HomeMy WebLinkAbout9A - Glynwater 1st Addition
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JULY 6,1998
9A
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF RESOLUTION 98-XX
APPROVING THE CONDITIONAL USE PERMIT FOR 121
TOWNHOUSE UNITS AND RESOLUTION 98-XX
APPROVING THE PRELIMINARY PLAT FOR
"GL YNW ATER"
Historv: In December, 1997, the applicant filed an application for a
Schematic Planned Unit Development for a townhouse development'
on this property. On January 5, 1998, the City Council denied this
application based on the fact the proposed Schematic PUD Plan was
inconsistent with the stated purposes and intent of the PUD section of
the Zoning Ordinance and, with the exception of the private streets,
could be accomplished through the Conditional Use Permit Process.
The developer then filed an application for a zone change, a
conditional use permit and a preliminary plat. These applications were
considered by the Planning Commission on February 23, 1998, and by
the City Council on March 16, 1998. On March 16, 1998, the Council
approved the zone change from the A-I (Agricultural) District to the
R-2 (Urban Residential) District, and the preliminary plat, on the basis
both the zone change and the preliminary plat were consistent with the
Comprehensive Plan and the Zoning and Subdivision regulations. On
April 20, 1998, the Council approved the conditional use permit.
Following these approvals, the developer applied for and received
grading permits to begin grading the property. The developer also
applied for approval of a final plat. Shortly thereafter, it was brought
to the staffs attention that not all owners of property within 500' of
the site had been notified of the public hearing. The error in
notification was due to the fact that the developer's title company had
submitted an incomplete list of names.
On June 1, 1998, this issue was reviewed by the City Council. Upon
advice from the City Attorney, the Council noted the zone change was
valid since neither the State Statute or the City Code requires
individual notices for rezonings of more than 5 acres. However, the
Council adopted Resolution 98-68, rescinding the approval of the
1620:(fW~gf~~~~~V~D~f.I~:~~~;f~~gL~~~'~fnnesota 55372-1714 / Ph. (612) 447-4230 / Fa:(~H) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
conditional use permit and preliminary plat due to Improper
notification.
Because the previous approvals have been rescinded, the public review
process of the preliminary plat and conditional use permit applications
is starting over. The Planning Commission considered the conditional
use permit and the preliminary plat at a public hearing on June 22,
1998, after proper mailed notification of the public hearing had been
provided. Several residents of the area spoke of their concerns about
traffic on Fremont Avenue. The attached draft minutes of the Planning
Commission summarize this testimony.
Current Circumstances: The proposed townhouse development
consists of 121 units on 32.12 buildable acres, for a density of3.7 units
per acre, and 14% lot coverage. The R-2 district permits townhouse
developments as a conditional use, with a maximum density of 5.5
units per acre, and a maximum 20 % lot coverage. The proposed
development is consistent with these requirements. The proposed
setbacks are also consistent with the conventional setbacks for the R-2
district. These are a 25' front yard setback, a 25' rear yard setback,
and 20' separation between buildings. The proposed plan also consists'
of2-, 3-, 4-, 5- and 6-unit buildings. There are 18 2-unit buildings, 2
3-unit buildings, 17 4-unit buildings, and 1 each ofthe 5- and 6-unit
buildings.
The preliminary plat consists of 109 lots for the individual townhouses
and the common area. Not all ofthe units are located on individual
lots. There are six 4-unit condominium buildings located on 6 lots.
The preliminary plat also dedicates 11.91 acres of parkland. However,
only 2.5 acres of this site meets park dedication requirements. The
developer will be required to dedicate cash to satisfy the remaining
dedication requirements.
This plan proposes 4 new public streets. The major street, named
Glynwater Trail, starts on the east side of the site, directly opposite
Wilds Parkway, loops through the site for 2,650' and exits back onto
CSAH 82. The second street, Bay Knolls Drive, is located on the east
side of the site, and extends 625' from Glynwater Trail to Fremont
Avenue. The third new street is a 600' long cul-de-sac identified as
Spring Glen Circle. This street is located on the east portion of the
site, and on the west side of Glynwater Trail. Finally, there is a 130'
long stub street called Brookside Lane located on the west portion of
the site which provides future access to the property to the west. The
original plans also propose improvements to the north end of Fremont
Avenue, including a median, to restrict turning movements onto
Fremont Avenue, and curb and gutter.
There is a sidewalk located along the north end of Glynwater Trail
from CSAH 82 to the park trail on the east, and from CSAH 82 to
I:\98fiIes\98subdiv\preplat\gIynwat2\gIyn2cc.doc
Page 2
Brookside Lane on the west. A sidewalk is also proposed along the
north side of Bay Knolls Drive from Fremont Avenue to Glynwater
Trail. The plan also identifies a pedestrian trail starting at CSAH 82,
winding through the proposed park, and connecting to the 16.5 foot
wide access owned by the City on the west boundary of this site. As
part of the improvements on Fremont Avenue, the City also requested
the developer grade an area for a future sidewalk on Fremont Avenue,
adjacent to this site.
Sanitary sewer and water service will be extended to this site from the
existing mains located in CSAH 82 and in Fremont Avenue. Storm
sewer and NURP ponds will also be provided to handle the drainage
on the site.
The Issues:
1. The major issue for this development is the access to Fremont
Avenue. The testimony at the public hearing outlined several
concerns about the traffic on Fremont and at the intersection of
Fremont Avenue and CSAH 82. These included speed, number of
vehicles, and difficulty in making turns onto Fremont from CSAH
82. The consensus of those testifying was that the access onto
Fremont from this development would increase those problems.
The residents of the area suggested this access be eliminated, and
Bay Knolls Drive be designed with a hammerhead turnaround.
This would still provide access to the townhouses, but would
eliminate the need for an access to Fremont Avenue. The
developer did not object to this design.
The Planning Commission concurred with this recommendation.
However, the Planning Commission also recognized this design
would require a variance to the Subdivision Ordinance standards
for the length of a cul-de-sac and the design of a cul-de-sac. The
developer has since filed an application for a variance, as per the
Planning Commission's instructions. This application will be
considered by the Planning Commission on July 13, 1998. The
Council will have the opportunity to review the variance following
the Planning Commission hearing.
If the access to Fremont Avenue is eliminated as a part ofthis
development, as recommended, the Developer cannot be required
to make the improvements to Fremont Avenue. The improvements
which would be eliminated from the plans include the median,
resurfacing and curb and gutter on Fremont, and the sidewalk area
along Fremont Avenue. The total cost of these improvements
requires the City to go through the bidding process, so it is most
likely that any future improvements to Fremont Avenue would be
done as a public improvement project.
I: \98fiIes\98subdiv\preplat\gIynwat2\gIyn2cc.doc
Page 3
2. The second issue to be addressed is the disturbance ofthe slopes
on this site. Section 6-6-6 E of the Subdivision Ordinance states
"whenever possible, slopes oj twenty percent (20%) or greater
should not be disturbed and should be retained as private or public
open space." This plat has several locations in which siopes of
20% or greater are disturbed, either for the placement of roads and
utilities or the placement of homes. It appears the only way to
avoid theses slopes is to eliminate buildings. It may also be
necessary to relocate some ofthe utility lines to avoid the slopes.
The Planning Commission felt the design of the site provided the
least disturbance possible for this development.
Conclusion: The Planning Commission concluded the proposal met
the requirements for a conditional use permit and preliminary plat.
The Planning Commission recommended approval ofthe preliminary .
plat subject to the following conditions:
1. Bay Knolls Drive must be redesigned to eliminate the access to
Fremont Avenue and to include a hammerhead turnaround. This
design must also include a pedestrian connection Jrom the end oj
Bay Knolls Drive to Fremont Avenue.
2. The developer must submit an application Jor a variance to the
Subdivision Ordinance requirements Jor the revised design of Bay
Knolls Drive. This variance must be approved prior to final plat
approval.
3. A letter oj credit Jor the landscaping and tree replacement must be
submitted prior to approval oj the final plat documents.
4. The homeowner's association documents must be revised to
include the correct legal descriptions Jor each association. These
documents must be recorded with the final plat documents.
The Planning Commission also recommended approval ofthe
conditional use permit, subject to the following conditions:
1. A letter oj credit Jor the landscaping and tree replacement must be
submitted prior to approval oj the final plat documents.
2. The homeowner's association documents must be revised to
include the correct legal descriptions Jor each association. These
documents must be recorded with the final plat documents.
FISCAL IMPACT:
Bud!!et ImDact: As originally designed, there is no immediate budget
impact. The infrastructure improvements would have been done by
the Developer. However, if the access to Fremont Avenue is
eliminated, there is an impact on the City's future capital
improvements program. As mentioned earlier, without this access, any
I:\98fiIes\98subdiv\preplat\gIynwat2\gIyn2cc.doc
Page 4
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
future improvements to Fremont Avenue must be done as a public
improvement project under the 429 process. While some of the
projects may be assessed, under the current City assessment policy, the
City pays 60% of the cost of these projects. The construction of new
dwellings will provide additional tax base to the City.
The City Council has three alternatives:
1. Adopt Resolution 98-XX approving the Preliminary Plat for this
development subject to the listed conditions, and adopt Resolution
#98-XX, approving the Conditional Use Permit of Glynwater
subject to the listed conditions, with the finding that the preliminary
plat is consistent with the intent and purpose of the Comprehensive
Plan and the Zoning and Subdivision Ordinances.
2. Deny the Preliminary Plat and Conditional Use Permit on the basis
they are inconsistent with the purpose and intent of the Zoning and
Subdivision Ordinances and/or the Comprehensive Plan. In this
case, the Council should direct the staff to prepare a resolution with
findings of fact for the denial of these requests.
3. Defer consideration of this item for specific reasons.
Staff recommends alternative #1. Since there are two separate items,
two motions are required.
1. A motion and second to approve Resolution 98-XX, approving the
Preliminary Plat to be known as Glynwater, subject to the listed
conditions.
2. A motion and second to approve Resolution 98-XX approving the
Conditional Use Permit, subject to the listed conditions.
~~
Frank Bo
1:\9 8fiIes\98subdiv\preplat\gI ynwat2\gIyn2cc.doc
Page 5
PRELIMINARY PLAT
RESOLUTION 98-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL Ai: t'KOVING THE
PRELIMINARY PLAT OF "GL YNW ATER" SUBJECT TO THE CONDITIONS
OUTLINED HEREIN.
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on June 22,
1998, to consider an application from Wensmann Realty for the preliminary
plat of Glynwater; and
WHEREAS: notice of the public hearing on said preliminary plat has been duly published
and posted in accordance with the applicable Minnesota Statutes and Prior
Lake Ordinances; and
WHEREAS: all persons interested in this issue were afforded the opportunity to present their
views and objections related to the preliminary plat of Glynwater for the record
at the Planning Commission hearing; and
WHEREAS: the Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and
Subdivision Ordinances and found said preliminary plat to be consistent with
the provisions of said ordinances; and
WHEREAS the Prior Lake City Council considered an application for preliminary plat
approval of Glynwater on July 6, 1998; and
WHEREAS: the City Council finds the preliminary plat of Glynwater to be consistent with
the 2010 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of
Glynwater subject to the following conditions:
1. Bay Knolls Drive must be redesigned to eliminate the access to Fremont Avenue and
to include a hammerhead turnaround. This design must also include a pedestrian
connection Jrom the end of Bay Knolls Drive to Fremont Avenue.
2. The developer must submit an application Jor a variance to the Subdivision
Ordinance requirements for the revised design of Bay Knolls Drive. This variance
must be approved prior to final plat approval.
1:\98files\98subdiv\prep'lat\g!ynwat2\platres.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
- -----..,. ~-- -
3. A letter of credit for the landscaping and tree replacement must be submitted prior to
approval of the final plat documents.
4. The homeowner's association documents must be revised to include the correct legal
descriptions for each association. These documents must be recorded with the final
plat documents.
Passed and adopted this 6th day of July, 1998.
{Seal}
I Mader
I Kedrowski
Petersen
Schenck
Wuellner
1:\98files\98subdiv\preplat\glynwat2\platres.doc
YES
Mader
Kedrowski
Petersen
Schenck
Wuellner
City Manager
City of Prior Lake
NO
Page 2
(f PR~lO
~ov ",,\,.. .\l',~
€-'I .. ~
.... . ~
<.) . w;l /
~~:?~
CONDITIONAL USE PERMIT
RESOLUTION 98-XX
APPROVING A CONDITIONAL USE PERMIT TO DEVELOP A 121 UNIT
TOWNHOUSE DEVELOPMENT TO BE KNOWN AS "GL YNW ATER"
MOTION BY: SECOND BY:
WHEREAS, the Prior Lake Planning Commission conducted a public hearing on June 22,
1998, to consider an application from Wensmann Realty for a Conditional
Use Permit (CUP) for a 121 unit townhouse development to be known as
Glynwater, and the City Council heard the case on July 6, 1998; and
WHEREAS, notice of the public hearing on said CUP has been duly published In
accordance with the applicable Prior Lake Ordinances; and
WHEREAS, the Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the CUP of Glynwater; and
WHEREAS, the Planning Commission and City Council find the CUP for Glynwater in
harmony with both existing and proposed development in the area
surrounding the project; and
WHEREAS, the Planning Commission and City Council find 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 Section 7-5 C 1-6
of the Zoning Ordinance and Section 5-6-5 (C) of the City Code.
NOW THEREFORE, BE IT RESOLVED BY 111..E CITY COUNCIL OF PRIOR LAKE:
that it approves the CUP for Glynwater on the property legally described as follows:
LEGAL DESCRIPTION:
That part of the east 16.00 acres of the Northwest Quarter of the Southwest Quarter of Section
34, Township 115, Range 22, Scott County, Minnesota, lying east of the west 1.0 rod of said east
16.00 acres and northeasterly of the following described line:
Commencing at a point on the west line of said east 16.00 acres distant 889.30 feet south of the
northwest comer; thence southerly along said west line a distance of 185.20 feet; thence easterly
at right angles a distance of 140.00 feet to a point hereinafter referred to as point A; thence
northwesterly along a line drawn from said point A to the point of commencement to its
-1:\9.8fiIes\98subdiv\m:enIat\2:Iynw\lt2\cupte;;.doc ~g~ 1
16200 Eagle Creek Ave. -~.E., Pnor LaKe, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (61z) q.47-4245
AN EQUAL OPPORTUNITY EMPLOYER
intersection with the east line of said west 1.0 rod the point of beginning of the line to be
described; thence southeasterly along said line and its southeasterly e~tension to the south line of
said Northwest Quarter of the Southwest Quarter and there terminating.
Together with all that part of Government Lot 2, Section 34, Township 115, Range 22, Scott
County, Minnesota, lying westerly of the east 1024.00 feet of said Government Lot 2 and
northerly and westerly of the recorded plat of Island View 5th Addition, Scott County,
Minnesota.
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED TRACT:
That part of the North Half of the Southwest Quarter of Section 34, Township 115, Range 22,
Scott County, Minnesota, described as follows:
Beginning at a point on the north line of said North Half of the Southwest Quarter distant
1082.43 feet east of the northwest comer; thence on an assumed bearing of East along said north
line a distance of 375.00 feet; thence South 580.80 feet; thence West 375.00 feet; thence North
580.80 feet to the point of beginning.
BE IT FURTHER RESOLVED, approval of the CUP is subject to the following conditions:
1. The development, including, but not limited to, buildings, landscaping and signage, on this
site will be as shown on the approved plans, consisting offive 24" by 36" sheets and seven
18" by 24" sheets, attached to and incorporated within this resolution as Exhibit A.
2. Minimum setbacks for the buildings on the site are as follows:
Front Yard (measuredfrom the right-ofway): 25'
Side Street Yard (measuredfrom the right-ofway) 25'
Rear Yard (measuredfrom the lot line of the common space) 25'
Separation Between Buildings 20'
3. A letter of credit for the landscaping and tree replacement must be submitted prior to
approval of the final plat documents. No building permits will be issued until this letter of
credit is received by the City.
4. The homeowner's association documents must be revised to include the correct legal
descriptions for each association. These documents must be recorded with the final plat
documents. No building permits will be issued until a copy of the recorded documents is
received by the City.
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use
Permit for Glynwater. The contents of Planning Case File #98-011 and #98-078 are hereby
entered into and made a part of the public record and the record of the decision for this case.
Passed and adopted this 6th day of July, 1998.
I:\98fiIes\98subdiv\preplat\gIynwat2\cupres.doc
Page 2
Mader
Kedrowski
Petersen
Schenck
Wuellner
{Seal}
I:\98fiIes\98subdiv\preplat\gIynwat2\cupres.doc
YES
Mader
Kedrowski
Petersen
Schenck
Wuellner
City Manager,
City of Prior Lake
NO
Page 3
/
Vote indicated ayes by all. MOTION CARRIED.
MOTION BY
COME TO THE
TRACK OR OTH
LIMITS.
ER, SECOND BY CRIEGO, TO RECOMMEND STAFF TO
ANNING COMMISSION WITH REGULATIONS FOR RACE
MOTORIZED VEffiCLES THAT CAN BE USED IN THE CITY
Vote taken indicated ayes D all. MOTION CARRIED.
MOTION BY CRAMER, SEC . ii:~iAFF OR
CITY COUNCIL TO COME UP TH A NOISE ORDINAN ...... ..::::~tt::::::::\::.:.
~ig~~~~i~~~s~ 1~ G PRO~~E~~~::!.r~~~ AL1i:::::_ii:~:::::::::::)>
THROUGHOUT THE CITY SUCH A BUT NOT ..::,J0LUSry? TO MOTORIZE;Qr::::"
VEHICLES. ..::::{f:r:. ..:::::::::::....
..........,......................
..................
..... ...........
Discussion:
::t: ::e:::~::: c~:::: ~;mg OTIa~~" ".m..
.::~~~~t::. ..:::(~~i~~::::.. ...:.:::.:.::::~~iiit~Ittf?:::.
A discussion followed reg..~H~::B2prmerciai::~~ff~~tion no:::::fh~luding race tracks or any
;;;,~~zed ,.cmg takin~u is the \:~~ not the anction. A developed
. .....
. ... . ..... ..
............. ..... --
Back on guide esfroF~t%f.to..,g!1:::29HP.9~h::~:::ii.Ra out what negati
would be co erned. ..:::::::~/:(\:::::/:;:::...........:.:.::::::::::::::::::::::::::f/\\:~:::::::..
..
.................
....................
Kansi.:::::'::::::::~~9i::iHg+eqq~~~dati8#,~!III~~~::gO to the City Council on July 6.
A::~~~~~ was called at g{1:~':p.m.The meeting reconvened at 8:21 p.m.
~
...
. . . . . . .
. . . . . . . . . . . . .
....... ......
B.::::qiM:~ #98-077 aq~::98-078 CONSIDER A CONDITIONAL USE PERMIT
AND A P.k!MIN~V PLAT FOR THE PROJECT TO BE KNOWN AS
GL YNW Al~!S\:: ..::::::::::'/:::::"
Planning Coordi.filitor Jane Kansier presented the Planning Report dated June 22, 1998 on
file in the office of the City Planner.
Wensmann Realty has applied for a Conditional Use Permit and a Preliminary Plat for the
property located on the south side ofCSAH 82, just west of Fremont Avenue and directly
south of the entrance to The Wilds. The application includes a request for a conditional
use permit to allow the development of the property with 121 townhouse units, and a
preliminary plat consisting of 109 lots for the townhouse units and open space.
1 :\98fi1es\98plcomm\pcmin\mn062298.doc
10
In December, 1997, the applicant filed an application for a Schematic Planned Unit
Development for a townhouse development on this property. On January 5, 1998, the
City Council denied this application based on the fact the proposed Schematic PUD Plan
was inconsistent with the stated purposes and intent of the PUD section of the Zoning
Ordinance in that the same proposal, with the exception of the private streets, could be
accomplished through the Conditional Use Permit Process. The developer then filed an
application for a zone change, a conditional use permit and a preliminary pl~k::..Jhese
applications were considered by the Planning Commission on February.#i:})i~i98fand by
the City Council on March 16, 1998. On March 16, 1998, the Counc.ik:*-pproved the zone
change to the R-2 (Urban Residential) District, and the preliminarx:~:~H3Tt::m~hApri120,
1998, the Council approved the conditional use permit..::::)t:~:::::::::::::j:"iilil;;:. ..::::t:::~::iijl:j:illljj:::::tt::..
