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HomeMy WebLinkAbout2017-12-18 Joint Board PacketAGENDA Stillwater City and Town Joint Planning Board City Council Chambers 216 North Fourth Street Stillwater, MN 55082 5 p.m. Monday, December 18, 2017 1. CALL TO ORDER 2. ELECTION OF OFFICERS 3. APPROVAL OF AGENDA 4. APPROVAL OF MARCH 18, 2015 MINUTES 5. PUBLIC HEARINGS 5.01 Request by Greg Johnson of Hearth Development for a rezoning and preliminary plat approval of a 15 lot single family residential subdivision to be known as Nottingham Village. The property is located at 12220 McKusick Road. 5.02 Request by Kevin von Riedel of Westridge Development for a rezoning and preliminary plat approval of a 14 lot single family residential subdivision to be known as West Ridge. The property is located at 12991 Boutwell Road. 6. MISCELLANEOUS 7. ADJOURNMENT i 1 iNliater. 1ME NIRTNPLACE OF MINNEIOTA Stillwater City and Town Joint Planning Board Regular Meeting Minutes March 18, 2015 - 7:00 pm Present: Stillwater Town Board Members Dave Johnson and Linda Countryman; City of Stillwater Mayor Ted Kozlowski and Stillwater Council Member Mike Polehna Staff present: Stillwater Community Development Director Bill Turnblad Chair Johnson called the meeting to order at 7:05 PM. ELECTION OF OFFICERS Councilmember Polehna nominated Town Board Member Dave Johnson for Chairman and Councilmember Weidner for Vice Chairman. No other nominations were submitted. The Joint Board members unanimously approved the nominations. APPROVAL OF AGENDA Kozlowski moved to approve the agenda, which was seconded by Countryman. The motion passed unanimously. APPROVAL OF MINUTES Since both Countryman and Polehna were serving as alternates and were not present at the last Joint Board meeting, approval of the August 13, 2014 minutes was tabled until the next meeting. NEW BUSINESS Rezoning for RICHLIND - Case No. 2014-39 Turnblad introduced the case by summarizing his report of February 10, 2015. The landowner, Thad Rich, requested a rezoning of his property from AP - Agricultural Preservation to RA - Single Family Residential for an 8 lot single family subdivision to be known as Richlind. Countryman moved to approve the rezoning, which was seconded by Kozlowski. The motion passed on a 4-0 vote. Joint Board Minutes March 3, 2015 Page 2 of 3 STATUS OF TOINT PLANNING BOARD Turnblad reviewed his memo of February 9, 2015 on the status of the Joint Board now that the remainder of the Orderly Annexation Area parcels have been annexed. Johnson asked if City Finance Director Harrison could provide the Town Board with a memo on how she sees the real estate tax formula working now that all of the remaining Township properties in the Orderly Annexation Area have been annexed. He specifically asked if she could advise the Town Board on specific amounts of tax revenue that will be passed through to the Township according to Section 7.03 of the Orderly Annexation Agreement. According to the agreement the first year a property is annexed, the City passes 100% of the local portion of the real estate taxes through to the Township. Thereafter, the amount paid to the Township is reduced by 20% until the amount reaches zero. The challenge for the Township is to understand the amount of tax revenue they will be receiving over the next five years, so they can establish their annual budgets. Countryman noted that the property owners whose property was annexed in January of this year naturally have had, and will continue to have, questions related to City services, taxes, etc. Many of the questions have been fielded and answered by Town Board members. But, she asked about additional Q&A opportunities. Opportunities discussed included information in City newsletters, a City contact person for the residents, website information. Turnblad suggested that the initial contact for such questions of the City should be him. Dave Johnson mentioned that any questions for the Township should be directed to him or to Sheila Marie Untied. Countryman suggested that a newsletter message to the new residents related to the location search for the new fire station would be helpful. There are a number of rumors circulating about this topic. And most of what is circulating has nothing to do with reducing response times to the Stillwater Fire Department service area. Johnson talked about the positive impact of the Joint Planning Board over the years on the relationship between the City and Town. The final annexation process created friction, but community collaboration is important and being sensitive to sending positive messages to community members is still important. Another newsletter item to share with the new residents is the City Council decision to honor all of the permits and licenses that have been issued by the Town. Joint Board Minutes March 3, 2015 Page 3 of 3 OTHER BUSINESS The Joint Planning Board and staff discussed the status of the Palmer property on CR 15 and MN 96 and the Boom Site. ADJOURNMENT Polehna moved for adjournment, which was seconded by Kozlowski. The motion passed unanimously. Meeting adjourned at 7:50 PM. Respectfully submitted, Bill Turnblad Acting Recording Secretary fflwater HE B I R T H PLACE OF- M I H N E S O r A TO: Joint Planning Board FROM: Bill Turnblad, Community Development Director DATE: December 12, 2017 RE: Rezoning — Nottingham Village Preliminary Plat BACKGROUND Greg Johnson, Hearth Development, LLC has submitted an application for preliminary plat approval of a 15- lot single family development to be known as Nottingham Village. A rezoning of the 5.3 acre property has also been requested. The site is located at 12220 McKusick Road. Since the balance of the Township properties in the annexation area are now within the City limits, the Joint Board's scope of review for development projects such as this focuses on the rezoning request. SPECIFIC REQUEST Consider the request to rezone the development property, and decide whether to approve or deny it. EVALUATION OF REQUEST Mr. Johnson has requested that the property be zoned TR, Traditional Residential. It is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed. The expectation is that when development occurs, the property would be rezoned to a classification that is consistent with the City's Comprehensive Plan. The requested TR zoning is consistent with the Comprehensive Plan, which guides development of the site and neighborhood as Low Density Residential. The Zoning Districts that are consistent with the Low Density Residential classification are: TR, RA, LR and CTR. RECOMMENDATION Since the requesting rezoning classification is consistent with the Comprehensive Plan, City staff recommends approval of the rezoning. cc Greg Johnson Attachment: Planning Report bt fllwater r i+ - H, R T H P L A C E OF- MINNESOTA PLANNING REPORT MEMO DATE: December 1, 2017 HEARING DATES: Planning Commission Park Commission Joint Planning Board City Council LANDOWNER: Randy & Judy Petrie DEVELOPER: CASE NO.: 2017-56 November 8, and December 13, 2017 December 18, 2017 December 18, 2017 January 2, and January 16, 2018 Greg Johnson, Hearth Development, LLC CIVIL ENGINEER: Todd Erickson, PE REQUEST: 1) Rezone to TR, Traditional Residential 2) Preliminary Plat approval of Nottingham Village, a 15 lot Single Family Residential Subdivision LOCATION: 12220 McKusick Road COMPREHENSIVE PLAN: LDR, Low Density Residential CITY DECISION DEADLINE: February 17, 2018 (extended 60 days by City) REVIEWED BY: Shawn Sanders, City Engineer; Abbi Wittman, City PlanOner; Tom Ballis, Assistant Fire Chief; Jenn Sorensen, DNR Area Hydrologist; Anne Terwedo; Washington County Public Works Karen Kill, Administrator, Brown's Creek Watershed District REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Greg Johnson, Hearth Development, LLC, plans to develop 5.30 acres1 of property located at 12220 McKusick Road. The preliminary plat for the project, to be known as Nottingham Village, shows 15 single family lots that are requested to be zoned TR, Traditional Residential. ' 5.30 gross acres, including right of way for County Road. There are 4.745 acres excluding the right of way. Nottingham Village December 1, 2017 Page 2 The site is located amongst large unsewered lots that were developed while the neighborhood was located in Stillwater Township. (See attached Neighborhood Map.) Generally speaking, the neighborhood lies just east of Manning Avenue (County Road 15) between McKusick Road (County Road 64) and Brown's Creek. The Planning Commission opened the public hearing on this case on November 15, 2017. After hearing testimony from several neighbors, the Commission closed the hearing but tabled a decision until December 13. The tabling allowed time for the developer to hold a neighborhood meeting on the project before the Planning Commission reached a decision. That meeting was held on November 27th and seven of the neighboring families attended. SPECIFIC REQUEST In order to develop the property as proposed, the applicant has requested approval of the following: 1. Rezoning of the property to TR, Traditional Residential 2. Preliminary Plat known as Nottingham Village for 15 single family lots EVALUATION OF REQUEST I. REZONING Mr. Johnson has requested that the property be zoned TR, Traditional Residential. It is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed in 2015. The expectation is that when development occurs, the property would be rezoned to a classification that is consistent with the City's Comprehensive Plan. The requested TR zoning is consistent with the Comprehensive Plan, which guides development of the site and neighborhood as Low Density Residential. The Zoning Districts that are consistent with the Low Density Residential classification are: TR, RA, LR band CTR. Incidentally, the TR zoning is the same as Brown's Creek Preserve, which is a recently developed subdivision directly across McKusick Road from the subject property. (See the attached zoning map.) II. PRELIMINARY PLAT A. Minimum Dimensional Standards: TR Zoning District Nottingham Village December 1, 2017 Page 3 TR District - Dimensional Standards Standard Min. requirement Proposed Lot area 10,000 sf avg 10,485 sf (8,258 - 21,964 sf) Lot width2 65' Min 65' Lot depth' NA' Min 118.7' Lot frontage 35' Min 36' Lot frontage on public road 35' Min 65' Front setback 20' 20' typical Setback from McKusick 100' 100' Side setback house 10' Min 10' Side setback garage 5' Min 5' Garage setback, front loaded4 27' Min 27 Garage setback, side loaded 20' Min 20 Rear setback for house 25' Lot 1, B13 = 10' All others min 25' The house layout on Lot 1, Block 3 will require a rear yard setback variance if built as shown on Sheet C3 in the attached plan set. Since the porch and front of the house face the west lot line, the east lot line is the rear line. A setback of 25 feet is therefore required from the east lot line. Only 10 feet is shown. However, if the floor plan is revised so that the porch and front of house are oriented toward the south lot line, then the setbacks for the house on this lot are fine. Staff has included this floor plan change as a condition of preliminary plat approval. With the floor plan layout to Lot 1, Block 3, no variances would be needed for this project. A TR subdivision is normally part of a Planned Unit Development (PUD). 