design to adequately accommodate parking, a Site Plan should be submitted to the City Staff for review and approval. Planning Commission | Tuesday, April 25, 2023 | Page 34 of 77 Architecture The proposed natatorium is designed to match the massing of the existing principal structure, but will appear more modern in character. The proposed materials of the natatorium include a mix of aluminum composite panels, glazing curtain wall system, modular brick and a translucent façade system. The cladding at the main entrance into the facility is primarily designed with modular brick and the insulated glazing system. This design will match and tied into the existing building materials, while incorporating a more modern appearance. Landscaping As shown on sheet L1.01 Landscape Plan the proposed addition will impact the existing landscaping onsite. The expansion area will require the removal of 9 trees, and the Applicant is proposing to plant 8 trees in replacement. There are no specific landscape standards within the R-1 zoning district, however, the variance is due to an increase in height and landscaping, especially with trees, can be an effective form of mitigation particularly along the edge closest to Lake Drive. Staff recommends including a condition that the landscaping plan should be updated to include additional trees directly south of the addition to help soften the appearance of the appearance as viewed from Lake Drive. The following analysis regarding the requested Variance from Maximum Height is provided:  Variance Process City Code Section 12-1L-5 governs variance requests. 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. As part of any variance request, Applicants are required to prepare and submit their own responses and findings, which for this case, are noted below (in italic text), followed by a brief staff response: 1. Are there any practical difficulties that help support the granting of this variance? (“practical difficulties” means the owner proposes to use the property in a reasonable manner not permitted by City Code) Planning Commission | Tuesday, April 25, 2023 | Page 35 of 77 Applicant’s Response: The owner currently maintains, operates and occupies an aquatic facility for it's learners. The current facility, built in 1960's, no longer meets the requirements of Minnesota High School League nor standard swimming pool design for competitive swimming. The proposed project will replace, in place, the aquatics component of the facility with a structure that meets todays standards. The proposed facility is larger in footprint however an increase that would be mostly be unidentifiable from the street and surrounding areas. Without this improvement the use of the current aquatic facility will continue to be compromised in the years to come due to the nature of competition requirements continuing to be modified and the safety of those participating in and viewing the events being of utmost concern. Staff’s Response: The City Code establishes that Schools and School campuses are a permitted use within the R-1 zoning district. Secondary school facilities often include extensive athletic facilities and fields, and the natatorium is typical in this type of programming. The proposed natatorium design, including two-story height is consistent with current industry trends, but because the proposed facility is located in the R-1 zoning district, the height of the facility is not permitted without a variance from the standard. The height of the replacement facility is designed to match the height of the Principal Building elevation, which will create a cohesive design along the façade and from the public right-of- way (for that portion that is visible). A practical difficulty related to the use of the School Campus is present and limits the ability to design a modern natatorium facility, which is a reasonable use of the property. 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 property is located in an area that has limited adjacent property owners, zero being residential. The improvement would not be a change to the view from the single commercial property adjoining property or create any adverse impact on traffic to the site. Staff’s Response: The subject property has been used for the St. Thomas and Visitation school campus for decades. Residential uses surround the property, and the school use is permitted by the zoning ordinance. School properties and their programming of facility space are unique, and do not match single-family residential uses that are dominant in the R-1 zoning district. The existing school facility pre-dates the current zoning ordinance, and as such, already exceeds the maximum height on portions of the building. Further, the height standard does not adequately address non-residential structures that often have a flat-roof as opposed to a pitched roof where the average of the peak is used to calculate height. 3. The variance, if granted will not alter the essential character of the neighborhood. Applicant’s Response: Due to the site already containing an aquatics facility the essential character would remain exactly as it is today. Staff’s Response: The character of the neighborhood includes surrounding single-family residential uses and the existing school campus. The proposed natatorium replacement will match the existing height on the east façade to create a uniform architectural elevation. As described in the Landscape analysis, if additional vegetation is provided in the area directly east of the proposed natatorium expansion the potential visual impact from Lake Drive will be further mitigated. As proposed, the variance will not adversely impact the essential character of the neighborhood and surrounding uses. 4. Restrictions on Granting Variances. The following restrictions should be considered when reviewing a variance: a) Economic considerations alone do not constitute practical difficulties. The requested variance is to increase the maximum height of the structure so that a more modern natatorium facility can be constructed. The purpose of the replacement is to provide better athletic facilities to the students and is not based on economic considerations. Planning Commission | Tuesday, April 25, 2023 | Page 36 of 77 b) 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. Staff finds that the request is in harmony with the purpose and intent of the zoning ordinance and consistent with the comprehensive plan. The school campus is a permitted use in the R-1 zoning district, and the requested variance will permit the replacement of the natatorium to be constructed to an elevation that will match the existing east façade of the principal building. The subject property is guided Public/Semi-Public in the 2040 Comprehensive Plan. A school campus and its associated facilities are consistent with this land use designation. The purpose of this request is to replace an existing natatorium with a new natatorium, and no change in use is requested. ALTERNATIVES 1. Recommend approval of the variance, based on the attached findings-of-fact and based on certain conditions; or 2. Recommend denial of the variance, based on the revised findings-of-fact that the variance is not consistent with the City Code or Comprehensive Plan and may have a negative impact on the surrounding neighborhood and/or properties; or 3. Table the request; and request more information from the Applicant or city staff to be presented back to the Planning Commission at the next regular meeting. STAFF RECOMMENDATION Staff recommends approval of the Variance based on the attached findings of fact supporting the request, with conditions noted as follows: 1) All parking must be accommodated on-site during any event held at the Natatorium. If additional parking is needed, the plan to accommodate parking must be submitted for review and approval by the City Staff. 2) The landscape plan shall be updated to increase the number of replacement trees planted east of the proposed expansion area. 3) The Applicant must obtain all necessary permits from the Public Works Director and comply with the Land Disturbance requirements. 4) The Applicant must obtain all required City permits, including but not limited to, a Grading Permit and Building Permit. 5) The Applicant must obtain any necessary permits from all applicable agencies with jurisdiction over the project. 6) If any changes to the plan set are proposed, the Applicant must come back to the City to determine the proper permitting process. Planning Commission | Tuesday, April 25, 2023 | Page 37 of 77 FINDINGS OF FACT FOR APPROVAL Variance from Maximum Height for Replacement Natatorium at St. Thomas School Campus, located at 949 Mendota Heights Road The following Findings of Fact are made in support of approval of the proposed Variance request to exceed the maximum height of a principal building in the R-1 zoning district: 1. The proposed replacement of the existing natatorium with a new modern natatorium facility is consistent with the current use of the subject property as a school campus. 2. The subject property is guided Public/Semi-Public in the 2040 Comprehensive Plan and a school facility and its associated facilities are consistent with this land use designation. 3. The school campus and its associated facilities are established as a permitted use in the R-1 zoning district, and the proposed natatorium replacement project is attached to the principal building on site. 4. The proposed variance of the replacement natatorium to exceed the maximum height by 3’8” to 11’6” will match the existing façade of the east elevation and create a seamless architectural appearance. 5. Provided the conditions of the Variance approval are met, the proposed project will not adversely impact the character of the surrounding neighborhood. 6. The Applicant has successfully demonstrated that practical difficulties exist that warrant the approval with conditions of the variance request to exceed the maximum permitted height of a principal building. Planning Commission | Tuesday, April 25, 2023 | Page 38 of 77 Created With Tiny Scanner Planning Commission | Tuesday, April 25, 2023 | Page 39 of 77 910 91 5 918 91 9 920920 919 918920919918915920912 9 0 7 907 901 903 90690 7 SAN MH RIM=906.27 SAN MH RIM=903.34SAN MHI/E E=901.14STM MH RIM=901.62BEEHIVERIM=906.54BEEHIVERIM=906.53STM CB RIM=911.55 BEEHIVE RIM=906.12 270350051010 949 MENDOTA HEIGHTS RD. ST. THOMAS ACADEMY 270350076020 949 MENDOTA HEIGHTS RD. ST. THOMAS ACADEMY 902 904 91 7 91 6 91 4 91 3 91 1 909 90 8 907 91091590790 7 909 910 908 911 912 913 914 915 916 917 918 CHAINLINK FENCE *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCRIM=906.36I/E W=901.24I/E S=899.17 I/E W=899.30 I/E N=899.32I/E S=902.23B6-12 CURB TYP. EAST LINE OF THE WEST 200 FEET OF THE NW 1/4 OF THE SE 1/4 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP.919918917916914913919 9199189179169159149139129119 1 0 915S00°01'06"W 1121.41SCULPTURE RIM=908.44 *MH INACCESSIBLE SAN MH DESCRIPTION DESCRIPTION: THE NE 1/4 OF THE SW 1/4 OF SECTION 35, TOWNSHIP 28, RANGE 23. AND THE WEST 200 FEET OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 35, TOWNSHIP 28, RANGE 23. PROPERTY SUMMARY 1.SUBJECT PROPERTIES ADDRESS IS 949 MENDOTA HEIGHTS ROAD, MENDOTA HEIGHTS, MN., ITS PROPERTY IDENTIFICATION NUMBER IS 27-03500-51-010. 2.THE GROSS AREA OF THE SUBJECT PROPERTY IS 43.23 ACRES OR 1,883,214 SQUARE FEET. 3.THE SUBJECT PROPERTY IS ZONED 'R1', ONE FAMILY RESIDENTIAL, PER CITY OF MENDOTA HEIGHTS, DAKOTA COUNTY, MINNESOTA WEBSITE. (WWW.mendota-heights.com) 4.THE BUILDING(S) AND EXTERIOR DIMENSIONS OF THE OUTSIDE WALL AT GROUND LEVEL ARE SHOWN ON THE SURVEY. IT MAY NOT BE THE FOUNDATION WALL. BENCHMARKS 1.THE VERTICAL DATUM IS BASED ON SITE DATUM. THE ORIGINATING BENCH MARKS ARE 1003 AND 1009, BOTH REFERENCED FROM THE MNDOT GEODETIC DATABASE. BENCHMARK #1 CONTROL POINT #1003, 1/2" IRON PIPE W/CAP ELEV.=916.47 BENCHMARK #2 CONTROL POINT #1009, 1/2" IRON PIPE W/CAP ELEV.=918.484 SURVEY NOTES 1.THE BEARING SYSTEM IS BASED ON THE DAKOTA COUNTY COORDINATE SYSTEM, SITE DATUM. WITH AN ASSUMED BEARING OF NORTH 00 DEGREES, 01 MINUTES, 06 SECONDS EAST FOR THE EAST LINE OF THE NE 1/4 OF THE SW 1/4, SECTION 35, TOWNSHIP 28, RANGE 23. THE ORIGINATING MONUMENTS UTILIZED TO ESTABLISH THE HORIZONTAL POSITION OF THIS SURVEY WAS THE SOUTHWEST CORNER AND THE WEST 1/4 CORNER OF SAID SECTION. 2.FIELD WORK WAS COMPLETED ON 03/08/2023. OVERHEAD ELECTRICAL WIRE LIGHT SANITARY SEWER STORM SEWER WATERMAIN UNDERGROUND ELECTRIC GUY ANCHOR UTILITY POLE GUARD POST UNDERGROUND TELEPHONE UNDERGROUND GAS CHAIN LINK FENCE WOOD FENCE BUILDING LINE CONCRETE CURB BITUMINOUS SURFACE CONCRETE SURFACE WET LAND SIGN TRAFFIC MARKERS POND / WATER LINE FEMA FLOOD ZONE LINE SOIL BORING TREE LINE FOUND MONUMENT FOUND CAST IRON MONUMENT EASEMENT LINE SETBACK LINE RESTRICTED ACCESS FOUND RIGHT-OF-WAY MONUMENT SET MONUMENT MARKED LS XXXXX SECTION LINE UNDERLYING / ADJACENT LOT TIE LINE BOUNDARY LINE DEED DISTANCE(100.00) CONIFEROUS TREE TRANSFORMER BUILDING CANOPY REGULAR PARKING STALL COUNTGAS METER COMMUNICATIONS MANHOLE ELECTRIC MANHOLE GAS MANHOLE ELECTRIC METER TELEPHONE PEDESTAL CABLE TV BOX GATE VALVE / HYDRANT SANITARY MANHOLE CLEAN OUT STORM MANHOLE STORM CATCH BASIN FLARED END SECTION SPOT ELEVATION CONTOUR RETAINING WALL BLOCK RETAINING WALL STONE RETAINING WALL RIGHT-OF-WAY LINE WIRE FENCE DECIDUOUS TREE ## 0 NORTH SCALE IN FEET 20 40 LEGEND IRRIGATION SPRINKLER HEAD GROUND LIGHT SPRINKLER GRATE NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY I hereby certify that this plan, survey, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.01-EXCND.DWG:1© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 BAA BAA MRS MARK SALO PRELI MI N A R Y 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.01-EXCND.DWG:1EXISTING CONDITIONS C2.01 Planning Commission | Tuesday, April 25, 2023 | Page 40 of 77 70173 919.20 VENT 70262 920.30 FLAG POLE 70263 920.39 FLAG POLE 70264 920.61 FLAG POLE 70276 920.05 SITE STATUE 70424 907.32 SITE HANDICAP BUTTON 70482 906.13 SITE ADA 70483 905.91 SITE ADA 70496 906.34 FLAG POLE 70515 905.00 SITE ADA SAN MH RIM=906.27 SAN MH RIM=903.34SAN MHI/E E=901.14STM MH RIM=901.62BEEHIVERIM=906.54BEEHIVERIM=906.53STM CB RIM=911.55 BEEHIVE RIM=906.12 CHAINLINK FENCE *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCRIM=906.36I/E W=901.24I/E S=899.17 I/E W=899.30 I/E N=899.32I/E S=902.23B6-12 CURB TYP. *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SCULPTURE RIM=908.44 *MH INACCESSIBLE SAN MH RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGNS RELOCATE EXISTING SIGNS REMOVE EXISTING BOLLARDS SALVAGE EXISTING FLAG POLE PROTECT EXISTING SANITARY SEWER. FIELD VERIFY LOCATION. APPROXIMATE SHRUB LOCATION. REMOVE SHRUBS ON NW SIDE OF TREE WITHIN PROPOSED SIDEWALK PERIMETER AS NECESSARY FOR SIDEWALK INSTILLATION. PROTECT REMAINING LANDSCAPING. NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.02-DEMO.DWG:C2.02 DEMOLITION PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH LEGENDDEMOLITION NOTES THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. BUILDING LINE GAS METER HYDRANT LIGHT UNDERGROUND CABLE TV BLOCK RETAINING WALL SPRINKLER HEADSH SPRINKLER VALVESV GUIDE RAIL HANDRAIL REMOVE UTILITY LINE REMOVE CONCRETE CURB REMOVE BITUMINOUS PAVEMENT REMOVE CONCRETE PAVEMENT REMOVE GRAVEL DRIVE REMOVE LANDSCAPING REMOVE BUILDING REMOVE TREE REMOVE EXISTING STRUCTURE REMOVE LIGHT REMOVE CHAIN LINK FENCE SAW CUT LINE CONCRETE CURB TREE LINE BOLLARD SIGN CHAIN LINK FENCE WOOD FENCE IRON FENCE WIRE FENCE TELEPHONE PEDESTAL ELECTRIC TRANSFORMER GAS METER OVERHEAD WIRE WATERMAIN SANITARY SEWER FORCEMAIN (SAN.) STORM SEWER DRAINTILE CONCRETE TREES / SHRUBS 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.02-DEMO.DWG:C2.02 DEMOLITION PLANDEMOLITION PLAN C2.02 1.DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTRACTOR SHALL VISIT THE SITE PRIOR TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTANDING OF THE INTENDED SCOPE OF WORK. 2.THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERSTANDING OF EXISTING CONDITIONS. THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON ALTA AND TOPOGRAPHIC MAPPING PREPARED BY SAMBATEK, INC. DATED MARCH 8, 2023. IF CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS WITHOUT EXCEPTION, CONTRACTOR SHALL HAVE MADE, AT OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3.THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, REMOVAL, AND DISPOSING IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES AND IN ACCORDANCE WITH APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE GEOTECHNICAL REPORT AND/OR GEOTECHNICAL ENGINEER. 4.CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. 5.CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO EXISTING BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS. 6.CONTRACTOR IS SPECIFICALLY CAUTIONED THAT LOCATIONS OF EXISTING UTILITIES SHOWN ON THIS PLAN HAVE BEEN DETERMINED FROM INFORMATION AVAILABLE. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE UTILITY MAPPING ACCURACY. PRIOR TO START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES 48 HOURS PRIOR TO ANY EXCAVATION FOR ON-SITE LOCATIONS OF EXISTING UTILITIES. THE LOCATIONS OF UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING MINNESOTA GOPHER STATE ONE CALL AT 800-252-1166 OR 651-454-0002. 7.THE MAPPING LOCATION OF ALL EXISTING SEWERS, PIPING, AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH WORK. UTILITIES DETERMINED TO BE ABANDONED SHALL BE REMOVED IF UNDER THE BUILDING INCLUDING 10' BEYOND FOUNDATIONS. 