Following these approvals, the developer applied for and .F!petVga::~:~ading pem1H~::!~l:::::::::(>'
begin grading the property. The developer also appliectldf apPf.:Qval of a final plat":':::::::::::::ff"
Shortly thereafter, it was brought to the staffs atten!J.d:::t~at noF~ltpwners ofpro~rty
within 500' of the site had been notified. The errof.Hrr:'Hg:tUl~at~g~:fw~:. due to the fact that
the developer's title company had submitted an incompla~:iiJ.illmt6fnailies. This list was
not verified by the staff, and so proper n~.~~~~~.ation was not 'g~_::~~.. a~~::~cent property
owners'=:::::jijjj:ii!::::::::::::::::::::::n:t::t:::::::::..... "::::=:::.:::::::il::;:::::::=::::"
On June 1, 1998, this issue was reviewed b~4he"':n*:il~AAFP. .ppbn advice from the
City Attorney, the Council noted the zone cffl,Wgt;;}$iis \:iMiq:::m#Ee individual notices are
not required for rezoning of rn9fH:~:lg~ 5 acrd;::::~~!-Iowever, t~:~rCouncil adopted Resolution
:8-68, rescin~ing ~he ap~:;gyaTBf':tqlj::fonditiori~~::::~se permit and preliminary plat due to
improper nOtlficatlOn..::::~(:r::::" ::::~::~~? ..:::~::~:\:::::::::?:.
.,::::~:~:~:~:1:;.. ..}~:~:r ~:ffr:"
"::::::::::::;::::::::::" ,.;:::::::.' .:;:::;:::.'
Because the previotl~:::'a:pi~pyals.:J1ix~t9%fWrf!Rs!paed, the public review process of the
preliminary plat and cond1t\9!1:!fus't;'"'pHiHH4ipp"tications is starting over. The Planning
Commission..i:~:S!;m~~.!dering f\V,g:::!pplications at this time. The first application is to
approve9.Ai.8haiH6q~kY:se Penm~::IgrJ);lls project. The second request is for approval of
a prel~w;1H8.ry plat foFlQl!:::~ite, to ~i::)ffiown as Glynwater. Each of these applications is
d~:i:~~f:~t~~:in detail belo~~II:II:II.i~):;:::'
The tofa~i:@y.p area (less::tne CSAH 82 right-of-way) consists of 41.57 acres. The net area
of this Sii€~:::~'~~i:::~::t~::,~~~r'lS 32.12 ac.res.
There are also ~t#:P:p:::slopes, or slopes in excess of 20%, located on this site. These slopes
are generally lolt;ifed on the eastern half of the site. There are several areas in which the
steep slopes will be disturbed by the placement of building pads and utilities.
Information submitted by the developer indicates 5.33 acres of the site are considered
steep slopes. Of this 5.33 acres, 1.64 acres, or 4% of the entire site, will be disturbed for
site grading and the installation of sanitary sewer lines.
This vegetation on this site consists of vacant cropland. The eastern and southern
boundaries of the property are wooded, as is the area adjacent to the wetlands. The
project is subject to the Tree Preservation requirements of the Zoning Ordinance. The
1 :\98fi1es\98plcomm\pcmin\nm062298.doc
II
"
........~
applicant has submitted an inventory of the significant trees on the site which indicates a
total of 203 caliper inches of significant trees.
There are three wetlands located within this site, with a total area of 9.45 acres. The
wetlands are located in the southeast comer of the site, along the southern boundary of
the site, and in the center of the site.
..;.:.:.:.:.:.:.:.:....
Access to the site is from CSAH 82, on the north. CSAH 82 is identifiegdj!!::1fMfuor
Arterial street in the 2010 Comprehensive Plan. The County Engine<;1m:g~ noted an
access permit will be required for each opening onto CSAH 82. Th~::pl~::m~p proposed a
"right-in/right-out" access onto Fremont Avenue, with a median i~!::rremoht:::~~::g:event
left turns. ":,:,:,:,:,:,:,:,,,\:::::=, "::::::::}:{::::"
..::;:::::;::::::::::::::::.:....:;:::::;
The property is zoned R-2 (Urban Residential), which is.:b~:::~::'::~}~ith the ..::t~:::::::!ili.I....::i:ii:::::::::f::.
Comprehensive Plan designation. The R-2 district Pi,mMts towrtlj,fu!se developmerit~:"as a
conditional use, with a density not to exceed 5.5 UriHs::p~~I:lit:::i:::::::::::::::::::::':"::::;:~:}::.
The plan proposes 121 units on a total of 41.57 acres. Dens'it}fiiM,::pased on the buildable
acres of the site, or in this case on 32.12 ~@t~:~sr..~s. The overalra~p.R!:tywroposed in this
plan is 3.7 units per acre, which is within:'~::p~_~i:~i;::::~~:::~ty ..~~.~:i:5:::Units per acre.
The preliminary plat consists of 109 lots foi::ta:e Y?#hh6Hs~:i:pwts and open space. There
are 103 lots for the buildings~.:::AA!q~~:9)ots for common open.:~p:ace. The plat also includes
parkland, and 6 outlots.:::~:0~:~9d~a::f~'ii_e Placenf,:~\:::':::development signs.
This plan proposes 4:::P;~:W. public sPJHSts. The plat.::iJso proposes some improvements to
the north end ofFreifioht:::¥1f~i::::::m@~~:~pmn}W#ffi.ents include a median, to restrict
turning mov~.:.::~.:....onto 'Fr~I:~::Avdilie:;~:~:Mia:"curb and gutter.
i~;1~:Fi~~~~:~~'ti~9..~1~1~~~;€~\l~~:s~:d:~~~I:~;:~de~~d~~~o~:~:p~~o~~:.iS
Thy:::p:Wklanddedicatior{;#:quiremehts for this site is 4.2 acres, consisting of dry upland
wjdFWjdisturbed soils. :~:::~
':::;:;:;:;:;:;:::::::..
..
........... ......
........... ......
........... .....
........... ......
The plan"pf,9pg~es the .~*tension of an 8" sanitary sewer line from the existing line
located on the.::12f!~:::~1.a& of CSAH 82 at Fremont Avenue. The development will actually
be served by p3fil~r'sewer lines.
The developer has submitted a landscaping plan which identifies a total of 206 new trees
on the site. Most of the trees will be located in front of the units along the new road
right-of-way.
Since not all of this site is located within the present MUSA, the development will be
phased accordingly. The first phase will be that portion within the MUS A, and includes
82 units. There will be a temporary turnaround located at the westerly end of Glynwater
Trail until the remaining area is added to the MUSA and is developed.
1:\98fi1es\98plcomm\pcmin\rrm062298.doc
12
PreliminarY Plat: The preliminary plat for this site, known as Glynwater, consists of
42.04 acres to be subdivided into 109 lots, parkland and 6 outlots. In general, the
proposed preliminary plat meets the standards of the Subdivision Ordinance and Zoning
Ordinance. Since this has been through the process once already, all of the engineering
requirements have been addressed. One of the outstanding issues which must be
addressed is the disturbance of the slopes on this site. Section 6-6-6 E of~~:1:~H~division
Ordinance states "whenever possible, slopes oJ twenty percent (20%) or.::gf=~tif~rrshould
not be disturbed and should be retained as private or public open spacfi;:C This plat has
several locations in which slopes of 20% or greater are disturbed~:..~~~~Ftqr:::tr.e placement
of roads and utilities or the placement of homes. ..::::f:t::::::::'~:~::~:'IIIII'::. "::\::::i:::l!l:llllillii:i:::t:::::..
Conditional Use Permit Plan: The proposed CUP mustJi!~::f~ig':ed in accord~I~:)Y~~
the criteria found in Section 7.5(C) ofthe Zoning OrdiAWiEe. S.~:etion 7.5(C) provlqiJ}:::"
that a conditional use shall be approved if it is fO~:j:::~!.:i:~::.t sP::i~i:t}:~teria. .(/::"
At this time, the Planning Commission should make a re'2t;~~4.ehdati6n on the proposed
zone change request, the Preliminary Pla::::;~:::~e conditioii~t:i!_~i~::::::::;it.
If the Preliminary Plat is to proceed, it sh&,;~::$,~::~lj~:i~:~:::;::::::~.~e .~~:~~~ing conditions:
1. A letter oJ credit Jor the landscaping aii'~Jre./!fF~ptiiEliflliirlnust be submitted prior
to approval oJ the final.~:~1j:::'~G~ments. '-:::::::1:::::1:::::::" .:{f):"
2. The homeowner's as.,.f..:921atioiFiUfuments ihJust be revised to include the correct
legal descriptions.m:P:each assq,fj'ation. ThJi,fxflbcuments must be recorded with the
final plat documi.b.iS~::.. ..:l:::i:::: ..:i:::}:::"
:::::::'''':::::::::::::i::I:li:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i:i::::::::ii::::::::i:i:ii:::i::i:}:::::::::"
Ifth~ ~ondit~:~nmLE~e Penriit:i~~dPproved it should be subject to the following
condl ~::;:#~f=:::::::}::::::::::::::::::::::::t:::i~~i::iii!illl::..:I::::::::t::: "::::::::::I::!!!!II:I:lll~i:r::::::f:'
1. ..:4J~~tter of credit J{j"'f..{fll"f!. landsFizping and tree replacement must be submitted prior
.::::::::ii4iff=B:groval oJ the fiiil~!plat documents.
2. Th''J:::~p1.Jy!.owner's ai,l,i:ciation documents must be revised to include the correct
legal Ji$,€t!.!l:!.ion~:lill'each association. These documents must be recorded with the
final plat'~Bj:;WPhts.
,:::;:;:;::::.'
The Planning st~~;recommends approval of the Preliminary Plat subject to the above
listed conditions, and the Conditional Use Permit subject to the above listed condition.
Comments from the public:
Terry Wensmann, Wensmann Homes, said he realizes the Planning Commission knows
the background. He apologizes to the residents who were not identified due to an error
from the title company. Wensmann invited the residents to join them on a bus tour of
1:\98fi1es\98plcomm\pcmin\mn062298.doc 13
.~iW
current developments they had going in other areas similar to the proposed Glynwater.
About 10 people went on the tour and told Wensmann what their concerns were.
Stephanie Renslow, 14516 Fremont Avenue, said they tried to organize the residents to
condense their comments. She understands there has been some adjustment in the
Planning Department to better inform residents. Mr. Chuck Gerlach was present to co-
present their issues. ;';';';';';';'..
..:.:.:.:.:.:.:.:.:.:.:.;.:.:.:.....
..;:;:~f::::::::::.:.:.:.:.::::::::::~:;::
Some ofthe residents are concerned the rezoning issue will not be adgt~:~d at this
meeting. Renslow pointed out the lake association property has ~ppt8xqit~.~y 31
households. She feels Fremont Avenue has become a highway.'g~ neigHQRrhpod had
many meetings and has hired an attorney because they were .P9h;;!Pt,~. to asserFti~i.I.rights.
Their two basic concerns are 1) the financial stability of t4~;:proJe8t(and 2) access::it.9~n/>
the Glynwater project. ..;.;.:::::';;; ';;\:::::;:::::::::r;"
.......
She agreed the track of development is inevitable. 4rn'el(::h9pe W~W:t.qF;single family
homes and they are disappointed it is townhomes. They"lii~::ip~Isting'\)n quality and will
continue to monitor. Concerned with the MUSA line. shoul~::lht first halfbe built on
the contingency of the MUS A? While ~p:~;nlteye confidence fri:If?,;:;yyensmann many of
the residents have homes over the $200,OQ~ii;:,aij~i~::::::::::::i::::::::::::::::})::;;;;;;;..... .;'. .;::;:1:::::::::::::::::;"
Chuck Gerlach, 16059 Northwood Road, bel~~ye~:JF;ett@t~:::!J.~::fesidents and future
residents of North wood Road.;,;;:::::~~;..group is B;~t.Ftoday be4.itise they know the nature of
the system and feel they sh9Ji1:(fbe::~W?resented;ltfIis concern is for the access on Bay
Knolls and Fremont Ay@.#.ue. Wher,~:::~ill the tra\p's:...:&.O? Will they be turning around in
driveways or the ass.9mit~on prop~riJ.Y? The conc.IW'ls the distance from Bay Knolls off
County Road 82 (hefIS;;;gg~~~ing4q::P!m!h9Hkl?:::f~;et). Mr. Gerlach explained their
concerns with the traffic8f%:~9.tm:iY'J{81U.f;g2;:i:rHe also feels there is existing speed
problem~;.::::t~:i:~::::I:~::::;;:;;.side~'~~::::~;~;;::any children.
The r~;~aents have cB~~::RP withsiy~'fal alternatives and invited the commissioners and
staff:f9;"come,out and IOQE.::~t the Fremont Avenue intersection. Suggest to go back the
ongiiilmp'lan with the cap:::~p.d access. Also suggested putting in a cul-de-sac where Mr.
W ensm~~~.::%~uld lose o.~~hownhome. There would be no troubling access.
..........-......
Mr. Gerlach:::~I!stt.9{~~eral of the Commissioners regarding the cul-de-sacs and their
concerns for e~'~iHicy and maintenance vehicles (snow plowing).
We can't stop development but can control how it grows. Suggested to deny Bay Knolls
intersection.
Tom Finn, 15672 Fremont Avenue, explained he had a video tape of the intersection off
County Road 82 and Fremont showing the heavy traffic. He said he has been a
professional driver for 28 years and has never seen such an intersection. Traffic off
County Road 82 is heavy and very dangerous. Finn feels a hammerhead cul-de-sac
would solve all the problems.
1 :\98files\98plcomm\pcmin\nm062298.doc
14
"
.......,..
Jan Ferguson, 15745 Island View, presented pictures of County Road 82 and Fremont
Avenue. Ferguson pointed out stakes and questioned if there are only 15 additional trips
why is the intersection there? She claims the distance is 20 feet. She also feels fire
trucks will not be able to make the corner. What fire truck will want to take a right on
Fremont? It makes no sense for anything other than snowplowing. The access makes no
sense. ..:.:.:.:.:....
....................................
....................
.........................................
......... .......
....... .....
............. ....
"::::;:1:;~:::..
::;~::::: ::;:~~.i:~:::~e:::;:::::~us A 82 to
Bay Knolls Drive is 60 feet. Not sure what the stakes in the.R!9ffif.~:::identify;.:pq~*=1l?ly the
County right-of-way. Adding the 15 feet it would m~:::~:~:i:::,:::it5::::~~Bfdistance. ":::::\:::::II:lllli'::i:l:::::::)):'
Fiona Hein, 15567 Fremont Avenue, said if the ac~.s~i~:&as 60 r~~:::!hat would allo<<ffor 3
cars to turn on that road, she would still have a har{fHffi~::fn~l1~::t~:js~rner off County
Road 82. Her other concern is for the safety of her chi1dte~:f)Wffi peoiHe possibly turning
around in her driveway. ..:.:.:.:.:.:.:.:.:.... ..:::{:::::::iilillli!.!..::.:.:.:..:.:j.~.~.:.:.:.:....................:.:.:.:..~.:::.
.:::::::::::::::::::.:.::::::....
~:~~~E't~:~eF~,:,:;::;,~~~;,~e else. He reels
Rick Renslow, 15651 Fremo1.1h&x~ue, chall~ited everyo*~rto drive down County Road
::::~ ::5FZJ.:J::nh~u~~:e:~::~:::MY
people turn around in this::li.tv~way::':'::lelS"HE8iSional and it does not bother him. But it
could becoll1.x:)bPf9plem. A'::1Umn? sidewalk is proposed for the west side of Fremont
:~~~l~~:~:~~~~~~"ii;~ ~~~~~!IJ~;:::the cars and now there is too much congestion. A
T6~IIIIIDP' 15672 Frem~~"~I::iS int:;:sted in the results of the traffic study with the
;::~;~:::s:e::::l:::.it was done.
Tom Finn, 1567~:::Fremont, questioned what was included in the traffic and
environmental study and the home values. And what is required with a conditional use
permit?
Kansier explained the criteria and procedures.
Chuck Gerlach questioned if anybody talked to the County about putting in an access that
close.
I :\98fi1es\98plcomrn\pcmin\nm062298.doc
15
Kansier responded the City and County had several discussions. McDermott stated the
County required the right in/right out on the access on Fremont.
Rick Renslow, 15616 Fremont Avenue, said he had one thing to say "You are here to
work for us. We pay big taxes to the City. From Jane Kansier to Frank Boyles to the
City Attorney to the Planning Commissioners all the way down the line. You better not
look in your manual, you better get your butts out there and take a look at '.1=:Riljs going
on before you make any kind of decision on this project. That is what Y:9P::::gU):g:::;;Ue here
for. The developer, he is the outsider. I'm not taking anything away :ft4.I:..the developer,
he's probably a great guy. We live here and pay taxes. You guy~...B@.fteNlw.J@:,J1 to what
we're are saying. Thank you." ..::::.::::::::.:.:::~::::~:IIIIII!":. ..::::::::::::::::.::.:::1:::::::\::::..
Fiona Hein, 15567 Fremont Avenue, stated they all know.J!'~I6"t5fu:~nt is going:~:t~i::~~l:9:f:l;;
and appreciate all the efforts to control what is going opt::::We a1.:AP know the area ori,:::::::::::::r::..
Highway 13 near McDonalds and County Market m;~jf~d on a..:q!iJy basis. For any.:hfthe
development in the area of County Road 82 to Dak61a.n:::m~ID.essr::~~t.h@f.~~xeally isn't any easy
access to get to there except through Fremont. So we se(fl:I~:::phub1e.."5'ellow line, a new
housing development is going in and we don't know about Hl:~klRoks suspicious. Her
~~~~e:r~~o~; longer term plan. Why "f~~gh a wWVresidential
.:.: ..... . ..:.:::~~~ttt~t~~~~~~~::::::::.:... ,',
Elizabeth Tobeck, 15759 Fremont Avenue, said th~~~:firs'Fw~~k~:she moved to her house
she was almost hit by a car. Sh~::4~ small chijgi%~, there'~]i~ stop sign, no speed
bumps. How is my kid sUPRp~=e::'f8:!!2;Ss the str~~ to get to the park? Now you're adding
more traffic. Can you BP:t~:li main ~B.Fway anyWl~r~? Does it matter there are children in
::;:e:,::e:S:~d:o~:th:::::::s concern. As
far as the tram:s::::~w:4Y is cori6~m~:~, the City notified them to conduct a traffic study. The
:2~\=:'~~~';:u~;1 be less than the study shows. Does not
W::en~~ explained the:9~I-de-sac grading problems. All options were explored and
what i.s:~:p'.:~nted tonight.::W:as the best solution. The main concern is for emergency
vehicles di~::B1ewing. ..:He:..stated he would not be opposed to going back to the
hammerhead~~~~i~~:~:gtiMhd not having the access on Fremont.
Kuykendall que$fioned Glynwater Street width to the access point. Pulta said curb to
curb - 35 feet.
Mike Soukop, 15669 Fremont, questioned the Planning Commission, why was a Bay
Knolls even considered with the townhomes?
The public hearing was closed at 9:39 p.m.
1:\98fi1es\98plcomm\pcmin\mn062298.doc
16
Comments from the Commissioners:
Criego:
. Much of the discussion has turned to Fremont Avenue.
. The MUSA will not interfere with the development.
. The Planning Commissioner's concern is to keep the property as is with as many
slopes, wetlands and trees. The developer could have had 30% more ~9m~~):? the
development. He is at 70% of what the code requires. ..:::::(::::::::::::::.:.:...........:.:::::::::;:-
. There is a lot of open land. ..:::::::::::1::::i:::::\::::..
. The Planning Commission has addressed many of the issues Bf9?gbr~::l9.~ght.
Every community wants to keep their neighborhood as it V(as:=::::::::i::: "::::=:::::::::::::::t::::..
. The problems with traffic on Fremont would be there wjt~9.Al::i.i& developirt~n.k..
. McDermott requested the developer improve half of,::E~fu~nt"'ihd the City w6m;g::p~Y
for the other half with curb and gutter. There is ~.3~Toot pi~$~..ofFremont that::J$?hot
improved. .:::l:::::::tt:::::::::::\::::.. ..::::::i::::::::t::::::.. '.'
. McDermott said there are no plans at this time for re=a.'Yih~;'Z~g":r.~:\;'.lUont at this time.