50% of a PUD is required to be open space. So, normally the amount of green space to be found in a TR subdivision is not a concern. But, this TR subdivision (like Brown's Creek Preserve on the south side of McKusick Road) is not a PUD. Therefore, impervious surface should be looked at in more detail. The percent of impervious surface should be calculated for each lot prior to approval of the preliminary plat by the City Council. If there is more than 30% impervious surface on each lot, the Council should consider mitigation requirements. 2 Width is measured between side lot lines at right angles to lot depth at a point midway between front and rear lot lines 3 average distance between front and rear lot lines. 4 In addition to the 27' minimum garage setback, 75% of the garages in the subdivision have to be set 6' behind the front of the house. Nottingham Village December 1, 2017 Page 4 B. Future Development The City's Subdivision Codes, requires "provisions for future [street] extensions or connections to adjacent land". And, it also states that "proposed subdivisions must be coordinated with existing nearby .... neighborhoods so that the community as a whole may develop harmoniously"6. In practice these future development provisions compel City officials and developers to consider how properties abutting proposed land subdivisions could rationally develop in the future. And, to coordinate the construction of infrastructure, so that if reasonably possible, abutting properties are not landlocked. Landlocking can occur, for example, if streets are not extended, or access onto a County or State Highway is not allowed, or if utilities are not extended. In this case, the developer will extend utilities as well as provide street connections. Perhaps the most prominent discussion item at the neighborhood meeting was the proposed road alignment and its extension for future development. The attached neighborhood map shows how the development of Nottingham Village would allow for future development of surrounding properties. The alignment of the street through Nottingham Village is effected by at least the following considerations: 1. McKusick Road is County Road 64. Washington County controls points of access onto this road in order to manage traffic speed, volume and safety. The result is that direct permanent access to Nottingham Village from County Road 64 will not be permitted. 2. Permanent road intersection points along County Road 64 in the immediate area will be at Macey Way and Marylane Avenue North. (See neighborhood map.) 3. The properties west of Notthingham Village could be accessed over a road that intersects County Road 64 at Marylane Avenue. 4. In order to provide sufficient safe stacking distance for cars waiting to enter onto County Road 64, a parallel "frontage" road will not be permitted too close to the County Road. 5. Given the 100 foot setback from the right-of-way for County Road 64, the alignment of a parallel road through the neighborhood 5 Section 32-1, Subd 5 (8)(c) Streets 6 Section 32-1, Subd 6 (2)(d) Nottingham Village December 1, 2017 Page 5 would have to have an alignment similar to what is seen in the attached neighborhood map. The neighbor immediately to the east expressed interest in having the street in Nottingham Village stop short of their property line. The right-of-way could be platted up to the property line, but until the neighboring property develops, the street could dead-end about 35 feet westward at the driveway for Lot 2, Block 2 and Lot 2, Block 3. Complete this portion of road with future development Future road C. Civil Engineering 1. The public street being constructed by the developer will connect 87th Street North to McKusick Road (County Road 64). However, as mentioned above, since access management is necessary on all county roads, only a temporary connection to County Road 64 will be allowed for this subdivision. When the permanent access to McKusick Road is built, then the temporary connection in Nottingham Village will have to be removed. An escrow will be required of this developer to cover the future cost of that removal. Moreover, if the street is stopped 35 feet short of the eastern property line, then escrow sufficient to cover the cost of extending it to the property line will also be necessary. Nottingham Village December 1, 2017 Page 6 2. All of the preliminary civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction, prior to submission of the final plat application. 3. All electrical and communication utility lines are required to be buried. 4. A permit will be required from Washington County for work within their right of way. The City is required to get this permit. So, the developer will have to provide the information for the City to complete the permit application. 5. Removal of the existing temporary cul-de-sac on 87th St North will be required of the developer. 6. Development impact fees will have to be paid prior to release of the final plat for recording with Washington County. Based upon the net developable acreage, the fees will be as follows: a. Trout Stream Mitigation Fee of $5,912 per acre. i. Credit can be given for the existing house. Assuming the average lot size of 10,000 square feet (0.230 acres), then only 4.515 net acres would be required to pay the fee. Therefore, a total of $26,692.68 would be due for the Trout Stream Mitigation Fee. b. North Area transportation mitigation fee of $7,686 per acre. i. Credit can be given for the existing house. Assuming the average lot size of 10,000 square feet (0.230 acres), then only 4.515 net acres would be required to pay the fee. Therefore, a total of $34,702.29 would be due for the Transportation Mitigation Fee. c. Boutwell West trunk sewer and water fees of $10,608.00 per acre. i. Credit cannot be given for the existing home, since it is on a private well and septic system. Therefore, a total of $50,334.96 would be due for the sewer and water trunk charges.? D. Tree Preservation & Landscaping Two development standards exist for this subdivision: 1) street trees, and 2) tree preservation. 1. Street Trees The subdivision code requires an average of three street trees per lot8. The landscape plan shows 32, though 45 are required. Therefore, landscape plan needs to be revised to show the remaining 13 trees in back yards. Or a tree replacement fee will need to be paid for these 13 trees. The fee would be based upon the retail cost of a 2" DBH deciduous tree. Since trunk fees are required, hook-up fees will not be charged at time of building permit application. $ City Code Ch 32, Subd. 6(3)q Nottingham Village December 1, 2017 Page 7 2. Tree preservation All 29 significant trees on the property will be removed. a. No protected slopes exist on the site. So, the prohibition on removing trees from steep slopes does not apply. b. The City's environmental ordinances would allow 35% of the tree stock to be taken down. Since 100% is being removed, replacement is required. i. One tree is required for each tree removed beyond the 35% threshold. Of the 29 significant trees on the site, 10 could be removed without replacement. Since all 29 are being removed, 19 will need to be replaced. ii. The size of the 19 replacement trees must be an average of 2 inches diameter at about four feet above ground. Conifers must be at least 6 feet tall. iii. The subdivision code allows a tree replacement fee to be paid if they cannot be planted on site. The fee would be based upon the retail cost of a 2" DBH deciduous tree. E. Park and Trail Dedication The Comprehensive Plan's park element shows no planned park or trails on or through the property. Therefore, standard practice would be to require a fee in lieu of land or improvements. The Park Commission is scheduled to review the plans on November 27, 2017. If the Park Commission recommends requiring fees in lieu of land or improvements, then park and trail fees will be due on 14 of the 15 lots. The park fee for a single family home is $2,000 and the trail fee is $500. The existing home is exempted. Therefore, $35,000 would be due for the park and trail fees at the time the final plat is released for recording with Washington County. F. Environmental Considerations Wetlands - The property has no wetlands. BCWD - A grading permit is required from Brown's Creek Watershed District prior to submittal of the final plat application. Floodplain - The property includes no FEMA identified floodplains. Shoreland Overlay District - The shoreland overlay district for Brown's Creek lies just outside the subject property. (See attached zoning map). Nottingham Village December 1, 2017 Page 8 ACTION REQUESTED The Planning Commission is requested to review and make a recommendation to the City Council on the rezoning and preliminary plat. RECOMMENDATION City staff recommends approval of the preliminary plat, and rezoning with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Site Layout Plan Sheet C3 dated 11/3/17 • Grading Plan Sheet C4 dated 11/3/17 • Utility Plan Sheet C5 dated 11/3/17 • Landscape Plan Sheet L1 dated 11/3/17 2. All civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction, prior to final plat application. 3. Removal of the existing temporary cul-de-sac on 87th St North will be required of the developer. The letter of credit, or other public improvement security as approved in the Development Agreement for the project, will not be released until this work is completed. 4. An escrow will be required for extension of the 35 feet of street to the east property line, as well as removal of the temporary street connection to McKusick Road. The amount shall be found satisfactory to the City Engineer, and be deposited with the City prior to release of the final plat for recording with Washington County. 5. The percentage of impervious surface must be calculated for each lot prior to approval of the preliminary plat by the City Council. If there is more than 30% impervious surface on each lot, the Council should consider mitigation requirements. 6. A Development Agreement found satisfactory to the City Attorney and City Engineer must be approved by the City Council prior to commencing any tree removal or grading on the site, and prior to holding a pre -construction meeting with the City Engineer for the project. 7. A permit will be required from Washington County for work within their right of way. The City will be required to submit the permit application. Therefore, the developer will have to submit all necessary information to the City to complete the permit application. This information must be submitted to the City by the developer prior to release of the final plat for recording at Washington County. 8. The developer shall submit a grading permit application to Brown's Creek Watershed District, and the permit must be issued prior to submitting the application to the City for the final plat. Any permit conditions that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. 9. A total of $35,000 shall be paid to the City for park and trail dedication fees. These fees shall be submitted to the City prior to release of the final plat for filing with the County. Nottingham Village December 1, 2017 Page 9 10. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 11. The Developer will be responsible for paying the Trout Stream Mitigation Fee of $26,692.68; the Transportation Mitigation Fee of $34,702.29; and trunk sewer and water fees of $50,334.96. These fees will be due prior to release of the final plat for recording with Washington County. 12. Prior to releasing the final plat for filing with Washington County, the landscape plan must be revised to show 13 more street trees. . In the alternative, the cash equivalent of those 13 trees may be submitted to the city. (Any such cash equivalent would be calculated based upon the retail cost of a 2" DBH deciduous tree). 