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HomeMy WebLinkAbout2006-04-26 Joint Board Packetl .ter THE BIRTHPLACE OF MINNESOTA Meeting Notice Stillwater City and Town Joint Board City Council Chambers 216 North Fourth Street Stillwater MN 55082 7 p.m. Wednesday, April 26, 2006 Agenda 1. Case No. ANN/06-02. Annexation petition for a 2.3 acre parcel of property located at 12764 Boutwell Road in the AP, Agricultural Preservation District, into the City of Stillwater. Scott Junker, applicant. 2. Case No. ZAM/06-01. Zoning Map amendment changing the zoning designation from Agricultural Preservation, AP, to TH, Townhouse on 25.3 acres of land, Millbrook Development (Palmer Property), located south of TH 96, west of Neal Avenue, north Brown's Creek and east of Manning Avenue. US Homes, applicant. 3. Case No. ZAM/06-02. Zoning Map amendment changing the zoning designation from Agricultural Preservation, AP, to CR, Cottage Residential on 69.9 acres of land, Millbrook Development (Palmer Property), located south of TH 96, west of Neal Avenue, north Brown's Creek and east of Manning Avenue. US Homes, applicant. 4. Case No. ZAM/06-03. Zoning Map amendment changing the zoning designation from Agricultural Preservation, AP, to TR, Traditional Residential on 72.7 acres of land ,Millbrook Development (Palmer Property), located south of TH 96, west of Neal Avenue, north Brown's Creek and east of Manning Avenue. US Homes, applicant. 5. Case No. PUD/06-07. Planned Unit Development for a 270 lot development on 132+/- acres of land located south of TH 96, west of Neal Avenue, north Brown's Creek and east of Manning Avenue, Millbrook Development (Palmer Property), in the TH, Townhouse, CR, Cottage Residential and TR, Traditional Residential District. US Homes, applicant. 6. Case No. SUB/06-06. Preliminary plat approval for a 270 lot development on 132+/- acres of land located south of TH 96, west of Neal Avenue, north Browns Creek and east of Manning Avenue, Millbrook Development (Palmer Properly), in the TH, Townhouse, CR, Cottage Residential and TR, Traditional Residential District. US Homes, applicant 7. Case No. ANN/06-01. Annexation of 132+/- acres of land zoned TH, Townhouse, CR, Cottage Residential and TR, Traditional Residential District into the City of Stillwater, Millbrook Development (Palmer Property), located south of TH 96, west of Neal Avenue, north Brown's Creek and east of Manning Avenue. US Homes, applicant. CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 • WEBSITE: www.ci.stillwater.mn.us 8. Case No. ANN/06-03. Annexation into the City of Stillwater of a .36 acre parcel of property located on Boutwell Road 328 feet southeast of the intersection of Neal Avenue for the purpose of stormwater retention in the Agricultural Preservation District. City of Stillwater, applicant. 9. Case No. ANN/06-04. Annexation of all that part of the right of way of Neal Avenue North from the north side of the railroad right of way of the Minnesota Zephyr to the north right of way of Boutwell Road North excluding therefrom any portions already annexed to the City of Stillwater. City of Stillwater, applicant. Other Items Update of McKenzie & Meisterling Development. City of Stillwater Stillwater Township Joint Board December 22, 2005 Present: David Junker, City of Stillwater; Linda Countryman, Stillwater Township; David Johnson, Stillwater Township Others: Stillwater Community Development Director Steve Russell Chair David Johnson called the meeting to order at 7 p.m. Mr. Russell explained that three of the five items on the agenda relating to the Liberty West development — Comprehensive Plan amendment, Annexation and PUD -- require a decision and recommendation from the Joint Board. The City Council has final authority over the subdivision and annexation requests, he said. Mr. Russell reviewed the 8 -acre site, noting that the provision for access and services to the area was pre -planned in conjunction with the Liberty on the Lake and Legends projects. He said the proposal is to designate the parcel small -lot, single-family, which is consistent with the surrounding land use. He spoke briefly of the uniqueness of the site, including trees and natural topography, which make the site a difficult one to develop in a manner that accommodates the existing resources. Marc Putnam, landscape architect who also did the master plan for the Liberty on the Lake development, spoke on behalf on developers Chris Aamodt and partner. He reviewed the site plan and tree inventory. He also spoke of planned Manning Avenue improvements and the impact on plans for the Liberty West site development. He also reviewed plans for walks/trail connections; retaining walls for tree protection; and water feature as part of the storm water retention plan. He noted that the development includes 19 homes; one house was eliminated at the recommendation of the City's Planning Commission and Park Board and the lot dedicated to open space. Mr. Johnson asked about the water feature and how often water would be flowing. Mr. Putnam explained the water will be recirculated to provide constant flow, but admitted that in extremely dry conditions that might not be the case. Mr. Russell noted that storm water currently flows to the site from Grant. There was a question about whether this development would be part of the Liberty on the Lake Association. Mr. Putnam explained that the Liberty West Association would be a stand-alone homeowners' association as proposed. The questioner expressed a concern that the Liberty on the Lake Association has spent a lot of money on beautification efforts that will benefit the Liberty West residents. Also expressed was a concern about the alley access at the southern portion of the site and the impact on the existing homes. Kristin Kroll, Harvest Green, said a concern about the alley is the safety of children, as well as the visual impact and privacy issues. Ms. Kroll said if the two homes that would be served by the alley had front garages, that would resolve all the issues. Jeff Doe, 430 Harvest Green, also spoke in favor of redesigning the two homes with front -entry garages. Mr. Putnam spoke of the greater issue of the streetscape for the entire development. Mr. Aamodt said Mr. Putnam, engineers and he should look at the concerns voiced by the neighbors in more detail. There was a question as to when the final layout would be approved. Mr. Johnson noted the Joint Board does not make the final decision on the development layout; the Joint Board is dealing with zoning issues, compatibility with the Comprehensive Plan and subdivision. Mr. Junker noted that there would be a public hearing at City of Stillwater Stillwater Township Joint Board December 22, 2005 the City Council level where specifics will be discussed; the alley issue would be decided at the Council meeting, it was noted. Also expressed was a concern about the current safety of the intersection of Country Road and Heritage, which will be compounded by the addition of the traffic generated by the new Liberty West development. It was requested the City consider making that intersection a controlled one. There was a question about the possible naming of a street that might be changed due to the new development. Later in the meeting, Mr. Russell stated the engineering department will determine the street name. Mr. Johnson encouraged the City to receive input from residents and to make any decision known sooner rather than later so residents can deal with any issues related to a possible address change. There was a question about whether this development would be controlled by the same architectural covenants as Liberty on the Lake and whether there would be an architectural review process. Mr. Putnam said the same approach will be applied to this development. Mr. Junker moved to approve the Comprehensive Plan Amendment to change the land use designation from Rural Residential to small -lot, single-family. Ms. Countryman seconded the motion; motion passed unanimously. Mr. Junker moved to change the zoning from Agricultural Preservation to Cottage Residential. Ms. Countryman seconded the motion; motion passed unanimously. Mr. Junker, seconded by Ms. Countryman, moved to approve the 19 -lot subdivision on 8 -acres in the Cottage Residential District. Mr. Johnson said he would not like action on this to cement any decision related to the alley access discussed earlier in the meeting. He asked about the possibility of reconfiguring three lots. Mr. Junker noted that what the Board is approving is 19 lots, not final approval of the layout. Mr. Russell said he would reflect that in the staff report. Motion passed unanimously. Mr. Junker moved approval of the preliminary plat for 19 lots. Ms. Countryman seconded the motion; motion passed unanimously. Mr. Johnson reiterated his comments regarding encouraging continued discussions of how to reconfigure the lots to address the alleyway concerns. Mr. Johnson noted that the Board does not take action on this matter, but merely comments/makes recommendations to the City Council. A resident requested that consideration be given to moving the curb in the area of one of the historic trees in order to prevent damage to the root system of the tree. Regarding annexation, Mr. Junker said he thought annexation was appropriate. Mr. Johnson agreed that annexation is a logical next step in development of the area. There was a comment regarding the possible impact of this development on sales of properties in the Liberty on the Lake development. Mr. Johnson noted that is a private sector decision, not a public sector decision. Mr. Putnam expressed his appreciation to Mr. Russell for his past work and efforts. City of Stillwater Stillwater Township Joint Beard December 22, 2005 The meeting was adjourned at 8:45 p.m. Respectfully submitted, Sharon Baker Recording Secretary Memorandum City of Stillwater Community Development Department To: Joint Board Members From: Bill Tumblad, Stillwater Community Development Director Date: April 14, 2006 Re: Scott Junker petition for Annexation 12764 Boutwell Road City Case No. ANN/06-02 REQUEST Mr. Junker has submitted a petition for annexation of his +/- 2 acre property at 12764 Boutwell Road to the City of Stillwater. Ultimately he would like to be able to create three or four building sites, including the existing home. ANALYSIS Orderly Annexation Agreement (OAA) • According to the OAA, the subject property is located in the Phase IV annexation area. This area is not scheduled for development until 2015. • The infill provision of the OAA (Section 4.09) would allow the request to be approved, since each of its criteria are satisfied: o 100% of the subject landowners have signed an annexation petitioned; o The property is adjacent to the City; o The level of growth in the entire area regulated by the OAA has not exceeded 120 permits per year (see attachment). • Section 4.08 of the OAA does not obligate the City or Township to approve an annexation request even though it may satisfy all of the provisions of the OAA. o Other properties on Boutwell Road in the Phase IV area have been the subject of annexation requests and they have not been approved since their development was deemed premature. Simply in terms of "fairness" those properties should probably be given annexation priority. o City utilities are not yet available to Mr. Junker's property. However, the City has scheduled road and utility construction on the segment of Boutwell Road that front's Mr. Junker's property during this construction season. After the road and utilities are completed, it would be a more appropriate time to consider annexation of the subject property. Page 2 Junker Annexation 2. Orderly Development In January and February of this year the City of Stillwater's Public Works Director discussed pending development and staff work load. As can be seen in his attached memo, an orderly and manageable development pace is important to the City, and surely the Township as well. His memo notes that development activity that can be managed by the City this year includes: Liberty West, Royal Oaks Realty Business Condos, Millbrook, Settler's Glen 9t' Addition and the McKenzie/Meisterling property. Additional development would be difficult to manage. 3. City Planning Commission recommendation On April 12, 2006 the City Planning Commission considered the annexation proposal. At the meeting Mr. Scott Junker stated that he would not make application for a subdivision of the property until after the City completed reconstruction of Boutwell Road and extension of utilities past his property. This is scheduled to be completed by sometime this fall. • Based upon the applicant's statement that he would not subdivide until after completion of infrastructure, the City Planning Commission unanimously recommended approval of the proposed annexation. ALTERNATIVES The Joint Board has the following options: 1. Approve the requested annexation. 2. Deny the requested annexation. 3. Continue the public hearing until the next Joint Board meeting for more information on potential subdivision of the property. RECOMMENDATION Staff believes that it would be more appropriate to wait at least until the City completes reconstruction of Boutwell Road and utility extension past the property before the requested annexation is approved. Therefore, we recommend denial of the request at this time. However, if the Joint Board prefers to approve the annexation, staff would recommend that a condition of approval be that annexation would not become effective until the final subdivision plans for the property are approved. cc: Scott Junker Attachments: Location map Building Permit Update Application materials Memo from Klayton Eckles Page 2 Junker Annexation 2. Orderly Development • In January and February of this year the City of Stillwater's Public Works Director discussed pending development and staff work load. As can be seen in his attached memo, an orderly and manageable development pace is important to the City, and surely the Township as well. His memo notes that development activity that can be managed by the City this year includes: Liberty West, Royal Oaks Realty Business Condos, Millbrook, Settler's Glen 9th Addition and the McKenzie/Meisterling property. Additional development would be difficult to manage. 3. City Planning Commission recommendation • On April 12, 2006 the City Planning Commission considered the annexation proposal. At the meeting Mr. Scott Junker stated that he would not make application for a subdivision of the property until after the City completed reconstruction of Boutwell Road and extension of utilities past his property. This is scheduled to be completed by sometime this fall. • Based upon the applicant's statement that he would not subdivide until after completion of infrastructure, the City Planning Commission unanimously recommended approval of the proposed annexation. ALTERNATIVES The Joint Board has the following options: 1. Approve the requested annexation. 2. Deny the requested annexation. 3. Continue the public hearing until the next Joint Board meeting for more information on potential subdivision of the property. RECOMMENDATION Staff believes that it would be more appropriate to wait at least until the City completes reconstruction of Boutwell Road and utility extension past the property before the requested annexation is approved. Therefore, we recommend denial of the request at this time. However, if the Joint Board prefers to approve the annexation, staff would recommend that a condition of approval be that annexation would not become effective until the final subdivision plans for the property are approved. cc: Scott Junker Attachments: Location map A,—j- Application materials Memo from Klayton Eckles Junker Ant vexation Location Map Municipal boundary City of Stillwater Stillwater Township r4E 1 PP Junker lot ij f Exhibit A Memo To: Joint Board From: Steve Russell, Community Development Director Subject: Expansion Area Building Permit Update for 2005 Date: January 5, 2006 For calendar year 2005, building permits for 53 housing units were issued. The table below shows total expansion area building permit activity for the 1996-2005 period. The orderly annexation agreement allows building permits for 120 housing units per year or 1,200. Year Permits Issues 1996 0 housing units 1997 0 housing units 1998 13 housing units 1999 104 housing units 2000 201 housing units 2001 228 housing units 2002 172 housing units 2003 142 housing units 2004 106 housing units 2005 53 housing units Total 1,019 housing units Permits Allowed 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 1,200 housing units For 2005, 301 permits were available for issuance, 181 carryover and 120 for the 2006 allocation.. Recommendation: Receipt of annual building permit report. Attachments: Orderly Annexation Section 4.01 aeil t04er who THE BIRTHPLACE OF MINNESOTA Petition for Annexation aoao� 200 *: This Petition is Made this a day of by . r 1. Property. 4�, A is owner of the property located at (�� RD PID 3 G'3G. lI X200 / legal to govern (lengthy legal) according to the plat therein on file and of record in the Office of the County Recorder at Washington County. 2. Adjacency. That the property of the owner is now within the Town of Stillwater and is adjacent to and shares a border with the City of Stillwater (The "City") all in Washington County, Minnesota. 