8.CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO REMOVAL AND/OR RELOCATION OF UTILITIES. CONTRACTOR SHALL COORDINATE WITH UTILITY COMPANIES CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANIES' FORCES AND ANY FEES WHICH ARE TO BE PAID TO UTILITY COMPANIES FOR SERVICES. CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 9.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ROAD RIGHT OF WAY DURING CONSTRUCTION. 10.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC., TO THE BEST PRACTICES. 11.CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF THE EXISTING FACILITIES. 12.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED AND APPROVED BY THE LOCAL AUTHORITY. 13.CONTRACTOR SHALL LIMIT SAW-CUT & PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 14.CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. DAMAGE TO ANY EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTOR'S EXPENSE. 15.ABANDON OR REMOVE ALL SANITARY, WATER AND STORM SERVICES PER CITY STANDARDS. COORDINATE ALL WORK WITH CITY. ALL STREET RESTORATION SHALL BE COMPLETED IN COMPLIANCE WITH LOCAL STANDARDS. 16.CONTRACTOR SHALL PREPARE AND SUBMIT TO THE GOVERNING AUTHORITY A TRAFFIC AND/OR PEDESTRIAN TRAFFIC PLAN PER CITY/COUNTY/STATE STANDARDS TO BE APPROVED BY THE LOCAL GOVERNING AUTHORITY. Planning Commission | Tuesday, April 25, 2023 | Page 41 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 R35.0 ' R15.0' R 2 0 . 0 'R10.0'R5.0'R5.0'R5.0 ' R5.0'R10.0'3 0 . 0 ' 6.0 ' 4.7 ' 20. 0 '3.0'6.0'R20.0 ' A A B H B C C C C C C C C D D D E E E E E E E E F F G TYP D B I BEGIN H I END I I 5.0 ' I H B I HR5.0'R4.0' FLAG POLE D D NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:14 PML:\PROJECTS\51767\CAD\SHEETS\51767-C3.01-SITE.DWG:C3.01 SITE PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B.B-612 CONCRETE CURB AND GUTTER C.MATCH EXISTING D.CONCRETE SIDEWALK E.RELOCATED "NO PARKING" SIGN F.RELOCATED "DO NOT ENTER" SIGN G.CONCRETE BOLLARD H.FLAT CURB SECTION I.CURB TRANSITION KEY NOTES DEVELOPMENT NOTES PROPOSED EXISTING LEGEND RETAINING WALL WETLAND TREE LINE SAW CUT LINE BOLLARD PARKING STALL COUNT## 1 KEY NOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE STANDARD DUTY ASPHALT PAVING LIGHT POLE (BY OTHERS) EASEMENT LINE CONCRETE CURB BUILDING LINE SIGN 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:14 PML:\PROJECTS\51767\CAD\SHEETS\51767-C3.01-SITE.DWG:C3.01 SITE PLANSITE PLAN C3.01 1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 2.ALL DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 3.SUBCONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. COORDINATE WITH GRADING SUBCONTRACTOR. 4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 5.ALL PARKING STALLS TO BE 8' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED. 6.SUBCONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 7.SEE ARCHITECTURAL PLANS FOR PYLON/MONUMENT SIGN DETAILS 8.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT POLE. 9.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS. 10.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE HAVE BEEN DESIGNED WITH A MAXIMUM LONGITUDINAL SLOPE OF 4.5%, AND A MAXIMUM CROSS SLOPE OF 1.5%. THIS IS LESS THAN THE ADA CODE MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.00% (1:50). THE MAXIMUM DESIGN SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE IS 1.5%, LESS THAN THE ADA CODE MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE OF 2.00% (1:50). THE SUBCONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE SUBCONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT AND COORDINATE WITH GRADING SUBCONTRACTOR. 11."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY. 12.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE SUBCONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE SUBCONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. Planning Commission | Tuesday, April 25, 2023 | Page 42 of 77 SAN MH RIM=906.27 SAN MH RIM=903.34 STM MH RIM=901.62BEEHIVERIM=906.54STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCI/E S=899.17 I/E W=899.30 I/E N=899.32 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH 920 9189 1 9 91 0 91 5 90 7 90 8 90 9 91 1 91 2 91 3 91 4 91 6 91 7 918 91 9 90 5 906 905 901 902 903 904 9069079079 0 7 907 915 911 912 913 914 916 917 918 918 91 9 919920 9189199 1 2 915920913914916917918919920921 920919910 9 0 7 908 909 906907PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 907.69 907.79 907.40 907.14 M.E. 909.00 915.20 919.10 M.E. 919.26 M.E. 919.34 M.E. 913.22 913.42 915.80 915.39 919.74 M.E. TC/GL 919.81 M.E. TC/GL 917.58 M.E. 917.69 M.E. 915.02 908.20 907.70 G.L. 906.93 TC/GL 906.08 M.E. G.L. 906.55 905.59 G.L. 905.49 G.L. 905.02 905.07 905.40 904.85 905.15 917.03 916.89 M.E. 916.94 M.E. 915.08 908.90 906.98 907.06 905.77 M.E. 904.94 914.90 916.73 TC/GL 916.95 TC/GL 906.57 906.17 M.E. 905.25 905.27 908.20 T.C. 906.54 906.40 M.E. TOP OF SIDEWALK. 916.58 G.L. 917.08 T.C. 917.12 G.L. 917.62 T.C. 920.17 T.C. 919.67 G.L. 919.71 G.L. 920.21 T.C. 905.68 M.E. 904.49 M.E. 906.67 M.E. 906.42 TC/GL 906.09 T.C. 916.23 918.04 918.13 914.96 916.95 908.78 907.57 905.53 T.C. 905.59 G.L. 905.63 T.C. 905.88 G.L. 905.92 T.C. 906.11 G.L. 906.14 T.C. 906.18 G.L. 906.68 T.C. 906.94 906.81 906.60 906.50 906.29 906.00 905.93 906.58 M.E. 906.32 M.E. 906.34 M.E. 904.96 904.83 904.95 918.10 919.10 917.10 907.40 907.40 906.66 M.E. 907.40 907.40 907.32 906.57 907.32 907.40 907.25 907.25 907.06 M.E. 907.12 M.E. -4.12 %-5.00%-5.06%-5.60%-6.38%-6.38%-7.27%-1. 7 5 % 910 915 906 907 908 909 911 912 913 914 9 1 6 91791891990590690690 7 916917 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:21 PML:\PROJECTS\51767\CAD\SHEETS\51767-C4.01-GRAD.DWG:C4.01 GRADING PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH PROPOSED EXISTING LEGEND GRADING NOTES GRADING NOTES 1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE. 2.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. 3.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.0800% (1:4850). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.0800% (1:4850). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR. 4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 5.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATE: CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT. 7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION. 8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING AREA SUBGRADE. CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. 9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT PASS A TEST ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO THE OWNER. 10.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 11.EXISTING TREES AND OTHER NATURAL VEGETATION WITHIN THE PROJECT AND/OR ADJACENT TO THE PROJECT ARE OF PRIME CONCERN TO THE CONTRACTOR'S OPERATIONS AND SHALL BE A RESTRICTED AREA. CONTRACTOR SHALL PROTECT TREES TO REMAIN AT ALL TIMES. EQUIPMENT SHALL NOT NEEDLESSLY BE OPERATED UNDER NEARBY TREES AND EXTREME CAUTION SHALL BE EXERCISED WHEN WORKING ADJACENT TO TREES. SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL TO PERMIT OPERATION OF THE CONTRACTOR'S EQUIPMENT, CONTRACTOR SHALL OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING OF OPERATION. SHOULD CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS, THE BROKEN LIMBS SHOULD BE REMOVED IMMEDIATELY AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DAMAGE TO THE TREE. NO TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BY THE ENGINEER. COSTS FOR TRIMMING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONSTRUCTION AND NO SPECIAL PAYMENT WILL BE MADE. a.RESTRICTED AREAS SHALL INCLUDE ALL DESIGNATED TREED AREAS OUTSIDE OF THE DESIGNATED CONSTRUCTION ZONE. ALL VEGETATION WITHIN THE RESTRICTED AREAS SHALL REMAIN. b.CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON THE PLANS. ACTIVITIES WITHIN THE CONSTRUCTION MAY BE RESTRICTED TO A NARROWER WIDTH IN THE FIELD TO SAVE ADDITIONAL TREES AS DIRECTED BY THE OWNER. c.ACTIVITIES PROHIBITED OUTSIDE OF THE CONSTRUCTION BOUNDARIES WOULD INCLUDE, BUT NOT BE LIMITED TO: SOIL AND OTHER MATERIAL STOCKPILING, EQUIPMENT OR MACHINERY STORAGE, DRIVING OF ANY VEHICLE, LEAKAGE OR SPILLAGE OF ANY “WASHOUT” OR OTHER TOXIC MATERIAL. THE COLLECTION OF OTHER DEBRIS AND SOIL STOCKPILING WILL BE IN AN AREA DETERMINED ON-SITE BY THE ENGINEER. d.ALL RESTRICTED AREAS SHALL BE FENCED OFF WITH BRIGHT ORANGE POLYETHYLENE SAFETY NETTING AND STEEL STAKES AS SHOWN ON THE TREE PROTECTION DETAIL. AT NO TIME SHALL THIS FENCING BE REMOVED OR ACTIVITY OF ANY KIND TAKE PLACE WITHIN IT. FINAL PLACEMENT OF ALL PROTECTIVE FENCING SHALL BE COMPLETE BEFORE ANY WORK COMMENCES ON-SITE. e.BEFORE COMMENCING WITH ANY EXCAVATION CONTRACTOR SHALL COMPLETE ALL PREPARATORY WORK REGARDING TREE REMOVAL, ROOT PRUNING, TREE PRUNING AND STUMP REMOVAL TO THE SATISFACTION OF THE OWNER. f.PREPARATORY WORK SHALL INCLUDE THE FOLLOWING AND SHALL BE COMPLETED UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE: i.TREE REMOVAL: CONTRACTOR SHALL FELL THE TREES. AT NO TIME SHALL TREES BE BULLDOZED OUT, BUT SHALL BE CUT DOWN AND STUMPS REMOVED SEPARATELY. PRIOR TO THE FELLING OF ALL TREES, PROPER REMOVAL OF A PORTION OR ALL OF THE CANOPY SHALL BE COMPLETED SO THAT TREES IN THE RESTRICTED AREAS SHALL NOT BE INJURED IN THE PROCESS. ii.ROOT PRUNING: BEFORE ANY STUMPS ARE TO BE REMOVED, ALL ROOTS SHALL BE SEVERED FROM ROOTS IN THE RESTRICTED AREAS BY SAW CUTTING WITH A VERMEER DESIGNED FOR ROOT PRUNING, BY HAND, OR WITH A CHAINSAW. TREE ROOTS PROJECTING INTO THE CONSTRUCTION ZONE SHALL BE EXPOSED PRIOR TO ROOT PRUNING WITH SMALL MACHINERY, I.E..., BOBCAT. iii.STUMP REMOVAL: AT SUCH TIME THAT ROOTS HAVE BEEN PROPERLY SEVERED, STUMPS MAY BE REMOVED. WHERE REMOVAL OF CERTAIN STUMPS COULD CAUSE DAMAGE TO EXISTING PROTECTED TREES, TREE STUMPS SHALL BE GROUND OUT. ALL STUMP REMOVAL SHALL BE UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE. iv.TREE PRUNING: PROPER PRUNING OF TREES IN THE RESTRICTED ZONE SHALL BE DIRECTED BY AND SUPERVISION AT ALL TIMES BY THE OWNER'S REPRESENTATIVE. g.AN OWNER'S REPRESENTATIVE WILL BE AVAILABLE AT ALL TIMES DURING THE PREPARATORY AND CONSTRUCTION PERIOD. h.MULCH RATHER THAN SEED OR SOD WILL BE USED AT THE BASE OF QUALITY TREES TO A PERIMETER DETERMINED BY THE OWNER'S REPRESENTATIVE. AREAS TO BE SEEDED FOR EROSION CONTROL PURPOSES WITHIN THE CONSTRUCTION ZONE ARE TO BE DETERMINED BY THE OWNER'S REPRESENTATIVE. NATURAL GROUND COVER WILL BE MAINTAINED WHEREVER POSSIBLE. i.THE USE OF RETAINING WALLS NEAR TREES, IN ADDITION TO THOSE REQUIRED ON THE PLANS SHALL BE DETERMINED IN THE FIELD, BASED ON TREE LOCATIONS AND TOPOGRAPHY. 12.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. CONTRACTOR SHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES. 13.TRENCH BORROW CONSTRUCTION: IF ALLOWED BY THE OWNER, CONTRACTOR SHALL COMPLETE “TRENCH BORROW” EXCAVATION IN AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE REMOVED OR DAMAGED AS A RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION SHALL COMMENCE A MINIMUM OF 10 FEET FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH BORROW EXCAVATION SHALL BE BACKFILLED TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2. SNOW FENCE SHALL BE FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED 2 FOOT HORIZONTAL TO 1 FOOT VERTICAL (2:1). 14.FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. 15.TOLERANCES a.THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. b.THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. c.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. d.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. e.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. 16.AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. 17.CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON EROSION AND SEDIMENT CONTROL “SITE MAP”. CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY. CONTRACTOR SHALL POST WHATEVER SECURITY AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. 18.FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA SHEET 79G. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE CONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE CONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. REV.DATE THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. SOIL BORING999.9 ST # DRAINTILE 902.50 902.50 SPOT ELEVATIONS RIPRAP EOF 902.50 OVERFLOW ELEV. CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE RETAINING WALL WETLAND TREE LINE 902 CONTOUR CONCRETE CURB STORM SEWER BUILDING LINE 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:21 PML:\PROJECTS\51767\CAD\SHEETS\51767-C4.01-GRAD.DWG:C4.01 GRADING PLANGRADING PLAN C4.01 Planning Commission | Tuesday, April 25, 2023 | Page 43 of 77 SAN MH RIM=906.27 SAN MH RIM=903.34SAN MHI/E E=901.14STM MH RIM=901.62BEEHIVERIM=906.54BEEHIVERIM=906.53STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCRIM=906.36I/E W=901.24I/E S=899.17 I/E W=899.30 I/E N=899.32I/E S=902.23*MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH 920 9189 1 9 91 0 91 5 90 7 90 8 90 9 91 1 91 2 91 3 91 4 91 6 91 7 918 91 9 90 5 906 905 901 902 903 904 9069079079 0 7 907 915 911 912 913 914 916 917 918 918 91 9 919920 9189199 1 2 915920913914916917918919920921 920919910 9 0 7 908 909 906907SANITARY PER PREVIOUS DESIGN DRAWING TYP. IP1 IP3 IP1 IP3 IP1 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.01 PHASE I EROSION CONTROL PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.01 PHASE I EROSION CONTROL PLANPHASE I EROSION CONTROL PLAN C5.01 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. CONSTRUCTION SEQUENCE JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN TEMPORARY CONTROL MEASURES STRIP & STOCKPILE TOPSOIL ROUGH GRADE / SEDIMENT CONTROL TEMPORARY CONSTRUCTION ROADS FOUNDATION / BUILDING CONSTRUCTION SITE CONSTRUCTION PERMANENT CONTROL STRUCTURES FINISH GRADING LANDSCAPING / SEED / FINAL STABILIZATION STORM FACILITIES NOTE: CONTRACTOR OR GENERAL CONTRACTOR TO COMPLETE TABLE WITH THEIR SPECIFIC PROJECT SCHEDULE THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 500 SILT DIKE LINEAR FEET 210 BIO-ROLL LINEAR FEET 110 CONSTRUCTION ENTRANCE UNIT 1 INLET PROTECTION DEVICE (IP-1)UNIT 3 INLET PROTECTION DEVICE (IP-2)UNIT 2 * REFER TO SHEET C5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR SOIL EROSION/SEDIMENTATION CONTROL OPERATION TIME SCHEDULE EROSION CONTROL MATERIALS QUANTITIES CONCRETE CURB STORM SEWER DRAINTILE CONTOUR RIPRAP OVERFLOW ELEV.EOF 902.5 BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE SOIL BORINGS DIRECTION OF OVERLAND FLOW2.0% TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP1 TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP) TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENGRANCE Planning Commission | Tuesday, April 25, 2023 | Page 44 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 SAN MH RIM=906.27 SAN MH RIM=903.34 STM MH RIM=901.62BEEHIVERIM=906.54STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCI/E S=899.17 I/E W=899.30 I/E N=899.32 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH 920 9189 1 9 91 0 91 5 90 7 90 8 90 9 91 1 91 2 91 3 91 4 91 6 91 7 918 91 9 90 5 906 905 901 902 903 904 9069079079 0 7 907 915 911 912 913 914 916 917 918 918 91 9 919920 9189199 1 2 915920913914916917918919920921 920919910 9 0 7 908 909 906907910 915 906 907 908 909 911 912 913 914 9 1 6 91791891990590690690 7 916917 IP1 IP3 IP1 IP3 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.02 PHASE II EROSION CONTROL PLANS© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.02 PHASE II EROSION CONTROL PLANSPHASE II EROSION CONTROL PLANS C5.02 CONSTRUCTION SEQUENCE JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN TEMPORARY CONTROL MEASURES STRIP & STOCKPILE TOPSOIL ROUGH GRADE / SEDIMENT CONTROL TEMPORARY CONSTRUCTION ROADS FOUNDATION / BUILDING CONSTRUCTION SITE CONSTRUCTION PERMANENT CONTROL STRUCTURES FINISH GRADING LANDSCAPING / SEED / FINAL STABILIZATION STORM FACILITIES NOTE: CONTRACTOR OR GENERAL CONTRACTOR TO COMPLETE TABLE WITH THEIR SPECIFIC PROJECT SCHEDULE THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 500 SILT DIKE LINEAR FEET 215 BIO-ROLL LINEAR FEET 110 CONSTRUCTION ENTRANCE UNIT 1 INLET PROTECTION DEVICE (IP-1)UNIT 2 INLET PROTECTION DEVICE (IP-3)UNIT 2 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. * REFER TO SHEET C5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR SOIL EROSION/SEDIMENTATION CONTROL OPERATION TIME SCHEDULE EROSION CONTROL MATERIALS QUANTITIES CONCRETE CURB STORM SEWER DRAINTILE CONTOUR RIPRAP OVERFLOW ELEV.EOF 902.5 BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE SOIL BORINGS DIRECTION OF OVERLAND FLOW2.0% TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP1 TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP) TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENGRANCE Planning Commission | Tuesday, April 25, 2023 | Page 45 of 77 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.03 EROSION CONTROL NOTES & DETAILS© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 #### NORTH 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 4:33:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C5.01-EROS.DWG:C5.03 EROSION CONTROL NOTES & DETAILSEROSION CONTROL NOTES & DETAILS C5.03 APRON ON THIS SIDE OF THE DIKE SHALL BE FOLDED UNDER THE DIKE SECTION 20" AND GLUED DOWN CONSTRUCTION AREA ASPHALT PAVEMENT EXISTING CONCRETE OR A A APRON ADHESIVE FLOW ADHESIVE 20"20"ADHESIVEADHESIVEADHESIVE ADHESIVE NOTES: 1. INSTALLED SILT DIKE UNIT SHALL HAVE CONTINUOUS AND FIRM CONTACT WITH PAVEMENT. 