13. Prior to releasing the final plat for filing with Washington County, the landscape plan must be revised to show 19 replacement trees for the removal of all existing significant trees on the property. In the alternative, the cash equivalent of those 19 trees may be submitted to the city. (Any such cash equivalent would be calculated based upon the retail cost of a 2" DBH deciduous tree). 14. If the Developer desires to have a neighborhood entrance monument for the subdivision, plans for it must be included within the final plat application materials. Otherwise, such a sign will not be permitted in the future. 15. The floor plan for Lot 1, Block 3 must be changed so that the porch and front of the house are oriented toward the south lot line. In the alternative, a variance will need to requested and granted by the City prior to issuance of the building permit for this lot. cc Greg Johnson Todd Erickson Attachments: Zoning Map Neighborhood Map Development Plans J I �( Nottingham Village Zoning Districts Brown's Creek Shoreland District A-P, Agricultural Preservation RA - Single Family Residential RB - Two Family TR, Traditional Residential LR, Lakeshore Residential CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential TH, Townhouse RCM - Medium Density Residential RCH - High Density Residential VC, Village Commercial CA - General Commercial CBD - Central Business District BP-C, Business Park - Commercial BP-O, Business Park - Office BP -I, Business Park - Industrial IB - Heavy Industrial CRD - Campus Research Development in PA - Public Administration PROS - Park, Recreation or Open Space Public Works Facility ROAD WATER Brown's Creek Trail j Nottingham Village Neighborhood Map Contours at 2' intervaisl it - All Rights Reserved © 2017 - T. Erickson, LLC - Er o+00 7th Street ort )f\\AI1 r-\/ \IJVVL_L_ I T) A N Innl\ ���=)� L <' i_) A N I/I IF—TTF \/-\I NLJUIVI UI \L_L_( \ I \/-\I NUC1L_ 1 I L__; S-(:I 'RR 8,345 sq.ft. Front House 8,258 sq.ft. 10,347 sq.ft. 3-Car Garage House 3-Car Garage 9,218 sq.ft. House 3-Car Garage 9,155 sq.ft. House 3-Car Garage 9,851 sq.ft. House 3-Car Garage 21,964 sq.ft. House 100-FT SETBACK INFILTRATION BASIN n IlJ N89°19'53"W 34210 3-Car Garage PT DRAINAGE & UTILITY EASEMENT S88°56'19"E 152.91 = 3+29.12 3-Car Garage 9,527 sq.ft. House 28-FT F-F Garage 2-Car House 3-Car Garage JHouse PC = 4 18.05 PT=4 71. 3-Car Garage House 8,866 sq.ft. 60-FT RIW House 9,293 sq.ft. Garage 2-Car 8,367 sq.ft. House 8,643 sq.ft. 9,169 sq.ft. Garage 3-Car House 1+00 28-FTIF-F 60-FT RAN Front I_ 3-Car Garage 14,002 sq.ft. 3-Car Garage House 12,267 sq.ft. STORV1 POND DRAINAGE &IUTILITY EASEMENT S88°51'28"E 187.37 - r\N 1^ T^ Al w w 0 LL M CO rn U) w w U_ 0 LLI J 1- v) w FUTURE ROAD CONNECTION I Ir-n rrr'.r 1 E1L_I N 1 \JI N 40 0 40 80 120 FEET GRAPHIC SCALE Legend 11 PROPERTY BOUNDARY Street lights shall be Xcel Energy 100 HPS, California Acorn (black in color) with 15-ft black aluminum poles UTILITY EASEMENT 20-FT FRONT BUILDING SETBACK (SIDE & REAR LISTED BELOW) PROPOSED STREET SIGN PROPOSED BITUMINOUS PAVEMENT Development Standards - TR Average lot area (when part of a PUD) Lot width Lot depth Front yard setback House Garage (front facing) Garage (side facing) Side yard setback Interior House Garage Corner House Garage Rear yard setback House Garage Frontage requirement Maximum garage area 10,000 square feet (Project =10,485 Sq. Ft.) 65 feet NA 20 feet 27 feet 20 feet 10 feet 5 feet, 3 feet if in rear yard 15 feet 20 feet 25 feet 3 feet 35 feet 1,000 square feet Height Main building/accessory building 2'/2 stories, not to exceed 35 feet Garages, accessory building 1 story, not to exceed 20 feet FRONT OF LOT 10' 5' 2 REAR F LOT 5' TYPICAL EASEMENT DETAIL LOT LENGTH LOT WIDTH AT REAR OF LOT BLOCK NUMBER LOT NUMBER AREA OF LOT IN SQUARE FEET LOT WIDTH AT RIGHT OF WAY TYPICAL LOT DETAIL ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STAT F MINNESOTA TJAD A. RICKSON, PE 40418 LICENSE NO. 11/03/2017 DATE: OWNER/DEVELOPER PROJECT TITLE DATE REVISION DESCRIPTION 0 JOB NO. 17-146 SHEET TITLE SITE LAYOUT, LIGHTING AND SIGNING PLAN SHEET NO. C3 SHEET 3 OF 5 it - All Rights Reserved © 2017 - T. Erickson, LLC - Ericks r-I/1E)ITT(\ I'.J I \ I I 1 lJ /1 ITI r T \_/ lJ I L _ V I Dr\\A11 r-\i \ IJ V V L _ L_ I 415' FES INV. 916.9 v 15' FES INV. 923.6 ,924-___, L) A N Innl\ A —F-1/ L) A I \/-\I VU�/IVI® mil \L_LLr - I I L_ 1A1r-I^^ VV L_ INV. 923.5 T INV. 922.15 1+00 0.60% G TOB 924.5 GTB 924.5 BFE 915.5 922 gig p0 ' FIB 916 _ N89°19'53"W 34210 914 912 911- 910 INV. 916.00 MP HYD.4- 922 co co CO N CO N � � b O O CI CO CO 010101 G TOB 918.0 GTB 918.0 BFE 909.0 TOB GTB BFE FIB FIB w 1- LL 0 LI_ co M CO rn 0) w w L I_ 0 w Z 0) w CY) U w CO w 1- LL_ 0 w - C!) / _ —914 INV. 915.30 - _ * INV. 912.70 INV. 911.20 p l� INI\ I I \nIL_ 15' FES INV. 909.2 40 LEGEND 0 40 80 120 FEET GRAPHIC SCALE 922.85 LP I HP EOF -1050 - 0.74°// 2ND ADDITION BOUNDARY EXISTING 2-FT CONTOUR INTERVAL HIGH OR LOW POINT OF STREET PROFILE LOCATION AND ELEVATION HP = HIGH POINT, LP = LOW POINT, EOF = EMERGENCY OVERFLOW PROPOSED 2-FT CONTOUR INTERVAL PROPOSED DRAINAGE ARROW PROPOSED STREET GRADE PERCENT AND DIRECTION al PROPOSED STORM SEWER AND STRUCTURES GRADING NOTES: 1) SPOT ELEVATIONS ARE ALL GUTTER LINE OR FINISHED ELEVATION UNLESS NOTED OTHERWISE. 2) ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS. D&U EASEMENT @ 100 YEAR HWL OR STORM EASEMENT TYPE OF BUILDING W/O = WALK OUT BASEMENT L/O = LOOK OUT BASEMENT FIB = FULL BASEMENT LOWEST OPENING W/0 = BFE LIO = BFE + 3.5-FT R = BFE + 3.5-ft FOR EGRESS WINDOW (BFE = BASEMENT FLOOR ELEVATON) TOB 927 5 GTB 927.5 BFE 918.5 G LOT GRADING DETAIL LOT LINE (TYP.) TOP OF BLOCK GARAGE TOP OF BLOCK BASEMENT FLOOR ELEVATION "G" DESIGNATION DEFINES GARAGE LOCATION (HIGH SIDE OF LOT) ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STAT F MINNESOTA PT DD A. RICKSON, PE 40418 LICENSE NO. 11/03/2017 DATE: OWNER/DEVELOPER PROJECT TITLE DATE REVISION DESCRIPTION 0 JOB NO. 17-146 SHEET TITLE GRADING PLAN SHEET NO. C4 SHEET 4 OF 5 15" FES INV. 923.6 ID: SMH 9 RE: 923. IE: 900.12 0+00 INV. 900.32 87th Street iVor th r-I/l:)ITT\ I iv' \I 1 1 v I \v VV L_L_ 1 it - All Rights Reserved © 2017 - T. Erickson, LLC - E 415" FES INV. 916.9 T) A fN In/11\ A ( T)r-r-R<' E) A IN I( I Ir-T�r I\/ -\I NDUIV1 ul\L_L_C\ I\ I I L_._; IAIr-I^^ VV NV. 923.5 INV. 922.15 $8 L.F. R" PVC 8" Dip WMSDR 26 @ 0.50% ID: CBMH 5 RE: 917.24 IE: 913.74 ID: SMH 4 RE: 916.95 IE: 897.47 ID: CB 2 RE: 915.85 IE: 912.50 4-FT SUMP INV. 916.00 ■ HYD. 15" RCP ID: SMH 7 RE: 922.21 IE: 899.10 ID: SMH 6 RE: 920.68 IE: 898.60 ID: CBMH 4 RE: 917.24 IE: 913.54 ID: STMH 3 RE: 916.70 ID: CBMH 4 IE: 912.60 RE: 916.00 IE: 912.75 -FT SUMP 150 L.F. 8" P,VC SDR 26@0'.40% to ID: CB 5 RE: 916.00 IE: 913.00 4-FT SUMP ID: CBMH 1 RE: 915.85 IE: 912.20 4-FT SUMP AH 1 4" RCP ID: SMH 3 RE: 917.26 IE: 896.49 INV. 912.00 INV. 912.00 INV. 915.30 ran IL) TL) A II LJI NI \ I I \/1IL_ ID: CB 5 RE: 917.10 IE: 913.60 4-FT SUMP CB 6 ID: SMH 5 RE: 918.00 IE: 898.17 346 DIP WM t- INV. 912.70 INV. 911.20 p ( QINV. 910.90 - e e ce O m J O F- U W ce 15" FES 15" FES INV.910.7pC.1INV. 909.7 D: SMH 1 RE: 913.80 IE: 892.79 Q 15" FES INV. 909.2 40 0 40 80 120 FEET GRAPHIC SCALE Legend PROPERTY BOUNDARY PROPOSED DRAINAGE AND UTILITY EASEMENT C PROPOSED 8" PVC (SDR 26) SANITARY SEWER • ® 4 PROPOSED RCP STORM SEWER m PROPOSED 8" DIP WM CL. 52 WATER MAIN, HYDRANT AND GATE VALVE CC Q EXISTING STORM SEWER Keyed Notes ITI® EXISTING WATERMAIN EXISTING SANITARY SEWER 0 to CONNECT TO EXISTING SANITARY SEWER WITH BOX TO LIMIT DISTURBANCE TO TRAIL, ETC. JACK/BORE SANITARY SEWER AND WATERMAIN CROSSING (USE C-900 FOR BOTH PIPES) SALVAGE AND REINSTALL EXISTING CULVERT USE BOX IN HIGHWAY RIGHT OF WAY TO LIMIT DISTURBANCE OF EXCAVATION ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STAT F MINNESOTA T DD A. RICKSON, PE 40418 LICENSE NO. 11/03/2017 DATE: H z 0 F--1 x OWNER/DEVELOPER U c4 M H Cf) PROJECT TITLE JOB NO. 17-146 SHEET TITLE UTILITY PLAN SHEET NO. C5 SHEET 5 OF 5 w / 15" FES „INV. 923.6 .+00 87th Street North r-I(1j)ITT(1 1 I\JI \I I 1 V Dn1All r-\/ I\\JVVL_L_ 1 15" FES INV. 917.9 415 FES INV. 916.9 j) A N A I-)r—r—I<' I—) A N I(1 J1'TTE I \/—\I \U\/IVI— -\U1 �L=LC \ — L_ I 1 L_ INV. 922.15 Lill NI vi \U _ N89°19'53"W 342.10 INV. 916.00 MI HYD.-V- 11 INV. 915.30 r1N1c) TD)AII UI NI \ I I \rnIL_ w U_ 0 U_ CO CO rn Ww 0 w — w U w Z w U- 0 w N 1 N INV. 912.70 115" FES INV. 910.7D I Irnrrr'r 1 I r1L_I N 1 \JI N 15' FES INV. 910.4 15" FES 1 INV. 909 77 _ 40 0 40 80 120 FEET GRAPHIC SCALE Legend PLANTING SCHEDULE PROPERTY BOUNDARY 15-FT POLE WITH ORNAMENTAL LIGHT, XCEL ENERGY "ACRON" LAMP. UTILITY EASEMENT PROPOSED DECIDUOUS TREE (2 YEAR WARRANTY) PROPOSED CONIFEROUS TREE (2 YEAR WARRANTY) OVERSTORY TREES Latin Name Quantity Size Type Notes SJ Scarlet Jewel Maple Acer rubrum 'Scarlet Jewel' 4 2-1/2' Dia. 5+8 AB Autumn Blaze Maple Acer x freemanii 'Jeffersred 8 2-1/2' Dia. 8+5 BO Swamp White Oak Quercus bicolor 4 2-1/2' Dia. 8+8 WO White Oak Quercus alba 5 2-1/2' Dia. 8+8 RB River- Birch Betula nigra 4 1O—ft 5+5 WS White Spruce Picea glauca G 8—ft B+B THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE PLUMBNESS OF TREES THROUGHOUT THE GUARANTEE PERIOD, THEREFORE STAKING IS AT THE CONTRACTOR'S DISCRETION. POLY STRAP 2/3 UP TREE OR TO 1ST BRANCH. DOUBLE STRAND 14 GA. GUY WIRE. FLAG (ONE PER WIRE). TREE WRAP. 3" SOIL SAUCER AROUND TREE. nnWununllibilM111111111ll�111111llln""'" • Illllllllllllllllllllllllllnllppl!10ij!unw BALL DIA. + 24" DO NOT CUT LEADER. GALVANIZED TURNBUCKLE. OPTIONAL, SEE SPECS. GUYING CABLE @ 3 GUYS PER TREE AS REQUIRED. OPTIONAL, SEE SPECS. FINISH GRADE BEFORE BACKFILLING. CUT AND REMOVE BURLAP, TWINE, AND/ OR WIRE FROM TOP 1/3 OF ROOT BALL. SEE PLAN FOR MULCH TYPE EXISTING GRADE. TOP OF ROOT BALL SHALL BE 3" ABOVE GUYING STAKE TO BE DRIVEN BELOW FINISH GRADE. PLANTING MIXTURE. SEE SPECS. LOOSEN HARDPAN (8" MIN.) STAKE TO BE 18" BELOW TREE PIT IN UNDISTURBED GROUND. DECIDUOUS TREE PLANTING ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW ti AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT OWNER/DEVELOPER HEARTH DEVELOPMENT 3300 RICE ST. ST. PAUL, MN 55126 PROJECT TITLE NOTTINGHAM VILLAGE STILLWATER, MINNESOTA w H Q 0 REVISION DESCRIPTION 0 z JOB NO. 17-146 SHEET TITLE LANDSCAPE PLAN SHEET NO. Li SHEET 1 OF 1 w 87TH ST N.p 71 5&7_' � �� ^r � LOTO BLK2 NORTH LINE oFWASmworomCOUNTY HIGHWAY RIGHT oFWAY PLAT NO. oo N88°5G'1Q � . / / � " / / LOT1O 8LK1 / / NORTH LINE orTHE oO/oTHm7rT opTHE as1woF mw1wSEC. 10 ~ wop/W MON. nro�nspoo 15281' / z^mm.o^p .m& N88~51'28^VV187.37' � McKUSICK AKA COUNTY ROAD NO. 64 ROAD NORTH /'F|LE NAME � SCALE 1O0Pt/|n DATE 10-11'2O17 DRAWN BY PAJDHNSDN JOB REVISION SHEET � \� 17'731 1/1 + This map drawn with TRAVERSE PC, Software � _ " W 607.23' m * � � |m° | ~ =~= O CERTIFICATE OF SURVEY LOT11 BLK1 D DENOTES 1/2"|DIRON PIPE K4ONU. WITH PLASTIC CAP STAMPED RLS 10938 NORTH LINE nFvwxsH|mmTnwCOUNTY �^ HIGHWAY RIGHT npWAY PLAT NO. oo PRERPAREOBt PJLAND SURVEYING, LLC 1251OMCKUS|CKRD. N. ~ ST|LUNATER.K4N55O82 651'303'0025 23O8Q7SFFTOR5.30AC. =AREA INCLUDING VKCR8N 242O4SFFTORO.550AC=AREA OFVKC.R8N 2O0003SFFTOR4J5AC=AREA 0FPARCEL EXCLUDING VV.C.R8N ADDRESS: 1222OMCKUS|CKROAD NORTH ST|LUNATER.MN55082 | HEREBY CERTIFY THAT THIS |SATRUE AND CORRECT REPRESENTATION OF ASURVEY OFTHE BOUNDARIES OF: ALL THAT PART OFTHE SOUTH 677FEET OFTHE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OFSECTION 10.TOWNSHIP 30.RANGE 2O.WHICH LIES WEST OFTHE EAST 083.G4FEET THEREOF, ACCORDING TOTHE UNITED STATES GOVERNMENT SURVEY THEREOF, VVASH|NGTDNCOUN7Y, M|NNESOTA AND