3. Orderly Annexation. That Section 4.09 of the Agreement Between the City of Stillwater and the Town of Stillwater for Growth Management, Orderly Annexation and the Exercise of Joint Powers for Planning and Land Use Control, dated August 16,1996 (The "Orderly Annexation Agreement") allows owners of property adjacent to the City to petition for annexation of their property to the City. 4. Request. The owner therefore hereby petitions the City for annexation o hi her property to the City pursant to Section 4-09 of the Orderly Annexation Agreement. Dated w� 3 �, 0 Signature of Property Qwner CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No: % —Q Date Filed: Q Fee Paid: Receipt No.: ACTION REQUESTED Special/Conditional Use Permit Variance Resubdivision Subdivision* Comprehensive Plan Amendment* �{ Zaning Amendment* Planning Unit Development* Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineering fees. The fees for requested action are attached to this application. The applicant is responsible for the completeness and accuracy of all forms and supporting material submittec in connection with any application. All supporting material (i e., photos, sketches, etc) submitted with applicatior; becomes theprop erty of the City of Stillwater. Sixteen (16) copies of supporting material is required. If application is submitted to the City Council, twelve (12) copies of supporting material is required A site plan showing drainagf and setbacks is required with applications. Any Incomplete application or supporting material will delay the application process. After Planning Commission approvals, there is a 10 -day appeal period. Once the 10 -day appeal period has ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits. PROPERTY ID NTIFICATION Address of Project ori sessor's Parcel No, ore) Zoni District Description of Project `.� Ca "I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the permit if it is grantgd,,aqd used. JL Property Owner Representative Mailing Address V .0 Mailing Address City - State - Zip od City -State -Zip Telephone No. _ Telephone No. Signature Signature (Signatu is required) (Signature is required) SITE AND PROJECT DESCRIPTION Lot Size (dimensions) x Total Building floor area square feet Land Area Existing square feet Height of Buildings: Stories Feet Proposed square feet Principal Paved Impervious Area square feet Accessory No. of off-street parking spaces H:\mcnamara\sheila\PLANAPP.FRM April 20, 2005 MEMORANDUM TO: Mayor and City Council FROM: Klayton Eckles, Director of Public Works DATE: February 2, 2006 SUBJECT: Control and Timing of Future Development Activity DISCUSSION At the previous City Council meeting staff presented some challenges concerning workload related to development activity and engineering issues in the City in general. As we discussed, there are 14 tracts of property that are currently in discussion for possible development. The Council directed staff to prepare a potential solution to the large wave of development activity that's pending. Because most of the property in question resides in the expansion area, and much of it is scheduled for 2015 annexation, the City has significant authority and prerogative concerning the rate at which this development occurs. Under the orderly annexation agreement, property does not get annexed into the city early unless the City, the Township, and the property owner all agree that it is appropriate. Therefore the City Council can use its authority and prerogative to set some guidelines and restrictions on how we might consider development activity in the expansion area. Property that currently is not within the city has very little rights and expectations should be limited. Given that there are at least 14 properties and some of these would develop in a number of phases, spreading these out over at least a 4 year period would yield a more uniform development rate of about 5 developments per year. In order to prioritize which developments might be eligible to come in earlier staff looked at a number of issues. We looked at whether the property has already been through or currently are in the approval process, we also looked at whether or not the property is currently within the City. Using this approach the following parcels will need to be accommodated in 2006. Liberty West — This property has already received preliminary plat approval Royal Oaks Realty Business Condos — This project has received approval from the City Council. Millbrook/Palmer Site — This site has been in the review process for over two years and it moving towards preliminary plat approval. Also it is in the Phase 3 Annexation Area. Settler's Glen 9th Addition — This is a previously approved preliminary plat and it has already been annexed into the City. McKenzie Miesterling — This property is currently in discussion with city staff. All of parcels involved are currently within the City. This list would make 2006 a very full and active year. For 2007 there are a number of projects that will likely want to move forward and have some justification for doing so. Recommended parcels for consideration include: • Bruggeman Development — This property located off Boutwell Road will see trunk facilities installed in 2006. This property owner has been working for several years to put together development concept involving a number of parcels. • Carlson Property — This property located at the NW intersection of McKusick and Neal is cooperating in the trunk utility extension to serve Millbrook. It adjoins Millbrbok and would be fairly easy to serve. • Mary Lane Parcels — On Mary Lane near Manning and McKusick Road there are 3 tracts working towards development. Trunk utilities will pass through this area in order to serve Millbrook therefore its likely one of these will be eligible and ready for development in 2007. , • The parcel located at the NE corner of County Rd 12 and 15. This one has been under consideration for a couple of years and services are available. Looking out further into the future, in 2008 and 2009, priorities could be reconsidered. But some of the parcels that would see additional effort would include future phases of Millbrook, the Bergmann Property, the Heifort Property, additional properties off of Mary Lane and additional properties off of Boutwell Road. Obviously reprioritizing can occur each year but 2006 it is recommended that City Council adopt the timeline presented in order to set some expectations for landowners in the area. RECOMMENDATION If Council concurs with the timeline presented, Council should consider passing a resolution adopting a policy of controlled growth in the expansion area that is managed according to the timeline presented in this memorandum. Memorandum City of Stillwater Community Development Department To: Joint Board Members From: Bill Turnblad, Stillwater Community Development Director Date: April 14, 2006 Re: Proposed Annexation along Boutwell Road City Case No. ANN/06-03 REQUEST The City of Stillwater's Public Works Department is requesting the annexation of a 0.36 acre parcel of property located on Boutwell Road 328 feet southeasterly of the Neal Avenue intersection. (See attached location map.) The property is proposed for use as a stormwater pond associated with improvements to Boutwell Road scheduled for construction this summer and fall. ANALYSIS The subject property is owned by Stillwater Township. It is a 15,822 square foot parcel of lowland, except for the rail bed of the former trolley line which ran along the northwesterly property line. The physical characteristics and public ownership of the property make it an attractive location for a pond to treat stormwater runoff from Boutwell Road after it is reconstructed this year. ALTERNATIVES The Joint Board has the following options: 1. Approve the requested annexation 2. Deny the requested annexation 3. Continue the public hearing until the next Joint Board meeting for more information RECOMMENDATION Staff believes that the parcel's lowlands make it a good candidate for the necessary stormwater pond for the Boutwell Road improvement project, therefore we recommend approval of the requested annexation. Attachment: Location map Site Details map E O V' Qi • i 3 3 cu ' _ o v� X s Q Q L ° a a f� O a CL O Cc> cc AN cn O CL O iR h L AllJq ` Ar VN. aM ''a n► w yyilk j+"�j 4 �� * •. r.�� / °'' r icy - _Y J th YIN" \x,i OL v r • • a . . � J' !r �.r�� s. •- � i i a�.r . iy�,,,� �p, �ilf _ � Q��� - ► ♦ ►, a ar r�'1rI i".. sw OIL �► X11.--a� Vii- '`�`-* �" 14 .401 0 CD CD CD e� C• 0 0 a c� G CD m 0 2) CD X rMIR. AllJq ` Ar VN. aM ''a n► w yyilk j+"�j 4 �� * •. r.�� / °'' r icy - _Y J th YIN" \x,i OL v r • • a . . � J' !r �.r�� s. •- � i i a�.r . iy�,,,� �p, �ilf _ � Q��� - ► ♦ ►, a ar r�'1rI i".. sw OIL �► X11.--a� Vii- '`�`-* �" 14 .401 Memorandum City of Stillwater Community Development Department To: Joint Board Members From: Bill Turnblad, Stillwater Community Development Directo_r_lt� Date: April 14, 2006 Re: Neal Avenue Annexation City Case No. ANN/06-04 REQUEST The City of Stillwater's Public Works Department is requesting the annexation of about a one-half mile segment of Neal Avenue. The segment of road lies between the northerly right-of-way line of Boutwell Road and the northerly right-of-way line of the Minnesota Zephyr railroad. (See attached location map.) The purpose of the requested annexation is to add this stretch of Neal Avenue to the state aid system. ANALYSIS The City of Stillwater hopes to reconstruct the subject segment of Neal Avenue in the next four to five years. Annexation of road segment allows the accumulation of time necessary to be able to partially fund the reconstruction with state aid funds. ALTERNATIVES The Joint Board has the following options: 1. Approve the requested annexation 2. Deny the requested annexation 3. Continue the public hearing until the next Joint Board meeting for more information RECOMMENDATION Staff recommends approval of the annexation. Attachment: Location map Site Details map Memorandum City of Stillwater Community Development Department To: Stillwater City and Town Joint Board From: Bob Lockyear, Planner Date: April 17, 2006 Re: Review and approval of annexation of a 270 lot development on 170.2 acres of land and water located south of TH 96 and west of Neal Ave. (aka Millbrook Subdivision) Background: This is a review of the proposed residential development on a 170 -acre parcel of land with accompanying water features located in Stillwater Township on the northern edge of the City of Stillwater at the intersection of County State Aid Highway 15 (Manning Avenue) and State Highway 96 (Dellwood Road.) The proposal is to create a new neighborhood for the city consisting of 270 residential units with supporting neighborhood features including parks, trails and access to the water. The review and recommendation to approve a large subdivision to add to the community can appear to be a bit overwhelming to the Joint Board. However, given the proper perspective, you will provide an excellent check to work that has been performed by the developer and their team to meet the exacting standards of the community as well as to monitor the work completed by the City of Stillwater professional staff. Staff is providing some guidelines to help you in forming your opinion regarding this major residential addition to the City of Stillwater. You should depend on the professional staff to provide the technical aspects of subdivision development. They are trained to review the development for such things as lot configuration, street network, adequate provision of utilities including gas, electric, lighting, communication cable, sanitary sewer, street trees, parks and trails and natural resource and storm water protection. In addition, they have been concerned regarding the design features and phasing of this project and how the city will be able to deal with this new neighborhood coming on line in Stillwater. This comprehensive application includes requests for rezoning this property into three categories; CR - Cottage Residential, TR - Traditional Residential and TH - Town House. In addition, the developer seeks to have a Planned Unit Development approved for a mixed use subdivision with supporting amenities. A subdivision plat is also required to divide the property into lots and outlots that can be recorded to allow for sale and taxing purposes. Since this property is not a part of Stillwater as yet the developer is also requesting annexation of this property into the city. Page 2 Stillwater City and Town Joint Board April 17, 2006 Review and approval of annexation of a 270 lot development on 170.2 acres of land and water located south of TH 96 and west of Neal Ave. (aka Millbrook Subdivision) Your role in this complex review is to determine if the developer and staff have provided you with enough information for you to approve this parcel for annexation into the City of Stillwater. Major questions to be answered to your satisfaction should include: 1. Does the proposal conform to the alternative urban area wide review plans? 2. Is the timing proper for the proposed subdivision and rezoning? 3. Are all of the utilities available to serve the proposed development? 4. Is the proposed use compatible with adjacent land uses? 5. Have all of the minimum standards for this development been met? 6. Is there an adequate transportation network to serve the development? 7. Will the proposed development place an undue financial burden on the city or the town? Staff is of the opinion that these questions are addressed adequately but there may be specific issues that you wish to pursue and staff would encourage you to bring them forward at the public meeting. It should be noted that in reviewing this development the city is to hold the developer to the minimum standards as are laid out in the various regulatory ordinances regarding residential subdivision and zoning in the city. The developer may offer additional enhancements for marketing purposes but they are not obligated to provide them. Recommendation: This proposed annexation into the City of Stillwater was recommended for approval by the Planning Commission at its April meeting. A list of conditions for approval is attached. We have reviewed these conditions with the developer and we believe that they are in agreement. Staff would recommend that upon satisfactory review of the proposal, the Joint City and Town Board endorse the efforts of the developer and their team and approve the annexation as proposed, conditioned upon the attached list of conditions and the development agreement between the City of Stillwater and U. S. Homes for Millbrook. Attachments: List of conditions for approval of the request Development agreement Stillwater City and Town Joint Board Review of Millbrook Subdivision preliminary plat April 26, 2006 Conditions of approval as recommended by the City of Stillwater Planning Commission are as follows: All trails will be paved with the exception of the trail around the south side of South Twin Lake. Staff will work with Brown's Creek and Marine -Carnelian Watershed Districts to ensure that the trail system is acceptable with hard surface. Every effort will be made by city staff to ensure that all improvements required by the City of Stillwater will also meet watershed standards. City may require a temporary escrow of developer funds to allow platting and building to proceed if the city and the watershed have not agreed on an acceptable trail surface at the time of construction. 2. The South Twin Lake Trail in this subdivision will consist of a surface yet to be determined but will meet configuration, wear and maintenance standards set by the Community Development Director and the City Engineer. The developer will research and formulate a plan to surface said trail in such a manner that will withstand use over time and remain in place. Cost of construction and maintenance will be two of the criteria that will be considered, however, other criteria may be considered. The intent is to create a trail that is both sturdy and non -intrusive to the environment while allowing for easy access to this area of the lake by strollers and bicycles. 3. Developer will provide a 20' general easement allowing for future use for trails and utilities on the property along the south side of State Highway 96 right of way. 4. The developer will be provided three building permits (one for each building type) prior to completion of the first phase of the interior street network. 5. Developer will be guaranteed that the City of Stillwater will issue up to 90 building permits each year following the initial issuance of the first three permits. 6. A grading plan delineating the play area types for the large park will be generated by City of Stillwater and provided to the developer no later than May 1, 2006. 7. The Developer shall provide water service stubs at each park with three stubs to be included at the large active park. A sanitary sewer stub will be provided at the large active park at a place yet to be determined by the City of Stillwater. Page 2 Millbrook Subdivision preliminary plat conditions of approval as recommended by the City of Stillwater Planning Commission April 10, 2006 8. The two active parks will be graded as a part of the first phase and will have turf established to the satisfaction of the city prior to the city's assuming maintenance of same. This will, at a minimum, include mowing, fertilizing, rock picking, leveling, trimming, weed management and over seeding as necessary. Target date for the first transfer of park land will be fall of 2007 9. City of Stillwater staff will work with the Carlson property owners to ensure that the sewer and water service will be provided to Millbrook through the Carlson property. 