HomeMy WebLinkAbout5A Spring Lake Lofts Preplat Report
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JULY 13, 2020
AGENDA #: 5A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM:
CONSIDER THE SPRING LAKE LOFTS PRELIMINARY PLAT AND
APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW A MULTIPLE
FAMILY DWELLING IN THE R-3 HIGH DENSITY RESIDENTIAL ZONING
DISTRICT
DISCUSSION: Introduction
MWF Inc., on behalf of the property owner, has applied for approval of a
Preliminary Plat to be known as Spring Lake Lofts to be developed as a 64-unit
high density residential complex as well as a Conditional Use Permit to allow a
multiple family dwelling. The subject site is located south of 154th Street (Hwy
82), southwest of the intersection of County Hwy 82 and County Hwy 83.
History
The property is currently the site of an existing single-family home which would
be removed for the development. Improvements along the Hwy 82 corridor in
the area have been made in recent years including creating a divided highway,
installing a traffic signal and trails, and improving public utilities.
On May 11, 2020 the Planning Commission reviewed the application and
opened the public hearing for comments. The Shakopee Mdewakanton Sioux
Community (SMSC) provided comments that they would like to have more time
to review the application for stormwater drainage and tree impacts. Following
a brief discussion, the Planning Commission decided to table the public hearing
and further discussion to an upcoming meeting.
On, June 8, 2020 the Planning Commission continued the public hearing on the
item. After taking public comments from the SMSC regarding drainage and land
use concerns the Planning Commission closed the public hearing and
discussed the item. The Planning Commission then tabled the item to a future
meeting and directed the applicant to discuss the concerns with the SMSC and
compelte plan revisions accordingly in particular to the drainage/stormwater
plans.
Current Circumstances
The current proposal calls for a 64 unit high density residential development. A
single 4-story building is proposed (previously 2 buidlings with a total of 110
units were proposed) on the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total development site area consists of approximately 7.7
acres.
Topography: This area has varying topography, with elevations ranging from
the 982’ MSL along the northern property line to 994’ MSL at the high point in
the southeast corner of the property.
Wetlands: A wetland area has been delineated near the southern edge of the
site. Any impacts to this wetland will require approvals through the Wetland
Conservation Act (WCA) process. The development plan does not indicate any
wetland impacts.
Access: The main access to the site is currently from 154th Street (County
Highway 82).
2040 Comprehensive Plan Designation: The property is designated for High
Density Residential uses on the 2040 Comprehensive Plan Land Use Map.
Zoning: The site is zoned R-3, High Density Residential.
PROPOSED PLAN
Lots: The development plan calls for a 64-unit high density residential
development in a single 4 story building.
Density: Density of the development is based on the net area of the site, which
is approximately 5.5 acres. There is a total of 64 units proposed, for an overall
density of approximately 11.6 units per acre. This is consistent with the density
in the R-3 zoning district.
Building Setbacks: The developer proposes to meet the standard building
setbacks per the R-3 Zoning District as follows:
Parks / Trails: No parkland is proposed with this site therefore a parkland
dedication fee payment will be applicable to the project.
Tree Replacement: The tree inventory identifies over 1,200 inches of
significant trees existing on the site in total. In conformance with the Tree
Preservation City Code, the applicant has identified that 183 inches (91 trees)
of tree replacement will be required with the project. On the included landscape
plan the applicant has placed 100 trees.
Access/Street: The applicant proposes to create a public cul-de-sac street
connecting to the intersection of Hwy 82 and Hwy 83 and linking the access to
the site off the newly created public street. Improvements will be made to the
traffic signal and intersection at Hwy 82 and Hwy 83 as part of this development.
Single Family Required Minimum
(R-3 Zoning)
Proposed
Front 45’ 45’
Rear 25’ 118’
Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be
extended from the existing services at the intersection of Hwy 82 and Hwy 83
through the newly created public cul-de-sac street to the site.
Grading / Stormwater: The applicant proposes to grade the majority of the
property. The revised site layout indicates that most of the site will be utilized
as stormwater management facilities to infiltrate stormwater to meet the City’s
stormwater management requirements.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication and trunk utility service charges.
Conditional Use Permit: A Conditional Use Permit is required for Multiple
Family Dwellings within the R-3 Zoning District. Conditions of approval include
the following:
a. Access shall be to a roadway identified in the Comprehensive Plan as a
collector or arterial or shall be otherwise located so that access can be
provided without generating significant traffic on local residential streets.
Access to the site is located from a newly created local public street
close to the intersection of Hwy 82 and Hwy 83, both identified as
arterial roadways on the 2030 Comprehensive Plan.
b. Building lots shall contain a minimum of 400 square feet of usable open
space per dwelling unit and no more than 1/2 can be in the front yard. The
property contains over 800 feet of usable open space area per
dwelling unit and approximately 20% is in the front yard.
c. The minimum spacing between buildings shall be the average heights of
the buildings. Only one building is proposed.
d. Side and rear yards may be reduced to zero feet where dwellings are
designed to share common walls. The property complies with this
requirement.
Conclusion
MWF Properties LLC and City Staff have discussed the many aspects of the
site. As noted in the attached staff memorandums, the applicant must refine
the plans to assure compliance with the Public Works Design Manual
requirements and City Zoning Ordinance. Therefore, City Staff does advise the
Planning Commission to consider recommending approval of the Spring Lake
Lofts Preliminary Plat with the following conditions:
· The applicant shall address all comments within the July 9, 2020 City
Engineering & Public Works Dept./WSB Memorandum.
· The applicant shall address all comments within the July 6, 2020 City
Community Development Dept. Memorandum.
· The applicant shall address all comments within the April 27, 2020 Scott
County Memorandum.
· The developer shall obtain a grading permit from the City Engineering
Department prior to any grading or tree removal on the site.
· The Developer shall obtain the required permits from other state or local
agencies prior to applicable work on the site.
In addition, City Staff recommends approval of the CUP request for a multiple
family dwelling land use per the listed conditions set in the resolution of
approval.
ISSUES: The applicant proposes to develop the site as a high-density residential
subdivision and within conformance with the current high-density residential
Comprehensive Plan guidance and Zoning. Further plan revisions must occur
to bring the subdivision application into compliance with the current City Code
and the Public Works Design Manual. Comments are included in the City Staff
memorandums and must be addressed to the satisfaction of the City Engineer
prior to approval of the preliminary plat by the City Council.
Stormwater Impacts - MWF properties has submitted revisions to the grading
and stormwater plans to reduce the stormwater volume being discharged to the
wetland which is on SMSC property to the south. The site naturally drains to
this wetland currently. Following review the City has some major comments
related to the emergency overflow elevations for the building. Also the
stormwater plan must be further revised to meet the volume requirments due to
the soil type on the site. As listed in the City Public Works memorandum, the
stormwater plans must be revised further in order to meet current City Design
requirements. Comments listed in the memorandum will be further discussed
at the meeting.
The Planning Commission has two motions to consider:
1. Motion and a second to recommend approval of the Preliminary Plat for
Spring Lake Lofts subject to the listed conditions, or others that may be
added or modified by the Planning Commission
2. Motion and a second to approve a Conditional Use Permit to allow a
Multiple Family Dwelling in the R-3 Zoning District.
The decision of the CUP is for approval while the decision of the preliminary plat
is for a recommendation to the City Council. Any pending CUP approval by the
Planning Commission is conditioned on a future approval of the proposed
preliminary plat by the City Council.
ALTERNATIVES: 1. Motion and a second to recommend approval of the Preliminary Plat for
Spring Lake Lofts subject to the listed conditions, or others that may be
added or modified by the Planning Commission. Motion and a second to
approve a Conditional Use Permit to allow a Multiple Family Dwelling in the
R-3 Zoning District.
2. Motion and a second to table this item to a future Planning Commission
meeting to provide the applicant an opportunity to address the outstanding
stormwater comments and/or other issues that have been discussed.
3. Motion and a second to recommend denial of the Preliminary Plat or
Conditional Use Permit for Spring lake Lofts based upon findings of fact.
RECOMMENDED
MOTION:
Alternative #1
ATTACHMENTS: 1. Location Map
2. Applicant Narrative
3. Development Plans
4. Engineering/Public Works/WSB Memorandum – July 9, 2020
5. Community Development Dept. Memorandum – July 6,2020
6. Scott County Memorandum – April 27, 2020
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 20-04PC
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A MULTIPLE FAMILY DWELLING IN
A HIGH DENSITY RESIDENTIAL (R-3) USE DISTRICT
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 11, 2020 (continued on June
8, 2020) and continued discussion on July 13, 2020, to consider a request from MWF Properties LLC to
approve a Conditional Use Permit (CUP) to allow a Multiple Family Dwelling in the High Density
Residential (R-3) Use District at the following property:
That part of the north 440.00 feet of the West Half of the Northwest Quarter of the Southeast Quarter
and that part of the north 440.00 feet of the Northeast Quarter of the Southwest Quarter of Section 33,
Township 115, Range 22, Scott County, Minnesota and that part of the Southwest Quarter of the
Northeast Quarter of said Section 33, described as follows:
Beginning at the intersection of the west line of the east 66.00 feet of the West half of the Northwest
Quarter of the Southeast Quarter and south line of the north 440.00 feet of said West Half of the
Northwest Quarter of the Southeast Quarter; thence South 89 degrees 25 minutes 44 seconds West
(assumed bearing) along the south line of said north 440.00 feet of the West Half of the Northwest
Quarter of the Southeast Quarter and the south line of the north 440.00 feet of said Northeast Quarter of
the Southwest Quarter a distance of 1499.01 feet; thence North 00 degrees 34 minutes 34 seconds West
to the intersection with the centerline of County Road No. 82; thence northeasterly along said centerline
to its intersection with the northerly extension of said west line of the east 66.00 feet of the West Half of
the Northwest Quarter of the Southeast Quarter; thence southerly along said west line a distance of
491.70 feet to the point of beginning.