2. ADHESIVES SHALL BE LIQUID NAIL OR APPROVED EQUAL FOR CONCRETE PAVEMENT APPLICATIONS AND EMULSIFIED ASPHALT FOR ASPHALT APPLICATIONS. ADHESIVE SHALL BE PLACED WHERE THE UNITS OVERLAP AND A 20" STRIP ALONG BOTH EDGES. FLOW OVERLAP PER MANUFACTURER'S RECOMMENDATIONS SECTION A-A DIKE PLAN VIEW NOT TO SCALE SILT DIKE ON EXISTING PAVEMENT GEOTEXTILE BAG OVERFLOW HOLES LOOPS SIZED FOR 1" REBAR. USE REBAR FOR A HANDLE TO EMPTY FILTER SACK AT A SEDIMENT COLLECTION LOCATION. LOOPS SIZED FOR RECTANGULAR BAR 2"X1/4". LIFT FILTER BAG FROM INLET USING RECTANGULAR BAR FOR HANDLES. 2"X2"X3/4" RUBBER BLOCK (TYP) (FILTER SACK INSTALLED) FRAME TO HOLD FILTER BAG IN PLACE 1/4" BRIGHTLY COLORED NYLON ROPE EXPANSION RESTRAINT ISOMETRIC VIEW SECTION VIEW FOR USE ONLY IN PAVED AREAS WHERE SEDIMENT LOADS ARE EXPECTED TO BE VERY LOW. FILTER SACK MUST HAVE OVERFLOW HOLES TO PREVENT PONDING. SECURE RECTANGULAR BAR TO OR UNDER SURROUNDING SURFACE. 1/4" BRIGHTLY COLORED NYLON ROPE EXPANSION RESTRAINT FINISH GRADE NOTES: 1.GEOTEXTILE SHALL BE A WOVEN POLYPROPYLENE FABRIC THAT MEETS OR EXCEEDS REQUIREMENTS IN THE SPECIFICATIONS TABLE. 2.PLACE AN OIL ABSORBENT PAD OR PILLOW OVER INLET GRATE WHEN OIL SPILLS ARE A CONCERN. 3.THE WIDTH, "W", OF THE FILTER SACK SHALL MATCH THE INSIDE WIDTH OF THE GRATED INLET BOX. 4.THE DEPTH, "D", OF THE FILTER SACK SHALL BE BETWEEN 18 INCHES AND 36 INCHES. 5.THE LENGTH, "L", OF THE FILTER SACK SHALL MATCH THE INSIDE LENGTH OF THE GRATED INLET BOX. D H MAINTENANCE NOTES: 1.INLET PROTECTION DEVICES MUST BE INSPECTED FOR SEDIMENT ACCUMULATION WITHIN THE CATCH BASIN. REMOVE TRAPPED SEDIMENT WHEN BRIGHTLY COLORED EXPANSION RESTRAINT CAN NO LONGER BE SEEN. 2.REMOVAL OF SEDIMENT ACCUMULATED IN OR ADJACENT TO A STORM DRAIN INLET MUST BEGIN IMMEDIATELY UPON DISCOVERY, WITH COMPLETION OF THE ACTIVITY OCCURRING NO LATER THAN THE END OF THE FOLLOWING BUSINESS DAY. 3.INLET PROTECTION DEVICES SHALL BE INSPECTED FOR UNINTENDED BYPASS OR IMPROPER FLOW-RATES THAT MAY CAUSE DOWNSTREAM FLOODING. 4.CONTACT THE CEC FOR ALTERNATE INLET PROTECTION IF THE DESIGNED PROTECTION MAY IMPACT DOWNSTREAM BMPS, ADJACENT SLOPES, ETC., DUE TO PONDING ISSUES. ENSURE THAT NO UNDERMINING OF INLET PROTECTION DEVICES HAS OCCURRED. 5.INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING OR DETERIORATION. INLET GRATE N.T.S. INLET PROTECTION FILTER SACK (IP-3) DEVELOPER/OWNER: XXXXXXX XXXXXXX XXXXXXXX XXX-XXX-XXXX SITE OPERATOR / GENERAL CONTRACTOR SUPERINTENDENT: CROSS BRACE MIN.15"18"MAX.2" X 4" STAKE3' MIN.DROP INLET WITH GRATE 2" X 4" WOOD (TYP.) 5' MIN. SECURELY FASTEN OVERLAPPING ENDS OF SILT FENCE MATERIAL TO ADJACENT STAKES WITH THREE WIRE TIES OR OTHER FASTENERS ATTACH THE WOVEN WIRE FENCE TO EACH POST WITH THREE WIRE TIES OR OTHER FASTENERS (SEE NOTE 1) 1. ATTACH THE WOVEN WIRE FENCE TO EACH POST AND THE GEOTEXTILE TO THE WOVEN WIRE FENCE (SPACED EVERY 30") WITH THREE WIRE TIES OR OTHER FASTENERS, ALL SPACED WITHIN THE TOP 8" OF THE FABRIC. ATTACH EACH TIE DIAGONALLY 45 DEGREES THROUGH THE FABRIC, WITH EACH PUNCTURE AT LEAST 1" VERTICALLY APART. 2. WHEN TWO SECTIONS OF SILT FENCE MATERIAL ADJOIN EACH OTHER, THEY SHALL BE OVERLAPPED ACROSS TWO POSTS. 3. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE SWPPP. DEPTH OF ACCUMULATED SEDIMENTS MAY NOT EXCEED ONE-HALF THE HEIGHT OF THE FABRIC. MAINTENANCE CLEANOUT MUST BE CONDUCTED REGULARLY TO PREVENT ACCUMULATED SEDIMENTS FROM REACHING ONE-HALF THE HEIGHT OF THE SILT FENCE MATERIAL ABOVE GRADE. 4. ALL SILT FENCE INLETS SHALL INCLUDE WIRE SUPPORT. OVERLAP 5' MIN. SILT FENCE MATERIAL TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH THREE TIES SPACED AT 30" ON CENTER (SEE NOTE 1) NOT TO SCALE 8' X 8' MIN OR AS REQUIRED TO CONTAIN WASTE CONCRETE SIGN TO INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA 2'-0" MIN BERM AROUND PERIMETER GROUND SURFACE 12" MIN 12" MIN COMPACTED EMBANKMENT MATERIAL (TYP.) 3:1 OR FLATTER SIDE SLOPES NOTES: 1.CONCRETE WASHOUT AREA SHALL BE INSTALLED PRIOR TO ANY CONCRETE PLACEMENT ON SITE. 2.CONCRETE WASHOUT AREA SHALL BE LINED WITH MINIMUM 10 MIL THICK PLASTIC LINER. 3.VEHICLE TRACKING CONTROL IS REQUIRED IF ACCESS TO CONCRETE WASHOUT AREA IS OFF PAVEMENT. 4.SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA, AND ELSEWHERE AS NECESSARY TO CLEARLY INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS. 5.THE CONCRETE WASHOUT AREA SHALL BE REPAIRED AND ENLARGED OR CLEANED OUT AS NECESSARY TO MAINTAIN CAPACITY FOR WASTED CONCRETE. 6.AT THE END OF CONSTRUCTION, ALL CONCRETE SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT AN ACCEPTED WASTE SITE. 7.WHEN THE CONCRETE WASHOUT AREA IS REMOVED, THE DISTURBED AREA SHALL BE SEEDED AND MULCHED OR OTHERWISE STABILIZED IN A MANNER ACCEPTED BY THE CITY. WOVEN WIRE FENCE WITH SILT FENCE MATERIAL COVER EXTEND WIRE FENCE A MIN. OF 3" INTO GROUND EXTEND SILT FENCE MATERIAL A MIN. OF 1'-0" INTO GROUND EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / "SITE MAP" SITE LOCATION MAP NOT TO SCALE USGS MAP NOT TO SCALE CONCRETE WASHOUT AREA POSTS: 2 X 4 WOODEN STAKE FENCE: WOVEN WIRE, 14-1/2 GA., 6" MAX. MESH OPENING FABRIC: IN ACCORDANCE WITH ASTM D 6461 LATEST EDITION. AREA SUMMARY IN ACRES PAVEMENT AREA 0.274 AC± BUILDING AREA 0.177 AC± SEEDED AREA 0.243 AC± TOTAL DISTURBED 0.697 AC± PRE - CONSTRUCTION IMPERVIOUS 0.300 AC± POST - CONSTRUCTION IMPERVIOUS 0.451 AC± FRAME PUBLIC R O A D HAR D S URF ACE MI N 0 . 5 % G R A D E 20' MINI MU M 50' M I N I M U M MINIMUM 0.5% GRADE DOWN FROM PUBLIC STREET GEOTEXTILE UNDERLINER 4"- 6" DIAMETER CLEAN STONE 10" MINIMUM N.T.S. SILT FENCE INLET PROTECTION (IP-1) NOT TO SCALE TEMPORARY STONE CONSTRUCTION EXIT SEQUENCE OF CONSTRUCTION MAINTENANCE NOTES: GENERAL EROSION NOTES: 1.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. WHERE A CONFLICT EXISTS BETWEEN LOCAL JURISDICTIONAL STANDARD SPECIFICATIONS AND SAMBATEK STANDARD SPECIFICATIONS, THE MORE STRINGENT SPECIFICATION SHALL APPLY. 2.THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) IS COMPRISED OF THIS DRAWING (EROSION & SEDIMENTATION CONTROL PLAN-ESC PLAN), THE STANDARD DETAILS, THE PLAN NARRATIVE, AND ITS APPENDICES, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS AS INCLUDED WITH THESE PLANS AND AS INCLUDED WITH THE MACKENTHUN'S GROCERY DEVELOPMENT PLANS. 3.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETING & SUBMITTING THE APPLICATION FOR THE MPCA GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE SWPPP AND THE STATE OF MINNESOTA NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT, ISSUED AUGUST 1, 2018) AND BECOME FAMILIAR WITH THE CONTENTS. THE SWPPP AND ALL OTHER RELATED DOCUMENTS MUST BE KEPT AT THE SITE DURING CONSTRUCTION. (NOTE TO THE PREPARER: EDIT APPLICATION PROCESS PER PROJECT REQUIREMENTS) 4.CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES (BMP'S) AS REQUIRED BY THE SWPPP & PERMITS. CONTRACTOR SHALL OVERSEE THE INSPECTION & MAINTENANCE OF THE BMP'S AND EROSION PREVENTION FROM BEGINNING OF CONSTRUCTION AND UNTIL CONSTRUCTION IS COMPLETED, IS APPROVED BY ALL AUTHORITIES, AND THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED WITH THE MPCA BY EITHER THE OWNER OR OPERATOR AS APPROVED ON PERMIT. ADDITIONAL BMP'S SHALL BE IMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST TO OWNER THROUGHOUT ALL PHASES OF CONSTRUCTION. (NOTE TO THE PREPARER: REVISE INSPECTION RESPONSIBILITY PER OPTIONS IN SWPPP NARRATIVE (SECTION 02370)) 5.CONTRACTOR SHALL COMPLY WITH TRAINING REQUIREMENTS IN PART 21.1-21.3 OF THE GENERAL PERMIT. 6.BMP'S AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER. 7.ESC PLAN MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITY IMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES. 8.CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THE ESC PLANS SHALL BE CLEARLY DELINEATED (E.G. WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS. GROUND DISTURBING ACTIVITIES MUST NOT OCCUR OUTSIDE THE LIMITS OF DISTURBANCE. 9.GENERAL CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 10.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) MUST BE LIMITED TO A DEFINED AREA OF THE SITE AND SHALL BE CONTAINED AND PROPERLY TREATED OR DISPOSED. NO ENGINE DEGREASING IS ALLOWED ON SITE. 11.ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT OPERATIONS MUST BE CONTAINED IN A LEAK-PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER. A COMPACTED CLAY LINER IS NOT ACCEPTABLE. THE LIQUID AND SOLID WASTES MUST NOT CONTACT THE GROUND, AND THERE MUST NOT BE RUNOFF FROM THE CONCRETE WASHOUT OPERATIONS OR AREAS. LIQUID AND SOLID WASTES MUST BE DISPOSED OF PROPERLY AND IN COMPLIANCE WITH MPCA REGULATIONS. A SIGN MUST BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORM CONCRETE EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES. SELF-CONTAINED CONCRETE WASHOUTS ON CONCRETE DELIVERY TRUCKS ARE ALLOWED. 12.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 13.DUST ON THE SITE SHALL BE CONTROLLED. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 14. SOLID WASTE: COLLECTED SEDIMENT, ASPHALT & CONCRETE MILLINGS, FLOATING DEBRIS, PAPER, PLASTIC, FABRIC, CONSTRUCTION & DEMOLITION DEBRIS & OTHER WASTES MUST BE DISPOSED OF PROPERLY & MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 15.HAZARDOUS MATERIALS: OIL, GASOLINE, PAINT & ANY HAZARDOUS SUBSTANCES MUST BE PROPERLY STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDALISM. STORAGE & DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MPCA REGULATIONS. 16.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THIS PLAN, AND IN THE SWPPP, SHALL BE INITIATED AS SOON AS PRACTICABLE AND PRIOR TO SOIL DISTURBING ACTIVITIES UPSLOPE. 17.DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS STOPPED SHALL BE TEMPORARILY SEEDED, WITHIN 14 DAYS OF INACTIVITY. SEEDING SHALL BE IN ACCORDANCE WITH MN/DOT SEED MIXTURE NUMBER 21-111 OR 21-112 DEPENDING ON THE SEASON OF PLANTING ( SEE MN/DOT SPECIFICATION SECTION 2575.3) SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2575.3. TEMPORARY MULCH SHALL BE APPLIED IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3F1 AND 2575.3G. ALTERNATIVELY, HYDRAULIC SOIL STABILIZER IN ACCORDANCE WITH MN/DOT SPECIFICATION SECTION 2575.3H MAY BE USED IN PLACE OF TEMPORARY MULCH. 18.DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPED SHALL BE PERMANENTLY STABILIZED. THESE AREAS SHALL BE STABILIZED IN ACCORDANCE WITH THE TIME TABLE DESCRIBED ABOVE. REFER TO THE GRADING PLAN AND/OR LANDSCAPE PLAN FOR VEGETATIVE COVER. (NOTE TO THE PREPARER: WHERE PERMANENT SEEDING IS NOT CALLED OUT IN THE GRADING AND/ OR LANDSCAPE PLAN, REPLACE THE LAST SENTENCE IN THIS ITEM WITH THE FOLLOWING: SEED WET PONDS WITH MN/DOT SEED MIXTURE 310 "NATIVE WET TALL" BELOW THE HWL. SEED ALL OTHER AREAS WITH SEED MIXTURE 260 "COMMERCIAL TURF". SEEDING METHOD AND APPLICATION RATE SHALL CONFORM TO MN/DOT SPECIFICATION SECTION 2573.3.) 19.CONTRACTORS OR SUBCONTRACTORS WILL BE RESPONSIBLE FOR REMOVING SEDIMENT FROM CONVEYANCES & FROM TEMPORARY SEDIMENTATION BASINS THAT ARE TO BE USED AS PERMANENT WATER QUALITY MANAGEMENT BASINS. SEDIMENT MUST BE STABILIZED TO PREVENT IT FROM BEING WASHED BACK INTO THE BASIN, CONVEYANCES, OR DRAINAGEWAYS DISCHARGING OFF-SITE OR TO SURFACE WATERS. THE CLEANOUT OF PERMANENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN TO DESIGN CAPACITY. 20.ON-SITE & OFF-SITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSION AND SEDIMENTATION THROUGH IMPLEMENTATION OF BMP'S. STOCKPILE AND BORROW AREA LOCATIONS SHALL BE NOTED ON THE SITE MAP AND PERMITTED IN ACCORDANCE WITH GENERAL PERMIT REQUIREMENTS. 21.TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS & CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORMWATER CONVEYANCES SUCH AS CURB & GUTTER SYSTEMS OR CONDUITS & DITCHES. 22.SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFF VELOCITIES AND EROSION. 23.DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION CONTROL MEASURES (SILT FENCES, CHECK DAMS, INLET PROTECTION DEVICES, ETC.) TO PREVENT EROSION. 24.ALL CONSTRUCTION SHALL BE STABILIZED AT THE END OF EACH WORKING DAY, THIS INCLUDES BACKFILLING OF TRENCHES FOR UTILITY CONSTRUCTION AND PLACEMENT OF GRAVEL OR BITUMINOUS PAVING FOR ROAD CONSTRUCTION. ALL MEASURES STATED ON THIS EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. THE DESIGNATED CONTACT PERSON NOTED ON THIS PLAN MUST ROUTINELY INSPECT THE CONSTRUCTION ON SITE ONCE EVERY SEVEN DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1.ALL SILT FENCES MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WHEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE HEIGHT OF THE FENCE. THESE REPAIRS MUST BE MADE WITHIN 24 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS. 2.TEMPORARY AND PERMANENT SEDIMENTATION BASINS MUST BE DRAINED AND THE SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE COMPLETED WITHIN 72 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS (SEE PART 10.1-10.5 OF THE GENERAL PERMIT). 3.SURFACE WATERS, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS, MUST BE INSPECTED FOR EVIDENCE OF SEDIMENT BEING DEPOSITED BY EROSION. CONTRACTOR MUST REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS, AND RESTABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS IN EXPOSED SOIL. THE REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) DAYS OF DISCOVERY UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL ACCESS CONSTRAINTS. CONTRACTOR SHALL USE ALL REASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN (7) CALENDAR DAYS OF OBTAINING ACCESS. CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE AND FEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK. 4.CONSTRUCTION SITE VEHICLE EXIT LOCATIONS MUST BE INSPECTED FOR EVIDENCE OF OFF-SITE SEDIMENT TRACKING ONTO PAVED SURFACES. TRACKED SEDIMENT MUST BE REMOVED FROM ALL OFF-SITE PAVED SURFACES, WITHIN 24 HOURS OF DISCOVERY, OR IF APPLICABLE, WITHIN A SHORTER TIME TO COMPLY WITH PART 9.11-9.12 OF THE GENERAL PERMIT. 5.CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF TEMPORARY AND PERMANENT WATER QUALITY MANAGEMENT BMPS, AS WELL AS ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS, FOR THE DURATION OF THE CONSTRUCTION WORK AT THE SITE. THE PERMITTEE(S) ARE RESPONSIBLE UNTIL ANOTHER PERMITTEE HAS ASSUMED CONTROL (ACCORDING TO PART 3.1 TO 3.8 OF THE MPCA GENERAL PERMIT) OVER ALL AREAS OF THE SITE THAT HAVE NOT BEEN FINALLY STABILIZED OR THE SITE HAS UNDERGONE FINAL STABILIZATION, AND A (N.O.T.) HAS BEEN SUBMITTED TO THE MPCA. 6.IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS (E.G., FUGITIVE SEDIMENT IN STREETS COULD BE WASHED INTO STORM SEWERS BY THE NEXT RAIN AND/OR POSE A SAFETY HAZARD TO USERS OF PUBLIC STREETS). 7.ALL FILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITIES IS REACHING THE FILTRATION AREA AND THESE AREAS ARE PROTECTED FROM COMPACTION DUE TO CONSTRUCTION EQUIPMENT DRIVING ACROSS THE FILTRATION AREA. PHASE I: 1.INSTALL STABILIZED CONSTRUCTION ENTRANCES. 2.PREPARE TEMPORARY PARKING AND STORAGE AREA. 3.CONSTRUCT THE SILT FENCES ON THE SITE. 4.INSTALL INLET PROTECTION DEVICES ON EXISTING STORM STRUCTURES, AS SHOWN ON THE PLAN. 5.CONSTRUCT THE SEDIMENTATION AND SEDIMENT TRAP BASINS, AS REQUIRED. 6.CLEAR AND GRUB THE SITE. 7.BEGIN GRADING THE SITE. 8.START CONSTRUCTION OF BUILDING PAD AND STRUCTURES. PHASE II: 1.TEMPORARY SEED DENUDED AREAS. 2.INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, CURBS AND GUTTERS. 3.INSTALL RIP RAP AROUND OUTLET STRUCTURES. 4.INSTALL INLET PROTECTION AROUND ALL STORM SEWER STRUCTURES. 5.PREPARE SITE FOR PAVING. 6.PAVE SITE. 7.INSTALL INLET PROTECTION DEVICES. 8.COMPLETE GRADING AND INSTALL PERMANENT SEEDING AND PLANTING. 9.REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES (ONLY IF SITE IS STABILIZED), IF REQUIRED BY THE CONTRACT. CROSS-SECTION6"4"24"3'-0" (MAXIMUM)6"FLOW (MIN.)6' MAX. C - C FLOW ELEVATION FLOW FINISH G R A D E 6' MAX. C - C 2'-0" (MINIMUM)NOTES: 1. COMPACT THE SOIL IMMEDIATELY NEXT TO THE GEOTEXTILE BY OPERATING THE WHEELS OF TRACTOR OR SKID STEER ON EACH SIDE OF THE GEOTEXTILE A MINIMUM OF 2 TIMES. 2. MONOFILAMENT TO BE FASTENED SECURELY TO POSTS WITH PLASTIC ZIP TIES SPACED EVERY 24". A MINIMUM OF 3 TIES PER POST. 3. WHEN TWO SECTIONS OF MONOFILAMENT ADJOIN EACH OTHER THEY SHALL BE OVERLAPPED BY SIX INCHES AND FOLDED. 4. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE EROSION CONTROL PLAN. COLLECTED MATERIAL SHALL BE REMOVED WHEN "BULGES" DEVELOP IN THE SILT FENCE. FILTER FABRIC: 1. AMOCO 1198 2. BELTECH 810 3. MIRAFI 130X 4. LING GTF 190 5. SI 915 SC POSTS: STANDARD METAL T POSTS WITH A WELDED PLATE. EMBEDDED FILTER FABRIC MIN. 8"-12" INTO GROUND W/ 6" LAID ALONG BOTTOM OF TRENCH 12" X 12" TRENCH UNDISTURBED GROUND FINISH GRADE COMPACTED BACKFILL WOVEN MONOFILAMENT COMPACTED BACKFILL WOVEN MONOFILAMENT 60" MIN. FENCE POSTS, DRIVEN MIN. 12" INTO GROUND. FILTER FABRIC OVER WIRE FENCE N.T.S. MACHINE SLICED SILT FENCE (MNDOT 3886) SF N.T.S. 25 FEET 15 FEET1H:1V SLOPE GRADIENT 4H:1V TUBE INTERVAL 50 FEET 35 FEET 25 FEET2% SLOPE TUBE INTERVAL REPLACE TUBES WITH FLOCCULENT PER MANUFACTURER'S SPECIFICATIONS. PLAN SECTION STAKES SPACED 1 FOOT ON CENTER IN AND OUT AT OVERLAP AND IN CHANNELS OTHERWISE SPACED 2 FEET ON CENTER PRESS DOWNSTREAM EDGE OF PLUMPED UP TUBE ABOUT 1 INCH UPSTREAM AND DRIVE STAKES INTO THIS INDENTATION 6-9 INCH TUBES 6 TO 8 INCH WIRE STAPLES SPACED 1 FOOT ON CENTER1 FOOT OVERLAP (MIN)FLOWFLOW BACKFILL AND COMPACT LOOSE MATERIAL UPSTREAM OF TUBE STAPLE GENERAL GUIDELINES FOR SPACING OF TUBE TRENCHES FOR CHANNEL INSTALLATIONS GENERAL GUIDELINES FOR SPACING OF TUBE TRENCHES FOR SLOPE INSTALLATIONS 2H:1V 3H:1V 6" (MIN) EMBEDMENT18"-24" STAKESSTAPLES PLACED ABOUT 1 INCH UPSTREAM OF TUBE 6-9 INCH TUBES TUBES WITH FLOCCULENT MAY BE INSTALLED BEFORE OR AFTER THE INSTALLATION OF ROLLED EROSION CONTROL PRODUCTS. BEFORE INSTALLATION OF TUBE, SMOOTH AND SHAPE EARTH SURFACE AND REMOVE ALL STONES, ROOTS OR OTHER DEBRIS GREATER THAN 2 INCHES IN DIAMETER IF INSTALLING TUBE ACROSS A DITCH, THEN EXCAVATE A PLACEMENT TRENCH ABOUT 3 INCHES DEEP. LEAVE 2 TO 3 INCHES OF STAKE STICKING UP ABOVE THE TUBE BIO-ROLLSBR NO SCALE VICINITY MAP SITE MENDOTA HEIGHTS RD 35E 55 LAKE DRIVE494 DODD ROADBLUE GENTIAN RD SITE Planning Commission | Tuesday, April 25, 2023 | Page 46 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 SAN MH RIM=906.27 SAN MH RIM=903.34 STM MH RIM=901.62BEEHIVERIM=906.54STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCI/E S=899.17 I/E W=899.30 I/E N=899.32 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH CONNECT TO EXISTING 8" PVC SDR 26 STUB IE=901.09 FIELD VERIFY CONNECT TO EXISTING 10" ROOF DRAIN CONNECTION IE=899.06 FIELD VERIFY 5 LF - 10" PVC @ 1.0% (EXISTING) PROTECT EXISTING SANITARY SEWER. FIELD VERIFY LOCATION. NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 9:57:52 AML:\PROJECTS\51767\CAD\SHEETS\51767-C6.01-UTIL.DWG:C6.01 UTILITY PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE, INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. PROPOSED EXISTING LEGEND UTILITY CONSTRUCTION NOTES UNDERGROUND GAS LINE UNDERGROUND TELEPHONE UNDERGROUND ELECTRIC DRAINTILE SANITARY SEWER FORCEMAIN (SAN.) STORM SEWER CONCRETE CURB WATERMAIN EASEMENT LINE 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/31/2023 9:57:52 AML:\PROJECTS\51767\CAD\SHEETS\51767-C6.01-UTIL.DWG:C6.01 UTILITY PLANUTILITY PLAN C6.01 1.THE UTILITY IMPROVEMENTS FOR THIS PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE "STANDARD UTILITIES SPECIFICATIONS" AS PUBLISHED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), EXCEPT AS MODIFIED HEREIN. CONTRACTOR SHALL OBTAIN A COPY OF THESE SPECIFICATIONS. a.ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL REQUIRMENTS, INCLUDING BUT NOT LIMITED TO CITY, DEPARTMENT OF LABOR AND INDUSTRY AND MINNESOTA DEPARTMENT OF HEALTH REQUIREMENTS. b.CONTRACTOR SHALL NOT OPEN, TURN OFF, INTERFERE WITH, OR ATTACH ANY PIPE OR HOSE TO OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF ANY SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE THE LIABILITY OF CONTRACTOR. c.A MINIMUM VERTICAL SEPARATION OF 18 INCHES, AND HORIZONTAL SEPARATION OF 10-FEET, BETWEEN OUTSIDE PIPE DIAMETERS AND/OR STRUCTURE WALLS, IS REQUIRED AT ALL WATERMAIN AND SEWER MAIN (BUILDING, STORM AND SANITARY) CROSSINGS. 2.ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS EXCEPT AS MODIFIED HEREIN. a.ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY. b.ALL SANITARY SEWER TO BE PVC SDR-35, UNLESS NOTED OTHERWISE. i.a.ALL SANITARY SEWER SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. j.ALL WATERMAIN TO BE DUCTILE IRON - CLASS 52, or PVC C-900, UNLESS NOTED OTHERWISE. i.a.ALL WATERMAIN TO HAVE 7.5-FEET OF COVER OVER TOP OF WATERMAIN. ii.b.PROVIDE THRUST BLOCKING AND MECHANICAL JOINT RESTRAINTS ON ALL WATERMAIN JOINTS PER CITY STANDARDS. ij.ALL STORM SEWER PIPE TO BE SMOOTH INTERIOR DUAL WALL HDPE PIPE WITH WATERTIGHT GASKETS, UNLESS NOTED OTHERWISE. i.a.ALL STORM SEWER PIPE FOR ROOF DRAIN SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. e.RIP RAP SHALL BE Mn/DOT CLASS 3. 3.COORDINATE ALL BUILDING SERVICE CONNECTION LOCATIONS AND INVERT ELEVATIONS WITH MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION. 4.ALL BUILDING SERVICE CONNECTIONS (STORM, SANITARY, WATER) WITH FIVE FEET OR LESS COVER ARE TO BE INSULATED FROM BUILDING TO POINT WHERE 5-FEET OF COVER IS ACHIEVED. 5.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 6.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 7.ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY CONSTRUCTION SHALL BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED BENEATH THE SOD. 8.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 9.ALL SOILS TESTING SHALL BE COMPLETED BY AN INDEPENDENT SOILS ENGINEER. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE SOILS ENGINEER. THE UTILITY BACKFILL CONSTRUCTION SHALL COMPLY WITH THE REQUIREMENTS OF THE SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND SOIL INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATE: CONTRACTOR SHALL OBTAIN A COPY OF THIS SOILS REPORT. 10.CONTRACTOR SHALL SUBMIT 2 COPIES OF SHOP DRAWINGS FOR MANHOLE AND CATCH BASIN STRUCTURES TO ______________. CONTRACTOR SHALL ALLOW 5 WORKING DAYS FOR SHOP DRAWING REVIEW. 11.CONTRACTOR AND MATERIAL SUPPLIER SHALL DETERMINE THE MINIMUM DIAMETER REQUIRED FOR EACH STORM SEWER STRUCTURE. Planning Commission | Tuesday, April 25, 2023 | Page 47 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 70098 918.16 70099 919.20 70100 919.59 70101 920.08 70102 919.95 70187 919.50 70188 919.64 70189 919.93 70190 919.82 70191 919.46 70192 918.62 70193 918.66 70194 918.57 70195 918.13 70219 919.52 70251 918.98 TOP B 70256 919.27 TOP 70261 918.57 TOP 70265 919.34 70310 921.00 70311 920.66 70312 920.55 70313 920.52 70321 918.89 70322 918.44 70391 918.84 TOP E 70508 905.22 UKNWN WATER RISER 70526 906.99 70527 906.97 70528 906.88 70529 908.10 70530 908.24 70531 908.79 70579 906.05 70580 906.12 70581 906.33 70582 905.18 70250 911.55 CB 70439 906.54 RIM 70536 906.12 RIM 70559 901.62 RIM -4.12 %-5.00%-5.06%-5.60%-6.38%-6.38%-7.27%-1. 7 5 % DOUBLE SHREDDED WOOD MULCH SAVE EXISTING LANDSCAPE 2 1 4 5 3 6 7 8 9 HB 2 GB 2 PRESERVE EXISTING RIP RAP AND PLACE IN NEW ISLAND 1 NS CM 1 CM 1 2 BO NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 4/4/2023 9:59:01 AML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.02 LANDSCAPE DETAILS AND NOTES© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 MJL MJL JRW JOHN R. WORKMAN PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 4/4/2023 9:59:01 AML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.02 LANDSCAPE DETAILS AND NOTESLANDSCAPE PLAN L1.01 CALCULATIONS OVERSTORY TREES LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED LANDSCAPE SUMMARY PLANT SCHEDULE WETLAND LIMITS TREELINE PROPOSED 8 CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE TREE TO BE REMOVED D S LS RIPRAP TREE REMOVAL TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY CM Acer x freemanii `Armstrong` / Armstrong Freeman Maple B & B 2.5"Cal 2 HB Celtis occidentalis / Common Hackberry B & B 2.5"Cal 2 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 2 BO Quercus macrocarpa / Burr Oak B & B 2.5"Cal 2 CONIFERS CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY NS Picea abies / Norway Spruce B & B 6`1 GROUND COVERS CODE BOTANICAL / COMMON NAME CONT TUR HIG Turf Sod Highland Sod / Sod Sod PLANT SCHEDULE TAG Type:Height:DBH:Status: 1 Hackberry 3"Remove 2 Hackberry 3"Remove 3 Spruce 30'Remove 4 Spruce 30'Remove 5 Spruce 30'Remove 6 Crabapple 6"Remove 7 Crabapple 6"Remove 8 Crabapple 5"Remove 9 Crabapple 5"Remove Planning Commission | Tuesday, April 25, 2023 | Page 48 of 77 NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 4/4/2023 9:59:01 AML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.01 LANDSCAPE PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 MJL MJL JRW JOHN R. WORKMAN PRELI MI N A R Y 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 4/4/2023 9:59:01 AML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.01 LANDSCAPE PLANLANDSCAPE DETAILS AND NOTES L1.02 GENERAL NOTES: 1.THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2.THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4.THE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION. DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5.LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. 6.THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 7.THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 8.THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 9.THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 10.EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING. 11.LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 12.CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. PLANTING NOTES: 1.NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 2.A GRANULAR PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANT BEDS AT THE MANUFACTURERS RECOMMENDED RATE PRIOR TO PLANT INSTALLATION. 3.ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK," ANSI-Z60, LATEST EDITION, OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIALS. 4.OVERSTORY TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVED SURFACES. 5.ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND. 6.PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS. 7.ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 8.THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING, OR AFTER INSTALLATION. 9.NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 10.ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR TO INSTALLATION. 11.ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 12.MULCH: DOUBLE SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK MULCH ON DRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY ON-SITE FOR APPROVAL. DELIVER MULCH ON DAY OF INSTALLATION. USE 3" FOR SHRUB BEDS, TREE RINGS, AND 3" FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED. 13.BUILDING MAINTENANCE STRIP: WHERE NO LANDSCAPE PLANTING BEDS EXIST ADJACENT TO A BUILDING FOUNDATION, CONTRACTOR SHALL INSTALL A DECORATIVE ROCK MAINTENANCE STRIP PER PLAN. DECORATIVE ROCK SHALL BE 1 1/2" DRESSER TRAP ROCK, GREY IN COLOR. 14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THE PLAN. 15.USE ANTI-DESICCANT (WILTPRUF OR APPROVED EQUAL) ON DECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVED ANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER PROTECTION DURING WARRANTY PERIOD. 16.WRAP ALL SMOOTH-BARKED DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO DECEMBER 1 AND REMOVE WRAPPING AFTER MAY 1. TREE WRAPPING MATERIAL SHALL BE WHITE TWO-WALLED PLASTIC SHEETING APPLIED FROM TRUNK FLARE TO THE FIRST BRANCH. 17.ALL DECIDUOUS, PINE, AND LARCH PLANTINGS SHALL RECEIVE RODENT PROTECTION PER MNDOT 2571.31.2 18.PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILE FRIABLE LOAM CONTAINING A LIBERAL AMOUNT (4% MIN.) OF HUMUS AND CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH MNDOT SPECIFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HARDPACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10-0-10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTING BEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED IN A 6" LAYER AND ROTO-TILLING IT INTO THE TOP 12" OF SOIL AT A 1:1 RATIO.ANY PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNER WILL BE REJECTED. 19.CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY THAT EACH EXCAVATED TREE AND SHRUB PIT WILL PERCOLATE PRIOR TO INSTALLING PLANTING MEDIUM AND PLANTS. THE CONTRACTOR SHALL FILL THE BOTTOM OF SELECTED HOLES WITH SIX INCHES OF WATER AND CONFIRM THAT THIS WATER WILL PERCOLATE WITHIN A 24-HOUR PERIOD. IF THE SOIL AT A GIVEN AREA DOES NOT DRAIN PROPERLY, A PVC DRAIN OR GRAVEL SUMP SHALL BE INSTALLED OR THE PLANTING SHALL BE RELOCATED IF DIRECTED BY THE LANDSCAPE ARCHITECT. 20.ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASONS (APRIL 1 - NOVEMBER 1), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDING LABOR AND PLANTS. 21.CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3 DAYS PRIOR TO PLANNED DELIVERY. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN ADVANCE OF BEGINNING PLANT INSTALLATION. 22.SEASONS/TIME OF PLANTING AND SEEDING: NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN OFF-SEASONS ENTIRELY AT HIS/HER RISK. 22.1.POTTED PLANTS: 4/1 - 6/1; 9/21 - 11/1 22.2.DECIDUOUS /B&B: 4/1 - 6/1; 9/21 - 11/1 22.3.EVERGREEN POTTED PLANTS: 4/1 - 6/1; 9/21-11/1 22.4.EVERGREEN B&B: 4/1 - 5/1; 9/21 - 11/1 22.5.TURF/LAWN SEEDING: 4/1 - 6/1; 7/20 - 9/20 22.6.NATIVE MIX SEEDING: 4/15 - 7/20; 9/20-10/20 23.MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE-SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD. 24.ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND SPECIFICATIONS. 25.WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER. TURF NOTES: TURF ESTABLISHMENT SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE PROVISIONS OF THE MN/DOT 2105 AND 2575 EXCEPT AS MODIFIED BELOW: 1.ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 6" OF TOPSOIL PRIOR TO INSTALLING SOD. TOPSOIL SHALL BE FREE OF TREE ROOTS, STUMPS, BUILDING MATERIAL, AND TRASH, AND SHALL BE FREE OF STONES LARGER THAN 1 1 2" INCHES IN ANY DIMENSION. 2.WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 3.SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 4.TURF ON ALL OTHER AREAS DISTURBED BY CONSTRUCTION SHALL BE RESTORED BY SEEDING, MULCHING AND FERTILIZING. SEED MIXTURE NO.25-121 WILL BE PLACED AT THE RATE OF 65 POUNDS PER ACRE. 5.ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 6" TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. 6.ALL DISTURBED AREAS TO RECEIVE NATIVE SEED, ARE TO RECEIVE PLANTING SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. GENERAL TREE SPECIFICATIONS: 1.ALL STREET AND PARKING LOT TREES SHALL BE LIMBED UP TO THE FOLLOWING HEIGHTS: 1.1.2" CAL. TREES: LOWEST BRANCH 6' HT. 1.2.3" CAL.+ TREES: LOWEST BRANCH 7' HT. 2.TREE CANOPY WIDTH SHALL BE RELATIVE TO HEIGHT/CALIPER OF TREE AND TYPE OF TREE. 2.1.1" CALIPER/6-8' HT: 3-4' WIDTH MIN. 2.2.2" CALIPER/12-14' HT: 4-5' WIDTH MIN. 2.3.3" CALIPER/14-16' HT: 6-7' WIDTH MIN. 3.CANOPY TREES SHALL NOT HAVE CO-DOMINATE LEADERS IN LOWER HALF OF TREE CROWN. 4.ALL TREES SHALL HAVE SYMMETRICAL OR BALANCED BRANCHING ON ALL SIDES OF THE TREE. 5.TREES SHALL NOT BE TIPPED PRUNED. 6.TREES SHALL BE FREE OF PHYSICAL DAMAGE FROM SHIPPING AND HANDLING. DAMAGED TREES SHALL BE REJECTED. 7.SUMMER DUG TREES SHALL HAVE ROOTBALL SIZE INCREASED BY 20% 8.TREES WHICH EXCEED RECOMMENDED CALIPER TO HEIGHT RELATIONSHIP SHALL BE REJECTED. IRRIGATION NOTES: 1.IRRIGATION SYSTEM TO BE DESIGN/BUILD. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL OF SYSTEM LAYOUT PRIOR TO INSTALLATION. 2.ALL SOD TO RECEIVE SPRAY OR ROTOR IRRIGATION HEADS WITH MINIMUM DESIGN OF 1" IRRIGATION PER WEEK. 3.ALL PLANT BEDS TO RECEIVE DRIP LINE IRRIGATION , WITH A MINIMUM DESIGN OF .25" IRRIGATION PER WEEK. 4.CONTRACTOR TO INSTALL A TOTAL OF 4 QUICK COUPLERS AT THE CORNERS OF THE PROPERTY. A 2.5" TYPE K SOURCE PIPE IS PROVIDED BY MECHANICAL. LOW MAINTENANCE FESCUE NOTES: 1.DURING GROWING SEASON NEVER MOW SHORTER THAN 3.5 INCHES, PREFERRED MAINTENANCE IS MOW ONCE PER MONTH AT 5" HEIGHT 2.DO NOT USE HIGH NITROGEN FERTILIZER ON FESCUE LAWN 3.OVERSEED THIN,BARE SPOTS IN FALL 4.ALWAYS USE SHARP BLADE WHEN MOWING TO AVOID TEARING LEAF BLADE 5.SET MOWER TO 3" FOR BAGGING AND MOWING IN LATE FALL AFTER GROWING SEASON NATIVE SEED MIX NOTES: 1.ESTABLISHMENT AND YEAR ONE: MOW THREE(3) TIMES FIRST YEAR ON 30-DAY INTERVALS TO A HEIGHT BETWEEN FIVE AND EIGHT INCHES. DO NOT USE FERTILIZERS. SPOT TREAT INVASIVE WOODY PLANTS OR HAND WEED INDIVIDUAL NOXIOUS WEEDS. 2.YEAR TWO: PERFORM ONE MOWING BETWEEN MID-JUNE AND MID-AUGUST. SPOT SPRAY WEEDS AS NEEDED WHERE THEY ARE ESPECIALLY DOMINATE. 3.YEAR THREE (AND BEYOND): CUT ONE TIME PER YEAR AS A CLEAN UP PROCEDURE (EITHER IN EARLY MAY OR LATE NOVEMBER). PRESCRIBED BURNS MAY BE USED AS WELL IN PLACE OF MOWING. CHECK LOCAL REGULATIONS AND PERMIT PROCEDURES. NOTES PROVIDE & INSTALL RODENT PROTECTION 1/2" HARDWIRE CLOTH, MESH CYLINDER, 8" DIA OR GREATER X 24" HT.. STAKE IN PLACE INSTALL TREE WITH ROOT FLARE VISIBLE AT TOP OF THE ROOT BALL. REMOVE SOIL IN LEVEL MANNER FROM TOP OF ROOT BALL TO EXPOSE 1ST 1/2" OR LARGER MAIN ORDER ROOT IF NEEDED. SET ROOT BALL WITH MAIN ORDER ROOT 1" ABOVE ADJACENT GRADE. DO NOT COVER TOP OF ROOT BALL WITH SOIL. INSTALL 3" LAYER OF SHREDDED HARDWOOD MULCH. PLACE NO MULCH IN CONTACT WITH TREE TRUNK REMOVE BURLAP, TWINE, ROPE AND WIRE FROM TOP HALF OF ROOT BALL BUILD 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL EDGE CONDITION VARIES PLACE ROOT BALL ON UNDISTURBED OR COMPACTED SOIL SCARIFY SIDES OF TREE PIT WITH SPADE BY HAND TO BIND WITH PREPARED SOIL PLANTING SOIL, REFER TO SPECIFICATIONS, COMPACT TO 85% OF MAX. DRY UNIT WEIGHT ACCORDING TO ASTM D 698 TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT DIG PLANTING PIT 4" TO 6" DEEPER THAN ROOT BALL UNDISTURBED SUBGRADE NOTE: CONTRACTOR SHALL MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. IF STAKING IS REQUIRED BY SITE CONDITIONS, CONTRACTOR TO USE 2 OR 3 STAKE METHOD WITH 1" WEBBING AROUND TRUNK OF TREE (NO WIRE OR CABLING TO BE USED) WRAP TREE TRUNKS PER NOTES. 