10. Brown's Creek trail link on the Millbrook property that connects to the Carlson property will be installed by developer at the time that the Carlson property comes on line for home sales if prior to construction of the final phase area in Millbrook. 11. Developer is to ensure that the Millbrook subdivision shall meet the DNR regulation for open space requirements around South Twin Lake. 12. Developer's engineer will complete the utilities phasing plan and forward to the City of Stillwater Engineer for review and approval prior to final plat approval. 13. An as built easernent snap showing 30 foot easements for trails will be completed for the trail system and recorded as each section of trail is completed. 14. Roundabout will be built as stipulated by developer's engineer. Details to be sent to City of Stillwater Engineer. 15. Lots 129 and 149 adjacent to the trail access off of the roundabout will be restricted by covenant to have open rail fencing and non -continuous shrubbery not exceeding four feet in height along their side and rear lot lines abutting the trail corridor. This is to provide for a more inviting entrance to the trail system. 16. Wetlands crossings on the trail system will allow for through traffic for maintenance purposes. A detailed plan will be approved by City of Stillwater Staff and the watershed district prior to construction. 17. All fees, charges and assessments will be provided for by either payment or letters of credit to be filed with the City of Stillwater prior to signing of the respective final plat EXECUTION DRAFT 3/22/2006 PRELIMINARY DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF STILLWATER AND U. S. HOME CORPORATION, A DELAWARE CORPORATION FOR MILLBROOK This Instrument Drafted By: David T. Magnuson (#66400) Magnuson Law Firm 333 North Main Street, Suite 202 Stillwater, MN 55082 651/439-9464 (telephone) 651/439-5641 (fax) TABLE OF CONTENTS CONDITIONS ----'-----'-~~~~--~-^ ASSIGNMENT------.'.--...--_..~.-. NOTI _-__--.-----.-~.~.~,.--~-.'-.. SEVERABILITY�.�����..��..��....~^�.' --^~--^---'-'~-'^^--�--'~-`---~�..4 NON-WAIVER COUNTERPA -------~-~'--'-^''~'~^-''-'--^''~~'^'~-----~'~~--~'-^'-^~-.,_4 -i - PRELIMINARY DEVELOPMENT AGREEMENT This Development Agreement (the "Agreement") is made and entered into this day of , 2005, by and between the City of Stillwater, a municipal corporation and Home Rule City under the laws of Minnesota (the "City") and U.S. Home Corporation (the "Developer") WITNESSETH: WHEREAS, the Developer is the fee owner of land now in the Town of Stillwater proposed for annexation to the City of Stillwater and development as an urban residential neighborhood. The land is shown on Exhibit "A" (the "Land"); and WHEREAS, the Developer applied for and obtained approval of the development concept depicted on Exhibit "A" from the Stillwater City Council on December 6, 2005, and it is the purpose of the agreement to describe a process that will guide further project review, with the ultimate goal of annexation and build—out of the project; and NOW, THEREFORE, the parties agree as follows: The Developer is entitled to submit Applications for Rezoning, a Planned Unit Development Permit and Subdivision approval ("Development Permits") which the City agrees to consider in a timely manner. 2. Approval of each needed Development Permit by the City will be contingent upon the annexation of the Land to the City. 3. Once all Development Permits have been granted, as set forth in Section 2, and the Joint Planning Board, established by the orderly annexation Agreement between the City and Town of Stillwater dated August 16, 1996, has given any needed approval. 4. The City will take the required action to annex the Land to the City, provided that further Development review will be based upon the following: Conditions (a) The commitment of the City to accept and process Development Permits is based upon the following assumptions and conditions: (b) Millbrook may be developed with no more than 27Oresidential units. (c) Concept approval of the Development Plan for Millbrook requires dedication of three City parks totaling 11.2 acres as submitted to the Park Board on November 28, 2005 and the City Council on December 6, 2005. (d) The trail must be extended around the South Shore of Twin Lake (South Shore Trail.) (e) The design of the South Shore Trail and other trails will be guided by a Master Trail Plan for Millbrook that must be prepared for the Development by the Developer. The PIan will control trail location allowable uses, and the type of construction and surfacing. The Master Trail Plan must be developed in conjunction with City staff. (f) Final Park dedication requirements must be approved by the Stillwater Park Board. (g) The final Street Plans, traffic circle and medians must be finalized, reviewed and approved by the City Traffic Engineer. (h) The Traffic Engineer must consider all concerns of the City Fire Department regarding street width, parking and turning radius in conducting the review. (i) A detailed Landscaping Plan must be prepared by the Developer showing the method prepared for screening buildings with frontage along Brown's Creek and South Twin Lake from view of those resources. (j) All Housing Designs must be reviewed and approved by the Planning Commission. (k) Site Grading Plans must be reviewed and approved by the City Engineer. (1) Phasing of project development must be planned to minimize traffic impacts on Neal Avenue. (m) Agreement must be reached with the City for the payment of any deferred charges; trunkk charges, connection charges for regional infrastructure improvements necessary to serve the Land. (n) Agreement must be reached for payment of amounts due by reason of the Stillwater Expansion Area Transportation Adequacy Fund (SEATAF). -2- (o) Approval of Developer's Utility, Storm and Street Improvements and the Developer's design that must provide service opportunities for adjacent owners and the installation of utilities to the boundaries of the Land such that no undue effort or disturbance of constructed facilities occurs. (p) Trunk facilities of any kind constructed by the Developer must be designed and coordinated with other land owners to facilitate trunk extension in such a way as to provide service to all property in the service area. This Plan must be approved by the City Engineer. (q) Developer must have finalized, to the approval of City staff, a Declaration of Covenants that deals with responsibility for maintenance of common interest community property, infrastructure and open space and a disclosure statement to explain to prospective lot buyers the environmental aspects of the Development, Brown's Creek, Twin Lakes and the surrounding area. (r) The City agrees to develop a reasonable formula for providing the Developer a credit to apply against other City charges for amounts expended by the Developer for the construction of trunk facilities that are designed for the benefit of other property owners. 5. Assignment. The Developer may not assign this Agreement without the written permission of the City. 6. Notices. Any notice or correspondence to be given under this Agreement shall be deemed to be given if delivered personally or mailed postage prepaid, certified mail, return receipt requested: (a) As to Developer: John J. Liberacki, Division Vice President Land Development Project Manager U.S. Homes Corporation 935 E. Wayzata Blvd. Wayzata, MN 55391 952-249-3022 main 952-473-7401 fax Jay.Liberacki@lennar.com (b) As to City: City of Stillwater 216 North 4th Street Stillwater, MN 55082 -3- With a copy to: David T. Magnuson Magnuson Law Firm 333 North Main Street, Suite 202 Stillwater, MN 55082 (651) 439-9464 main (651) 439-5641 fax dtmagnuson@magnusonlawfirin.com or at such other address as either party may from time to time notify the other in writing in accordance with this paragraph. 7. Severability. In the event that any provision of this Agreement shall be held invalid, illegal or unenforceable by any court of competent jurisdiction, such holding shall pertain only to such section and shall not invalidate or render unenforceable any other provision of this Agreement. Non—waiver. Each right, power or remedy conferred upon the City by this Agreement is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, or available to the City at law or in equity, or under any other agreement. Each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. If either party waives in writing any default or nonperformance by the other party, such waiver shall be deemed to apply only to such event and shall not waive any other prior or subsequent default. 9. Counterparts. This Agreement may be executed simultaneously in any number of counterparts, each of which shall be an original and shall constitute one and the same Agreement. IN WITNESS WHEREOF the parties hereto have caused this Agreement to be executed on the day and year first above written. CITY OF STILLWATER B Jay Kimble Its Mayor By Diane Ward, City Clerk 4- STATE OF MINNESOTA ) ) ss COUNTY OF WASHINGTON ) The foregoing instrument was acknowledged before me this day of 2005, by Jay Kimble and Diane Ward, the Mayor and City Clerk, respectively, of the City of Stillwater, a Minnesota municipal corporation, on behalf of the municipal corporation. Notary Public DEVELOPERS: U.S. HOME CORPORATION, A Delaware Corporation By*J. eVice President STATE OF MINNESOTA ) ) ss COUNTY OF WASHINGTON ) ra The foregoing instrument was acknowledged before me this 7 day of Nv C k 2005, by John J. Liberacki, Division Vice President for U.S. Home Corporation, Developers. SARA K JENSEN NOTARY PUBLIC . MINNESOTA } My Canw"On Expires Jan. 31.2010 A,2,n yc-rl Notary ublic -5- EXHIBIT A LEGAL DESCRIPTION DELLWOOD ROAD WETLAND BUFFER S�. EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY, THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUt OF HIS FAIL LIRE TO EXACTLY LOCATE AND PRESERVE ANY ANO ALL EXISTING UTILITIES, (STATE HIGHWAY DEVELOPER: U.S. HOMES CORPORATION 935 WAYZATA BLVD. WAYZATA, MINNESOTA 55391 PHONE: (952) 249-3022 CONTACT: JOHN LIBERACKI ENGINEER SURVEYOR, LAND PLANNER: SATHRE-BERGQUIST, INC 150 S. BROADWAY WAYZATA, MINNESOTA 55391 PHONE: (952) 476-6000 CONTACT: DANIEL SCHMIDT, P.E., R.L.S. NORTH 700 T06 0 106 200 400 SCALE IN FEET Id I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT 1 AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER TH LAW$ OF THE STA E OF MINNESOTA. DATE C1 - REG. NO •17 _ INDEX: TITLE TITLE 11X17 ONLY ZONING REQUEST 11X17 ONLY LOT TABULATION SMI-SM6 SITE MAP PP1-PP7 PRELIMINARY PLAT GPI-GP5 GRADING PLAN UP1-UP5 UTILITY PLAN DETAIL STREET CROSS SECTION PHASE PHASING PLAN TS1-TS7 TREE PRESERVATION PLAN AERIAL AERIAL OVERLAY EX COND EXISTING CONDITION PLAN 1-1-1-4 LANDSCAPE PLANS NORTH 700 T06 0 106 200 400 SCALE IN FEET Id I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT 1 AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER TH LAW$ OF THE STA E OF MINNESOTA. DATE C1 - REG. NO •17 _ DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 TITLE Z O w 0 Y p zO 2 J 0-1 Co lo� O U _I w J Q C0 W J J O = DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 TITLE HARDI _G Y1 uscnproxnien CONSULTING PLANNERS LANDSCAPE ARCHITECTS 300 FIRST AVENUE NORTH SUITE 21.0 MINNEAPOLIS, MN 55401 612.334.33rrn MILLBROOK PLANNED UNIT DEVELOPMENT ZONING REQUEST US Home and Orrin Thompson, the developers and builders of the Millbrook Residential PUD, request that the property be rezoned to three separate zoning districts with modifications within the PUD as described below, Millbrook Housing Type: Glendalough Single Family Stillwater Zoning: TR traditional residential district The Glendalough single family neighborhood consists of single family depth varying from 120 feet to 250 feet. homes in seven styles, on private lots with typical widths of 77 feet and 81 feet, and over The specific standards proposed within the PUD compared to the City's TR zoning district are as follows: It 2 Standard Ci District Millb29PUD Re ues Building Height— Max. 2-1/2 stories and 35' 2 stories on front/street, 3 stories in rear/walkout Garage Height 1 story and 20' NA — all attached garages Lot size 10,000 sq ft average 10,000 sq ft minimum Lot Width — Min. 65' 77' Lot Depth — Min. NA 120' to 250'+ Front Yard 20' house 22' house 27' garage facing front 30' garage facing front 20' garage facing side 22' garage facing side Front facing garages 6' behind front wall/porch 8' min, behind front wall/porch (other styles 10' to 38') Rear Yard (75% of units) (All units) Side Yard 10' house -interior 10' house Frontage Requirement 5' garage - interior 5' garage Driveway Width — Max. 15' house - corner 15' house 20' garage - corner 20' garage Rear Yard 25' house 25' house 3' garage NA — all attached garages Frontage Requirement 35' 72' minimum Maximum garage area 1,000 sq ft NA — all attached garages Millbrook Housing Type: Heritage Single Family Stillwater Zoning: CR cottage residential district: The Heritage single family neighborhoods consist of single family homes in three styles, and are more accurately called detached townhouses, since the lot and other common areas are maintained by a homeowners association. The lots have typical widths of 60 feet, and depth varying from 125 feet to over 250 feet. The specific standards proposed within the PUD compared to the City's CR zoning district areas follows: Zntring standard City TR District MM029 PU Re uest Building Height — Max. 2 stories and 28' 1 story on front/street, 2 stories in rear/walkout Garage Height 1 story and 20' NA — all attached garages Lot size 6,000 sq ft average 7,500 sq ft minimum Lot Width — Min. 50' 60' Lot Depth — Min. NA 125' to 250'+ Front Yard 15' house 15' house 20'garage facing front 20' garage facing front 15' garage facing side 15' garage facing side Front facing garages 6' behind front wall/porch 8' min. behind front wall/porch (25% of units) (All units) Side Yard 5' house - interior 10' house 5' garage - interior 5' garage 15' house - corner 15' house 15' garage - corner 15' garage Rear Yard 25' house 25' house 3' garage NA — all attached garages Frontage Requirement 30' 55' Driveway Width — Max. 12' 20' I Millbrook Residential PUD - 2 Millbrook Housing Type: Metropolitan Attached Single Family (Townhouse) Stillwater toning: TH townhouse residential district: The Metropolitan attached single family neighborhood consists of townhouses in 4-, 5-, and 6 -unit buildings with front doors on the public street or interior open space, and garages in the rear. The units are 26 feet wide and 38 feet deep and area served by private driveways on the garage side. The specific standards proposed within the PUD compared to the City's TH zoning district are as follows: Zo In S arida d Cit TR Dislr! h Mil/6raok PUD 17Mst w Use - With Special Use Permit Attached single family use Within PUD Building Height - Max. 2-1/2 stories and 35' 3 stories and 35' Garage Height 1 story and 20' NA - all attached garages Lot Area Per Unit 5,000 sq ft average 5,900 sq It per unit gross , 4,850 sq ft per unit net i Front Yard 20' residence 15' residence 25'garage facing front NA - no garages facing front 20' garage facing side 20' minimum garage facing side Side Yard 25' NA - no side yards except to other townhouses Rear Yard 25' house NA - rear yards face interior open space Between Buildings 15' 15' MILLBROOK LOT TABULATION February 1, 2006 Revised: February 23, 2006 PREPARED BY: SATHRE-BERGQUIST, INC. PREPARED FOR: U. S. HOME CORPORATION AREA SO, FT. (Lot No. AREA SQ. FT. Lot No. AREA 50, FT, I Lot No. AREA SQ. FT, 1 2 28.122 sf 11,917 0.66 eel 149 8,196 sl 0.19 ac 51 20,012 sf 0.46 ac, 101 12,045 sf 0.28 ac 3 ,sl 11,799 sf 0.27 ac! 0.27 act 150 151 9,36651 9,792 s1 0.22 ac 0,22 52 13,115 sf 0.30 ac! 102 12,207 sf 0.28 ac 4 11,581 st 0.27 ac l 152 P428 sf ac 0.20 ac 53 54 11,240 sf 10,962 sf 0.26 act 0.25 ac j 103 104 13,111 sf 12,908 0.30 ac 5 6 12,372 sf 12,594 sf 0.28 sic' 0.29 ! 