. There should be some discussion for safety. We can't 'd6pk9.1 people as it relates to
~~~~t~f traffic laws. But we can cO,i~::::~:~:::::~ersection.::b~~~li:::~~::lflose to County
Cramer: .::::::i:III::::t....:::::::::::::::~i:.:::ll.I.::I!:::::::::::::::::::1::::iiiii::r::::::::t::f::' .::{}}:..
. Kansier stated Fremont h~~::::l;:r~ c1assifie~:i:il,$:::~rcollect9f::street since 1973.
. Rye explained the stre~t::wsJiI::~J!illing wH~t1ocal, reslaential access streets serving
very limited properti~tihen co'!lptor (Frcu1;'pt)..:~treets feed into the arterial streets
such as County l\gjg:s 82 and ~:~~?which turn ':ififhighways and freeways.
. Roman KohouWalv~i:::9P. th~)f:XMt~~:::9f:gf~mgnf and County Road 82, said if the City
changed the road desl00!1!ph;':'Hie":Cit)'tshBtild have told us. He went on to say ifthe
City puts .~.:.m.~g~an on FfemRpt it will devaluate his property.
. Polt~..::~1PI1HEni9::.BU.s is a fhllg::exiF 600 feet in length.
. K~$i'h explaim~a::I~::ful-de-s:i9iifud hammerhead designs with the involved
~~ ~~t~C::e~tiaO~ammerhead cui-de-sac.
Kuyken dalf~:::::::::!:::::::it::::::..::::{:f:::r:::"
. Concurs wiftli:S6inmissioners.
. Strongly sug~:~sted extending the right-of way to Fremont. Closing the intersection
on Fremont might be a possibility and then re-route the traffic.
. This kind of design (hammerhead) would meet the design requirements.
. Does not feel the existing design will create a traffic hazard, but another design could
be used.
Stamson:
. With the exception ofthe intersection of Bay Knoll and Fremont this is an
exceptional design for the development.
I :\98files\98plcomm\pcmin\mn062298.doc
17
· Should look at the hammerhead cul-ae-sac design.
· Ask the Police and Fire Departments if the design is workable. Would rather make a
decision after talking to them.
· McDermott said the proposed design concept would be acceptable to Public Works.
Criego:
. Likes the hammerhead design. .'::::::::::::::':':'::::::.::.:'.
· It might be worthwhile to put a trail on the end of the Bay Knoll to thiir:SIdew:~lk on
Fremont for pedestrians as well as bikers. No access by vehic1e~{{:!t:!::!!!::!t::::..
.... .-::::t):::.. ..;:tj~;ifjt::::..
MOTION BY CRAMER, SECOND BY CRIEGO, TO REC04l-.m &~~gy AL OF
THE PRELIMINARY PLAT KNOWN AS GL YNW ATE~:.@l$$ WITH 'l;~mt:::::.. .
CHANGES LAID OUT NAMEL Y BAY KNOLLS ~M!11E HA'MMERHEAIj:::=i@N;WP'
CAPPED. A VARIANCE WILL NEED TO BE GRApftED FQR THAT PURPO$p}'
::s::::~: :~:::T~~::;:o:~ance and notl:e.
MOTION AMENDED BY CRAMER SeWOND BY CRIEGC)"'::::tfEGGMMEND
, ;.;.;.:::.;.:.;.;.;.;.:.:.:.;.;.;.:.:;:.... ':.:.:.:.:.:.:.:.:.:.:.;
APPROVAL OF PRELIMINARY PLAT:~:pg~.tIP THE C9,nITION THAT BAY
KNOLL DRIVE BE REDESIGNED TO INR:~UD:i!!A;::~RHEAD DESIGN
ALONG WITH THE TWO CONDITIONS ~i$.::pn) INT.mtEPORT. THE FOURTH
CONDITION is THE DEVJ.iif4Ii::g:;APPL Y'1fm RECEIVE A V ARlANCE TO THE
LENGTH OF THE CUL;;iE':SAC::l,J{@R BAY ~OLLS DRIVE AND THE DESIGN
FOR THE CUL-DE-S.::t~;()YFOR BAjt::trnOLLS1q:gpIE PRIOR TO FINAL PLAT
APPROVAL. AL~J?r~;E TRA+!it:~9NNEC~19N FROM BAY KNOLLS DRIVE TO
FREMONT A VENtJE~::\::=:.:::.:'.!!.!:.::.:,.,:.:.... ....:..:..:.. ":;:::::::::",::,(,,:':':':':::!:'::::::t/:':),::(::::,:::.,
. . . ...:.:.:~:.:.:.;.:.:.:.;.:.:.:.:.:.:.:.:.,
.....
V ote t~::::::,~},ml;!..:~~~::..bYa1~.lilllil:~:~:~:ON CARRIED.
MOTION BY CREIGE$:::SECONtl!!'CRAMER TO RECOMMEND APPROVAL OF
,.:.:.:.:.:." 7.r:.;-;.:.;.:.;. .::.:.:.;.'
cgBITIONAL USE P'ijRMIT SUBJECT TO THE CONDITIONS LISTED IN THE
STM~~:':i'h:~RT..:.:.::;:::::::::::
Vote takeiF~~~~:~::::::::jv,fbY all. MOTION CARRIED.
C. Case #9'1917 ~~II?_ER A P MINARY PLAT TO BE KNOWN AS
WINDING ON':THE L~RD AD TION
"-
Planning Coordinator Jane Kans' t~sented the Planning Report dated June 22, 1998 on
file in the office of the City Per.
t has applied for appr al of a Preliminary Plat to be known as
Windsong on the La 3rd Addition. The propert in question is located along the east
boundary of the ex sting Windsong on the Lake Development, immediately adjacent to
Prior Lake at the southerly end of Edinborough Street.
I :\98fi1es\98plcomm\pcmin\nm062298.doc
18
--::-~~..::... ~
,~
:./ i
t/
~.
~~
<. .
~;i ~l
L:.. < ~
c= I
>-
....
U i
- .
i'
"
Ii
~"
: .~;1t.>.
! --:'1-.........:,
:.~~ .....'......
\0.1 :'.il .:..:.:..'~
' '" ~ ~ . I ...1" _:..:. _ " ~
8'--,... . ~~. '" ~.,
I' I :~~':./
~;",~, ~~ 0!:J.:, ~
>~ ././'
. .
. .
< .
.. .---..~': ;-,
L,:~:~'1
I' '" I I
" i I. i. 1 ~: '.
I;! . ~.': I: .__,1_ .._-:- _.~_
! ~; i~:) ~
..J :.........."
..-~e--i
,.~~;;-
~?~. /: I
'-
l..,..:...! I ,,/ .
.~ .~ ;. !i;~~
;~* . , If:---'...... I i
~.'<'.~ iLl.',;,
~,,~.~--'- ;~~
.....~. ,(\'h~ ,.
:::~y;.i'\:~~.> '.
. . .... V' I I"? ' 'I I'
I .~ .:'L
Ii .~.
I 'i~-:i
!:..-- "~ ~ i
~ I,.",
: 7-11
~,
i
~
Q
~
;:
g
-=
I
i
I ~
I I i
. ,
! ,
I ~ I
\ .
;-
i~ I
1,1 '. .
1'1:' . - .: /~-___".0'..
--.~- ,. ;---~ /.~. ,/"./
:-r.-K . ";.-:i ,~:;;,~ / " :;
r;;..;..,... :);1 , j...l, > . '.""-,)'Z" }-~--=- I '. i
~-' I . I :-'~c.!"'" '~_ _" .
~:::' i' . (2...r-;, ,"".J), . - ~----.; :>. --"1
,-,~--= '.' '.' Ii (,:, "I(~'--\":l::-"-- .,-~~:: .
-::L ~ I.,. . -'=~ ~~ ,,, I'
.~ ,. /''9.-,..:.::(,:..:- " ~~. '[~r"! '
:~,', !-'~h" .'t., "~<':'~'J'~"'"
i 'N : / ~~ "
,,' ., .,~ = -',.'=1- ~
II i ---:*.~i , ...... \~
. ,.' -'-.:..-~ :.~ - -'" ,'" I~' ~~
--- ~ j---: -. ~:i I
' . :: r:\;" ,on "i L . ':7-1"
I: 'i ~ /
~ r ," . '~-1'- __~_
~i '~:. ~:j:~~
~"'= IT:! i g,l.: .
; ;;.(., I ~ '_~';
r-:----~ r. .'" "--.......\ _~_
." - ItV ~
~ "3
0.. 1-
J~
\9
\
"
it
I.
~
d
. .~ .
,1.
"._"",1'REt
~~DCTAIl
~..
~'. \~f~{. -.....-:.::
~~ -
~. .~
__0;::;;-
': / -'-.:_~. =:~-:~
'. -, I~'- ..-'- ~-''''' .~-....
--.-..-
~ j..IEO --
........"'IT
~.:..OC1"""
~:.z.:;:.:
-
==-"::"'-":'0;:
=:-~::
LANDSCAPE NOTES
I ~!~~. .~~~
!~t~~~~~:-
<',.,'\,=
, "
~":~<\>\
-,\\' ,
::'~~~~~~;~\\ll !. --', \ i
\\\:;':i\ \;
JI\.f.HlNC !iICHEDUI...E
f>I. DEClOUOLIS tM:IS -
\.hi: ;::....~..-.:::-__-..-. lr_ ~..I:ft':"'.."IIJI:!' 11:I.
:.::-=:=~-- ~~ ~ i ~ !
"""",tRl:ES "
:) :::::.::-....=-----
::-- :~~.~.:~~-
::::r-:?:=:.. ::"-"::7_
PRO"ARm BY PION[IR [NClNEIRlNC, P"-:.
.'- "
.'- ..
....
. .
_.. PlCNIIIIR
.. .11~9---
'*.... _--oil!!! Er-~r:::.
l:::'~,__
THERESA HEGLAHD
~~ PROf'ESSKlNAL. L..ANOSCAPE ARCHTECT
~
!
n
II:l" I~
---=
GIW'HJC 1IC.u.t Dl P"EtT
I ~
".;;=;,---
I'
I \ \ /
\, \ V
to 'Co' \.
'."ROJECT "ONUMeNT
" .
\ '
.. .
~I
:~I ~l
": I
I
" to
-l' 1.="L-4-~ ( -
,..--t .
, \"':..~~
~#
.... 1...1 .~ ...1
CO....UHITY MONUMENT
(SlONe) r:;;;;,--
r-~ ~-~
~;-g; II g
_~=r-- .' L
~./- ~\---
~I
"
FOUNDATION PLANTINGS . CONDOMINIUMS
[I
MONUMENT
(SIONA.
'n~-
'1'1 en
D/ - :~
:~--" Cl/t
,~ 'n
.,~~
" ...
, nt'O'oll
. U tOl'r~
: f~~:
'0 I1tcHl
. "'~1:
...-
-...-0
""'A.f.P"""-'
(~...lIOI:.xo
tI ons.... u.o.c
l~~~
FOUNDATION PLANTINGS . TOWNHOMES
~-~lL S!-;;~
\..1 J::.I l:l-
~~;; 1111'111111111 rgJ
__I _ ~ .~,l' ~ ...!-
~llliUi!
N01t:......~SM"'-J...l~QICO)
_ IOtJl lIUOCP 1-.10 ___ ll[""'"
3-
1...1
m
I .~. I
._~ ~ ~_ 01,....
;,' ~...c:J,.... ,~ . _M.......... . ,,~,
t/: .~ ~ =.~:"..""", ~ "((9(1
:~:t:: I tr. D """'s..........c . ~t~
..:J . :~' ........,.... ." :;,
r>/1'iJ,)!. - .... aul'\~""".,~trlm;;l'''
_ .... ....on c.....co..... """I
~~_~1UPf'
"'~---"-~
REVlSW-.----.---
''''''-lS.OW:;
~ ::::.: 1...~~~..41NARY LANDSCAPE PLAN I.....
Il'fto.l:cr
I"" L1
,.---.---
---.-....., -,,---...,.-
-_....._.._~'----
WENSMANN REALTY
GLYNWAlER
"
,
:*..10..
... ..
.'
I
III
Ii,
II
11'11
liltl
I 'I
I is
I
I
I
I
r-J
) tj
/ I
(I 11<
\
:11
M
JII
li'
,.,
I,
H
I~
f~
II
p
ifi'
'"
'"
i i 1;;
. ~ ~c---
ii
~ illl
~
"l!
. ~
.-
;;:-
."
'"
e
~
z
>
'"
-<
"
r
>
...
I
~
z
~
>
z
z
'"
'"
>
~
!i~! J! I IiI,! illiill fi!
j~li ,r I J' ,'IJ.I' lilf
l~i; I x ~J: ~I~ifli if!
J~'id~ I rJ~ f.n~J; ~II~
I r ,r I, IJIII I rI!
l'lli If I ~:i r:!:~~~ Ilfr
II r @~.. tli~ill I'
I t ~ laW I'r' ,1
III ~ ~ 51f J Ifl.; II
Iii I ;il~ J ~}.fl 'Il
p'1 i J . ~ iJ~llil ilr
,iI il !if.i ise ~r
'!!' ~ f~'''I[ ~t
I~ If'r ~"
1\ 1MI ~ J I
I @ T
IliUiJ :5
~ c::J en
~ ~ m
___\;t~~~~ 0
~
~
~
~
;;l
'"
T
-~-
!
::l
-.........
,
1--- - - - + - -
, ~ "
I
I ~ \
I" ~ I
- \
I \
I:, ~
"
I
I
,
I
/
I II
I !!
! I'
t d
I
r;
-~ SSl
"'''.......
.....
"
"-
\
<'i I
~! /
j! I
:,- '- - -,'~ - - _/ ~!~
~
...
~
c
~I! Wi !~e~ f1
. ~!' i., al
Ii ..' ... I'
i Ii" ,)& "
<;I ..' .'e &&
~; ~,~ r. '3
Ii ~. ~!~ ~~
,".. ~. 3
al ~~ ~ ~
.~. ~ ~
...~ I ;
'.
h
il
.-
ii
~~
.
i
.
~
~
I
,
. I
{
, I
I
I
_I" .
I
I
I
I
I
I
I
..I
III
I
I
I
I
I
I
I
I
I
I
I
I
I
I
,: I'
.
l:: I.
/.
i
I
,
I
I
I
I
I
i
I
t'"
<<I'
..
GLYNWATER
PRELIMINARY CONSTRUCTION PLANS
PRIOR LAKE, MINNESOTA
i ,/ \ i ' I j i i : I , I I : ';1
: / \ I l : : : : : ~~ : /,
: /' \ : : : : : : ,~ . I 1 I
~--___~__L_-1__L_"":~_:__l__ ~ - It 1/;=-.' '-1-,t~~
w '" ~ ~ -i f.. - - - - - :- 1 '-.L-
;F ---1ri.,.-----__-::t{~ .._a ~,_ _J.\:~-.----n-n-~_~;' ~~m.n-___ "-- - ..-_n_--t;t
o..:n H ~u, ---Gr--i--r~:--:--' - - - - -- - U- - --- - - - --=-:~~~- -~~~.....1-7--'.-j,-~;-=t; ~l i~
~ ,~ ~ ! ' -.. . lL~~,"": - fB" -, '~n \ ' I'
> mJ I /' -- ------, ~r::::::;;/ ~ ' , ill___' I r
'~ I 13; . j, 0 ~ // 1 i' ~ ;,::' ,/ ~~J~~ ~l!,
" '," C {.: i' .: t-p ~ ,,/ \.
"'II' '5 {.1- f' I 1 , ~ ,." , Oil
II I - ~: I: ,,/ '\ II,
I", ! 11>~ ------~: r>-=- ; : ~
~ -[' ,', =--=_.:;l Y ~~ p' ~' I:::
~ ' ':.=t_ E 91 I ' Z : ~' !
$ ; _,' ~; " I J --.. /
~ [ , l....,.:..:.;:..,.-!~ I / "
/AO \ 1"r---t' I '
" ~ , ,I r I I
" ""'_I \ I
JJ l'OI) ~~~: \ -'
f~~: ,)
" I ",.
'.~ : f
I I
I '-------.......... I
,~-j
o '
" ~
\,
\,
(/
o
INDEX
1. COVER SHEET
2. SANITARY SEWER & WA1ER MAIN
3. SANITARY SEWER & WA1ER MAIN
4. SANITARY SEWER & WA1ER MAIN
5. STORM SEWER
6. STORM SEWER
7. STORM SEWER
8. STREET CONSTRUCTION
9. STREET CONSTRUCTION
10. STREET CONSTRUCTION
11. STREET CONSTRUCTION
12. TURN LANE DETAIL
13. TURN LANE DETAIL
14. GRADING AND EROSION CONTROL
15. GRADING AND EROSION CONTROL
16. GRADING AND EROSION CONTROL
17. TREE PRESERVATION PLAN
18. TREE INVENTORY PLAN
19. DETAILS
20. DETAILS
a::
~
c(
:1:
?:
-l
to?
SHEET
!'REJl'ARED BY PKlNEDI: D..... ,.:..:..~ .-'. PI\.
NK:HOLAS POLTA
PRo..ECT aw.. ENQNEER
r I
I
PAUL THOMAS
RE;QSlERED PROfISSIONAL ow. EHQNEDt
~
REG. NO.
T
. M _
-=-
GIW'IDC seau: III J'Zft
L.EGEN D
__..w________
....-------.......
--..-.....--..-..-. -....,..
:.:::"'.....__.._....::=:.:..-=:..~ -
:.. -:..:.: ':::'-.. ~ -=.;::::::. -- - ..
~....--::.:.~___:.=.u:
-..,.--.......----
,..-..---------.
-------------
-"""..--~----~----....
..,....-.;.)....--
..--........--,....---
,
I
''I' -L-"
~ n I
I. - ~ -r- -.......
I ',",
_.ro..l-.,..J-I~ 1.....-_-..:
__eWT1lll ."r-s.iM:l...
-"'""""
~ -4---
~~_"'1tVAL'4
~ -<<1-0- - tA'KH .....
-+--e -+-0- - SllN1.utT IIAHItClU
-cM-e _~_ST'CIIIW1IMHCll.1:
r. I
....J .
~~ I~,
-=_J ~
~aN STANDARD SlR([TS
~~SEC_(lII.tS.)
...."'!"!'W~
L.~c;:: -
~ 1Df=~
~ '. .
~~ I I~
~J ~:;(~,..~-...4-
1O(Uft*l f"\., lD.IIW_a.,np
~~ ltlt1.==~)
~ ct:'~... -- oual
~~~~=~
;.:~:.; _ ~A'4 I WAI,.IC$
._. e:::> -"""1"'-
.....-.....- _ 1l[T......c WAlL
~
* 0: -uc;tCTP'Oll
__..01,_.._____
.....
_:P1D~
. .
*..... ~
......
SHEIl llll.[
WENSMANN REAlTY
1'-.-.-----.,----,-
::=:.-.:;:.:::,;:;,..~-----
,.~-
-----
..:..~~
COVER SHEET
.,..._f'OC)Il~
. .. 1tUPMOIC 101I:
""l'
~J I
'''''~' ~ I
.... 1 J. 2~= _!
......----
LI_:::?_~"'.::'==
-w
GLYNWATER
llj
ill
III
-jl
Ii:
II
11
11
II
If
I
ffi
'1~
.
~g
;!!;~
t
-<."
;1
ll'~
:E-<
i
~
2e
z
I
~
~
~
z
;0
~
~
~
~
~
T
'"
-q-
~
/ ,
.I
J
I
I
~o
+~
~"
"
,
\
\
\
\
\
\
\
\
\
\
\
\
1
I
I
I
f
,
I
I
I
I
<i
!f,
a 'I
1(;"'1 1\
(~I',' .
- fij-'
. i !~'~
, s }.~l J\!V
~
.. 1:-'
ij~
!~hl
I'll'
lli
il}
J!I
",
\.,
1.
II
Ii
f~
II
I
.......
;jl.:
!I:'-
]
:.' ::: ::::.:::.......:....:.
.'\ .:" ../.: ..:.:\.:.....: ..
i':":":::":::.
.'::"":':."<
. .:: .....:..::..\ ../
I-:{~?!<:iiii:
:::: v.::::::.>
i/:. ::. ::.: :::::::::.:: :::::~:.:Ci
!r: .::..::>
:' . "litWIN/I"'" ..
....... .oc~vliMII!!r',
II~lf}::::i! .......
.....:::"'::
::. .... ..:.... ..:..
.I"::':.'" ...