THE LOCATION OFALL BUILDINGS, |FANY, THEREON, AND ALL VISIBLE ENCROACHMENTS, |FANY, FROM ORDNSAID LAND, |TALSOSHOVVSTHE LOCATION OFTHE STAKES ASSET FOR APROPOSED BUILDING AS SURVEYED 8YK4EORUNDER K4YDIREST SUPERVISION THIS 1OTHDAY OFOCTO8ER.2O17. PJLAND SURVEYING, LLC BY: 6ze PAULA.JOK�S�N LAND SURVEYOR, MINN. L|C.NO. 1O038 SOUTH LINE oFTHE as1w opTHE mvv1wSEC. 1e S89~19'53^E 132371' PRERPAREOFOR; HEARTH DEVELOPMENT, LLC 33OORICE STREET LITTLE CANADA.MN. 5512O 851'383-4850 983.64' 8y4= - womwMON. mrm^REROD/ 2'ALUM. CAP w,'0o'25's 1000' w89'17'58"W ouo'4o'4s s ' w85-57n9"w wc�wwow mrm^��ZALUM. CAP > 000nu'1u.s aoo^nroe^s 41.02' wo Traverse PC fflwater HE B I R T H PLACE OF- M I H N E S O r A TO: Joint Planning Board FROM: Bill Turnblad, Community Development Director DATE: December 12, 2017 RE: Rezoning — West Ridge Preliminary Plat BACKGROUND Kevin von Riedel, Westridge Development, LLC has submitted an application for preliminary plat approval of a 14-lot single family development to be known as West Ridge. A rezoning of the 4.97 acre property has also been requested. The site is located at 12991 Boutwell Road. (See attached zoning map for project location.) Since the balance of the Township properties in the annexation area are now within the City limits, the Joint Board's scope of review for development projects such as this focuses on the rezoning request. SPECIFIC REQUEST Consider the request to rezone the development property, and decide whether to approve or deny it. EVALUATION OF REQUEST Mr. von Riedel has requested that the property be zoned RA, Single Family Residential. It is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed. The expectation is that when development occurs, the property would be rezoned to a classification that is consistent with the City's Comprehensive Plan. The requested RA zoning is consistent with the Comprehensive Plan, which guides development of the site and neighborhood as Low Density Residential. (See attached Future Land Use Map.) The Zoning Districts that are consistent with the Low Density Residential classification are: TR, RA, LR and CTR. RECOMMENDATION Since the requesting rezoning classification is consistent with the Comprehensive Plan, City staff recommends approval of the rezoning. cc Kevin von Reidel Attachment: Planning Report bt 12588 RE 12525 12744 8087 8077 8055 8045 12764 12840 12997 EAGLE R,GOG 12920 12991 Subject l property 12950 u) N LO n•J M M 1190 N 7939 7919 13033 12993 12960 12975 13055 \j930 ll 13129 13199 13210 i1lwater THE BIRTHPLACE OF M I N N E S O T A Zoning Districts I A-P, Agricultural Preservation RA- Single Family Residential RB - Two Family IIIII, TR, Traditional Residential IIIII, LR, Lakeshore Residential CR, Cottage Residential IIIII, CTR, Cove Traditional Residential IIIII, CCR, Cove Cottage Residential IIIII, CTHR, Cove Townhouse Residential IIIII, TH, Townhouse IIIII, RCM - Medium Density Residential IIIII, RCH - High Density Residential VC, Village Commercial IIIII, CA - General Commercial IIIII, CBD - Central Business District BP-C, Business Park - Commercial IIIII, BP-O, Business Park - Office BP -I, Business Park - Industrial IIIII, IB - Heavy Industrial IIIII, CRD - Campus Research Development IIIII, PA- Public Administration IIIII, PROS - Park, Recreation or Open Space [ I V I Public Works Facility ROAD 13339 WATER April 3, 2017 7c .40 4 460 38 10 Planning Report MEMO DATE: December 8, 2017 HEARING DATES: Planning Commission Park Commission Joint Planning Board City Council CASE NO.: 2017-61 December 13, 2017 December 18, 2017 December 18, 2017 January 2 and 16, 2018 LANDOWNER: Westridge Development, LLC DEVELOPER: Westridge Development, LLC REQUEST: 1) Rezoning from AP, Agricultural Preserve to RA, Single Family 2) Preliminary Plat approval of West Ridge, a 14 lot Single Family Residential Subdivision LOCATION: 12991 Boutwell Road COMPREHENSIVE PLAN: Low Density Residential ZONING: Base Zoning: AP, Agricultural Preservation Overlay Zoning: Shoreland District for Brown's Creek Tributary REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Kevin von Riedel, Westridge Development, LLC has submitted an application for preliminary plat approval of a 14-lot single family development to be known as West Ridge. A rezoning of the 4.97 acre' property has also been requested. The site is located at 12991 Boutwell Road. (See attached zoning map for project location.) SPECIFIC REQUEST In order to develop the property as proposed, the applicant has requested approval of the following: 1. Rezoning of the property to RA, Single Family Residential 2. Preliminary Plat known as West Ridge for 14 single family lots ' 4.97 gross acres, including right of way for Boutwell Road. There are 4.73 acres excluding the right of way. West Ridge December 8, 2017 Page 2 EVALUATION OF REQUEST I. REZONING Mr. von Riedel has requested that the property be zoned RA, Single Family Residential. It is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed. The expectation is that when development occurs, the property would be rezoned to a classification that is consistent with the City's Comprehensive Plan. The requested RA zoning is consistent with the Comprehensive Plan, which guides development of the site and neighborhood as Low Density Residential. (See attached Future Land Use Map.) The Zoning Districts that are consistent with the Low Density Residential classification are: TR, RA, LR and CTR. II. PRELIMINARY PLAT This development is proposed to create 14 single family home sites on +10,000 square foot lots, and also to extend infrastructure to allow for future development of surrounding properties. Sewer and water will be extended both to the south and east property lines. The road layout, with an intersection on Boutwell Road that lines up reasonably well with Creekside Crossing, will provide for road access to properties to the east. Also, the trail on the west side of Creekside Crossing north of Boutwell Road will align with the sidewalk in West Ridge. This sidewalk will extend to the eastern property line so that as properties to the east develop, they will connect by sidewalk to the trail system along Boutwell Road, Creekside Crossing, eventually with Neal Avenue all the way to the Brown's Creek State Trail. A. Minimum Dimensional Standards: RA District RA District - Dimensional Standards Standard Min. requirement Proposed Lot area 10,000 sf 10,030 — sf Lot width' 75' 76'-175' Lot depth' 100' 104'-139.5' Lot frontage on public road 35' At least 35' Front setback 30' 30' Side setback 10' At least 10' Rear yard setback 25' >25' Maximum lot coverage, Lots 5-9, Bl 1 25% TBD [The lot improvements shown are 25% or less] Maximum lot coverage, all other lots 30% TBD [The lot improvements shown are 30% or less] The two different lot coverage standards reflect the fact that Lots 5-9, Block 1 are in the Shoreland Overlay District of the Brown's Creek tributary that flows just west of the 2 Width is measured between side lot lines at right angles to lot depth at a point midway between front and rear lot lines 3 average distance between front and rear lot lines. West Ridge December 8, 2017 Page 3 property.4 Only 25% impervious surface coverage is allowed in the overlay district. The remainder of the lots are allowed 30% impervious cover. Also note that the actual coverage for the lots has yet to be determined, because specific homes have not been designed for the lots. The typical footprints shown meet the coverage standards, though just barely within the shoreland overlay district. Care will have to be taken when buildings are designed for these lots. B. Creek Overlay District Standards Shoreland Overlay District boundary The property lies partially within the shoreland overlay district for a tributary of Brown's Creek. Therefore, the following additional standards need to be met. 1. 150' setback from creek for structures o This setback does not impact any building pads in the project 2. 100' no disturbance buffer from centerline of creek o This does not impact any of the property. 3. 25% maximum impervious cover on lots in the overlay district 4 If the building pad shown on a lot is not in the Shoreland Overlay District, then the 25% coverage maximum does not apply. Rather, the 30% coverage of the RA Zoning District would apply. West Ridge December 8, 2017 Page 4 o This impacts Lots 5-9, Block 1. 4. Steep slopes are protected. o In the Shoreland Overlay District, a steep slope is one that has a grade of 12% or mores. There is a small area of land on Lots 7 and 8 that meet the definition of a slope in a Shoreland Overlay District. They will not be disturbed and will be located outside of the grading limit and erosion control fencing. 5. Bluff setback of 40 feet. o Where bluffs exist in a Shoreland District6, structures must maintain a 40 foot setback from the top of the bluff. On the subject creek there are "steep" slopes, but there are no bluffs. So, a setback from the slopes is not required. C. Civil Engineering The City Engineer has reviewed the plans and made the following comments. 1. A 30 foot wide easement, centered on the property line between Lots 8 and 9 Easement, must be provided for the sewer and water lines that will serve the property to the south. This easement must be shown on the final plat. 2. The extra costs associated with the increased depth necessary to provide sewer service to the property to the south will be covered by the City in the form of a credit against the trunk sewer and water fees for the development. 3. A drainage and utility easement must be dedicated on all the backyards where drainage flows through. These easements must be a minimum of 10 feet wide. 4. Street runoff must remain in the street to be captured by curbline storm sewer. The overflow curb cut must be eliminated. 5. The street pavement section must be 1.5" SPWEA330C and 2.5" of SPWEB330C. 6. Storm water calculations must be submitted and reviewed by the City and the Brown's Creek Watershed District prior to approval of the final plat. 7. These comments represent only a review for the preliminary plat. A more detailed review will occur pending preliminary plat approval. All civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction, prior to final plat approval. Construction shall not commence until final construction plans have been reviewed and approved by all appropriate agencies. D. Development Fees 1. The property consists of 4.97 acres. However, excluding the 10,046 sf of extra right of way to be platted for Boutwell Road, and the 4,768 square feet of wetland buffer (see below), the net developable acreage is 4.626. The developer will be responsible for paying development impact fees based upon the net developable acreage. These fees will be due prior to release of the final plat for recording with Washington County. a. Trout Stream Mitigation Fee of $5,912 per acre. i. Credit can be given for the existing house. Assuming the minimum lot size of 10,000 square feet (0.230 acres), then only 5 See definition for steep slope in City Code Section 31-101 (152). 