153 7,207 sf 0.17 ac 55 10,693 sf 0.25 ac, 105 sf 13,122 sf 0.30 ac 0.30 ac 7 13'659 sf au 0,31 ac. 1 154 155 7,956 st 8.749 0.18 ac 56 11,047 sf 0.25 ac! 106 14,358 sf 0.33 ac 8 15..0833 51 0,35 ac j 156 sl 9,031 sf 0.20 ac 0,21 ac 57 58 11,234 sf 0.26 act 107 14,601 sf 0.34 ac 9 15,823 sf 0.35 ac" 157 9,252 sf 0.21 ac 59 12,353 sf 12,963 sf 0.28 ac j 0.30 ac j 108 109 13,731 sf 0.32 ac 10 14,655 sl 0.38 ad 158 ,'•,499 sf 0.17 ac 60 15,510 sf 0.36 ac! 110 12,657 sf 16,843 sf 0.29 ac 11 12 14,118 sf 14,053 sf 0.32 ac j 0.32 159 7,500 sf 0.17 ac 61 13,877 sf 0,32 ac 111 15,155 sf 0,39 ac 0.35 ac 13 12,177 sf ac j 0,2'8 ac , 160 161 7,490 si 7,493 sf 0,17 ac 0.17 62 10,993 sf 0.25 ac 112 15,572 sf 0.36 ac 14 11,917 sf 0.27 ac! 162 7499 sl ac 0.17 ac 63 64 10,473 sf 10,728 sf 0.24 ac. 0.25 1 113 16,593 sf 0.38 ac 15 16 11,963 sf 0.27 ac j ` 163 11,114 sf 0.19 ac 65 11,569 sf ac 0.27 ac l 114 115 13,373 sf 12,239 sf 0.31 ac 0.28 ac 17 13,750 sf 12,956 sf 0.32 ac 0.30 164 9,453 sl 0,22 ac 66 12,966 sf 0.30 ac 116 13,720 sf 0.31 ac 1E 13,675 sf ac, 0.31 ac! 165 166 9,428 sf 0,22 ac 67 13,164 sf 0.30 ac. 117 10,818 sf 0.25 ac 19 20,198 si 0,46 eel 167 3,595 sf 9.254 sf 0,22 ac 0.21 68 12,029 sf 0.28 act 118 11,533 sf 0.26 ac 20 13,157 sf 0.32 ac 168 0,2.54 M ac 0,21 ac 69 70 11,920 sf 13,967 sf 0.27 act 0.32 ac' 119 120 9,972 sf 0.23 ac 21 22 9,6$9 sl 9,594 sf 0.2.2 €c., 0,22 1 169 9'3999 sf 0.21 ac 71 15,139 sf 0.35 ac! 121 11,708 sf 10,731 sf 0.27 ac 0.25 ac 23 12.410 si Etc 11.28 acj 170 171 9,030 sf 9,065 st 0,23 ac 0.21 72 14,858 sf 0.34 ac I 122 9,968 sf 0.23 ac 24 12,877 st 0.30 ac" 172 12,659 st ac 0.29 ac 73 74 14,383 sf 17,026 sf 0.33 acj 0.39 ac` 123 124 14,720 sf 0.34 ac 25 10,511 $1 0:24 ac! _ =__ ==--� =w -� ___--_-- 75 16,595 sf 0.38 ac 26 10,9'02 sf 0.25 acI SE Heritage Total Lot Areas 4.86 ac 76 21,251 sf 18,141 sf 0.49 ac, 0.42 125 12,734 sf 0.29 ac 30 121.9-5 sf 0.30 acj ac! 126 12,285 sf 0.28 ac 31 7,530 61 0.22 ac:" 77 15,633 sf 0.36 acj 127 11,701 sf 0.27 ac 32 7,7$2 s( 0.16 ac; 78 79 13,506 sf 16,879 0.31 ac' 128 10,648 sf 0.24 ac 33 a'04 of 0.18 eel sf 0.39 ac, 129 11,696 sf 0.27 ac 34 8,1 GO $l 0.19 ac 80 11,067 sf 0.25 act 130 15,169 sf 0.35 ac 35 7,980 sf I 0.15 ac, 81 10,791 sf 0.25 acj 131 10,998 sf 0.25 ac 36 7,950 sf 0.18 ac! TOTAL AREA 17.34 ac 82 83 13,419 sf 15,010 sf 0.31 ac i 0.34 132 11,047 st 0.25 ac 37 7'895 sf 0.18 ac l NUMBER OF LOTS 74 84 11,510 sf aci 0.26 ac 1 133 134 11,791 sf 0.27 ac 38 39 7,903 sf 0.18 ac AVE, LOT AREA 10,209 Sr 85 11,596 sf 0,27 ac' 135 10,867 sf 11,602 sf 0.25 ac 0.27 40 7"860 sl 11,32E sf 0.18 ac. 0.26 86 10,678 sf 0,25 act 136 11,363 sf ac 0.26 ac 41 10'39 „f ac! 0.24 ac.1 87 13,411 sf 0,31 ac! 137 11,549 sf 0.27 ac 42 8'767 sf 0.20 ac 88 89 13,953 sf 0.32 ac 138 11,309 sf 0.26 ac 43 5"136 sl l 0`19 ac' 11,973 sf 0.27 ac' 139 12,314 sf 0.28 ac 44 7,906 st 0.18 ac! 90 12,098 sf 0.28 ac, 140 11,770 sf 0.27 ac 45 b,452 sf 0.19 ac l 91 11,311 sf 0.26 ad 141 11,649 sf 0.27 ac 46 9,715 sf 0,22 ac j 92 93 13,250 sf 0.30 ac l 142 11,384 sf 0.26 ac 47 9'510 sf 0.22 ac. 14,941 sf 0.34 ac' 143 11,472 sf 0.26 ac 48 9'907 sf 0.23 act 94 12,990 sf 0.30 ac. 144 11,466 sf 0.26 ac 49 9,531 sf 0.22 acl 95 14,038 sf 0.32 act 145 13,016 sf 0.30 ac 50 11,054 51 0,25 ac j 96 97 11,577 sf 0.27 acj 146 12,399 sf 0.26 ac v _ ----- - _-_-u- 11,033 sf 0,25 acj 147 11,392 sf 0.26 ac NE Heritage Total Loi Areas 12.48 act 98 12,362 sf 0.28 ac. 148 11,571 sf 0.27 ac 6 99 12,193 sf 0.28 eel f 100 11,358 sf 0.26 ac j j I Glendalough Lot Areas 28.92 ac I I I 'TOTAL AREA 28.92 sf NUMBER OF LOTS 98 IAVE. LOT AREA 12,854 SF No. 173 2,468 sf 0.06 acl 224 1,624 sf 0.04 ac v 174 175 1,624 sf 1,624 sf 0.04 ac, 0.04 225 2,468 sf 0.06 ac Oullot A 926,984 sf 21.28 ac HOA Outlot 176 1,624 sf act 0.04 226 2,468 sf 0.06 ac Oullot B 177,030 sf 4.06 ac HOA Outlot 177 1,624 sf act 0.04 ac- 227 228 1,624 sf 0.04 ac Oullol C 121,387 sf 2.79 ac HOA Outlot 178 2,450 sf 0.06 1,624 sf 0.04 ac Oullot D 761,344 sf 17.48 ac HOA Outlot 179 2,401 sf ac! 0.06 act 229 230 2,468 sf 0.06 ac Outlot F 1,040,430 sf 23.88 ac HOA Outlot 180 1,624 sf 0.04 act 231 2,468 sf 0.06 ac Outlot G 130,962 sf 3.01 ac HOA Outlot 181 1,624 sf 0.04 ac! 232 1,624 sf 0.04 ac Outlot 1 83,648 sf 1.92 ac HOA Outlot 182 1,624 sf 0.04 1,624 sf 0.04 ac Outlot J 285,106 sf 6.55 ac HOA Outlot ac! 233 1,624 sf 0.04 ac- - - _-__ _____ 183 184 2,468 sf 0.06 ac 1 234 2,468 sf 0.06 ac Total HOA Outlots �-3,526,891 � 80.97 ac 2,468 sf 0.06 ac 235 2,468 sf 0.06 ac 185 186 1,624 sf 1,624 sf 0.04 ac! 0.04 236 1,624 sf 0.04 ac Outlot E 304,402.00 sf 6.99 ac Gross Area 187 1,624 sf act 0.04 act 237 238 1,624 sf 1,624 0.04 ac 179,856.00 sf 4.13 ac Ponds Wetland 188 189 1,624 sf 2,677 0.04 ac' 239 sf 2,468 sf 0.04 ac 0.06 ac 124,546.00 sf 2.86 ac Net City Park 190 sf 2,555 sf 0.06 ac! 0.06 1 240 2,468 sf 0.06 ac Oulfot H 45,135.00 sf 1.04 ac Net City Park 191 1,624 sf ac 0.04 acl 241 242 1,624 sf 1,624 0.04 ac Outlot L 385,022.00 sf 8.84 ac Gross Area 192 1,624 sf 0.04 ac' 243 sf 1,624 sf 0.04 ac 0.04 ac 40,916.00 sf 0.94 ac Ponds Wetland 193 194 2,627 sf 2,627 sf 0.06 ac! 0.06 244 2,453 sf 0.06 ac 344,106.00 sf 7.90 ac Net City Park act 245 2,447 sf 0.06 ac 195 196 1,624 sf 1,624 0.04 act 246 1,624 sf 0.04 ac ===-._____ Total City Park Outlots 16.86 Gross Area 197 sf 2,453 sf 0.04 ac' 0.06 247 1,624 sf 0.04 ac 11.79 Net City Park ac! 248 2,467 sf 0.06 ac 198 199 2,468 sf 1,624 sf 0.06 act 0.04 249 2,468 sf 0.06 ac TOTAL 7,413,912 170.20 ac 200 1,624 sf act 0.04 ac, 250 251 1,624 sf 0.04 ac Slate Hwy 96 194,710 4.47 ac 201 1,624 sf 0.04 1,624 sf 0.04 ac Wetlands 741,593 17.02 ac 202 1,624 sf ac! 0.04 act 252 253 1,624 sf 1,624 0.04 ac Lake 1,463,616 33.60 ac 203 2,641 sf 0.06 ac 254 sf 2,468 sf 0.04 ac 0.06 ac Steep Slopes- 170,320 "Steep slopes per Emmons and Oliver Map - 3.91 ac - 204 205 2,641 sf 1,624 sf 0.06 ac- 0.04 255 2,468 sf 0.06 ac NET AREA 111.20 ac ac! 256 1,624 sf 0.04 ac 206 1,624 sf 0.04 ac l 257 1,624 sf 0.04 ac MUM of Wa 207 208 1,624 sf 0.04 act 258 1,624 sf 0.04 ac Road A 86,435 sf 1.98 ac 209 1,624 sf 2,468 sf 0.04 ac- 0.06 259 2,468 sf 0.06 ac Road B and C 124,166 sf 2.85 ac 210 2,468 sf ac! 0.06 act 260 261 2,468 sf 0.06 ac Road D 90,430 sf 2.08 ac 211 1,624 sf 0.04 act 262 1,624 sf 0.04 ac Road E 94,700 sf 2.17 ac 212 1,624 sf 0.04 ac! 263 1,624 sf 0.04 ac Road F and 1 312,800 sf 7.18 ac 213 1,624 sf 0.04 1,624 sf 0.04 ac State Hwy 96 194,710 sf 4.47 ac ac! 264 2,468 sf 0.06 ac 214 1,624 sf 0.04 act 265 2,468 sf 0.06 ac 20.74 ac 215 2,521 sf 0.06 act 266 1,624 sf 0.04 ac 216 2,899 sf 0.07 ac! 267 1,624 sf 0.04 ac 217 1,624 sf 0.04 act 268 1,624 sf 0.04 ac 218 1,624 sf 0.04 act 269 1,624 sf 0.04 ac 219 220 1,624 sf 1,624 0.04 ac' 270 2,468 sf 0.06 ac Summary sf 0.04 ac! 27 12,041 sf 0.28 ac 221 222 2,468 sf 0.06 act 28 15,682 sf 0.36 ac Heritage Series -- 29.82 ac - 16.3% 223 2,468 sf 0.06 ac j 29 11,740 sf 0.27 ac Glendelough Series 28.92 ac 15.8% 1,624 sf 0.04 ac ` Metropofiton Series 5.33 ac 2.9% (METROPOLITAN LOT AREAS HOA Outlots 80.97 ac 44.3% 5.33 ac City Parks 16.86 ac 9.2% I Right of Ways 20.74 ac 11.4% � TOTAL AREA 5.33 ac NUMBER OF LOTS 98 ______182.64 I AVE. LOT AREA 2,367 SF ac-� W100.00% Ol Zi 2' V' FBI WET U 200 100 0 104 200 400 SCALE IN FEET THIS IS DRAWING IS FOR EXHIBIT PURPOSES ONLY. REFER TO THE FINAL PLAT FOR OFFICIAL LOT LINES, DIMENSIONS, EASEMENTS, ETC, SITE LOCATION 9n d T uaar:,: Aav c") a •••. 4.y . E i •� \., /1 cf1YDF �,; -u.�. ws i. ShILWATER FF DEVELOPER US HOMES CORPORATION 935 EAST WAYZATA BOULEVARD WAYZATA, MN. 55391 CONTACT: JAY LIBERACKI PHONE: 952-249-3022 FAX: 952-473-7401 ENGINEER - LAND SURVEYOR SATHRE-SERGOUIST, INC. 150 BROADWAY AVENUE SOUTH WAYZATA, MN. 55391 CONTACT: DANIEL L, SCHMIDT, P.E. ROBERT E. PAYETTE, P.E. DAVID B. PEMBERTON, L.S. PHONE: 952-476-6000 FAX: 952-476-0104 JORTH I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. REVISIONS BY 03/20106 RS 04/03/06 RS U • o 0 Z a Lo vJ co m Q 1 2 W� O L2L m Q O rr ^^ rn vJ� � JF'yO�S 3��y yd -qI a 10 � b•J �Q- '�y 2 G rA�� DESS a p 2 w Y w OLL O Z O a Q m w Z c C J F- U) J G O a A11ILL "-)K � (STATE HIGHWAY ND' 96) NORTHTl-� / WETLAND BUFFER O . t o G ' 2 3 4 5 610 1 '� 1 � t 7 r I 8 1 9 .0 I d go-- - to 30 0 30 60 120 SCALE IN FEET v�4, 1 0711 A1. OH f "A 13'114'5 ;'6 18,/j 12f if 19 I, f 39 III 37 � 3 �-�I ti _ 31 + 9 Y 1 b g='S, 40 ti g 36 32 35 b 33 Q 30 POND#1 L 29_ II! I NWL-896.0 j 3 2 yr -896.8 47�:;• f 10 yr -897.5 100 r-898.3 �} 28 i I COD DESIGN DATA BUILDING SETBACKS HERITAGE FRONT- 20 MINIMUM (GARAGE), 15' MINIMUM (HOUSE), 20' (CORNER LOT) SIDE - 5' MINIMUM REAR - 25' MINIMUM THIS IS DRAWING IS FOR EXHIBIT PURPOSES ONLY. REFER TO THE FINAL PLAT FOR OFFICIAL LOT LINES, DIMENSIONS, EASEMENTS, ETC. PHASE - TRAIL -- PHASE TRAIL I `. WETLAND QQ�r 3.6t AC 1, 1� CITY PARK OUTLOT E WETLAND 0.1t AC r POND#24 l+ NWL-898.0 2 yr -898.4- 10 yr -898.8 I 100 yr -899.2 I FIELD FR TRAIL HERITAGE SERIES 08-08-05 f FAIRWOOD'A" TUSCANY"A' a wNx "-'pywawFuo. HOX PHASE TRAIL I I , I HEREBY CERTIFY THAT THIS PLAN OR SPECIF(CATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE 01/17/06 REG.,, 26147 O) of REVISIONS BY 04103106- - RS D_ �i O W FUTURE CONNECTION I TO REGIONAL TRAIL (� co p 0- 1 r J Q W w J O FIELD FR TRAIL HERITAGE SERIES 08-08-05 f FAIRWOOD'A" TUSCANY"A' a wNx "-'pywawFuo. HOX PHASE TRAIL I I , I HEREBY CERTIFY THAT THIS PLAN OR SPECIF(CATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE 01/17/06 REG.,, 26147 O) of REVISIONS BY 04103106- - RS D_ � O O W Z O O co p 0- o m� J Q W w J O a U) DRAWN RS CHECKED _ RSM DATE 01/11/06 SCALE _ ASSHOWN JOB NO. 5455069 FILE: W:\PRELIWDWG\SITE.DWG SHEET SM2 OF 6 SHEETS1 HERITAGE SERIES 08-08-05 FAIRWOOD'A" TUSCANY"A' i I i NORTH I 8p 3p p 3 8p r'20 SCALE IN FEET - Fy rf �"i THIS IS DRAWING IS FOR EXHIBIT PURPOSES ONLY. REFER TO THE FINAL PUTT FOR OFFICIAL LOT LINES, DIMENSIONS, EASEMENTS, ETC. 4 1 / / +r :� L f+r� LL) )Lr K e UNIT 5 UNIT t�N - DESIGN DATA f BUILDING SETBACKS I HERITAGE FRONT- 20' MINIMUM (GARAGE), 15' MINIMUM (HOUSE), 20' (CORNER LOT) SIDE - F MINIMUM REAR - 25' MINIMUM 51 I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MWNESOTA. REG. NO ?6'147' REVISIONS BY 04/03/06 RS UO 19 Z� V N Lo VJ � M l/yq� Lo V ? ryNV 4~ ui W W� O 0 Df `2 m 1 � Q O rn � ki0lAs S6,� y2 ffii.. fatya Q ° o w Lu P Y OZ o } °� o Q m U Z w J W Q J w o (Z ccn DRAWN RS CHECKEI RSM DATE 01/11/O6 SCALE IS SHOWI JOB NO. 5455-089 (O_jM6 SHEETS r1'`� 10 yr -XXX r 166 _ ` ;. .� 100 y�->� .,Y I � � � -165 �/e .,.� 'im ► - i l s- 164 & A63 I A" 162 H.:161.'. 160 a+ 4 f 159 e, \ �0 ; � � �` `7 ;158, 0 OH 156 H PUBLIC TRALL'-I -'--- -----� LAND BUFFER -" m E r 15© ., 'I51'\ 15 153 �\ 154 155 O GLENDALOUGH SERIES 08-08-05 ALBANY BARLOW CLAIRMONT SHELDON RALEIGH WHITNEY WINSLOW DESIGN DATA BUILDING SETBACKS GLENDALOUGH jr FRONT RO = FRONT-22'MINIMUM n I F 1 SIDE -I REAR- 25'25'MINIMNIMUM HERITAGE FRONT- 20'MUM (GARAGE), 15' MINIMUM (HOUSE), R LOTI SIDE - SMINIMUM REAR - 25' MINIMUM HERITAGE SERIES 08-08-05 FAIRWOOD'A' TUSCANY'A' 6 UNIT 5 UNIT 4 UNIT 1 .I NORTH THIS IS DRAWING IS FOR EXHIBIT PURPOSES ONLY. REFER TO THE FINAL PLAT FOR OFFICIAL LOT LINES, DIMENSIONS, EASEMENTS, ETC, p POND= NWL-902.0 2 yr -902,5 10 yr -903.0 100 yr -903.9 j L 12f147 O @ ° 126 i� 146 i - t 145 125����':, © ' f m 52 O 122 c L' �.. _ ` 'Al © i WCTLIAND SETS — I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER SD 30 D 30 BO 120 THE LAWS OF THE STATE OF MINNESOTA, SCALE IN FEET. [.��� DATE 01/17/06 REG, NO 26147 -•.4.. U010 19 Zco LO L� UO N 0 Z C7 n/ uj } 00 � W o DO =m �— o Q� cn0 DRAWN RSM DATE 01/11/06 SCALE AS SHOWN JOB NO. 5455069 FILE; — W:IPRELIMIDWGISITE.DWG SHEET SM4 OF 6 SHEETS O O W Y W O Z Qw aU) QY L L O m � J � Q W W U DRAWN RSM DATE 01/11/06 SCALE AS SHOWN JOB NO. 5455069 FILE; — W:IPRELIMIDWGISITE.DWG SHEET SM4 OF 6 SHEETS 51 52 ' 10 53 ..,. GLENDALOUGH SERIES 08-08-05 r J L ALBANY B-A'.'RLOW CLA.IRMONT IL 7 t t 100 yr -699.2 1 SHELDON RALEIGH WHITNEY TRAIL 55 31 _ 4 � � - P OHW AS LOCATED ' 13 ; t �, WINSLOW 29 �[' i l ! _ �yry r s \ 57 ON JUNE 25, 2003 I. 58 48 SCALE 5I8N FEET 134 � +I �''� 35 f 50 i @ �RE w J -- _. "147 p /° '' �,I' G c. TRAIL ^1� I d VORTHa POND#4C 60 -_ N W L-903.0 /IS 2 yr -903.6 © 136 10 yr -904.1 ti lY I 146 100 yr -904.9 r' 6 r+-' ✓� 1 -111, 62 125 5 .J ®tip r I >, r Jr - 144 64 a CG X143 -}, \ - f i 141 % ,M CITY PARK/J fr ,� ' 65 (OUTLOTH @ i 66 f �- 71 ;122,r o , _ 13R s7 , r 7o X1�. + -�- 120 21 O �' �- 4-•`�,. _ � O'J 1,� ,(� 111, ; ® _ _ ��~�Y S) �' - - --= �, 110` m_ - =` 11.8 ' � 113 - -- °� oF �', `©- +I�-:.I y 109, _ ; _ '104 117, �3 d J 4 t16� 115 "14 .,. '!08 107j105nuquc TRILL —� ''j©/7 -.�' — T�. r ' 'v No 05, DESIGN DATA - � — . _ GLE D AL SETBACKS y„ I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY GLONDALOUGH L- - -,._ y' `� " DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THIS IS DRAWING IS FOR EXHIBIT PURPOSES FRONT- 22' MINIMUM T THE LAWS OF THE STATE OF MINNESOTA. ONLY. REFER TO THE FINAL PLAT FOR OFFICIAL SIDE -5' MINIMUM � �- _ _ __ _ -- -� � LOT LINES, DIMENSIONS, EASEMENTS, ETC. REAR- 25' MINIMUM , A8 01/17/06 DATE REG NO 26147 o_< Q 2 cnO o w U) Y O w Z a �2Of Z_ mrf J w 1— O w J IllJ O 2 Im HOA DOCK r 11L L BR �J iy -- OHW AS LOCATED ON JUNE 25, 2003 - -- 150' DHW SETBACK SO 34 0 30 EO 120 SCALE IN FEET GLENDALOUGH SERIES 08-08-05 ALBANY BARLOW CLAIRMONT SHELDON HOA OVERLOOK C � I \i•„•. ~ @ RALEIGH WHITNEY WINSLOW :-LI y i rlr _ / jJ'1��:.�j( LInt.1�? - _ �• 6 .• JG C. 74 73 _ �` Jam] •_.,,_, � � � ``� 76 / � /� - � ��,�,>,� TII tip F�� 77 m Y_ -__ _.-_z __ }tet ?1 moi”, 5 ` 78 10�� L .101 I 99` 79 102 80 98 81 �- I 05 , � 3� 97 / _ I� f. 96 vV CITY - m f © OUT'LOT E POND#5C NWL -896.0 2Yr-896.8/� s_ 10 yr -897.5 ` u t 94 r 93 100 r-898.5 I I I 1_,I i I dD i1 DESIGN DATA BUILDING SETBACKS 91 @ f al 0f L W Z w I w z y 4 85 86 87 m RD -F- 5 , 9� 189 , �u 92 91 L_ 88_� P, NORTH I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATM7N WAS PREPARED BY ME Oft UNDER MV DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. �� DATE 01/17/06 REG. NO 26147 REVISIONS BY 04/03106 RS I OF U 0 0 a c 'a a NVN 1ML.L 9 1 � W o O // mQ 2m L f� 0 ^^ v'' 0 J 4 � � y �Q- �ryr \G� a o GLENDALOUGH 2 U) FRONT - 22' MINIMUM THIS IS DRAWING IS FOR EXHIBIT PURPOSES SIDE -5' MINIMUM ONLY. REFER TO THE FINAL PLAT FOR OFFICIAL REAR - 25' MINIMUM LOT LINES, DIMENSIONS, EASEMENTS, ETC. ° 91 @ f al 0f L W Z w I w z y 4 85 86 87 m RD -F- 5 , 9� 189 , �u 92 91 L_ 88_� P, NORTH I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATM7N WAS PREPARED BY ME Oft UNDER MV DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. �� DATE 01/17/06 REG. NO 26147 REVISIONS BY 04/03106 RS I OF U 0 0 a c 'a a NVN 1ML.L 9 1 � W o O // mQ 2m L f� 0 ^^ v'' 0 J 4 � � y �Q- �ryr \G� a o o_ 2 U) F - w Y W 1-- OZ O >- � 2 w w m� ° J G w > � J O � � DRAWN RS CHECKED RSM DATE 01/11/06 SCALE AS SHOWN JOB NO, 5455-069 SM6 6 SHEETS R I { I I f a- I J L— ____------'— - rr—L—'----J---- J----J----_�-- �SIACE Fi4+1iWAY NO. 96) i — _— DELLWOOD ROAD NORTH�TE HIONWAY NO 0) (STA �la�w I � s err I { I I.--i—MAY NO, 99) 7. V. F ------------- ;r I I onno, ._aa_-.. �'� ' •-� tm� l 9 4 t � I I l l O� Y r, • ." ' '°.,, "`+ art 1 0 I I I I �\ a � � +0+ .�'i n� MT,1?+ as sae: w�e%�� .. " • �{ to '1y r V I I I� I Q •-±. �. + .j• - •� �!, . - m, 1 IAC°'- I _-�..,-• • _ _ i Id If a 4 I I?_.� }:L } i~ w ++ I= - '� s e+� t w •� �' of aa86� $ '-��_ ! � { aaa �' • _7 ��• • . a� IV I IRag H. •�� r a mrr4sa + i'' I I I --I sow nnA 49tlRl� olsrtur / NOR7H I I �a • ma .. aunnr 7 ii f I / r I 200 100 0 900 200 400 1 I I I r .�. �- � .Y �} � •7, I i n � �{ �.�/ I SCALE IN FEET I I I . I . I � ` +}°°"�` \ . " i r , � f -sem /-�s•�2alr• I � I I Ij Ln w • f f y I I � �1 / �� � d*` "7 +�O%� Isiir_ '•� + 1� ' � , ° ` `l•' I soR� I I -I - -'---� -- - q-----1.�_ ---- -� � -t ". ,+,�- r� '�� saw I I 1 / ..,„1'. w. I r.s + r \ , -- a -' — ` ` — — _._IL ---• _ONLOf _ e — — �` ,._ — I i - -( /L' `•,j _ _. }t, ,.�..' �• . 1i '� IVa. • � s _ r �� c o&^ r ti _ - - _ _ _ _ - - - _ _ �Q / I y>. 0� t ' Fu . �\ Ya ' I -d • �' ys II Y z i — — — — � ! / r • / '�•Q ,y ,� '� .` ,�{ w " w �;� Vim•',,, � •.ti -. b 9� � J � �� / / �s7 / ++.. `•4 �. ,..- �'� a �.carrrAaa " •�, •.� ]` 'a. �+ � ���,m � w ' \`�\ / < //.. 4:, rpt �-._.-,.! .. • � . � •� [4 � ,fie '^r r� • r _. �r ._ . � °+y�� � r -: �' \A• / ♦ r / ��y� -`�- �oet�p+ arc_`: 15' A _ I !i'° atn� ♦ r. / I `/� r - t • Seo • .. ! "'a , !�, i yeP.. d � 1 � ! ,qw , � � , I, r � V h' n In \O/�` + rtes ---- ___ alp`='I w em' �• ' J \ C ` I t� \` noaen7 L• 1.) A title opinion was not furnished to the surveyor and no specific title search for exietenca or non-existence of recorded or un -recorded easements has been conducted by the surveyor as part of the survey, No field work relating to the boundaryhos been done at this time, 2.) Area = - 170.2 Acres See lot tabulation for further detailed Information. 3.) Wetland(s) shown hereon Is (are) per field location of stakes as set by others. 4. icotion to this or surveyor aignitng this certlftcaUgl pr persons Underarmed his direyct supervision shall erson other than nulllfythe the validity of this survey. Only an wiglnat survey with an original signature shall constitute valid certlNcation. 5.) MUM ZONING Shore land Management Zoning Transition Zone C.}$$IlN(i•S.QFA� PLAN [•Nlneur•c SFSL.