....:. ..:.l/l;.....E/.\.. ... ... ::..
!IF .,.... ........." !.m~.
~.ii;-~~} 8.1( IW. (i':L:.<~j:~l?'~~'"
::::; ....... }: ~i r:/TI' m.I:IOiH!::'!!T:
:: ... Jilt .':.: :..
....R 'j..l.H::"
..... ....::.:. 't ~"~-"l. ..:..
:::. '.' ::: :. '.'
::.....::. ... .:.. . ::::: :"::::,:,::::,,
...:.::' .....:.1 .:.::::::::::::: :::: :.::
::::: ....:.:: ... .::::::: :...
>: ......... .... ;\...::: .."
,'" ........ I).'" iJ......
,..' ..... ..... ,I ..... T'.
.... .... :.. ......: "k '~T':::
< ... ....,:i::~'1llH:
.<.. ..1'1 :..:.:: :......
Ht : :...: :jr :::.::.... ...
:::...:........:.::.:::::::.
". . ".
.'::. .....
.. S ..... ..... .. ............
:.i:kl... :1l~J..::: · :::.
:::. .',c:. .::::::': :::::::::: .....:..
: 1\<1 ..:; ,......j. .;;lfil, I":::: ::::::.::::'::' :.:
!lMiF1J." I;.: ......... .... .......
LtJ~...::.:':::.::.:::::
:::'" ::T:'.. .::.:::: ,:,:T::' :..:.
...., ......, ..........
.........,. ..1................ ....
,. ........ ....\,'. ........, ..
.......' ....' .... rl"i" .~"
tn: .,... .,..... ...~\i'."'\'~' ..........
1...<....... 'SFY... ......'...'
:.., .:..:. .::. :\\ :H\H>
',' 11"";'
...........", ,\"
...: ::..,..:)1 I::\\:\
.:::.':"':'
." .......... ....: :1..::1 ~::s:: .::.....:
.:: ...:.. .........::t-....:J:'::::.:.
.. . ~ .\ ..,
~. ~IJJ::IJ ,.. '..,.
.:
::
..:: .....
..'::
/
::::::
....
::l:::::.
:.. .:::
:. .:.:
:::
.
,
I
r
L
Hi
I !
,....
....
.......
,'::.
.:
Iff
,,'//.II
'i
::/11.
.::/IIr.
..: ::".
!CS
~.
~~
'"
~-<i;
~.
~
::0:;:-
R'~;
~-:
~
'"
iC
>
Z
I
~
~
~
z
'"
'"
~
:l
~
~
~
~
~
:
.
T
(,0
-Q-
~ ~
I ~~
e Xu
--- &--
-Gr-
it L
~[i'J
2
a '1 I
'f.. C
t..
-
-\
/
/
k
(1~l
.'~ ..,.~
11ft
htJ;
.4 ....::..;;,
Ie,. ,.,1
I :!--r
.J lI\ L
1... t
::-:-=? -=-=-=
('Y.i -,,--=
. ,Co, ~}-
.I~~--
ro .t
: ip::::r~ ~
lJ:~~ ,':~'.~:'~~::;i
~.::- . 1-:- j - '-b \
7;;;.,~~1 ! --r1 ~~-
. I' . ~ t.
Islt: SHEL I ~~ I . -....
I~"
I -<- J iT l-------~- il;
->.,1 1 ~>- - ->- - -~~. -..-~_ __.~~ -~,+_ -.C ~- ->- - >-=- - ->- - ~>':--=rl :.\.... -:: - -<- .. L-- ...=E:-:
;_ R ~,. --:->--->-__ 4-->- .
1-
-&-J
I I . I I 1--
..,.. Q.U.~' _ -..l . ...
WSEIMIX 'f ~ --
29
.._-......
\
\
1
f
,
I
I
I
I
I r
L.,...- "-
I [, ",,"
/ II
I I f
I .
!
1/
I
, .,. I;lI
-
,
""-='
CbPIIIC Ie.ALE Dr nzr
i&!- ~~T 7.J
;"" .:s :;;
:;;;;:
;;.
_:.~
-.c;;. _-~J~i:"~~- I~-==~':"':'=:~a:;:..=
~.::.--- -----..-
"'JU'!Ut'/lG
,_G'T't'~
- l'-
........-....-
I!:'o... ",u1Mt'..u PRWMINARY I....
~ ;;" SANITARY SEv.al " WA'lERMAlN ~ WENSMANN REAlTY
1'-<'
GlYNWAlER
I-r 4 + 20 ....
,
:.:..:::
_:~
".1 I"_I=~":- 11....,......,__....__...._.._..,_
'*......: ._,....,='E::._.: ::=:.-=~,:,.:.:.."-'''-'''''''-
1-
- "'~-
....__(1?0O._
I~' ,-,~" I socn'1\L PREUMINIIRY
:::. :;" STORM SEYtl::R
1--
Ytl::NSIoIANN REALTY
'......CT
".;
. .-
Gl YNWA TER
.4
H
I
W:;
'!'
GauIIIC XAU: II' n:a
I.... 5
,1'l3U2'.CW;
,l. 20 .....
I .
'.
=-- == =--
n
:i::
~I
01.
QlI ... :
'W ..: 1+
1.- ....,.,.,.[!l
H < II I
112//- ! t I
'I .
, D.----~-~J rJ-iL~_)_,
.J.... - ~ !~' 1':1 _-1_--
--=-------""-fREEIoIGNT~....O:: ~_.----"_ .-"" til ' : .-
I . ---, . .-J . ~
-
-
-,
,
,
\
\
\
\
\
"
"
rrs' .;..
/100
",,'"
/
/
----_/
<", 1_ 1 .,
.__________~ -v
~==~
~!l;O
'i'
~
...
C&APIIIC SCAlZ Dr ra:r
CL\PHIC JCaU II rift
.*.
.~A
-~.....,p-......... ,--- I
'* .. .----- ==r-...:::;i=- '-'--'--"'--"'-.-"-
.... _ _ ---.-..............-.-.......-
1:::-::'=-_- -------
1_1I....~
IL_
......_...._1
IE:- '-'- I 5HttT "1U:
- .
- ~ .
PRlUMI.~ARY
STORM SEWER
1-
WENSMANN REALTY
I--a
Gl'l1'lWAlER
mJUl1.DWC
1__ 6 + 20 .....
C8
125
r111~i i
~'2i~~'
113: I
ql<..u
~J I~
. -LLJ2 ~
:~1T
\ \:.~2'r-
"
1----=-._
J
I
I
I
.*.
_:..,....._..J:I
.. I. I - 11_________...._._..'_
*.. :li___':':-,:~~ :::-..-::.::".:.::........----
I~
PREUMINARY
STORM SEWER
t~ :; 1 "" ~1U
1-'
~SMANN REAlTY
'-..
..
!
fl
I
'l' 'l' ...
-==
GIW'D: sc.w: Dr n:Ef
mJ932'.OW:
1'-"
I.... 7
+ 20 Hm
GL YNWA lER
./
I
('JI) · ~. ~}Ji!1 .~.~ .. ~~dl
II I. ... .X~,,,~~,,,~i. .... .:: f\ I
./J~,. ~!\\!~:>l.'.!.... .. .... .. .... '.'1' !l~ ·
I~]" ~:::::::~$i.i';::::':::::::""'Y: ::.:::;::.;::::::: ...: :.... ; .....: g! : J !Il ~. -
I~RI'J~' ~\::::::::=i: /':'./~~,j';F I ::. ....i~.: : /fi!l E ~ ~.
..... .":::r: ::~~".1IJ2...~::.. ;!J!'" . .... ... I .t
_:::::::~~.O.$: .. . ~1l13 1
it} ~>Y~$iW ...... . ::::'\ ::::::::::::.:::.:::.::~..i:~~.~.;~.:..::::[:.. .. - "1. .
,II Y:5~;..i..' "H .: 1i ~.t;~~~~ : ..
itl!t ~U:::~~W::':l"": ;;~~~m J":::IT's,!~::,:,,:;::::::
~;:.:. :;. .:. ::. :;. :.. j.;~.:..J.:.::.~:.. :.. .. ...'. :, :. ..;: : ':'.' .. ; I ..:. . :.. .. .. ..
If, I a: ." '1,\,:: ::..::~:~::::::::;:;;;:::;;;:
Y::~i~ ....... ....
f! i>H:~~~:'" .....; \..::rvt@jf.
It ...... .......: ...... .:<!I-,'J!..~~rT "iI' .......,..... ::.:
ii.::..::'I:::./y ... I'" .... . ~. ~~~~: .:
p ....n. ...: .:.!. .:'\.:.,.~.".::.~\:.:..\[;\.;..',:". ;....1..;.:........ '':oQ3.,i.:'. ~_;.';:: ;1ia..J.~. :,:;: .:.,::: ,.~'.:','. :@,.:i,';;:..::::,.....::.;\...::H:.:.......::
I ~..:;!:~:~..:::: ., ~ ~ ..'
Ljl'i ~\llllli\:!ll.ll..'! !............!!.. ...:'\\.~.....l....,....:.".......ll.!...
~:::.:::j.t~.:....:: ......: .. ... ... : ~ :7S~ .:
:::S.4.~;:: ...:
L:H~.x';':::: .. ....... . .:
~:L~;~.:~.~~~:::~~: ."
! :i:I:.:I:.:I:.,I:.:i..:..:.~..;..,..~..::.....r.~...t,..!:..I..l\!I\!! ~ ,. ................, . · ~
:.::......:..;:::.:...:....:..;...,...~....':'.,..:....~r..r...:.....,:... .................. ...,."...:i..\.l\.~.\II:..\IIII.IIIIII!\!!ll\l\ll.1111.11~~,.
8.......~.'~: .................: ......~ ......::: . r -l
:!!!!lli.!!............ .......
...
~:l!.!IIII.li.I....i::iii..:..!!!I!......
~.:::::~::::::.::.... ......:..... ...... ...
:::::::::::.. ......
...::.:......, '. ...... .... .
..... '........"
...... ..... .."
....
.:~~~:c::co;:~::~~::::!::~: .. ....
.......
......
-11- :::. .;;;::;::..,:;. :::..... ...... .':;: ;::,.:::::
~ I (;;;:::.~::::,::::.~...............:'o~.:;.;.:::::;.~:::. .':'~'''''':~'''' 'L;:::.'=::::;:::::<.:::::
!.l ............. ..... . 0 ....~......:~....:?..: :~:
rr
'I'
I
-.
CD
.
lIl~
:;l.
a~
~~
lIlZ
:iI~
~-<
::l
l!
I
~
~
~
Z
ill
S
I
~
~
~
T
!~'\
...
(1 :-c r""\ I f' -.. r
,q
II!
.
~lf
I,.
J:_
!J'ill
l~hl
I III
III
:Ii
ill
III
"I
1'1
tl
11 ~
n IS
f! f
8
11 ~
1 . S
, ~
8
t
s
t
;1;8
'n
~
8
rr ~
~ ; i s
. tl
S +
8
en~ !l
>l +
B" IS
'" !i
0'"
~~ 8
en2:
>l>- ~
c:'"
0-< S
::1
2 I
I f
IS
~ i
~
>- i
z
z S
'"
'"
r- i
~ 8
~
+
S
I ~
8
i
~ IS
f
~ 8
~ f :.
S
f
8
T f
<D S ;;
-q-
., ;
0 w
! ~
.
03S1^3C1
11 "-. ')
illliT~r "~ ,'. .... '.
."rl (:::/, '-
I ~i' ~r . Q '-
la\~. t ( G
II,lit 5 "
111!l ! ~ "
I;" I ii'
~II ~H;
,e.
lid i:
I C
III!! 11
I, I
:~:).'
~'I!llP --,
ii'" .! ~ J
E. .
II" 1'.J
It. ,
I Fl.:
-l!;--"""'__
~
I!
-I
I
~I
J:lI
,fl
I
1
1
/
~t:/
~.
; '-1
",.....~ I.s~
....... .....".......... ..... ........... .. ...... . - .......... -.-...
;;;;;;;;;;;;;;;:::;.;;; .;;:::;::::::::::::::::::::;: .::::;;;:::::: ::::::::::.. :::::;:::::::::::i!'!tSti:;,;..oo:::;:::: . ::. :.::.:::: .98G:::;;:;.:::::.;;::::::::;::: . .:0......;: .::: .::::::::: ::::: ..... .........;:;:.:. .:::::: .;.;:::::: .......;;:: :::::::: .::::::... .::::::: ::::: :980;:; :
.,. .... ...-.:::t~~:~:~~i~;~:'" ..... ::::::;i::;;~i~~0~~::r~j~:~[~ ..... . ..::.. ......._ . ~~~~:::;:::::~~:~~~::::::::::::::::~:~~~:::::::~::::;:::~~::;::::~::::::::::::::::::::~~::::::::::;:;::::;:: ~~::::~~~.........~
..9.(Q..~:: ..::;::::.:::::;::
. .
. . . . . . . . . . .
..9.60..:.. .... .... ;:.'1 .::::::::::.:~!~r:)/!.::...:.: :.:960.::.::::;
...
..9.50..;::..:~:~~~~.:~~~!r..::.I!: ;;;;;;;...;;:;;;:::; ....... ...
::;:L- iOt-:w~:..;..::' . .....
..
..9.40..:::.....
. . . - . . . . .
....
..' .............
.. ............-.
-,- .. ...-,.....-..
.......
.... ............ ....... .............. ;::::;;.;;.;:;;.;;;;.::;;. ;;...;:;;;;;;;;:;;;;;;;;::;;;;.;;;;;;;;.;:::. ... ..... .930. ;. ..
. ,. . . . . . . .
. . .. . ...
.. ......... ..... ... .... .....
_:PlO~ ._""'-..:JIIts ''''JI)U.DwC
.. I.J.... 1=--=".:_ 1'....,.-,-----..-.-..,- - I~ f:- '-7-YSHaT1m{. PREUMINARY 1- l"o.ECT L- I
*... _~.......s....~~~ =-=---==::.:.:........'-.......- ....____ t:::!"'":: 1 smEET CONSlRUCTION Ytf>ISMANN REALTY Gl"'tNWAlER.' 10 T 20 IIU1S
,.
_L_
--.J -r- - I _...L --.J UJ ~
I _ I
-) j+>- - ->- __ == =~ ->- - ->-..L -e->~ - ~~ _ _> .
li~ .
1 co. RD. 82
\ Fr==. I
- -i - ::0.'._
J
.-L
~.
;r----
-4-
'=+-r=
---1!_-
29
.................
. . . . . . . . . . .. .................
980
"-.
~~L-. !-- .~
=::"'J i 'Uoll<.'.-:.;:o.J4.-
=::::-- t!~ ~
r--...__UJ
""""""""
'I!:'.::.----
-~':.~==-
.
I
~.*.-i ~I-l
.:.....x'J~.~. '-, _. 'u__~~ L_
- --.- .,._-
:::.- ~-.e ~
r--...~.u.,
_!~':;:~:=...-=
'GI':"-=-\:,d,~,,=--
---
/
I .. -
--
GbPIDC sr:.uz Dl n:rr
i
:r:
IT
~
I
~.il::
IIID
i'
_L-
'''11
I,r-l
0'1
f1 j'
lli
;.1
rll
.ir
,'J
'.
II
Ii
f!
II
ill
I
fIf' )>
<
'If rTJ
. Z
g C
rTJ
~
~~
f:l..,
-<", ..
0'"
2~ ,
U1Z :::
~~
0-<
=t
2
I
~
~
~
z
~
~
I
~
~
~
T
::
-~-
l:l .
i
~ X
n-,C'I ^ =tU
..
g~ z
~~~
Mll
~'fI
oZ
~~
"g
i"~
~r>
_.1(___..__
I! i I
~~ I
__ oU I"I,\.I _ 1_.
1 r----u----""-__Jr
'0 UL..~ -L
-0- 4-
- - -)- -~;=-=-=-7-::.,:.~~':...1- -)- - ->':. _..u
co. RD. 62 . -~.
'-'-~'-'I---'-'-'-'-
~of =--=:_--~.-= ~ ~ . ~~~S,~~Of~e I:~..:
~ ' . ... ... F - ;~~~u;,':, - - -
~ -- - ~; f 0"05lAR!
a ~y KNOlts."ORIVl .. -" B; " o' o-a IstANO
~I . J --- __u... .ut .. .fl, n:~~ND
: tT .~. ~~~ -1~-
- I F'::' I L.. L'r -: ;. .i I ..,~'" ..OIN
l! i'~T"jl ! \: ~. 70' TAPER
I I W I _
L t..---__l_______, -
;~'~:~
\ ~ =iI
, 2 ,.
, -< ;1
" ~l
, c: I
, "'.1'
I
I
I
~ I
I I'dl
~/ .. I
-.L)j)
Wll~IND
I T:
EI.
I
II! l'f.QI'
ill:. --~
r.=kI~. ~
.lUr}[
;!~ n ~I
v'l ~ ft~, .
Ii! HJ il
HiI E~I~ I
aU .~
nd it i
J tl---
llA
---z- I
I
I
g
ij .1
- --r~_
~
il : \
:, 1\
:1 I \
:l I \
ill I \
: I f 1
II I. I
I \~ J
A=~' r"~"'" ~ ~ :
--If I; -.. .' 12 ACcaERAllON LANE !'~
, .. 12, lrfROUGH LANE ' ';
--t----.--- 12' THROUGH LANE ..
15'.1 -, -1r URNTANT - :u:.AC,:r.:F'1 FRAnON, ',LANE
TAPER I .... , ...- ~ ! /-= .'
180.0' I 300.0. -II -SO.C'
I ~ '" 15j,; '" w5",i
~~" ~ C lL.
"'>- 0=",2 ~i z t-,
~~ B ~~ ~ ~l,
- >- {
51
t--
itfi
;
I
I
I
I
I
I
~----------------------
>-
<
;;:
:.:
c::
<
c..
VI
C
-'
----~
j,;
~i
"'...
. z
..::;
RIGHT
TURN
LANE
R ~x,
30" X 30'
~
CONTACT JACK WITT @ SCOTT COUNTY
HIGHWAY DEPARTMENT <<>> 496-8369
PRIOR TO ANY CONSTRUCTION IN COUNTY R.O.W.
SUBMIT CONSTRUCTION SIGNING PRIOR TO
WORK WITHIN THE COUNTY ROW
REMOVE EXISTING
STRIPING PRIOR TO RESTRIPING.
GRADE SHOULDER TO DRAIN
H\
\~:"
I::
It
I(
It
1 ~
I i I
, I
!rt---------------------------J
l
['.5' SHOULDER
I~
CO. ROAD 82
- - -f;~~~~hN[ -- - - - --
l,.s' SHOULDER
-180.0'
---1
I
]
SAY KNt ILLS DRIVE
1>:1 rAPER
-/'-1 .-=
j
- j;-- ~
EXIS11NG
SHOULDER
(VARIES)
>- .-
.... __._~S-.. ~ ~ - ~
17:"-- :ll:...J -- o.=.r----er----.-..-- -~
(:fr/o ~~~: ~ ~... -:--:
. z 0'" x . - __-
/' ..::; ",::;... ...::; .....
~.~
../
"
-~~---.-1/r~
cc......UIC .......,.- ~____o...
~-~"==",, =-~:.. -~----I --=-~,..~..
\ .__, ~I _ ~ I ~ - __'(DI7)
e.r~:u:,uu:"u.u .. . ..:" .~.~
~;o:._ ;:;; ;,;.,;.;.;....; / \;{.;.....~-
TYPICAL SECTION lURN/BY?ASS LANE
(llA1OI DCISt1NC ....... _ SEC1ION)
ALL SIGNS SHALL BE IN ACCORDANCE
WITH THE MN MUTCD AND PLACED AT
THE DISCRETION OF THE COUNTY ENGINEER.
...:~"
-~. . I ",,"-I=:':-="='- 1'--'-----.,.----'-
*.....: ._~~"S-~= ::-=::.':=..:::,;,::",...----.......-
::-':_o...__J~
,-
I"" '-,"'-1 pUT .1\L ' PREUMINARY
=- :" lURN LANE DETAIL
WEN$I.IANN REALTY
1/
I
i
. . .
-=
CIW'IIIC sc:.&IZ III ra:r
REVISED
1-":"
GL 'tNWA lER
... ,
1?l3t.>>UNC
1-- 12 f 20 ....,,-
EXISTING
[ BllUlAlNOUS
I
I __L --i----'{.l!:!!!.~..0N..f
r _ ~ t11~""J.fIf~
- -- -I-t- -a~===' T --
"80.C' I!' I O~ . \ ""< L .
~ j ~ ~ g ~ i 16 g l~
~~ g~ t; mkJ.-d" ~ __ i: __ .. ~3
'" :J ij ~ ~ I 1; , I.. . ~~ 1 ~ 2
RIGHT ...-+- "I ~ - - -.- .
~~ ~O:;X~O. rl 2ir--r .d --\111 ]
I r' 3(f=: j _-LLJO I
I L 4i.J-.-- ! J I :9 l-l I
I 'Ud-tf 1 -tr~h I
r----- 15" TAP~
~
I
NOTE:
CONTACT JACK WITT @ SCOTT COUNTY
HIGHWAY DEPAR1MENT @ 496-8369
PRIOR TO ANY CDNSlRUCTION IN COUNTY R.O.W.
SUBMIT CONSlRUCTION SIGNING PRIOR TO
WORK WITHIN THE COUNTY ROW
REMOVE EXISTING
SlRlPING PRIOR TO RESlRIPING.
GRADE SHOULDER TO DRAIN
SEE SHEET 8
il"l'" A/"'~nlAn(}N 'ANF"
'\ I f ,-""
- f ;=sO.,
I
13
ALL SIGNS SHALL BE IN ACCORDANCE
WITH THE MN MUTCD AND PLACED AT
THE DISCRETION OF THE COUNTY ENGINEER.
......
-. .".- ...-...,-.
. I ':.-.1---- 1'----------.----- , I~.
....... -- '-~I~';;"~- ==-'"'~;:.:::.:.:::.........'-'......- ... --.,...-
-~ ~
I J _~ I t--:: / ~ .
ll.~.OOlJ):: l::'~~rr=~~~.-=-=r-
---GJ----jl---- ~~~
...... :I:" 3:: -------
~g .. Qg ~ ~
5~ ~~ ~ ::Jx
It: ~ r-'-~;
~~ g~ ~ /){:n~
~ r:::::.:; cg ~ UJ . ::J
~
.r
..--
"
_.os.s I.M'It ro___
-~ ...-
~--
I_l.r,r-.ue
-
tltr__1L1
h','''-_ ~
_"-iICn1)O'_.'" _.. __"'-'_IJ'2"'~
OOU~_..- -...,.,.-,...-~
\ ~~.,_D.~ /. .,_~_'lum
r. =_ ;l.-:......:::.~..'>"H:..:.:.:.::..,....;.:.-.-~~..~- ~~
___'2>>1- .:..-: :~_-~..~,:_..'_:'-_:, ':... ._.". .:> ::".',,:..,_.,-_\. ...:........ ,.......
~~~ ;,./-;, ~~~/ / '(~-
Q..OIIas..........
T'lPICAL SECTION '!URN/BYPASS LANE
(MATCH castING GRADE AND SEC1ICW)
REVISED
1--
,......<1
GI. YNWA 1ER
'''" .._.1...., .1U PREUMINARY
::::- ::" '!URN LANE DETAIL
WENSMANN REAllY
........
'-,
i
/I
~
, ... I!'
~
CaAPKIC sc..u: .. nn
... ,
171)1)J4.OWC
I-n '3 + 20 .....
Iii
~~~ I ~~
II! .-~ ~j
H . !Ii;
ii!s I ~~
, : I ~h
i~~1 S:~~
~
!!
.I
BIIn::l JO dO! ONUSIXJ H:!l YYi
6S'H+t 'ViS Sf'lONIYinJ.1B
"NlJ.SlX3....IO:!
IIlliOO '? BIIO:! 919B
"~
.
6S'H+t 01 O~+O
"Y!S Sf'lONIYiOlIB
ONlJ.SIXJ 3I\OYi311
.~, ! ~ I,
NIOJB On9~~~
~~
~
<{
~
Z
o
;:;:
W
lr
I.J..
ONY1SI B-8 ,S
ONJ SHL
-=-
- - - 00"'-- - -
ONV1SI B-B ,S
!lIV!S SL +0
Lz~~ 4 :1)" "'" . -.,
. -- 1 , -
. 1'-
- "U""v ,....~.;) ,vNlrtfUI8: I _~ 10'
ONlJ.SIXJ lOOMYS - I I
I -
----;-:~~~:J- -~-- -4---
<- - -<- t < ~ -<- - ---:
- 106 _ 10& 1nCI-"'.. -<- .
+ 106-
r--
---e----
-'
I I
i
'-.t\l;!
II
~ Il~E
~t~\ ~-~i~:
;' - ." I
~L ('. ~
(h " 1"1
! ! L btJl1l 0 Z Hrllf ) ~
, i/ :'17-j n ~, .~ ,-110:
'''-'~ ~Il\'
~ ~ ~
-" .
::
..i
0:
~
i
-J
C)
J
<..i
;!;
?;:
~
0:
Z
Z
-<
~
z
~
i
~
F
U
:J
I!'
VI
z
o
U
t-
W
=~
i
h:
I
II
I
51
J ;
It
tJ
~I
!~I
I"
Iii
(I'
!Ii
~
t.~
.....
.
..--. .-. ----,- ~
--::= ~
- /
~~III~/
/
Le::aie::N D
__--:: tlG$1lIC r (XlIrI'TQ.II
- 7.......... DD$1IHG. to" COI'JOl.Il
........ r """'-"
....oPOStO Ilr 00NT0UJl
caSllNC Ilt1LNCl
txI$11NC 1JtUS!1JItnlNE
",""",,<ON""
?T~~"T\lUWOUS ""'IM
~_., ",CUlUl UN[
~.=_~,...STOlnlSE1ll(ll
~--a::wa:lrnw~
~# --:..~_.~smACX ~
t~STfotC ~ SLCPl':S
.. .... ... [)II[JtC(NCT CMJIf\OIl
,)
L~
I
I
'; i
I" \
i
I
NOT[:
CONTRACTOR IS FltsPONSI9lL FeR
IN$PEC~ REOUlRtD BY THE NPOES PERWJT.
.*.
.. .
_. PIONEER
. ,
*....
-
WENSMANN REAlTY
1-..:'
IP"" .-.-,...... ..u: PRELIMINARY !
~~ :;- GRADINt; AN~ EROSION CONTROL --
...E-
'.-../=-=- 1'-------------
-"- &"'=-=-:.... ---,-....,.........-.......-
:':..".:.-...- --.....-..-
'.1 ... -~-'-j
! 'm:5" ~
~.SE"liO _ ___
.100 _CIItMlIl:
-, -- ... -
_:.. - t' ~ff-
. :
TOI'nolHOME
SPUT-ENTRY WALKOUT
~-;
rr--
r
.-..-;,,_J
TOI'nolHOME
RAMBLER
,
r ~. - -n.I'_
I 'm:5"
. ~~
"". :.. RWO ....
==:l", ~:::::==
~ 1["Fi--
.....:: _./ I;;n . .
:; ~
CONDOMINIUM
RAMBLER WALKOUT
.
1 ~-
K_
! I"'''
--
_Me
,. RLO ....
..-1 h} -! :; t-w
rr 1 t -~,fjLr-
~~ ....:
DUPLEX
RAMBLER lOOKOUT
--;
r-~~ i- I
- UR~I
- ,
'"': '.. .......-~CIJWlI:
-1 ,"I~~-
- p rr , - I P'~-
....,.;; _./ u i I
. .
. .
DUPLEX
RAMBLER WALKOUT
REVISED
....,
t7'lx-<llto-c
GlYNWA1ER
I-r 14 + 20 .....
I
~Jf:
Ii,
~jlll
1,.11:
'Jhl
III
Iii
ill
,ll
.jl
lil
II
Ii
f~
l!
T
-_\~-:\T::~:-' -:: - - . - -.>
;__--\-----u---
/ -n;
I
,. .
~
'I.
,
~~ U~
->
!U
c;)
>-"
Z;o 1m
0,.,
!::l~
~~ :1
~~
~ ~g
:il j
:;l
I
~
~
~
Z
~ 1'-
~
< I
- I
~
I
~
~
~ .
,..
~
-~-
to.> ;
; t~
a x.
_LL~ Q 1 ^ =l t-l
un
I
(11:
"I.
1
II
; .
"//
II I
Ij'il
II!
III
ill
,t!
III
,if
iii
tl
f!
f~
II
If
,
::=-:=~/=:; ~' u
- --'-"--_1
-.-----..--...,.
I
I
,
i
J
'-
'-
....... ---..-.--
--
'--
--- ---
-----
;1:;
q I
/-----
~
Sl~
"'.
~~
Cl
~T'
C,..
E'
!;l"
!i!:>'
0"-:
2:- "
,.
,.
,.
,.
127.S
ELlERCENCY
OVERflow
-~z
i~~
gn
~g
41 1Gt
li
"'Ill
~I;;
~~
I
"
--
~
.......
,.' ~
,.
/
/' /' --..~
I /' ....,/ II.
I /' \~
/ /-........, tll
I / '" II
/ /........ r-\
,. ,./ ........
/ /'
//' /r--..............
/,.,. --....
, ,..../ '"
---
~
:il
o
r
I
~
~
~
Z
;U
~
~
/' ~/...",/ "-
"I
~ ,
,j\} \)~
.2:::: ~~:~'~~~'\ ,,"_ \\ <\ /~>.,.. 't,
, ''\::,~....' I ,- ....... '-. ' '. \ \
---'-, \1 \\ \ \ \ I '\ \ \ I I
\\\ \ \, \ ~- --- .... \ I I I I
~ f \ "",- \~,\ \ ! I ........" I I : I'
~ ~ I '- \\\\1 I ! I -" \ \ I II I I
~ '. '~,\ \ \ \ . I "\ I I I ,I }
~ ,\'\, \ I "I \ I
. '\\\\ \ \ I ~+')! I' / 'I /
6 ~ '\\\\\\ \ I ~I I I II I I I / / I
-I \~~\~, \ \ \ I I 1/1/ I / I
~~, I \ \ / . 11'1 G I I .
\. ~~~ I I I III / I I /
" I~ ,1,1 ~ \ (' \ i' ~~~\ 1____-' !P-AIII/;' j
~~ ) 1 ~~k ' .'". 1 ),1 ( I ,,. _---
J' !J,I" 1\ r \~~~~"-.....> 1)1/,/ ,.,
II \ \ ~ ~~'!1> ~ 1/;,'/)/ 'l /
" \ \ '\ ' 0 ~~~'\,<0/~':;0/ / ~
I i I i ~ i IIIII i i ~ '~~p I
Wi P q q i' ~ n,O......... /
i ~j Hn .................. //
\ '-7 ,.
n. \ _'l"
/ \\---~"""I
(/~),,/7
\ 'l /P" ..
,. # (
/#
-- ~~/'-- '7 - /-
'/ ^'-.--
/.
/ /.
//.
~
~
~
~
.','
L
.
T I
en
-~- ; I
N
0 f
! 1I~
L
(1~~1 ^ =1~1
"
/
/
/
/
/
/
/
~
"
"
)
./"
o
-~-.:.:=
... .--=:':.":'.::'--
· - ,.1 ~--JII. 1=-:=::':::" 1::-:=;.'::.-.-
--:....;.. ---==.-=. ~"E=:'_
I::='
EUMINARY PlAN
....,..u PR~VAllON
I&- !"1 lREE P
/-
YtENSMANN REAL. TY
I~
-
.......-
"
7"JZ: -=
'.-
, 1!t II!'
~ac.u _ nzr
...
LEGEND
DIS'lIlC r ~
-..- - DIS'IIJC 10' CClNlQ,It
.- -...---- NOIIO!I:D 2' CllNTOlM
------ ~ to' ~
...... ....-
~ 1RlES IlIU1JNE
....... --
Ill\...ous "...lH
1tO~~.,.. rs ;::CUt8 \.Nt
- --~.",.,STOfIIrs['IlfJt
-':,','- Ql!t'7[WAlJ(
'~dfJ-==
..... -
"'''' UST
.GHFICAHT "'" STIlE1S .. '=. PADS
RlJ - RE>>OYE FtR GRADING Of"
RG - RDI~
S - SA\'ED
CIder. 20" Tall
RC '123 ';. ere... Nil
: :!,. =:::
S 2". r Hoc*IHrry
s :'~rD" ~
~ ~ ~ =-.... .. ,,' "'- ....
:c ::41: ~o...lnt
R\J :~ ~ hn:'
~ =~.. ::........
~ 4109,r::" Dol
5 4113 s: err.., A.rt
S 4111S' ~ NI\ Ht
: :~~: ~ 0Mcr - a-
S A. :: ~D8L
RG 8 6- eor.. ~ H'l
R\J C 1'1- Cedar 135' Ht
: ~ '4- c.dcr
~~~
(') - ,...
1OTA!. CAUPDl tIIlESlNOtES - " 71' (34.18%)
TOTAL ~o-.m CALPER INOD Q : 59'2= ~2::=
TOTAL -- RU _
- . (37.000<)
toTAL , a: TREES RDIO\U) :; : ~ i~~
:D
m
<
-
(f)
m
o
~S:=AAY .
~- 5O.W
RG ALl: : ~.DSS ~
RG REll RE....... _ ::;;:/2
REf'\Al:EYfln - CIES,IlIZE . '" ,
1REE LDCA1IONS/SPE PUH ".,..~. .
.~ON1HE~
CAN It I J 20 --.
>>EI' 17 I ..
GLYNWAlER
_or ..O-.~
.Utr ...-._
11:1:I" .. DIr. _
.fUr ~...,..
.n.r __.~
IlI'5r _OW.~
'OJr __...
tWl'r _
:=~ =:-r~
:::~ ==...
.UlIr __..,.__
tuSr .......r.......
_r __._
_w __.~
_,.. "'0--._
::~ ::;-.....,
,..... c.
:=:;. ::::.-
IM2r ..._.~
1..0" .._._
._u" __.k
-,.. ...-.""-
,...,.r __.lI'\.
_r __...
_r .........
,., r' .._._
=~==
_r 0.........
::;. =-:L,.1'\.
""'.".-~~
-". ----
,_r __._
,_r __.-'
,.,r __._
1'W2r .._......._
-.,r- _0-
:::;~ ~:I...c.-,._
_M" _-,.
_r _......,..__
197O\!S" ..._...............
'n2r' __._
Tn) r ...~
""'.1f' _......_
~... -........
_r __._
wnr ...ow
,_r _0.....
::::=::"0:""
,_r _~
-.. ..-
,"'' -.-
,_ft' _0-
,-,.. .............
,_ r ...0-
,"",.. ........
,_1lI"__
,-,,' --..~
,_!If' _ (nI ..-.>
,_ 1lI" .. 0Ir. ..
...,,,. .._.W\.
_11tf'..._
'_""Do,,_
,-"..........'"
,.,." ........
=~ ==.~....
_r ..._
_". Do
_r _DIoo'._
_... Do
=.. =-
....
_: t=tIa\.&&R
" .
*.... .:
~r __
=~==-
z.-.... __
=r==--
_te"__."-
...r __.~
2.0'" __
-"....._.....
_wrDo<l,,_
="" ~-
~,r__
,.,0'" __p,.,-.1
8" ,..__
,..J r ...-,
=~ =::':'-:-..~
:a.t,r~
,..,.. _0.
:::.. =--
_r _ow._(lII.-)
.,.tr__
JUfI"'f"_"
I'DJ'''__
-" --.-
_r __
=1 ==.-
_,7"_....._
_u...._._
:;1 ==v.:=
JUt,,. __
=...~-
:::: ==:::1===
er :.-=
-".-
.- \--- I
--..- .-.......-----....-----
._- ~~~~-- ::=:.-;:~::.:.::::..-:------~-
-,,. --
-...-
..,,.. --
-..-
-" ..........~-
:7 __.....
-".--
_r' __....
..s",.. __.....
_tI" __...__
-"'"--
_r __._
..,,,. --
=1 ==.-
_1'l"'__."
_" """.'TI'\.
_r .._...
=~ ==.~...
=1 e='W\.C\A'"
_". Do
_.r__
_r' __
en,. _ar,,"_
<<12r _.....
--
:E:1E~
::E~ E~.~
:;:1%" _ow.~""".""
.12'11" .._
.1JJr _......r_....
.tUr ..ow
.1.1. U" __(III...
.'25"_
.':1r' _
,,_"'_M~
.'alr __
~:r ==._
::':' ==."CVJ~
..,..r __
...r _tt-.
.~" _Olor
..",,. -_.-
:::1 ==...
..... --
*"". -_.-
_r .._._
=~E=
_r __..
.".,.0- 0-
._t1'__
_11" __
_r .._
-,. --
_n"_ao..,
<I\SS,. __
_r __
-..--......
_r' _....
/
/
/
\ /
'v
\
\,
\,
\,
\,
\,
'\,
\,
"
NOTE.:
SJCNIflCAHT 1REI l()CA~S AND IoIPACT
CAN BE fouPO ON THE 1Rtt Pf:tE:SERVAnoN f'\.N(
/
/
/
/
..".r _0.-':"'__W4
~-~
-,,-.....-
...... __""_IDW
.... r _0..
..lIJr __
..ur __
....... --
..lIS" _0-
....10" _0-
...,..,. -....
...r _0.._
... r _OW
:~1 ==
Mn r _ o.r."
..,... --
.,..r__._
...,.r _....
..71r _DIr
..",r __
.."".--
..,. ......
_lit" __
"1Q.r .._
.....,. --
::,. ::
...,.r _0-..
=~ :e--'-
::,. =.......
"QWJ" .......
....... .....
..,. Doo
...wr _0-._
..,.'" _ 0--. _
=;: =t:.'_
~t1'_....~
_lr_1DW
_r __..
gu".--
:;:=:
-~ ...
-~ ...
-......
_r __....
~,r __.W\.
41111' _....
d1,1' 000
-". --.-
~~ ~eM~
:::r::--
UZI'I" n.._
",,, ...
:rrE....
"""....
-~ ...
::;:==
~.. -....
-. ...
4UJ" ..........
-.. --
::r ==...-...
4U7 U' _ .... ....
=1 ==:"'-.1
_I" _DoW._
0..1" _ow._
011.. __.~
::1==""
_r ..-.....
~U"__
-,,,.--
~ffI' _0..-.....
-.. -....
_r ......._
-~ -
-~ ...
_r _0--..
_r ......._
-. ...
:; ESS
~rr__._
-~ ...
:1:....
=~ ==.~C)
-~-.....
..,,. --
_r __
=~=--
a71W' __._
-nil" __
unr __
-"" --
Gf:511"__
-",--
unr _..
=~=....
-". --
-"'--
_,1"_....
-".-....
;if EE.
-". -....
_U"'__
1-
- 1..,).0....
.....--...-
i- ,--- .1 s.'" .... PRELIMINARY
:::- :; 'fREE INVENTORY PLAN
I......
WENSl.IANN REALTY
1-=
--= :::: ~
l..;d T
CIU.I'IDI: !CALI . ra:r
_r __
-. -
-"" --...
_u- __....
_n"" _0..-._
'13)"" _...
-"....
_r __
4:ln1S'" __
_I:f'__
..,..W'__
4.UlM"__
oUDr __
_... Do
&Dr _...
""... Do
&Ul'U" _OW._
&UII'" __
u:. r Do".....
4341:1" .....
&)oII~__
.uti" ......
UQ1'l'" _.....
-......
~r ___._
-~ ...
.,.,,,....
u.I2"Do<I,,_~
-...-....
_r Do
....". _ow.r..,
_r __.__
USt"- ..,...."""'~
-,'"--
.....,. --
...u.,!'" _1IlW.-'
-"....
::;!"==.....
.-.,. -_.....
....a!'__
UltHr __
_u- __
_r _
-~ ...
.....r __
-......
U1Itr __.....
Ut>1J'__
:m:r ==-
UM r' _....
_1:1" _.ro.
..n.r Doo.__
..,.,.,r __
_12"__."-
=:~ ==...
&.WIr __
..r __.....
...,r __.-'
..,....,._ow.W\.
.....".--
_1J' __.__
...rr __.-'
~r __
Sf:::
....r __
_'T_
.....,:f'__._
...-r __
_r _arr.
:=;r==
.....r .._
-,,. --
_I"'_DIoo'._
_r' __....IVI-.w
-,,. -....-
-~ ...
:;:::-:=
_12"__.....