30" RADIUS MULCH RING A1.5 X A MIN. 1 1 TREE PLANTING DETAIL 1/4" = 1'-0" L1.02 P-01 1 Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. TREE PRESERVATION DETAIL 1/4" = 1'-0" L1.02 P-04 2 Planning Commission | Tuesday, April 25, 2023 | Page 49 of 77 J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00TITLE SHEETT 100949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNDRAWING INDEXSAINT THOMAS ACADEMYNATATORIUM949 MENDOTA HEIGHTS ROADMENDOTA HEIGHTS, MNVICINITY MAP SITEPLANNING COMMISSIONSCOPE OF WORKPROJECT DIRECTORYOWNERSAINT THOMAS ACADEMY949 MENDOTA HEIGHTS ROAD MENDOTA HEIGHTS, MN. 55120TEL: 651.454.4570CONTACT: PAM KUNKELEMAIL: PKUNKEL@CADETS.COMARCHITECTFABIANO ARCHITECTS6 S. FULLERTON AVE.MONTCLAIR, NJ 07042TEL: 973.746.5100CONTACT: FRANCISCO GRIMALDI, AIAEMAIL: FRANCISCO@FABIANODESIGNS.COMCIVIL ENGINEERSAMBATEK12800 WHITEWATER DRIVE, SUITE 300MINNETONKA, MN. 55343TEL: 763.259.6697CONTACT: CHAD AYERSEMAIL: CAYERS@SAMBATEK.COMPROJECT MANAGEMENTICS1331 TYLER STREET NE, SUITE 101MINNEAPOLIS, MN. 55413TEL: 763.354.2670CONTACT: RYAN HOFFMANEMAIL: RYAN.HOFFMAN@ICS-BUILDS.COM.CONSTRUCTION OF A NEW 17,679 SQ. FT. NATATORIUM AT SAINT THOMAS ACADEMY. THE NATATORIUM WILL BE TWO STORIES WITH A POOL LEVEL AND SPECTATOR LEVEL WITH BLEACHER SEATING. THE POOL LEVEL FEATURES A 8 LANE 25 YARD POOL. THE SPECTOR LEVEL INCLUDES A STANDING VIEWING AREA AND BLEACHER SEATING FOR 306 PEOPLE.T100TITLE SHEETG001 CODE ANALYSIS, OCCUPIANT LOAD CALCS PLUMBING CALCSC2.01 EXISTING CONDITIONSC2.02 DEMOLITION PLANC3.01 SITE PLANC4.01 GRADING PLANC6.01 UTILITY PLANL1.01 LANDSCAPE PLANL1.02 LANDSCAPE DETAILS AND NOTESA101 FIRST FLOOR PLAN -POOL AREAA102 SECOND FLOOR PLAN -SPECTATOR AREAA301 EXTERIOR ELEVATIONSA302 EXTERIOR ELEVATIONSFABIANO DESIGNSI N T E R N A T I O N A LPlanning Commission | Tuesday, April 25, 2023 | Page 50 of 77 J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00CODE ANALYSIS,OCCUPANT LOAD CALCS,PLUMBING CALCSG001949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNCODE ANALYSIS & SUMMARYAPPLICABLE CODES:PRINCIPAL USES:INCIDENTAL USES:CODEREFERENCESECTION 303.5TABLE 509A-4FURNICE ROOMSROOMS W/ EQUIPMENT OVER 400,000 BTULAUNDRY ROOMS OVER 100 SQFT1 HR RATING ORAUTOMATIC FIREEXTINGUING SYSTEMCONSTRUCTION TYPE, HEIGHT AND AREA LIMITATIONSOCCUPANCYTABLE 504.3ALLOWEDPROVIDEDCONSTRUCTION TYPEIII-B PROTECTED NON-COMBUSTIBLESECTION 602.2HEIGHT3 STORIES, 75'2 STORIES, 36'-6"TABLE 504.3, 504.4AREA PER FLOOR38,000 SFTABLE 506.2FIRE RESISTANCE RATING REQUIREMENTS OF BUILDING ELEMENTS- CONSTRUCTION TYPE II-ATABLE 601PRIMARY STRUCTURALFRAMEBEARING WALLS-EXTERIORBEARING WALL-INTERIORNON BEARING WALLS &PARTITIONS(EXTERIOR PER TABLE 602)FIRE SEPARATION DISTANCE(X) < 5FT5 FT ≤X ≤10 FT10 FT ≤X < 30 FTX≥30 FTNONBEARING WALLS &PARTITIONS(INTERIOR)FLOOR CONSTRUCTION ANDSECONDARY MEMBERSROOF CONSTRUCTION ANDSECONDARY MEMBERSFIRE WALLS-USE GROUP BETWEEN A + EFIRE BARRIERS-USE GROUP A SHAFT ENCLOSURESFIRE PARTITIONSCORRIDOR WALLS(W/AUTOMATIC SPRINKLERSYSTEM)0 HOUR2 HOUR0 HOUR1 HOUR1 HOUR1 HOUR0 HOUR0 HOUR0 HOUR0 HOURNO SEPARATION REQUIREMENT3 HOUR1 HOUR1 HOUR0 HOURCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESCOMPLIESNONENONENONECOMPLIESTABLE 508.4TABLE 706.4SECTION 713.4SECTION 708.3SECTION 1020.1AUTOMATIC SPRINKLER SYSTEMSSECTION 903PROVIDED THROUGHOUTA-4:FIRE AREA > 12,000 SF OROCC. LOAD > 300 OR FIREAREA LOCATED ON FLOOROTHER THAN LEVEL OFDISCHARGEREQUIRED COMPLIESFIRE ALARM AND DETECTION SYSTEMSSECTION 907PROVIDED THROUGHOUTA-4:OCCUPANT LOAD: 778EXCEPTION: A FIRE ALARM SYSTEM IS NOT REQUIRED IN BUILDINGS WITH AN OCCUPANT LOAD OF LESS THAN 1,000 WHEN AN APPROVED FIRE-EXTINGUISHING SYSTEM IS INSTALLED THROUGHOUT THE BUILDINGREQUIREDCOMPLIES WITH EXCEPTIONTABLE2902.1PLUMBING FIXTURE REQUIREMENTSURINALSSHALL NOT BE SUSBSTITUTED FOR MORE THAN 67 PERCENT OF THE REQUIRED WATER CLOSETS IN ASSEMBLY AND EDUCATIONAL OCCUPANCIESLAVATORIESMALE (1 PER 200)FEMALE (1 PER 150)BATHTUBS/SHOWERSMALEFEMALEDRINKING FOUNTAIN (1 PER 1,000)SERVICE SINK (1 SERVICE SINK)61032311152815158----778 OCCUPANTS (TOTAL POOL BUILDING)389 WOMEN389 MENREQUIREDPROVIDEDBUILDING:2020 MINNESOTA BUILDING CODEEGRESS THROUGH AN INTERVENING SPACE1. EGRESS FROM A ROOM/SPACE SHALL NOT PASS THROUGH ADJOINING OR INTERVENING ROOMS/AREAS, EXCEPT WHERE SERVING AS ACCESSORY, ARE NOT H OCC. & PROVIDE DISCERNABLE PATH OF EGRESS TRAVEL TO EXIT2. EXIT ACCESS SHALL NOT BE THROUGH ROOM THAT CAN BE LOCKED TO PREVENT EGRESS.3. EGRESS SHALL NOT PASS THROUGH KITCHEN, STORAGE ROOMS OR CLOSETS. EXVCEPTION: STOCKROOMS ON M OCC.COMMON PATH OF TRAVELLENGTH OF EXIT ACCESS TRAVELACCESSIBLE MEANS OF EGRESSEXCEPTION:IN ASSEMBLY AREAS WITH RAMPED AISLES OR STEPPED AISLES, ONE ACCESSIBLE MEANS OF EGRESS IS PERMITTED WHERE THE COMMON PATH OF EGRESS TRAVEL IS ACCESSIBLE AND MEETS THE REQUIREMENTS IN SECTION 1029.8SECTION 1006.2SECTION 1006.2.1TABLE 1017.2SECTION 1009.1<75'WITH SPRINKLER SYSTEM FOR USE GROUP A=250'WHERE MORE THAN ONE MEANS OF EGRESS REQ'D. EACH SPACE SHALL BE SERVED BY NOT LESS THAN 2 ACCESSIBLE MEANS OF EGRESSCOMPLIESCOMPLIESCOMPLIESACCESSIBLE MEANS OF EGRESSSECTION 1009EXIT ACCESSSECTION 1016EXIT STAIRWAYS 48" MIN. CLEAR COMPLIES SECTIONBETWEEN HANDRAILS 1009.3.2MIN. WIDTH OF32"SECTIONEXIT DOOR1010.1.1MINIMUM SPACE BETWEEN48" + WIDTH OFCOMPLIESSECTION2 DOORS DOOR SWINGING IN 1010.1.8MINIMUM WIDTH44"COMPLIESSECTIONOF STAIRWAYS1011.2MIN./MAX. RISER4"/ 7"COMPLIESSECTION1011.5.2MINIMUM HEIGHT BETWEEN 12'-0" COMPLIES SECTIONLANDINGS1011.8HANDRAIL HEIGHT 34"-38" COMPLIESSECTION1014.2MINIMUM GUARDRAIL42"COMPLIESSECTIONHEIGHT1015.3RAMP SLOPE1:12 (8% SLOPE)COMPLIESSECTION1012.2CROSS SLOPE1:48 (2% SLOPE)COMPLIESSECTION1012.31012.3MINIMUM WIDTH NOT < REQ'D FOR COMPLIES SECTIONCORRIDORS /36" 1012.5.1ACCESS TO ROOF NOREQUIRED60" X 60" MIN.COMPLIESLANDING CHANGES IN DIRECTION1012.6.4LANDING LENGTH60" MIN. (48" IF NOT PART OF ACCESSIBLE ROUTE)COMPLIESSECTION1012.6.3LANDING WIDTHMIN. AS WIDE AS WIDEST RAMP RUN ADJUST LANDINGCOMPLIES SECTION1012.6.2MIN. TREAD11"COMPLIESSECTION1011.5.2NUMBER OF EXITSSECTION1006.3.2COMPLIES1-500 OCCUPANTS> 2 REQUIRED501-1,000 OCCUPANTS> 3 REQUIREDMORE THAN1,000 OCCUPANTS> 4 REQUIREDSECTION 1613EARTHQUAKE LOADSSEISMIC DESIGN CATEGORYSITE CLASS DRISK CATEGORY IIFIGURE 1613.3.1ACCESSIBILITY: 2020 MINNESOTA ACCESSIBLITY CODEMECHANICAL: 2020 MINNESOTA MECHANICAL AND FUEL GAS CODEPLUMBING: 2020 MINNESOTA PLUMBING CODEELECTRICAL: MINNESOTA ELECTRICAL CODEENERGY:2020 MINNESOTA ENERGY CODE WITH ANSI/ASHRAE/IES STANDARDS 90.1-2016FIRE: 2020 MINNESOTA STATE FIRE CODEASSEMBLY MAIN EXITSHALL BE SUFFICIENT CAPACITY TO ACCOMMODATE NOT LESS THAN ONE-HALF OF THE OCCUPANT LOADSECTION 1029.2EXISTING BUILDING: 2020 MINNESOTA CONSERVATION CODE FOR EXISTING BUILDINGSPOOL LEVEL:13,760 SF 692 SF VESTIBULESPECTATOR LEVEL:3,027 SF 200 SF VESTIBULETOTAL:17,679 SF1 HR RATING ORAUTOMATIC FIREEXTINGUING SYSTEMINTERNATIONAL PLUMBING CODE 424.2TABLE2902.1TABLE2902.1TABLE2902.1TABLE2902.1903.2.1.4907.2.1WATER CLOSETMALE: 1 PER 75 FOR THE FIRST 1,500 AND 1 PER 120 FOR THE REMAINDER EXCEEDING 1,500FEMALE: 1 PER 40 FOR THE FIRST 1,520 AND 1 PER 60 FOR THE REMAINDER EXCEEDING 1,520TABLE2902.1OCCUPANT LOAD CALCULATIONSPlanning Commission | Tuesday, April 25, 2023 | Page 51 of 77 910 91 5 918 91 9 920920 919 918920919918915920912 9 0 7 907 901 903 90690 7 SAN MH RIM=906.27 SAN MH RIM=903.34SAN MHI/E E=901.14STM MH RIM=901.62BEEHIVERIM=906.54BEEHIVERIM=906.53STM CB RIM=911.55 BEEHIVE RIM=906.12 270350051010 949 MENDOTA HEIGHTS RD. ST. THOMAS ACADEMY 270350076020 949 MENDOTA HEIGHTS RD. ST. THOMAS ACADEMY 902 904 91 7 91 6 91 4 91 3 91 1 909 90 8 907 91091590790 7 909 910 908 911 912 913 914 915 916 917 918 CHAINLINK FENCE *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCRIM=906.36I/E W=901.24I/E S=899.17 I/E W=899.30 I/E N=899.32I/E S=902.23B6-12 CURB TYP. EAST LINE OF THE WEST 200 FEET OF THE NW 1/4 OF THE SE 1/4 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP.919918917916914913919 9199189179169159149139129119 1 0 915S00°01'06"W 1121.41SCULPTURE RIM=908.44 *MH INACCESSIBLE SAN MH DESCRIPTION DESCRIPTION: THE NE 1/4 OF THE SW 1/4 OF SECTION 35, TOWNSHIP 28, RANGE 23. AND THE WEST 200 FEET OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 35, TOWNSHIP 28, RANGE 23. PROPERTY SUMMARY 1.SUBJECT PROPERTIES ADDRESS IS 949 MENDOTA HEIGHTS ROAD, MENDOTA HEIGHTS, MN., ITS PROPERTY IDENTIFICATION NUMBER IS 27-03500-51-010. 2.THE GROSS AREA OF THE SUBJECT PROPERTY IS 43.23 ACRES OR 1,883,214 SQUARE FEET. 3.THE SUBJECT PROPERTY IS ZONED 'R1', ONE FAMILY RESIDENTIAL, PER CITY OF MENDOTA HEIGHTS, DAKOTA COUNTY, MINNESOTA WEBSITE. (WWW.mendota-heights.com) 4.THE BUILDING(S) AND EXTERIOR DIMENSIONS OF THE OUTSIDE WALL AT GROUND LEVEL ARE SHOWN ON THE SURVEY. IT MAY NOT BE THE FOUNDATION WALL. BENCHMARKS 1.THE VERTICAL DATUM IS BASED ON SITE DATUM. THE ORIGINATING BENCH MARKS ARE 1003 AND 1009, BOTH REFERENCED FROM THE MNDOT GEODETIC DATABASE. BENCHMARK #1 CONTROL POINT #1003, 1/2" IRON PIPE W/CAP ELEV.=916.47 BENCHMARK #2 CONTROL POINT #1009, 1/2" IRON PIPE W/CAP ELEV.=918.484 SURVEY NOTES 1.THE BEARING SYSTEM IS BASED ON THE DAKOTA COUNTY COORDINATE SYSTEM, SITE DATUM. WITH AN ASSUMED BEARING OF NORTH 00 DEGREES, 01 MINUTES, 06 SECONDS EAST FOR THE EAST LINE OF THE NE 1/4 OF THE SW 1/4, SECTION 35, TOWNSHIP 28, RANGE 23. THE ORIGINATING MONUMENTS UTILIZED TO ESTABLISH THE HORIZONTAL POSITION OF THIS SURVEY WAS THE SOUTHWEST CORNER AND THE WEST 1/4 CORNER OF SAID SECTION. 2.FIELD WORK WAS COMPLETED ON 03/08/2023. OVERHEAD ELECTRICAL WIRE LIGHT SANITARY SEWER STORM SEWER WATERMAIN UNDERGROUND ELECTRIC GUY ANCHOR UTILITY POLE GUARD POST UNDERGROUND TELEPHONE UNDERGROUND GAS CHAIN LINK FENCE WOOD FENCE BUILDING LINE CONCRETE CURB BITUMINOUS SURFACE CONCRETE SURFACE WET LAND SIGN TRAFFIC MARKERS POND / WATER LINE FEMA FLOOD ZONE LINE SOIL BORING TREE LINE FOUND MONUMENT FOUND CAST IRON MONUMENT EASEMENT LINE SETBACK LINE RESTRICTED ACCESS FOUND RIGHT-OF-WAY MONUMENT SET MONUMENT MARKED LS XXXXX SECTION LINE UNDERLYING / ADJACENT LOT TIE LINE BOUNDARY LINE DEED DISTANCE(100.00) CONIFEROUS TREE TRANSFORMER BUILDING CANOPY REGULAR PARKING STALL COUNTGAS METER COMMUNICATIONS MANHOLE ELECTRIC MANHOLE GAS MANHOLE ELECTRIC METER TELEPHONE PEDESTAL CABLE TV BOX GATE VALVE / HYDRANT SANITARY MANHOLE CLEAN OUT STORM MANHOLE STORM CATCH BASIN FLARED END SECTION SPOT ELEVATION CONTOUR RETAINING WALL BLOCK RETAINING WALL STONE RETAINING WALL RIGHT-OF-WAY LINE WIRE FENCE DECIDUOUS TREE ## 0 NORTH SCALE IN FEET 20 40 LEGEND IRRIGATION SPRINKLER HEAD GROUND LIGHT SPRINKLER GRATE NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY I hereby certify that this plan, survey, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.01-EXCND.DWG:1© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 BAA BAA MRS MARK SALO PRELI MI N A R Y 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.01-EXCND.DWG:1EXISTING CONDITIONS C2.01 Planning Commission | Tuesday, April 25, 2023 | Page 52 of 77 70173 919.20 VENT 70262 920.30 FLAG POLE 70263 920.39 FLAG POLE 70264 920.61 FLAG POLE 70276 920.05 SITE STATUE 70424 907.32 SITE HANDICAP BUTTON 70482 906.13 SITE ADA 70483 905.91 SITE ADA 70496 906.34 FLAG POLE 70515 905.00 SITE ADA SAN MH RIM=906.27 SAN MH RIM=903.34SAN MHI/E E=901.14STM MH RIM=901.62BEEHIVERIM=906.54BEEHIVERIM=906.53STM CB RIM=911.55 BEEHIVE RIM=906.12 CHAINLINK FENCE *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCRIM=906.36I/E W=901.24I/E S=899.17 I/E W=899.30 I/E N=899.32I/E S=902.23B6-12 CURB TYP. *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SCULPTURE RIM=908.44 *MH INACCESSIBLE SAN MH RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGN RELOCATE EXISTING SIGNS RELOCATE EXISTING SIGNS REMOVE EXISTING BOLLARDS SALVAGE EXISTING FLAG POLE PROTECT EXISTING SANITARY SEWER. FIELD VERIFY LOCATION. NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.02-DEMO.DWG:C2.02 DEMOLITION PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH LEGENDDEMOLITION NOTES THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. BUILDING LINE GAS METER HYDRANT LIGHT UNDERGROUND CABLE TV BLOCK RETAINING WALL SPRINKLER HEADSH SPRINKLER VALVESV GUIDE RAIL HANDRAIL REMOVE UTILITY LINE REMOVE CONCRETE CURB REMOVE BITUMINOUS PAVEMENT REMOVE CONCRETE PAVEMENT REMOVE GRAVEL DRIVE REMOVE LANDSCAPING REMOVE BUILDING REMOVE TREE REMOVE EXISTING STRUCTURE REMOVE LIGHT REMOVE CHAIN LINK FENCE SAW CUT LINE CONCRETE CURB TREE LINE BOLLARD SIGN CHAIN LINK FENCE WOOD FENCE IRON FENCE WIRE FENCE TELEPHONE PEDESTAL ELECTRIC TRANSFORMER GAS METER OVERHEAD WIRE WATERMAIN SANITARY SEWER FORCEMAIN (SAN.) STORM SEWER DRAINTILE CONCRETE TREES / SHRUBS 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:09 PML:\PROJECTS\51767\CAD\SHEETS\51767-C2.02-DEMO.DWG:C2.02 DEMOLITION PLANDEMOLITION PLAN C2.02 1.DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTRACTOR SHALL VISIT THE SITE PRIOR TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTANDING OF THE INTENDED SCOPE OF WORK. 2.THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERSTANDING OF EXISTING CONDITIONS. THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON ALTA AND TOPOGRAPHIC MAPPING PREPARED BY SAMBATEK, INC. DATED MARCH 8, 2023. IF CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS WITHOUT EXCEPTION, CONTRACTOR SHALL HAVE MADE, AT OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3.THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, REMOVAL, AND DISPOSING IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES AND IN ACCORDANCE WITH APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE GEOTECHNICAL REPORT AND/OR GEOTECHNICAL ENGINEER. 4.CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. 5.CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO EXISTING BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS. 6.CONTRACTOR IS SPECIFICALLY CAUTIONED THAT LOCATIONS OF EXISTING UTILITIES SHOWN ON THIS PLAN HAVE BEEN DETERMINED FROM INFORMATION AVAILABLE. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE UTILITY MAPPING ACCURACY. PRIOR TO START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES 48 HOURS PRIOR TO ANY EXCAVATION FOR ON-SITE LOCATIONS OF EXISTING UTILITIES. THE LOCATIONS OF UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING MINNESOTA GOPHER STATE ONE CALL AT 800-252-1166 OR 651-454-0002. 7.THE MAPPING LOCATION OF ALL EXISTING SEWERS, PIPING, AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH WORK. UTILITIES DETERMINED TO BE ABANDONED SHALL BE REMOVED IF UNDER THE BUILDING INCLUDING 10' BEYOND FOUNDATIONS. 8.CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO REMOVAL AND/OR RELOCATION OF UTILITIES. CONTRACTOR SHALL COORDINATE WITH UTILITY COMPANIES CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANIES' FORCES AND ANY FEES WHICH ARE TO BE PAID TO UTILITY COMPANIES FOR SERVICES. CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 9.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ROAD RIGHT OF WAY DURING CONSTRUCTION. 10.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC., TO THE BEST PRACTICES. 11.CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF THE EXISTING FACILITIES. 12.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED AND APPROVED BY THE LOCAL AUTHORITY. 13.CONTRACTOR SHALL LIMIT SAW-CUT & PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 14.CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. DAMAGE TO ANY EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTOR'S EXPENSE. 15.ABANDON OR REMOVE ALL SANITARY, WATER AND STORM SERVICES PER CITY STANDARDS. COORDINATE ALL WORK WITH CITY. ALL STREET RESTORATION SHALL BE COMPLETED IN COMPLIANCE WITH LOCAL STANDARDS. 16.CONTRACTOR SHALL PREPARE AND SUBMIT TO THE GOVERNING AUTHORITY A TRAFFIC AND/OR PEDESTRIAN TRAFFIC PLAN PER CITY/COUNTY/STATE STANDARDS TO BE APPROVED BY THE LOCAL GOVERNING AUTHORITY. Planning Commission | Tuesday, April 25, 2023 | Page 53 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 R35.0 ' R15.0' R 2 0 . 0 'R10.0'R5.0'R5.0'R5.0 ' R5.0'R10.0'3 0 . 0 ' 6.0 ' 4.7 ' 20. 0 '3.0'6.0'R20.0 ' A A B H B C C C C C C C C D D D E E E E E E E E F F G TYP D B I BEGIN H I END I I 5.0 ' I H B I HR5.0'R4.0' FLAG POLE D D NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:14 PML:\PROJECTS\51767\CAD\SHEETS\51767-C3.01-SITE.DWG:C3.01 SITE PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B.B-612 CONCRETE CURB AND GUTTER C.MATCH EXISTING D.CONCRETE SIDEWALK E.RELOCATED "NO PARKING" SIGN F.RELOCATED "DO NOT ENTER" SIGN G.CONCRETE BOLLARD H.FLAT CURB SECTION I.CURB TRANSITION KEY NOTES DEVELOPMENT NOTES PROPOSED EXISTING LEGEND RETAINING WALL WETLAND TREE LINE SAW CUT LINE BOLLARD PARKING STALL COUNT## 1 KEY NOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE STANDARD DUTY ASPHALT PAVING LIGHT POLE (BY OTHERS) EASEMENT LINE CONCRETE CURB BUILDING LINE SIGN 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:14 PML:\PROJECTS\51767\CAD\SHEETS\51767-C3.01-SITE.DWG:C3.01 SITE PLANSITE PLAN C3.01 1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 2.ALL DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 3.SUBCONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. COORDINATE WITH GRADING SUBCONTRACTOR. 4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 5.ALL PARKING STALLS TO BE 8' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED. 6.SUBCONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 7.SEE ARCHITECTURAL PLANS FOR PYLON/MONUMENT SIGN DETAILS 8.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT POLE. 9.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS. 10.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE HAVE BEEN DESIGNED WITH A MAXIMUM LONGITUDINAL SLOPE OF 4.5%, AND A MAXIMUM CROSS SLOPE OF 1.5%. THIS IS LESS THAN THE ADA CODE MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.00% (1:50). THE MAXIMUM DESIGN SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE IS 1.5%, LESS THAN THE ADA CODE MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE OF 2.00% (1:50). THE SUBCONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE SUBCONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT AND COORDINATE WITH GRADING SUBCONTRACTOR. 11."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY. 12.