-$INCLE FAMILY SMALL LOTS SFLL-SINGLE FAMILY LARGE LOTS ASF_ ATTACHED SINGLE FAMILY PNP- PUBLIC NEIGHBORHOOD PARK OPS_ OPEN SPACE, ALONG CREEK, PUD.PLT DEVELOPMENT WITH THE FOLLOWING UNDERLYING ZONES: Glendolough Series - TR Zone Heritage Series - CR Zone Metropolitan Series (MF) - TH Zone 6. TRAIL EASEMENTS WILL BE PREPARED AFTER THE TRAIL HAS BEEN CONSTRUCTED. wAITING TO PREPARE THE EASEMENTS WILL HELP AVOID REVISIONS TO THE EASEMENT WE TO FIELD ADJUSTSMENTS THAT MAY BE MADE DURING THE CONSTRUCTION OF THE TRAIL, VICINITY MAP: DEVELOPER U.S. HOMES CORPORATION Address: 935 East Wayzata Blvd, Wayzata, Mn Contact: Jay Llberacki Telephone: 952-249-3022 Fax: 952-473-7404 •Sia ,yam c a ENGINEER/LAND SURVEYOR SATHRE BERGQUIST INC. Address: 150 S. Broadway, Wayzata, Mn Contact: Engineer:Dan Schmidt Bob Payette Surveyor: David Pemberton Telephone: 952-476-1 952-476-1 I I I I I II Ip I I I I k nl°�ViN {tjSrC.N SDA r4. . GLEHOALOl1CH UNIT$(LOTS 51 •- 129) 96 METROPOLITAN UNIT$(LOTS 173 - 27p) 98 74 TOTAL - - 270 BUILDING SETBACKS GLENDALOUGH FRONT - 22' MINIMUM SIDE - 5' MINIMUM REAR - 25' MINIMUM HERITAGE FRONT - 20' MINIMUM (GARAGE), 15' MINIMUM (HOUSE), 20' (CORNER LOT) SIDE - 5' MINIMUM REAR - 25' MINIMUM I hereby WON that INS plan or apae96DWM was prepared by me or under my dlracl aupenvili n and! that I am duly 9eerfi od land surveyor under the Iowa of the Sloe of yinnaopta. Dated this lot day of February, 2006.. SATHRE-BERGQUIST, INC 1 Daniel L.'Schmldl, Minnesota License Wo. 26147 DESCRIPTION OF .UBjFQT panpFg TV PARCEL A: 'hot part of the No lh"111 Ouartar of lha Northwasl Quortor of Section 19, Tawaship 30,. Ran9120, Washjnglan County, Mlnnosola, which Ilea oeetady o1 a Ileo deacrlbsd am oommencN9 at tha northwest carne. of sold Northwest Qmorter of lord Norlhwial Quorter; Ihtace an an assumed hearAg at North 89 dagraaa 46 -joules 55 Demands Euet, 818,50 fart to the point Of beglnnhig of the line to be doikubadi thence South 09 degrees 67 minutes 57 minutes wnt, 480.01 feel; thanca South 00 degrees 35 minutes t0 aecando Coat, 260,00 feet; thanca South 10 degree- 03 minutes 14 tsconds East, 223.97 feat; thence South 59 dagreos 46 mrnWas 55 Seconds West, 137.54 feat; thanca South 21 degrees 43 minutia 05 eetands Easl, 423.57 feet to the South The of Said NorthwasI Ouorter of the Nwthwaet quarter, and sold line them IermMalhrg; Except (hot part plotted as RANDOM, CREEK RANCHETTES, Washington Caunty, Mlnnesol6, PARCEL B: Thu Nor lheost Quarter of the Northwest Quarter of Section 19, Township 30, Range 20, Waahinglan County, Minnesota, Except that part thereof platted as RANDOM CREEK RAN0tETTES. PARCEL C: Tho Southeast Quarter of the Northwest Quarter of Section 19, Township30, Range 20, Woshington County, Minnesota, lying north of the south 677 feet thereof, Except that port thereof platted as RANDOM CREEK RANCHETTES. PARCEL D: The Northwest Quarter of the Northeast Quarter of Section 19, Township 30, Range 20, Washington County, Minnesota. PARCEL E: The West Half of the Northeast Quarter of the Northeast Quarter of Section 19, Township 30, Range 20, Washington County, Minnesota. PARCEL F. The Northwest Quarter of the Southeast Quarter of the Northeast Quarter of Section 19, Township 30, Range 20, Washington County, Minnesota. PARCEL G: The Sovthwoot Quarter of the Northeast Quarter of Section 19, Township 30, Range 20, Washrnglon County, Minnesota, Except the Eaat Half of 1he Southeast Quarter of the Sauthwast Quarter of the Northeast Quarter of sold Section 19, and Exempt that part Ihsreof plotted as RANDOM CREEK RANCHETTES 1,10.2. PARCEL H: Outlot A, RANDOM CREEK RANCHETTES, according to the recorded plat thereof, Washington County, Minnesota. PARCEL I: Outlot A'RANDOM CREEK RANCHETTES NO. 2., according to the recorded plat thereof, Washington County, Minnesota. PARCEL J: That part of the Southwest Quarter of the Southeast Quarter of Section 18, Township 30, Ronga 20, Washington County, Minnesota, lying southerly of the centerline of State Highway No. 96. PARCEL K: All that port of the East Holl of the Southeast Quarter of theNortheast Quarts. of Soolloh 1S, Township 30, Range 20, WaShinglan Cunty, Minnesota, thol IS ancompazsad by the fallowing d"Ietaed IIRW Oommancrnq of the southeast corner of saki Northeast quarte; thence North 1 degree 24 -mules 01 secoNde West, olanq the East line of sold Northeast Qurtar for 633,24 flat to the point of beginning a1 the line to be descrlbed, thence con Ehuinq North I degrees 24 mbwtea 01 seconds West along the East line, for 342.00 fest: thence South 69 degraaa 37 mrnutes 52 Seconds Wall, P-01101 to the north Itne a1 the SOathaaet 0u011ar of Sold Norlheost Quarter for 688.09 fest to the West ,no of sold East Half;. [heats South 01 degree 17 minutax 3o samande East, along sold Wool Nina for 541.99 feel; thanca Nath 69 dsgreas 37 mtnutes 52 seconds East far 666,74 Feet to the oprnl of bagkmfrg Woshinglan County, Minnesota. 0 U0 W Zr^c U) V) m 0 z i H¢ W 1 2� W� O 2 fY1 F'- ~ Q o0 U) 0 a��ORS ,q, 1� y � N � y DE Z O U_ D Q 0 0 Z } < G C? m aU w J CJC G >>a > 0 W J = IL NORTH 6Q SCALE IN FEET I{r V �J DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 5 5 I NOT TO SCALE I lking $ fscl M width. WW adjoining lot Ina" unlcss oilKrwiu ind'Icnlod, and 19 font In wW01 ped adjoining right ofwey Jinn, ualm udwrvwim [ndinamd, w yhowa on thapinL l LORRAINE M COSTA N 12120 DELLWWATER HAZEL D BURTZLAFF NORMAN LEE BUSSE 9117 MANNING AVE N ` STILLWATER MN 55082 63 12120 DELLWOOD RD N I 12320 DELLWOOD RD N O 818.50 I STILLWATER MN 55082 NORTH 6Q SCALE IN FEET I{r V �J DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 5 5 I NOT TO SCALE I lking $ fscl M width. WW adjoining lot Ina" unlcss oilKrwiu ind'Icnlod, and 19 font In wW01 ped adjoining right ofwey Jinn, ualm udwrvwim [ndinamd, w yhowa on thapinL l LORRAINE M COSTA N 12120 DELLWWATER I i i I LORRAINE M COSTA NORMAN LEE BUSSE I W ` STILLWATER MN 55082 N 50 63 12120 DELLWOOD RD N 61 12320 DELLWOOD RD N O _ 1 i STILLWATER MN 55082 — STILLWATER MN 55082 rn w 0 DELLWOOD ROAD u NORTH N -- - N89046'55°E 1611.76 W (n (STATE HIGHWAY NO. 96) MY PARK OUTLOT U 2a 2a att / 610 WETLAND 8"015 S.Fy f r 1 � � 50' WETLAND BUFFER K um aas,oa w n am— R-475.50 B9ins R-475.50 I217 40 2a 6 1 ` ®26d 63 62 61 260 O Z 49-314-5 " -- ery r, r u --1 40 GONDNIC 26 25 40 J = r°z1 NWL-898A 47 , VWL7899.0 y I 1 1• W' 12,859 172 "i •h `4° 173 m i 171 0 17 17 g�r O 1 931as4w,t 2/ `°as"°°" 170 b gg —44 I �e az 136 �. _. s 178 [:yam. Q I -69 0 to 119_ _ I 179 Ilio l5 Ff NSE,' SE7HAC1(� r '',NW OV '�,,� i `B��q.ti168 11. �Jns,.n.. 6 4. t .. 6 � • { SC78[pP "— 1 142arw.n.167 ' �' p7ta . a 11 iao. -...tiA0Aa6w10 \ / CDO (0000, p { OTf ratr rs O MY PARK OUTLOT U 2a 2a att / 610 WETLAND 8"015 S.Fy f r 1 � � 50' WETLAND BUFFER K um aas,oa w n am— R-475.50 B9ins R-475.50 I217 40 2a 6 .1640 w3C ®26d 63 62 61 260 O Z 49-314-5 " -- 40 r, r u --1 40 26 26 25 40 255 254 y N+AN � r R-500.00 s:r », D.— i4a YYOADR UTILITY OVER ALLOFOUTLOT J OUTLOT REVISIONS BY PER CITY ORG 03130/2006 26 24 ,L 0 w3C O O g i440a 12 Z0 IL O Z 49-314-5 40 », D.— i4a YYOADR UTILITY OVER ALLOFOUTLOT J OUTLOT REVISIONS BY PER CITY ORG 03130/2006 DRAWN GRG CHECKED DBP DATE 2101/06 SCALE ASSHOWN JOB NO. 6455-069 FILE: PRELIMINARY PLAT.DWO SHEET PP2 OF SHEETS Z Q ,L 0 O O g o Z0 IL O Z Z m w !n J QW �0 w J = a c v� DRAWN GRG CHECKED DBP DATE 2101/06 SCALE ASSHOWN JOB NO. 6455-069 FILE: PRELIMINARY PLAT.DWO SHEET PP2 OF SHEETS i TIMOTHY A DWYER & DOUGLAS O SMITII LUANNE MAJOR & DELMAR E & DORIS C _ MARJORIE L STOKVIS FREEMAN -7- 12444 12444 DELLWOOD RD N ` 12550 DELLWOOD RD N { S7" LLWATER MN 55082 STILLWATER MN 55082 _ MARK R &TAMMY A I�� RO D S HEPPNER FREEMAN f 073 9TH ST N 12434 DELLWOOD 50 N WETLAND BUFFER L : ELMO MN 55042 STILLWATER MN 55082 � O � G � , NORTH � r I H V V A V - S84°1339°W 1332.58 E H sD aD 0 aD s0 , aD (STAT O. 96 SCALE IN FEET LfJ - N (S/TATE HIGHWAY N 1253.5P; - - --.. o EASEMENT __ _ _ `t • fi0 • 20 N f14g DRAiNAC<= ., �' UTIIJTY HOA o / 6O i o eq 6 50 WETLA' D $ 6D U'�'LOT F DN tis N �_ --- � --- -+ 7,4 0 ru 43 37 c l j �' 4HN149 & USILITY • EASEMENT o R^ TMA �.- k" 34 46 o DRAINAGE T' 9; is 34 I � AINA /N _ bZ= / 1 F 1` 71.BWgn 190'3760KA 62P bur ..10.67 M1 ++ 1 N V �, A> ' *2.'p7 q f, 11.911q k P 021 W „ �I W� A Na3 .o. az1. 15 16 17 1g,� 631 a N ..' x A 4.058, N x` ` 421 �py„� 11JR1 A } .. .� T 10.32 anesM1 4 14 _. , J B.,BegM1 D W i O' M 1o�1q�. n.. 11:tw1a.a w ! I sa R. 1 1 69 -- 2 .. 2a.A- jj N. 12312 q.n 3 1 o .. A w0 rx6wn6 1a,sssq.M1 0.32.rn 2 4 9 r213 19 1_i nl a `, •ti . \, 1 20 F7. 3 4 5 036.ow ,3.e6>Iq.6 ! t6ON-.333q.e. aat.e.. , 11 6` RD -G ,''L r t` 26:123 n -M1 �$ErNA{yr 4 I 0.31 16.083 q.M1 a.ecin / ! / '� a '¢ y�. A O N3 ''� •.- rs n NSE, I _ _ - 1� ' 10 J x5. tis a ' 9 �� 4 w SErLLIG1r-� _ i 60 + 53 + - O y 5 2;1 �•i3� 6f1 13.957sa n-+ c w (: G ' 6D 6a _ - '.,,t; 1't',, OV-Rf000 A • 20 \� 2s y ?` 45 S»B _ n rs rr. NSf sErs,cx 43 57 `L 3° 42 rpx.0 a<1.3 018.E �.'.. 162 m re+75G.@O �"y. 30 41 y 6.3%p M1 N' D.te n.w .. ..l 020 ecrosR} 0.1Beero - 1aa3a n.4 N 13. .. gbe6q 6 / A,� i 3 , -. ._. o-• �2. �D - 03:� a .... I� i BA62q M1 2 � 39 �, 40 38 37 , ' 31 , . 1/ean.6 w 7.001" OL ` , 36 '' 35 15 �. ') �20 � C 8.690q M1 w `6' 11,3ze q.M1 w 0,m w.. a: hien 5fr9Ar]Y� 32 w. 0z1.c� esetgn.a e7 of 0.te.ei. roi a,e.ars N: 1.Bs0n n - SF7 lCA' 1.xa7n•rt�, 0zz_ Fa a,6.0.a w 1.B60�h6� 34_ 33 w 6.,> _ _ D . •• 27. , � +III a,6.er.. W' � o- � � ,3 7 a..-. 22 M1 41 B.d1 q M1 �: 6D S 30 30 104- 3 - I Ole- 0 Me- �io lg - -' 60 - 4 90 60 _ 6D L 6 159 1 248 n l2_ _ 62 _ ,.� , 3 _ _ i ov 1 2a Fa cAs. { +� 1 520 -_� `.. - 62 i 6r�... � .. ,+.. .ir. 76 SElrYAPY - �'v 1i�} J / l� 3a: _ /� 62� eamn 46 23 t7a1an.6 eepo, `tir 0� 247 62 6Z A 3U $ - - 031.0+, * ,- j0 036.x' i6 �•BLn P°a •d" 12,6r6 R � 9A31q QW B�'+n a sfi 249 $ 2 b / _ �\,,03Baags el 30 1o2s.w6 �l 4:1 Ozz 47 o=a�t^ e� , 1 a, 49 48 ;66 53 25 N w .1:8 n DRAINAGE &UTILITY EAS ENT 185 n 50 24 tam - a „ °f" ]0 " OVER ALL OF OUTLDT G 1 , s 29 k Y' -15 Fr. NSE s ~:.u.'m... R4 t 'aryI.•s PON rc a?11.,aag3 A,3 5. �' sEre4c �, a6 ae 16 40 NWL 896.0 ' I eze g� ti 25 o $ I HWL]900.0 o 250°a y ' 62 2 ;� q] -"• ,.4 y A 16.611 rq R 3, 1 'o`er:: \ o Y 26 ti 6xr.a.,,P/'' . W I _ OL f c � 2� R� W d\ �'',,� U ry N rya Yp .� 110A 0z1.a., 135' 27 9y g`/f r e 1 6 16 240 S J4 Ja 0 `,] O� 313 4822 \ f a ' ear -CM PARK 62 62 g?g �--__ -�'Y '' G� '� OTTIJOT E J � 231 ' _ I 9 I WTL�4I4D yf !M,l .t M1 �."Z 2 M1 ' y s '. I '. 0:11 AC l > 7 d�, �s OL -215 ~ X233 62, R ti WETLAND a0rw3rv5,x'� . • �.,` �. e2 rm-1 236 I 3.61 A �� _ ,� ►�Iw: ' '. !a=,234 p 9 62 34 13a By,. ! 1 / 6 �" ,235 1 � /f + � f \•� . ' 175 **�r� x LIiV �'' PC]�NDII2 � /\x ? e' aiSE sHr�'DF s N e.o AA I $ 51 ., EDGE OFW 900.0 51 6t• V, 13,11sq M1 _ t r,,.y ET1-4NO N �y ~-� `--� DRAINAGE & UTILITY EASEMENT I•Y - $ am- . 8 Jig � / , � � ' � OVER ALL OF CUTLOT E 52 .- 22 FT. NSE am_ n "- (SEE SHEET 6 OF 7 SHEETS) - (SEE SHEET 6 OF 7 SHEETS) REVISIONS BY PER CIT' GRG 0313012006 DRAWN GRG CHECKED DBP DATE 2101106 SCALE ABBHOWN JOB NO. 6466-069 FILE: PRELIMINARY PLAT.DWG SHEET PP3 112 F SHEETS Z U o 0 W Z a = I,J o J� Mo �1/� VJ N a a � o1 I- ¢� f= L0 N c 1W � •^l V ~ , ym w� } 1 Wa �0 3 Ho N '<^ vJ Ae to ¢� 3 f4Q' DRAWN GRG CHECKED DBP DATE 2101106 SCALE ABBHOWN JOB NO. 6466-069 FILE: PRELIMINARY PLAT.DWG SHEET PP3 112 F SHEETS Z LL O O O Z IL Z m W (n 0 w� ao N H w w N W V,me,q^ v� / DRAWN GRG CHECKED DBP DATE 2101106 SCALE ABBHOWN JOB NO. 6466-069 FILE: PRELIMINARY PLAT.DWG SHEET PP3 112 F SHEETS (SEE SHEET 3 OF 6 SHEETS) 9208 MENDEL RD N STILLWATER MN 55082 — N o of 00 O N O I \ o N RICHARD G RIEDESEL i 12868 N DELLWOOD RD STILLWATER MN 55082 ` S89°44 J5'W 664.87 1 W S N O M W w Tn sn Vol, o ..I.I I d I. Q oL_zre 7 -MAN" ti �+ 23m— f DRAINAGE k UTILITY EASEMENT jj OVER ALL OF OUTLOT F f@El e w w n M W w I = iJl w +Jj I NORTH sa 3D o 6D 12[1 SCALE IN FEET (SEE SHEET 7 OF 7 SHEETS) RICHARD GARY & RICHARD G RIEDESEL SUZANNEJOHNSON 9097 MENDEL RD 12868 N DELLWOOD RD STILLWATER TOWNSHIP STILLWATER MN 55082 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS 5 I Z Fa- O LL O s p I. 5 1 of I NOT TO SCALE I ung S feel In ma ■ed edjolnin8 I.1 Back -te o:hnwisr iddiceced, and 10 fort in widthAdjoining KW Adjong right efwmy lines y (SEE SHEET 3 OF 6 SHEETS) f 6 {I i 4 1 I I KATHLEEN M & ORVILLE D I I JOHNSON II 8820 NEAL AVE STILLWATER TOWNSHIP (SEE SHEET 7 OF 7 SHEETS) REVISIONS BY PER CITY GRG 03/30/2006 DRAWN GRG CHECKED DBP DATE 2101/06 SCALE AS SHOWN JOB NO. 5455-069 Fp.E _ PRELIMINARY PLAT.DWG SHEET PIN OF SHEETS Z Fa- O LL O p I. q J Q Z EL 0 itZIL -0 Z m W In W J C J 0 W J = d U DRAWN GRG CHECKED DBP DATE 2101/06 SCALE AS SHOWN JOB NO. 5455-069 Fp.E _ PRELIMINARY PLAT.DWG SHEET PIN OF SHEETS (SEE SHEET 2 OF 7 SHEETS)\ / v- 109 - ,I, i+ '.�.0 - �. -- b' -'" ..4 . 589.98 !1' •` 021 / M1\..,\ � 189 ° 'do an n. ... (S 2 OF 7.. SHEETS) N89046'55"E 137. 4_ y / 6 a 164 `" 190 an �" ae flti a n Iva 211 i EDWARD A & GLORIA A ' - cl B2i'.�a.,b ,i 19 a^' *� \ X99 198 Jb 151` R v,cp F 4 OTIS ,� �, ` ry4j✓.: t� \ , ?d 19 an tPca.: •? \ JO y•.n, S0 Bn.� w 12070 87TH STREET CIR N \ �• i ` , 163 a' �. STILLWATER MN 55082 A 1, '.4, 1, a,e poaeR 'r +�� ?4 ., A .,1 i 152 '4 LL 0 )OUGHERTY'4`V,wByD2•y63fi.�..` J I oioR a` in N ( \ O •' ✓ B.,t'.o.. 4^ ?B 196 a`�'ilm ..8 \ �.,' w S ti ✓r _ fER MN 55092TREET CIR N >a \ / �0161 \ ss 197 " 153 % o ` 4° 161 6 xn,.4 y O,- 4p J .ABBn.. ,� -aa Aryl 159 1 0 :on ,?9 u1 � � '� )'u,. - s0 �V. SETIACK !• A oe DEBORAH A VANDERVEER o-8 �(")•4 15$ 49 - �/ lig }R } s TAN q `zOtY COR > ,� �� PO 12090 67TH ST CIR N 1 j✓ sr&ica'f ' 8.70 R y k � N W \ p B.�r.y.w% 155 r 1 STILLWATER MN 55082 1 -'�% //� �B�157 156, om` ''r� •� HW j p Iry 0,0]1 p R 021 N 020 rm N /�//' � • �� �� � _ . ae "tip+~. 106 RON F 11RDL1k.MARYMSIMON 12110 87TH ST N STILLWATER MN 55082 ' • ' 11INFILTRATION o �g FILTRATION J- {d BASIN #1 'lec71r, 900-901 STEVEN C & SHELLY A ENHELDER12140 87TH ST N J \ STILLWATER B MN 5082 ~ �' BYRON C &KATHLEEN E MAGS : ~ • - \ \ i NU _ �-- ~ ' Al� / 12170 87TH ST N BO I , - _ 60' 4 STILLWATER MN 55082 � ���0� . �f � f� � ` y w��NO BUpFER � j N ROBERT J & PAMELA J S7 / '. • 4 ] O LUNDELL 90 c I� 12200 67TH ST N / rp( - - y STILLWATER MN 55082 /J ,9 N DAVID J & CARA M WEISS 99 f •--1_ ' ., 12230 87TH STN BROWN'S CREEK STILLWATER MN 55082 / r MITCHELL & DEANA L j /\ / / \ BINFORD 1 12260 87TH ST N STILLWATER MN 55082 ` V IILLJJ„111 ' J I— r' r— + --MAINAMAND=LM(BAU-%WM ARESHOMUWLtS ._ NORTH NOT TO SCALE b0 $0 0 30 6O 12O Being S fcn in wlddi and adjoining lat Iinm utda” mhcwile SCALE IN FEET i -41u A ■md 10 f..t I- wWl , mad 6djalning rfgbt ofway l'ram, UnlmB od6 im India" a.bmm an tbo PINL (S-cr-SHEET 6 OF 6 SHEETS) (SEE SHEET 6 OF 6 SHEETS) REVISIONS BY PER CITY GRG 03130/2006 DRAWN GRG CHECKED DBP DATE 2101/06 SCALE AS SHOWN JOB NO. 6466-009 FILE, PRELIMINARY PLAT.DWO SHEET PP5 OF SHEETS Z LL O F-0 OH a o z0 O z(L z m wU) W J CJ G >Q > 0 w Ix J = F- v6 DRAWN GRG CHECKED DBP DATE 2101/06 SCALE AS SHOWN JOB NO. 6466-009 FILE, PRELIMINARY PLAT.DWO SHEET PP5 OF SHEETS SEE. SHEET g ETSi S3 ( 10 Bn a. R 1A�% r ! 150 149 81 I ozs tir 9 \ - _�` - �4 /� (SEE SHEET 3 OF 7 SHEETS) of s, �.# Jan.�da� y 54 n /6 _ _ 76 f 1 I rsY.00 \- W $ I y 55 56 21 AS �- t(" '• �Q•� `g` '$ , ,,,a,aR _. ;fir in os3— m 100 56 ' 11,0 Jo 130 4 . �y�c 8., p wlt5iy°Q m W - 16,169 a.R ^. _ 44 "�] I .Iii -7L• ` y r7 f N ri1 0a1.pa 131 ' r • e,,�j y'y v 'N 129 ,O,e99 q R rr" ,tz31 p. R \ 4 w , :ro 1,,198 1q.a . ols.p� w :` 1 132 o.n.p., ,Hr'a 8d' ,yhh o 1 57 :{ ~ rn y + olfi.p.. 125 11.047 w.rt 026— i 0rr,.a l '•'.° ',k5 + 133 4 730 "'' - : y �. •�.1^.. 22 Fr. r7sr I 14853 r S}/ \ 'o�w: `. i �.v y. srTBACK 58 s n ,�n 128 1 ,Rs7,a R, ` 6 )ND#2C 4 ole.p® _? a1► �� �. 4 IL -902.010,067.q IL 911epes r- ss 134 JL -904.0 I- #3'J. ..;_ o J t `,v7 (.. ola.p11 ✓•.,r �% 'nx10 .M1`'. 'J Fes' �y S h" 147 � " 3i rc ass r, ` t 59 ' 4 *~\ r i,p 1 r7 'y. I ,ran a. n.+ n �r'•�V +� ��"3 ISE'T$ICx~SCIBApI B f ° 11,701.q 7M1 , 0x1.9.. ^' V� > >, 135 ole ease [) 3O 'la i 140 -S�'y 196., 60 / F �� \ NORTH ' 60 30 0 30 60 1 PO 136 \ r oxt..elee ! PO--N-D 4C tLxzaR�'�,� r 'M-�-- � SALE la FEET 126 u' `- gsE NWL-903:8 .;N 12x15 6 ,1 �q3. t' - HwL•9os.o ply I' ' r; 51 OTH eves 4 .- WON 4 `r Q ,�' _ ,Sdy�E" \ \�=•f 021 t/ .�.. b�, 137 .p , o R \\ 'ate: 62 O•i _ . �.. - (/ I 717 ems "r 1 145 \r 'r< n�'C22 125 '1 •n 12.049aR Bt OF rIY .,,`�O :.,�0 138 G.n 12,731 w. R i 028 qes \ t,,• 1 M1 63 ,' � `,.. \ _ - �Q�,�y •,.L 025 erose ` + � �, "i' ®: '0186.q.t P 1j� I 'lAOsnw ~ t 144 1,172 q. R It 1 ' \ ^..., f ., 026— a. rA 143law., k / f ,,.so-. w. t -- _ `* \ •:� ,ry A� By8) 124 \\ \ ! f 142 1.649 M. IL `r$rra \ 65 141 s OUTLOT H --is Fr; NX +' �'OTM.M1 11 p35 "R * Rr4 �� 5rY8AL7f tR6epIt' . .j"_- sa.� 140 a s9 ` , ' '— C�'l'Y �A 66 123 >p 4 sa oss0.aa.,R ` 10T61ecreen .•^ �$� +� , oao�pwmM1- -�s 122 ? y �� 139 1? 67 N ,�nB R h11J w M1 ] ap n a �e 'o ! \ " 112 f:. 68 _ sr ; 4 ol2.p., ma121 _ 1 i9'• ` 31 N FL��' i ',osi6, fL '•¢s \ T .. T. M oa ; apes 6 _ r \ , 120 r� '� a >"�' 11 72 A 5 % 0 1 1,.706 A 3 pp lAF7. ' - - - � 119 • R '•�.,, '' •`. - S.) i. _ tir 9.9772 wart '� 1,. /•, \ \ 0'M o 113 n 110 118 m R. .. J) ,6.19604 n Sb 'o�K R _ 1 'o 3"1e3.pa e,"ice°`�O 'j`T,}`' r -' o.485.q • • 0�`'�`3D I' Sf ' -! 1327304 M1 `� 109 r 5> I M 117 - - -_- I o3o.p.. ��/ \ - o7an r' r 2E CK m 10116eq IL �.1 114 l ..- ►,� Q \ . 911 e,® 116 115 ' 107 ,3.77604 4 12.329a M1 ar n. rtsc p 108 6' 0.31 apes o ae eraea Sf]8A , r /k3 73.737 R 14.601 n v .T' '+-6' .I.w. 0,11 a o m x .0 126 931.551 4110 -._ . _ _. - _ , .. -, ` .: >) fl i 5Al\ 13� f -- _ OL 271 J A I:. - . zt 3e.v .. - . . . . . _ �, 106, O�T'I,OT � sm \ pgl 2B \ 40g Bk OR&NA&f rpt or OvkCDr,A,_ur._ _ f F,/,i�,,c. `'• �as I_3 I1 I.h A n _ DAVM K & AMY L MOD4�77.j8D (PLAT 471.69 ' 4 , �`. 1� ,• EN �\�R. r. 12350 MCKUSICK RD W t7 • - - . - w STE.LWATER MN 55082 I � I ��^' le 4i�- 41 CAROL L & ROBERT T rn RUTSCHER WALLACE7dcCiiHRYLA Itf�7 C ) •A n I / I �"-�--�- - - - - • \, �.� RALEIGH I �r 12412 MCKUSICK RD N I,* {- WL 1 \ v • G ` �' I I2480 MCKUSICK RD I+L '�'1 I 50' WETLAND BUFFER i STILLWATER MN 55082 .-+ jam' _ F I I sTICLWArER Nuv ssns�vi L= V T / _I I r, f V•, yu d 1C1 N - - A WI�,�'tCG�,q,�*ER . ©OD i+ J S,7 p • •�� 1 0 8RO1FrfFS EK - ChR01,. N 4 Pli�LPS' t c I �O� '48 . 1 26 7 �,� N89 56'54' E 286.9 yT $wATKUSPRnst s5Res2 ♦ J �? c !! PAUL A & OWEN L I ��l STEVEN E & MARY MJOHN1 d 1_ 12550 MCKUSICK RD N 4 ANDRA K KEIZENBHRC SCHULTZ 12590 MC KUSICK RD N j CI iAkLES T q CgNSTpi7�CR 'JSP'. O STILLWATER MN 55082 STILLWATERIMN 5 082 I STILLWATER MN 55082 M P LIST8p7 7,0 JEF]'°I w .I 2550 Y_v 12630 MCKi)SZCK RD N E DRAWN GRG CHECKED DBP DATE 2/01106 SCALE ASSHOWN JOB NO. 5455-069 FILE: PRELIMINARY PLAT.DWG SHEET PP6 N. OF SHEETS Z LL O IQ— O O F- F- o z0 O Z IL � O Zfb JW U (n W J CC_j G >Q > 0 W J 2 a �� DRAWN GRG CHECKED DBP DATE 2/01106 SCALE ASSHOWN JOB NO. 5455-069 FILE: PRELIMINARY PLAT.DWG SHEET PP6 N. OF SHEETS (SEE SHEET 4 OF 7 SHEETS) lin W W DRAINAGE & UTILITY w OVER ALL OF OU TL SEMENT W I Sour V4 781,344q ft - 17,47 — 17,47— 11 HOA \ � f $ Oi3TLOT D\ N 145 O U QZ7 Q F N � ' 0 IJJF cc CRT zry tooEA ' �. 