-".-~
.....r _
...nr __._
_r Dotarr'''
..ur o.arr'_
_.r _lDooo'l
_,r_a.r,r._
-,. ..-
..,,rr __._
-,,--
_,r _....
-""'--
M71r __.11'\
..ar __...
.war __
_r __._
~U"..._
-~ -
alDr __
_r __
-~ ...
........,.--
-......
_.r.......
..........
_11'" --'W'\.
-".-
-. ...
_~ Do
-" -~
_I" __.W'\.
_r __
_r _....
-~ ...
_r ...
_11"__._
_"'__.ft
_r' __
-,,--
-...-
.. r' .........
..... ...
..........
:;!'==.....
_r _....
-~ -
-1#' _...
-~ ...
_r _....._
-.. --
-......
...r _....._
_r ___
-......
:-:: =~
=:r==
.=;=-
:';'1 =.--.-
_r ......._
...,.,v-__
_r _......r......
..."".. 0.-
~~~~
_r __
_r __
~~~.-
:=". =-::--c-.."-'lJ
_Ilf__
_12" __'-'_1
-11'--
r __
r __
c r__
r :~ =t:::J
... ,
'?1J&'1llt.rlWe
:r
IT
<
-
U
IT
C
GL'l'NWAlER
IMET 18 + 20 .ulS
- " . '~wl'f~'r; "":''''~'~','I.'<i'r'' ,,":i 'lJt"'~'"\' "7.. ""T""~"F.''l'Yv.l.'''J'~~~'~.i'''';' '''''.''''/:, '" ~";'i:"""~~'~~,"""n"''1,.."..t'''N:'If~ ~<Cltt~I~~~
~l;f ~ id~!~ ':: ,':, .... ,"'.' :"'", .,)', . .' >,! ':;,'<' '. "';"'.'" ';li.','" \':';;:~.~I";'I~O:~'~'~"~""" _
.~ ".11,,, ,,:, .
~~r11 ~JUkI ._~;:>~ ~:. 11,1',11 , ~'II it, .li ..,.. _ "J1J 1111',11" )111, J j"n'if '
,IJ · l'J~ 1/ iill'II!.I- r'll !. l~!!:;~' i . ~. .~\i.': ~l.ti
I - .. ',. .- '-I--.! - \I - I &:'.~.,.."'~. ,llil. J. .,. I' i - ,.' v....'. '. ."'~
~!! I! c-=f\":I\~= III :.d I'"\. I:!~I'.' i Ililil j ii'~lfll!H~/ F,::",J.~ '.'~kJ ~~
II j I' __,l."',1 lj'".:;'r-r-- [fiCbl~ / , Iii 'I I'/I.;j
1,\1- r-nll~ II : J I' ',II ~' : II. @~ "I-~ ..~ 'II; -I!'I I. !l,!, III ,!........ ,.. i ~'.:
I j I : ~. il ,"11,: I Ii Ii ., I ~ 'III! ;1 ;' '1111 . ; , " ,. ' '1
il! IFhi : ~ I . I, It'~! ' !'I I, , ,1!1 N~
'-I ,;i
t, - II' <1
II 'I i' 1':11 " ,: p; . ~ rr 'I i II I ,. ...... ,1
." ~,!!:~ II ~ ~~ '~ ,lll~" I ~ ~ ~ U1g~I~:tl' 'ij.~;~n.~
~ I :it 1..1 d! I @~ '--u.-E'" .., _ .:
. mr ..: .:1. i 11 ) Ii' liI~ 111::/ 1:1! "'J:' ~
~1lI I T:lr- ---;j li ~ il'! il i) j
~,
.1].---..ri!r......'f .J':;: f',~
. I .' , ~t:. '11'
,--... I ';'.~,
!J i.' . j') . (I
, ! \.;.' .~~~.
.I~ !,
I' . i'J i-S. .: ...~.,
r' -~~." . il!/'lliili:11 .~.~.,
'- !l IH",!1 ;~l
., ...~
':. '. i! II ':.
c . '>>' \,
,.'~
.:j
.: -"':'\ ;.
~
m
z
In
I:
~
z
; :II
l'1.J
.~
~ l~~
.~ 'hi
)! "
~ I rl:' -=. '
JJ ~ ; -;:: -:,
m " ~ ,~
,-- ~
< .1~ q IiI' , .\
T .'" il I II' , ~ ..
.... (J) , I E ~ I I ~ ;'.~ I ' ,~
.t . m ~ \-- : I }.~~ I . ';~1
:~(",:"-;..9... :'1 l:-::~' I _.~~'.t: ..~;,-;..
.~. '". .......", ,..'^....'~'.. '.. ... ".,.'
, ..1 ":(' '~.f~f~~~;l.:!t':.:, . ii' .', .....,: f;~f~;UJ.,,'. .\, "'l'Ir...i~t~~J..i, 1~'~1~" '~ill..i':'2:~l'I.t'J~fJ~.&;..:~i! ~".
~1;/llnl'\~~i.~;'''''' ,.-.':<1(.. : ". .~:.: '\:;.1, ':.i,;." .1.", ...............".., ~'..v. :.: l"'llW'I\ll......"'.lISr;O\i;/....ofill~~\.lU..l,.J.vt~, ;ill_I\~~1
:J
~"r ii - J'i
li~ i
~ _ J
lEi,
I U.
II
S?
~ ' . ,
o
~
Iii
I
/
/
"
Pill I. II
III ,I ~ .
i II ~_;'~ '
IU;I ""..b'
'1" ,
.,' ., i
'I . :,
, '! ~
t ~ ; ;~h
,
,-
t -
~ ~.
; e.. ~~!
CD ,.,
.. ..
2:' ..,.-:
ill 'I ....!ll
. ,. :: 1'1
-- -~~W. .
Cl'l ,.~..~~-
c: . I 01
a -l~~:I'~: " s'
?1
11
..Pi
':'d~
.11,
.'
d I
't
'--j 1
I~ ~-llI'
,I, "I
. -,\ i'l
I;!
: I' 1" r.
, Iii ! Illi
III I II:!.
,I !I!
. , I .
'[
,
_ !i
'ii
I _ .is:;-
;':.~n.~~
:".~,::.' ,
-~
G
d
il
I .s
" J
f"1 . B
- i'lfp'm'lll' ~-,.'~:
- . ".,! III.", t............-.~.. ~.. !,.,,_.
: ll.!!!j III "it -!-;::. 'r ..
G ; II' ilil" I ill i ~ ; '. I i
~ 'I, 1.'1,11' ,..1....- - ~ - , _
I '11" ..........- f - ~ - .-
I, I III I:: -1 1 ~" i
I /I III" I .,-, ,---
I 1.,1! II'"' "-'(""itl III
- · I Ill' II a,............ :: ..-~Ill
. s . iI ..........,- 0 .,
· J
_ ,Ii
,
e~
'.
....
i
1___.
I ,
,
,:1
- I ~I
.- i':' I
G,I
i I I
~i ~, I
~i : I'. J
i . I
X~ . 'I
-;
I,
5 iii, "
. I'
I I I i
T1illl
hI,
E)~ !II
Hi III
f"~!
I'~
rt I II'
~,~..'r',3-" ~ '.
\. -1-
!:j" _~'. '..;! II
.. _ I' -I.~ , I
I I' '11111 I I
. i -t- !,Ph , ,.-
III I!
',",
.
.i
ot
\
.) elf)
11!",!I,l!I,I,lIT!! ',!"! --: !I {t~
,[il.l: il' " '1'/ . ':t;
- I !j if; l: . , .J : I' I .
:,I"ji'''' 'I ! I
'I'l ! ;Iil:~ !!.. . I [! -- I ~ 1 :
I ' I 11(')1 I'~ Ii , i. . . I
II I Pl'ii'l'il , ~.... 'i f~ :v-::".,,~.. . ..: .'. II!!
C !I',',!!I,I','! I ij I . ,
',"'I, I" ,
h!'I~11 . "
1141'1"" . \
-;;rl i!hl!,',i1j
-1'''111'' ..
i'li :m HI
~i~~\t~ .~"".IlI~)~U 1.' ,..
FY~;;~ >.~"
~,
;..' .....
>': ....11';. . .
... H;l.~... ..ii'~ ~ *: ~1 ..
'. I II f II _.......';..~<11 'Ir:;.I:~';'1 \ ~
\i q!. ~ .c;,';,}.; f - 'i I
III It ii C":~'!- 'I :i:'. ~I
!Ii : fill h I! '.1.1.1,1'. ~ '(.i A
,I) i lti ! I II: j.., ..L ",j :-rs
r!l III ~~ I " J J
iH ,~- -' -----.
II .1
f' I .
I ,i ". ~
ii I_! fll;"- I "1" i: 1'1 -1,-
I II: I b II I . i., l ~V1' ..., 'UH~
! I,i'.;; ~I ." !;-= i P- - !!! 'j
11 -, 1, 1\ 1,1,
I €l~ · .;i II
I i"n
!~>>
L_......
f I j I p~~ ~-.-I--
ffi~ .-
,- I~~ '-.\..!-... .- 11'11
i; .1' I,f I I j! a ---IIi!.
", I ~-_ 1'1I
f1T:1 I !! l~' . I,
I II.' t "
r €l ~ ': II ; J1 \. jl
:" -~ j illi II i I - ~
" ~ '~L___1..____._. '___".. .
.I
~ III
~ I
Iii
e
In
~
-LJ~{""-
j-" . ~j}-
r .'-. -~::d:~
- -"--1
_ -~ ~r:;:~S."
-..-- ---...
::=.,.-...::.==
=-":'~1:=
-...-
I! ===--
~
'"
Z
l/l
i.. ~
z
" :D
~
~
I
C)
!(
, ~
!;
'"
:c
JJ
m
<
-
(j) '1
m
o
".
" .
;:.;T
(~.' I\)
1.~ .q
;-:"~':"
.... l>) .
~~~:o" '.,
- .
~'.}.. ";" ....:'~.."-'.;/;.'.' ..,;~>..,
\ (' ~v;;ra~'lif"~;JY;)\'i"I'
, t': i ~
.. --.. -..----. -,____ ..___....._.n___"'_j
-9~-:' ~- '. ' \
r I i}~
I I 11
!
--~---\_-
Y L...____
--
~111.'llr.ll'll
"I - !~. 'I .
i '., J~ ;; :~
" .~
- , I WI
~ I) .
;11 ~ 't;'~ ;,
;@q! 111 111:-" .
i Illii: ill~! :il~r' )
.~~~\- I,.. Ii:!..!,:!
, ill
i i I "ii' -
r 3 ~,!: ~I
r ill I
! ~i ~'f."'-
. .g Jl' ~
I ~ !III' I j:
I Jib ~I ili I
.J \ ~h~ . . .
a >>'1'
il. rl'~~! f, 1.
'11
.", I)
Ii' i L
~ . !i~'n'rJi~.1 ~
@~..~!:I"ill~! (-
I I~ . :rl'I:!ll'~1 .
. . 1 . 'l~jgtl~~l I
b ~ .I'I':~I" ~
J .~~.. I ' .,"
i\f -I
=
I, , i
'I ,
11 \ - !
~ ~'! ~
.~ !
~ . ~
@! "
:-::..-.:~::..'- } ~n
.,. ;.. ~~
n -JilL! If
Ii
u~11 nl I
_.Ift.~
. ~j 111i;
hi ~ IIJII
, Hi ~ ;., i I,ll i
I. : ~, @dlli!!i
il' ~ " iln :R!~'
I ' 'I .
'f '. il! .
I I IR~~
_.",--
===--:c;::""_a:.
-'--.
; 1\ I' ;u')oI": ~:~~~ii~lj,.... ;.,.','. ...:'; 'r:' '. ,
.,." ;", '. ., f '\ ~
~
- I
.
i ..
~ ;~ II
J ~mJ~~
~ '.'.'.'ro.. ..Jl: 1: .
'i !~:b~
i i
i~~
€H
illi
Fh~
, .- II
~ ~'~()I
I J ~:4-.
.~ -,...,......
. . '. ..,.'....'....... ' '
i "'v; .
i ~ "',:;:;,; ~ ;
. 'ii ~'.
. 0...
. .
Ilil 'yllt ll'l II! "1111 I!: 'Ill!
11..1'11 \. J jl I" thllh1illl: I~! j .
~' "~~l,',yl._.,l~'! ' i~
-II;.;. 'I
III !rL~~ rill" ~1_' ill
I ~ 'j-.......~ ',.' ._ I 'II
---c '( - . I'
~Ii II. - 'ii
. ~ ~~ '-'-'L~_" -
~J 't,. _"
'.1
. .~, .... .I.' l': . (
. . ":
. -":\1'" :.~;:..\l
I;' .;\L..:.1Il':~.,'-:.:'~~
. ..,.,"";
~_0llM.
~~. _.-
~ '"
~ .
:~_c-.__
.. ~. .---
~r~_-.---
- ~- : '." : -:~~
,_ , L:_.-:.__
.......-
.......~D(1'AL
~.. :.II.~'.'--
~---
_~~' I ___._.
. ", ,. ----...
'. -, - .--
'. - -.---
LANDSCAPE NOTES
. -----..-----..
--..--
: ==-.: :::'=::::'0;:..
~ f :::~~-;;.~:;:-_=-
~-..:.~=..-- -.--=:::-
: ~:.==:-..-=:.,=,..::::.::.--
: ==1iL.:.::-_...:.-:--....::=----
:':""~-=~-_..'" ., -
. ---..----....--
. ~=:::. :::~::---=--
~"::':::C".::.-----II"_-~-
.---..--..-..--
-..-.....---......-..--...
. --...----.--
~..:....=:.:=.:.-:=' :-.--...-
...--.....-..-.--.......--
GLYNWATER
FINAL CONDITIONAL USE PERMIT PLAN
~
~.
SHEET INDEX
1. COVER SHEET
2. LANDSCAPE PLAN
3. LANDSCAPE PLAN
4. LANDSCAPE PLAN
" 5. MONUMENTS PLANS
6. BUILDING ELEVATIONS
& FOOT PRINTS
7. BUILDING ELEVATIONS
& FOOT PRINTS
a. BUILDING ELEVATIONS
& FOOT PRINTS
9. BUILDING ELEVATIONS
& FOOT PRINTS
.- 10. BUILDING ELEVATIONS
\. & FOOT PRINTS
11. BUILDING ELEVATIONS
... & FOOT PRINTS
12. BUILDING ELEVATIONS
& FOOT PRINTS
,
---,- -..-
,
--.--- .
--2-.J .
--+-l . -,-
=i:j ~~
o
D
<)
(:f> i l
()O I
. . -
i
"-AM"" somJU.[ _
I'?\ 0(aJU0JS 111&5 ~.......- -
\/>I ~ ~.~-::::- !! 1 ! ~ 5
-===
""""" .....
(Ii ::=.::--=---
--
E~~!-:::=--
..._~-...-------
-..-------......---..-
:-.:::::-... -- -I~"'::"o:. -:: =:-....:.=.......
:-:.:::- .;:.::::-..::::= :.,.~-- -:.-:-
--_.--...---~-
_.....-..'""'--_. ..--
.-.--.--............-.......'"
--..-....-.-..-----
,.-..-..........--....---...
...-....--..-...---......-
:;.=:===-.------..,.---- -
........-................................
.......-..---.
-~~".-J~ .-------..-----
..... ~.....,~ :::=:.':::~,=.---'"..............-
-=
-....: 3CI&& . rift
.'
I
/
--,
MET 1IU COVER
CONOl110NAL USE PlAN
-....
GLYNWA'lDl - C.U.P.
....
M:NSMAHN REALlY. INC.
PR[JIOAltm BY PM:lNEDt ~ ..' ;";"', ._. PA..
PRo.EcT O\1L ENGMIR
lIt(QSltJttD pftQl'U:SKlNH. ow. ~
~
I 0,' <.~
LOCA nON MAP
---.-
,naQP.o-G
I,.., 1
I 12
,.
-
I
:~.:
,-
~
Iii
ill
i!l
.,1
"1
!.
tl
I!
i!
II
~ I
I
~
1-
"-j'"
r'l' .."
iT n
.. n
"
fiT
, i ~
. r
I ,
~
~
~
o
VI
o
:t
'"
"D
>
Z
!
~
~
~
z
'"
,.,
~
.~
Z
f'l
~
~
~
~
Sl
I
o' (
!=I ~:
:0
~
!:
;:;
! ~ '.
.~--
! .
....
,/ >}1 \
I
I \ \ /
\~ \ 'v
c
':.
':.
J
0'--
If
I I
I
i I
::z: _
C)
/
;lfi
I
Iii
M
{II
.il
('1
"
H
H
n
H
p
\
J
,\
~; I ;~
ti 1~
II H
B
~
.
~
~
~
o
VI
n
lQ
'"
~
41
i
':l
~
Z
~
~
z
'"
~
~
....r.. ....
",
",- _.,,~ ....:;~ /'
" ' /.':
/::jVf;':~
;' I;/;Vltf' "
I 10;/ij
I /~.~,;({'
I / / /;{? I /
I / / (I'I \ \ "
j (( \ 11111 \. \ <....
I I I,ll, \ \'
..'
'E. ,o(
Z
f'l
"0:<
'\
'.
~
~
~
~
r;l
'"
I
f'l
c:
:0
IT.
! I:
.
I..,
~=r
,,-,
I
~
~
C)
i'n
leJ
0.:'
\.,
;:;
\.'
~~-" '
A..
~
I I
,
I
r
I
, iTf ii
.. n
..
'llf
I
--.
:1'"
-, ','
. .
, Jl
'Ii
I.
ill
,ll
.j'
I.}
I,
11
Il
IJ
II
'i':
i t
~
~
o
VI
n
>
."
'"
."
,...
>
Z
!
~
z
~
~
z
'"
'"
~
.~
z
p
~
~
~
~
;;t
'"
I
n
i:::
:0
?~-,
~
C
-~-:~ ~:~;
~~
L
-'. -'- . ..--.. .
'\
"'-..,
'.
......---
,/
/
/
I
I
I
/
I
I
I
I
"
/ /
~,
;.-.
o
en
ee.
r~-;
___J'
--'. -------
------ -...--.--. -. :--::----.--------
----..- .-.......
<::"'-=-~ - ---.
~::
..,,,,>of....
,/'
I
!
I..,
~.~'.
"
,/
,/
-
/'
/'
41
/
.I
I
I
"
,,' ",
-".1
II, ....,
\ '.
.\
, \ \ '"
" \" \ \
, \ '. \
, -<\ \\ "-,
"'''. \ \ \ \
..._-\~<:\\<\
\ ". \ \ \ \
" \ '~\\ \ \
\ '"" \ \
\ , '<\\ \ \
",\ \\ II I I I
'\;\ \ I \ ; I
'\-~~~\ I \ I
\,~~\\ \ I
\~~';:;~ \ I
':,,;:~,~ I I
.~~,~\ I
~~~h I
,~~.~~\
If
;.
.
i.
~ ::::: -
t~f Vie\..!
':'(?P View
';.. '.'1
1&
===== /"
~,llIl1i7 0'
t '1_ YI....*.W.I.p~1." d-4aG.
~~f 1p .~z.~~
6:l;=-
11...,,' J "'..0.
j' .-.-.-"
''''...
d.' ~--_. ~-
./ --=
.......
\......~Ct'1e..~~r
/~ '" ----....
I
I' 0 I, I
I' . r II
,
1'-0. 4'.D" 1"0.1
~i11'rtNit.e tv'ON[)M~Nr ~ . !!7~re &L-8N"
I '~L-- ,I,
I ---'-'
r' .
~: . I
',rl :al
; ~~;
I '
I.J--
.: ":q,
101" View
-==--
'1
_ ..L
II I : i: I
1_' I'!' i
_.1
I
.~
""
t I ~ _ _:'__,. ~ I
'--LT ," ,-r'~f-o
t1U ~lJMer-tr. '/'
~0Me. fl6rt1
...
or
'<11
: '
/ '
! ,..y..
,'-~1L.
er;i~kia:: MOHUMeMi ~
//. . """L<Z<t- C&Vo>a;:
/.~'.~'&AP~.~
!_'
,
1 :
rO.,
:;. ..i:_~: j
,~..L,I
,--- ,-,
~. I
::L: t
"";"':".j.
-~ r'
- ~ 0 1-
F'$OIif View
";1[;1'; VlE-14
//'.
t- l"rt.'" ;
-"~---"-
'",
~~ .