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE SUBCONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE SUBCONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. Planning Commission | Tuesday, April 25, 2023 | Page 54 of 77 SAN MH RIM=906.27 SAN MH RIM=903.34 STM MH RIM=901.62BEEHIVERIM=906.54STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCI/E S=899.17 I/E W=899.30 I/E N=899.32 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH 920 9189 1 9 91 0 91 5 90 7 90 8 90 9 91 1 91 2 91 3 91 4 91 6 91 7 918 91 9 90 5 906 905 901 902 903 904 9069079079 0 7 907 915 911 912 913 914 916 917 918 918 91 9 919920 9189199 1 2 915920913914916917918919920921 920919910 9 0 7 908 909 906907PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 907.69 907.79 907.40 907.14 M.E. 909.00 915.20 919.10 M.E. 919.26 M.E. 919.34 M.E. 913.22 913.42 915.80 915.39 919.74 M.E. TC/GL 919.81 M.E. TC/GL 917.58 M.E. 917.69 M.E. 915.02 908.20 907.70 G.L. 906.93 TC/GL 906.08 M.E. G.L. 906.55 905.59 G.L. 905.49 G.L. 905.02 905.07 905.40 904.85 905.15 917.03 916.89 M.E. 916.94 M.E. 915.08 908.90 906.98 907.06 905.77 M.E. 904.94 914.90 916.73 TC/GL 916.95 TC/GL 906.57 906.17 M.E. 905.25 905.27 908.20 T.C. 906.54 906.40 M.E. TOP OF SIDEWALK. 916.58 G.L. 917.08 T.C. 917.12 G.L. 917.62 T.C. 920.17 T.C. 919.67 G.L. 919.71 G.L. 920.21 T.C. 905.68 M.E. 904.49 M.E. 906.67 M.E. 906.42 TC/GL 906.09 T.C. 916.23 918.04 918.13 914.96 916.95 908.78 907.57 905.53 T.C. 905.59 G.L. 905.63 T.C. 905.88 G.L. 905.92 T.C. 906.11 G.L. 906.14 T.C. 906.18 G.L. 906.68 T.C. 906.94 906.81 906.60 906.50 906.29 906.00 905.93 906.58 M.E. 906.32 M.E. 906.34 M.E. 904.96 904.83 904.95 918.10 919.10 917.10 907.40 907.40 906.66 M.E. 907.40 907.40 907.32 906.57 907.32 907.40 907.25 907.25 907.06 M.E. 907.12 M.E. -4.12 %-5.00%-5.06%-5.60%-6.38%-6.38%-7.27%-1. 7 5 % NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:21 PML:\PROJECTS\51767\CAD\SHEETS\51767-C4.01-GRAD.DWG:C4.01 GRADING PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH PROPOSED EXISTING LEGEND GRADING NOTES GRADING NOTES 1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE. 2.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB. 3.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.0800% (1:4850). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE IN 2.0800% (1:4850). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR. 4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 5.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATE: CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT. 7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION. 8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING AREA SUBGRADE. CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. 9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT PASS A TEST ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO THE OWNER. 10.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 11.EXISTING TREES AND OTHER NATURAL VEGETATION WITHIN THE PROJECT AND/OR ADJACENT TO THE PROJECT ARE OF PRIME CONCERN TO THE CONTRACTOR'S OPERATIONS AND SHALL BE A RESTRICTED AREA. CONTRACTOR SHALL PROTECT TREES TO REMAIN AT ALL TIMES. EQUIPMENT SHALL NOT NEEDLESSLY BE OPERATED UNDER NEARBY TREES AND EXTREME CAUTION SHALL BE EXERCISED WHEN WORKING ADJACENT TO TREES. SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL TO PERMIT OPERATION OF THE CONTRACTOR'S EQUIPMENT, CONTRACTOR SHALL OBTAIN THE SERVICES OF A PROFESSIONAL TREE TRIMMING SERVICE TO TRIM THE TREES PRIOR TO THE BEGINNING OF OPERATION. SHOULD CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS, THE BROKEN LIMBS SHOULD BE REMOVED IMMEDIATELY AND CUTS SHALL BE PROPERLY PROTECTED TO MINIMIZE ANY LASTING DAMAGE TO THE TREE. NO TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BY THE ENGINEER. COSTS FOR TRIMMING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONSTRUCTION AND NO SPECIAL PAYMENT WILL BE MADE. a.RESTRICTED AREAS SHALL INCLUDE ALL DESIGNATED TREED AREAS OUTSIDE OF THE DESIGNATED CONSTRUCTION ZONE. ALL VEGETATION WITHIN THE RESTRICTED AREAS SHALL REMAIN. b.CONTRACTOR SHALL RESTRICT ALL GRADING AND CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON THE PLANS. ACTIVITIES WITHIN THE CONSTRUCTION MAY BE RESTRICTED TO A NARROWER WIDTH IN THE FIELD TO SAVE ADDITIONAL TREES AS DIRECTED BY THE OWNER. c.ACTIVITIES PROHIBITED OUTSIDE OF THE CONSTRUCTION BOUNDARIES WOULD INCLUDE, BUT NOT BE LIMITED TO: SOIL AND OTHER MATERIAL STOCKPILING, EQUIPMENT OR MACHINERY STORAGE, DRIVING OF ANY VEHICLE, LEAKAGE OR SPILLAGE OF ANY “WASHOUT” OR OTHER TOXIC MATERIAL. THE COLLECTION OF OTHER DEBRIS AND SOIL STOCKPILING WILL BE IN AN AREA DETERMINED ON-SITE BY THE ENGINEER. d.ALL RESTRICTED AREAS SHALL BE FENCED OFF WITH BRIGHT ORANGE POLYETHYLENE SAFETY NETTING AND STEEL STAKES AS SHOWN ON THE TREE PROTECTION DETAIL. AT NO TIME SHALL THIS FENCING BE REMOVED OR ACTIVITY OF ANY KIND TAKE PLACE WITHIN IT. FINAL PLACEMENT OF ALL PROTECTIVE FENCING SHALL BE COMPLETE BEFORE ANY WORK COMMENCES ON-SITE. e.BEFORE COMMENCING WITH ANY EXCAVATION CONTRACTOR SHALL COMPLETE ALL PREPARATORY WORK REGARDING TREE REMOVAL, ROOT PRUNING, TREE PRUNING AND STUMP REMOVAL TO THE SATISFACTION OF THE OWNER. f.PREPARATORY WORK SHALL INCLUDE THE FOLLOWING AND SHALL BE COMPLETED UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE: i.TREE REMOVAL: CONTRACTOR SHALL FELL THE TREES. AT NO TIME SHALL TREES BE BULLDOZED OUT, BUT SHALL BE CUT DOWN AND STUMPS REMOVED SEPARATELY. PRIOR TO THE FELLING OF ALL TREES, PROPER REMOVAL OF A PORTION OR ALL OF THE CANOPY SHALL BE COMPLETED SO THAT TREES IN THE RESTRICTED AREAS SHALL NOT BE INJURED IN THE PROCESS. ii.ROOT PRUNING: BEFORE ANY STUMPS ARE TO BE REMOVED, ALL ROOTS SHALL BE SEVERED FROM ROOTS IN THE RESTRICTED AREAS BY SAW CUTTING WITH A VERMEER DESIGNED FOR ROOT PRUNING, BY HAND, OR WITH A CHAINSAW. TREE ROOTS PROJECTING INTO THE CONSTRUCTION ZONE SHALL BE EXPOSED PRIOR TO ROOT PRUNING WITH SMALL MACHINERY, I.E..., BOBCAT. iii.STUMP REMOVAL: AT SUCH TIME THAT ROOTS HAVE BEEN PROPERLY SEVERED, STUMPS MAY BE REMOVED. WHERE REMOVAL OF CERTAIN STUMPS COULD CAUSE DAMAGE TO EXISTING PROTECTED TREES, TREE STUMPS SHALL BE GROUND OUT. ALL STUMP REMOVAL SHALL BE UNDER THE DIRECT SUPERVISION OF THE OWNER'S REPRESENTATIVE. iv.TREE PRUNING: PROPER PRUNING OF TREES IN THE RESTRICTED ZONE SHALL BE DIRECTED BY AND SUPERVISION AT ALL TIMES BY THE OWNER'S REPRESENTATIVE. g.AN OWNER'S REPRESENTATIVE WILL BE AVAILABLE AT ALL TIMES DURING THE PREPARATORY AND CONSTRUCTION PERIOD. h.MULCH RATHER THAN SEED OR SOD WILL BE USED AT THE BASE OF QUALITY TREES TO A PERIMETER DETERMINED BY THE OWNER'S REPRESENTATIVE. AREAS TO BE SEEDED FOR EROSION CONTROL PURPOSES WITHIN THE CONSTRUCTION ZONE ARE TO BE DETERMINED BY THE OWNER'S REPRESENTATIVE. NATURAL GROUND COVER WILL BE MAINTAINED WHEREVER POSSIBLE. i.THE USE OF RETAINING WALLS NEAR TREES, IN ADDITION TO THOSE REQUIRED ON THE PLANS SHALL BE DETERMINED IN THE FIELD, BASED ON TREE LOCATIONS AND TOPOGRAPHY. 12.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. CONTRACTOR SHALL SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES. 13.TRENCH BORROW CONSTRUCTION: IF ALLOWED BY THE OWNER, CONTRACTOR SHALL COMPLETE “TRENCH BORROW” EXCAVATION IN AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE REMOVED OR DAMAGED AS A RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION SHALL COMMENCE A MINIMUM OF 10 FEET FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH BORROW EXCAVATION SHALL BE BACKFILLED TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2. SNOW FENCE SHALL BE FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED 2 FOOT HORIZONTAL TO 1 FOOT VERTICAL (2:1). 14.FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. 15.TOLERANCES a.THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. b.THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. c.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. d.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. e.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. 16.AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. 17.CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON EROSION AND SEDIMENT CONTROL “SITE MAP”. CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY. CONTRACTOR SHALL POST WHATEVER SECURITY AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. 18.FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA SHEET 79G. CIVIL 3D MODEL LIMITATIONS SAMBATEK'S DELIVERABLE AND GOVERNING DOCUMENTS FOR CONSTRUCTION SHALL BE A HARD COPY AND/OR PDF PLAN SHEETS. IF A CIVIL 3D MODEL IS GENERATED IN THE PROCESS OF PREPARING THE PLAN SHEETS, IT IS AS A DESIGN TOOL ONLY AND NOT AS A SEPARATE DELIVERABLE. AT THE OWNER'S REQUEST, WE WILL RELEASE OUR CIVIL 3D MODEL FOR THE CONTRACTOR'S USE. HOWEVER, ITS USE IS AT THE CONTRACTOR'S RISK AND SHALL NOT BE USED FOR STAKING OF CURB, SIDEWALK, OR OTHER HARD SURFACE IMPROVEMENTS. IF A CIVIL 3D MODEL FOR STAKING HARD SURFACE IMPROVEMENTS IS REQUIRED, WE CAN PROVIDE A SUPPLEMENTAL AGREEMENT FOR REFINEMENT AND PREPARATION OF THE CIVIL 3D MODEL. REV.DATE THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. SOIL BORING999.9 ST # DRAINTILE 902.50 902.50 SPOT ELEVATIONS RIPRAP EOF 902.50 OVERFLOW ELEV. CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE RETAINING WALL WETLAND TREE LINE 902 CONTOUR CONCRETE CURB STORM SEWER BUILDING LINE 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:21 PML:\PROJECTS\51767\CAD\SHEETS\51767-C4.01-GRAD.DWG:C4.01 GRADING PLANGRADING PLAN C4.01 Planning Commission | Tuesday, April 25, 2023 | Page 55 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 SAN MH RIM=906.27 SAN MH RIM=903.34 STM MH RIM=901.62BEEHIVERIM=906.54STM CB RIM=911.55 BEEHIVE RIM=906.12 *MH INACCESSIBLE SAN MH RIM=918.97 *MH INACCESSIBLE *PIPES NOT VISIBLE SAN MH RIM=916.93 I/E NE=900.73 I/E SW=900.85 *MH INACCESSIBLE *MH INACCESSIBLEI/E E=900.46 15" HDPEI/E W=900.74 15" PVCI/E S=899.17 I/E W=899.30 I/E N=899.32 *MH INACCESSIBLE SAN MH RIM=908.44 WATERMAIN PER PREVIOUS DESIGN DRAWING SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. SANITARY PER PREVIOUS DESIGN DRAWING TYP. RIM=908.44 *MH INACCESSIBLE SAN MH CONNECT TO EXISTING 8" PVC SDR 26 STUB IE=901.09 FIELD VERIFY CONNECT TO EXISTING 10" ROOF DRAIN CONNECTION IE=899.06 FIELD VERIFY 5 LF - 10" PVC @ 1.0% (EXISTING) PROTECT EXISTING SANITARY SEWER. FIELD VERIFY LOCATION. NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:29 PML:\PROJECTS\51767\CAD\SHEETS\51767-C6.01-UTIL.DWG:C6.01 UTILITY PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 JMW EJC CA CHAD AYERS PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE, INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. PROPOSED EXISTING LEGEND UTILITY CONSTRUCTION NOTES UNDERGROUND GAS LINE UNDERGROUND TELEPHONE UNDERGROUND ELECTRIC DRAINTILE SANITARY SEWER FORCEMAIN (SAN.) STORM SEWER CONCRETE CURB WATERMAIN EASEMENT LINE 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 2:06:29 PML:\PROJECTS\51767\CAD\SHEETS\51767-C6.01-UTIL.DWG:C6.01 UTILITY PLANUTILITY PLAN C6.01 1.THE UTILITY IMPROVEMENTS FOR THIS PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE "STANDARD UTILITIES SPECIFICATIONS" AS PUBLISHED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), EXCEPT AS MODIFIED HEREIN. CONTRACTOR SHALL OBTAIN A COPY OF THESE SPECIFICATIONS. a.ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL REQUIRMENTS, INCLUDING BUT NOT LIMITED TO CITY, DEPARTMENT OF LABOR AND INDUSTRY AND MINNESOTA DEPARTMENT OF HEALTH REQUIREMENTS. b.CONTRACTOR SHALL NOT OPEN, TURN OFF, INTERFERE WITH, OR ATTACH ANY PIPE OR HOSE TO OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF ANY SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE THE LIABILITY OF CONTRACTOR. c.A MINIMUM VERTICAL SEPARATION OF 18 INCHES, AND HORIZONTAL SEPARATION OF 10-FEET, BETWEEN OUTSIDE PIPE DIAMETERS AND/OR STRUCTURE WALLS, IS REQUIRED AT ALL WATERMAIN AND SEWER MAIN (BUILDING, STORM AND SANITARY) CROSSINGS. 2.ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS EXCEPT AS MODIFIED HEREIN. a.ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY. b.ALL SANITARY SEWER TO BE PVC SDR-35, UNLESS NOTED OTHERWISE. i.a.ALL SANITARY SEWER SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. j.ALL WATERMAIN TO BE DUCTILE IRON - CLASS 52, or PVC C-900, UNLESS NOTED OTHERWISE. i.a.ALL WATERMAIN TO HAVE 7.5-FEET OF COVER OVER TOP OF WATERMAIN. ii.b.PROVIDE THRUST BLOCKING AND MECHANICAL JOINT RESTRAINTS ON ALL WATERMAIN JOINTS PER CITY STANDARDS. ij.ALL STORM SEWER PIPE TO BE SMOOTH INTERIOR DUAL WALL HDPE PIPE WITH WATERTIGHT GASKETS, UNLESS NOTED OTHERWISE. i.a.ALL STORM SEWER PIPE FOR ROOF DRAIN SERVICES TO BUILDING SHALL BE PVC SCH 40 CONFORMING TO ASTM D2665. e.RIP RAP SHALL BE Mn/DOT CLASS 3. 3.COORDINATE ALL BUILDING SERVICE CONNECTION LOCATIONS AND INVERT ELEVATIONS WITH MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION. 4.ALL BUILDING SERVICE CONNECTIONS (STORM, SANITARY, WATER) WITH FIVE FEET OR LESS COVER ARE TO BE INSULATED FROM BUILDING TO POINT WHERE 5-FEET OF COVER IS ACHIEVED. 5.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT. 6.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE. 7.ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY CONSTRUCTION SHALL BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED BENEATH THE SOD. 8.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 9.ALL SOILS TESTING SHALL BE COMPLETED BY AN INDEPENDENT SOILS ENGINEER. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE SOILS ENGINEER. THE UTILITY BACKFILL CONSTRUCTION SHALL COMPLY WITH THE REQUIREMENTS OF THE SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND SOIL INSPECTIONS WITH THE SOILS ENGINEER. A GEOTECHNICAL ENGINEERING REPORT HAS BEEN COMPLETED BY: COMPANY: ADDRESS: PHONE: DATE: CONTRACTOR SHALL OBTAIN A COPY OF THIS SOILS REPORT. 10.CONTRACTOR SHALL SUBMIT 2 COPIES OF SHOP DRAWINGS FOR MANHOLE AND CATCH BASIN STRUCTURES TO ______________. CONTRACTOR SHALL ALLOW 5 WORKING DAYS FOR SHOP DRAWING REVIEW. 11.CONTRACTOR AND MATERIAL SUPPLIER SHALL DETERMINE THE MINIMUM DIAMETER REQUIRED FOR EACH STORM SEWER STRUCTURE. Planning Commission | Tuesday, April 25, 2023 | Page 56 of 77 PROPOSED BUILDING ADDITION ±7,900 S.F. FFE=907.40 70098 918.16 70099 919.20 70100 919.59 70101 920.08 70102 919.95 70187 919.50 70188 919.64 70189 919.93 70190 919.82 70191 919.46 70192 918.62 70193 918.66 70194 918.57 70195 918.13 70219 919.52 70251 918.98 TOP B 70256 919.27 TOP 70261 918.57 TOP 70265 919.34 70310 921.00 70311 920.66 70312 920.55 70313 920.52 70321 918.89 70322 918.44 70391 918.84 TOP E 70508 905.22 UKNWN WATER RISER 70526 906.99 70527 906.97 70528 906.88 70529 908.10 70530 908.24 70531 908.79 70579 906.05 70580 906.12 70581 906.33 70582 905.18 70250 911.55 CB 70439 906.54 RIM 70536 906.12 RIM 70559 901.62 RIM ROCK MULCH SAVE EXISTING LANDSCAPE 2 1 4 5 3 6 7 8 9 HB 2 CM 3 GB 2 PRESERVE EXISTING RIP RAP AND PLACE IN NEW ISLAND 1 NS NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 1:45:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.02 LANDSCAPE DETAILS AND NOTES© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 MJL MJL JRW JOHN R. WORKMAN PRELI MI N A R Y SCALE IN FEET 0 4020 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 1:45:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.02 LANDSCAPE DETAILS AND NOTESLANDSCAPE PLAN L1.01 CALCULATIONS OVERSTORY TREES LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED LANDSCAPE SUMMARY PLANT SCHEDULE WETLAND LIMITS TREELINE PROPOSED 8 CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE TREE TO BE REMOVED D S LS RIPRAP TREE REMOVAL TREES CODE BOTANICAL / COMMON NAME CONT CAL QTY AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 1 CM Acer x freemanii `Armstrong` / Armstrong Freeman Maple B & B 2.5"Cal 3 HB Celtis occidentalis / Common Hackberry B & B 2.5"Cal 2 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 2 GROUND COVERS CODE BOTANICAL / COMMON NAME CONT TUR HIG Turf Sod Highland Sod / Sod Sod PLANT SCHEDULE TAG Type:Height:DBH:Status: 1 Hackberry 3"Remove 2 Hackberry 3"Remove 3 Spruce 30'Remove 4 Spruce 30'Remove 5 Spruce 30'Remove 6 Crabapple 6"Remove 7 Crabapple 6"Remove 8 Crabapple 5"Remove 9 Crabapple 5"Remove Planning Commission | Tuesday, April 25, 2023 | Page 57 of 77 NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 1:45:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.01 LANDSCAPE PLAN© 2021 Sambatek ST. THOMAS ACADEMY POOL BUILDING MENDOTA HEIGHTS, MN PRELIMINARY 51767 03/24/23 MJL MJL JRW JOHN R. WORKMAN PRELI MI N A R Y 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 3/24/2023 1:45:03 PML:\PROJECTS\51767\CAD\SHEETS\51767-L1.01-LSCP.DWG:L1.01 LANDSCAPE PLANLANDSCAPE DETAILS AND NOTES L1.02 GENERAL NOTES: 1.THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2.THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4.THE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION. DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5.LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. 6.THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 7.THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 8.THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 9.THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 10.EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING. 11.LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 12.CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. PLANTING NOTES: 1.NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 2.A GRANULAR PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANT BEDS AT THE MANUFACTURERS RECOMMENDED RATE PRIOR TO PLANT INSTALLATION. 3.ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK," ANSI-Z60, LATEST EDITION, OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIALS. 4.OVERSTORY TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVED SURFACES. 