4111LIfy C zl.zst ,5 6 NAS EI • — s9 "'1 �. t to. 028.qft.0.48 +I'f y _ 7$, �•�' A \F f/,9&tq k 74 ! ta.1413 76 q !/ i Ou auve aAec�es 7 20 s . 150'OHW ossa q.k �� °,, - t 'R..f6j,,m 5 _ ts.s33w n. ,-�saa �� SETBACK - oa4.� '� _ 00 R. ,7 � z -" 72 .saa zryt % 77- _1. os4.oIL � isRD F 71 oaf.a.9 13,967 fL - 27 FT HSE \•' / Rw '� }:, A� O 1lszogq 11 i �j Os2.dq„' . SE75AQK f6 R 47 so R' -LSgz. \ _ � 78 '� f O 0 f' � o.n 70 69 \ .9 ,0 +>i 22 FT MSE P 6 f oae evac (SEE SHEET 4 OF 7 SHEETS) I I I l NORTH I I so 3a D ap sn szo SCALE IN FEET FREDERICK B& RUTH F I I I BRUNS 8790 NEAL AVE STILLWATER TOWNSHIP I I DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: ` I 5l I I NOT TO SCALE B ' 3 foil w wilt wW a>! oida kA Ilnra, lmksa oebc>Kti3c I i 740 L CATBS � uA � 10 fat in width and ISid/a3o-ing right of way 16n , I 8WANEAT AVE unlraa o,he3wisc i„d,wlo-d, u sLown oo th9 plat. STILLWATER TOWNSHIP IlI I SE 100 100 > ,u.. 79 �* 905 3 „W / ,,.ueq k 99 1 ,F�r X22 FT. IISE 1 61 _ S8 $ — 101 < -- oze - 8„ SEf,9AG7[ coo 37 fry 70 — g 1z,o4s >. 8' ORAWACE & UTILITY --i t7 q. oot.. 8 s7- ...79 ss Ip77.co M,.gJ.3.00 / ...• � t., '. oz1...,,, n7 _.• .�, rzfafp rt - -�` . S `tt.ae7q k` �__ _ EA"a_%MEHT, 1 102 J0 !4 8 _ 1020 L SO _ aae%...� 98 I 103 } rp 50 %hr 'o�z� \ \ f \\ ` ~ os'"'°q�° a 19w k f > t s,aq.rt w IN IL I Rr • . . .•`\ ` k ` _ _ + q. 4 1' '' Os4 crea 13.411�IL ?67, 1 4 - a q • I , Ag : r � � 181 � � o Q. � t �4 xm r 82 r ,6.9,9 R m 984 zz FT. 86 87 0 ,,, 1 ' 9.30 ras �t 104 1 \ / 83 °K 105 12.909q ' a �9, f J yetQ 97 If' i o0 .� n ou q 2 CQ JO 36 4Er Ii 14 f 106 t3.lzx q -n as9.a.s 1,� �8 r� ossa.. f �'6 14.336q R oso.� a', ZZg f; f. - r 'F�'---- 4 09196 ' l A,/�0 ,04 _0 il•.i77 O O — 9Q. �INFILTRATION/ -',.tt,snq.n — _ ,• - ff -F ---- FILTRATION R RD.� BASIN #3 r 78 ,y J $ 1 53 _ 3 3 CITY 896-898.0 PONDasC f oa, 95 A ti 9 2z F* :5E 7 ; .I RIAlyt / S9 - _ - r s A 300 7+7 NWL -896.0 13,esr.q rt 7 '! µ 3 22 FT. MSE / ---- 30-- O Ll iJLIOT �' HWL-900.0 �" r9.xagq[[.x sETBApt 'i:1 , 91 sE 90 88 OL ZI3 , }`r►j 92 11.311 M1 12,09Eq R tt.973q-M1 1 I 13.03q IL ° i DRABYAGE I 1%6 X93 � !"' m IL t, ''.' ,3.as9 q.n. & UTI o.30I }' OVER ALL OF IOUTLOT CENT =r 3B' 99 DReiINA UTILITY 3O ► 1 1 30 _� _ - -- 2 ry EASEMENT i39 `rte � �'', 82 _ i B1 91 B7 99 I W N89049'31 "E 1001.72 _ ]ERRYB&BARBARAL 88905638"W 664.79 -1 jjI MICHAEL R & CHERYL M MICHAELOCHMAN YL M �4504,�� DAVID C & JUDITH E STONE CARLSON CONST SERVICES RICKY L & JUDY L I i� HOLLAND BROCHMAN I CARLSON 1.%-. 12720 MC KUSICK RD N 12770 MC KUSICK RD 12850 MCKUSICK RD N INC STILLWATER MN 55082 STILLWATER MN 55082 8528 NEAP AVE N 1 8602 NEAL AVE N Lp r STILLWATER MN 55082 STILLWATER MN 55062 STILLWATER MN 5N STILLWATER MN 55082 I REVISIONS gy PER CITY GRG 03/30/2006 0 U Z �- a vU) M U) V ¢~ N } W 3 m a 13 W a 0 2m Qco '^ o VJ 6 100, 1011.9 y10NB Oss% DRAWN GRG CHECKED DBP DATE 2/01/08 SCALE ASSHOWN JOB NO. 5455-069 FILE: PRELIMINARY PLAT.DWG SHEET PP7 OF SHEETS Z H O L O F- aF- se W EL 0 EL C? C O Q Z J 1 f W U) J W J>O >Q W J = a F- v� DRAWN GRG CHECKED DBP DATE 2/01/08 SCALE ASSHOWN JOB NO. 5455-069 FILE: PRELIMINARY PLAT.DWG SHEET PP7 OF SHEETS ABBREVIATIONS + SYMBOL LEGEND BF BASEMENTFLOOR EXIST./FUTURE DESCRIPTION PROPOSED BOW BOTTOMOF WALL ---05R _- MINOR CONTOUR CB CATCHBASIN CBMH CATCHBASIN MANHOLE BBO MAJOR CONTOUR -� caox CURBBOX CST CUSTOM LOT LINE DIP DUCTILE IRON PIPE EL ELEVATION G WATERMAIN d ESM" EXISTING SEWER MANHOLE Fa -FULL BASEMF,NT_ BUILDING SETBACK BOUNDARY FM FORCEMAIN OF GARAGE FLOOR PARCEL BOUNDARY UNE HBOE HYDRANT BREAK -OFF ELEVATION DRAINAGE AND UTILITY EASEMENTS HAIL HIGH WATER LINE YO HYDRANT [STATE HIGHWAY NO. 96) - �-f ,.�F INVERT CURB AND GUTTER .y ROAD y�� p �p L LEFT RIGHT-OF-WAY, BLOCK LINE DELLWOOD ROAD Nk 1♦Ohs H L- - --- 7b LF LINEAR FEET ¢ _. _ _ _ = 9i•••.•�-•.••�'_�-�- f - i Ila J LO LOOKOUT DRAINTILE MIN MINIMUM _.p{D1D2 EOF EMERGENCY OVERFLOW SWALE 2, �• L _ -• _®- NAIL NORMALWATEft LINE E� '._ 1 _ _ - - �•. - PLO OUTLETOS STRUCTURE OUT _ CATCHBASIN .� •' - IJ La IS li 1i + ~_ - 11H1¢MUAID. �, BYAlIlMil111 SAN SANITARY STGHT ORM SEWER MANHOLE SEE SHEET GP 5 1 .+; , "' ��": SERV SERVICE Q t FLARED END SECTION r"' 1 '.7' SEWO BPLIT- «. • I I' SLO SIDE LOOKOUT OUT n SANITARY SEWER MANHOLE $ _ SMH SEWER MANHOLE HYDRANT +iJ+iA`�. {' olrnpT , [ .. -,F�, . _ r ..N ,�;. _.`[ifg }' ��'y, , �• Y7 R - A . y�~ L SMA STORMWATER MANAGEMENT AREA 301E BORING LOCATION y r „• _ .. ,� �1�11 i` 0 I STA STATION STMH STORM MANHOLE - BLIC PARK ¢ ' I • +lr. SEE SHEET GP 3 �1�� 4'B. TBR TO BE REMOVED DRAIN FLOWIRUNOFF ARROW W �I /'1 ry., TC TOP OF CASTING TP TEST PIT �� STANDARDSILTFENCE ® ""Z .$"•h` 44RSgY .w aB11�, '� f �� TOW WATERMAIN� r• } .+ [n,ye.+ - --i f •«�.. .e } - n FF WM 6TANOARD BILT FENCE fT •- w " �. "tea 1s11,'� ;� fY�H Y - WO WALKOUT INSTALLED AFT MDI j 150' MN SETBACK GATE VALVE e /" � N,�i� ,:�" •- "_' 1 ..� - ili1� A - IN/ WITH Da BARRICADE t 1 y ti '� � BUFFER LEGENN MTING SUFa WETLAND BUFFER I ! ARFAYMERE BUR1N8f0 l y i,° II ppp WHBUFFERAV MGI8fAE.1RETAINING WALL pow • +fw t. SOUTH TWIN LAKE< ANfAlwwr-wE eowFER IB OEGiFAsBo OHW = 888.3 FT. FORswnx snurN3 at t �r o _ _ _ -_ tl1, ( S d. a �'" la. -,til tin Trf +°;f�� Iw,fr� St�•f �,� -''� ,� "''` . '�A ,s � \ w F 1, �+� ff �,*J b ♦ i O Z IETLAND BUFFER-- i rt�s`�--� �� ""' i p •`•,' Z "- SEE SHEET GP 4 = r'--- -` !- —� - -t - . •; y olawT a �. .ti - .1 r LU `4� Jfj,.. T"- '"` ♦ crrc eAolL/ -,` F. ..- * ., Z , �� :4 � '� � .�,. -� � �; ♦= _ : ;� .i; / i .♦ '~rye �•=• >~" s,�R ry`• ,� 1 �= } • - �. I6 �-° "f SEE SHEET GP 5,- �� �.,�' •~ r.. �l16``yy� •��-_� ��_. ; I � `iP. K' s �a ? �\ •` R � ti y 7• �. � � � ,O O. ? "§�\e. 'Uy" 1 I"� 1 �' � � �� .• � ' 4? 1 `1 ► , * +{. � e ,4 9 W ��m 6 •\ yeti w gill %,�, ��.,1 � - -•, -. r, - - - - -_ - - - - _ ' �- fir— m t f S:+.S .. -z• 4 Imo--- •�-. NORTH 200 100 0 10D 2D0 400 SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. 1 HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER 7Hr'E�L}4W3 OF THE STATE OF M1NNESOTA, vr-'+SU.Ca — 67tcf DATE 'L3 - 'moi 13- O.S, REG. NO _Lk 0 UC, O 19 p_ ZCID a L N r sf M Z N } Mw W Q I 'AW Q 1� m L F_ r O Qto '^ o VJ �O1AS 1 S p y 4' I a N — 0 �rOA'3 Dtis\6 DRAWN JSR CHECKED DLS DATE March 30, 2006 -- -SCALE ASSHOWN JOB NO. 5455-072 GP1 OF GP6 SHEETS Q Z Z Q J V 0 Lu O Z O z OZ o Of o m ( H W _J 0 _Z J O = C6 DRAWN JSR CHECKED DLS DATE March 30, 2006 -- -SCALE ASSHOWN JOB NO. 5455-072 GP1 OF GP6 SHEETS �' aa 61 a 6 26$ t E/� - �i .�� � �!° � � � ono ,>•� cl _ ---- --- - — , uj �'+ N ry YY N N� W 1�1� +4 rV Yya•• f r ' �i'•� I � __- - '� � J - '``'y CHEESE 1 4 �•� 0 r IRA- t 1Q(r`� O , '. ' Ff03Tpyy1�SO[p WC3 _ �.---� ". .,� Ate. y►•=�`� ,+ AL NORTH \lr t r �_• � SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. - - �' F'�! 'it � fill 0) I I 31i:- C m 714 - O �' �L�71VU>E2C r p mi• i O J Y w ® Z O Z_ d aao yr- Z O Q U J W C) \ (� J Q W ,aw NWL-903. Q O 2 yr -903.6 ' J = i " ��' yr -904.9 LL n R O 0 Ii,l AVON Afl `` •� ��,• .s - u - �-.R U) � C35'0. - �p. _ DRAWN SSR �.\ w+rtf•c -a� - = -----vt6- - CHECKED DLS DATE Much 30.2006 �R 4; ars SCALE ASSHOWN PoopJOB NO -072 1 HEREBY CERTIFY THATTHIS PLAN OR SPECFICATfCN WAS PREPARED BY ME OR UNDER MY BASE_,MILL 013106 DIRECT SUPERVISION AND THAT I AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE( ILAW$ OF THE STATE OF MINNESOTA. SHEET 6ff DATE _ O 3 - 3fT� CY REG. NO 26147 GP2 OF GP6 SHEETS t WETLAND BUFFER II 6)133'?,5 - - - -� -� - WAYNO., _ _ f EL! t ft. 4W LP KI1lrAt r.- - �_ '--���r � 7'' i 1 �. 1 �_1� �___` _ � �.�.t� t,'' � — � •p w 11 � '� � �5�� ,�ys l9tz,s} .- /��°+,qy." - ' � ll O GF "l Cr1t s} fob u1 f9ta.sl f'I' t� '� IaM . 3 �A�4nZfi W e-- - BOJ. f'i D7) Of f 1R5+� qq GF 927.0 6F2d.0. F- _ 4a g94LO Wt WO . t+IfO '� 6F CGFL02to F9270GF 92o0d WO F 913. 8.g a i� a l9effe � GF92B.0 ���i% i�+MiF1A�� �?10 CO >- 0 O �e,•`i ' ,,, _.., & _ .. R - � .�- _ >�$_ '��47a.g LO W -414•. t,4�.` � >: �� � �, � � . { n ti , _ ll - tr ..� •.CF 427A..' GF 928.$. qF-- _+,. �P y r:.9+2�6A y0 WO .r ..„ --�,\ " '*eS+ (7 " j �. ---letzs7 'Nn AI Q�t ., � lb � }Cafr,�O ��,I !✓ tiV 1 r 4. w S '' D I r a4i ��; `�.� ti 'j.ti �} � i �.a� � �� ..1� Q "� .s p+ Paas= 7CC+,rpllR � ;. � _ ',}''' y �•^ a �' _ m� $� ; m. u � � �, �:" i I •�' � ,, III '+ ! ;" � � — — j 'r. _ � 4 . 1 - _ - _ __ f O w\ � PI,1, -�n� Q {�f¢►, ¢ i o 1,. I y 2 r' y e9 R \ f 1 N w 7diS" ,'1 1 i �a 1 LO �pu 5 97a,0.3 WD. i 2 yr -896.8 ID yr -89r.5 z S , O 4 O Z _Z d o U) LL Cn OHI i Q C 38 0.lk, C \ ' _ _ WETLAND F k 33 ! \—" o H011t,7 PHASE -f r5rwf �.. -` ... �� _ -- -"\ '•. '�\'`v yr'8 •' �� -..,`ti DRAWN JSR ' _ — ``• - .0 lL _ 1.. 1, ' .'g3�. r$ ` f �,_ CHECKED w rp OLS �`�, -1•ry \_\.\ March 30, _ Exi§ lNe uTIL1Tl sl+ .'. -- �~– AS SHOWN _ r JOB NO- E S �INAH i TE WAY ONLY 7HE - -. `�. _ � ' ; - ,� `L CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING 5455-072; r I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY FILE: BASE_MILL-01370fi UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER _ AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY THE YAWS PE THE STA OF MINNESOTA. AND ALL EXISTING UTILITIES. 00 30 O 3,] b0 2,T SHEET SCALE fN FEETr = C) 0- GP3 DATE REG. NO 26147 OF GP6 SHEETS , WETLAND �� - L.' � _.. � hiy • � {. � ��, \ -yam �.- W NTMI HOADOCK - F " 1, \ ' a _-' .. _.'_� 1`'•.\ 'l 1 _ PHASE f.., TrusSAW A 5 •�NtL A4. ,1e� .9- _ -._1 _ _ g ,_cF Qn o, \ I+.l `,. .' '-- _ -� _. g0^I] WQ \ r 'S OHW AS LOCATED ON -LUNE 251 2003 +� 902.0 r 10 yr -90301 00 yr•903.9 ON NFOR TH �=WLL-903. 2 yr -903.6 CC M1 0 a4 1141 t` .4 .$ ,Pl��. 1 Jf 3' Dy J ``4 1 �:• -. - • - D INK _rrw�ooro 71 _ ra++oua '-. a r _ � �^ -- '- eras ��' r Y`•'Y65- OUTLAUT ..r�°O ti \�, rnoeav�acann;er•___ �\ moi. 8 aFg+�o . Il 11 a erQ.�. '` n4a' •�,_ . �_ - - °r* �� dy:._ r , e� 670) �_'_ '- _ .�. - '•V.,� ... �; a�r ,.. ._.._ ., -. ""rte � 4r,Df3�' .� 1. �F WU $F errs "_mit'. au�ors �Fo, 'cepr 9'e •o WO Ho- Wo vvp r, QJ4S' ',, aF4t1; i kp ` A _ _ : O / r+o [r- �� $`, ._ 4 ~,. � :� �: , `., ���� - , • � "`----- '� - + - -- c -- - - - { ref tax �`*�. ' � GFgtaRQ - '-•`:�- �� e _ � °rte ti.. iA o. mit' - �• � � .�,' 1 j7 I. - __ _ '+• � � ��%' ;� �`,,� �„ � Gresaaq' 1�\. ,. ' `' INN WO WO _ ♦* Ak EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAV ONLY 78E - �-` -'�-- �----v—�---�-'-' "- - '�,�ve „+_ • " ��E� - CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MV AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER AND ALL EXISTING UTILITIES. 6Q 30 30 60 T pU 7 LAWS OF THE STA OF MINNESOTA. SCALE IN FEET DATE O !- O- O _3 REG. NO 26147 O U19 0 Z° a N ��/�/Lna � rn M Z)" Loz rn � V ~ a uj UJ o m L H r 0 L) cl) O � �'Its 9& OA,., 4E5, DRAWN JSR CHECKED _ DLS DATE March 30, 2006 SCALE ASSHOWN JOB N0, 5455-072 'ILE: BASE MILL_01310fi SHEET GP4 OF GP6 SHEETS �•8 V-943„ yr -903.6 © 0 yT-94a.t ` G uts i4.` TLOT f \ ,, �. PHR/Ga�CCdYrOY VIA v I.. r. I , � f 4�0 � we x!04 V t"j or m KCYA DUCK NII 4F hill 65 + , lrs-e a�a;s Wo 2OA s �-.,L:AGF 9190 F y ,... 41 $I _ Rfy1� {959.5 ,• -ti,���� �,� WO GF 016.5 GF 313.0 Y1I4 WO WO . 40:6 9515 0%1 --- OHW AS ON JUNE c« / H V rl°N �ILF IM�AoI d°4qj x59-5 G191$5 wrN1 0I GF9146 6f wo REVISIONS By I I N 04-12-06 JSR - -., -hry• r1� 1 _—. - rw 1 r�r rru 1 rss5UTuw15x1 N A2 A. - •- i - -� _ 11 -_- n ' •. �3?f' .` �� ' .� ` _ - ,�, - _ +� � . -� - ``,�x ` Sarrr ,`Ems°�•, - I �� ��� ` --fi� b - -._. .�-.— �� fi(_QY� J®myHcZ dPHASE , ]RAI,` kr C0i o wvErLArDBUPfR- 8811C 0 LL cn rr- 0.�i ti..� - _ ` fix- ♦ �� `�_.���� f ! cn �-•--� �-S7.�e��r4Q3 — t: •-'�„' �� �,. _ '- —`" - ;_� jf�`-•r��..- .' a tip'-. �'-.' I _" ; - ys"R - ` `-'+i`� DRAWN / - _..-_�ti,�y �..\'-•=� •--�_` w_. -ter fir' _-�_>�,�`" JSR CHECKED OLS / r J� .. '''•-+.,._ ..\�= > ,.�..+" .� !''-`�. '``�._ DATE ,l `�� /'` �- ��- �'--`--•�� "� \ > tee'-_ j-_�- March 30 2006 1 /"J 1 i--- _ - -✓/' 1`--�' `\.,'' 1, SCALE `� ASSHOWN f \ I � _� JOB NO. EXIS'RN[i UTILITIES SHOWN ARE SHOWN IN AN � APPROXPAATE WAY ONLY. THE � \ ♦ � �--�-. - ! r-~ - ... T � -� 5455-072 CONTRACTORIESBEFORE SHALL DETERMCOMMENCING THE EXACT LOCAAGREES 1 OF ANY FULLY R ALL NSIBLEG I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MV ILE: BASE MILL_013106 ANDA L BEFDRE ARISING OUT WORK,. FIE AGREE$ TD BE OC RESPONSIBLE FOR ANY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER AND ALL"STI G UTILITIES, OUT OF HIS FAiLL1RE TO EXACTLY LOCATE AND PRESERVE ANY 50 O 30 60_ 120 THE LAWS OF THE STATE OF MINNESOTA, SHEET AND ALL E%1S71N0 LIT�ITIE& - - - 'CALE IN FEETj}� 0 3 - 30- o GP4A - ""- DATE REG. NO 26147 OF GP6 SHEETS 't F d A � � ySh V, ,w Wo 4tMW 8F 0495 WO X115 Mk57A1/ �+ lyddAd 1941 0) EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY, THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. 198.0 1N lass T — yf-8$x:8.. ~' G C =. • �� yr97' dU e mks -------------- i' ®Z O 02 Q O W Z 2 Z O H O af O W �s ,✓ , (� _Z J r nn W _ .'GALE fll FEET L NORTH F 'N ' r Sti f1 S89°5 38"W 670.7r y a9td_r ! a^— gas, tom, Iwow,aa (809.5! I p,NTOM, 86 i. .r, •0 LO L 90&0GF9 aA LO F�'r Ell tj GF 908.0 IGF 967:01 GF 901.0 LO 7 + '"fOJu GF 9.0 uo , �+ Ld R1E 1 SF p0 Xb BF ' ,fmA)�, •r" °alv 6fi6ril (oI V oP I Jr S80°56`38"W 13 '41 77 � y r j F(lf� I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE ST O�F�MINNESOTA. .r u DATE 0 3 -'3 0- O p R F n un PA 1 47 E- Ln I M \VVI I Q¢ } o w 3 co Q N� 3 I Y_ of O 0 2m Q 0 li ��OA'3 DEstG Z Q Z ®Z O 02 Q O W Z 2 Z O H O af O [0 c U (� _Z J Q W _ r S GRADING PLAN DESIGN CRITERIA - MAX SLOPE 4:1 WITH THE FOLLOWING EXCEPTIONS 3:1 SLOPE WERE USED: TO SAVE TREES TO SAVE WETLANDS SINGLE FAMILY WALKOUTS REAR PAD SLOPE TO ELIMINATE RETAINING WALLS MAX GRADE ON COLLECTOR STREET: 4% MAX GRADE ON MINOR STREET: 6% MIN K VALUE FOR VERTICAL CURVES: CREST: 36 SAG: 30 M1141MIJM STREET GRADE: 0,75% NOTES - 1 . ALL SILT FENCE AND OTHER EROSION CONTROL DEVICES SHALL BE INPLACE PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL, IT IS OF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL. TEMPORARY PONDING, DIKES, ETC-, REQUIRED BY AGENCIES/OWNER SHALL BE INCIDENTAL. 2. ALL CONSTRUCTION SHALL CONFORM TO LOCAL AND STATE RULES INCLUDING THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS - 3. ALL TRAILS MUST BE SURFACED WITH A BITUMINOUS SURFACE THAT IS SUFFICIENT TO HANDLE MAINTENANCE VEHICLES 4. ALL STREETS DISTURBED DURING WORKING HOURS MIDST BE CLEANED AT THE END OF EACH WORKINC DAY. A ROCI< ENTRANCE TO THE SITE MUST BE PROVIDED AC_CORD1fIG TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS. 5, POSITIVE DRAINAGE MIDST BE PROVIDED AT ALL TIMES. 6 ALL EXPOSED SOILS MUST BE STABILIZED WITHIN 14 CALENDAR DAYS OF ROUGH GRADE COMPLETION UNLESS OTHERWISE DIRECTED BY THE ENGINEER. ALL STO(-kPLIES MUST HAVE ADEQUATE SEDIMENT TRAPPING SYSTEMS INSTALLED AROUI4D THEM, 7_ TEMPORARY SEEDING, FERTILIZING AND MULCHING MUST BE APPLIED WITHIN 14 DAYS OF ROUGH GRADING UNLESS WORK IS TO BE PERFORMED WITHIN 60 DAYS OF GRADIIIG COMPLETION. 8. CATEGORY 3 TYPE 2S WOOD FIBER BLANVET TO BE PLACED ON SLOPES. 3:1 OR STEEPER. 9. THE SITE MUST BE NEST IN A WELL DRAINED CONDITION AT ALL TIMES, THE CONTRACTOR SHALL BE RESPONSIBLE FOR TEMPORARY DITCHES, PIPING OR OTHER MEANS REQUIRED TO INSURE PROPER DRAIMAGE DURING CONSTRUCTIOIJ. LOW POINTS III ROADWA7"S MUST BE PROVIDED WITH A POSITIVE OUTFLOW, RESTORATION AND EROSION CONTROL NOTES - 1 CONSERVE AS MUCH EXISTING VEGETATION AS POSSIBLE Oil SITE, 2- THE DEVELOPMENT SHALL BE PHASED AS MUCH AS POSSIBLE TO LIMIT THE SITE TO EROSION 4. THE ROCK EfiTFWICE PAD M7Xe NEM TO RE 1115TALLED MORE THAr1 III ADOVIONAL ROCK EINTRANCE BERUS SHALL BE REWIRED DUE TO THE PHASrNCr r]F THE IJTILire PLAttS 5. SOIL PREPARATIOIN IS NECESSARf IMMEDIATELY PRIOR TO THE PLACEMENT OF THE WOOD FIBER BLAITk ET TO INSURE THE BLANKETS MaKE saox OYJTAL,T WITH THE SOIL. 6. EROSION CilPITROL BLANKETS AND S' STRAW WADDLES (EHOROLLS) SHALL BE INSTALLED IN DRAINAGE SWALES AS SHOWN '011 THIS PLAN OR AS DIRECTED BY Ef*RIEEP ON SITE, WOOD FIBER BLANKET SHALL BE M11130T CAT 3, TYPE 2S. 7 THE SILT FENCE THAT IS SHSJ'VIN ON THESE PLAIDS AS BLUE IN COLOR SHALL BE INSTALLED AFTER THE SITE GRApILIG IS COMPL-01 THE SILT FENCE THAT IS SH41r14 ON THESE PL+NIS A5 RED SHALL BE INSTALLED PRIOR TO THE START OF GRADING. -4 THE TREE FENCE SHALL BE INSTALLED OUTSIDE OF THE DRIPLI14E OF THE TREES THAT ARE PLANNED TO BE SAVED. 9 RESTORE ALL DISTURBED AREAS WITH G" TOPSOIL. 10. SEED ALL DISTURBED AREAS AS IN ACCORDANCE WITH MnDOt 2575 except as medified in the Stillwater Slondard SPecifIc OOns(See Right) SFFD71 t MIXTURES: WETLAIID BUFFER SEE MIX: Ta be Determined STEEP SLOPE MIX: See Stillwater Standard Sp-,G(righO INFILTRATION SEED MIX: Ta be Determined PARI( AREAS: To be determined ALL OTHER AREAS: See MnDOT 2575 as Modified by Stillwater Specificalions, AFTER OCTOBER 1, 2006 USE MNDOT SEED MIX 1308. 1L MAINTAIN ALL SILT FENCE UNTIL TURF IS ESTABLISHED. 12- PESTORAT1014 SHALL BE COMPLETED WITHIN 72 HOURS OF THE COMPLE71011 OF GRADING. RESTORATION SHALL BE PHASED IN 24 ACRE INCREMENTS. 13 20,944 L.F. SILT FENCE 13,215 L.F. BEFORE CONST 7,729 L.F. AFTER POND / BASAD CONSTRUCTION 14. 