6 See definition in City Code Section 31-101 (19). West Ridge December 8, 2017 Page 5 4.396 net acres would be required to pay the fee. Therefore a total of $25,989.15 would be due for the Trout Stream Mitigation Fee. b. Transportation Mitigation Fee of $8,120 per acre. i. Credit can be given for the existing house. Assuming the minimum lot size of 10,000 square feet (0.230 acres), then only 4.396 net acres would be required to pay the fee. Therefore a total of $35,695.52 would be due for the Transportation Mitigation Fee. c. The trunk sewer and water fees of $13,698 per acre. No credit can be given for existing home, since it is on a private well and septic system. So, the fee will apply to 4.626 acres for a total of $63,366.95. i. The extra sanitary sewer depth required to service the property south of West Ridge will be credited against the trunk sewer and water fee due to the City. 2. Park and trail fees will be due on all lots minus one for the existing home site. $2,000 per lot for park fees. $500 per lot for trail fees. If Lot 8 is removed, and only 13 lots are developed, then the fee for the other 12 lots will be $30,000. E. Tree Preservation & Landscaping Two development standards exist for trees: 1) street trees and 2) tree preservation. 1) Street Trees The subdivision code requires an average of three trees per lot along the street, though they are to be planted outside of the platted right-of-way7. The landscape plan shows a total of three trees for each lot. 2) Tree preservation 1) As mentioned above, there is a small area of steep slopes on the property. But, this area is outside of the grading limits and therefore tree removal on slopes is not an issue. 2) The City's environmental ordinances would allow 35% of the tree stock to be taken down. Since 70% is being removed, replacement is required. a) One tree is required for each tree removed beyond the 35% threshold. 68 of the 194 significant trees on the site could be removed without replacement. Since 136 trees are to be removed 68 replacement trees will be required. The developer proposes that the builder or owner will plant these. To guarantee that this will be done, the builder will be required to escrow the cost of the five trees prior to release of the building permit. The amount of that escrow will need to be discussed at the time the final plat is considered by the City Council. And the escrow obligation and amount will be included in the Development Agreement. b) The subdivision code allows a tree replacement fee to be paid if they cannot be planted on site. The fee would be based upon the retail cost of a 2" DBH deciduous tree. 3) City Forester City Code Ch 32, Subd. 6(3)q West Ridge December 8, 2017 Page 6 The City Forester has reviewed the tree preservation plan and tree replacement plans and provides these comments. i) The central directive in community forestry BMPs is to increase species diversity. While the plan proposes to plant no problem trees (those which either present maintenance problems, are at great risk from known threats, or likely will "feed the fire" of present or advancing tree pests. So, for new plantings ash trees would not be recommended due to the presence of the emerald ash borer. The huge number of ash trees in Minnesota will be greatly reduced. ii) The next destructive pest expected to arrive soon is the Asian long horned beetle, whose preferred food source is maples. Many inventories show maples to be the most common tree in many communities and across the state. For that reason, most forestry professionals do not recommend planting maples in our area now. (1) The developer's suggested list of 17 tree species has four maples. According to the plan, each house gets to choose five trees from that list to be planted on their respective lot. The City Forester recommends removing all maples from the tree planting list. iii) Also on the list is Colorado blue spruce. This tree is neither native to our area, nor is it suited to our conditions. Black Hills spruce, also on the list, is a potential substitute. The City Forester recommends removing all Colorado blue spruce from the tree planting list. iv) The plan refers to tree protection zones. However, there is no detail on how these will be established or enforced. This detail will need to be addressed in the final plat materials. v) Materials should not be stored in the critical root zone of trees to be saved, nor should equipment/materials be leaned or stacked against tree trunks. F. Environmental Issues Wetlands - The buffer for the wetlands adjacent to the creek includes land all the way to the top of the 12% slopes lying on the southwestern portion of the site. This can be seen in the graphic below. Grading is prohibited in the buffer. West Ridge December 8, 2017 Page 7 BCWD - A grading permit will be required from the Brown's Creek Watershed District. The permit application has been submitted. Comments from the BCWD are attached. III. FUTURE DEVELOPMENT The City's Subdivision Code8, requires "provisions for future [street] extensions or connections to adjacent land". And, it also states that "proposed subdivisions must be coordinated with existing nearby .... neighborhoods so that the community as a whole may develop harmoniously"9. In practice these future development provisions compel City officials and developers to consider how properties abutting proposed land subdivisions could reasonably develop in the future. And, to coordinate the construction of infrastructure, so that if feasible, abutting properties are not landlocked. To that end, a potential street layout has been offered by the developer, as seen below. Legend Proposed street Potential street 4 West Ridge lots Neighboring properties 8 Section 32-1, Subd 5 (8)(c) Streets 9 Section 32-1, Subd 6 (2)(d) West Ridge December 8, 2017 Page 8 The conceptual neighborhood road network shown by the developer represents a potential alignment. It is not intended to be an absolute alignment and it does not obligate development of the other properties to occur as conceptually shown here. What it does show, is that if the proposed subdivision is approved, it would not preclude reasonable development of surrounding properties. The developer of West Ridge would be responsible for constructing infrastructure improvements on his property only. Though, he would also be responsible for extending infrastructure to his property lines in such a manner as would be "harmonious" with future development in the neighborhood. The eastern part of the neighborhood between the creek and the Fire Station is guided for small lot single family development. (This area is outlined in blue above.) The Comprehensive Plan's Future Land Use Map envisions Low/Medium Density Residential development here. Generally speaking, this means lot sizes consistent with the RB Zoning District standard of a 7,500 square foot lot for a single family home, or 5,000 square feet of lot for each side of a twin home. The western part of the area, including the proposed subdivision, is guided for larger lot single family development. The Comprehensive Plan's Future Land Use Map envisions Low Density Residential development here. Generally speaking, this means lot sizes consistent with the RA Zoning District standard of a 10,000 square foot lot. The developer has met with some of the neighbors individually already. But, he has also scheduled a neighborhood meeting for Monday, December 11th as well. He will share comments with the Planning Commission at the public hearing on December 13th. ACTION REQUESTED The Planning Commission is requested to review and make a recommendation to the City Council on the rezoning and preliminary plat. RECOMMENDATION City staff recommends approval of the preliminary plat, and rezoning with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Preliminary Plat Dated 11/17/17 • Demolition Plan Sheet C1.0 Dated 12/6/17 • Site Plan Sheet C2.0 Dated 12/6/17 • Grading Plan Sheet C3.0 Dated 12/6/17 • Utility Plan & Profiles Sheet C4.0 Dated 12/6/17 • Utility Plan & Profiles Sheet C4.1 Dated 12/6/17 • Stormwater Management Plan Sheet C5.0 Dated 12/6/17 • SWPPP Sheet C6.0 Dated 12/6/17 • Tree Preservation and Protection Plan Sheet EX-3A Dated 12/6/17 West Ridge December 8, 2017 Page 9 • Tree Preservation and Protection Plan Sheet EX-3B Dated 12/6/17 • Tree Replacement and Landscape Plan Sheet EX-4 Dated 12/6/17 2. All civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction, prior to approval of the final plat. 3. A drainage and utility easement must be dedicated on all the backyards where drainage flows through. These easements must be a minimum of 10 feet wide. 4. A 30 foot wide easement, centered on the property line between Lots 8 and 9 must be provided for the sewer and water lines that will serve the property to the south. This easement must be shown on the final plat. 5. Storm water calculations must be submitted and reviewed by the City and the Brown's Creek Watershed District prior to approval of the final plat. 6. The trees immediately west of the intersection of Deercreek Crossing must be reviewed. If they are in the intersection view triangle, they will have to be removed or trimmed. This information must be submitted with the final plat application and be found acceptable by the City Engineer. 7. The rezoning of the property will not become effective until the City Council approves the final plat for the property. 8. The maximum impervious coverage for Lots 5-9, Block 1 is limited to 25%. For the remainder of the lots, 30% is the maximum permitted impervious coverage. 9. A Development Agreement found satisfactory to the City Attorney and City Engineer must be approved by the City Council prior to commencing any tree removal or grading on the site, and prior to holding a pre -construction meeting with the City Engineer for the project. 10. The developer shall submit a grading permit application to Brown's Creek Watershed District, and the permit must be issued prior to submitting the application to the City for the final plat. Any permit conditions that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. 11. A total of $30,000 shall be paid to the City for park and trail dedication fees. These fees shall be submitted to the City prior to release of the final plat for filing with the County. 12. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 13. The Developer will be responsible for paying the Trout Stream Mitigation Fee of $25,989.15; the Transportation Mitigation Fee of $35,695.52; and trunk sewer and water fees of $63,366.95. These fees will be due prior to release of the final plat for recording with Washington County. 14. The list of trees that the builder and home owners may select their five trees from must be revised according to the City Forester's recommendation. This will require the elimination of all maples and Colorado Blue Spruce from the list. 15. Details of how the tree protection zone will be managed must be submitted at the time of Final Plat application. 16. Materials may not be stored in the critical root zone of trees to be saved, nor may equipment or materials be leaned or stacked against trunks of trees identified to be saved. 17. To guarantee that five trees will be planted per lot according to the approved planting schedule, the builder will be required to escrow the cost of the five trees prior to release of the building permit. The amount of that escrow will need to be discussed at the time West Ridge December 8, 2017 Page 10 the final plat is considered by the City Council. And the escrow obligation and amount will be included in the Development Agreement. 18. If the Developer desires to have a neighborhood entrance monument for the subdivision, plans for it must be included within the final plat application materials. Otherwise, such a sign will not be permitted in the future. cc Kevin von Reidel Attachments: Zoning Map Future Land Use Map Development Plans Comments from Stuart Rauvola, neighbor bt Figure 2.3 : 2030 Land Use ,Iim 1....71 hitik: 111,. .-7. illo limi---- , 1111'..".41-: al vb..: , pielair'''', ,.„, . 1111 ..-., 4..''' -.