5.ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND. 6.PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS. 7.ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 8.THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING, OR AFTER INSTALLATION. 9.NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 10.ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR TO INSTALLATION. 11.ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 12.MULCH: DOUBLE SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK MULCH ON DRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY ON-SITE FOR APPROVAL. DELIVER MULCH ON DAY OF INSTALLATION. USE 3" FOR SHRUB BEDS, TREE RINGS, AND 3" FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED. 13.BUILDING MAINTENANCE STRIP: WHERE NO LANDSCAPE PLANTING BEDS EXIST ADJACENT TO A BUILDING FOUNDATION, CONTRACTOR SHALL INSTALL A DECORATIVE ROCK MAINTENANCE STRIP PER PLAN. DECORATIVE ROCK SHALL BE 1 1/2" DRESSER TRAP ROCK, GREY IN COLOR. 14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THE PLAN. 15.USE ANTI-DESICCANT (WILTPRUF OR APPROVED EQUAL) ON DECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVED ANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL EVERGREENS SHALL BE SPRAYED IN THE LATE FALL FOR WINTER PROTECTION DURING WARRANTY PERIOD. 16.WRAP ALL SMOOTH-BARKED DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO DECEMBER 1 AND REMOVE WRAPPING AFTER MAY 1. TREE WRAPPING MATERIAL SHALL BE WHITE TWO-WALLED PLASTIC SHEETING APPLIED FROM TRUNK FLARE TO THE FIRST BRANCH. 17.ALL DECIDUOUS, PINE, AND LARCH PLANTINGS SHALL RECEIVE RODENT PROTECTION PER MNDOT 2571.31.2 18.PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILE FRIABLE LOAM CONTAINING A LIBERAL AMOUNT (4% MIN.) OF HUMUS AND CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH MNDOT SPECIFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HARDPACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10-0-10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTING BEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED IN A 6" LAYER AND ROTO-TILLING IT INTO THE TOP 12" OF SOIL AT A 1:1 RATIO.ANY PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNER WILL BE REJECTED. 19.CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY THAT EACH EXCAVATED TREE AND SHRUB PIT WILL PERCOLATE PRIOR TO INSTALLING PLANTING MEDIUM AND PLANTS. THE CONTRACTOR SHALL FILL THE BOTTOM OF SELECTED HOLES WITH SIX INCHES OF WATER AND CONFIRM THAT THIS WATER WILL PERCOLATE WITHIN A 24-HOUR PERIOD. IF THE SOIL AT A GIVEN AREA DOES NOT DRAIN PROPERLY, A PVC DRAIN OR GRAVEL SUMP SHALL BE INSTALLED OR THE PLANTING SHALL BE RELOCATED IF DIRECTED BY THE LANDSCAPE ARCHITECT. 20.ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASONS (APRIL 1 - NOVEMBER 1), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDING LABOR AND PLANTS. 21.CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3 DAYS PRIOR TO PLANNED DELIVERY. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN ADVANCE OF BEGINNING PLANT INSTALLATION. 22.SEASONS/TIME OF PLANTING AND SEEDING: NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN OFF-SEASONS ENTIRELY AT HIS/HER RISK. 22.1.POTTED PLANTS: 4/1 - 6/1; 9/21 - 11/1 22.2.DECIDUOUS /B&B: 4/1 - 6/1; 9/21 - 11/1 22.3.EVERGREEN POTTED PLANTS: 4/1 - 6/1; 9/21-11/1 22.4.EVERGREEN B&B: 4/1 - 5/1; 9/21 - 11/1 22.5.TURF/LAWN SEEDING: 4/1 - 6/1; 7/20 - 9/20 22.6.NATIVE MIX SEEDING: 4/15 - 7/20; 9/20-10/20 23.MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE-SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD. 24.ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND SPECIFICATIONS. 25.WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER. TURF NOTES: TURF ESTABLISHMENT SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE PROVISIONS OF THE MN/DOT 2105 AND 2575 EXCEPT AS MODIFIED BELOW: 1.ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 6" OF TOPSOIL PRIOR TO INSTALLING SOD. TOPSOIL SHALL BE FREE OF TREE ROOTS, STUMPS, BUILDING MATERIAL, AND TRASH, AND SHALL BE FREE OF STONES LARGER THAN 1 1 2" INCHES IN ANY DIMENSION. 2.WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 3.SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 4.TURF ON ALL OTHER AREAS DISTURBED BY CONSTRUCTION SHALL BE RESTORED BY SEEDING, MULCHING AND FERTILIZING. SEED MIXTURE NO.25-121 WILL BE PLACED AT THE RATE OF 65 POUNDS PER ACRE. 5.ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 6" TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. 6.ALL DISTURBED AREAS TO RECEIVE NATIVE SEED, ARE TO RECEIVE PLANTING SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET. GENERAL TREE SPECIFICATIONS: 1.ALL STREET AND PARKING LOT TREES SHALL BE LIMBED UP TO THE FOLLOWING HEIGHTS: 1.1.2" CAL. TREES: LOWEST BRANCH 6' HT. 1.2.3" CAL.+ TREES: LOWEST BRANCH 7' HT. 2.TREE CANOPY WIDTH SHALL BE RELATIVE TO HEIGHT/CALIPER OF TREE AND TYPE OF TREE. 2.1.1" CALIPER/6-8' HT: 3-4' WIDTH MIN. 2.2.2" CALIPER/12-14' HT: 4-5' WIDTH MIN. 2.3.3" CALIPER/14-16' HT: 6-7' WIDTH MIN. 3.CANOPY TREES SHALL NOT HAVE CO-DOMINATE LEADERS IN LOWER HALF OF TREE CROWN. 4.ALL TREES SHALL HAVE SYMMETRICAL OR BALANCED BRANCHING ON ALL SIDES OF THE TREE. 5.TREES SHALL NOT BE TIPPED PRUNED. 6.TREES SHALL BE FREE OF PHYSICAL DAMAGE FROM SHIPPING AND HANDLING. DAMAGED TREES SHALL BE REJECTED. 7.SUMMER DUG TREES SHALL HAVE ROOTBALL SIZE INCREASED BY 20% 8.TREES WHICH EXCEED RECOMMENDED CALIPER TO HEIGHT RELATIONSHIP SHALL BE REJECTED. IRRIGATION NOTES: 1.IRRIGATION SYSTEM TO BE DESIGN/BUILD. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL OF SYSTEM LAYOUT PRIOR TO INSTALLATION. 2.ALL SOD TO RECEIVE SPRAY OR ROTOR IRRIGATION HEADS WITH MINIMUM DESIGN OF 1" IRRIGATION PER WEEK. 3.ALL PLANT BEDS TO RECEIVE DRIP LINE IRRIGATION , WITH A MINIMUM DESIGN OF .25" IRRIGATION PER WEEK. 4.CONTRACTOR TO INSTALL A TOTAL OF 4 QUICK COUPLERS AT THE CORNERS OF THE PROPERTY. A 2.5" TYPE K SOURCE PIPE IS PROVIDED BY MECHANICAL. LOW MAINTENANCE FESCUE NOTES: 1.DURING GROWING SEASON NEVER MOW SHORTER THAN 3.5 INCHES, PREFERRED MAINTENANCE IS MOW ONCE PER MONTH AT 5" HEIGHT 2.DO NOT USE HIGH NITROGEN FERTILIZER ON FESCUE LAWN 3.OVERSEED THIN,BARE SPOTS IN FALL 4.ALWAYS USE SHARP BLADE WHEN MOWING TO AVOID TEARING LEAF BLADE 5.SET MOWER TO 3" FOR BAGGING AND MOWING IN LATE FALL AFTER GROWING SEASON NATIVE SEED MIX NOTES: 1.ESTABLISHMENT AND YEAR ONE: MOW THREE(3) TIMES FIRST YEAR ON 30-DAY INTERVALS TO A HEIGHT BETWEEN FIVE AND EIGHT INCHES. DO NOT USE FERTILIZERS. SPOT TREAT INVASIVE WOODY PLANTS OR HAND WEED INDIVIDUAL NOXIOUS WEEDS. 2.YEAR TWO: PERFORM ONE MOWING BETWEEN MID-JUNE AND MID-AUGUST. SPOT SPRAY WEEDS AS NEEDED WHERE THEY ARE ESPECIALLY DOMINATE. 3.YEAR THREE (AND BEYOND): CUT ONE TIME PER YEAR AS A CLEAN UP PROCEDURE (EITHER IN EARLY MAY OR LATE NOVEMBER). PRESCRIBED BURNS MAY BE USED AS WELL IN PLACE OF MOWING. CHECK LOCAL REGULATIONS AND PERMIT PROCEDURES. NOTES PROVIDE & INSTALL RODENT PROTECTION 1/2" HARDWIRE CLOTH, MESH CYLINDER, 8" DIA OR GREATER X 24" HT.. STAKE IN PLACE INSTALL TREE WITH ROOT FLARE VISIBLE AT TOP OF THE ROOT BALL. REMOVE SOIL IN LEVEL MANNER FROM TOP OF ROOT BALL TO EXPOSE 1ST 1/2" OR LARGER MAIN ORDER ROOT IF NEEDED. SET ROOT BALL WITH MAIN ORDER ROOT 1" ABOVE ADJACENT GRADE. DO NOT COVER TOP OF ROOT BALL WITH SOIL. INSTALL 3" LAYER OF SHREDDED HARDWOOD MULCH. PLACE NO MULCH IN CONTACT WITH TREE TRUNK REMOVE BURLAP, TWINE, ROPE AND WIRE FROM TOP HALF OF ROOT BALL BUILD 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL EDGE CONDITION VARIES PLACE ROOT BALL ON UNDISTURBED OR COMPACTED SOIL SCARIFY SIDES OF TREE PIT WITH SPADE BY HAND TO BIND WITH PREPARED SOIL PLANTING SOIL, REFER TO SPECIFICATIONS, COMPACT TO 85% OF MAX. DRY UNIT WEIGHT ACCORDING TO ASTM D 698 TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT DIG PLANTING PIT 4" TO 6" DEEPER THAN ROOT BALL UNDISTURBED SUBGRADE NOTE: CONTRACTOR SHALL MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. IF STAKING IS REQUIRED BY SITE CONDITIONS, CONTRACTOR TO USE 2 OR 3 STAKE METHOD WITH 1" WEBBING AROUND TRUNK OF TREE (NO WIRE OR CABLING TO BE USED) WRAP TREE TRUNKS PER NOTES. 30" RADIUS MULCH RING A1.5 X A MIN. 1 1 TREE PLANTING DETAIL 1/4" = 1'-0" L1.02 P-01 1 Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. TREE PRESERVATION DETAIL 1/4" = 1'-0" L1.02 P-04 2 Planning Commission | Tuesday, April 25, 2023 | Page 58 of 77 UPA301A1A302A301E1E1AAABACADAEAFAGAHAJE4E5AJ1188223344556677BCDEFGH1.21.21.81.8Y.9ZE6.1E6YY112' - 0"2' - 0"30' - 0"3' - 0"7' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"1' - 8"115 SFOFFICE103115 SFOFFICE104691 SFSTORAGE1071040 SFSTORAGE105307 SFSAND FILTER1064505 SFPOOL1025370 SFPOOL DECK101MECHANICAL1088"2' - 0"30' - 0"3' - 0"7' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"1' - 3"113' - 11"118' - 2"J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00FIRST FLOOR PLAN - POOLLEVELA101949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNSCALE 1/8" = 1'-0"A1POOL LEVEL PLANPlanning Commission | Tuesday, April 25, 2023 | Page 59 of 77 DNDNA301A1A302A301E1E1AAABACADAEAFAGAHAJE4E5AJ1188223344556677BCDEFGH1.21.21.81.8Y.9ZE6.1E6Y116' - 11 1/2"3' - 6"2' - 0"30' - 0"3' - 0"7' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"1' - 5 1/2"2' - 6"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"14' - 6 3/4"1' - 8"10"427 SFSTANDING AREA201BLEACHERSEATING203BLEACHERSEATING2028"2' - 0"30' - 0"3' - 0"7' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"2' - 6"115' - 2"1' - 1 1/2"1' - 1 1/2"121' - 6"16' - 1 3/4"J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00SPECTATOR LEVEL PLANA102949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNSCALE 1/8" = 1'-0"A1SPECTATOR LEVEL PLANPlanning Commission | Tuesday, April 25, 2023 | Page 60 of 77 Level 10' -0"Level 212' -0"Bleacher Ceiling25' -0"U/S ROOF35' -0"AJBCDEFGHY.9YXT.O. PARAPET36' -6"3' - 0"24' - 0"36' - 6"4' - 0"32' - 6"5' - 2"5' - 2"9' - 4 3/4"8' - 3"24' - 3"4' - 0"16' - 6"10' - 0"13' - 0"12' - 0"Level 10' -0"Level 212' -0"E4E5Bleacher Ceiling25' -0"U/S ROOF35' -0"182345671.21.8E6.1E6T.O. PARAPET36' -6"4' - 0"16' - 6"5' - 0"9' - 6 1/2"12' - 0"13' - 0"10' - 0"4' - 2"16' - 4"3' - 6"4' - 0"20' - 6"J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00EXTERIOR ELEVATIONSA301949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNSCALE 3/16" = 1'-0"A1EastSCALE 3/16" = 1'-0"E1NorthPlanning Commission | Tuesday, April 25, 2023 | Page 61 of 77 Level 10' -0"Level 212' -0"Bleacher Ceiling25' -0"U/S ROOF35' -0"182345671.21.8E6.1E6T.O. PARAPET36' -6"9' - 0"3' - 0"24' - 0"8' - 0 1/2"7' - 11"8' - 0 1/2"28' - 6"8' - 0"10' - 0"13' - 0"12' - 0"J12345678910HGFEDCBA123456789106 SOUTH FULLERTON AVENUEMONTCLAIR, NJ 07042 USA973-746-5100WWW.FABIANODESIGNS.COMFABIANO DESIGNSCopyright © 2023 - FABIANO DESIGNSNo Reissuing Or Reproductions WithoutWritten Permission from FABIANO DESIGNSSheet Title:No. Date DescriptionSheet Number:Page Number: ofORIGINAL DRAWINGS IS 42X30.DO NOT SCALE CONTENTS OF THIS DRAWINGSProjectProject No:I N T E R N A T I O N A LKEY PLAN03/27/2023 ISSUED FOR PLANNING COMMISSIONPROFESSIONAL SEALIn Association withLICENSE NUMBER : 43752SAINT THOMAS ACADEMY,NATATORIUM22-07-00EXTERIOR ELEVATIONSA302949 MENDOTA HEIGHTS RD.MENDOTA HEIGHTS, MNSCALE 3/16" = 1'-0"E1SouthPlanning Commission | Tuesday, April 25, 2023 | Page 62 of 77 April 4, 2023 Ryan Ruzek Public Works Director City of Mendota Heights 1101 Victoria Curve Mendota Heights, MN 55118 Subject: Saint Thomas Academy, Variance Application Please find responses below for the comments from Ryan Ruzek with the City of Mendota Heights received on March 27th, 2023, regarding the Saint Thomas Academy Project. We have provided a response to each comment. Comments have all been addressed and incorporated into the revised plans and documents. Stormwater: 1. NPDES Construction Stormwater permit not needed. Response: Acknowledged 2. All other requirements for projects over 5,000 sf must be met within the Land Disturbance Guidance Document and City Code Title 14: Stormwater Management. Response: The previous expansion project from 2012 contains an existing approved Stormwater Management Report dated 04/19/2012. In the 2012 plans, the development resulted in a net increase of 91,980 sf of new impervious. The previous development required 0.5 inches of abstraction over the net new impervious, per the stormwater management requirements at that time. Per the approved 2012 report, the required abstraction volume was 3,833 cf, and the constructed basin contains 5,691 cf of abstraction volume. This means that the existing basin provided 1,858 cf of excess abstraction volume at the time of construction. The current proposed plans result in 0.451 acres of new/disturbed impervious, and 0.151 acres of net new impervious. The total required volume to treat the new/disturbed impervious for this project (At current standards of 1.1”) is 1,800 cf. Therefore, the existing b asin was designed with sufficient excess capacity to accommodate the proposed redevelopment. It is proposed that existing water quality and abstraction volume can be met within the existing infiltration basin constructed in 2012. 3. An Erosion and Sediment Control Plan, as well as plans for permanent stormwater treatment, must be submitted meeting the requirements of the Land Disturbance Guidance Document and City Code Title 14: Stormwater Management. Response: An Erosion and Sediment Control plan has been added to the provided Preliminary Civil plan set. Planning Commission | Tuesday, April 25, 2023 | Page 63 of 77 St. Thomas Academy April 4, 2023 Page 2 Landscaping Recommendations: 4. Plan calls for removal of 9 trees, but only calls for replacing/planting 8. Are there room for more trees? Response: Additional tree added. 5. Replace one of the maple species with a native overstory species, such as oak, in order to increase diversity. Response: Acknowledged. 6. Replace rock mulch with shredded wood mulch. Response: Acknowledged. 7. Is there room for additional landscaping, including beneficial pollinator plants, instead of turf grass? Response: It is accepted best practice to not place pollinator plants near high pedestrian traffic areas out of safety concerns for those who may have severe allergic reactions to insect stings. We would want to limit our plant selection to low shrubs (a precaution against providing places for people to hide), and non-flowering cultivars or ornamental grasses. Sincerely, Chad Ayers, PE Emily Castanias, PE Project Manager Project Engineer Planning Commission | Tuesday, April 25, 2023 | Page 64 of 77 PLANNING STAFF REPORT MEETING DATE: April 25, 2023 TO: Planning Commission FROM: Jennifer Haskamp, AICP - SHC SUBJECT: Planning Case 2023-05 CONDITIONAL USE PERMIT & VARIANCE APPLICANT: Robert Whebbe PROPERTY ADDRESS: 598 Sibley Memorial Drive ZONING: R-1 One Family Residential LAND USE: LR Low Density Residential ACTION DEADLINE: July 22, 2023 (120-day Review Period) INTRODUCTION Robert Whebbe, the Applicant, owner and resident of 598 Sibley Memorial Drive, is requesting a Conditional Use Permit for a 1,500 square-foot garage and a Variance to City Code Section 12-1D-3.B.2, which regulates the height of the accessory structure. The Applicant is seeking an allowance to construct an approximately 17-foot tall garage which exceeds the height of the principal building. A public hearing notice for this item was published in the Pioneer Press and notice letters were mailed to all surrounding properties within 350-feet of the subject property. No public comments or objections were received. BACKGROUND / SITE DESCRIPTION The subject property is located in the Cherokee Park Heights subdivision, which is one of the historically older R-1 One Family Residential zoned neighborhoods in the community. This neighborhood is generally comprised of smaller, single- family residential lots and properties were originally platted in 1924. At one point, the subject property combined 3 lots within the subdivision, resulting in the current larger lot configuration. The parcel is generally located near the intersection of Sibley Memorial Highway and Garden Lane (see GIS image – right). The subject property is oriented with its primary frontage along Sibley Memorial Hwy which is the western (front) property line. Adjacent properties are used for similar single-family 4cPlanning Commission | Tuesday, April 25, 2023 | Page 65 of 77 residential uses, and park is located northwest of the site across Sibley Memorial Hwy. The Cherokee Park Heights neighborhood is developed with smaller, single-family homes generally built with a single-car garage and some homes have two-car garages. There is a 20-foot public alley behind the subject property. The subject property consists of 19,500 sq. ft. (0.44 acres) of land area; and contains an approximately 1,600 square foot one-story dwelling structure built in 1948. The existing home has an attached ~400 square foot single-car attached garage. (See image – below). View of Dwelling – Dakota County GIS According to the Applicant’s survey, the existing dwelling sits approximately 44-feet from the front lot line, 38-feet from the rear lot line, 20-feet from the southerly side lot line, and 68-feet from the northly lot line. An existing driveway approximately 18-feet wide connects Sibley Memorial Hwy with the current attached garage. The existing driveway is located approximately 64-feet from the side yard lot line to the northeast. The Applicant is proposing the