~ '? ~ .9
.... .. ~
~
..:.
'~AIVlel--l IaiCUh" f. '~H6:f fd.eH"
L_.;
[j~'1
E_:.
1,__017----
.; ~.~~-:.-:
. -i r~~./'I
I"er'Uo 1<110 f'l;1hf
_1.-._._/."0'
o:,.~;;)"
;::~T VIEW
F=!o.....::.~......"O""'"
= ~t'. 0 ....",,"""".....
il....ill k~r
rt- .,.?~:~~.=.".~
: e".=.....~..(......y".) r
\.....- ,t..... ~ -....... t;:.-. ,,= 0 ,".-
"" ,..r ..-- ....... -
[J
........"'..c;j?
~~t:3'.tI.
("I;.f'U ","",,,,,"eo
~"'l'4o.fQ
~
1('
,
(,,'.c'
f..::r
~."
.,'..~'
r'O
.t'.o.
tH-r~~ MDNUM!:;:HT ~ ~L.lNWf<:Te\Z-"
~:
1-1:
=:::
I;
I
I
.1!
'"
.'
..
Q
-;.
I
:!L
'.
-.
,
~
-..
~
L-
GLYNWATER TOWNHOMES
oj ul
f'JoOJta ~~Nr6
-...3.'9~ -
-",OO't&
:.:.. ~,
I
-1
I
I
I
I
~WII!HSMANN pAOPt"no.lHC.
-
\ \
\ \.
6/
.r-:
..... .....
--Jr:t":'-~'( ~
-r-" -r- -
"!t"I'II"rT"j
,,".T crwo c..utDJI. ~
"SYCAMORE' LOT 5
~
#~'"
~' ''''''.
~/- ,~
~;' ,,~
~ : -~<----
-'., , \...' '!
~ RP':rJ~ljh.'1 ~ 88[
nr l-r "f"18' !
,I.r-, r'.:~plll _ 00,
a .f\~'
J]]Q
~. ,=<'
L' -' I
:,.uIT ....T'O& .
A#I~1. T s_G....e.s -
wo u.a0AJl ,.ASQA WJ -
-.J, cso..vt Tlb"I
,.., c:0ttM&JI TM"l ~
.(' ~ ca.o.... siaDc.
'SYCAMORE" LOT'
FRONT ELEVATION
SCALEI 3/14.. r-c"'
II
.~~
'~L--!~J~ -~I'
II ~ =:- . .=-~~ -~~
H I _ll'" - , - - . =1
; -:---=-~- ~:~~ -~'
~
rE - ~
~
I
I
I
~~~- .... _. ----------. .-"""". .""--.----.---..
Jl i I i ~- rnr.-ITiiax[ t:~( ri-'-11 FnH J
wll II III ll.-~~~~ U_U Illuuid J
n~ ~ II ~~~-, Imi
t::lIUUII = ~" .~ :::i ~liLL.ii~1
II 11 =====1F I~ II I!
II
II
SIDE ELEVATION
REAR ELEVATION
. "J
~;:ci~lll~~I~ ~.I~ ~ -I'
. "y .. fit undw ., .~I ,
I R-g;.I~~d ~~II~ ~ 1
AWl .1 lM Slat. 01 WtwwMtL I
.=_lIooi>Ll2lILl
___.._~~ rm-
(~T~~~~~NN
3311 ISI& STREET WEST rHOtE: IIt2I "%3-117'
RQsa.&OUHT, ho4N !lSOII Fa 11121 ..n-31U
,,:,,'~ ~\-'). \ 0 :c~~,
U~~~
II'ftO.E.CT; H~g-wOUO (LOTS'S 1. 5 SteT NO.
I SItIJ,OCJTJ')H_ IIt..J(I I'
IIr.O:)t1..sYCAMOAE"' ~TA~
I""""' AS NOTED CAn lLl&97
)OMWH aT PEA 0i<'D IT
ITlTU ELEVATIONS /:l.-:l.-?7
SCALE..: VI'" . r-o'"
SCALEl VI'" . r-o"
"
100nl~
I I
f I
.- ~ ~ ;:;l.:'j
- "'"
.ft-<r
,r-<r
I,...
,.....
Ic"_T
.....,.
.,,,-,"
-..,
I,
1
"
1 il
~i ::
~I I
~I ,I
,I
I 'I
; :' BEDROOM BA TH ~
ji ~.;~~,: :
I IJ"-r .. ~ .:
,~~I^ ^ ^ ^ I .. ~ ~' ~! '--T ,I
I ~ .. S"-<ref' I 'd \ S'r~' 1 t-,. -'2-;~;;:~ g 1/4- ...cRo-........ _._._._._.~
I .11- &.:&-r-: ~. ~ "'.0 UP ~I
/1 i I \001l.Jo1ED SHO.WlC ~__2 I I I
I 'I
(I: ~~_~~__I{~'i__j~W__JI ~ ~
I":, ,I 1"-0"' .r~
: 3 I II r-.. I s..... II
~ I II
'." :1
t "
I 'I
,r :I~
r1~
ih'lJ
, :I~
II rI
I : III
I II~
, Iii;
I 'I)
I ,:t
If r17
I 'I~
I :d
. I d~
j Ikj ~':.~.:~~~__ ~ = ___ ~ = _-_ ~ = _-_ ~ = ___ ~ = _-_ ~
-'------rq
... - - _.. - - - - - -'~ - - - - - - - - - - - - -;,--- - - - --
" CANT. ~ ~
, ,
~---------------------,
i
c
lUIJ
I
~@~u
:-e[
;,
UTIUTY
1
'"
~
"
I>
~
~
;,
4.tO"
,
'"
1:
~
oJ
o
;,;
F MIlLY ROOM
.
ill
~
.,
'"
~
I>
;;
DECK !
,:,
!i:
~
U' IW.L .'OAK
c.uo
,:,
J5'-1"
sr-o'
10'-0"
,r-<r
..,.,...
I I h....by C"-'Uf tNt ttQ plan.
I sp.ciflca don. IN" ,.port wu
I """"'--'_WWIlMt..,..t
, .".. and thai I a.-.. tJt.irt
Jle9II"'.. Atdil.cl ......, 1M
lla...w 01 tM Stale .1 ~..&a.
,
,.....
IOato_"",,t.J2II1.
~IZ ISlIl S1'JlUT WEST
RQsa.oJNT. .... S5O..
21'-.-
,n._ _ _ _ _ __ _ _ _ _ _ _ _ _ _ __,
I - I
, I
I I
''0 I
I~ I
,- I
, I
I
I ,
I
r--
I
1';-
"
1-.
I
II>
,{
.!..~~--
I--
I
,
,
I
I
,
I
I
I
I
I ~
_I
I
I
I
I
I
-- -- !.->:.. - - - - ,.!-.!.. - '- - '':''''' II: ~
~
______r--.
- UNEXCA VA TED-
_ _ _ _ _ ':- _ -" _ _ }. _ _ _ _ ----..
l7..s-2
T_r
r_t4
I I 'j r -.,
l. I II r----------, I I I
-~-. ::': : I I. I I
I I I I X I
I -- . - 'L,.: FUi'iiRE : IlWZ I I
, WJ.C. , I I
,0..;0'"1" 7-7 ~y;;. ~~ . I I::> I
J--:-: - I . ~:, ii' I I
~.. mR' ---.d IIC..!.!L. ' , , I l.. - J ,
bJ~ lNiQ-lU,- SM .so '~"d' I -
It .........i ir- ~' \=== - I
.. ;., I.J I I ,t
r... eounl -.:. . II., I. : I"'....
covu IIIGY".ao. I I I I '\
:: : : ~ FUTURI=- I Y :
I I CTIM I~ t. I! :
, , (CPI) 'Lt" BEDROOM I" ,
:: : : I ~ :
I I I : I ,.
I I I I I ...
I I I : ,Y......
:,---"':,=---~=,,~-~=---~~-,: I
..
~
;,
5'~O'
:"- 2 . \\712 rF\\1
- ---",-' ~ -- ,j/ Ii!
---",:,~ ) 0 :ccq ill 1/-1
;1 ;~; I . -, .\ k ''-J~ .!!; ,I
IUJ,i ,j~i
:iC-:-: J
ADD 4" BRICK
LEDGE AS REQ'D
( -.- ------ - ,- -"'" ---~------,)
WENS MANN
----~
I Tor....-. ILOCA""" HUNTER-S WOOD ILo, 0511 """ NO
:i~I=~;;;. :~.~;;i 3
~oo SQ.FT. DMWN IT T JO o.<l) I., I
mu BASEMENT PLAN
rHOtE tlm 423-IITt
'AX: ~fl.l?:J 423-31~~
--... -
OITl:!JO
"~~~
5' "=1
ze~~
;;t~",
'" '"
o
r~
~-l
.(Jl
lO
'm
m
r
m
<
)>
-l
<5
,z
~ ill ~-n
m ,"ill
!!' )> -0
~ ill () "z
0 '!-l
E
,m l:: ~m
Or z
"1m 1 qr
< m
)> <
-l )>
<5 -l
;z: 6
z
-f;'~
\ :;:c.:;.
I - Ii,\'\
\ ~ \'1--_'
l ~~_~--:-L;.
I.O"'lf
fZ!!
!!'C'
"I
'!-l
~(Jl
qo
m
m
r
m
<
)>
:::!
o
z.
~~:~i~l~ti~~:I~It;:~~,Ji ~::. ( "'~,I~lil )
p'''P...d'')'_U1U011to1..)'I5o.cl
Ivp..",;.ion.nd 1".11) . 0../)'
RoO"""..~' '"'.'"~" u.. WENSMANN
I.WI 1)1 lh" J. ~f. 1)( t..4~"",ulll.. {1eIr:Ir. l.i ~ I
~/.i .~~. - . J L~:A'''I
I s;,.i~. ~ -Yi~.({t=. 'P--- 3312 I~l. STftEET WEST rIlOI.f2: 16121 123-117t
ll.l,. .?A'1.12"L R"!lilt 17m ftOSEMOUNT. MN 55061 fAX: 16121 123-3188
I
1
~ C> () ~ ~ "I N
'" l2 is
-., > ~~ (") ~
0 c -
> '" ~ 0
(") z "'" ;0 iii ,.
'" '" Z N Ul
lD 1 ~ '" '" "
!a> ;0 :t
;0 Qz lD >
Ci ~~ :iJ 0 r
^ > -<
~ ;0 Ul
> 0 :t
Z Z
()
'" C>
1- r
'"
V>
11'0'''- "". IILOCA''''"'JEFFERSON COMMONS
-N/ A- I KftlTAGE!IOUAIII! AOOIflOH
llWiC ItJIE.k IMOOR.TOW","iQMES 10000NTATOHPN/A_
-N/A-
G.w.Ge ~k &CAlE 1/9. = 1'-0" DAlE 09-11-97
~:tL~ 1000AMla... PER loe<nn
.::r~.~,.I'"'' ELEVATIONS
~IETNO.
...
-"I
""1
.....
..
~
~
t
i
,":-'::;"' UtC t# O(oc AIIOVI: r:.::::;"'
I, ~r~-------------"''-~'
I' IilI II II "
. '" __IJ . "'.:r.Oo
'-,.- "-t" '- ,r-
; 'l
,
,
,
,
,
1::
;
..
~
~
"'-0'
Wi WOOD POST ON
W CCHC. PIER ON
5-_ CCHC. llJ(S. ON
JOoolO4 CCHC. PAD FTC.
-1lPICo\l-
GARAGE'
_l6"f1.O(Jl~.14.o.c._
]
t
"'-0'
r-o'
"'-0"
." .c.
..
~
~
~
t
\
r_~-..., lJtrE 0Jf OEOC...ecM' r..:'::'
I: ~~-------------t..:-B..": ~
I' '1 II=-k~
LI. ::J "_tOO L"'.:r,:-
; ~
...-..
W WOOD POST ON
&is CONC. PO ON
5-_ COHC. BI.J(S. ON
JOooJOoI COHC. PAD FTC.
-T'rP\CAl-
;
..
,
,
,'_r 12'-,. tc'-Q"
1 H. Ii 1..._.. T-o'
,1- _ _ _1 ~2::'_ _I':' _1_ _ _ - _l".!-,- - - - - ,
I -----------...u----i\t...- ---------------- r
I '~~--'--~"",---:~~~;y-;;;-..;;~.~~: :
I 1 gll' I I '0
,I FUTURE ~ ;"'; I, I~~
I .' ~11,.. FUTURE I, I~
I BEDROOM .. 8111 ,..
_ I I ,. ~'I' FAMILY ROOM' 1:,1_.
I I " 'j' , I
13'-". ~ ~... _I,' _. ..s...- 2:dO JClSlS . 1~ O.c. --p" II I
: 'I' I ~f:I so:fi ' ': ulJ
I ", RJ.,8/t'-Y .....'... J 1UJ:~~"- ',I
I,,' .....,... ~/? hi.
...L. j, ri';;';;;;;====F=~I-' ....~Q.C.,.;Y_~II I
I 1 I\~SH_ 1\1 WlCH ($ I '
'I J t \ I II 'oOf1 ';"'1 2-2::..0 HtAOD ,.1 I I
. : I ~:l~Jifl:.~~:! ~~~R=J?:: ~,
:1' : 'S; -r~:' IciJ~,u.' :'~~~llL. -:-l=..-t :7~
! 1 I I':' l' -I T r - ti::-...... .....11 I Iii
I, k7b 'UllUTY 'I'll- j- 1-~I:rl':'-'
I I ~------- 1." -~ L1J_.,-~FOYER::.:
-------------~~~:=r~g~:~t -....J I' I \0
I :----;-;:::~~2~:1 Y:~~:~:I .~ Ji : ~
I ~~~~~;ft 11 ~-=O'" ~ I
I -HOIt.-' -l+ .
, I 11 I l,j i
II~ ~~.Fa.r I: I~I:!I~
I T<<';::"~.1'So.:CM: II !-_~=----='Jll
lilt-- .
'I I,' r----..p
I ,I ~
I GARAGE II I rr,:l::l~
I 11 I Ilq~.
I 1: 1 L~-=r:!.J:.
I II I ,:
I _16"f1.O(Jl~.2"o.C._ II
I I' I i:
I r: I H 2
I II 11_lIt.y I.
L _ _II':..V: ':O"_~ ~ ~~_ _ _ _ _ _II I MICRO-lAW Br:.=tL,
I ___________ ... ._______:J 1 Irrl,
I --:j:._._._._._._._._=--:-..::._._-,-.-.--=t::=..,. I~ I
-,- -1-' ~;.:.~-:' :.::1-:.::~;.:~",-::':: ::.::f--------~~-.:;-::J
't-o- 11'-G" 1'4
1
2ff-~
1::
.
~
~
II
,'-0-
"'-0'
4
~... z
~ '1' -<
~= --'
d a:i 'lII . III 0 ~.. g ~ a...
3 ~; ~ w ~ c:
~i 8~ ~ ~ 1> S
~Y z~ u...
o .
~'" ,,<r a:
"-'~ ~ ~ w
lt~ ~ ,II ~ 5
Ill; 3, 0
~ g - ~ ....J
i ~ ~Jg
.-: ..,; '-:1 ..
;;..: i\ ~. ~ U!I~i
-._.._.. . Y' ~ 0 ~o fjOI~ i~
~ g; ~Ui13 ~~ ;~
I
.
~
- ----.... "'\
;j5
22
o
~
.~~~
-NOTE-
ADD 4" BRICK
LEDGE AS REQ'D
~
i
Cf)
~- .--=
/'"""'\ ~
Z =-
z i~
. ~I'~ ~~
~~I~ "
~Ip
~ ~z
~i
" ~
'-'" r f ~
.~
--
.
~
W
...'1 ....
lm1plC~L- ----
l:i APR I 0 19fJ3
..."
"'''''''"'
....-0'"
10'-0"
,'-0. .
4Y-f/'
t:.'.,-
27'-'"
~
-- ~l'" ,p.-.' =
! :. ~. oj, Ifm 'Ku---i--- u__ =... --I
i I ~T -
: l.r---------------------t.=.:.=.." : I'
i 1 ! == ,::::~ l:i
j "'/ :
L J m ,...,_...___.J
lj . r.... H \....L~,. \: nm...........{(~]]
i El:!.. "!
, J.. ,
!~..1~ i I
[ , illXl lil:o:: i i
'-'SI-
1'-' Ii ~ ~ i:I"." I
: ! ~--' --
! I .u_u.uu_uu___===l.=:; = 1____.. '
[1 Ii --0 .---J
ii 1 .mnn.....n~~:,.u
I II I
I p? j i
i tl8 0lTl it fi.l~
----- i:,\ ~ ~" "1"-'1' -'-'-~~~
1 iHi j, !
~ --j :1 : i
:: ! ................f[.hl
1 .:: I L:';::~
i" (\ -:'" -------~
l'.nmnmmlfm~~~ Ii
i.:~'~ l ~ ---p ~ ~r::o::l! ! I II
I ;JL...~. : I
:~'l:: : I
: ~ ~ -, :.: f,11
, , .. ..,J - - ~ ...............,.[..1.
!" l: __>\ ....1~:.L._.J .,.
11..m___m....;~___~ ~ i
i ! 'I> I - :
_l!~~--~......r~Q1"'" ~~-~ Ln__-=--__ ~ _____n=n~
=
~
:(-
~
~
L:.':~'"
1\
l,
1\
~
~
~
I:
-1,
:(
l,
It
l,
~;~
1\
~
10'.'.
27'-'"
".0"
4J'-O.
...._0-
;/
,\l~,:~i~r.~;::~~,~,~~~:t': ~~.- ( ~il~ )
p","dby...orundlt .Y.'GI
lUPU"'Won and that I..... p".Ay
~~'~i'i,~ 'S~:"~:~;:~";: W~~~~:NN
\1 SIgn.. /.4. "t~ 3312 "," "OEE' WE" 'Hor-E, 10'21 m."lO
O.I..'..2,Lf~ ReQltll1nl 1I0SEMOUHT.l..4N $$068 fAX: 18121 ..23-318a
I TO',,- ,,,.. ILOCA''''' JEFFERSON COMMONS
-N/ A - HEllIlAGE sou~ ADDITION
I IUOOEl. OftfNTA.TIOH
llWiG Alf.k TOWNlfOMES -N/A-
-N/A-
I GAAAGf AAEAi. Isc~f 1/8"' = r-o" DA.Te 09-09-97
I -N/A- IMAWHIV TJD ,01KtllV
L;;~~" TITLE LOT LAYOUT
lltEETNQ;
~"
SNOll v ^::n3 '"'' I '~~'I
.l.o.>lO\ orl AtNN\V'IlOI -V/N- I'
1.8-81-11 ;lval 0310N SV J-"':)$ I rv"Nf ~lI"ID
-Y/N- VlIOl'JlA/AYV01YO 1 -v /N-
NOll'11N)l,I() "'l3OOrf I 't"Nt ONI\Il
HOUIOlJ't ~no, 3OV.U,,;u -V /N-
N3311~ M01SNIM NOUV"'" ."" -"'0,1
/
IUUr.-tU 11:191 :XYj 890SS t-lt"l'lNnOI''t]SOll l. giLT W;-W .~:=.-:-.""lj-i1'lfO'I-' _.
Ull-tl:~ Illil ':!NOH" .lSlM .lBII1S \11'illltt:._;I~:-'~'""''''~?J'~' - ~;;-'P.,.R,s__
,..._",,,...,,' -~ V/.', ',/
'~I 'IO"W.lo"~IS-"nl"-"1
.~,I'pun l~fl!'I:)'V P''''lttft~
NNVWSN~ ::)'tr.t.<<:'~~I~'::~~~':d-:J' M~nn~1rW\aDMt)
( AA 0A) I ...:. ".d.... 'uo" ",,,,... 1.""",.",""""..""""...-
..........__ 'Utld tNI I'''n .(I!lJU .(q'J"~ I I ~
"" u,.., II
VI
w
15"
- ~ ..,
I- 9
Z I- ::>
~~g
83\~
a: '" is
~-o
5~,
-' '" ...
"
:2 Z
~ ~ ~
eJ ~ ~
~ ~ ~
U 0.. 0
~ :5 ~
Z
5 =.t (0
'"
U
0;
lD
W
U w
.. 0
... ..
~ 5
-.,
[
w
a:
~
x
[;;
~
:J
VI
~
"
o
w
n:
101
0..
- :2
~
~
W
...
..
)'
z
()
i=
-<(
>
IU
ul ~
I-
z~
~~
u..~
I.
z
2
I-
-<(
>
W
-1
7 w
w
0 ~
If)
I- :;:
I
(J ~
02 ~
\
r.uwuui'
~
I-
VI
0
Z 0..
:2 0
::> 0
-'
0 ~
u
t! 'e
'"
r 1::,~'=:----~'1
:;!I'i~-~~..':::O I
..' f(J
:-~'" , i I
. ~1 01
C~.:l (~
!;!;lj
,li,
\",;)
-,
z
()
i=
-<(
>
W
-1
W
w.
O?
ij):
I.
I-~
u..oiI
W~
-1\1
:'i.
J'4i-ZI I
~....c
It yo ~
,
:::.r:
c_...~~_.J
.- " ~~.~Sl__
z
()
i=
-<(
>
~?
w~
ad
-<(~
w..
0.::\1
s
/'
/
I
InOAVl ~NIOllng "1Ol'l';r,2!JLIr"1 '''t-t'''''''~'' .90"""'!HOO""'0< !l!m~'U. - "/;'G1nr~I'ol
1 I :Irt~)...I''' 61tH:t. Itl91 :3NOH.l 151M 133Y1S .ISllltt.... '~//D'~ .L;;~1-/P...,e!S I
,ltQ)H) or .I.'NMVWO I -V/N- , I 1-27,'?l p 1
l6-l0-11 iU'IQ ..0-.1 = ..8/1 i",",~ :VNo' 7.)'W'Wt) ( .,..,~ ....'&1......'. " ;. )- i, "IO't 10 .IJ~ e\l; 10 -.. I
-V/N- I lM '~1 1~1l'"1:"VP.,"I..8~ I
-VIH- VI1lO1",^/Al/V"W) I~........"" N NVTAT SNr.:J I" ..... "... pu' ....,.,;dni \
N:)I1YJ,NJIK) In:lt't X 'i L!l. 1:)1'.1' A..-pun ~...I.q p..td... L
1<<)I.u.......,:NWlOS ~'(llll~ -V /N- 19M pod., ,10 'UO'IIt:)'I,:).dt 1
N33'=!,:) M01SNIM /'OJ.vJO,tl 'V'3lff "'101 J ~ VIPid '!'-II '--"1 '<J!".;' Jtq...", I I
tJHU~~
.0-,11
~O-,8';
_~ ._~ilIll. u...a
~
i
,- 11
{n\1 "'-;10 I l!dll \\!
I . . .
! <.'~ \ ~.J /i \.~ 1.1 ~__J ..;" .. i
I
11~
'"
t-J
.'-,'
.O-,EI
_~..H
0
,
'.
'"
,!.
';
"
b
~
b
~
~
I I I I
I~I J J
,lj.........L..L.....f'R;JJj
II
__~ w
'-'
0(
'"
0(
'-'
'"
u
w
o
,
"
b
. ...
=
,
':!
.~
1:<
'1
'I
'1 '"
u
11 w
0
...
~
'"
,!.
'1
"
...
.0-,'
'I
1_ \.........LT....---r ~
I I l/\S.ll' ----.
~~! " ~ ~ \
~J I I
'-,t" .C~..I .'-,' .o-,z,
.'-,to;
.O-,El
11
'1
II
'..--11-'~
b
~
w
'-'
0(
'"
0(
'-'
b
~
II
11111111
fil~t~
I
.D-,U
'1
..
...'1
=
'"
'-'
0(
'"
0(
'-'
b
~
b
~
f-....
w
'-'
0(
'"
0(
'-'
o
~
.0-.&1:
--11
I
l
.',
"
Project Narrative
for
Glynwater
January 21,1998
I-Zoning
The site is currently zoned agricultural. Enclosed with this application is a rezoning
application to R-2 which is consistent with Prior Lake's current comprehensive plan
designation.
2-BuiIding Styles
The proposed development consists of three building styles (See attached floor plans).
Townhomes (split entry), Twin homes and Coach homes. Prices will range from
$115,000-$350,000 with the average approx. $180,000.
3-Density
The proposed development has 122 units on 41.57 acres. Densities are within the
allowable limits for R-2 zoning and are also within densities in the governing shoreline
districts that apply.
4- Design Features
The site maximizes the use of the land away from the shorelines. Public streets service
the site and a proposed trail system winds through the entire development. Developer
will be dedicating approx. 11.69 as parkland of which 4.95 acres are usable and the
balance wetlands and ponds. The developer does not plan to construct the trail system as
part of this development it is shown for schematic reference only. The trail would be
constructed separately as a Park & Recreation Dept. project.
5- Architecture
Building designs have been created to maximize the natural terrain. Extensive
landscaping along Co. 82 and a brick & wrought iron fence will accentuate the
development. A community entry monument is planned just off the main Co. 82
entrance. The proposed trail system will provide enjoyment for passive recreation. Side
wall are proposed only at the Co. 82 entrances until they meet with the proposed trail
system.
6-Covenants
Protective covenants for the three townhome communities will be filed to provide
continuity and control over the esthetics of the communities. Proposed documents are
enclosed for city review and approval.
:'10
7-UtiIities
The development will be serviced with underground utilities. Gas meters will be located
on the fronts on the homes with electrical services in the rear. The Townhomes and Twin
homes will have individual water services and the coach homes will have one service per
building.
Engineering Project Summary
for
Glynwater
.
In
Prior Lake
1. Description of Project
The site is approximately 45 acres located south of Scott County Road 82 and west of Fremont
Avenue. in the City of Prior Lake. The subject site is in the NE 1/4, SW 1/4 of Section 34,
Township 115, Range 22, Scott County, Minnesota. The proposed project includes the grading,
utility and street construction for 122 single family townhomes, and condominiums.
The grading for the site will occur at one time with the streets and utilities constructed in two
phases. The first phase is the eastern portion of the site up to the existing MUSA line to the
west. The second phase will be the remainder of the site once it is brought within the City of
Prior Lakes MUSA boundary.
II. Project Manager
The project manager and project engineer shall be responsible for various aspects of the
construction and are as follows:
Proiect Mana2:er
Terry Wem"1Ilann/'lrGlk/l'1uYr~1
Wensmann RealtYlrj1.~ }
3312 151S! Street West
Rosemount, Mn 55068
423-1179
Proiect En2:ineer
Nicholas Polta
Pioneer Engineering
2422 Enterprise Drive
Mendota Heighcs, Mn 55124
681-1914
In. Existing Site Conditions
The site is currently undeveloped. The northern portion of the site is primarily cultivated
cropland and upland forest. The sothern portion of the site is upland and lowland forest, wet
meadow and shallow marsh. The southern parcel boundary follows a watercourse (seasonal
flooded creek) that flows east connecting the two large basin portions of Wetland A with Prior
Lake. A second basin ( Wetland B ) drains south into the western portion of Wetland A. Much
of the site shows signs of disturbance particularily in the cultivated upland areas.
The surrounding land uses are residential to the south, east, and northeast. North and west are in
agricultural uses.
IV. Soils and Slopes
,
....,-
The United States Departmem of Agricultures Soil Survey idemifies the onsite soils are
primarily Hayden Series these soils are described as good for embankment and foundations. The
lowlands and wetlands comain peat and Glencoe series soils that are not suitable for
construction. these areas will be avoided during construction. Comprehensive soil testing was
performed ons ite by Ma."Cim Technologies (report inclosed), there analysis substantiates the
suitability of the onsite soils for the construction purposes of the development.
Topsoil will be stripped and stockpiled onsite to provide for six (6) inches of repsread across all
turf areas after completed grading.
The site has 5.33 acres of slopes in excess of 20 percent (%). These slopes are clustered near the
wetlands and appear to have been disturbed or created during the construction of Co. Rd. 82 and
Fremont Avenue.
The construction of the project will disturb 1.64 acres (30.69%) of these slopes. Approximately
0.73 acres of this disturbance will occur in excavation areas ( where the slopes are flattened at
the top for the construction of streets and building pads, matching back in further down the
slope), these areas pose little concern in construction as long as the underlying soils are suitable
for construction. During construction a geotechnical engineer will be onsite inspecting soil
conditions and providing analysis of the soils.
The remaining 0.91 acres of disturbed slopes are in embankment areas. In these areas unsuitable
slope material will be removed and replaced with soils that can bear the load of streets and
building footings. The embankment will be 'keyed' into the existing slopes and built up in layers
to prevent embankment slipping over the existing slopes causing failure. This is standard
construction practise and is further outlined in the Soils Report prepared by Maxim technologies.
v. Erosion Control Measures
Approved best management practices (BMP) of the Minnesota Pollution Control Agency
(MPCA) as stipulated in ProtectinQ: Water Oualitv in Urban Area,S shall be followed. These
include but are not limited to the following:
All denuded and stockpile areas shall not have a slope greater than 3: 1
All disturbed area shall receive temporary seed, mulch and disc anchoring if no
significant grading is to occur for 30 days.
All finished orade area shall be seeded mulched and anchored within 14 days after
I:>
complete grading.
A seed mixture designed for the soil characteristics and area plantings shall be approved
01' tI~c Cicy Eng:~:~c:.
A separate cool seed mixture will be designed for dormant seed planting in the fall.
Peak Discharge from all storm sewers shall not exceed the original peak discharge from
the watershed.
All storm sewer outlets shall have rip rap outlets designed to City Standards.
All Storm Sewer outlets shall not have discharges greater than 4 feet per second.
Gravel construction entrances and a street sweeping program shall be used to ensure
minimal soil is removed from the site.
Inlet protection for storm sewer shall be implemented until streets are paved and turf is
established.
Eros ion control fences shall be installed around all wetlands and water quality ponds until area
plantings have been established. At which time the erosion control fence shall be moved to the
edge of the structure setback.
Water quality ponds will be used as temporary sedimentation basin during construction. The
grading contractor is responsible for maintaining drainage to the ponds and between the ponds.
and wetlands, by the use of perforated stand pipes.
VII. Storm Water Management
The purpose of storm water managemen~ is to insure that the proposed development will not
create adverse conditions, in the form of increased nurrient load or increased peak flows down
stream of the proposed project. To assess that impact of the project on the existing drainage area
a preliminary storm water model (HydroCAD) is utilized to approximate the existing and
proposed peak flows generated for the site. The Walker PondSiz model created the criteria for
the wet detention volume necessary to treat storm water from this development. These models
are summarized below in Table 1.
VITI. Wetland Delineation
Peterson Environmental Consulting, Inc. have prepared a detailed Wetland Delineation Plan for the
subject property. '
IX. Traffic Control
The contractor is responsible to provide to the City of Prior Lake and the Scott County Highway
Department a detailed traffic control/sign plan for construction of turn lanes on Co. Rd. 82 and Frernor::
Avenue.
XI. Construction Sequencing
The following is a !"('lJgh schedule for construction. contingent upon the approval of the project by all
pertinent regulatory agencies:
1. Install perimeter erosion control fence. erosion control fence around wetlands and gravel
construction entrances.
April 1st
II. Clear and grub site.
April Tll
III. Construct permanent sediment ponds and temporary pond outlets per Grading Plan.
April 28th
IV. Begin Mass grading - phase one and two.
May 1 st
V. Respread topsoil, mulch and disc anchor with appropriate seed mixture.
July 1st
VI. Begin construction of utilities and streets - phase one.
July 1 ,t
VII. End construction of utilities and streets - phase one.
September 1 st
VIII. Begin construction of utilities and streets - phase two.
Anticipated April 1'\ after brought into MUSA.
Pavement Design
Glynwater
Traffic
Assumptions:
121 Total Households
Each entrance has 60 households each having 2 cars
A verage Daily Trips = 5.86 trips per household
or = 351.6 trips per day
or = 175.8 trips per lane (50 % in, 50 % out)
From Trip Generation Sh Addition, Institue of transportation Engineers
Vehicle Distribution and Average N18 Factors
(Table 7-5.03B and Table 7.5.03D, Road Design Manual, Minnesota Department of
Transportation)
(1) x (2) x (3) = (4)
Vehicle Type Distribution Trips per Lane
(1) (2)
1 0.835 175.8
2 0.090 175.8
3 0.016 175.8
4 0.018 175.8
5 0.005 175.8
6 0.003 175.8
7 0.004 175.8
8 0.024 175.8
9 175.8
10 0.005 175.8
Average N18
Factor
(3)
0.0004
0.0070
0.0100
0.2200
0.5700
0.2100
0.4100
0.6300
0.4200
Total
Design Lane
Daily N18
(4)
0.0587
0.01106
0.02810
0.69520
0.50160
0.11300
0.28700
2.65860
0.00000
0.36960
4.72116
d
.. ....
.,
",
Design Life = 20 Years
365 Days x 20 Years x 4.72116 Daily N18 = 34,464.468 Design Lane Lifetime N18
Existing Soils:
Given:
The existing soils range from soft lean clays (CL) to stiff poorly graded sands (SP).
Assume that the road will be built on the worst existing buildable soils.
Soils correspond to AASHTO soil type A-7
(Table 7-5.03H of the MnDot Road Design Manual)
A-7 soils have an Stabilometer R Value of 10
proposed Section:.
6" Class 5, 2 th" Bituminous Base #2331,1 th" Bituminous Wear #2341
Granular Equivalent (G.E.) Factors
(Table 7-5.031 of the MnDot Road Design Manual)
6" Class 5
2 1/2" #2331 Plant Mix
1 1/2" #2341 Plant Mix
x 1 G.E. per inch
x 2 G.E. per inch
x 2.25 G.E. per inch
= 6G.E.
= 5 G.E.
= 3.38 G.E.
Total = 14.38 G.E.
Bituminous Pavement Design with AQ'Q'regate Base:
The attached chart ( Figure 7-5.03A of the MnDot Road Design Manual) indicates that with a
34,464.468 Design Lane Lifetime N18 and a Stabilometer R Value of 10, the G.E. of the
section is 13.
Verifying that the proposed 14.38 G.E. section is adequate.
JANUARY 31.1982
: 100 000 000
. ,
> I
I
,. I t I .
. I I
,
. I
,
. I
,
I
I I ' I
, I
~,
~ I I I
. I I
: I
I
I
I
I
I
, I I
1 000 '001
_ :a I . I , I
, ~ ''''
z '1- """
.\ : f .
)0 I
< . r
~ I
Z . I
_ I
I
!
z
<
...
~
/100 000 :
I
I
I
~
.IOOOCl
1000
::
=::
- .'
..- ::.
~~
- -
"'; - =
:.. .~
::.. : J-
~;:~
- '.
- -
- -
:':'c::
~"E~
~!i
! -: - -
Z .::. _
5 ? E
- - -
.. :- :.:
M
I I
I r
I !
I I
ROAD DESIGN MANUAL
DESIGN POLICY AND CRITERIA
7.5.01101
Figure 7.5.0JA
100000 000, I
" .
, I
sa~~\,jl ,'3!)1 .l.,'H1':'^ln03 l:I,:,'nN':'~!)
.
BITUMINOUS PAVEMENT DESIGN CHART (AGGREGATE eASEl
Figure '.5.03A
, .
STEEP SLOPES
Included in the total site area of 41.57 acres there are 5.33 acres
or, 12.670/0 of the entire site that is an area considered as steep
slopes.
Of the 5.33 acres of steep slopes, 1.64 acres are disturbed,
which is only 3.940/0 or 4% of the entire site.
The disturbed areas include site grading, and the installation of
sanitary sewer lines.
Of the disturbed areas, .73 acres are in cut slopes and 0.91
acres are in embankment
"
'"
3-05-1998 3:53PM
FROM PIONEER ENGINEERING 681 9488
P.2
,.., ~ .~J~ ~~'J~
P ARK AREA/OPEN SPACE
PARKLAND DEDICATION
Of the total site area of 41.57 acres, 11.9071 acres will be
dedicated as park land.
Included in the 11.9071 acres are 4.83 acres of wetlands,
1.54 a\".L ~S of steep slopes, and .41 acres of disturbed
slopes, leaving a balance of 5.13 acres.
OPEN SP ALE
The total site area consists of 41.57 acres, with only 12.08
acres as impervious surface including the Right-of-Way.
If the Right-:-of-Way is eliminated, only 8.76 acres of the
entire site consists of impervious surface.
ShQreline D6h ~ct Calculations
Upper Prior Lake
Total Area of550,715 sq ft, impervious area of
111,600 sq ft, which is a 20.26% cov~iC1ge.
Arctic Lake
Total Area of 630,886 sq it, impervous area of
109,800 sq it, which is a 17.4% cov~.l.Clge.
TOT~L 1'.83
6-17-1998 8:52AM
FROM PIONEER ENGINEERING 681 9488
P.3
Trip Generation
for
Glynwater
in
City of Prior Lake
The following information is from Trip Generation It Addition, lnstitute of transportation
Engineers. See Attached graphic for details on turning movement disbursment.
AssurnnttOl1.s :
121 Households at max. Buildout.
No left turn onto Freemont Ave. from Bay Knolls Drive.
No through traffic into existing development to south.
60% traffic wUl use Co. Rd. 83
40% traffic will use Co. Rd. 21
Traffic generation considers the Glynwater Addition independently
1. Average Daily Trips
5.86 trips per household per day
121 .;. 5.86 = 710 trips per day attributed to the development
Disbursement
50 % trips in = 355 trips per day
50 % trips out = 355 trips per day
2. Peak Morning Traffic Hour - 7-8 A.M.
0.44 trips per household
121 * 0.44 = 53.24 trips during peak hour
Disbursement
17 % trips in = 9 trips per day
83 % trips out = 44 trips per day
2. Peak Evening Traffic Hour - 5-6 P.M.
0.54 trips per household
121 * 0.54 = 65.34 trips during peak hour
Disbursement
65 % trips in = 42 trips per day
35% trips out = 23 trips per day
~J A'/G. DAilY TRIPS
J }"I.l. PEAl( lRAfflC
, P.M. PEAK TRAffiC
81 AVG. D~ ~ tRIPS
1 fI.W. PEAK lIl.vRC
II P.M. PEAK lJlAf'flC
10 AVG. DAILY 1R1'S
o A.lL P[AI( TRAmc
J P,M, P(AK TRAFfiC
"
"II
99 A vc. DAILY TRIPS
10 A.u. PEAk lIlAFflC
~ P.M. P€AIC IJlAmC
o Ave.. DAILY TRIPS
o A.U. PEAK TRAf'F\C
o P .Id. PEAK lRAffle
I ~O A \Ie, 010. L Y lRlPS
4 A.M. PUt( 'RAFFlC
I~ P.Il. PE'X TRAFFTC
6~ AVG. OAIlY TRIPS
II A.Lt. PEAl( TRAffiC
6 P,I.I. PEAK TRAFfiC
42 A~ DAILY lRIPS
I A.&!. PEAK TRAffIC
6 P.Ll. PEAK lRAFflC
"
"II
~1
~~:
it _
< .1.::-"
150 .we. Oo\lL Y TRIPS
16 AU. PEAl( lRAFfIC
II P.~l. PEAK mAfFlC
~..
a~.
I.;
I
.,
'-
(l
r~
()
bJ
~()
U."
, .()
.. ~ 1-
. ~
, -
!/
r--.
:..-.'
6 -; .
". t -
...
. .
. . .. ....,Fl
a....~~ ~,.. I _ 'h~ ~
. --f:)-"-"" -_""~_"_pY""'-;
___Y'<WI....~.....,...~.........~..I_
__I._;-.....~; .....
:P~I- n'..l
.......
tRAFfiC STUDY
llo'DISI.lANH REAL TV
_~Cl
,.
"II
15 AlIG. DM Y TRIPS
o A.ld. PEAK TRAfFIC
o P.Lt. PtAl< lRAFflC
Gl YNWA lER
19 AYG. DAlU' lRlPS
o Ul. PEAk lRAFFlC
J P ,!d. PEAl( TRAff)C
o A\IC. OAll Y 'lRiPS'
o "',&1. PEAK lRAfFlC
o P.Lt. P{AK TRAffiC
f
'-b; T
UInJC' ~ . nn
""...>tor.....
1--
I
If 1 ....
""
m
I
.....j
I
~
1D
1D
CD
CD
m
J\J
)>
~
.I
/
"
Xl
o
~
'U
H
o
z
m
m
Xl
m
z
C)
H
Z
fll
fll
Xl
H
Z
C)
IT)
CD
ill
p..
CD
CD
'U
p..