7,000 S.Y WOODFIBER BLAPII<ET 15., 580,000 Cy. ESTIMATED COMMON EXCAVATION EXISTIRG UTILFTIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK, HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES, STILLWATEIR, RESTORATION NOTES: SEEDING, SODDo NG AND RESTORATION Turf Establishment "I 11e in acc4rdancc with the PMvisions of Mn/DOT 2575 except as modified herein; Existing areas outside the construction limits shall be restored in kind by the Contractor at his own expense. Following completion ofcurb and gutter and sidewalk installation, boulevard areas shall he graded with a minimum of •tx Of(OI in accordance with MrVIDOT 3877, and seeded with a MnMT 500 seed mixture, Seed shall he agreed al a rate of 75 Pounds per acre. Type 1 mulch material shall be used. In areas where the seeded area fails to grow, the contractor shall be required to reseed the area at his own expense. A minimum Of tbmc feel CI shall he installed around All catch basins not located in the sRreel, and along both Mica of all bitundnous Ira111, Sod shall also be installed in 411 areas susceptible to erosion, as determined by the Engineer. Sod placed on slopes greater than a 3:1 slope shall be staked or pegged in place and shingled, In utas where the grado exceeds a 3:1 slope, the following seed mixture sball be applied: SEEK] MIXTURE SPECIAL, SPECIES RATE LBS/ACRE PERCENT Common Kentucky Bluegrass 12 15.0 Switch Grass 8 10.0 Smooth Broom Grass 12 15.0 Perennial Ryegrass 14.5 19.0 Creeping Red Fescue 14.5 18.0 Red Top 8 10.0 Birdsfoot Trefoil, Empire 7 9.0 Ditch White Clover 4 5.0 TOTAL 80 Io0 Mulch shall be Type 1 applied at a rate of 2 tons per acre. Commercial Fertilizer Commercial fartftinr sball Ue measured by the weight in tons furnished and applied acceptably, FertiNcr shall be analysis 10-10-10 applied at the rate of 0,25 ton per acre overall areas seeded. Erosion control shall be accomplished with 010 use of hay or straw baits as directed by Ibc Engineer. Erosion control shall he Iteaompitshed as detailed in the plans. No direel paymril aball be made for erosion control unless shown on bid proposal The Contractor 111911 be responsible for sweeping the strccig fol[owing the rnmPlclion of the seeding andlor sodding. All sweeping shall be compleled within one week after the sealing or sodding. Sweeping shall continue unlit all loose malcrial has been p{cked np to the approval of the Ci ly Engineer. Catch basins shall also be c1c4ned wbh[n the same Iimefra nc, r L OE 4c. 2• Earl. 1" TO 2" IVASHED ROCK 6' IAIN, R0CK OITRUCTION ENTRANCE L1 To SCALE NOTE: Rock 1­11 be 1" to 2" such as "FOOT CA -I ar CA-_ecourse aggregGle lx JShed). A Oeole.lile Fabric may be used under the rxl to p,=vent OnDrotion of the UNIJ51Y19 Feil into the stone. ROCK ENTRANCE TO CONSTRUCTI N SITE k FIIIISNED GRADE PER GFP0DO PLAII E ROD' 60' 1111 2'15' BELO'N -AGE FLOG' eMaD � x � �ro yr�Ll nlwg'n HIRE OR TWI14.-, BALES PLACED ON EDGE, DOTE� 1 TIED T t " ^ 1mI "_ TW❑ STARES PER VALE AND ' POINT A MUST BE HIGHER EMBEDDED IN GROUND 10• MITI, THAN PUILIT B SECTION THRU DITCH 3' EARTH FILL aj'��p, r pull fLH O I}+�_TAkE -STAKE DPT mN I OPTION 2 SECTIONS _ HAY OR STRAW BALE DITCH CHECK - STOPH SEWER PILOT ' ti ,i ANCHOR 1;2 STALES PER BALE DRIVEN INTO THE GPOUND STORM SEWER INLET PROTECTION TYPICAL STILLUATER EROS IMI CIRIITRI]L G. 441 ) WIPE MESH PEINF. VARIES Try? P v HOW BTH :�,� •. 5 ` 9AfF TO9101 • I F1A;i. 7•° 3 L TAHPED LATUFAL -SOIL AIlI'd1Ff - ]LTi - toric. BIT. IAS FELL .43 .ALL. v SIDEWALK SFCTtOH [� 1-5'5' B[T RASE COUPSE q • OF TALL FOABIT GRANULAR g 4' 2 5' FT 4L WEAF COI IP,�E pF CONCRETE 6CL 5 AlIGPEGATE BALE + RD -A 3F B -B +FD -B 30' B -B + SUBGRADE 11UST BE .'ITHIII . OF - 10- PD -C 30. B -B PD -D 30' 13_PRD-E AHD BE AFPFOVED BY EHGIFEEF 34' B -B RD -F 30` B -B MOTE; SEE FPOJEUT PLAIIS AIID SPEC' FOP, STREET RID (1 30' B -B .1IDTH, CURB TIFF, AND STREET SECTION PD -H 30- B -B RD 130' B -B D -J 22- B -B PD -R 22' B -B PD -L 22' B -B STILLI•IATER TYPICAL PD -H 22' B -B _TPEET 11ETA1 , 4-1f]? k FIIIISNED GRADE PER GFP0DO PLAII E ROD' 60' 1111 2'15' BELO'N -AGE FLOG' eMaD � x � �ro yr�Ll nlwg'n HIRE OR TWI14.-, BALES PLACED ON EDGE, DOTE� 1 TIED T t " ^ 1mI "_ TW❑ STARES PER VALE AND ' POINT A MUST BE HIGHER EMBEDDED IN GROUND 10• MITI, THAN PUILIT B SECTION THRU DITCH 3' EARTH FILL aj'��p, r pull fLH O I}+�_TAkE -STAKE DPT mN I OPTION 2 SECTIONS _ HAY OR STRAW BALE DITCH CHECK - STOPH SEWER PILOT ' ti ,i ANCHOR 1;2 STALES PER BALE DRIVEN INTO THE GPOUND STORM SEWER INLET PROTECTION TYPICAL STILLUATER EROS IMI CIRIITRI]L G. 441 ) WIPE MESH PEINF. GEOTE%TILE FABRIC STEEL PI FABRIC AOCHOPAGE TOUCH AT 3 n ACYFILL W/TAMPED NATURAL SOIL, L TAHPED LATUFAL -SOIL AIlI'd1Ff ` ]LTi - I E' N. • DPTIEN I _I OF: TI[IN �TILL44ATER TYPICAL SILT FE^ICE-HEAVY DUT( r 442 13.5_ _IL 15 w are of rtwlaanur-t u f45PAMl M t•raLirYV .r;+ qe xiDA CURB 0./5: 1.1� SLOPE TJ rURD {I(ap aa.y IuCwft" 5n Ty k nIJI5NE0 GRADE PER 7 .RLGnIGFLOOR 7 GARAGE FLOOR 6.O' tpki+! J r.l) BELOW GAR4GE FLOOR i a4N lo ­GGGID ars M I LVO. (TIv.J 5.--.��--•.�� ikY II 1E.0' PAD MOTE: r6O' PPD U 4 UNLESS OLDER- 1w 1 F!r= os FT BE-PFW0V0 LR w UNLESS OTHEPVAFE VOTED D LO - LOOK OUT 12-1)11TN, , 11cx WO - WALKOUT =tun re-11DOGN, m L'ao HERITAGE HOLDDOWN DETAILS NaTEs: I GRADE ALL PADS TO Dq A111 2. FIWJI 30' OF nap rw,y +E1xN6 AI- OF 5 ttix,IE FOLDRAL OFI WALL III GARAGE OR Nr PART OF -SE DOT OCDSTRUCTER xl L EMENT . R4nuNT'N"" teNalRll:aON RE,0110 ]0' TOW' T9t FRUIT OF PAR 'RILL REQUIRE ADDITIONAL FOUIIDAIIOIJ MALL DO'.NJ To THE ENLIIEEREDFILL. TOE E!•LOFD.41 WM THE FO DAT1011 W Tr TFGI. fes- ,IF aY . 11' .11 ,y Ite ...c I lea nc• IG ADE PER II 'SHED PLa G4 '� I14Y1 Geq AGE FLOOR 2 TS L peGE FLOOR AI.p' T'tPrrAl HE GARAGE FLOOR 50' iOPSOL- tam I E, Y- cIK . LN. aFr FIT�Annx y\�..tl Ito HOLD.I., ,\ out 111A (TIP.) Ila 1lalaaaB9 �` D ai 0.+n I,I�,I 1rp M.. (TIP aaurrcut r,:� Mx.al.r, r, M. _'I a eLvo. (TIP ) 'D,o' PAD UNLESS GIHEPISE VOTED FB - FULL BASEMENT ill nµ. 1111 a.K naa A _~. GI64 G' PAD 0II 01,10nn[ Ilglrp �x on" I"`, tltt D*0 NeOitSS 4fia.v biro W014 OTHERWISE I—LO - LOOK OUT gyYkfW/VL N,iq WO - WALKOUT F8 - FULL BASEMENT NATES: 1. GaWE+4P.P+aGT4e/wa "•"�°""°"oar'"'° GLENDA€-OUCH HOLDDOWN DETAILS a Iaplr Nr tar n.M1 MxE Mt^WR . arwuu ar a ttwst Riu,141 rota .r,.. pa wr war a' Ilwu +ws tn1l:Tautrtp aa1 . Oat e.sugut a G het romp I'm GORDIRK + 9[rmla Jo' R1 IXE fkpgl o' Pap Mkt CY{FIR A.ggInC11U1 rWrya;ndl .4r Opal IS ext [rla4[nF9 REE aw ""I -"I, v -D" % 4L JB R4' f9YrA lnm (pY,'TMUCbp.I I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THF,ILAWS OF THE 87AP OF MINNESOTA. DATE -<Z)3 30-0J REG. NO 26147 REVISIONS BY 04-12-06 JSR Q Z P: O Q O I- d ® Z O Z O z � 0 O m C) Ur J_ H W Z LL 2OM J = F C/J 2E10 100 0 160 2W 40D SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING Uf IL MES. BAHITARY S$RVECESAs444 WATER SEiEVECES Srmltary scsvI shell be ingmRed ten feet dnw7tsb —of III ervice. the mvige stub skill waainate 10 feet beyond the p iopetty lire. The depth of the sanitary service stab shall be In feel at the property line w have a mptdlnuri gwcaf2.00L Sanitary icrvim%shall be constructed with 4" PVC SDR 2s, Savic" mom dun 106 feet form tM main to the building shall be grovici d with Is cfetw%neer the tight of way line. Witter soviets shell be totaled in the unju of the lot. They ,hmll not be i ulslled uadv driveways, or under catch limit)L Wei" smites shall be gel m minimum of Iwo feet belmany warm sewn pipe; Lfthis caa not be achieved dtc service iholl be ituulsud. Watef wrvice crab boxes ahaH be incited on the pfoperty Hae. Atm --bol ail shall extend from the wfd box. The top of the box shalt 6c sal w Proper $redo with the nxkc ion a1 the midpoint. Walna.,.0 and3 be IMuIW wilt o minimum depth of cover ofmven and one-half feet. SANITARY AND STORM SEWER CONST'RUCTT0h3 TYlaorpepr far aalv.y ecwmasci Er rales tpeeelt deph xaIMPOW arm the main 1. Oaished ped. ekmd.n dal ew Id,- e ma tbtlowlna ch.zt Depth Tvmaf Pim 0' -IS' SDR 35 15'-25' SDR 26 Gama Wart 25' DIP, CL. 52 R—f—A ecaeam rira I-— a.a,hell hof h lass shown.n t1tapt.awnh—nt0l Bmm.ofliat] elan type Rrjoinb and canarxd'tl' A{ng [lake WATER MAEN CONSTRUCTION N lKAWd shallhe Cn rpdt.tHep'e 6D"Hydae6nder Marker,u manafeelaaed by Rodon Carp.aayae DIPshall be class 52 for 6" Ihaugh I2' diamela water mein Fillings shall be Class 250 Dadle Iran pipe glen be pu.haa join) and %,II heN k_ with AWinC 151.06 fir lee Eurµ IraiM cad ehµ l be maavda exd by Valid SY[a rip. Ina FaaMry Campy, Cloy M,caa, y. Amagan Cal has Pil Campmy, M ypnmde W. 1 lnlall liar l em,hun, m the ergvvvemyia afAW WA r.l IB as AW WA C 153 ant tall be des 15a Mmliada5 jaima .balk be a.ed R.411.e.b item and fitting, daft.. m.a„ w, dmmc,l ondanfay hµ1 IF, p,mdded torn µ till sakes All tels5askal and pash-anj.au shall have tubba geskaa -9—tell to AW WA CI I1. Realm, gl,a& WR be Amadna„ Mage -Lug m US ripe sA ba daignad la -M -Lad p.a.aa danel in Table 9-6 ofAentva,a Can Iran pipe c mplay, Catalog. HYDRANTS AS hydemu shell be Wuemus WB 67 Pacer with the Mloxing requiammla Hp&w teh,ag.Or.mcb mk,ataa arise aymlry lhryyardl bn apwpp.d adth Iwo a t � r aea.aaa ma,m. ar,v aroa.m toana,inn Umld.endo aumd, Hall Lal NO -1 Sre.dae4 h w. h. My&.1 borer tb lajt 6- pircr, wrtb, Mb 4bTtA ffb w nang. w Ittag.d j.int -- art- het adntha.bss ft IIIdAW gradallmad wid„ maehenhaljaanr —oar µ yore hal wa. )lydrua. ehd 14- dhfoal bury a. All h2dmna .h.11 his •.i..,ta tnedanlW pend laps For wag Imo Ib. Wa-inrh berth Pip. fi-nn nae mile Thea shill bee gate-1,.ltt du hy4r.,;, anal on wars an tL Hydras.lenaag-Mit nn 11.11 be I—ided with "O" ring peels pm'may d.a mseens, armnim eaa" be labd.W IA..ghm apoalas I. III. upensim and,. boa— a Skull"to the len (muntaclo &wise), and be able to dmin whin We hyd,uu Is closed E The elm and shall of the Wanting nut dal M Neiond Slmdard Penult" net a Hydrant moat hive peareasn. taaldp.h.wing: I) M..aGa,aed, a.ma 2) Yem of MmuLaua and 3) Bury depth Te v ire s1Na, Wil W nedet.f salsa tyT'a }a actmdx 7 fo Ai4'44'A Cdal Sr�¢a�e�tad Aa.rewsgkbg punriu. ef3fd 7u. Tnc saes 3.nine),nbraaeeehadaaljenledti,nax•ri.lnq grndnga a d"it Ieutalda leafs(2•) agwue wrl rd Wtspm dgbl Cwt e—U hseagn shin, on y.a bauera or hMy: 1) area indimling anew 2)manuractar e, name 3) prima coring 4) yam of manuf- 5).iu Garantro+b.... dad, be vrn6w nal. r)pw_t Ledo abaft In dleaeee. The nkvn hm .lull assort b{tlene ricin with s roc imgdi to P-111. ftx 7.5 rite., a—end WA w pride wjx.mant of .I lr d. bade. BU FERFLYVALVES Hor"n"y- vetvfa el,ll.nae as eagxtm a sfWM. AWW15W and th.dl t'adww d ma pi0 pll o[—LIRra Tiw rata "I t.Md body milk mxaania Jjta ed",, maFnnigs fpmnng ten aiah 'U•deg.ml,, nodwh [try,quamaus a+d ah.a earn ngM Banally v-•. --. mrvn dawn d.e danaea ere he@pr. I)open indk ing snow 2)—.&­e.­ 3) )man.&n ,.name3) p—are adng 4) year of menefa,aaa 5).i.. WATeIIBRx■VICIL AND rinrimm canx-eetaATTD22570lg -. 64W -All tap. an la MuIIwaiats I,Tadw6 nitepryns a5 fatal• All mtptuVlaa,Wpe i6.0 mMe,m an A W. W A 5eaadude a,lh A W.W-A dmWad data, en4 A W W A cappw.vwk, dwud imde. C)1Re 11Tat A?7D B67f C -b sap WW 2w I•rimru.p.dde P,rtm. far mppm.m 1111, talc, end apd.g-fay. dalgn site - Iti—ad Ory aK1 Ade be Malta R•I5154 Mak B CW fig at'ps—di eq" The nap bins .heel in, w ..Imnaa tyg. Iia .aepon.cy nd Mlmnp oil Peaty I]- . "I h...6• dj'unnent wish an M. r.a Ladyt ohm fully"1.&4 Sapp beta sAdk K. Marta 11II)INT Fad FMI-14 56.7511. m W".ad cq.yT iia Rd 4-11 be Mnela 24373 m M -1d r;ad WATER. SRRVCCr. PIPE .hit-mpj- W 61ag vas Cat emkn "I he am and utaed ASTM B 16 6t `I—IN' CnPpr. WOW Tula. Tyra K soft Am Wal lempx. r•� I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERLD PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STA E Or MINIIESOTA, O(�/F��g DATE 6 3 - 3 Q- 0 � REG NO 26147 REVISIONS By REVISIONS 04-12-05 JSR DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE AS SHOWN JOB NO. 5455-072 -MILL 013106 SHEET 5 SHEETS Q Z OO Z J O Y W 0 z LL o z G CL W_ �0/�/ LL C 00 O 0 U _j� Q W Z O L.L vJ VJ DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE AS SHOWN JOB NO. 5455-072 -MILL 013106 SHEET 5 SHEETS Gl 3 °. ,ef 64 F� to •r75 I i0� r U y � Nk o 74 BF 911.5 1 ( 73 r rte` [ 1 72 4 G': 66�O goo r 3 ro Ri2©yJ�� �es,51 71 i. 1� mrCO,67 ap, 70 _t SCF 75 oreua rns, x 76 rg D llw q ° �.ai RA/N4G- ,sR•°�y UT/L/TY� 777 asr4reWr _ _ _ r TEMP _— 1rBlw - 4r 78 J a 68 69 BF , g'$pfO O Buln:�sxe / Nl.9GfM W.lfiib. ./ /,� Aqp Fq 910,5 BF.H.0 W ✓OA se Bf1 i y © SF O ,r.m f' Bs'" GFat�l"° / S8`J 56'38 rNe.'nw c� 140 WO WO GF 920.4 .6` On WO +n=2 �4.' �n 79 rca.i ,,� r o {ykl,� ® '-., ,� A„ r'F016,8 ine.GF919J)_ 7q4{¢ BF 810.5 4=f,} OR1po'<o 101 lU0 �� – 111 = -_$... � nA<° 7. � - - - --- - , , '�«� _-•.• 04. 102 �-- ia,��i" � a,9 \w "'so -(Dols) � q�a� `' © © 9$�''a \ WBiAo° efis,jt 82 rw, 83 rix www o� 103 °� G WO 6 LO X1,8 SF 889.0 I QG nb9g 'pr$ISf$p F 91.,5°1 GF 9wg++sr 10912,9 Bro3o1 *' ai '�c� Fj+l' If.O LO 0 i+rw. L0802.0 109 101 -GF 91BS- __-GF079.0 - 100 104 1 9� nwne LO 9TQ.A WO WO gp 41.19 © 97 .Sy*> - srnw'0 w iu_ rc °m,n GF 907A TFRAIL RT FUTURE h189049'31E 1001 72 e� TRAL I 50' WETLAND BUFFER N, `) CO Ip Q �--� or NOTES: INSTALL 12" WATER MAIN, 8" SANITARY SEWER, AND 8" X 4" WYES, HYDRANTS AND VALVES FOR WATER MAIN AND SANITARY SEWER FROM STATION 11+00 TO 29+00, ROAD F. ALL OTHER SANITARY SEWER AND WATER MAIN ITEMS TO BE INSTALLED WITH FUTURE ADDITIONS. NORTH 60 3O L7 3O 6U I=°0 SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR $HALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. % CONNECTTO—TMO 1b B/J —Y SEVER (BY OTHERS) LO 802.0 10o BF 810.5 BF 911.5 105 �a;ipl 141xJ\ 92 •rrooa r«.e ,rw x y O 107 106 w 'li Rtr-W-BvaB rxr.e srxro � erj rL 4q iia W - (B,°0) 81101 (f:) V f Z_ ■ O U J BSB) f 9 /Q i C © , © INFILTRATfO FILTRATION #2 p�}Iyn#5C ` � , W��O :.. � A \ *� V of s © ,��'�+I 4 856-898.0 R+v-a%�'~� NWL-896.0 2yr-896.8 `�` �o,a1 + 95 0.c w0 If°w: er-Isorvgr a% aFP `- e 10Yr897.5 apaf, WO _- 100 yr -896.5 Vii' (91*) 94 BF 9010 ~•\, ,p 93 .. - +� .NV.BBB.62 es°.� #ry OINV.BIBTd 6 BN.v.ar Tc -B w INv.emee % tl- 1101. sl 4 (Ban sI TFRAIL RT FUTURE h189049'31E 1001 72 e� TRAL I 50' WETLAND BUFFER N, `) CO Ip Q �--� or NOTES: INSTALL 12" WATER MAIN, 8" SANITARY SEWER, AND 8" X 4" WYES, HYDRANTS AND VALVES FOR WATER MAIN AND SANITARY SEWER FROM STATION 11+00 TO 29+00, ROAD F. ALL OTHER SANITARY SEWER AND WATER MAIN ITEMS TO BE INSTALLED WITH FUTURE ADDITIONS. NORTH 60 3O L7 3O 6U I=°0 SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR $HALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. % CONNECTTO—TMO 1b B/J —Y SEVER (BY OTHERS) LO 802.0 Q � z o BF 899.0 O 92 Tc-�iml SJ 0 z O CwY.N iS,B ® Z w 'li Rtr-W-BvaB rxr.e srxro O OV 4q iia W I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER TH (AWS OF THE STAI E OF M,INNNEESSOTA, CTT" DATE -C7-O j. REQ, NO - Fb1i7 REVISIONS BY REVISION 5 04 -12 -OB JSR V o 19 19 �e eh U rn m I NO =Iz cyQ N rQH /LSV Q Wb 3 Q N li O m Q CiLS S& Q' 'fid 1• 9 H ayrova .oss.� DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 ILE:BASE_MILL 013105 SHEET OF 5 SHEETS Q � z o z O a 0 z O ® Z w m OV F- W U) Q Z_ O LL J cn DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 ILE:BASE_MILL 013105 SHEET OF 5 SHEETS POND#3C NWL-908.0 2 yr -909.0 10 yr -910.0 100 yr -911.1 4974, A OVERLOOK 233 -----A �,•236 2344 1 x2351 r Al r GF 4200 ° -aw.0 GF 821.0 0, %0 VI/O ra M sP},fd'6e ✓✓8><Z,tl BF 913.0 X41 150 149 151 IV , 152 Ic PB M1 BU.az,7Z 612 129m3m 53 © m --- �' �" 154 POND IC G .� 8 ^• A 4 NWL-902.0 128 a ,4. 31tooA _ aFsiTsw Z O cz C tY 2 yr -902.5 WO 151; 10 yr -903.0 g•C7 BF 909.5 156 /-n\0 100 yr -903.9 ' � , K o o 1274�� � 5- \18090) / 0 © T-1211 211 apart N B9 d ]090' f �a m, 0) 132 \ YVt I LHIVLJ © G� 3.6t AC A- @•. "� 51 52 "1 w X�5--3 TI "Li 0 - ;rFg1T 54 , W�'� _ FUTURE _ O rRAa :��Pf3Np#2L , NWL-898.10 t 2 yr -898.4 " 1fl}7r-898.8 TRAILEI 100 yr -899.2 sus a z O 55 16— - ® 0 j Q'0 00 Z O cz C tY CL 0� U .. W ~Q J cl) W = g•C7 56 4N 1, r �5 130 � , � 5- �e apart -57 m, 0) 132 \ G goo @G 444 13:3 ° •���ti S m @G 4 134�o ~` .,,y 147��i�� m G i3S @ POND#4C� 60 y� NWL-903.0 4rtLQ'`.*Q m X146 2 yr -903.6 10 Yr 904.1 f @ 136, ; tl 0! '-.OHW AS LOCA 6N-4 NE 25,2 INF11 R/0II(_A/FIS RAflOt 126 3p 1 4 100 yr -904.9 y - �• eGss�� BASIN,," 1 '@i 'l _ ll rrree 6zg��a' f �,,� Q�'400 900.901 Ec _ (G� D 137 15 p --.� ns a u G (3 tfli L7./WOIp �+, �m. �..• .. ,!t �, 145 � Qe.�ya 63 s l 12 '© ,J ° (�s.s 138 o & f s __ Inv-s��o 1 1pauo �a 1 ©64 �- pfi �Q4a J: _ PHASE1 �y4 144 TRAILBFB�� 64 ► �� ® pp 43 Pq"' ¢� uya'", vvo 142 `*AJ T, "I t r t � 24o m~ tn4"+�F815p BF Bp)a ea .4.101111$wo 1 GF� OUTLOT H 140 ;sa GFS'° � C� '' �,• �� � � �'$ a ®� o`° Itl' "» CPO s CITY PARK - 23 ° sr 'a _- / \ Gr8ag9 a4 rwxx 135 Rwwa� i\ eFwd pF - '` In am r \\ eta'° D ,, 122CG:112 « k ,'� 6Fg87a QfiA7S - • 'ti WW.' .ate- ':w % 121 aFw4o Reg Q Y j 4'1170) 120 IyO,p It r3 w 111x4 a BROWN'S CR(987.0 119 ' Brp�by 8x+MmBUILDING SETBACK I0s' 44P110 i9R�r 11$ 113 116 -0 i ays gF 1y GF 913,0 GFO135 A \moo\ P Bass .IC ,GAIL --- '{ 117 BF 905 0 49 T 14 v NORTH 1 116 115 (spas) lift O 9C1 i1 30 dD 120 ` , _ -� G - SCALE IN FEET -_ � OUTLOT A TW9BB,-----•---t--,.