following (see Site Plan): • To enclose the existing attached one-car garage and convert this area to living space; and • To construct a new 30’ x 50’ (1,500 square foot) attached garage extending towards the northeast property line; and • To expand the driveway to connect with the new location of the garage and wrap around the garage space into the side yard. Planning Commission | Tuesday, April 25, 2023 | Page 66 of 77 As shown on the Applicant’s submitted Erosion Control Plan, the proposed garage addition will extend approximately 50 feet northeast into the side yard. The proposed expansion is setback approximately 23-feet and the expanded driveway is setback 5 feet from the northeast (side yard) property line; 38 feet from the southeast property line (rear) and is setback behind the principal building facade. As proposed, all setback requirements of the R-1 zoning district are met. As shown by the Applicant’s submitted elevation of the garage addition, the proposed height of the garage expansion is approximately 17-feet tall, which exceeds the height of the principal building which is estimated at approximately 12- feet tall (provided elevation drawing is not scalable). ANALYSIS City Code Section 12-1D-3: ACCESSORY STRUCTURES states all single-family residential uses are allowed one attached garage up to 1,200-sq. ft. in size, or up to 1,500 sq. ft. is allowed via a Conditional Use Permit. The Applicant is requesting a Conditional Use Permit to allow for the full 1,500 square feet. The proposed garage addition includes two two-car garage doors with a total linear footage of 36 feet as viewed from the Sibley Memorial Hwy right-of-way. As proposed, the garage footprint and the garage door height and width comply with the zoning ordinance requirements for attached private garages. Section 12-1D-3.B.2(a) states that in, “All districts: No accessory building shall exceed the height of the principal building.” As shown on the submitted elevation, the height of the proposed garage exceeds the principal building by approximately five to six feet. The Applicant explained to city staff, that the reason for increasing the roof line of the proposed garage higher than the principal building is to avoid further peaks and valleys in the roof line while making the garage still look nice. The garage top plate could be lowered closer to the garage door, but in order to tie the garage roof in with the existing roof, it would not look normal and would require the removal of existing solar panels on the house roof. The Applicant explored two options to lower the height of the roof while keeping the footprint of the garage addition, and both options do not work. Option 1 considered the lowering of the garage door to less than 7 feet, which creates issues to fit standard personal vehicles thus negating the purpose of the garage. While Option 2 considered lowering the garage finished floor below grade. The Applicant states that this would be against the suggested erosion control plan, causing potential water damage. Staff understands the Applicant’s position that to tie in a new large, attached garage it likely needs to exceed the height of the principal building. However, it appears from the elevation that there are other options that may reduce the height of the proposed garage, other than reducing the height of the garage doors. Based on the elevation there is approximately 5’5” of space between the top of the garage door and the eave of the roof that could be adjusted to reduce the height of the structure. City Staff acknowledges that reworking the height of the sidewall may require additional architectural design of the roofline to tie-in appropriately with principal building roofline. Planning Commission | Tuesday, April 25, 2023 | Page 67 of 77  Variance Process City Code Section 12-1L-5 governs variance requests. 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. As part of any variance request, Applicants are required to prepare and submit their own responses and findings, which for this case, are noted below (in italic text), followed by a brief staff response: 1. Are there any practical difficulties that help support the granting of this variance? (“practical difficulties” means the owner proposes to use the property in a reasonable manner not permitted by City Code) Applicant’s Response: Yes - With the garage being 30 feet deep and a 5/12 pitch the roof peak will be roughly 6 ½ feet above the top rail. My house at its widest is not 30 feet, therefore even if my garage top plate was equal to my house top plate the garage will still have a higher roof line. In order for my roof to have an equal or lesser roof line I have two options while keeping the footprint. Option 1 – lower the garage door height to less than 7 ft where my vehicle will not fit. Option 2 – lower the garage finished floor below grade. This would be against the suggested erosion control plan for my area causing potential water damage. The reason we elevated the roof to the point on the elevation was to avoid further roof peaks and valleys while keeping an aesthetically pleasing look. We could lower the top plate closer to the top of the garage door but in order to tie the roof in with the existing roof would not look normal and require the removal of solar panels. Staff’s Response: Planning Commission | Tuesday, April 25, 2023 | Page 68 of 77 The existing principal building (residential dwelling) was constructed in 1948 and is a rambler with a one-car attached garage. While the design of the home was typical for homes of that era, structural obsolescence such as the overall height of the principal building and single car garage which are no longer typical in modern construction. Because the height of the principal building is low, it makes it difficult to construct a larger garage on the property, which is reasonable request, given the expectation that single family residential homes have a minimum of an enclosed two-car garage. However, the height of the proposed garage expansion is due in part to the desire to construct a four-car garage, which is significantly larger than the typical two-car garages that are present in the surrounding neighborhood. While it would be difficult to construct even a two-car garage that did not exceed the height of the principal building, it is likely not possible to meet the height requirements for a four-car garage. While staff agrees with the Applicant that certain practical difficulties exist, staff is not convinced that the amount of variance (being five or six feet taller than the principal building) is justified. 2. The plight of the property owner is due to circumstances unique to the property, not created by the property owner. Applicant’s Response: Yes – The erosion control plan suggests the finished floor height match existing floor height to mitigate water problems/damage. The topography illustrates that the finished floor towards the back will be the same height as the earth outside, lowering the finished floor height will only increase the potential of water ingress. Staff’s Response: The existing principal building was constructed after many of the surrounding lots were developed and is located on a parcel that combined three smaller lots. The combination of smaller lots allowed for the construction of a rambler, which is a different architectural style than many of the homes in the surrounding neighborhood. The rambler design has a lower roof pitch and therefore the height is not as tall as surround cape cods, colonials, etc., that are present in the area. While this style is somewhat unique in the area, there are some rambler style homes in the area which have similar design and garage configurations as the existing home and attached one-car garage. Staff agrees with the Applicant that any garage expansion will likely require a variance from the height standard if a pitched roof is constructed. However, staff believes that the need to construct an attached garage with the height as depicted is not caused by a unique condition of the property, but is caused by the Applicant’s desire to construct a large four-car garage thus creating a taller garage structure. 3. The variance, if granted will not alter the essential character of the neighborhood. Applicant’s Response: No – Most dwelling in the neighborhood have 2 car garages or larger. We have intentionally made the roof pitch and design to match the existing along with siding to match existing. It is our intent that upon completion of construction the addition looks as if it were part of the original build. Applicant also provided image of existing solar panels on the roof. (See below) Planning Commission | Tuesday, April 25, 2023 | Page 69 of 77 Staff’s Response: The surrounding neighborhood is developed with single-family detached residential uses on smaller sized lots. The neighborhood is developed with a more traditional urban pattern including an alley that serves this home and adjacent properties. The surrounding development includes a mix of alley-loaded and street-loaded garages. Based on a GIS analysis, no other homes in the immediate surrounding area have constructed a four-car garage, however, some properties have constructed detached garages that exceed the height of the principal building. Staff believes that the size and scale of the proposed garage in relation to the structure is not consistent with the surrounding neighborhood. Staff does not believe that this condition is met. 4. Restrictions on Granting Variances. The following restrictions should be considered when reviewing a variance: a) Economic considerations alone do not constitute practical difficulties. In this case, the property owner is requesting to add garage space, and convert an existing one-car garage space into more living space to better fit their personal needs. While these improvements will likely improve the economic value and/or marketability of the home (at time of future sale), economic considerations alone are not the sole reason for the variance request. b) 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. Staff finds that the requested square footage of the garage addition is in harmony with the purposes and intent of the R-1 One Family Residence district, as this proposed garage addition is consistent with and allowed as a conditional use in the R-1 District. However, with respect to the height, the zoning ordinance clearly states that an accessory building may not exceed the height of a principal building. In any review of a variance, the requested variance should minimize the amount of variance requested to the extent possible. This does not appear to be the case, unless further evidence can be submitted to demonstrate that the height of the garage cannot be reduced. The subject property is designated as LR-Low Density Residential in the current 2040 Plan. Certain land use goals and policies are noted below: • Land Use Goal #2: Preserve, protect, and enrich the mature, fully developed residential neighborhoods and character of the community. Planning Commission | Tuesday, April 25, 2023 | Page 70 of 77 • Housing Goal #1: Preserve and improve existing neighborhoods and housing units. o Housing Policy #2: Explore options for flexibility in Zoning Code standards and encourage reinvestment in existing houses o Housing Policy #4. Support the maintenance and rehabilitation of the community’s existing housing stock. Other guiding principles in the comprehensive plan provide for maintaining, preserving, and enhancing existing single-family neighborhoods. City Staff agrees that some variance is likely necessary to construct a larger garage that is more suitable to modern living, but questions the amount of variance requested as it will change the character of the existing home and the neighborhood. City Staff would recommend that other options be explored to reduce the amount of variance requested, that is reduce the height of the proposed garage to better align with the character of the existing home and the neighborhood. While staff is generally supportive of the project, as designed it does not seem to meet the practical difficulties test required to grant a variance. The request for a CUP to allow a larger garage is reasonable, but the height should be brought into greater conformance with the zoning ordinance standards. ALTERNATIVES for ACTION 1. Recommend denial of the Conditional Use Permit and denial of the variance request for 598 Sibley Memorial Highway, 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, noted as follows: A. Under Title 12-1L-5A of the City Code, the Council may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The Applicant has not met the burden of demonstrating that unique conditions exist on the property to justify the granting of a variance to allow the garage to exceed the height of the principal building; and furthermore the applicant failed to adequately justify the need for granting this variance. C. The Applicant has not met the burden of demonstrating that the variance will not adversely impact the essential character of the neighborhood. D. Because the City finds that the second and third criteria of the three-part test (unique characteristics of the land and alter the essential character) is not met by the Applicant, the variance is denied, and the Conditional Use Permit cannot be approved because no reasonable conditions can be identified to allow for the construction based on the proposed plans. 2. Recommend approval of the Conditional Use Permit and Variance for 598 Sibley Memorial Highway, based on the following findings-of-fact that support the granting of the variance as requested herein and noted as follows: A. Under Title 12-1L-5A of the City Code, the Council may grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) Planning Commission | Tuesday, April 25, 2023 | Page 71 of 77 the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of the Variance for height by the following supporting statements: i.) The architectural style of the home and age limit restrict the height of an attached garage unreasonably, and modern construction will result in a garage height that exceeds the height of a principal building. ii.) approving the Variance does not change the essential character of the neighborhood, so approving this Variance should not negatively impact or affect this neighborhood; and iii.) allowing the garage height on the subject property by means of this variance can be considered in harmony with the general purpose of the zoning ordinance and consistent with the current and proposed land use plans, goals and policy statements contained in the 2040 Comprehensive Plans of the community. C. The City has considered the factors required by Title 12-1L-5.E.1 of the City Code, including but not limited to the effect of the Variance upon the health, safety, and welfare of the community, existing and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and has determined this Variance will not impact or pose any negative threats upon the neighborhood or the community in general. D. Approval of the Variance is for 598 Sibley Memorial Highway only, and does not apply or give precedential value to any other properties throughout the City. All variance applicants must apply for and provide a project narrative to the City to justify a variance. All variance requests must be reviewed independently by city staff and legal counsel under the requirements of the City Code. E. The factual findings and analysis found in the Planning Staff Report for Planning Case No. 2023- 05, dated and presented April 25, 2023 (on file with the City of Mendota Heights), is hereby fully incorporated into Resolution No. 2023-____. (final number to be assigned later) F. The City has the authority to place reasonable conditions upon the property subject to this variance request and to issue the requested Conditional Use Permit. Conditions must be directly related to and roughly proportional to the impact created by the variance. The conditions, as recommended to be incorporated within the CUP are as follows: 1) The proposed garage and all other related improvements shall be constructed in compliance with all applicable City Code and State of Minnesota Building Code standards. 2) Approval of the variance is contingent upon City Council approval of the application and corresponding site plan. If the variance and CUP are approved by the City Council, the Applicant shall obtain a building permit for construction of the proposed garage within one (1) year from said approval date. 3. Table the request and direct staff to extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. Planning Commission | Tuesday, April 25, 2023 | Page 72 of 77 a. If this action is taken, Staff requests direction from the Planning Commission as to the changes/modifications to the plan that could be considered at the next available Planning Commission meeting. STAFF RECOMMENDATION Staff recommends the Planning Commission give careful consideration to Alternative No. 1 or No. 3, to either deny the request for Variance from the height standard or to Table the request so that an alternative design solution can be presented. Attachments 1. Applicant Narrative 2. Garage Site Plan and Elevation Planning Commission | Tuesday, April 25, 2023 | Page 73 of 77 Planning Commission | Tuesday, April 25, 2023 | Page 74 of 77 Planning Commission | Tuesday, April 25, 2023 | Page 75 of 77 Planning Commission | Tuesday, April 25, 2023 | Page 76 of 77 Planning Commission | Tuesday, April 25, 2023 | Page 77 of 77