Abstract Property PID 259330181, 259330082
WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior
Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP, and persons interested
were afforded the opportunity to present their views and objections related to the CUP request; and
WHEREAS, The Planning Commission has reviewed the application for the CUP and held a hearing thereon on May
11, 2020 (continued on June 8, 2020); and
WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of
the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP
meets the criteria for approval of CUP as contained in Subsection 1102.603 of the Prior Lake Zoning
Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein. The Planning Commission hereby adopts the following
findings per Subsection 1108.202 of the Prior Lake Zoning Ordinance:
2
a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan.
The 2030 Comprehensive Plan establishes a goal related to housing quality and diversity whereby
Objective #1 states “provide opportunities for a variety of affordable high quality housing”, and Objective
#2 states “maintain a choice of and encourage development of quality residential developments”..
b) The use will not be detrimental to the health, safety, morals and general welfare of the community
as a whole.
Based on staff review, the proposed use will not be detrimental to the health, safety, morals and general
welfare of the community. The proposed housing development meets the needs of (future) residents in
Prior Lake.
c.) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in
which the Conditional Use is located.
Subsection 1102.603 allows Multiple Family Dwellings in the R-3 Use District; furthermore, this type of
housing is beneficial to achieving the minimum housing density range for that district.
d.) The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The use will not have adverse impacts on governmental facilities; government services exist within the
area to serve the project.
e.) The use will not have undue adverse impacts on the use and enjoyment of properties in close
proximity to the conditional use.
The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity
since those properties are either residential or vacant.
f.) The use is subject to the design and other requirements of site and landscape plans prepared by
or under the direction of a professional landscape architect, or civil engineer registered in the
State of Minnesota, approved by the Planning Commission and incorporated as part of the
conditions imposed on the use by the Planning Commission.
The use will adhere to the design requirements of the City.
g.) The use is subject to drainage and utility plans prepared by a professional civil engineer
registered in the State of Minnesota which illustrate locations of city water, city sewer, fire
hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service
facilities. The plans shall be included as part of the conditions set forth in the CUP approved by
the Planning Commission.
The applicant has submitted professional engineering plans prepared by a civil engineer which design
for adequate drainage and utility details to be located within the site.
h.) The use is subject to such other additional conditions which the Planning Commission may find
necessary to protect the general welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations where the other dimensional standards,
performance standards, conditions or requirements in this Ordinance are insufficient to achieve
the objectives contained in subsection 1108.202. In these circumstances, the Planning
Commission may impose restrictions and conditions on the CUP which are more stringent than
those set forth in the Ordinance and which are consistent with the general conditions above. The
additional conditions shall be set forth in the CUP approved by the Planning Commission.
Additional conditions to ensure the protection of the general health, safety and welfare of the public are
included as part of the CUP. These conditions are stated below.
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2. The CUP is hereby approved, subject to the following conditions:
a. The development of 64 residential units shall be constructed according to the Preliminary Plat dated July
1, 2020, as approved by the Planning Commission.
b. The Conditional Use Permit is subject to the following conditions of approval:
(1) The site must receive approval of the Spring Lake Lofts Preliminary Plat and Final Plat subdivision
by the City Council.
(2) The stormwater drainage plan must conform to requirements as outlined in the City of Prior Lake
Public Works Design Manual.
(3) The applicant must address the stormwater discharge comments in the Shakopee Mdewakanton
Sioux Community letter dated May 22, 2020 to the satisfaction of the City Engineer.
(4) Access shall be to a roadway identified in the Comprehensive Plan as a collector or arterial or shall be
otherwise located so that access can be provided without generating significant traffic on local residential
streets.
(5) Building lots shall contain a minimum of 400 square feet of usable open space per dwelling unit and no
more than 1/2 can be located in the front yard.
(6) The minimum spacing between buildings shall be the average heights of the buildings.
(7) Side and rear yards may be reduced to zero feet where dwellings are designed to share common walls.
c. The Conditional Use Permit is subject to the issuance of required permits from all applicable
governmental agencies.
PASSED AND ADOPTED THIS 13th DAY OF JULY 2020.
_______________________________
Bryan Fleming,
Commission Chair
ATTEST: _________________________________
Casey McCabe,
Community Development Director
VOTE Fleming Kallberg Ringstad Tieman Tschetter
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
154TH ST NWORION RD NWMYSTIC
LAKE
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NWWOODLAND CIR NWPARK PL NW
Scott County GIS
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2495 - 154th Street NW Preliminary Plat and CUPLocation Map
U P P E R P R IO R L A K EG D(9 0 4 )
S P R IN G L A K EG D(9 1 2 .8 )
LO WE R P R I O R L A K EG D(9 0 4 )
P IK ELA K EN E(8 2 0 .5 )
MY S T ICLA K EN E
H A A SLA K EN E(9 0 7 .3 )
B L IN DLA K ER D(9 4 8 .7 )
A R T ICLA K EN E(9 0 6 .7 )
MA R K L E YLA K ER D( )
H O WA R D L A K EN E(9 5 7 .3 )
C R Y S T A L L A K EN E(9 4 3 .3 )
R IC E L A K EN E(9 4 5 )
C L E A R Y L A K EN E
C A MP B E L LLA K EN E(N o t E s t a b .)
Scott County GIS
SUBJECTPROPERTY
SUBJECTPROPERTYSUBJECTPROPERTIES
S line of the N 440.00 feet of theW 1/2 of the NW 1/4 of the SE 1/4S line of the N 440.00 feetof the NE 1/4 of the SW 1/4W line of the E 66.00 feet of the
W 1/2 of the NW 1/4 of the SE 1/4 494.97Δ=19°47'56"R=1432.39S62°56'44"W
438
.67N89°36'54"E 1499.01N00°27'31"E 491.72Δ=26°39'37"R=1432.3930" PVC8" PVC30" PVC30" PVC16" DIP16" D
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16" DIP[11] Original R/W line of CountyRoad 82 per Doc. No. 271323[11] Original R/W line of CountyRoad 82 per Doc. No. 27132315"RCP 33" RCP24" RCP30" RCP30"
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'ACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPSTOT LOT,SEE ARCH. PLANS(3) "LOOP" STYLE BIKERACKS (6 SPACES),SURFACE MOUNTPER MANUF. SPECS.CROSSWALKSTRIPING, TYP.CONC. WALK, TYPC & G TO MATCHEXISTING PER CITYSTANDARDSPVMT.MARKINGS,TYPACCESSIBLE CURBRAMPS, TYP.CROSSWALKSTRIPING, TYP.CONC.WALK,TYPC & G TO MATCHEXISTING PER CITYSTANDARDSMATCH EXISTINGPER CITYSTANDARDSCONC. B624 C&G,TYP.CONC. B612 C&G,TYP.CONC. B612C&G, TYP.H.D. BIT.PVMT., TYPPVMT.MARKINGS,TYPL.D. BIT.PVMT., TYPCONCRETE DRIVEWAYAPRON PER CITYSTANDARDS, TYP.4" DASHED WHITE EPOXYDIRECTIONAL MARKINGSCONC.WALK, TYPCONC. MEDIANPER CITY STANDARDSFUTUREROADWAYMATCH EXISTINGPER COUNTYSTANDARDSMODULAR BLOCKRET. WALL W/RAILINGCONC. WALK TOMATCH EXISTING PERCITY STANDARDSOVERFLOWELEVATION=986.1312'X16' MNDOTCLASS III RIPRAP OVERFLOWEXISTINGWETLANDBOUNDARY30' WETLANDAVERAGE LINECONC.TRANSFORMERPAD LOCATIONMODULAR BLOCKRET. WALL W/RAILINGTEMP. ROADWAYEASEMENTOVERFLOWELEVATION=984.0012'X8' MNDOTCLASS III RIPRAP OVERFLOWOVERFLOWELEVATION=984.0012'X8' MNDOTCLASS III RIPRAP OVERFLOWOVERFLOWELEVATION=990.5012'X4' MNDOTCLASS III RIPRAP OVERFLOWCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cSPRING LAKE LOFTS
2495 154TH STREET NW, PRIOR LAKE, MN 55372
7645 LYNDALE AVE S, MINNEAPOLIS, MN 55423
MWF PROPERTIES
PROJECT
48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.07/01/20ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:194323/10/20PERMIT SET05/04/20CITY RESUBMITTAL07/01/20CITY RESUBMITTAL......2/21/20CONDITIONAL USE PERMIT APPLICATIONDRAWN BY:REVIEWED BY:BNDK, RB..............20187/2/2020 12:18 PMREVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN............SITE AREA TABLE:1.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOTLIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS.CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENTOF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THELAYOUT SHALL BE APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FORAPPROVAL.2.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENINGPERMIT.3.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITEIMPROVEMENT MATERIALS.4.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BYTHE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.5.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BESTAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.6.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDINGIS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.7.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPEARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THEFOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES.THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.8.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A.REQUIREMENTS-SEE DETAIL.9.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTHOF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIREDBY ADA OR LOCAL GOVERNING BODIES.10.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.11.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.12.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.13.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.14.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.15.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.16.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.17.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPEDOCUMENTS.SITE LAYOUT NOTES:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRCONCRETE PAVEMENT AS SPECIFIED (PAD OR WALK)SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE& CONCRETE DEPTHS, SEE DETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOOPERATIONAL NOTES:SNOW REMOVAL:ALL SNOW SHALL EITHER BE PLOWED TOLANDSCAPED AREAS OR HAULED OFFSITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR BY PULLINGDUMPSTERS OUT OF THE GARAGE AT TRASH PICKUP TIME.DELIVERIES:DELIVERIES SHALL OCCUR THROUGH THE FRONTDOOR.CITY OF PRIOR LAKE SITE NOTES:1.RETAINING WALLS OVER 4' IN HEIGHT WILL REQUIRED A PERMIT FROM THE CITY,BE DESIGNED BY A MN LICENSED REGISTERED ENGINEER, AND HAVE A FENCECONSTRUCTED ON TOP OF THE WALLS.