�---------------- WETLAND SETSA�L C, ----• � �` - _- E1C{ST11Vr3 UTILITIES SHO WN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION BE ANYAFULLY RD ALL FXIRESPONG NSIBLE F I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY UTILITIES BEFORE COMMENCING RISINGT WORK, HE URE To TO BE FULLY RESPONSIBLE FOR ANY DIRECT SUPERVISION AND THAT I AM A DULY RIE04STERED PROFESSIONAL ENGINEER UNDER AND ALL DAMAGES ARISING GtlJT OF HIS FAILURE To EXACTLY LOCATE AND PRESERVE ANY WS =OFMNESOT& AND ALL EXISTING UTILITIES,THE DATE Q ` 3 CJ' "' O (. racr- Kin Pf 1 a 7 REVISIONS BY "NS 04-12-06 JSIR 0 U( D Z� N U rn N� L.L W� m Q I � 'AW li O 0_ 2m F- O Q 0 c w�olitS 8b3 d 3 y us k � rye 'i'70�� 0�5�0• OF DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 a z O O 16— ® 0 j Q'0 00 Z O cz C tY CL 0� U J m1 - W ~Q J cl) W = V OF DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE ASSHOWN JOB NO. 5455-072 LWOO D , ROAD � caleace ,avero,r NN'S CREEK-- IG REEK JG SETBACK -PONO1�, C NWL-896.0 2 yr -896A 10 yr -89.8 100 WETLAND 131 AC z- 1720 o gmR 'I J I - - 1• 0 3 4, S 170x~ 0U. if ,f w ,rr I 169 168to- 03; f, f m } 167° i 166 00% 16'55"E NORTH j EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. PJ89046'55"ENORTH 1611.76 etr 1.r + WETLAND 1 H QQ (mlij �Bn.61 r /4 2 3 BF 819.0 BF 820.0 \ 1 BF 91BDLO 922. L0923.0 LO 827.0 LO 0 LO LO GF 927.0 GF 928.1 I OF 928.0 w' �v�dp CITY PARK OUTLOT PUBLIC PARK .m x73 s ,^'.� �25-25 249 174 * 70 69 J67 66 8265 259 2'8 25 56 255 254 mr 175 F fr 176 177 478 r'808 181 182 164 i� O % 163 rhe (H 44 S --- F- _ ■ _- i- _ - tug nn la f 19,0 HOA OUTLOT PONDN30 NWL-908,0 2 yr -909.0 10 yr -91 0.0 100 yr -911.1 0230; J 231 I232 1LOOK 233 12341 �'rPrrn j�J 47 246 4 243 ;2401 238 237 236 ,,2351 1 O V "� n -GF 92Y.0 GF 926 pF A WO WO f O BF 919-0 BF 920 400 .0 s+ 39 3 { f. _ it SM/1 OL f 51 to%,/913.6) +<. 52 BFgr3,-0 '.�� � �M84�9 fr 441:0 6 150 149 a 151,E ; a O `� GR _ 152? * e -°e z. 130 �o s I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER T?I LAWS OF THE SZl� yOOF MINNESOTA. r.l :-._- n I - ln- nL --- .- --. -- i OF DRAWN JSR CHECKED DLS DATE _ March 30, 2006 SCALE AS SHOWN JOB NO. 5455-072 ASE_MILL_013106 SHEET 5 SHEETS <-6 z o � 0- Y z 0 0� o JF- J Q W 2 z 0 L_L J 1:, ^ VJ i OF DRAWN JSR CHECKED DLS DATE _ March 30, 2006 SCALE AS SHOWN JOB NO. 5455-072 ASE_MILL_013106 SHEET 5 SHEETS 49 w. NORTH 60 30 0 $["3 Ito SCALE IN FEET STAT-IIG1HvvH� -ow w N Ln �-�__R�j,i-qi9 7 f1-' 1253.5 Y ' -927.0 -GF 928.0 'r " "' GF OF A wO WO GF 828.0 _ - .e ,�, " GF 910.0 t2^eea[ GF 927.0.° ri.e 4;6'b LO BF 919.0 BF 920.0 BF 920.0 B g � OF GF 92$0 10 6 A BF 908 0 39 38 r.i 37 wQg1a 31 40 31- BF 9170 W 413.0 ]� ge."f 6 � 3 J _ 35 �F41' p66) (9705)-(B1B'6� (B1B 5) 34 33 L010.Sj. - (919 5) "500 �0,0 4 24paa7 OrTzLOT 340 2" � G .* 5 a ; -e PONOM 29%O v s N WL -896.0 2 yr -896.8 14 244. 10 yr -897,5 . w ° ° T• 100 yr -898,3 1 28%0 243 242 + 40' 24 I as V a' �'�� OVOM1 52405 _ - - LO'r W YAOa 1 � G 1239110fl 8 ; 4 TBryW \ awo YhLX R 239 237 WETLAND 1 1 236 `�Gr 3.6± AC i i? � y, a235W �prrw �P may. I Q •wan f +^i0e5 11 w - r41[0p I 52 R � X53 �! 0 EM87ING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY, THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK, HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DMUIGES ARISING CUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES, xa GK 921.0 GF OF 922.4 GF 940.0 wO wQ wO BF 913A BF 9,40 BFQS �I . 1 :!. 7 i pl y, , 43 44 A77 a10 --a ui 1 ' Sr ,819.5) [Ii7 R (BY2 51 �e,B> 46 {812.5) ( 912?i - y-"�[ 47 1912.6) (91251 (B1P.S) "040 49 48 fe.05 a 50 910.0 1~O BF 810,0 � 017 fi 1812.5) (BI , 951 BF aO 913.0 1-0913.0 1-0013.0 LO LO LO 1� �. 14 15 16 17 BF 813,0 1 8 OF910_0 1` BWOF 913 O 33 Gtr®.D (921.61 X422.5) (Or951 1 3) BF 100 BF 912.0 BWOF 913.p GF 92Q1.0 1820.5E A _- (BIB.5J - (817,5J (00851- 1 �i Wo wQ GF 821;0 GFg ` GF M-0 GF 821,0- 0 (Bte51 2 3 �F BF 920.0 5 Bf1.5J -- e17.51 11 OF 916A' BFBo 1 BF918.0 LO 822.0 LO 823.0 BF 920.0 �j V 10 BF 907-0 wO GF 818.0 "'**' jLO ig 600OF 1-09210 LO LO OF 928)0 BF 9: WO 77 9 BF 9100 wO _ w GF 827.0 OF 9208.0 - BF916.0 WO OF 815.0 �/ Y 280- OF B2B.0 WQ BF 9,8,0 BF 9130 GF 916.0 .47.kp OF 926.0 WQ wo GF r,4sw� GF 9210 OF 921.0 Y ' -927.0 -GF 928.0 'r " "' GF OF A wO WO GF 828.0 _ - .e ,�, " GF 910.0 t2^eea[ GF 927.0.° ri.e 4;6'b LO BF 919.0 BF 920.0 BF 920.0 B g � OF GF 92$0 10 6 A BF 908 0 39 38 r.i 37 wQg1a 31 40 31- BF 9170 W 413.0 ]� ge."f 6 � 3 J _ 35 �F41' p66) (9705)-(B1B'6� (B1B 5) 34 33 L010.Sj. - (919 5) "500 �0,0 4 24paa7 OrTzLOT 340 2" � G .* 5 a ; -e PONOM 29%O v s N WL -896.0 2 yr -896.8 14 244. 10 yr -897,5 . w ° ° T• 100 yr -898,3 1 28%0 243 242 + 40' 24 I as V a' �'�� OVOM1 52405 _ - - LO'r W YAOa 1 � G 1239110fl 8 ; 4 TBryW \ awo YhLX R 239 237 WETLAND 1 1 236 `�Gr 3.6± AC i i? � y, a235W �prrw �P may. I Q •wan f +^i0e5 11 w - r41[0p I 52 R � X53 �! 0 EM87ING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY, THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK, HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DMUIGES ARISING CUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES, xa GK 921.0 GF OF 922.4 GF 940.0 wO wQ wO BF 913A BF 9,40 BFQS �I OLLO LO 1-0415.0 1913.4 Bat 43 44 A77 a10 --a 1 ,819.5) [Ii7 R (BY2 51 �e,B> 46 {812.5) ( 912?i - y-"�[ 47 1912.6) "040 49 48 fe.05 a 50 910.0 1~O BF 810,0 BF 910.0 BF aO 913.0 1-0913.0 1-0013.0 LO LO LO LO OF 918.0 OF910_0 1` 27 *�' yes Z/ CITY PAI OUTLOT WETLAND 0.1 :t AC NWL-898.0 2 yr-B9B.4 7 0 yr -998.8 100 yr -899.2 2 54 - a I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER TRWWS OF THE STAIE OF MINNESOTA, 441 Z"4-6- DATE O 3 - ®- 00 REG. NO X61 47 Q Z ~O z O 0- 0 z O OZ (L i O J W (q _I J ~ W z O LL J = DRAWN JSR CHECKED DLS DATE March 30, 2006 SCALE AS SHOWN JOB NO. 5455-072 FILE:SASE MILL 013106 SHEET OF 5 SHEETS ELLWOOD AND 8UFFER `�'eT EXISTWO UTUTIES SHOWN ARE SHOWN Yid AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMWE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES, (STATE HIGHWAY NO, 96) 1 NORTH 2W 100 4 140 200 640 SCALE IN FEET R I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THESTA E OF MINNESOTA. a J. --k -0 REO. NO —?161-1-4 REVISIONS BY z IS ONS JSR 0412 -OB • o U� Z; _ a N C/) ^ vi M C1 W mQ Wg wx L2L m 1� 0 O C/) ,OILS 8b' 3 � y/0'VS DEg1O Q Z O _O H O Z w 0 0' O Z m U J w a O J = C6 D 7 � 0 106 200 �0 SCALE IN FEET TREE TREE SYMBOL CODE (COMMON NAME) �! ASHG (Green Ash) /j C/5 ASP (Aspen) Q BASS (Basswood) Q BOX (Boxelder) e BUT (Butternut) a CHBL (Black Cherry) — Q COT (Cottonwood) W ELMA (American Elm) 0 ELMR (Red Elm) Cl) ELMS (Siberian Elm) ® HACK (Hackberry) NOTES: 1. TREES WERE IDENTIFIED BY KUNDE CO. INC. IN JANUARY OF 2006. 2. TREES WERE LOCATED BY SATHRE-BERGQUIST, INC. IN JANUARY OF 2006 3. ADDITIONAL TREES EXIST IN THE RIGHT OF WAY AND SOUTH OF BROWNS CREEK THAT WERE NOT LOCATED. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE 02/01/06 _ REG. NO 26147 REVISIONS BY HICB (Bittemut Hickory) TP IRON (Ironwood) 0 LOCB (Black Locust) /j C/5 MPSU (Sugar Maple) Q OABU (Bur Oak) 0 OANR (Northam Red Oak) (° OAWH (White Oak) a RDCE (Eastern Redcedar) — Q WALB (Black Walnut) W WIL (Willow) 0 TREES IN BLACK ARE TO Cl) BE REMOVED — — -- GRADING LIMITS NOTES: 1. TREES WERE IDENTIFIED BY KUNDE CO. INC. IN JANUARY OF 2006. 2. TREES WERE LOCATED BY SATHRE-BERGQUIST, INC. IN JANUARY OF 2006 3. ADDITIONAL TREES EXIST IN THE RIGHT OF WAY AND SOUTH OF BROWNS CREEK THAT WERE NOT LOCATED. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE 02/01/06 _ REG. NO 26147 REVISIONS BY DRAWN RS CHECKED RSM DATE 02/01/06 SCALE - AS SHOWN JOB NO 5455-059 LE: WATREE SURVEYIDWG4REE SURV_EY.DWG S}}EET TS1 OF 2 SHEETS U Z > � W /j C/5 Y Z Z O 2 O Ce 2 ZO Q U m W a — Q W J F - Cl) 0� tY O DRAWN RS CHECKED RSM DATE 02/01/06 SCALE - AS SHOWN JOB NO 5455-059 LE: WATREE SURVEYIDWG4REE SURV_EY.DWG S}}EET TS1 OF 2 SHEETS TREES IDENTIFIED BY KUNDE CO. JAN„ 2008, TREES LOCATED BY SATHRE•BERGQUfST, WC. JAN., 2008 TREES SAVED =651 TREES REMOVED =268 TOTAL TREES =919 I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT 1 AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 02101/06 or „n 26147 02/01/08 SCALE AS SHOWN JOB NO. 5455-089 LE: W:ITREE SURVEYWWG%TREE SURVEY DWG SHEET TS2 OF 2 SHEETS U Q z O O Y z w O o �z _ w r z � Z m w O a Lu J Q O J z c O DRAWN 02/01/08 SCALE AS SHOWN JOB NO. 5455-089 LE: W:ITREE SURVEYWWG%TREE SURVEY DWG SHEET TS2 OF 2 SHEETS NORTH I UNDER MY EER UNDER _f V�o 0 ZA� N Lo v Ln W P, W� G` Q co 2m to Wl� a000 sb'� 33 yy fn t4va DES` f Q Z H 0 Z d W Q w 0 m c OV Q J W J Q W a 0 J = U DRAWN JSR CHECKE0 oLS DATE February 01, 2009 SCALE AS SHOWN JOB NO. 5455-099 AERIAL WETLAND BUFFER EXISTING UTILITIES SHOWN ARE SHOWN W AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY ANDALL EXISTING UTILITIES. al f� NORTH 280 1n9 sl 100 200 4QT SCALE IN FEET L W, W, r I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER -TW—LAWS OF THE STATE OF MINNESOTA, '- DATE 0�^-_0-0 4 REG. NO 26147 DRAWN JSR CHECKED DLS DATE February 01, 2006 SCAIE AS SHOWN JOB NO. 5455-069 F I LE: B A S E_M I L L_013106 SHEET EX COND Q Z O Z _O O u Z O Z O U Of m 0U O (' Z J W J Q (q W X O 2 W � uj DRAWN JSR CHECKED DLS DATE February 01, 2006 SCAIE AS SHOWN JOB NO. 5455-069 F I LE: B A S E_M I L L_013106 SHEET EX COND I 1 I I I III oer,'»^�- aao4.oa?� Metro titan Townhouse CaR2 Plan \ NORTH Landscape Notes: Plant quantities era shown at an average of 2.5 Ines per lot in the Me neighborhood.and 8 trees Per lot in the as Per lot In the Glerrdalough neighborhood. These quantities Ind9 uds street Imes, ouflot treeseand interior lot trees. The developervdll Install street frees and trees In oatiots. The remaining trees will be installed by the builder In the Metropolitan and Heritage neighborhoods and the homeowner in the filendslough neighborhoods. These drawings are for approval purposes only and not to be used for construction. See engineering drawings for grading, utilities, existing conditions, tree removal and groundoover treatment. Tree placement subject to change per utility location. All utilities to be field verified. Irrigation method varies Per neighborhood. Metropollfsn neighborhood will be collectively spray irrigated wPlh 11►e system maintained by the Homeowner's Association. Heritage nelghbhorhood will be spray irrigated with the system maintained by the Homeownats ►lssoclatton. In Heritage each tat will be a seperata zone and each homeowner will be Individually nee for water use. Irrigation for Glendslough neighborhood will be the mapons�pity of the Individual property owner. 3 .�rQrl--- °La`�u9" r-an�scape Plan 'r It I } AnK, r 4 Glendalough Landscape Plan �a z � 30 t o roam N ;M; C ro ovwx or; — oue o1-oi-ne POW,= —I- —to 10o zo NORTH 1" = 20' 3 4 own ` 4 1 dpd Metro titan Townhouse CaR2 Plan \ NORTH Landscape Notes: Plant quantities era shown at an average of 2.5 Ines per lot in the Me neighborhood.and 8 trees Per lot in the as Per lot In the Glerrdalough neighborhood. These quantities Ind9 uds street Imes, ouflot treeseand interior lot trees. The developervdll Install street frees and trees In oatiots. The remaining trees will be installed by the builder In the Metropolitan and Heritage neighborhoods and the homeowner in the filendslough neighborhoods. These drawings are for approval purposes only and not to be used for construction. See engineering drawings for grading, utilities, existing conditions, tree removal and groundoover treatment. Tree placement subject to change per utility location. All utilities to be field verified. Irrigation method varies Per neighborhood. Metropollfsn neighborhood will be collectively spray irrigated wPlh 11►e system maintained by the Homeowner's Association. Heritage nelghbhorhood will be spray irrigated with the system maintained by the Homeownats ►lssoclatton. In Heritage each tat will be a seperata zone and each homeowner will be Individually nee for water use. Irrigation for Glendslough neighborhood will be the mapons�pity of the Individual property owner. 3 .�rQrl--- °La`�u9" r-an�scape Plan 'r It I } AnK, r 4 Glendalough Landscape Plan �a z � 30 t o roam N ;M; C ro ovwx or; — oue o1-oi-ne POW,= —I- —to 10o zo NORTH 1" = 20' 3 4 Landscape Notes: alot ft �.kAda Per m kt tt�e Ixr�iTtTkTortTood, 5 taee l'+c�TRa4e rTogfTl�tq�, and WW inns and teas in oa@ots. Tfia yl Dees, outrot !saes. olid w000r mt tree:¢, Tha onoom wig' tlra r ---AW to"GtieKt*K0 n4tfl ,,k. trt wll tre k try Cle buWer In 19reMampoftn &W HedSa91' rTeW and These dr"rlpg are tax appy" p ONY W10d nat to Ue usod fix =Wucbw. Sea dt"ro *WgrvldmV. uMUes, ftiM r® CDOnd'OoK I" rl9nXWW Wd 3> wrrdcon,ef S. tr7c ". T" oarerTl M g+ua u a Per JAW Ocetion. AAuUM, m er s fi td �,wtfxid. Irl- 8Wj [r meoW varies pec noVibO food. MekoW,4r n IRequ" *am geporu* mumdeftly* rrai0t,arnrlwoawlt ae ,rr as wt411 iSTe Y IIP -Y kTW*d -ftl I the system -" try M,F porLibAlty of asTd aadw hon>$oMnTsr wfg' ire kldvfdualty tsx water c M ttra i�arnceDwner s As latirxt. In owTler, 02abm for GiBnd*mo TbtN ,, Plant List { Crstoay Tomes (2 - 2.5" ca) 4�rtrrlenrl FGsp Mapb NartlrBne ALAmm BwzaVA* ALfblmn purp6 Ash ftkn a Green AM Rtm Sift SbW&rvd POPW(oaftw assco0xW.,0W OuM*V Aspen F4akkr Gascacf,t M ft* tM1 *e Oak NxVWn Red Oak G— mp* Lkuim Aman ental Tams (1.5' - 2" ca) AaIa,AM. wnorF\AgR#RLSfVNOCIHFFCT MMT, TNf nreer. wtrrTrrl xrMfAA,cwTn��FtRe TrE DuIATTDMDF TiR•"FAre"' A"mm YRTMR 4"`D" OFl4DIfrYnTowfCg RLI rA,a MrROOT MtL pIA LIMreFr TlE.TMD efM AND wr+aMroP nx naLE fETtRwE flADmaTww frwul MTIE FLAMMPODLR MCS4LLY,rp MOaNTa fV o jwx4 00 E fY *4D0m WmT V MI LMIT"&UcUq "MmaRDURe OP wornwL xwn,TnaTrnNAwx s niwrr w w+Yw rArN A DDRrFwEe , TIE RPUrINYI, M[rq'e fN7Lf E/F O(MPRAfF/I XID A�,WE O�V. UR F4lO¢ygrt MVW4tYJA TUXO to FCLL "own wrap TIfFD{ je LATS, OF FCnTFNr MW. 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WX OF TaF iRre M TEILMDTY, AIO ROTATE TORRMDRM1I MTEArN MET TWOF ROOT LALLTTLRM 19gMY0EGR N p S, fall VMIPPLOA�T mftAW— Tfx Pt PXWom" FW MrM TIDn,tTLa AOTRNTIAL D+MYMqfaVUMB~�tMN AODWOOIrY TAAWR A M OIMTWIER rMr Tree DV TRTT MKYLY Pit o -rrcc AT FLAIrrMQ "Kn 0,, r SAS Am m"" ON ossa fEFRMNOT l &MTH%TOM OFT 5%WXWf TLwT akTaro'roTRE COMB OF TTf urxle SIARE rllF,Ea DW, AA ""'MA" TTS O o" -Of AfFoFnIDF*FLGLa 14 MARC TM "WTh MIOE OF TIE TTS MTERDM6rY. ARD WAm iR� To FACE MDRm TI TIE Frs,a EET Mf eF ROOTMLLIUIMR IO,M �qwY li�gglM MORi Cofrlll f)TD'LA " jJoIfOR ArLLlTT FVogr<AM. +0Ne9v xj=n,, .M pCg ADD MYCORFAM TMNEF1ANrMf AAC TnIr� TIME lHt DAH'[I097. TD FMFROTR T%VOM AN MM MYOLEMO TNM �N,,,f�TrwRiRa sumIRDr-QQ UK 7Y� T:LpI(yTAyRfacKn^, ° m�ARf1RfMTr, TIiO MAfLf. ArIOYfILO/e DeclduousTree Planting Detail iIfAR1 Aa FM)�IOxAIACL'MIA4/MCW4t+'4i77i'1} 7Iw� .IW/M Mn i1Ri Mr{,CX FOR M 0WAT II F'9rQii. FMCS MROH1MftA1'.wF10u1f7 OF OYRitNEMR6 VKMA*W W,,,AF7[RRVT1 fklar RA{4 ' T rR i^O4R Fld{T1 MS1 raLp p51N1f'illo TAME MOL AROU.0 fA7E OF Iwo71 MM{FgMIT IMTMFOOT fRm .,W MO TMT ROOT MLR QOTw Ra1r fHli'T, Not to Scale Vii%W L I�WAW K'rC MU[pIw OORPUR TO9wM LMar.OMMufw fMeMoo` FkAN.I "wntme pmorlal RmwwFISA,TgDF W FV M IR MMKO YRiM ATM,! MW�Et FAMAS, 7:E MOOT LM4. �'�T"rT�RswarwaacvM,Rm A=T. AegOr MyL DC1Fw rm wT-rx YI[fN,arr NO to Scale E _L O c 4 L MER Fterirap® Birch paaDda Dogwood Svft Snow Grafi kKhm SW"r war crawppl, E,gre-en Trees (81; 10', 121or ht) Gokxado spiaoe &a(k ma Spnure Baker BNAe Spruce Eaztom VAft t k* Atlstfan Par® bda) Shmbs (3-5 gallon) Red Twig Dogwow Silver &W Gold Dogwood Amerlem VKNOM Plaift ha l47rs Northern Sun FmWU* cf Transplanted Existing Pinus ftEaasting Tree Cover AaIa,AM. wnorF\AgR#RLSfVNOCIHFFCT MMT, TNf nreer. wtrrTrrl xrMfAA,cwTn��FtRe TrE DuIATTDMDF TiR•"FAre"' A"mm YRTMR 4"`D" OFl4DIfrYnTowfCg RLI rA,a MrROOT MtL pIA LIMreFr TlE.TMD efM AND wr+aMroP nx naLE fETtRwE flADmaTww frwul MTIE FLAMMPODLR MCS4LLY,rp MOaNTa fV o jwx4 00 E fY *4D0m WmT V MI LMIT"&UcUq "MmaRDURe OP wornwL xwn,TnaTrnNAwx s niwrr w w+Yw rArN A DDRrFwEe , TIE RPUrINYI, M[rq'e fN7Lf E/F O(MPRAfF/I XID A�,WE O�V. UR F4lO¢ygrt MVW4tYJA TUXO to FCLL "own wrap TIfFD{ je LATS, OF FCnTFNr MW. TftGVroAfuxrf ItT FY+rtaxa.Y.u,D�y 01040%ALL mm TTwc AM WALAP "Pow'Fop es op rhDr RaDr FALL FTOM iII MlMRVMM, DDRDTtQAYLTFRW% A7 FW}TML° FRYIE4rlxMp®tOR DF+4 W'+ RE7Mf ft INIIIFAs, &0WA DUIMFy THq MRlgfWlrTfK.}-&"K fm RANWE04 TSTTtlf OfihelRCl'ATTwTrrtttLrorYm rN WrytiM:E fTAOE DAnoL.IaDUTTxwRAelrwwer,Tas. LET "or ROUT wL Aarrl mavnE Ors 1-$ MI � «. TLDYLrGMvwRsq Paul ADD IAYDDIMalcre rTMAMf AGTk A/OQAAY(T Ax FI/AxRpq Tre IwFfrFAcru,RRM owaoTara "'"f1AKT AOCD,OYq TU mm (z Shrub panting Detail Not to Scale DIAaNa rl+r: rYCAro FeNYl1/OMSAMOFtANrMrmDFralnATr Tfmi6R °"0YT"1IMbMrRY LTAOROFurtMrnD tiTID"our1OM To 7KWROT em MIYwCF " YYIt fe uwLCYln ■a TRDMr IRrR TerfeReAl uwaxn f,atLDMru TMD Mr � frr�FMrn Be REAMA MTME Tn" OMLYAn weer" AT TrMOripTIMM OF OSM(111 OR AAfpTTROATf RpaftATA� NAR[ TIE NO." WX OF TaF iRre M TEILMDTY, AIO ROTATE TORRMDRM1I MTEArN MET TWOF ROOT LALLTTLRM 19gMY0EGR N p S, fall VMIPPLOA�T mftAW— Tfx Pt PXWom" FW MrM TIDn,tTLa AOTRNTIAL D+MYMqfaVUMB~�tMN AODWOOIrY TAAWR A M OIMTWIER rMr Tree DV TRTT MKYLY Pit o -rrcc AT FLAIrrMQ "Kn 0,, r SAS Am m"" ON ossa fEFRMNOT l &MTH%TOM OFT 5%WXWf TLwT akTaro'roTRE COMB OF TTf urxle SIARE rllF,Ea DW, AA ""'MA" TTS O o" -Of AfFoFnIDF*FLGLa 14 MARC TM "WTh MIOE OF TIE TTS MTERDM6rY. ARD WAm iR� To FACE MDRm TI TIE Frs,a EET Mf eF ROOTMLLIUIMR IO,M �qwY li�gglM MORi Cofrlll f)TD'LA " jJoIfOR ArLLlTT FVogr<AM. +0Ne9v xj=n,, .M pCg ADD MYCORFAM TMNEF1ANrMf AAC TnIr� TIME lHt DAH'[I097. TD FMFROTR T%VOM AN MM MYOLEMO TNM �N,,,f�TrwRiRa sumIRDr-QQ UK 7Y� T:LpI(yTAyRfacKn^, ° m�ARf1RfMTr, TIiO MAfLf. ArIOYfILO/e DeclduousTree Planting Detail iIfAR1 Aa FM)�IOxAIACL'MIA4/MCW4t+'4i77i'1} 7Iw� .IW/M Mn i1Ri Mr{,CX FOR M 0WAT II F'9rQii. FMCS MROH1MftA1'.wF10u1f7 OF OYRitNEMR6 VKMA*W W,,,AF7[RRVT1 fklar RA{4 ' T rR i^O4R Fld{T1 MS1 raLp p51N1f'illo TAME MOL AROU.0 fA7E OF Iwo71 MM{FgMIT IMTMFOOT fRm .,W MO TMT ROOT MLR QOTw Ra1r fHli'T, Not to Scale Vii%W L I�WAW K'rC MU[pIw OORPUR TO9wM LMar.OMMufw fMeMoo` FkAN.I "wntme pmorlal RmwwFISA,TgDF W FV M IR MMKO YRiM ATM,! MW�Et FAMAS, 7:E MOOT LM4. �'�T"rT�RswarwaacvM,Rm A=T. AegOr MyL DC1Fw rm wT-rx YI[fN,arr NO to Scale E _L O c 4 L MER