-- - --- .A.AV7' IOU tel111.11114.1117:::::' . :4 ED .—...— IM:-.-••••=•••mm••••••=73•••1•••••/:••••••••mm•j1.• 17'77' 1•47:70, __— Brown's Creek 11 171--li T11q111- [Ei901 111, ql ED 0 4ii: : 'MMMIr: i 4.9111.W•il•••••••••••111.16•110 ,,, NMIRRIMINOV ' 1 2030 Future Land Use Plan 2008 Comprehensive Plan 800 0 800 1,600 Feet L. 2030 City Limit Wetland (Undelineated) [—] Low Density Residential [—I Low/Medium Density Residential Medium Density Residential 1 IS High Density Residential Neighborhood Commercial Commercial Downtown Mixed Use Research, Development Park Industrial Institutional Park, Rec or Open Space Marina Road R-O-W Open Water Bonestroo February 2, 2010 11510/51007001/gis/maps/Fulure Land Use.mxd PLAN OF STILLWATER Mi""0014111111111111 1111111111.11111111111111111M111111111111WHICIMIlinifill1111111111111rtimm111111.111111.1111111111111oil ..... 1111111M111111111114111111111 CI 1.1 2: Lind 2-13 12991 BOUTWELL FOUND 1/2 INCH IRON PIPE---2 EX. RIM=8 1 •c INV=895. EX. CB RIM=899.9 /NV=8g6.7 — / \I I . ly 1 FOUND 1/2 INCH ICON PIPE '-20 / y J \ EX. SMH RIM=Bq 1.5 / PM Top / EXISTING ZONING INFORMATION: SUBJECT PROPERTY IS CURRENTLY ZONED A-P, AGRICULTURAL PRESERVATION PER CITY OF STILLWATER ZONING MAP DATED JULY, 2017. EXISTING SETBACKS (PER CITY OF STILLWATER ZONING ORDINANCE DATED SEPTEMBER 15, 2017): FRONT YARD = 50 FEET SIDE YARD = 25 FEET REAR YARD = 75 FEET PROPOSED ZONING INFORMATION: SUBJECT PROPERTY IS PROPOSED TO BE ZONED RA, ONE FAMILY DISTRICT PROPOSED SETBACKS (PER CITY OF STILLWATER ZONING ORDINANCE DATED SEPTEMBER 15, 2017): FRONT YARD = 30 FEET INTERIOR SIDE YARD = 10 FEET CORNER SIDE YARD = 30 FEET REAR YARD = 25 FEET /4/1'cS /o Or FM / DRAINAGE AND UTILITY EASEMENT `IHN -4 -1:, 9 co FM Fri cM' WIDE UTILITY EASEMENT AS \\ SHOWN ON HALF SECTION MIAPPINGQ-s—i 0' _SLOPE SETBACK PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: Being 10.00 feet in width and adjoining public ways and 5.00 feet in width and adjoining lot lines, unless otherwise shown. FM WEST LINE OF EAST HALF- 1 OF- EAST HALE OF- NE 1/4 FM NORTH 40 80 —3109 ---343.67--- BLOCK 1 3092 306-7 FM 30G10-- --736.15 96.00 -3078 Fri FM FM FM PROPOSED AREAS: AREA OF SUBJECT PROPERTY = 216,318 SQ.FT., BEING 4.97 ACRES, MORE OR LESS PROPOSED BOUTWELL ROAD NORTH RIGHT OF WAY = 10,046 SQ.FT. PROPOSED CREEKSIDE CROSSING RIGHT OF WAY = 44,590 SQ.FT. PROPOSED LOT AREAS: LOT 1, BLOCK 1 = LOT 3, BLOCK 1 = LOT 4, BLOCK 1 = LOT 5, BLOCK 1 = LOT 6, BLOCK 1 = LOT 7, BLOCK 1 = LOT 8, BLOCK 1 = LOT 9, BLOCK 1 = LOT 10, BLOCK 1 PROPOSED BLOCK 15,831 SQ.FT. 11,324 SQ.FT. 10,030 SQ.FT. 10,030 SQ.FT. 10,030 SQ.FT. 10,030 SQ.FT. 10,761 SQ.FT. 12,274 SQ.FT. LOT 1, BLOCK 2 = 16,454 SQ.FT. LOT 2, BLOCK 2 = 10,030 SQ.FT. LOT 3, BLOCK 2 = 10,030 SQ.FT. LOT 4, BLOCK 2 = 10,030 SQ.FT. PROPOSED BLOCK 2 = 46,544 SQ.FT. (AVG. LOT SIZE = 11,636 SQ.FT.) 96.00 FM - 20.00 3032 SOi0 CVO / 40' SLOPE SETBACK + 108.00 coe 006 FN FOUND CAPPED LEGAL DESCRIPTION: INCH 120N PIPE 0 1315.16 1315.16 -- The following legal description appears on the Limited Warranty Deed filed as document number 3946009 in and for Washington County, Minnesota: All that part of the West 268.95 feet of the East half of the East half of the Northeast Quarter of Section 30, Township 30, Range 20, which lies South of the present traveled centerline of Boutwell Road, excepting therefrom the South 1315.16 feet thereof, Washington County, Minnesota. EXISTING AREAS: AREA OF SUBJECT PROPERTY = 216,318 SQ.FT., BEING 4.97 ACRES, MORE OR LESS (INCLUDES RIGHT OF WAY) = 206,272 SQ.FT., BEING 4.74 ACRES, MORE OR LESS (EXCLUDES RIGHT OF WAY) BOUTVVELL ROAD NORTH RIGHT OF WAY = 10,046 SQ.FT., BEING 0.23 ACRES, MORE OR LESS ""BOUTWELL ROAD NORTH RIGHT OF WAY IS SHOWN AS LYING 33 FEET SOUTHERLY AND PARALLEL WITH THE CENTERLINE OF BOUTWELL ROAD NORTH AS SHOWN ON THE PLAT OF NEAL MEADOWS. ACTUAL WIDTH AND LOCATION OF SAID RIGHT OF WAY MAY VARY BASED ON USE. NOT TO SCALE STILLWATER, MN CONTACT: SOVEREIGN LAND SERVICES Kevin von Riedel P: 612-214-3993 COUNTY/CITY: VICINITY MAP NO °16d cri CREEK OUT WEL I: BRoivN SITE SEC. 30, TWP. 30, RNG. 20, WASHINGTON COUNTY, MN DATE REVISION 11-17-17 INITIAL ISSUE CERTIFICATION: NEAL AVE. N I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Date: 11-17-17 PROJECT LOCATION: 1 2 BOUTWELL ROAD N Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME PREPLATHCO7 PROJECT NO. HC17007 PRELIMINARY COPYRIGHT - AMI CONSULTING ENGINEERS P.A.: 2006 11 /6/201710:47 AM z:\2017\171268 creekside crossing stillwater\7_CAD\171268-SITE.dwg / /EX CB RIM: 899.9 IN'V: 896.7 EX S RY RIM: 9.4 INVj872.8 / / i i i 417 // 1MH-00L /• r /® EX CB RIM: 899.9 INV: 895.9 25 1 414 R25 41%. 30.0 41* >0.0 'MH-00L 100 9 10.0 6 00-HWL m Ln 9 100-HWL Plftftwiair 13.2 30.0 WH-00L SIGNAGE AND MARKING NOTES: 6 13.4 10.0 LO 6 30.3 R133 1 8 1 6.7 44.5 LO 6 30.0 8 19.3 16.7 0 44.9 LO 6 30.0 3 8 �307.6 19.3 10.0 3063 40.0 LO 6 30.0 BLOCK 2 8 30.0 8 305 R15 R165 17.7 r N o: 44.7 0 0 m 8+00 CREEKSIDE CROSSING 9 +00 10 + 00 C`) 60 ROW Z 0 0 7] 2E.0 a 30.0 40.0 RAMBLER 6 30.0 10 8 R15 11 +00 0 0 1 12 30.0 10.0 0 N 3at 302 31 2 8 6 N 0 0 12+ 5.0 0 16.7 30.0 WO 1. ALL SIGNS SHALL BE IN ACCORDANCE WITH THE MN MUTCD, CURRENT VERSION. 44.5 r7D 2. SEE REGULATORY SIGN DETAIL FOR SIGN AND POST DETAILS AND SIGN DESIGNATION AND SIZE INFORMATION. Know what's below. CaII before you dig. STATE LAW: 48 HOURS BEFORE EXCAVATING OR DEMOLISHING BUILDINGS, CALL 811 FOR FIELD LOCATION OF UNDERGROUND UTILITY LINES. THIS SERVICE LOCATES UTILITY OWNED LINES BUT NOT PRIVATE LINES. THE LOCATIONS OF UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED. THE EXACT LOCATION OF ALL UTILITIES (PUBLIC AND PRIVATE) MUST BE DETERMINED BEFORE COMMENCING WORK. 6 30.0 �19.3-- 16.7 4 WO BLOCK 1 3090-- 1 9.3 30.0 GENERAL GEOMETRIC AND PAVING NOTES: 16.8 8 WO 7 1. SITE DIMENSIONS SHOWN ON THIS PLAN SHALL BE USED FOR ALL LAYOUT WORK. CHECK ALL PLAN AND DETAIL DIMENSIONS. BUILDING AND SITE IMPROVEMENTS SHALL BE LAID OUT ON SITE BY A REGISTERED LAND SURVEYOR, OR A LICENSED ENGINEER. 2. REFER TO ARCHITECTURAL PLANS FOR BUILDING LAYOUT, EXACT LOCATION AND DIMENSIONS OF STOOPS/EXITS, RAMPS AND PRECISE BUILDING DIMENSIONS. 3. REFER TO SITE DEMOLITION PLAN FOR LIMITS OF PAVEMENT REMOVAL, IF APPLICABLE. 4. ALL PAVING DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS NOTED OTHERWISE. THE FLOW LINE OF CURB IS ASSUMED TO BE 8 INCHES FROM THE BACK OF CURB. 5. MEET REQUIREMENTS OF LOCAL GOVERNING AUTHORITY FOR WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING TEMPORARY TRAFFIC CONTROL. A TRAFFIC CONTROL PLAN SHALL BE PROVIDED AND APPROVED BY THE CITY PRIOR TO BEGINNING WORK IN THE RIGHT OF WAY. 6. ALL SIDEWALKS SHALL HAVE POSITIVE SLOPE AWAY FROM THE BUILDING. THE MAXIMUM CROSS SLOPE SHALL BE 2.0% AND THE MAXIMUM LONGITUDINAL SLOPE SHALL BE 5.0% UNLESS OTHERWISE SHOWN ON THE DRAWINGS. 7. MATCH NEW AND EXISTING PAVEMENT SURFACES, SIDEWALKS AND CURBS AT SAWCUT LINES, ALLOWING NO PONDING OF WATER AT JOINTS. PROVIDE SMOOTH GRADE TRANSITION ACROSS NEW AND EXISTING JOINTS. 8. ALLOW MINIMUM OF SEVEN DAYS CURE FOR CURB AND GUTTER PRIOR TO PAVING. 9. ALLOW MINIMUM OF 24 HOUR COOLING PRIOR TO ALLOWING TRAFFIC ON BITUMINOUS PAVING. 10. PROVIDE 4' TRANSITION OF B618 CURB AND GUTTER EITHER SIDE OF RECTANGULAR CATCH BASINS TO MATCH WIDTH OF CASTING. 11. SEE LANDSCAPE PLAN FOR PROPOSED TREES, 19.2 44.4 16.7 30.0 Ln 0 0 00 8 WO 0 Ln 0 44.4 o N 00 19.3 Ln 0 0 c. mti KEY NOTES 1 2 3 4 5 6 7 8 9 BITUMINOUS PAVEMENT (SEE DETAIL 200) SURMOUNTABLE CURB (SEE DETAIL 217) TRANSITION B612 TO D412 CURB PROPOSED FIRE HYDRANT STOP SIGN (SEE DETAIL 243) 16.7 • 8 30.0 WO 11.7 0 Ln 0 10 0 0 44.6 PROPOSED BUILDABLE AREA. MAX IMPERVIOUS AREA 30% OF LOT AREA. SEE ARCHITECTURAL FOR EXACT LOCATIONS AND DIMENSIONS OF DOORS, RAMPS, AND PRECISE BUILDING DIMENSIONS. SEE ARCHITECTURAL AND STRUCTURAL FOR STOOPS. PROPOSED BUILDABLE AREA. MAX IMPERVIOUS AREA 25% OF LOT AREA. SEE ARCHITECTURAL FOR EXACT LOCATIONS AND DIMENSIONS OF DOORS, RAMPS, AND PRECISE BUILDING DIMENSIONS. SEE ARCHITECTURAL AND STRUCTURAL FOR STOOPS. PROPOSED BUILDABLE DRIVEWAY AREA. DRIVEWAY MUST MAINTAIN A MINIMUM 12 FEET AT RIGHT OF WAY. RELOCATED POWER POLE SITE DATA SITE/PARCEL SIZE 4.97 AC (216,318 SF) BUILDING AREA 27,535 SF (13% COVERAGE) IMPERVIOUS/PERVIOUS AREA 1.74 AC/3.23 AC LAND USE CLASSIFICATION RA: ONE FAMILY RESIDENTIAL CURRENT ZONING AP: AGRICULTURAL PRESERVATION FLOOD ZONE CLASSIFICATION X TREE COUNT 58/193 SAVED 50.7 30.0 30.7 8 15.0 3030 9.59 26.6 7 26.3 --- 00 0 / Z 26.71 i�/ / /PT S13�9P 51.4 30 60 CIVIL SITE LEGEND: SCALE IN FEET SIGN CONCRETE CURB AND GUTTER BITUMINOUS PAVEMENT SOIL BORING GRADING LIMITS 150' WETLAND SETBACK STEEP SLOPE SETBACK PROPERTY LINE J• 30- #1A \ Consulting Engineers P.A. �3640 TALMAGE CIR. VADNAIS HEIGHTS 651.337.9259 - amiengineers.com SUPERIOR - IRON RANGE f ERTIFY THAT THIS PLAN, SPECIFICATION, OR REP REPARED BY ME OR UNDER MY DIRECT//�PERVI THAT I AM A DULY LICE / UNDER THE 4,), {{.7 OF $dAjT 7 ME. � ) �Y��j C �� CQ�C/ /iDy SIGNATURE: /C DATE: : 466 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN SITE PLAN JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: C2.O COPYRIGHT - AMI CONSULTING ENGINEERS P.A.: 2006 EX SANITARY RIM: 899.4 INV: 872.8 W.i 8/17/2017 8:31 AM z:\2017\171268 creekside crossing stillwater\7_CAD\171268-GRAD.dwg W EX CB/ RIM: .9 7 89 .7 E� CB RIM: 89 2 - INV: 895.9 MH-00l PTO 900.83 897.50 905.50 901.00 905.50 897.50 --� 100-H WL 908.00 900.00 WJ 908.00 WA 905.00 WA 909.50 cUT/ FILL SUIVIVA=Y TOTAL CUT 4,060 CY TOTAL FILL 14,990 CY NET CUT/FILL 10,930 CY OF FILL CUT AND FILL IS FROM EXISTING GRADE TO FINISHED GRADE 905.50 909.50 910.40 FFE 902.40 907.56 907.00 910.40 903.65 WA NOTE: 908.50 912.48 901 29 908.50 912.50 913.00 905.02 ALL BASEMENTS (LLE) ARE 8 FEET LOWER THAN FFE. 913.00 906.00 3090 L1 09 911.00 911.66 BLOCK 91 1 .00 915.00 915.00 907.00) 915.32 912.50 BLOCK 907.50 912.50 916.50 918.00 910.00 918.00 911.00 919.00 911.00 WJ WA Wj W� WA WJ GENERAL GRADING AND DRAINAGE NOTES: ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE IN PLACE BEFORE BEGINNING SITE GRADING ACTIVITIES. 2. CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING QUANTITIES OF CUT, FILL AND WASTE MATERIAL TO BE HANDLED, AND FOR THE AMOUNT OF GRADING TO BE DONE. ALL COSTS ASSOCIATED WITH IMPORTING SUITABLE MATERIAL AND EXPORTING UNSUITABLE/EXCESS/WASTE MATERIAL SHALL BE INCLUDED IN THE BID PRICE. 3. CONTRACTOR SHALL STRIP, STOCKPILE AND RE -SPREAD EXISTING ONSITE TOPSOIL, IF MATERIAL IS APPROVED BY THE LANDSCAPE ARCHITECT AND/OR SPECIFICATIONS. PROVIDE A UNIFORM THICKNESS OF 6" MINIMUM IN ALL DISTURBED AREAS TO BE LANDSCAPED. 4. CONTRACTOR SHALL DISPOSE OF ANY EXCESS SOIL MATERIAL UNLESS OTHERWISE DIRECTED. 5. REFER TO LANDSCAPE PLAN FOR PERMANENT TURF RESTORATION AND PLANTING INFORMATION. MAINTAIN TEMPORARY PROTECTION MEASURES DURING CONSTRUCTION ACTIVITIES. SEE SITE REMOVALS PLAN FOR ADDITIONAL INFORMATION. PROVIDE ADDITIONAL PROTECTION AS NECESSARY AS WORK PROGRESSES. 7. SEE CIVIL SITE PLAN FOR SITE LAYOUT. 8. PROPOSED CONTOURS AND SPOT ELEVATIONS ARE TO FINISHED SURFACE GRADE. 9. SPOT ELEVATIONS SHOWN ADJACENT TO CURB REFER TO GUTTER/FLOW LINE. SPOT ELEVATION SHOWN FOR TOP OF CURB ARE LABELED WITH TC (TOP OF CURB). SPOT LABELED ME REFERS TO MATCH EXISTING GRADE, EOF REFERS TO EMERGENCY OVERFLOW ELEVATION, TW REFERS TO TOP OF WALL AND BW REFERS TO BOTTOM OF WALL. 10. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AT ALL TIMES. 11. NO GRADED SLOPES SHALL EXCEED 3:1 (HORIZONTAL TO VERTICAL) UNLESS OTHERWISE NOTED. 