W line of the E 66.00 feet of the
W 1/2 of the NW 1/4 of the SE 1/4 494.97Δ=19°47'56"R=1432.39S62°56'44"W
438
.67N89°36'54"E 1499.01N00°27'31"E 491.72Δ=26°39'37"R=1432.3930" PVC8" PVC30" PVC30" PVC16" DIP16" D
IP
16" DIP[11] Original R/W line of CountyRoad 82 per Doc. No. 271323[11] Original R/W line of CountyRoad 82 per Doc. No. 27132315"RCP 33" RCP24" RCP30" RCP30"
RCP33" RCPCOUNTY RD NO
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[12] [15][14] [15] Drainageand Utility EasementPer Doc. No. 750488
[14]
[15
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Dra
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andUt
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750488Bituminous Trail
Bituminous TrailBituminous Trail 24" RCP12" RC
P 12"RCP12" RCP
12" R
C
P
MYSTICLAKE DR(A Public R/W)Int of the centerline ofCounty Road No. 82[13]
[15
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31154TH ST NW18"RCPE line of the
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N line of the W 1/2of the NW 1/4 ofthe SE 1/4S line of the SE 1/4 ofthe NW 1/4W line of the SW 1/4
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S line of the SW 1/4of the NE 1/4W
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1/4EOF=984.77EOF=986.29D & U EASEMENTCONSTRUCTIONLIMITSCONSTRUCTIONLIMITSPROPOSED WETLANDBUFFER AREAB-1B-2B-3B-4B-5B-6B-7B-8B-11B-9B-10B-12B-13Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cSPRING LAKE LOFTS
2495 154TH STREET NW, PRIOR LAKE, MN 55372
7645 LYNDALE AVE S, MINNEAPOLIS, MN 55423
MWF PROPERTIES
PROJECT
48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.07/01/20ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:194323/10/20PERMIT SET05/04/20CITY RESUBMITTAL07/01/20CITY RESUBMITTAL......2/21/20CONDITIONAL USE PERMIT APPLICATIONDRAWN BY:REVIEWED BY:BNDK, RB..............20187/2/2020 12:18 PMREVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLAN............1.SEE SITE PLAN FOR HORIZONTAL LAYOUT & GENERAL GRADING NOTES.2.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITE PREPARATION, SOILCORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOILTESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALLREQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATIONSYSTEM (NPDES) PERMIT REQUIREMENTS & PERMIT REQUIREMENTS OF THE CITY.4.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.5.GRADES OF WALKS SHALL BE INSTALLED WITH 5% MAX. LONGITUDINAL SLOPE AND 1% MIN. AND 2% MAX. CROSS SLOPE, UNLESSOTHERWISE NOTED.6.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS. MAXIMUM SLOPES IN MAINTAINED AREASIS 4:17.PROPOSED RETAINING WALLS, FREESTANDING WALLS, OR COMBINATION OF WALL TYPES GREATER THAN 4' IN HEIGHT SHALL BE DESIGNEDAND ENGINEERED BY A REGISTERED RETAINING WALL ENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND APPROVALPRIOR TO CONSTRUCTION.8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT THE DURATION OF CONSTRUCTION TOESTABLISH PROPER GRADES. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR A FINAL FIELD CHECK OF FINISHED GRADESACCEPTABLE TO THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.9.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TOAN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE.10.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. THECONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED INEMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE 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 AMINIMUM DEPTH OF 6 INCHES.11.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDINGADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS ORSLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEENFINISH GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THATHAVE BECOME RUTTED BY TRAFFIC OR ERODED BY WATER OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THECONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THENEW WORK.12.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE STREET AND/OR PARKING AREA SUBGRADE.THE CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE ATTHE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. THE SOILSENGINEER SHALL DETERMINE WHICH SECTIONS OF THE STREET OR PARKING AREA ARE UNSTABLE. CORRECTION OF THE SUBGRADE SOILSSHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. NO TEST ROLL SHALL OCCUR WITHIN 10' OFANY UNDERGROUND STORM RETENTION/DETENTION SYSTEMS.13. TOLERANCES13.1.THE 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.13.2.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE.13.3.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.13.4.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.14.MAINTENANCE14.1.THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASH ANDDEBRIS.14.2.CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES.DURING THE CONSTRUCTION, IF REQUIRED, AND DURING THE WARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BEESTABLISHED SHALL BE RESEEDED AND MULCHED.14.3.WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADVERSE WEATHER,CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, AND COMPACT TO REQUIRED DENSITY PRIOR TO FURTHER CONSTRUCTION.GENERAL GRADING NOTES:1.0' CONTOUR ELEVATION INTERVALGRADING PLAN LEGEND:SPOT GRADE ELEVATION GUTTERSPOT GRADE ELEVATION TOP OF CURBSPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRSGROUNDWATER INFORMATION:CITY OF PRIOR LAKE GRADING NOTES:1.RETAINING WALLS OVER 4' IN HEIGHT WILL REQUIRED A PERMIT FROM THE CITY,BE DESIGNED BY A MN LICENSED REGISTERED ENGINEER, AND HAVE A FENCECONSTRUCTED ON TOP OF THE WALLS.SEE SWPPP ON SHEETS SW1.0-SW1.5EROSION CONTROL NOTES:01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALSPOT GRADE ELEVATION (GUTTER/FLOW LINEUNLESS OTHERWISE NOTED)CURB AND GUTTER (T.O = TIP OUT)EMERGENCY OVERFLOWEOF=1135.52TOPER GEOTECHNICAL REPORT BY CHOSEN VALLEY TESTING, DATED 01-20-20 GROUNDWATERWAS OBSERVED AT ELEVATIONS RANGING FROM 7-12 FEET DEEP. THE REPORT INDICATESTHE STATIC GROUNDWATER TO BE AT APPROX. 977.0THE BORINGS & GROUNDWATER ARE AS FOLLOWS:B-05971.0B-06972.5B-10980.2SPOT GRADE ELEVATION MATCH EXISTINGGRADE BREAK - HIGH POINTS
E line of the W 1/2 of the
NW 1/4 of the SE 1/4
W line of the E 66.00 feet of the
W 1/2 of the NW 1/4 of the SE 1/4 494.97Δ=19°47'56"R=1432.39S62°56'44
"W
438
.67N89°36'54"E 1499.01N00°27'31"E 491.72R=1432.3930" PVC8" PVC30" PVC30" PVC16" DIP16" D
IP
16" DIP[11] Original R/W line of CountyRoad 82 per Doc. No. 271323[11] Original R/W line of CountyRoad 82 per Doc. No. 27132315"RCP 33" RCP24" RCP30" RCP30" RCP33" RCPCOUNTY RD NO.
82(A Public R/W)(Width Varies)[12] [15][14] [15] Drainageand Utility EasementPer Doc. No. 750488[14]
[15]
D
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andUt
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Easemen
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PerDoc.
No
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750488Bituminous Trail
Bituminous TrailBituminous Trail 24" RCP12" RC
P 12"RCP12" RCP
12" R
C
P
MYSTICLAKE DR(A Public R/W)Int of the centerline ofCounty Road No. 82[13]
[15]R/W line of County Road 82per R/W Plat No. 30R/W
l
ine
o
f
Coun
tyRoad 82
per R/WPla
t
No
.
31154TH ST NW18"RCPE line of the
NE 1/4 of the
SW 1/4 N line of the NE 1/4of the SW 1/4E line of the SE 1/4
of the NW 1/4
N line of the W 1/2of the NW 1/4 ofthe SE 1/4S line of the SE 1/4 ofthe NW 1/4W line of the SW 1/4
of the NE 1/4
S line of the SW 1/4of the NE 1/4W
l
ine
o
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W 1/2of
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1/4STMH A-(PUBLIC)CONSTRUCT OVER EXISTING24" STORM SEWERRE=989.90EX IE (NW)=977.19PROP IE (SE)=977.00109 LF 24" RCPSTORM SEWER @0.20% (PUBLIC)76 LF 24" RCPSTORM SEWER@ 0.20% (PUBLIC)91 LF 36" RCPSTORM SEWER @0.20% (PUBLIC)208 LF 36" RCPSTORM SEWER @0.20% (PUBLIC)STMH B(PUBLIC)RIM=986.71IE=976.78STMH C-(PUBLIC)RIM=986.45IE (N/S)=976.63STMH D(PUBLIC)RIM=987.00IE=976.45RIPRAP @FES, TYP.PROPOSED BUILDING TO DRAINOVERLAND NORTH TOINFILTRATION BASIN 2.COORDINATE LOCATIONS OFDOWNSPOUTS W/ ARCH PRIOR TOCONSTRUCTION. RIPRAP OROTHER EROSION CONTROLMEASURES TO BE INSTALLED, TYP.FES F(PUBLIC)IE=975.94FES 12IE=980.5067 LF 24" HDPESTORM @ 0.00%93 LF 24" HDPESTORM @ 0.00%FES 13IE=980.50MH 11RIM=984.20IE (SW/SE)=980.50IE (S)=980.74FES 10IE=980.2214 LF 18" HDPESTORM SEWER@ 2.00%STMH E(PUBLIC)RIM=988.93IE=976.0349 LF 36" RCPSTORM SEWER @0.20% (PUBLIC)164 LF 24" HDPESTORM @ 0.00%FES 20IE=980.50FES 21IE=980.50OS 30RIM=989.74IE=985.8035 LF 15" HDPESTORM @ 8.00%CORE-DRILLCONNECTION TOEXISTING CBRIM=988.09EX IE=981.99PROP. IE=983.00EOF=984.77EOF=986.29FES 40(PUBLIC)IE=981.00CBMH 41(PUBLIC)RIM=985.63IE=981.2626 LF 15" HDPESTORM @ 1.00%(PUBLIC)34 LF 15" HDPESTORM @ 1.00%(PUBLIC)CB 42(PUBLIC)RIM=985.69IE=981.60FES 50IE=981.0015 LF 15" HDPESTORM @ 0.50%CBMH 51RIM=984.27IE=981.08CB 52RIM=984.27IE=981.115 LF 15" HDPESTORM @ 0.50%CBMH 61NYLOPLASTSTRUCTURERIM=991.22IE=983.94FES 60IE=982.5072 LF 15" HDPESTORM @ 2.00%CBMH 62NYLOPLASTSTRUCTURERIM=991.07IE=984.8445 LF 15" HDPESTORM @ 2.00%BUILDING STORMCONNECTIONSTUB TO WITHIN 5'FROM BUILDING,COORD. W/ MECH'LIE @ STUB=985.029 LF 12" SCH40 PVC STORM@ 2.00%TRENCH DRAIN 70RIM=981.38IE=979.88(SEE PUMPINGNOTE)TRENCH DRAIN 70TO BE PUMPED BYINTERIOR SYSTEM.COORDINATE PUMPING w/ARCH, MECH'L &STRUCTURAL PRIOR TOCONSTRUCTION100-YR FLOW=0.49 CFSD & U EASEMENTCONSTRUCTIONLIMITSCONSTRUCTIONLIMITSPROPOSED WETLANDBUFFER AREAABOVEGROUNDINFILTRATION BASIN 2BOT=989.50TOP=990.50EOF=990.50OE=989.74100-YR HWL=990.26ABOVEGROUNDINFILTRATION BASIN 1ABOT=980.50TOP=984.50EOF=984.00OE=980.74100-YR HWL=982.34ABOVEGROUNDINFILTRATION BASIN 1BBOT=980.50TOP=984.50EOF=984.00ABOVEGROUNDINFILTRATION BASIN 1CBOT=980.50TOP=984.50EOF=986.13OE=980.74100-YR HWL=982.34Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cSPRING LAKE LOFTS
2495 154TH STREET NW, PRIOR LAKE, MN 55372
7645 LYNDALE AVE S, MINNEAPOLIS, MN 55423
MWF PROPERTIES
PROJECT
48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.07/01/20ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:194323/10/20PERMIT SET05/04/20CITY RESUBMITTAL07/01/20CITY RESUBMITTAL......2/21/20CONDITIONAL USE PERMIT APPLICATIONDRAWN BY:REVIEWED BY:BNDK, RB..............20187/2/2020 12:18 PMREVISION SUMMARYDATEDESCRIPTIONC4.0UTILITY PLANSTORM............GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF PRIOR LAKE UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES.01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1. SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.2. CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS.3. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FORUTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.4. UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINEINSTALLATION" AND "SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OFMINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THE PROJECT SPECIFICATIONS.5. CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THE DIRECTION OF THE OWNER.6. ALL WATER PIPE SHALL BE CLASS 52 DUCTILE IRON PIPE (DIP) AWWA C151, ASME B16.4, AWWA C110, AWWA C153 UNLESS OTHERWISE NOTED.7. ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH 40 ASTM D1785, 2665, ASTM F794, 1866)UNLESS OTHERWISE NOTED.8. ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGS UNLESS OTHERWISE NOTED.9. PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLARED END SECTION.10. UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THE CONTRACTOR IS ULTIMATELY RESPONSIBLE FOR THEFINAL CONNECTION TO BUILDING LINES. COORDINATE WITH ARCHITECTURAL AND MECHANICAL PLANS.11. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.15 FEETPER DETAILS. RIM ELEVATIONS SHOWN ON THIS PLAN DO NOT REFLECT SUMPED ELEVATIONS.12. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.13. HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS. HYDRANT EXTENSIONS ARE INCIDENTAL.14. A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BE REQUIRED TOMAINTAIN A MINIMUM OF 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. EXTRA DEPTH WATERMAIN IS INCIDENTAL.15. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL UTILITIES, UNLESSOTHERWISE NOTED.16. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS AND COORDINATED WITH THE CITY PRIOR TOCONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18. COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICAL DRAWINGS.19. COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH ADJACENT CONTRACTORS AND CITY STAFF.20. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL PAVEMENT CONNECTIONS SHALL BESAWCUT. ALL TRAFFIC CONTROLS SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE BUT NOT BE LIMITED TOSIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROADCLOSURES SHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY.21. ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHERE REQUIRED. THE REQUIREMENTS OF ALLOWNERS MUST BE COMPLIED WITH. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFICLOADING.22. CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23. CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. COORDINATE THE INSTALLATION OF IRRIGATIONSLEEVES NECESSARY AS TO NOT IMPACT INSTALLATION OF UTILITIES.24. CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO ENGINEER UPON COMPLETIONOF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT. APPROVED RESILIENT RUBBER JOINTS MUSTBE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, OR OTHER STRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED INACCORDANCE WITH MN RULES, CHAPTER 4714, SECTION 1109.0.SITE SPECIFIC UTILITY NOTES:1.TREES AND LIGHT POLES ARE TO BE CONSTRUCTED ABOVE THE UNDERGROUNDFILTRATION BASIN IN PARKING LOT ISLANDS. GAPS IN THE PIPE SYSTEM ARE TOBE SHOWN ON FINAL SHOP DRAWINGS.
E line of the W 1/2 of the
W line of the E 66.00 feet of the
W 1/2 of the NW 1/4 of the SE 1/4 494.97Δ=19°47'56"R=1432.39S62°56'44"W
438
.67N89°36'54"E 1499.01N00°27'31"E 491.72Δ=26°39'37"R=1432.3930" PVC8" PVC30" PVC30" PVC16" DIP16" DIP16" DIP[11] Original R/W line of CountyRoad 82 per Doc. No. 271323[11] Original R/W line of CountyRoad 82 per Doc. No. 27132315"RCP 33" RCP24" RCP30" RCP30" RCP33" RCPCOUNTY RD NO
.