12. UNIFORMALLY GRADE AREAS WITHIN LIMITS OF GRADING AND PROVIDE A SMOOTH FINISHED SURFACE WITH UNIFORM SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN OR BETWEEN SUCH POINTS AND EXISTING GRADES. 13. LIMIT THE DISTURBED AREA AS MUCH AS POSSIBLE AND CONDUCT GRADING OPERATIONS IN A MANNER TO MINIMIZE THE POTENTIAL FOR EROSION. 918.90 919.49 RAMBLE R 919.50) (912.00� A 919.50 0 .5F0 303c 918.75 916.00 915.20 912.50 912.50 9-{919.00) 920.50 O 912.51 30 60 SCALE IN FEET GRADING LEGEND: O.o% (892) - -(895)- - 892 895 Know what's below. CaII before you dig. MANHOLE CATCH BASIN APRON FLOW ARROW SPOT ELEVATION PROPOSED MINOR CONTOUR PROPOSED MAJOR CONTOUR EXISTING MINOR CONTOUR EXISTING MAJOR CONTOUR CONSTRUCTION LIMITS STATE LAW: 48 HOURS BEFORE EXCAVATING OR DEMOLISHING BUILDINGS, CALL 811 FOR FIELD LOCATION OF UNDERGROUND UTILITY LINES. THIS SERVICE LOCATES UTILITY OWNED LINES BUT NOT PRIVATE LINES. THE LOCATIONS OF UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED. THE EXACT LOCATION OF ALL UTILITIES (PUBLIC AND PRIVATE) MUST BE DETERMINED BEFORE COMMENCING WORK. \ Consulting Engineers P.A. �3640 TALMAGE CIR. VADNAIS HEIGHTS 651.337.9259 - amiengineers.com SUPERIOR - IRON RANGE ERTIFY THAT THIS PLAN, SPECIFICATION, OR REPO REPARED BY ME OR UNDER MY DIRECT PERVI THAT I AM A DULY LICE I UNDER THE IA OF $dAT � ME: �J C 44 ors �T�/ T��C SIGNATURE: O DATE: : 46681 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN GRADING PLAN JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: COPYRIGHT - AMI CONSULTING ENGINEERS P.A. : 2006 / t, V J// 30 60 / FIRE HYDRANT (SEE DETAIL 415) �8" PLUG SCALE IN FEET /\ \ �� \ \ a o \ \ / \ \ v ' � '` MANHOLE (SEE DETAIL 402) WET TAP INTO EXSTING � CONNECT TO EXISTING•A118»GATEVALVE(5EEDE1A1L416) _ o� SAN (SEE MH DETAIL -2 401) LO LO LO — W 120' OF 8" Q n nnQ� PVC @ 2.17% (SEE DETAIL 400) V A 1 1\2 COPPER a \ 4" SAN SERVICE WATER SERVICE p[ \ �� ©2% MIN (TYP) (TYP) — ��� 126' OF 8" PVC @ 0.40 (SEE DETAIL 400) � \ v % /2 v % v J FIRE HYDRANT (SEE DETAIL 415) ss 3 4 J 10 �� 0. / �� 6x00 11.25° BEND (SEE 44 DETAIL 414) CURB STOP (TYP) (SEE DETAIL 412) �/ BLOCK „ 8 DI TEE (SEE DETAIL 414) „ 8 GATE � VALVE (SEE DETAIL 416) ! #141411...... 11.25° BEND (SEE DETAIL 414) r 45° BEND (SEE DETAIL 414) 4-/ / 8" PLUG —�" �' �� / / , 4 : a 8+00 I �KSIDE 9+00 RDSSIN� ' 10+00 1 I 0 ��� 11 +:0 45` BEND (SEE DETAIL 414) 41`0 ! 12+ 9.59 � VW � ��_41411140044 / SAN MH-4 —375' OF 8" Ductile Iron @ 0.40% (SEE DETAIL 400) < IIPIV W (SEE DETAIL 401) o ° v ' ^ ` v ° \i 69' OF 8" / PVC @ 0.40% (SEE DETAIL 400) SAN MH-3 Ar 85' OF 8'° PVC @ 0.40% (SEE DETAIL 400) SAN CO—1 RIM:91 1 .98 , / / v 4 — h — h — 129' OF 8" @ DETAIL PVC (SEE 0 �40 1) (SEE DETAIL 400) Q v INV OUT:886.22 BLOCK 1 z � 4 5 6� O 44, O/ I_:Tr��. � WO WO WO WO WO OJ \�•' 920 920 915 FINISHED GRADE 915 EXISTING GRADE 85 910 - SEE DETAIL 410) (SEE OF 910 MISC. SMALL UTILITIES �— — — _ I 130 OF 8,> DUCTILE IRON I UOTILE IRON S ` EE DETAI 4 0 905 EXISTING 15" RCP 11= 360 SEE DETAIL 410) ON (SE OF 8» UCT1=_ —�- 905 '� 900 — _ J 11H-1 0 i TAIL 410) I DUCTILE IRON OF 8 —_ 64 (SEE DETAIL 4 \ 0) _� SAN MH-3 RIM:91 5.61 INV IN:885.37 INV IN:887.40 INV OUT:885.37 RIM 9 SAN M7 88 INV IN:885.88 INV OUT:885.88 SAN CO-1 RIM:91 1 ..98 INV OUT:886.22 900 895 �UOTILE IRON (SEE DE 117 OF 8 __ ' �� SAN MH-5 `�RIM:903.73 INV IN:883.55 INV OUT:883.51 SAN MH-4 RIM:906.00 INV IN:883.87 INV 0UT:883.83 895 890 EXISTING MANHOLE RIM:899.40 7INV OUT:872.80 INV IN:883.00 890 85 OF 8" PVC @ 0.40% (SEE DETAIL 400 885 129 OF 8 PVC @ 0.40% (SEE DETAIL 400) 885 DETAIL. 400) 375' OF 8" Ductile Iron @ 0.40� (SEE 126 OF 8" PVC @ 0.40% (SEE DETAIL 400) 69 OF 8' PVC @ 0.40% (SEE DETAIL 400) 880 880 875 875 870 870 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 Wir f ERTIFY THAT THIS PLAN, SPECIFICATION, OR REP REPARED BY ME OR UNDER MY DIRECT//�PERVI THAT I AM A DULY LICE / UNDER THE 4,), .7_0 ME. i) �Yj /iDy C CQOC/ SIGNATURE: /C DATE: : 466 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN UTILITY PLAN UTILITY PROFILES JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: COPYRIGHT - AMI CONSULTING ENGINEERS P.A. : 2006 11/6/2017 10:47 AM z:\2017\171268 creekside crossing stillwater\7_CAD\171268-TREEPP.dwg i 10' MAX POST SPACING DRIP —LINE (VARIES) / / /; FENCE LOCATION (LIMITS OF CRITICAL ROOT ZONE) RADIUS = 1 FOOT PER INCH OF TRUNK DIAMETER STANDARD ORANGE CONSTRUCTION FENCE 5-0" CRITICAL ROOT ZONE DRIP —LINE 100 I TREE PROTECTION NOT TO SCALE TREE PROTECTION FENCE TREE SUVVARY EXISTING AND REMOVAL TREE SUMMARY EXISTING SIGNIFICANT TREES FROM SURVEY 194 35% REMOVAL ALLOWED PER CODE 68 TREES TO REMAIN PER CODE 126 EXISTING TREES TO REMAIN 58 REPLACEMENT TREES NEEDED 68 TREES PLANTING SUMMARY 3 BOULEVARD TREES PER LOT PER CODE 42 ADDITIONAL 5 TREES PER LOT 70 TOTAL PROPOSED TREES TO BE PLANTED 112 POST DEVELOPMENT TREE COUNT 170 -3108 '--3079 `--3078 cfl LO 4.11 3030 30 60 CIVIL SITE LEGEND: Know what's below. CaII before you dig. SCALE IN FEET SOIL BORING TREE CANOPY EXISTING TREE REMOVE EXISTING TREE PROTECT (SEE DETAIL 100) STATE LAW: 48 HOURS BEFORE EXCAVATING OR DEMOLISHING BUILDINGS, CALL 811 FOR FIELD LOCATION OF UNDERGROUND UTILITY LINES. THIS SERVICE LOCATES UTILITY OWNED LINES BUT NOT PRIVATE LINES. THE LOCATIONS OF UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED. THE EXACT LOCATION OF ALL UTILITIES (PUBLIC AND PRIVATE) MUST BE DETERMINED BEFORE COMMENCING WORK. \ Consulting Engineers P.A. �3640 TALMAGE CIR. VADNAIS HEIGHTS 651.337.9259 - amiengineers.com SUPERIOR - IRON RANGE ERTIFY THAT THIS PLAN, SPECIFICATION, OR REPO REPARED BY ME OR UNDER MY DIRECT PERVI THAT I AM A DULY LICE I UNDER THE ,r 7OF $dAT F ME: �J It/44/?Y Cors T��CSIGNATURE: O DATE: : 46681 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN TREE PRESERVATION AND PROTECTION PLAN JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: COPYRIGHT - AMI CONSULTING ENGINEERS P.A. : 2006 NOTE: Tree Map # Tree Species Tree DBH (inches) Tree Condition Comments 3087 Black cherry 9 Good 3151 White poplar 34 Fair Limited canopy HIGHLIGHTED TREES TO REMAIN, PROTECT 3088 Green ash 7 Good 3152 Colorado blue spruce 10 Good 3089 Black cherry 6 Good 3153 Paper birch 12 Good 1244 deciduous 16 - 3090 Butternut 8 Fair Stem cankers 3154 Colorado blue spruce 10 Fair Limited canopy 1245 deciduous 16 - 3091 Green ash 16 Good 2-stemmed 3155 Crabapple 9 Good 3018 Black walnut 14 Good 3092 Black cherry 7 Fair Storm damage in canopy 3156 Crabapple 11 Good 3019 Black walnut 11 Good 3093 Butternut 8 Fair Stem cankers 3020 American elm 14 Good 3157 Crabapple 18 Good Multiple stems 3094 Silver maple 28 Good Multiple stems 3021 Basswood 11 Good 3095 Black walnut 8 Good 3022 Black cherry7 Good 3158 Colorado blue spruce p 10 Fair Limited canopy 3096 Butternut 9 Good Stem cankers 3023 Quaking aspen 10 Good 3159 Colorado blue spruce 14 Good 3097 Butternut 9 Good Stem cankers 3024 Quaking aspen 8 Good 3160 Silver maple 38 Good 3098 Butternut 7 Good Stem cankers 3025 Quaking aspen 11 Good 3099 Butternut 9 Good Stem cankers 3161 Silver maple 34 Good 3026 Red oak 8 Good 3100 Butternut 11 Good Stem cankers 3027 Quaking aspen 6 Good 3162 Colorado blue spruce 11 Fair Limited canopy 3101 Boxelder 30 Good 2-stemmed 3028 Quaking aspen 7 Good 3163 Colorado blue spruce 10 Poor Limited canopy 3029 Quaking aspen 7 Good 3102 Boxelder 34 Good Multiple stems 3164 Silver maple 40 Good 3030 Quaking aspen 6 Good 3103 Boxelder 30 Good Storm damage in canopy 3165 Silver maple 20 Good 3031 Quaking aspen 8 Good 3104 Boxelder 26 Good 3166 Silver maple Good 3032 Quaking aspen 7 Good24 3105 Silver maple 32 Good 3033 Quaking aspen 8 Fair Crown dieback 3106 Black walnut 7 Good 3167 Silver maple 30 Good 3034 Red oak 13 Good 3107 Big toothed aspen 20 Good 3168 Colorado blue spruce 14 Fair Limited canopy 3035 Red oak 9 Good 3108 Black walnut 10 Good 3036 Quaking aspen 7 Good 3109 Green ash 7 Good 3169 Colorado blues spruce p 11 Fair Limited canopy 3037 Quaking aspen 8 Fair Stem cankers 3110 Black cherry 7 Good 3170 Colorado blue spruce 9 Poor Limited canopy 3038 Quaking aspen 9 Good 3111 Black cherry 9 Good 3039 Quaking aspen 7 Good 3112 Black walnut 9 Good24 3171 Silver maple Good 3040 Quaking aspen 8 Good 3113 Black cherry 15 Good 3172 Colorado blue spruce 6 Fair Limited canopy 3041 Quaking aspen 8 Good 3114 Silver maple 60 Good Multiple stems 3173 Silver maple 34 Good 3042 Quaking aspen 8 Good 3115 Bur oak 7 Good 3043 Green ash 6 Good 3174 Colorado blue spruce 7 Fair Limited canopy 3044 Green ash 7 Good 3116 Silver maple 33 Good 3175 Colorado blue spruce 8 Fair Limited canopy 3045 White pine 10 Good 3117 Colorado blue spruce 13 Good 3176 Paper birch 12 Good 3177 Silver maple 39 Good 3046 Black walnut 11 Poor Broken top from storm damage 3118 Colorado blue spruce 14 Fair Limited canopy 3047 River birch 15 Good 3119 Colorado blue spruce g Good 3178 Paper birch 12 Good 3048 Silver maple 25 Good 3179 Colorado blue spruce p 10 Fair Limited canopy 3049 Green ash 7 Good 3120 Silver maple 20 Good 3180 Silver maple 20 Good 3050 Black cherry 8 Good 3051 Black cherry 6 Good 3121 Colorado blue spruce 8 Poor Limited canopy 3181 Silver maple 23 Good 3052 Black walnut 9 Good 3122 Colorado blue spruce 8 Fair Limited canopy 3182 Colorado blue spruce 8 Fair Stem cankers; limited canopy 3053 Bur oak 6 Good 3183 Silver maple 29 Good 3123 Silver maple 24 Good 3054 Black walnut 10 Good 3124 Colorado blue spruce 9 Dying Dying, limited canopy 3055 Crabapple 22 Good Multiple stems 3184 Boxelder 25 Poor Crown dieback 3125 Mountain ash 12 Fair Stem cankers 3056 Crabapple 8 Good 3126 Silver maple 47 Good 3185 Colorado blue spruce 11 Fair Limited canopy 3057 Black cherry 6 Good 3186 Colorado spruceblue 9 Poor Limited canopy 3058 Green ash 8 Good 3187 Redcedar 15 Good 3059 Black walnut 10 Good 3127 Silver maple 51 Good 3188 Redcedar 12 Good 3060 Black walnut 11 Good 3128 Silver maple p 34 Fair Evidence of trunk decay; canopy storm damage 3189 Redcedar 15 Good 3061 Black walnut 8 Good 3129 Quaking aspen 10 Poor Stem cankers 3062 Black cherry 16 Good 3130 Quaking aspen 9 Good 3190 Silver maple 59 Good 3063 Black walnut 11 Good 3131 Quaking aspen 10 Good 3191 Colorado blue spruce 6 Poor Limited canopy 3064 Black walnut 11 Good 3132 Quaking aspen 11 Fair Stem cankers 3065 Green ash 6 Good 3133 Quaking aspen 7 Good 3192 Silver maple 29 Good 3066 Crabapple 15 Good 3134 Black walnut 7 Good 3193 Colorado blue spruce 7 Fair Limited canopy 3067 Crabapple 7 Good 3135 Quaking aspen 10 Good 3068 Butternut 7 Fair Stem cankers 3136 Black cherry 7 Good 3194 Colorado blue spruce 8 Fair Limited canopy 3069 American elm 14 Good 3137 Black cherry 13 Good 3070 Black cherry 7 Good 3138 Quaking aspen 11 Good 3195 Colorado blue spruce 10 Fair Limited canopy 3071 Crabapple 16 Good 3139 Quaking aspen 13 Good 3196 Colorado blue spruce 9 Fair Limited canopy 3072 Crabapple 11 Good 3140 Quaking aspen 12 Good 3197 Silver maple 28 Good 3073 Black cherry 6 Good 3074 Green ash 9 Good 3141 Black walnut 11 Fair Broken top from storm damage 3198 Colorado blue spruce 8 Fair Limited canopy 3075 American elm 14 Good 3142 Boxelder 20 Good 3076 Green ash 11 Good 3199 Colorado blue spruce 9 Fair Limited canopy 3143 Colorado blue spruce 10 Fair Limited canopy 3077 Black cherry 9 Good 3200 Colorado blue spruce 8 Fair Limited canopy 3144 Silver maple 32 Good 3078 Green ash 8 Good 3201 Sugar maple 10 Good 3079 Black walnut 11 Good 3145 Quaking aspen 9 Good 3202 Colorado blue spruce 10 Good 3080 Black cherry 7 Good 3203 Paper birch 15 Good 3081 Butternut 10 Poor Stem cankers 3146 Colorado blue spruce 8 Poor Limited canopy 3204 Redcedar 10 Good 3082 Butternut 7 Fair Stem cankers 3147 Colorado