82(A Public
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MYSTICLAKE DR(A Public R/W)Int of the centerline ofCounty Road No. 82[13]
[15]R/W line of County Road 82per R/W Plat No. 30R/W
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N line of the W 1/2of the NW 1/4 ofthe SE 1/4S line of the SE 1/4 ofthe NW 1/4W line of the SW 1/4
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1/4PROPOSED 8" GATEVALVE AND VALVE BOXCONNECT TO EXISTINGWATERMAIN STUB WITHGATE VALVE,COORDINATE WITH CITY8" COMBINED DIPWATER SERVICE ANDVALVE, STUB TO WITHIN5' FROM BUILDING,COORD. W/MECH'LHYD & GV PERCITY DETAILSAND STANDARDS8" DIP WATERMAIN (PUBLIC)8" DIP WATER MAINPROPOSED 8"GATEVALVE AND VALVE BOXHYD, GV, & 8"X6"REDUCER PERCITY DETAILS ANDSTANDARDS125 LF 8" PVC SDR 26SAN. SEWER @0.40% - (PUBLIC)171 LF 8" PVC SDR26 SAN. SEWER @0.40% - (PUBLIC)20 LF 8" PVC SDR 26SAN. SEWER @0.40% - (PUBLIC)MH B-(PUBLIC)RIM=988.31IE (NW)=971.31IE (E)=971.28STUB SANITARY TO 5'FROM BUILDINGIE @ STUB=972.37COORD. W/MECH'L39 LF 8" PVC SDR26 SAN. SERVICE@ 1.00%CONNECT SANITARY TOEXISTING SANITARY MANHOLEEX RE=987.20PROP RE=987.80 (ADJUST)EX IE (NW)=969.69PROP IE (S)=970.00MH A-(PUBLIC)RIM=986.44IE (NW)=970.68IE (SW)=970.84IE (SE) 970.78SAN STUBIE=971.36207 LF 8" PVC SDR 26SAN. SEWER @ 0.50%MH CRIM=990.61IE (NE)=971.88IE (NW)=971.988"x8" TEE6"x8" TEEEOF=984.77EOF=986.29TEMP. ROADWAYEASEMENTD & U EASEMENTCONSTRUCTIONLIMITSCONSTRUCTIONLIMITSPROPOSED WETLANDBUFFER AREATEMP. ROADWAYEASEMENTCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cSPRING LAKE LOFTS
2495 154TH STREET NW, PRIOR LAKE, MN 55372
7645 LYNDALE AVE S, MINNEAPOLIS, MN 55423
MWF PROPERTIES
PROJECT
48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.07/01/20ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:194323/10/20PERMIT SET05/04/20CITY RESUBMITTAL07/01/20CITY RESUBMITTAL......2/21/20CONDITIONAL USE PERMIT APPLICATIONDRAWN BY:REVIEWED BY:BNDK, RB..............20187/2/2020 12:18 PMREVISION SUMMARYDATEDESCRIPTIONC4.1UTILITY PLANSANITARYAND WATER............GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF PRIOR LAKE UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES.01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1. SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.2. CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS.3. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FORUTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT AREDAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.4. UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINEINSTALLATION" AND "SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OFMINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THE PROJECT SPECIFICATIONS.5. CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THE DIRECTION OF THE OWNER.6. ALL WATER PIPE SHALL BE CLASS 52 DUCTILE IRON PIPE (DIP) AWWA C151, ASME B16.4, AWWA C110, AWWA C153 UNLESS OTHERWISENOTED.7. ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH 40 ASTM D1785, 2665, ASTM F794, 1866)UNLESS OTHERWISE NOTED.8. ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGS UNLESS OTHERWISE NOTED.9. PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLARED END SECTION.10. UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THE CONTRACTOR IS ULTIMATELY RESPONSIBLE FOR THEFINAL CONNECTION TO BUILDING LINES. COORDINATE WITH ARCHITECTURAL AND MECHANICAL PLANS.11. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.15 FEETPER DETAILS. RIM ELEVATIONS SHOWN ON THIS PLAN DO NOT REFLECT SUMPED ELEVATIONS.12. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.13. HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS. HYDRANT EXTENSIONS ARE INCIDENTAL.14. A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BE REQUIRED TOMAINTAIN A MINIMUM OF 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. EXTRA DEPTH WATERMAIN IS INCIDENTAL.15. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL UTILITIES, UNLESSOTHERWISE NOTED.16. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS AND COORDINATED WITH THE CITY PRIOR TOCONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18. COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICAL DRAWINGS.19. COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH ADJACENT CONTRACTORS AND CITY STAFF.20. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL PAVEMENT CONNECTIONS SHALL BESAWCUT. ALL TRAFFIC CONTROLS SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE BUT NOT BE LIMITED TOSIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROADCLOSURES SHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY.21. ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHERE REQUIRED. THE REQUIREMENTS OF ALLOWNERS MUST BE COMPLIED WITH. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFICLOADING.22. CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23. CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. COORDINATE THE INSTALLATION OF IRRIGATIONSLEEVES NECESSARY AS TO NOT IMPACT INSTALLATION OF UTILITIES.24. CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO ENGINEER UPON COMPLETIONOF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT. APPROVED RESILIENT RUBBER JOINTSMUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, OR OTHER STRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED INACCORDANCE WITH MN RULES, CHAPTER 4714, SECTION 1109.0.
494.97Δ=19°47'56"R=1432.39S62°56'44
"W
438
.67N89°36'54"E 1499.01N00°27'31"E 491.72Δ=26°39'37"R=1432.39CONSTRUCTIONLIMITSCONSTRUCTIONLIMITSPROPOSED WETLANDBUFFER AREA24" DECORATIVEROCK MAINTENANCE STRIP, TYP.9 - RB2 - SHL3 - SSRB2 - WP4 - BF1 - WP8 - SWO3 - RB2 - NWM6 - SHL2 - BL3 - PSG3 - RB4 - PSG1 - WP2 - SWO3 - SSRB3 - WP2 - CBS2 - WP6 - ERC3 - IHD2 - SSC5 - BHS3 - CBS3 - ERC5 - IHD5 - CBS2 - SSC1 - BL4 - IHD5 - ERC2 - NRM4 - IHD2 - SSC4 - IHD3 - BHS1 - NWM3 - SGJ4 - IHD2 - SSRB3 - BF2 - IHD3 - SGJ3 - IHD3 - RRD3 - KFG3 - KFG4 - SSH3 - KFG3 - PN3 - RRD6 - PN4 - PWC8 - KFG4 - WLC12 - RRD1 - SSC9 - PWC5 - PN4 - KFG4 - PWC3 - KFG3 - SSH3 - KFG5 - RRD3 - KFG3 - SSH3 - KFG3 - KFG3 - RRD5 - RRD3 - KFG3 - SSH3 - KFG2 - PWC3 - KFG3 - SSH3 - KFG2 - PWC3 - KFG3 - SSH3 - KFG5 - WLC5 - PWC3 - KFG3 - SSH3 - KFG6 - PWC4 - BAJ5 - WLC3 - KFG3 - SSH3 - KFG5 - WLC3 - KFG3 - PN3 - KFG5 - WLC13 - RG6 - RRD3 - PN16 - RG7 - RGMNDOT 35-221 DRY PRAIRIE, PER MNDOT SEEDING MANUALSPECIFICATIONS (2014)TREESQTYCOMMON / BOTANICAL NAMECONTNWM4New World Red Maple / Acer rubrum `New World`2.5" Cal. B&BNRM1Northwood Red Maple / Acer rubrum `Northwood`2.5" Cal. B&BRB15River Birch / Betula nigra2.5" Cal. B&BPSG4Princeton Sentry Gingko / Ginkgo biloba `Princeton Sentry`2.5" Cal. B&BSHL8Skyline Thornless Honey Locust / Gleditsia triacanthos inermis `Skycole` TM2.5" Cal. B&BSWO10Swamp White Oak / Quercus bicolor2.5" Cal. B&BBL3Boulevard Linden / Tilia americana `Boulevard`2.5" Cal. B&BEVERGREEN TREESQTYCOMMON / BOTANICAL NAMECONTBF7Balsam Fir / Abies balsamea6` B&BERC13Eastern Red Cedar / Juniperus virginiana6` B&BBHS8Black Hills Spruce / Picea glauca `Densata`6` B&BCBS10Colorado Spruce / Picea pungens6` B&BWP9White Pine / Pinus strobus6` B&BORNAMENTAL TREESQTYCOMMON / BOTANICAL NAMECONTSSRB8Shiloh Splash Birch / Betula nigra `Shiloh Splash`1.5" Cal. B&BSSC7Spring Snow Crabapple / Malus x `Spring Snow`1.5" Cal. B&BSHRUBSQTYCOMMON / BOTANICAL NAMESIZEIHD27Ivory Halo Dogwood / Cornus alba `Bailhalo` TM5 gal.SSH24Strawberry Sundae Hydrangea / Hydrangea paniculata `Rensun` TM5 gal.SGJ6Sea Green Juniper / Juniperus chinensis `Sea Green`5 gal.BAJ3Blue Arrow Juniper / Juniperus Scopulorum `Blue Arrow`3` Ht.PN20Panther Bloomin` Easy Ninebark / Physocarpus opulifolius `N5` TM5 gal.RG36Gro-Low Fragrant Sumac / Rhus aromatica `Gro-Low`#5 CONTGRASSESQTYCOMMON / BOTANICAL NAMESIZEKFG71Feather Reed Grass / Calamagrostis x acutiflora `Karl Foerster`#1 CONTPERENNIALSQTYCOMMON / BOTANICAL NAMESIZEPWC31PowWow Wild Berry Coneflower / Echinacea purpurea `PAS702917` TM#1 CONTRRD37Daylily / Hemerocallis x `Rosy Returns`---WLC24Walkers Low Catmint / Nepeta x faassenii `Walkers Low`#1 CONTGROUND COVERSQTYCOMMON / BOTANICAL NAMESIZE43,890 sfLower Basin Native Seed MixSeed MixMNDOT 34-262 WET PRAIRIE, PER MNDOT SEEDING MANUALSPECIFICATIONS (2014)24,471 sfBlue Grass Based / SodSod79,628 sfUpper Basin Native Seed MixSeed MixMNDOT 35-221 DRY PRAIRIE, PER MNDOT SEEDING MANUALSPECIFICATIONS (2014)PLANT SCHEDULEREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN............Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cSPRING LAKE LOFTS
2495 154TH STREET NW, PRIOR LAKE, MN 55372
7645 LYNDALE AVE S, MINNEAPOLIS, MN 55423
MWF PROPERTIES
PROJECT
24904Patrick J. SarverLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.07/01/20ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:194323/10/20PERMIT SET05/04/20CITY RESUBMITTAL07/01/20CITY RESUBMITTAL......2/21/20CONDITIONAL USE PERMIT APPLICATIONDRAWN BY:REVIEWED BY:BNDK, RB..............20187/2/2020 12:19 PM01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRLEGEND1" DIA. ROCK MAINTENANCE STRIP OVER FILTER FABRIC,SAMPLES REQUIRED. PROVIDE EDGING AS SHOWN ON PLANPROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESSHREDDED CYPRESS MULCH, SAMPLES REQUIREDPROVIDE EDGING AS SHOWN ON PLANPROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED CANOPY TREE SYMBOLS - SEE PLANT SCHEDULEAND PLAN FOR SPECIES AND PLANTING SIZESEDGINGDECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA.LANDSCAPE NOTES:1.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BE MULCHED WITH 4" DEPTH (MINIMUM AFTER INSTALLATION AND/OR TOP DRESSINGOPERATIONS) OF SHREDDED CYPRESS MULCH.2.ALL TREES SHALL BE MULCHED WITH SHREDDED CYPRESS MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE.ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK.3.IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW LANDSCAPING. OWNER TO APPROVEBOULDER SAMPLES PRIOR TO INSTALLATION.4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREEFROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FORDURATION OF ACCEPTANCE PERIOD.5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THE QUANTITY SHOWN ON THEPLAN, THE PLAN SHALL GOVERN.6.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT.LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED FOR ONE (1) FULL GROWING SEASONS FROM SUBSTANTIALCOMPLETION DATE.7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 4" LAYER TOPSOIL AND SOD AS SPECIFIED UNLESS OTHERWISE NOTEDON THE DRAWINGS.8.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORS AND WINDOWS.CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECTPRIOR TO INSTALLATION.9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.12.REPAIR AT NO COST TO THE OWNER IRRIGATION SYSTEM DAMAGED FROM LANDSCAPE CONSTRUCTION ACTIVITIES.13.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF ALTERNATEDATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OFPRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB.14.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIOR TO INSTALLATION.ZONE: (R-3) HIGH-DENSITY RESIDENTIAL USE DISTRICTCALCULATIONS ARE REQUIRED PER THE CITY OF PRIOR LAKE.PERIMETER TREE CALCULATION (1 PER 40 LF OF SITE PERIMETER)TOTAL SITE PERIMETER = 3,591 LF - 530 LF EXISTING TREES ON PERIMETER = 3,061 LF PERIMETER3,061 LF / 40 LF = 76.5 TREES REQUIRED (77 PROVIDED)ENTRY PLANTINGS (PROVIDED)PARKING LOT LANDSCAPING (PROVIDED)BUFFERYARD (TYPE B) REQUIRED BETWEEN PARKING LOT & STREET RIGHT-OF-WAY PER 1107.20050.6 X 410 LF / 100 = 2.46 TOTAL CANOPY PLANTINGS REQUIRED (3 PROVIDED)1.2 X 410 LF / 100 = 4.92 TOTAL ORNAMENTAL PLANTINGS REQUIRED (5 PROVIDED)1.8 X 410 LF / 100 = 7.38 TOTAL SHRUBS REQUIRED (8 PROVIDED)PERIMETER BUFFERYARDS BETWEEN (R-3) AND ADJACENT LAND (SMSC) TRUST LAND - NO BUFFER REQUIREDREQUIRED LANDSCAPE CALCULATIONS
C:\Users\jmatzke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\PW7YJGBV\Spring Lake Lofts - Review Memo 07082020 (002).docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Nick Monserud, Project Engineer
Pete Young, Water Resources Engineer
From: Kris Keller, Laura Kivisto - WSB
Date: July 9, 2020
Re: Spring Lake Lofts
City Project No. DEVXX-00000X
WSB Project No. 10704-000
We have completed our review of the revised civil and stormwater plans submitted for Spring
Lake Lofts on July 1, 2020 as prepared by Civil Site Group. The following documents were
received:
· Updated Stormwater Report and Civil Plan Set dated July 1, 2020
We have the following comments with regards to stormwater management and engineering.
Greyed out comments have been addressed, comments in standard text are still applicable as
well as red comments which were from the previous review. Purple comments are new with the
current review of the revised plans.
General
1. Submit for and provide copies to the City of all required permits from regulatory agencies
(MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES,
etc.)
a. Applicant has noted this comment.
Stormwater Management
1. Rate control
a. Rate control has been met for the site. Proposed runoff rates do not exceed
existing rates.
2. Volume control
a. To accomplish the City's Volume Control Standard for NPDES permit sites, runoff
shall have no net increase from pre-project conditions on an annual basis of
stormwater discharge volume, TSS, and TP. Per the MPCA Technical Support
Document, the development utilizes an acceptable method to meet the volume
control standard, retaining the runoff volume equal to one inch times the area of
the proposed increase of impervious surfaces on site.
3. Drainage Areas
a. Consider offsite drainage routed directly to the site via an 18" culvert on the east
side of PR1B. Size the filtration basin by taking the offsite drainage into
consideration.
Spring Lake Lofts
July 8, 2020
Page 2
b. Consider offsite drainage north of the proposed site when sizing the storm sewer.
c. Modify the pervious value for drainage area PR1C for consistency between the
drainage area map and HydroCAD.
d. The building drainage is routed to Infiltration Basin 2 in the HydroCAD model. A
note is provided on the plan that the building downspouts will drain overland to
the basin. Explain the 'building storm connection stub' note on the south side of
the building. Is a portion of the building runoff routed through storm sewer to
Infiltration Basin 1A? Clarify and modify the drainage area if necessary.
e. As graded, the entrance to the garage should not be included in the infiltration
basin 1 drainage area. Ramp runoff will enter the garage. Provide a way for
water to leave the low point at the garage entrance.
4. HydroCAD
a. The primary outlet (length, slope, elevation, material) from infiltration basin 1 do
not match the plan set.
b. The primary outlet (elevation, material) from infiltration basin 2 do not match the
plan set.
c. Note that the Atlas 14 precipitation depths for the 2-, 10-, and 100-year storms
for the City of Prior Lake are 2.84", 4.22", and 7.39" respectively (2.94", 4.47",
7.81" rainfall depths are used in the design).
d. Note that a generic time of concentration value of 6 minutes is used in the
modeling which is not reflective of actual site conditions.
e. An additional reach should be added to the model to aggregate the runoff values
from drainage area 1 and 2. With time of concentration values, runoff rates from
the reaches are oftentimes not directly added.
5. HWL, EOF, and Low Point requirements
a. Show all emergency overflows for low points and water bodies by adding and
labeling a drainage arrow to the grading plan sheet.
i. Submit drainage calculations to show the catch basin analysis at the low
point assuming catch basins can receive a maximum of 3 cfs. In addition,
the low points in the parking lot must have an EOF designed for the 100-
year storm event. Clearly label on the plans.
ii. Provide a stabilized EOF for the filtration basin. Clearly label on the
plans.
iii. Two EOF elevations are called out at the north end of the ramp (986.38
and 987.24). Clarify which elevation is correct.
b. The underground filtration basin, filtration basin, and catch basin low points utilize
an ultimate EOF directed south down the ramp towards the entrance to the
parking garage. Demonstrate that the EOF between the buildings has capacity to
pass large storm events and water will not negatively impact the buildings or
garages.
c. The basins do not meet the requirement that the HWL must be two feet below
the low floor elevation (the garage is the lowest floor elevation). All EOF
requirements must be met. Including EOF to entrance to the garage.
6. Drawdown depth
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a. Clarify how the infiltration height for the BMPs summarized in the stormwater
management narrative was obtained. The infiltration height should be calculated
as the depth from the invert of the outlet pipe to the top of the filtration media.
Modify the drawdown time accordingly.
b. Modify the drawdown calculation table:
i. Per the infiltration rate and height, the drawdown time for infiltration basin
1 is 48 hours.
ii. The infiltration height and drawdown time for infiltration basin 2 must be
modified to match the treatment depth called out on the plans (0.24 feet).
7. Modify the invert elevation of pipe outlets into the infiltration basins to match the outlet
pipe invert elevation.
a. The applicant has stated that the inlet pipes for the underground infiltration basin
have been raised up to the maximum extent possible.
8. Call out maintenance access routes to all stormwater infrastructure and ponding areas
(maximum of 8% grade, 2% cross slope, and a minimum of 10 feet wide).
9. The area to the NW of the proposed parking lot is less than 2% in grade. Modify the
grade to meet the minimum 2% requirement and provide a way for water to exit the area.
Ponding may occur under current grading.
10. [moved comment to wetland section] The project drains to a waterbody identified in the
National Wetland Inventory as a Freshwater Emergent Wetland/Freshwater Pond.
a. Determine the proposed OHWL and HWL for the wetland immediately south of
the project and label on the plans.
b. Verify if the proposed storms outlets to the wetland cause impacts. If so, follow
the necessary procedures.
11. Provide pretreatment for the infiltration basins, particularly for the piped stormwater, such
as sumped manholes.
a. Storm sewer structure sumps are shown as 4-feet deep on the utility plan. Modify
the sump depth to match the Environmental Control Manhole for Storm Sewer
standard detail.
b. The connection from Phase 2 building to the underground system does not have
any pretreatment. Pretreatment must be provided via an isolator row or other
measure.
c. The Minnesota Stormwater Manual highly recommends pretreatment practices to
be sized to treat a minimum volume of 25 percent of the water quality volume.
i. Call out the use of environmental manholes at the last drainage structure
prior to the outfall.
ii. Ensure pretreatment is provided from the roof drains into infiltration basin
2.
12. Infiltration practices must be designed in accordance with the Minnesota Stormwater
Manual.
a. Infiltration tests shall be conducted at the location and elevation of the proposed
infiltration system.
b. The use of infiltration in D soils requires City approval.
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c. The SWPPP states that “the soils present are considered hydrologic soil group
“D” and are not conductive to infiltration.” Because of the existing soils,
underdrains at 0.5% slope are needed in the infiltration practice to ensure proper
drawdown. Include observation wells and cleanouts. Follow Minnesota
Stormwater Manual design information for a filtration basin with perched
underdrain. Only the volume below the underdrain could be credited as potential
infiltration area. Infiltration calculations must account for void space within the
media.
13. Filtration practices must be designed in accordance with the Minnesota Stormwater
Manual.
a. The base of filtration basin 1 and 2 are at 978.5. The static ground water level
from the geotechnical report is at 977.0. There is a 1.5-foot separation between
the base of the systems and the groundwater. However, the filtration basins will
be constructed with impermeable liners.
b. Ensure the flows into the basins are non-erosive (less than 4 feet per second) by
providing rational calculations for the storm sewer.
c. Install underdrains with a minimum slope of 0.5 percent. Modify the filtration
basin 2 underdrain slope to meet this requirement.
i. Grade is recommended for the underground filtration system
underdrains, but because it is a private system, it is up to the owner to
maintain the design.
14. Add the underground filtration basin and filtration basin outlet structure details to the
provided basin details.
a. Modify the invert of the 21” CMP into outlet structure – OS 31 to match the invert
called out on the utility plan.
15. Make the following labeling and numerical changes for consistency:
a. Modify the Underground Filtration Basin 1 cubic feet of storage value on the
plans to match the number from HydroCAD and number in the stormwater report
narrative BMP table.
b. Outlet FES C1 from the filtration basin is labeled at 981.10 on the plans. Modify
the invert in the stormwater report narrative for consistency with the plans
(currently 980.10).
c. Modify the infiltration area value in the stormwater management narrative to be
consistent with the value in the HydroCAD model and the dimensions of the
system.
d. Existing and proposed impervious values in the SWPPP and the Site Plan Table
do not match the impervious values shown in the stormwater management report
and modeling. Modify for consistency.
e. Label the slope and length of the filtration basin 1 underdrains.
16. Demonstrate that the modification of the available storage on the west side of the site will
not cause negative impacts to the existing hydrology (i.e. the 100-year HWL of the
surrounding water bodies).
17. Aprons or flared end sections shall be placed at all locations were the storm sewer
outlets a ponding area. Infiltration basin 2 is too shallow for an apron outlet. Call out the
specific detail and structure type to be used as the outlet.
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July 8, 2020
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Grading
1. Retaining walls over 4’ in height will require a retaining wall permit from the City, be
designed by a Minnesota licensed registered engineer, and have a fence constructed on
top of the walls.
a. Applicant has noted this comment.
2. Direct all drainage on the south side of the eastern building away from the building.
3. Provide the EOFs for the catch basins in the parking lot.
4. Describe the area that the 989 EOFs at the southeast corner of the eastern building
represent.
5. Provide the highpoint at the top of the driveway to the garages.
a. Two EOF elevations are called out at the north end of the ramp (986.38 and
987.24). Clarify which elevation is correct.
6. Provide EOFs for the low points of the nyloplast structures just south of the building.
7. The ramp to the garage is steeper than 10% (~11.6%)
8. Slopes south of the proposed retaining wall are at or slightly above 3:1. Slopes in
maintainable areas shall be no greater than 4:1.
9. The proposed contours do not appear to tie into the existing contours at the western part
of the project.
Utilities
1. Submit rational calculations for the proposed storm sewer to ensure the utilities are
designed for a 10-year, 24-hour rainfall event.
a. Modify line 1 in the storm sewer calculations (CB 11 – CBMH 10) so pipe length
and invert match the proposed values.
b. Modify line 9 (CB 12 – CBMH 10) so pipe length and invert match the proposed
values.
c. The catch basin drainage area map shows a trench drain at the base of the
parking garage entrance ramp. Show the drain and the storm sewer routing on
the utility plan sheet.
d. Include the intersection area of County Road 82 and Mystic Lake Drive in catch
basin drainage areas DA 41 and DA 42 as it is included in HydroCAD.
e. Modify the utility plan sheet and storm sewer spreadsheet pipe length from
CBMH 62 to CBMH 61 to match.
f. Demonstrate that the capacity of the existing culvert under County Road 82 is
matched throughout the storm sewer from STMH-A to FES F. As shown, a 24”
RCP at 0.20% slope has less capacity than a 24” RCP (this is assumed, existing
pipe size not labeled on plans) at 0.75% slope. The proposed storm sewer
should meet or exceed the capacity of the existing culvert.
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July 8, 2020
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g. Provide calculations to show that the existing storm sewer along CR 82 has the
capacity to take the runoff from infiltration basin 2.
2. Modify the pipe sizes to meet the City's requirement stating that pipe size and grade shall
be equal to or greater than 15" in diameter and 0.5% slope.
a. The slope of the storm sewer must not have a slope less than 0.5% unless
approved by the City engineer (STMH-A to FES F).
3. Match storm sewer pipe crowns to the greatest extent possible to ensure an even flow
line.
a. Modify the downstream pipe invert at the connection to the existing CB from
infiltration basin 2 to match crowns.
b. Modify the inverts at STMH C to match crowns as the pipe size increases.
4. There is minimal cover for the pipe between CB 11 and CB 10 and coming out of CB 10
in the parking lot has minimal cover (~1.5’).
a. The depths of the structures were increased (2.55 to 3.0) but so were the pipe
diameters (12” to 15” and 18”) so there is still ~1.5-1.75’’ cover under the parking
lot to and from CBMH10.
5. Identify limits of public and private sanitary sewer, watermain, storm sewer and storm
BMP’s.
a. Provide an access easement to the hydrant and water shutoff for the building
b. The “Public” infiltration basin shall drain to the “Public” storm sewer, not through
a private BMP.
6. Some proposed hydrants are further than 300’ apart. Fire official to review hydrant
spacing for coverage of the southeast corner of the building.
a. Additional hydrant added. Fire official to review
7. The watermain/service through the parking lot appears to be close or in conflict with
several of the storm crossings. Identify crossings and add language to lower watermain
and insulate.
a. Applicant indicated that a crossing table would be provided prior to permit
approvals
b. There appears to be a potential conflict between the 36” storm sewer (~7-10’
deep) and the watermain/service coming from the street. Show a water offset
per the City detail and insulate
8. To the greatest extent possible, manholes shall be placed in paved surfaces outside
wheel paths. Relocate STMH B.
a. STMH D and STMH E are also located in wheel paths.
9. Storm sewer pipe within the right-of-way shall be RCP. Pipes from CB 42 to FES 40 and
FES 21 to FES 20 do not meet this requirement.
10. Extend the construction limits to include the impact of connecting to the existing catch
basin on 154th Street from storm structure OS30
11. Include a trench drain to accommodate drainage down the parking ramp towards the
garage.
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July 8, 2020
Page 7
12. Move storm pipe from FES F to STMH E out from under the retaining wall, since this will
be a public pipe.
13. Fire and domestic water services shall be separated at the property line. Fire service
shall have a PIV.
14. A sewer monitoring MH is required at the property line.
Roadway/Signal System
1. Roadway and signalization improvements at the intersection of 154th Street/ County Road
82 and Mystic Lake Drive/County Road 83 are subject to additional Scott County review
and approval
a. Applicant has submitted comments from the County and their responses.
b. No additional responses have been provided
2. The capacity and storage of the south leg appears adequate for the proposed
development. However, if the cul de sac becomes a through street in the future, the
spacing from CSAH 82 to the development access is less than desirable.
a. Applicant has noted this comment.
3. The approach coming out of the intersection appears narrow. Verify functionality with
maintenance and plow trucks drivers.
4. Run turning movements for all movements, including the cul-de-sac.
Miscellaneous
1. Add the following notes and identifiers to the grading plan:
a. Provide a note on the plans specifying that the perimeter/downstream sediment
control BMPs should be installed by the contractor and inspected by the City
prior to any site work.
b. Add a note on the plans stating Slopes greater or equal to 3:1 shall have
approved erosion control BMPs installed immediately after finished grading.
c. Show wetland buffer, buffer signage, and tree preservation signage on the
grading plan.
d. Provide a note on the plans specifying that all down gradient sediment control
BMPs shall be installed prior to any land disturbance. The City must inspect and
approve these BMPs before land disturbance may occur.
2. Use current updated City standard detail plates
SWPPP
1. A surface water is located directly south of the site. Verify the distance to disturbance and
provide a 50-foot natural buffer if the distance is less than 50-feet.
a. The SWPPP states that a double row of silt fence will be provided and the project
will not disturb within 200 feet of the wetland. Call out the double silt fence on
sheets SW1.0 and SW1.1.
Wetlands
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July 8, 2020
Page 8
1. A wetland delineation was not included in the submittal and was required by the City in
discussions with the developer last Fall. Depending on the results of a wetland
delineation, WCA permits may also be needed. I would anticipate either needing a no-
loss application if no wetlands are identified as having impacts or a replacement plan if
wetlands are found to be impacted.
a. Applicant has stated they are coordinating with the City
i. Wenck Associates has discussed this wetland with Allison Hardwood,
and will be out on site 5/6/2020 to assess whether any wetlands are
being impacted.
b. A WCA Notice of Decision was issued for the site on 7/2/2020. One wetland was
identified within the project area. The project was reviewed by the WCA TEP on
6/2/2020 and the TEP approved of the boundaries as delineated in the field. No
wetland impacts are proposed.
c. Submit a MnRAM wetland functional assessment for review. Ensure the on-site
wetland meets the stormwater utilization requirements of Table 6.2 of the City
PWDM.
d. Label the wetland buffer on the grading plan with dimensions, showing that it will
meet the requirements of Table 6.3 of the City PWDM for areas within the
PLSLWD. Include average and minimum buffer widths and no-grade zone.
e. Show locations of required wetland buffer monuments consisting of a post and
buffer sign. Monuments are required as necessary to accurately define the edge
of the buffer. Include city plate #203 in the plan set. Buffer must be covered by a
drainage and utility easement.
2. Applicant to provide response from USACE regarding the technical memo on jurisdiction
submitted January 21, 2020. A USACE permit would be required if they claimed
jurisdiction.
a. Applicant has stated they are coordinating with the City
i. Applicant hoping for a response from the USACE by 5/8/20.
b. The USACE provided a letter of no jurisdiction dated 5/14/2020.
3. The project drains to a waterbody identified in the National Wetland Inventory as a
Freshwater Emergent Wetland/Freshwater Pond.
a. Determine the proposed OHWL and HWL for the wetland immediately south of
the project and label on the plans.
b. Verify if the proposed storms outlets to the wetland cause impacts. If so, follow
the necessary procedures.
PLSLWD Comments
[Note: PLSLWD has not yet provided updated comments regarding the 7/1/2020 submittal]
Rule D – Stormwater Management
1. HydroCAD Modeling Comments
a. The provided modeling uses the “Weighted Curve Number” method, which
averages pervious and impervious areas under a single curve number for each
subcatchment. This method likely underestimates runoff from directly connected
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July 8, 2020
Page 9
impervious areas. It is recommended that the model be adjusted to use a
distributed curve number approach (such as the Santa Barbara Urban
Hydrograph - SBUH weighting), with calculates runoff separately for pervious and
impervious areas.
b. Note that off-site drainage (run-on) is not included in modeling. These areas
include a small strip of right-of-way south of 154th St, a roughly 1.7-acre wetland
north of 154th St, and roughly 2 acres of land east of the site. The right-of-way
contributes little runoff and can be ignored. The wetland drained to an existing
ditch on-site under existing conditions, but will be piped past the site under
proposed conditions. Runoff from the area east of the site should be considered
for sizing of the bio-filtrationbasin.
c. Both the bio-filtration basin and the below-ground filtration chamber were
modeled with a 1.6 inches/hour filtration rate. It is recommended that the basins
be modeled with a slightly lower rate (0.8 in/hr) to be conservative if the basins
fail to infiltrate as well as designed.
2. Bio-filtration Basin Comments
a. Basin media should be amended so it is not a source of phosphorus. At a
minimum, at least half the organic compost should be substituted for peat. Our
recommendation is an 80% (sand), 10% (compost), 10% (peat) media.
b. Clearly indicate the emergency overflow (EOF) for the basin on the grading plan,
including details for stabilization of the overflow. Consider how overflow will be
routed around the proposed road and towards the downstream wetland.
c. It is recommended that a sump be added to CB G and CBMH H to provide
pretreatment of road runoff prior to discharge to the basin.
3. Underground Filtration Chamber Comments
a. Provide the referenced shop drawings and details for the outlet structure (OS 31)
and connection to chamber piping.
i. Applicant has indicated that the shop drawings will be provided prior to
final permit approvals.
b. Ensure an adequate number of access risers are provided to facilitate
maintenance of the chamber. In particular, add a riser to the inlet from CB 10-11
to clean out the pretreatment chamber for this inlet.
c. Consider potential short-circuiting of water from the connection to the Phase 2
building to the outlet. Also consider whether water will be adequately distributed
throughout the chamber from all other pipe inlets.
d. The chamber has been designed to retain all runoff from the 100-year storm
event within the chamber. The impacts of a larger storm event should be
considered in context of flooding to the parking lot and garage entrances. If the
chamber were to fill to the top of stone (984’) this would flood the inlets from the
parking lot up to 0.7’. Overflow of water from the parking lot would either be
directed south towards the garage entrances (overflowing at roughly 986’), or be
directed east towards the connecting road (overflowing at roughly 986’).
4. Other Comments
a. Recommend Rain Guardian turret or equivalent pretreatment practice for the
curb cut at the south end of the garage entrances.
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July 8, 2020
Page 10
b. PLSLWD Rules require a 2-foot separation from 100-year high water levels for
low floors and a 3-foot separation from emergency overflows. The first floor
elevation of both buildings (991’) meet these requirements, but the garage floors
(980’) do not.
Rule E – Erosion and Sediment Control
1. Recommend the use of seed mix 33-261 (Stormwater South and West) as an alternative
to seed mix 34-262 (Wet Prairie) for the bio-filtration basin. This stormwater mix can
withstand large variations in soil moisture as would be expected in a bio-filtration basin,
while the Wet Prairie mix is dependent on having moist soil conditions.
a. This comment applies to the infiltration basin plantings as well.
2. Provide the location and design for temporary sedimentation basins that will be used to
retain runoff during construction and prior to installation of permanent stormwater
features.
3. Grading extends off-site towards the bituminous trail east of the project. Documentation
that this grading has been approved by the parcel owner should be provided.
Rule I – Drainage Alterations
1. Additional hydrologic modeling should be required to confirm that proposed filling of the
existing ditch and conveyance trough the property via stormsewer will not increase the
100-year high water elevation of the wetland north of 154th St.
Rule J – Buffer Strips
1. If the Army Corps of Engineers determines the existing ditch is jurisdictional (which
seems unlikely), then District Rule J (Buffer Strips) is applicable.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community Development Department has reviewed the Preliminary Plat for the subject
project with a plan date of 7-1-20 and we have the following comments:
General
1. Development fees – The following development fees are to be collected at the time of
final plat approval: Park Dedication ($3,750/unit) Trunk Water ($7,640/net acre), Trunk
Sanitary Sewer ($4,530/net acre), Trunk Storm Sewer ($6,860/net acre), Utility
Connection Charge ($18,000 per subdivision), and a 6% administrative fee and 5%
construction observation fee based on the total estimated construction costs (which
include grading and public utility connections).
2. Density – The net area of the site 5.5 acres with 64 units proposed. This accounts for a
potential of 11.6 units/per acre. This density of the residential units indicates that it
meets the minimum of 7 units per acre necessary for high density residential zoning.
3. Retaining walls – Walls exceeding 4 feet in height will require a building permit
application.
4. Final tree locations – Tree locations may be subject to change depending on field
construction of public/private utilities and maintenance access locations for ponding and
utilities.
5. A 2-year letter of credit or other security payment is required which guarantees the
landscaping. This security shall be in the amount of 125% of the cost of landscaping
including installation. This cost may be determined by a bid or estimate from a
landscaping company. The letter of credit can be joined with the other letter of credit
funds for grading, and public street and utilities escrows.
6. Submit specifications or sample of exterior siding materials for building.
Date: July 6, 2020
To: Matt Yetzer, MWF Properties
From: Jeff Matzke, Planner
Subject: Spring Lake Lofts Preliminary Plat/CUP
City Project #DEV19-000020