blue spruce 8 Fair Limited canopy 3205 Redcedar 10 Good 3083 Butternut 9 Fair Stem cankers 3148 Colorado blue spruce 9 Fair Limited canopy 3206 Redcedar 7 Good 3084 Butternut 7 Poor Stem cankers 3149 Paper birch 16 Good Good 3207 Redcedar 15 Good 3085 Black cherry 9 Good 3150 Paper birch 12 3208 Mountain ash 18 Fair Stem cankers 3086 Crabapple 9 Good \ Consulting Engineers P.A. �3640 TALMAGE CIR. VADNAIS HEIGHTS 651.337.9259 - amiengineers.com SUPERIOR - IRON RANGE f ERTIFY THAT THIS PLAN, SPECIFICATION, OR REP REPARED BY ME OR UNDER MY DIRECT//�PERVI THAT I AM A DULY LICE / UNDER THE �A ,{{'�� OF�$dAjT�Fj'� ME. 0,40j, V��'�/ C �4 SIR�CT SIGNATURE: 49 DATE: : 46/ 1 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN TREE PRESERVATION AND PROTECTION PLAN JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: COPYRIGHT - AMI CONSULTING ENGINEERS P.A.: 2006 11/6/2017 10:47 AM z:\2017\171268 creekside crossing stillwater\7_CAD\171268-SEEDING.dwg EACH TREE MUST BE PLANTED SUCH THAT THE ROOT FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE ROOT FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOT BALL WITH SOIL. ROOT BALLS DELIVERED WITH THE ROOT FLARE MORE THAN 3" BELOW THE TOP OF THE BALL WILL BE REJECTED. REMOVE ALL WIRE AND BURLAP FROM TOP 3 OF ROOT BALL OR TO 2ND RING OF WIRE BASKET, WHICHEVER IS GREATER. REMOVE ALL PLASTIC WRAP, TWINE OR ROPE FROM ENTIRE BALL. EXTEND EXCAVATION AND BACKFILL SOIL TO A POINT DOWNSLOPE EQUAL TO OR LOWER IN ELEVATIONS THAN BOTTOM OF PLANTING HOLE TO ENSURE ADEQUATE DRAINAGE IN HEAVY SOILS. GRANULAR SOIL MUST BE ADDED AS A BACKFILL IN AREAS OF POOR DRAINAGE. NOTES: LL L LLL L L L L L L LLL in 2 �I L 89�s LLL. LLLL LLLLLL LLLLLLL LLLLLLLLL _ LLL LL LLLL LLLL L LLLLLLLLLLLL LLL L LLLLLLLLL LLL III LLLLLLLLLLL LLL LLLLLLLLLL ALL LLLLLLLLLL: LLL LLLLLLE�LLLLLL. L_ 0_ LLLL LLLL, L LLLLLLLLLLLLLLLL 8g4yLLLLLL L LL LLL HWL L L L LLLLL L LLLLL, LL LLLLLLLL LLLLL LL LL LL LLLLLL LLLLLLL LLLLLLLLLLL LLLLLLLLLLLLLL LL L LL LLL LL LLLL LLLLLL LLLLLLL LLLLLLLL LL LLLLLLLLLLLLL. L LLL LLLLLLLLLL LLLLL LL L LIZCrLLLLLLLL, LLL ' LLLLLLLLLLLLLL LLLLLL LLLLLLLLLLLLL LLLL L LLLLLLLLLLLL I LL LLLLLL LLLLL LLLLLLLL LLLL LLLLLLLLL LLLLLLLLLLLLLLLLLLL LLLLLLLLLL LL L L L LLLL LLLLLL LLL LL L, LL LL LLLLLLL L LLLLLLL LLLLLLLL LLL.. LLLLLL.LLLLLLLLLLLLLLLLLL LLL LLLLLL LL LLL LL LLLLL. LLLLLL LLL L LLLL. L LLL L_LL�� LL LLLLL �� •—'� L . ► L L.LL LLLLLLLL gg4♦ , LLL PoLLLLL\LLLL LLLLLLLLLLLLL L LLLL1— I �► LL LL LLL LLLLL LLLLLL L LLLLL LLLLLLLLLLLLLL I I I 9 L LLLLLL LLLLLLLLLLL LLLLLLLL LLLLLLLLLL /Z 44 L.LLLLLLLLLL_ LLLLLLLLLLL. LLL- LLLLLLL LLLLL LLL LL I �9 LL LL LLLLLLLL L LLLL- LL, L LLLL LLLLLLLLLLLL L LLLLLL -.S.L LL. LL _ LLLL LLL 89 LLLL LZ'( 9Q� LLLLLLLLL L LLLLL _ LL --�®7 LLL LL L 9 LLL L_ LLLLLLL LLLLL. • LLLLL LL t L LLL +. LLL_LL�L-LLLLLLLL LLLLLLL LQiLLLLL L L ®®/�/®®Areaer®®I/% f L mormvoneer� ��I LLLL=���� LLLLLLLL �, LL 46, kir ��I�L AV MULCH AS SPECIFIED, DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK. PLACE MULCH WITHIN 48 HOURS PLANTING. DIG HOLE FOR PLANTING ROOT BALL. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE TREE IN THE PLANTING 2 HOLE. BACKFILL 3 WITH SELECT TOPSOIL BORROW AS SPECIFIED FOR THE SPECIFIC SOIL CONDITION ENCOUNTERED AND WATER THOROUGHLY WITHIN 2 HOURS. BACKFILL REMAINING 3 WITHIN 48 HOURS AND CONSTRUCT 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL AND WATER THOROUGHLY. 1" TO 6" DEEPER THAN ROOTBALL TAMP SOIL AROUND BASE OF ROOT BALL FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. PLACE ROOT BALL ON FIRM UNEXCAVATED OR TAMPED SOIL. 1. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO -DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. 2. SET TREE PLUMB AND MAINTAIN THROUGHOUT WARRANTY PERIOD. REMOVE ALL FLAGGING AND LABELS 3. DURING THE SPRING PLANTING SEASON, ANY EVERGREEN PLANT DELIVERED WITH NEW GROWTH IN ADVANCE STAGE OF CANDLING OUT WILL BE REJECTED. EVERGREEN TREES NOT FULLY BRANCHED FROM BOTTOM TO TOP WILL BE REJECTED AND THOSE WITH TERMINAL LEADERS EXCEEDING 300 MM (12") IN LENGTH WILL ALSO BE REJECTED. 4. STAKE TREES ONLY AS SPECIFIED A THE DIRECTION OF LANDSCAPE ARCHITECT. 5. WRAP TREE TRUNKS ONLY AS SPECIFIED AT THE DIRECTION OF LANDSCAPE ARCHITECT. 6. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1-2 IN. HIGHER IN SLOWLY DRAINING SOILS. 7. CONTRACTOR IS RESPONSIBLE FOR TESTING PERCOLATION RATES PRIOR TO PLANTING. NOTIFY ENGINEER OF ANY POTENTIAL DRAINAGE ISSUED PRIOR TO FINAL PLANTING. INSTALL APPROVED DRAINAGE MATERIALS AS DIRECTED. 700 I EVERGREEN TREE PLANTING NOT TO SCALE EACH TREE MUST BE PLANTED SUCH THAT THE ROOT FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE ROOT FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOT BALL WITH SOIL. ROOT BALLS DELIVERED WITH THE ROOT FLARE MORE THAN 3" BELOW THE TOP OF THE BALL WILL BE REJECTED. REMOVE ALL WIRE AND BURLAP FROM TOP 3 OF ROOT BALL OR TO 2ND RING OF WIRE BASKET, WHICHEVER IS GREATER. REMOVE ALL PLASTIC WRAP, TWINE OR ROPE FROM ENTIRE BALL. NOTES: LLLLLLLLLLLL 5'UFT L tiara NA L LL LL L L-L. LLLLLLL LLLLLLLL- LZLZL L-LLLLL LLLLL L LLLL-LL LLLLLL LL-LLLL LL LLLLL-LLLLLLL LL-LLL 909 JL LLLLLLLLLL. L LLLLLLLLLL LLLLLLLL L LLL LLLLLLLL LLLLLLLL_Lik=ttL_T LLLL LLLLL. LLLL LCCCLI LLLLLLLLLLLLLL L LLLLLLLLLLLLLLLLLLLLLLLLLLL L/LLLLLLLL►LLLLLLLLLLLLLLLL LLLL LL LLLLLLLLLLLLLLLLL .L,L LLLLLL LLLLLLLLLLLLLLL�6LLLLLLLLLL LLLLLLLLLLLLLLI_LL LLLLLLLLL LLLLLLLLLLLLLLLL- LLLLLLL 1 LL LL LLLLLLL LLL L LL L LL LLL LL L L LLLL LLL 1835 SQ ARE FT LL LLL LLL CREE IDE CROSSING LL LLLLLLLLL L LLLLLLLLLL LLL LLLLLLLLLLLLLLL LLLLLLLL L LLLL LLLLLLLLLLLL LLLLLLLLLL LLLLLLLLLLLLLLLL LLLLLL LLLLLLLLLLLL LLLL mm ---�-� A� LLLLLL �, MULCH AS SPECIFIED, DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK. PLACE MULCH WITHIN 48 HOURS PLANTING. DIG HOLE FOR PLANTING ROOT BALL. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE TREE IN THE PLANTING HOLE. BACKFILL 3 WITH SELECT TOPSOIL BORROW AS SPECIFIED FOR THE SPECIFIC SOIL CONDITION ENCOUNTERED AND WATER THOROUGHLY WITHIN 2 HOURS. BACKFILL REMAINING 3 WITHIN 48 HOURS AND CONSTRUCT 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL AND WATER THOROUGHLY. TAMP SOIL AROUND BASE OF ROOT BALL FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. PLACE ROOT BALL ON FIRM UNEXCAVATED OR TAMPED SOIL. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO -DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. 2. SET TREE PLUMB AND MAINTAIN THROUGHOUT WARRANTY PERIOD. REMOVE ALL FLAGGING AND LABELS 3. STAKE TREES ONLY AS SPECIFIED A THE DIRECTION OF LANDSCAPE ARCHITECT. 4. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1-2 IN. HIGHER IN SLOWLY DRAINING SOILS. 5. CONTRACTOR IS RESPONSIBLE FOR TESTING PERCOLATION RATES PRIOR TO PLANTING. NOTIFY ENGINEER OF ANY POTENTIAL DRAINAGE ISSUED PRIOR TO FINAL PLANTING. INSTALL APPROVED DRAINAGE MATERIALS AS DIRECTED. 6. IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. 7. TO IMPROVE TRANSPLANTING SUCCESS, THE FOLLOWING VARIETIES SHOULD BE SPRING PLANTED ONLY: BIRCH, BLUE BEECH, ELM, GINKGO, IRONWOOD, OAK, PAGODA DOGWOOD, POPLAR, PRUNUS SP, RED MAPLE, AND WILLOW 8. SPACE TREES ACCORDING TO PLANS 701 I DECIDUOUS TREE PLANTING NOT TO SCALE L LLL LLLLL LLLLLLLLLL LLLLLLL LLLLLLL LL LLLLLLL LLLLLLLL LLLLL_LLLLL_LLLLLLLLLLL I LLLLLLL LLLLLLLLLLLLLL L LLLLLLLLL LLLLLLLLLLLL L LLLLLLLLLL\\LLLLLLLLLLLLLLLLL LL LLLLLLLLLLL LLLLLLLL LLLLLL LLLLLLLLLLLLLL LLLLLLLLLLLLLLL LLLLLL L-CCZ LLLLLLLL L LLL L LLLLLL LLLLLL L1-L LLLLLLLLLLLLLL L LLL�LLLLLLLLLLLLLLLLLLLL LLLLLLL LLLLLLLL LLLLLLL LLL LLLLLL LLLLL LLLLLLLLLLLL LLLLLLLLLL LLLLLLLL LL LLLLLLLL L LLL LLLLLLL L. LL-LL LLLLLL --L,L LLLLLL LLLLL - LLLLLLLL LL.L LLLL-LLLLLLLLL L LL LLLLL-LLLL L LLLLL-LLLLL L-L_LL L LLLLLL LLLL LLL LL LL LLL L LLL LLLL LL L LLLLLLLLL L. L L L L L L LLLL L L4Z L� LL LLL LLLLLLL LLL LLLL\LLL LLLL LL LLLL LLL LLLLLLL. LLLLLLLL LL LLL LLLL LL I LLLLL LLLLL LLLLLLLLL LLLL LL LLLLLLLL �L LLLLLLLLLLL LLL LL L L LLLLLLLLL ► L LLLLLLL s L L \L L L L LL LLL LLL CLL LLLLLL L LLLLL ► LLLLL L LL LL LMEI LLLL L■ L LL LL LL� LLLLLLLLLLLLLLLLLLLLLLLCL LLLLLLLLLLLLLLLLLLL L L L LLL LLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLaLLLLL LLLLLLL LLLLLLLLLLLL_LLLLL LLLLLL _ L LL LL LLL LL LLL LLLLLLLLLL LLL LLLLLLLLLL LLLLLLLLL L LL LLLLLLLLLLLLL\\ LLLLLLLLLLL LLLLLLLLLLkL� LLLLLLLLLLLLLLL LLLLLLLLLLL. LLI I IILLIIIII� L LLLLLLLLLLLLLL LLLLLLLLL LL. LLLLLLLLL LLLLL LLLLL IIIII LLLLL LLLLLLLLLLL LLLLL LLLLL LLLL L L LLLL LLLL LLL LLL LL LL LL LL LLL LLL LLL 1835 SQUARE FT L LLL 1LLLLLLLLLLLL LL LLLLLLLLLLLLLL LL L- L �'IL LLLLLLL LLLLLLL LL,LL�LLLLL�L�LtL-L LLL J._L1 LLLLLLLLLLLL�LLLLLLLLLL LLLLLLL _LLL LLLd-LL LLLLLrt�L LLLLLL LLL LLLL LLLLLLLLLLLL LLt_LLLI4LLLLLL�,,L tL- LC LLLL LLrLLLLLLLLLL�LLII L LL ��� �► L-L-C L7-tLL-L±LLLLLLLLLLLL LL..eLLLL,y�� 1 L LLLLLL TREE SCHEDULE BOTANICAL NAME COMMON NAME SIZE ACER RUBRUM RED MAPLE 2" B&B ACER SACCHARUM 'FALL FIESTA' FALL FIESTA SUGAR MAPLE 2 B&B ACER SACCHARUM 'FALL FIESTA' FALL FIESTA SUGAR MAPLE 2.5" B&B ACER X FREEMANII AUTUMN BLAZE MAPLE 2 B&B ACER X FREEMANII 'SIENNA' SIENNA GLEN MAPLE 2" B&B BETULA NIGRA RIVER BIRCH 10' B&B BETULA POPULIFOLIA WHITESPIRE BIRCH 10' B&B GLEDITSIA TRIACANTHOS VAR. INERMIS 'SKYCOLE' SKYLINE HONEYLOCUST 2" B&B POPULUS TREMULOIDES QUAKING ASPEN #25 QUERCUS ELLIPSOIDALIS NORTHERN PIN OAK 1 " QUERCUS RUBRA NORTHERN RED OAK #25 QUERCUS RUBRA NORTHERN RED OAK 2.5" B&B ABIES BALSAMEA BALSAM FIR 6' B&B PICEA GLAUCA DENSATA BLACK HILLS SPRUCE 6' B&B PICEA PUNGENS COLORADO SPRUCE 6' B&B TILIA AMERICANA AMERICAN LINDEN 2" B&B PINUS STROBUS EASTERN WHITE PINE 6' B&B BUILDER OR OWNER WILL PLANT 5 TREES FROM THE ABOVE TABLE PER LOT. TREE SUVVARY EXISTING AND REMOVAL TREE SUMMARY EXISTING SIGNIFICANT TREES FROM SURVEY 194 35% REMOVAL ALLOWED PER CODE 68 TREES TO REMAIN PER CODE 126 EXISTING TREES TO REMAIN 58 REPLACEMENT TREES NEEDED 68 TREES PLANTING SUMMARY 3 BOULEVARD TREES PER LOT PER CODE 42 ADDITIONAL 5 TREES PER LOT 70 TOTAL PROPOSED TREES TO BE PLANTED 112 POST DEVELOPMENT TREE COUNT 170 LLLLLLLLLLLLLLLLL LLLLLLLLLL LL LLL ►1 I I LL L L ►L. L►L. .L. L. L 3034 ,L. L►LL LL. LLL• m L LL L LLL L L LLLL LLL _LLL - LLL - LL °0' L -L I La _LLL - LLL nl -LLL - LLL _LLL LLLL LLLL LLLLL LLLLL LLLLL LLLLL LLLLFLL \ LLLLLL LLLLLL LLLLL LLLLL ' LLLLLL LLLLLI_LL LLLL LL LLLLL LLLL %IIL L F LLLZLLLLLLLLLLLLLLLLLLLLLL LLLLLL LLLLL LLLLLL LLLLL1 LLLLLL LLLLLL LLLLLL LLLLLLL LLLLLLL LLLLLLL LLLLL LLLLL L. LLLL L LLLL LL LLL LLLLLL L► LLL LLL LLL LEGEND: JJJJJJJJJJJJ JJJJJJJJJJJJ JJJJJJJJJJJJ Know what's below. CaII before you dig. L LLLLLLLL LLLL LLL LLL LLLL LLLL LLL LL 30 60 SCALE IN FEET EXISTING TREE HIGH MAINTENANCE TURF SEED STATE SEED MIX 25-151 WITH EROSION CONTROL BLANKET CAT3N DRY SWALE/POND SEED STATE SEED MIX. 33-262 SOIL BORINGS SOD PROPOSED TREE FALL FIESTA SUGAR MAPLE IN BLVD (3 PER LOT) (SEE DETAIL 701) STATE LAW: 48 HOURS BEFORE EXCAVATING OR DEMOLISHING BUILDINGS, CALL 811 FOR FIELD LOCATION OF UNDERGROUND UTILITY LINES. THIS SERVICE LOCATES UTILITY OWNED LINES BUT NOT PRIVATE LINES. THE LOCATIONS OF UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED. THE EXACT LOCATION OF ALL UTILITIES (PUBLIC AND PRIVATE) MUST BE DETERMINED BEFORE COMMENCING WORK. f ERTIFY THAT THIS PLAN, SPECIFICATION, OR REP REPARED BY ME OR UNDER MY DIRECT//�PERVI THAT I AM A DULY LICE / UNDER THE 4/ {{��OF 6: Fj'� ME. i) V��'�/ C �� CQOC/ /iDy SIGNATURE: /C DATE: : 466 REV. BY: DESCRIPTION w DATE: WESTRIDGE WESTRIDGE PARTNERS 12991 BOUTWELL ROAD STILLWATER, MN TREE REPLACEMENT AND LANDSCAPE PLAN JOB No:171268 DATE: 12/6/2017 DRAWN BY: CJO DESIGNED BY: ECR SHEET: