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HomeMy WebLinkAbout2008-02-20 Joint Board Packetr il lw_ud 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. February 20, 2008 AGENDA I. CALL TO ORDER 2. APPROVAL OF MINUTES 3. PUBLIC HEARINGS 3.01 Case No. 07-51. A preliminary plat that subdivides one lot into four lots, a rezoning from AP, Agricultural Preservation, to LR, Lakeshore Residential, and a variance to the lot width requirements located at 1133 Nightengale Blvd and any variances related thereto. Damon Francis, Advent Builders, representing Bryan and Joni Heller. 4. OTHER BUSINESS CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 • WEBSITE: www.ci.stillwater.mn.us City of Stillwater and Stillwater Township Joint Board October 10, 2007 Present: David Johnson, chair, and Linda Countryman, Stillwater Township Staff present: Stillwater Community Development Director Tumblad Mr. Johnson called the meeting to order at 7:05 p.m. Case No. 07-45 Final plat and final PUD approval for Liberty Village 5"' Addition and special use pen -nit for a commercial office/retail building at the southeast corner of County Road 12 and 15, Outlot D, Liberty Village. Mike Waldo, Liberty Office Group, LLC, applicant. Mr. Tumblad reviewed the request for a proposed multiple -tenant building. The proposed mix of uses is still undetennined at this point, he said, but uses could include a small restaurant space, retail and office use. The proposed structure is a two-story building, with the top floor likely devoted to office space, he said. He reviewed the site in Liberty Village commercial district. He noted that 25 parking spaces will be provided in the lot, with an additional 12 on -street spaces for this site, as part of the PUD approval. He stated the number of parking spaces provided will support the proposed uses. Mr. Tumblad noted that according to the Orderly Annexation Agreement, the Joint Board's function is to review and comment on the plan for consistency with the Comprehensive Plan and Annexation Agreement; official action/vote is not required. One of the key elements of the Annexation Agreement, he stated, is reference to building design for the Liberty Village area. He stated the use mix is consistent with the Annexation Agreement and zoning of the property. He also stated the design plans have been reviewed by the Liberty Village Commercial Association, by the Kroenings, who through a purchase agreement have a private right for review of the design plans, and the City's Heritage Preservation Commission, all of whom have approved the architectural design. What is being proposed, he said, is consistent with the PUD, preliminary plat, and the City's zoning ordinance. Mr. Johnson pointed out for the record that the public hearing portion of the meeting was opened, and there was no one present who wished to speak at the public hearing. The hearing was closed. Mr. Johnson said he was familiar with the adjacent building, and it appears the design of this structure will be very consistent with the neighboring building. Mr. Johnson asked if the space would strictly be leased or sold as condo units. The developer said that determination has not been made at this time. Ms. Countryman asked to see plans indicating how this proposed building relates to the rest of the Liberty Village. Mr. Turnblad reviewed the site plans. Ms. Countryman asked if this is the last piece of the Village Commercial; the developer responded that the Kroenings have purchased a remaining outlot. Ms. Countryman asked about a potential restaurant use; Mr. Tumblad and the developer spoke to difficulties encountered in trying to solicit potential restaurant use, primarily related to unknowns about County Road 15. Ms. Countryman asked how existing businesses were faring; the developer commented on the status of the other existing businesses in the Village area. City of Stillwater and Stillwater Township Joint Board October 10, 2007 Ms. Countryman said she thought the proposed use/design was compatible with the area. Mr. Johnson said he thought this was a straightforward request, commenting that the developer appeared to have studied the rules and played by the rules. No formal action was taken. Other business: Mr. Turnblad informed members that St. Croix Preparatory Academy has taken steps to obtain approvals for a new site. He asked that the Board take official action to close the public hearing on the site previously under consideration. Mr. Turnblad briefly reviewed the new site, which includes the Brown's Creek Reserve area and several parcels in the Millbrook development. He said a concept discussion was held at the Planning Commission on Oct. 8, and he reviewed a potential timetable for consideration at the Joint Board level. It was agreed to set Nov. 15 as a tentative meeting date. Mr. Johnson asked what the City's position might be on this new site. Mr. Turnblad noted there are two primary differences with this site: this site has already been annexed, alleviating concerns about early annexation issues, and this site enables parking to be isolated from adjacent private residences. Mr. Turnblad pointed out that the primary issue continues to be traffic and noted that an independent consultant had been hired to do a traffic analysis. Mr. Johnson asked if it appeared there was adequate space at this site; Mr. Turnblad responded that it appears to him to be adequate, but noted he is not a school planner. Mr. Turnblad asked about the Township's position regarding the possibility of blacktopping Neal Avenue to Highway 96; it was noted that the Township maintains Neal and likely wouldn't be opposed to the City/school folks paying to blacktop the roadway. Mr. Johnson commented that if he were the school people, he would react negatively to paying for the entire cost of blacktopping of Neal, speaking of the benefit to the adjacent property owners for the road improvements. Mr. Turnblad responded that requiring the school to pay for the blacktopping is somewhat of a compromise, pointing out that when the properties on the other side of Neal are developed, they will have to pay to have the road reconstructed to a full urban section. Mr. Johnson stated that if problems are encountered with Neal, he would be willing to propose that the Township cooperate with the City to ensure that Township residents along Neal are involved in paying their fair share, if necessary. Mr. Johnson raised the potential of having the City annexing the road, doing the improvements and deferring assessments to Township residents until their properties are developed. The meeting was closed at 7:50 p.m. Respectfully submitted, Sharon Baker Recording Secretary 2 a lwatel. DATE: February 14, 2008 CASE NO.: 07-51 APPLICANT: Damon Francis, Advent Builders PROPERTY OWNERS: Brian and Joni Heller REQUESTS: Preliminary Plat, Zoning Map Amendment, and Subdivision Variance LOCATION: 1133 Nightingale Boulevard COMPREHENSIVE PLAN DISTRICT: SFLL - Single Family Large Lot CURRENT ZONING: PROPOSED ZONING: JOINT BOARD DATE: AP - Agricultural Preserve LR - Lakeshore Residential February 20, 2008 REVIEWERS: Community Dev. Director, Assistant City Engineer PREPARED BY: Michel Pogge, City Planner BACKGROUND The applicant is requesting review and approval of a Preliminary Plat, Zoning Map Amendment and a Variance to the lot width requirements. The subdivision is called Nightingale Estates. JANUARY 14.2008 PLANNING COMMISSION MEETING The Planning Commission held a public hearing and reviewed this request at its January 14, 2008 meeting. At that meeting the Commission elected to table the item pending the forester's report. Specifically the Commission asked that the report consider the impact on the trees on the adjacent property (1165 Nightingale). FEBRUARY 11, 2008.PLANNING COMMISSION MEETING The Planning Commission held a public hearing and reviewed the forester's report at its February 14, 2008 meeting. At that meeting the Commission recommended on a vote of8-0 to the City Council that they approve the request with the conditions listed below. Copies of the staff report and supporting materials from the January 14, 2008 and February 11, 2008 Planning Commission meetings have been attached to this report. REQUESTED ACTION Review and comment on the consistency of the development application with the City's Comprehensive Plan and Orderly Annexation Agreement (OAA) as required by the OAA. ter DATE: February 7, 2008 CASE NO.: 07-51 APPLICANT: Damon Francis, Advent Builders PROPERTY OWNERS: Brian and Joni Heller REQUESTS: Preliminary Plat, Zoning Map Amendment, and Subdivision Variance LOCATION: 1133 Nightingale Boulevard COMPREHENSIVE PLAN DISTRICT: SFLL - Single Family Large Lot CURRENT ZONING: AP - Agricultural Preserve PROPOSED ZONING: LR - Lakeshore Residential PC DATE: February 11, 2008 REVIEWERS: Community Dev. Director, Assistant City Engineer PREPARED BY: Michel Pogge, City Planner BACKGROUND The applicant is requesting review and approval of a Preliminary Plat, Zoning Map Amendment and a Variance to the lot width requirements. The subdivision is called Nightingale Estates. JANUARY '14, 2008 PLANNING COMMISSION MEETING The Planning Commission held a public hearing and reviewed this request at its January 14, 2008 meeting. At that meeting the Commission elected to table the item pending the forester's report. Specifically the Commission asked that the report consider the impact on the trees on the adjacent property (1165 Nightingale). A copy of the staff report from the January 14, 2008 meeting as been attached to this report. Nightingale Estates February 7, 2008 Page 2 DISCUSSION Since the last meeting, City Forester Kathy Widin has completed her initial review of the Nightingale Estates plans. A copy of her report is attached. In addition to her standard protection and replacement comments she noted the following: 1. The plans were missing the calculation of existing canopy cover and acreage or percentage of canopy cover to be removed in process of development (itemized both for construction of improvements and also building pads on private lots (estimate)). Since the first foresters report the developer has completed these plans and submitted them for review. The plans will require the addition of 9 trees which brings the total number of replacement trees for this site to 18. 2. The Forester report noted the following related to the trees on 1165 Nightingale Blvd: Concerns of Neighboring Property Owners: The owners of the adjoining property to the south of this proposed development have expressed concerns re: construction damage to mature oaks in the NW corner of their property. They are also concerned re: the effect of construction on potential oak wilt infection in these trees (see section on "Oak Wilt"). These oaks are in fair -poor condition, with the one nearest the proposed development being in the worst condition (poor), with storm damage, and extensive trunk decay and defects. The other two oaks also have some evidence of internal decay and trunk and branch defects, but are in better condition. These three oaks are all of importance to the property owners and should be protected as much as possible from construction damage. There appears to be a drainage and utility easement at the property line. Care should be taken to avoid root systems of oaks during excavation for any utility or drainage work needed. Positive drainage of water away from the root systems of these oaks is desirable to avoid oversaturation of soils around their roots. The root systems of these trees should be protected with orange snow - fencing set at least 20 ft. away from the trunks. To address these concerns the developer has revised the plans to show that no grading or other activities will occur within 10 feet of the southern property line. This change will keep construction activity a minimum of 20 feet away from the trees as recommended by the City Forester. Additionally, a swale is proposed to be placed starting 10 feet north of the south property line that will direct water east and into the storm water system that is being created for this development. Nightingale Estates February 7, 2008 Page 3 ALTERNATIVES The Planning Commission has several alternatives. The review deadline for this application has been extended to April 14, 2008. Due to the approaching deadline the Commission should take an action on this application at your February 11, 2008 in order to allow the City Council to have adequate time to review and take final action on the application. A. Approve. .ave. If the Commission finds the proposal acceptable then the Commission should approve the requested variance and recommend City Council approval of the Preliminary Plat and Rezoning. If the Commission recommends approval, staff would recommend, the following conditions of approval: [NOTE: Changes to the recommended conditions are highlighted.] 1. The site shall be developed in substantial conformance with the preliminary site development plans on file with the Planning Department dated November 7, 2007 with the revised pages C-4.01 anti C-4.01 dated 2/5/2008. 2. The rezoning will not become effective until the applicants receive Final Plat approval from the City Council. 3. Final engineering plans shall be reviewed and found satisfactory to the City Engineer prior to any grading or utility installation. The final engineering plans shall contain the engineering changes suggested by Torry Kraftson in the memo dated December 31, 2007 and on file in the Community Development Department. 4. Development plans shall be reviewed and found satisfactory to the City Planner prior to any grading or utility installation. The development plans shall contain the planning changes suggested by Michel Pogge in the memo dated December 31, 2007 and on file in the Community Development Department. 5. A swale shall be installed along the southern edge of the development to prevent water from flowing on to the property to the south. 6. A development agreement covering the installation of public utilities and the payment of applicable development fees shall be executed and approved by the City Council prior to the release of the final plat for recording or the start of grading and utility construction, which ever occurs first. 7. The Parks & Recreation Board shall make a recommendation to the City Council on the park dedication and trail dedication for this development prior to City Council consideration of the proposal. 8. All utilities, including electrical and communication utilities, shall be buried. 9. The variance to the minimum lot width requirement shall be reviewed by the DNR prior to the release of the final plat for recording. Nightingale Estates February 7, 2008 Page 4 10. The developer shall submit the preliminary plans to the Browns Creek Watershed District for review and comment. Any such comments that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. 11. The final landscaping and reforestation shall be revised according to comments from the City Forester's prior to the release of the final plat for recording or the start of grading and utility construction, which ever occurs first. B. Approve in part. C. Denial. If the Planning Commission finds that the development proposal is not advisable, it could recommend denial. With a denial, the basis of the action should be given. D. Make no recommendation If the Planning Commission is unable to make a finding they could forward it to the Council without making a recommendation. RECOMMENDATION Staff recommends that the Planning Commission approve the requested variance and recommend that the City Council approve the Preliminary Plat and Rezoning as conditioned. 11water DATE: January 9, 2008 CASE NO.: 07-51 APPLICANT: Damon Francis, Advent Builders PROPERTY OWNERS: Brian and Joni Heller REQUESTS: Preliminary Plat, Zoning Map Amendment, and Subdivision Variance LOCATION: 1133 Nightingale Boulevard COMPREHENSIVE PLAN DISTRICT: SFLL - Single Family Large Lot CURRENT ZONING: AP - Agricultural Preserve PROPOSED ZONING: LR - Lakeshore Residential PC DATE: January 14, 2008 REVIEWERS: Community Dev. Director, Assistant City Engineer PREPARED BY: Michel Pogge, City Planner DISCUSSIO The applicant is requesting review and approval of a Preliminary Plat, Zoning Map Amendment and a Variance to the lot width requirements. The subdivision is called Nightingale Estates. The project is located on the east side of Nightingale Blvd, west of Bruer's Pond, and south of the Croixwood Development. The total project site is 5.23 acre (2.51 acres of which are above the water level of Bruer's Pond). The site is proposed to be developed into 4 single family lots,1 lot that will include the existing home and three new lots along Nightingale Blvd. Nightingale Estates January 10, 2008 Page 2 SPECIFIC REQUEST In order to develop the property as proposed, Advent Builders has requested the following: 1. Approval of a rezoning of the property from AP, Agricultural Preservation to LR, Lakeshore Residential; 2. Approval of a Preliminary Plat for a 4 lot single family residential development; 3. Approval of a variance request to minimum lot width for lot 1. EVALUATION OF REQUEST I. REZONING Neigliborltood Land Use Existing and planned land uses in the neighborhood are as follows: North Croixwood Development zoned RA with single-family lots in the range of 11,400 square foot. South Single-family home zoned AP. Property is 5.31 acres in area. Property is guided for Single Family Large Lot by the Comprehensive Plan. East Bruer's Pond West Nightingale Boulevard Lrarid Use Conipatibilitit One of the principle issues to be considered for a rezoning is whether the proposed change would be compatible with existing and planned uses within the surrounding neighborhood. This area was developed as rural single-family lots prior to its annexation into the City of Stillwater. As mentioned above the site is adjacent to Croixwood development to the north. The applicant has requested the LR, Lakeshore Residential zoning district to meet the requirements of the Shoreland Overlay District requirements since this property is within 1000 feet of Long Lake. Existing lots in this area have been redeveloped into smaller lots over time and have also been rezoned to the LR zoning classification to meet the requirements of the Shoreland Overlay District. The proposed rezoning to LR would be compatible with the surrounding uses. Since the proposed LR zoning for the bulk of the site represents a logical continuation of the redevelopment that has been occurring in the area and since it meets the requirements of the guided density of the comprehensive plan and meets the Shoreland Overlay District requirements, staff finds the proposed LR rezoning to be acceptable. Nightingale Estates January 10, 2008 Page 3 II. PRELIMINARY PLAT A. Minimum Dimensional Standards Lot size and width In the LR Zoning District must be at least 20,000 square feet. The lots range between 20,029 and 44,902 square feet' and meet the required minimum lot size. The minimum lot width in the LR district is 80 feet, measured at the midway point between the front and rear lot lines. All of the lots meet this requirement except for Lot 1. The applicant has required a variance from the minimum lot width standard for Lot 1 in order that more regular shaped lots can be created for lots 2-4. This variance request is discussed later in the report. Lakeshore Standards The majority of the subdivision lies within the Shoreland Management Overlay District for Long Lake. This triggers an entire body of separate regulations. The LR zoning classification meets or exceeds the requirements of the Shoreland Overlay District. Since the Lot 1 does not meet the minimum lot width requirement the City has forward the plans to the DNR for review and comments. Staff would recommend that as a condition of approval that the developer address any concerns of the DNR before the final plan be release for recording. B. Civil Engineering The City Engineer has reviewed the preliminary plans and offers the comments in the attached memo dated December 31, 2007. These comments should be made a condition of approval prior to the construction of the utilities or the release of the final plat for recording. Stnrrn Water Currently there is an isolated wetland on the property that has no defined outlet. Today, when the level of the wetland rises due to a seasonal period of wet weather, the wetland overflows to the south onto the property at 1165 Nightingale Boulevard. The proposed development includes a storm water pond that meets the City standard requirements. Based on the recommendations of City This only includes the area of the lots that will not normally be underwater from Bruer's Pond. Nightingale Estates January 10, 2008 Page 4 Engineering staff the developer is proposing an emergency outlet pipe to Bruer's Pond to alleviate flooding concerns for the proposed home sites and the adjacent property. The pipe would convey water to Bruer's Pond only in an extreme hydrologic event (greater than both the 1 % probability rainfall and 10 -day snowmelt events). The drainage calculations demonstrate that the water levels after the proposed site is constructed will be less than the existing water levels for the required storm events (2.8 -inch, 4.1 -inch, 5.9 -inch, 10.8 -inch snowfall). This new pond and drainage pipe will not eliminate the possibility of water backing up on to the property at 1165 Nightingale Boulevard; however, it should decrease the frequency and the overall impact when it does occur. The attached sketch shows the emergency overflow direction for the existing wetland and for the proposed storm water pond. C. Tree Preservation The developer has submitted a canopy removal plan which is being reviewed by the City Forester. Staff would recommend that the plan be approved by the City Forester prior to the construction of the utilities or the release of the final plat for recording. D. Park and Trail Dedication The area, including Nightingale Boulevard in the Croixwood development, has been developed without sidewalks. Since trails have not been developed in the area and the size of this site is small staff would recommend that the developer pay cash -in -lieu of parkland dedication and trail dedication. This plan will go to the Park and Recreation Commission on January 28, 2008 for their consideration. For this development the total required cash -in -lieu of land dedication and trail dedication and constriction is $7,500 ($2,500 per single-family lot * 3 new lots). Nightingale Estates January 10, 2008 Page 5 III. VARIANCE TO THE CITY'S MINIMUM LOT WIDTH REQUIREMENT FOR LOT 1 A variance may be granted only when all of the following conditions are found: 1. A hardship peculiar to the property, not created by any act of the owner, exists. Personal, family or financial difficulties, loss of prospective profits and neighboring violations are not hardships justifying a variance. When considering the hardship criteria there are three questions that need to be asked; is the request reasonable, has unique circumstances, and are the code provision essential to the character of the locality. In this case the developer's engineer prepared a plan that shows they could configure the lot to meet the minimum lot width requirements along with all other code requirements. The resulting lot configuration would result in irregular lots and the preference of the developer was to create the most rectangular lots possible. Staff agrees that regular shaped lots are preferable and benefits the future property owners in the long run. The request for this variance is reasonable, the situation is unique and the proposal keeps in spirit with the intent of the zoning ordinance. 2. A variance is necessary for the preservation and enjoyment of substantial property rights; and, if granted, would not constitute a special privilege not enjoyed by neighbors. The request would not result in any additional density to the development. It simply allows the developer to create more regular lots. This variance would not constitute a special privilege not enjoyed by the neighbors. 3. The authorizing of the variance will not be of substantial detriment to adjacent property and will not materially impair the purpose and intent of this section or the public interest nor adversely affect the comprehensive plan. The request would not result in any additional density to the development that would otherwise be allowed. No other regulations are proposed to be varied and the normal protections afforded in the code remain. Therefore, the proposal as submitted will not be a detriment to property owners in the area and will not impair the purpose and intent of the zoning code. Since a positive finding on the variance request was made Staff would recommend that the Planning Commission approve the variance request. Nightingale Estates January 10, 2008 Page 6 ALTERNATIVES The Planning Commission has several alternatives. A. Table. If the Commission needs additional information then the Planning Commission could choose to table the request until your February 11, 2008 meeting. The 60 day decision deadline for the request is February 17, 2008. B. Approve. If the Commission finds the proposal acceptable then the Commission should approve the requested variance and recommend City Council approval of the Preliminary Plat and Rezoning. If the Commission recommends approval, staff would recommend, the following conditions of approval: 1. The site shall be developed in substantial conformance with the preliminary site development plans on file with the Planning Department dated November 7, 2007. 2. The rezoning will not become effective until the applicants receive Final Plat approval from the City Council. 3. Final engineering plans shall be reviewed and found satisfactory to the City Engineer prior to any grading or utility installation. The final engineering plans shall contain the engineering changes suggested by Torry Kraftson in the memo dated December 31, 2007 and on file in the Community Development Department. 4. Development plans shall be reviewed and found satisfactory to the City Planner prior to any grading or utility installation. The development plans shall contain the planning changes suggested by Michel Pogge in the memo dated December 31, 2007 and on file in the Community Development Department. 5. A swale shall be installed along the southern edge of the development to prevent water from flowing on to the property to the south. 6. A development agreement covering the installation of public utilities and the payment of applicable development fees shall be executed and approved by the City Council prior to the release of the final plat for recording or the start of grading and utility construction, which ever occurs first. 7. The Parks & Recreation Board shall make a recommendation to the City Council on the park dedication and trail dedication for this development prior to City Council consideration of the proposal. 8. All utilities, including electrical and communication utilities, shall be buried. 9. The variance to the minimum lot width requirement shall be reviewed by the DNR prior to the release of the final plat for recording. 10. The developer shall submit the preliminary plans to the Browns Creek Watershed District for review and comment. Any such comments that the Nightingale Estates January 10, 2008 Page 7 City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. 11. The landscaping and reforestation shall be revised according to comments from the City Forester's prior to the release of the final plat for recording or the start of grading and utility construction, which ever occurs first. C. AMprove in part. D. Denial. If the Planning Commission finds that the development proposal is not advisable, it could recommend denial. With a denial, the basis of the action should be given. RECOMMENDATION Staff recommends that the Planning Commission approve the requested variance and recommend that the City Council approve the Preliminary Plat and Rezoning as conditioned. Nightingale Estates Forestry Report To: Mike Pogge Planner Bill Turnblad Community Devel. Dir. Planning Comm. City Council City of Stillwater From: Katharine D. Widin, Ph.D, Forestry Consultant City of Stillwater (651)430-8765 (vm) (651)436-8811 Re: Nightingale Estates 1/29/08 I have reviewed the preliminary development plans and tree inventory table (dated 9/11/07), for the proposed development of Nightingale Estates. I have also visited the site to look at the trees and spoken with the property owner on the south side of the parcel. I have the following comments/recommendations regarding this plan and submittals for the proposed development: Tree Protection Ordinance (#891 3/21/00) — This ordinance requires that the maximum number of trees be preserved during development. Included in plans are: A tree protection plan which also lists measures to be taken to protect significant trees during development Needed (to be provided by the developer): b. A calculation of existing canopy cover and acreage or percentage of canopy cover to be removed in process of development (itemized both for construction of improvements and also building pads on private lots (estimate)) Nightingale Estates 1/29/08 — 2 Discussion I have calculated a total tree (significant and non-significant trees only, not canopy cover) removal amount of: 33 %. Of these, only 20 % (26) of the trees being removed would be considered significant trees (see City of Stillwater tree protection ordinance for definition of a significant tree). Most of the trees being removed are silver maples and most of those are considered non-significant (< 20 in. diameter (standard for silver maple, cottonwood, boxelder). A planting plan was provided. The developer should be aware of the following and that trees are being planted to provide adequate tree replacement for the trees being removed, per the Stillwater ordinance: 1. Tree removal for subdivision improvements requires a replacement of 10 trees/acre of removal of canopy cover. 2. Private development on building lots which removes canopy cover more than 35% will require tree replacement on a one-for-one basis. 3. Replacement trees are in addition to any other trees required to be planted in accordance with any other City planning subdivision requirements (3 trees per lot x 3 lots = 9 trees) 4. Replacement trees should be planted on the development site according to an overall project tree replacement plan, or a fee, in lieu of planting, based on the retail costs of 2 in. diameter deciduous trees, may be paid to the City for re -planting elsewhere within the City of Stillwater. Existing Woodland Conditions: The majority of trees on the parcel, especially the front part, are silver maple, thus most of the trees being removed for development are also silver maple. The front half of the parcel is naturally low and has an existing delineated wetland area. Silver maple is well-suited to the soil conditions on this parcel. Other species represented on site are: elm, aspen, cottonwood, oak, boxelder, pine, cherry, spruce and birch and many representatives of these other species are being retained, mainly on the site of the existing home, which is a more upland site. The significant trees in the woodland are predominantly in the "fair" to "fair -poor" condition, meaning they have some flaws in form and structure, may have trunk or branch defects, storm damage, and /or evidence of internal decay. This condition rating is not unusual for trees in a natural woodland. There are several trees of special concern: Nightingale Estates 1/29/08 — 3 1. oak #1067, in the NW portion of the parcel, just south of the existing driveway, will have grading right next to the tree and it may not survive, 2. oak #1108, on the north side of the parcel, just south of the existing driveway, is in very poor condition, with extensive decay and trunk separation, is a risk, and should be removed, 3. there are 2 large silver maples in the wetland area which are indicated to be saved. These trees (#1082 and #1103) are in poor condition and a potential risk due to poor form, and weak trunk connections with associated decay. No structures, including outdoor equipment or play structures, outdoor seating areas or outbuildings, should be within 40 + ft. of the trees. Stand opening, due to removal of other trees around them, will expose these trees to more wind and increase the risk of failure. Trees to be Preserved and Tree Protection: Any trees to be preserved, which are within 30 ft, of any type of soil disturbance, should be protected by a barrier of 5 ft. orange snow -fencing, set out as far from the trunk as feasible. Setting protective fencing at the critical root radius, or a distance 1.5 ft. times the diameter of the tree in inches, is a good rule of thumb to avoid any construction injury to the roots of trees to be saved, but it is not always possible, due to construction constraints. The tree protection barrier should be erected before any construction equipment appears on the site, and should be maintained throughout the course of the construction period. Tree protection measures should include protecting trees on neighboring properties which are within 30 ft. of any soil disturbance areas. Permission should be requested of adjoining property owner before any tree protection fencing is placed outside the property boundaries of the parcel being developed. Other Issues Concerns of Neighboring Property Owners: The owners of the adjoining property to the south of this proposed development have expressed concerns re: construction damage to mature oaks in the NW corner of their property. They are also concerned re: the effect of construction on potential oak wilt infection in these trees (see section on "Oak Wilt"). These oaks are in fair -poor condition, with the one nearest the proposed development being in the worst condition (poor), with storm damage, and extensive trunk decay and defects. The other two oaks also have some evidence of internal decay and trunk and branch defects, but are in better condition. These three oaks are all of importance to the property owners and should be protected as much as possible from construction damage. There appears to be a drainage and utility easement at the property line. Care should be taken to avoid root systems of oaks during excavation for any utility or drainage work needed. Positive drainage of water away from the root systems of these oaks is desirable to avoid oversaturation of soils around their roots. The root systems of these trees should be protected with orange snow -fencing set at least 20 ft. away from the trunks. Nightingale Estates 1/29/08 — 4 Oak Wilt I saw I dead oak but no other evidence of current oak wilt infection centers on the property during my recent visit. Areas where oaks exist on the property should be re- inspected in August or September of this year to look for signs of infection. Care should be taken to not wound or prune oaks from April 1st to October 15th in order to prevent insect transmission of the oak wilt fungus to healthy trees. If any oaks are pruned or wounded during this susceptible period, the wounds should be painted immediately with spray paint, latex house paint or varnish. If oaks are felled between April and October, the cut stump surfaces should also be painted, if the stumps are to remain on site more than a couple hours. Tree Planting Plan I visited the site, and the plan and existing tree list reflect tree location, species and size on site. In most cases, construction, roadways and other improvements appear to be in areas of smaller, less valuable tree species. A conservation easement is proposed between the existing home and the new homes on the front of the parcel. Most replacement trees are proposed to be planted in this conservation easement area. The planting plan includes a list of tree species and sizes to be planted and also detail of planting method and planting notes. The tree species and sizes and the planting detail and notes are acceptable. The species should complement very well the native species on site. Twenty-six (26) trees are shown to be planted. There are 26 significant trees being removed from the site for all types of construction. This represents a "I for 1" replacement of significant trees being removed on the parcel, which should satisfy the tree replacement requirements for both improvements and building lots. The subdivision ordinance of the City of Stillwater also requires three (3) trees planted per building lot. Two trees per lot are shown on the planting plan, and these are included in the 26 trees to be planted. Nine (9) additional trees should be planted. There is not room for more large shade trees in the front yards of the homes. I would suggest planting 4 additional shade trees between the rear yards of the northernmost 2 homes and the infiltration basin, and 5 small-statured trees such as mountain ash, serviceberry, ironwood, or pagoda dogwood, in the area of the conservation easement. The latter three species can be planted somewhat under the canopy of existing overstory trees. Please contact me if you have any questions regarding my review of the tree issues associated with this proposed development or recommendations for re -planting. Michel Pogge From: Ed Lowell [Ed. Lowell@comcast. net] Sent: Tuesday, February 05, 2008 11:29 AM To: Michel Pogge Hi Mike, I do not have Kathy's e-mail address so ask that you please forward this note to her. Thanks, Ed Mike and Kathy, We have reviewed your report, Kathy, and appreciate the detail to which you reviewed the plans and site to develop your recommendations. However, we are concerned with your recommendation on tree preservation. Specifically in paragraph "Trees to be Preserved and Tree Protection:" after providing standard recommended guidelines for using the critical root radius you state "Tree protection measures should include protecting trees on neighboring properties which are within 30 ft. of any soil disturbance areas." In paragraph" Other Issues" regarding the trees on the property at 1165 Nightingale you state "The root systems of these trees should be protected with orange snow -fencing set at least 20 ft. away from the trunks." Given that the critical root radius of the best of these trees (42 inch diameter) is 63 feet, why is the protection zone only 20 feet? 20 feet does not even extend to the dripline and is clearly within the existing root system. Further, this seems at odds with your statement shown in paragraph "Trees to be Preserved and Tree Protection". Please help us better understand your thinking in these statements. Finally, the available literature (Protecting Trees from Construction Damage from the University of Minnesota) we have consulted, and our own experience, indicate that it is very probable these trees will not survive the construction with the recommended protection zone. If you have additional research materials that will help us better understand your thinking we would appreciate being directed to that material so we can read it as well. Thanks, Ed and Carol Lowell Michel Pogge From: kdwidin@comcast.net Sent: Thursday, February 07, 2008 9:32 AM To: ed.lowell@comcast.net Cc: Michel Pogge Subject: Tree Protection Lowell Property - Nightingale Estates Ed - Thank you for contacting me regarding my recommendations for protection of trees on your property relative to the proposed Nightingale Estates development. My recommendations do take into account protection of the majority of the root systems of the oaks and they are based on years of experience dealing with trees and development. The Critical Root Zone (CRZ) calculation is a useful starting point as it would ensure complete protection of the root systems. In actual practice, however, there are few situations which merit, or can provide, that amount of distance from a tree, due to development constraints and requirements, which must also be considered. Tree condition is a major factor in decisions regarding the amount of protection which can be required. The oak on your property which is closest to the proposed construction is in poor condition with storm damage and extensive internal decay. A request for a protected distance equal to the CRZ is not warranted and would be difficult to defend in this case. Protecting trees which are within 30 ft. of soil disturbance areas (construction activity) is a standard recommendation in many ordinances and construction documents which deal with tree protection. It is based on observations of trees of many species and sizes after construction activity. Your trees fall within that 30 ft. distance. The recommendation to place snow fencing at least 20 ft. from the trunk is a standard which I have used often in construction situations, particularly when construction activity is occurring only on one side of the tree. Twenty feet is the minimum distance suggested and would be measured from the oak closest to the construction activity; consequently, the other oaks on your property, which are in slightly better condition, would be protected even more. A larger distance may be possible once the type of drainage/utility construction, at or near the property line, has been decided. Trees in the SW corner of the pa reel for Nightingale Estates are also indicated to be protected with fencing, and this may extend the protective distance even more, depending also on where the drainage/utility construction will occur. I will talk with the city planner and the city engineer regarding the utility/drainage construction which is proposed for the south property boundary of the Nightingale Estates parcel, and can then make more specific recommendations regarding protection of the oaks on your property. I am currently out-of-town but would be happy to meet with you on site next week to discuss tree condition and protection recommendations. Kathy Widin Forestry Consultant City of Stillwater Michel Pogge From: Ed Lowell [Ed.Lowell@comcast net] Sent: Thursday, February 07, 2008 10:54 AM To: kdwidin@comcast.net Cc: Michel Pogge Subject: RE: Tree Protection Lowell Property - Nightingale Estates Hi Kathy, Thanks for responding so promptly to our questions. Our concerns are based on previous experience where we lost red/pin oak trees as a result of soil compaction to a portion of their root systems. Our reference is that the CRZ calculation is the best way to protect sensitive trees. We understand your rationale on distance but it seems that a 20 foot protection zone does not even cover the dripline, especially for the larger oak which is in better condition and has a larger canopy. From what we read the dripline is usually considered the minimum protection distance for sensitive trees. Never the less, it is your field of expertise not ours. We only have the experience of loosing trees. We are leaving town next week (we postponed our trip for 4 weeks due to this situation) and will not return for a month or so and, therefore, we will be unable to meet with you to further discuss it. We appreciate your offer. I hope the builders adhere to your recommendations. Please continue to monitor this construction project and provide guidance to the builders so that we do not loose these trees which we have worked to protect over the past few years from the oak wilt problem that you first helped us with. Thanks again and best regards, Ed 2/5/2008 Dear Michel, In preparation for the upcoming council meeting, we would like to submit the enclosed pictures that my husband photographed last Sunday (2/3/2008). The first 5 show the US Bank building (6001 Stillwater Blvd N) that is nestled in quite a few lovely Red Oak trees. You can tell which ones are the Red Oaks, because they retain their leaves in the winter. I am told the building is at least 23years old and has a full basement. The last picture, with the Nightingale Park sign, is our property, which also has a large Red Oak at the end of the driveway. The edge of our neighbor's house is visible in the picture and not that far away from the tree. Their house is — 40 years old. 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CHARLES & SHARON THOMPSON as 1125 NIGHTINGALE BLVD e a+ J ..- CNF FAMII W 7, pPOSiO DRAINAGE 90Lr , D ):ITUTY EASEMENT a,C RWN & CAROL ItownL F, 1165 NIGIHTINGALEI BLVD ; ti AGRICULT 41 �;. _ 1 � `_—_._— 1 � +t 1� � rE 7uE SUBSURFACE unurf w3'ORMADON SHDAB ON 'MESE PONS 1S A UTILITY OUAUTY LEVEL D• THIS QOATLIY LEVEL WAS DETER10HE0 ACCORDIRD To THE CUOMJES OF CPASJDE 30-02, TITLED -STANDARD WNDELANCS FOR Tit CCLLECTICN AMO DEPICTION OF EXISTING SUBSURFACE UIIDIY DATE THE CONMACTOR ARDOR SUBCOMIRACTORS SHALL DETERMINE THE EXACT LOCAnOH OF ALL EAST UTRITRS WbRE COMYERCRNC WOK BY CONTACTIHIS THE TMXTIFICATNXN CEHIFR (COPWR STATE ONE FOR MINNESOTA), HHE CONTRACTOR NND/OI SUBCDRTHAOTCR AGREE To DE FULLY RESPOMMIC FOR ANY AND AL DAMAGES, Mf[. H MIGHT BE OCCASIONED BY FDS M HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY ANO ALL UTILITIES (UNDERGROUND AND OVERHEAD). A.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE, REVISED B. T1TE CONIRACIYXT 15 CAITBOHEp THAT 'INE SGBSIRFACE u1Tl1tt AIFORIIAnON 51{01YJI pH TWESE PLANS is A UTRTIY flUAU,Y LEV0. D. LIDS WAUIY LEtEL WAS I DEVR114rE0 ACgORD1NO Ta 71� pr G/AStE 3R -D7 nTtEO 'STNTDARO gJDEL1INE4 FDR nlf CaLIECT10H AND QEPIGTIDN Or EHSRNO wBs1.NaFAu uRUIY • ' , i' ! DATA'. THE CDETTRACTOR AND,MR SUBCONIRACTOI 55EA11 DETERMUNE THE EXiACT LOCAROAT CF AT.i. f10a"nRD UTLIIIES BEFORE NDIuStLTAOglO 1YLFDE. DY C(pITAOTHO TIE T107VNOATQN IYNTER (GOPHER STATE ONE fGR LDWlESDTA AY 1-OLA7-"182-11N10}. nIE COHiRACPOR NLD,I+TR SUBCONiRACIDk AFIREES la BE T11LLY RESPONSJIUE FOR I i hNY AND ALL DAMAGES XATRCH NOIIT BE DCOASQNEO DY IRB QR TER TAdURE TD E7SAGILW LOCATE WLD PRESTRVE ANY N'm Alt VTNJTIES (URDETWILYYND AHO 2/5/2008 OVERHEAD) IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS C. THE ECT. THE SHALL TAKE ALL PRECAUTIDNSSOLELY RESPONSIBLE TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DL"I0 THE CONSTRUCTION PHASES OF THIS PROJECT. THE f.'ONTRACTOR WILL BE HELD SOLELY RESP(NSIBLE FDR' ANY DAMAGES TO THE ADJACENT PROPERNS OCCLRITRNG DURING THE CONSIRUC110H PHASES OF THIS PROJECT. i y'y o ' i II li i I D. SAFETY nOR7 TO f70NIRACTORO' IN ACCORDANCE WITH OEANFRALLY ACCEPTED PE SONSIAM PR! PRACTICES, BO RFOR MANCE INCL E� SOLELY AND QUACWIDIF RESPO NSTITIE FOR OOIDIMIS OH THE. JOB STE, HICLUOM SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF 111E 1AYytK, 1198 RCOUTAWIFNT WILL APPLY I CYINI MOUSLY AND NOT BE LIMITED TO NORUAL N9IDF44 HOURS THE DUTY Or THE ENgT1EER DR THE DMOPERTa CONDUCT COHSTRUCIIAH RENEW OF TIT. 7", R y, A i CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE E. THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE j rf •r-'.� SOILS ENGINEER. ' ij77 T "•'l A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: INTERSTATE GEOTECHNICAL ENGINEERING, INC. ' /� @ •- • �� ^� ,Ly '+�•'�) ADDRESS: 8157 100TH STREET SOUTH Y PHONE: 612-414-5770 DATED: JULY 13, 2007 t/ f 111 TI ) 1 ' f i. �b +' �++• ++� % I THE CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT, F. PRIOR TD PLACEMENT OF THE AOOREOAIE BASE, A TEST ROU. WT1L BE REBMIRED ON THE STREET AND PARKIN(,. AREA SUBGRAM TINE CONTRACTOR SHALL PROVIOE A LOADED 7H4DEM All TTWCK VAIN A GROSS WETCNT OF 23 TONS THE TEST ROLIJHO BE SNAIL BE AT THE DKtT1CN Or THE SOILS ENGINEER AND SHALL COPLETED IN AREAS AS DIRECTED BY IRE SOURS ETIG+MEER. THE SOILS VI@NCER SRALL DEIERMM WKH U0018 OF THE STREET OR PARKNIO AREA ANE UNSTABLE. CORRECTION OF THE SUSORAW SOILS MALL TIE CA7M LLD IH ACCORDANCE WITH 110: 1LEQV KUWTS OF THE SOILS ENGINEER. r T w I l G. THE CONIRACTOR SHALL DE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC COHIn DEVICES SUCH AS BARRICADES. WARNING SIGNS, DIRECTIONAL SJ6YS, ! H :.+�' Y' I.I L Y I O fLAGL1EN AW LIGHTS TO CONMX THE MOVEMENT OF TRAFFIC WHERE NECFSSMY. TRAFTIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA OEP'MIAIENT i + OF TRANSPORTATION STANDARDS A H. FLA TREES +DMD DTIER HAR16W i£CETAlIOK TMnIUE TRE PAQ,[CT AND/on ADJACENT TO TIO: PROJECT ARE OF PRUAE MICERN TO EHE CONITRAOTO#S OPERATIONS: HE I %AL BE REDUIREa Til PNQTECi 117,E iREtS WHICH AHE TO BE SAEA TO BE 51JRE 111AY EQIAPMEHi l5 NOT NEEOLESSI.Y OPERATED UNDER NEARBY TREES ANO SHALL Y EXIERCM CKTRD9 CAUTION W W17Rt&RT ADJACfMT 10 IREES SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL To POWIT OPERAMM OF THE CONIRACTOB'S EQUIPI TENT, HE SHALL OBTAIN INE SMCES OF A PROFES510HAL TREE "JIMSERNSE TO IRNA THE TREES PRIOR Ta INE BEI7NN NG OF OPERATION. OD14SERVAT10N E ` " T 1 SHOULD THE CO11TnACTORS OPERATIONS RESIN.f IN THE BREAIIOlA DF ANY LI R JK BROKER UM SHOJO BE REIAM IML([DIATFIY AHD CUTS SHALL BE PROPERLY PROIECTTD TO MAALMI7E AHY LASTIIIO DMAI TO THE TREE HD dRE[S SHALL B7? REMOVED VI AUTHORIZATION BY TEAS ENGOR'LR COSTS FOR TRIMMING SERVICES SHALL BE CONSDERED RN;IOENTAE TO THE GRADpV6 C(1YSTRUCTION AND NO SPECIAL PAY3AEMT WILL BE IIAOE. I, EXOAVATE TOPSOIL FROM AREAS TO BE F4lR116R EXCAVATED OR pEGRROEO AHO STOCKPILE IN AREAS DESIGNATED ON TSE SITE. THE OA11"1TOR ADS, ROADWAYS 00"I TWSM FOR RESPREADWG ON THE SETS AS SPEC6IEO EXCESS TOPSOIL. SHALL BE PLACED W IDARAIRCUM AREAS, OUTSIDE OF BLIR1XINp PADS. ROADWAYS, AND PARKING AREAS. THE CONIRACIOR SHALT. SUBCUT OUT AREAS. WHERE TQW IS TO BE ESTAIDUSIED, TO A DEPTH OF i WEHES RESPREAD TOPSOIL ON AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 4 INCHES J. 5NED CAADu1G SHALL BE COLETED. RIE CSRNRACIM SHALL UUIFORIALY GRAS AREAS WITIMN ILMTTS OF GRAMM, OCCLUDING ADJACi_HT 1RAH51'110LI AREAS PNDHDE fll9MP lE 1 ,y Y i A SMOOTH FINISHED SURFACE II SPEOGS1) TOLfRARCE3, WIN t WOW ItVELS OR SLOPES BCTWEEH POINTS MERE REVAHONS ARE SH0%H. OR BEIIIEFH =1 REPAIR NL AREASPORITS AN* NTHAAII HALE OD E S, AREAS �RUIND BY TRARIC OR ER DDB Q WATER OR IT IIAVIE J115111 RNISHOD GRADED SHALL DIE HA5 SEILRrECTEO EO BELOM OW THE "BU�CORI GRADE. A" AREAS OlS14ROB0 BATIONS. TRAFFIC AY TNEOS�. CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. v� r 1 r Ii I j / K. TOLERANCES F w Fa I, , + ; T 1. THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0,10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. �•A"' - j ✓), +' + i ) 2. THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. 3. AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. A• 'P ! to it T I I ( 1 1 IL 17, \\\ C TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. A i M. AFTER THE SITE L'RADNO i5 CpMPI.EIED, IF EXCESS OR T1tORTAnE OF 50LL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY TRE CONTRACTOR. OR UPORT SUITABLE MATERIAL 10 THE SITE, ' (,,` � ; •, p� m \11 \ N. WCC 110E SITE CRAUUIO CONSTROCT0 IS COMPLETED, TIRE CONTRACTOR SHALL BRED AND wACK THOSE AREAS AS DIMOTED BY BIE ORNER. TTff 5EEDArC SIW1 ,'t \ COMPLY NEIN MN/WT 'SPEC TICAMA NO 307,0 INTI TIE USE OF MHj60T iAMW Ira 5D8 OR 250 GR AND APPUEO AT A RAT£ OF IW POUNDS PER ACRE THE e \ SEEOCD AREA SHALL BE MIAOiEO. THE NJE4k1 SIEALL COMW.Y METH MI1/Dor SPECRICATQH 3067. TYPE 1. TIN: MUI:CH SNAIL BE APPLIED AND AROMRED W A=F0ANCE WITH MN/001 SP$-!WXAT1ON NO. 2575,3, Ft. MULCH SHALL BE APPLIED AT THE RATE CF 2 TORS PER ACRE nlC MULCH SHALL BE AHCFRIpEG WITH A 'l .I+,v 1` y DtS, LLtlOBU STER OR OTf#N APPRWEB EQUIPMENT. AN EROSION CONTROL BLANKET SHALL BE FURNISHED AND PLACED IN MEAS WHERE THE SLOPE EXCEEDS 3:1. 0. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE 511E GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON E96WH AND SEDIMENT CM1190L "SITE LIAR'. THE CO IMACTOR SHALL LOWLY WITH THE WAUIREUMTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY, THE CaNTRACTOR SHALL POST WHATEVER SECURITY, AND.COWLY WITH ALL 00114"ONS WHICH A1TE AEKARRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. ; �'k I_ NOTE, 2 City staff has ballooned changes on JRALL 1 _ ', `, \ the plans for the Commission's ease. Y y V ,xb'jl I 4� i A �4 LEGEND 1 ++ I A SPOT ELEVATION I I + CONTOUR —902— 1 ; X I l CURB & GUTTER E_ I STORM SEWER SANITARY SEWER N 1 �w FORCEMAIN (SAN.)" 14 1511`{il I 1 1 i I 1 EASEMENT --- — 30 ""�" - 6 OVERFLOW ELEV. E� ' XXX.X � I RETAINING WALL , SCALE IN FEET Y 'y i Y SILT FENCE . '1.. s I1 � 1 +1 CHARLES & SHARON THOMPSON as 1125 NIGHTINGALE BLVD e a+ J ..- CNF FAMII W 7, pPOSiO DRAINAGE 90Lr , D ):ITUTY EASEMENT a,C RWN & CAROL ItownL F, 1165 NIGIHTINGALEI BLVD ; ti AGRICULT 41 �;. _ 1 � `_—_._— 1 � +t 1� � rE 7uE SUBSURFACE unurf w3'ORMADON SHDAB ON 'MESE PONS 1S A UTILITY OUAUTY LEVEL D• THIS QOATLIY LEVEL WAS DETER10HE0 ACCORDIRD To THE CUOMJES OF CPASJDE 30-02, TITLED -STANDARD WNDELANCS FOR Tit CCLLECTICN AMO DEPICTION OF EXISTING SUBSURFACE UIIDIY DATE THE CONMACTOR ARDOR SUBCOMIRACTORS SHALL DETERMINE THE EXACT LOCAnOH OF ALL EAST UTRITRS WbRE COMYERCRNC WOK BY CONTACTIHIS THE TMXTIFICATNXN CEHIFR (COPWR STATE ONE FOR MINNESOTA), HHE CONTRACTOR NND/OI SUBCDRTHAOTCR AGREE To DE FULLY RESPOMMIC FOR ANY AND AL DAMAGES, Mf[. H MIGHT BE OCCASIONED BY FDS M HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY ANO ALL UTILITIES (UNDERGROUND AND OVERHEAD). A.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE, REVISED B. T1TE CONIRACIYXT 15 CAITBOHEp THAT 'INE SGBSIRFACE u1Tl1tt AIFORIIAnON 51{01YJI pH TWESE PLANS is A UTRTIY flUAU,Y LEV0. D. LIDS WAUIY LEtEL WAS I DEVR114rE0 ACgORD1NO Ta 71� pr G/AStE 3R -D7 nTtEO 'STNTDARO gJDEL1INE4 FDR nlf CaLIECT10H AND QEPIGTIDN Or EHSRNO wBs1.NaFAu uRUIY • ' , i' ! DATA'. THE CDETTRACTOR AND,MR SUBCONIRACTOI 55EA11 DETERMUNE THE EXiACT LOCAROAT CF AT.i. f10a"nRD UTLIIIES BEFORE NDIuStLTAOglO 1YLFDE. DY C(pITAOTHO TIE T107VNOATQN IYNTER (GOPHER STATE ONE fGR LDWlESDTA AY 1-OLA7-"182-11N10}. nIE COHiRACPOR NLD,I+TR SUBCONiRACIDk AFIREES la BE T11LLY RESPONSJIUE FOR I i hNY AND ALL DAMAGES XATRCH NOIIT BE DCOASQNEO DY IRB QR TER TAdURE TD E7SAGILW LOCATE WLD PRESTRVE ANY N'm Alt VTNJTIES (URDETWILYYND AHO 2/5/2008 OVERHEAD) IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS C. THE ECT. THE SHALL TAKE ALL PRECAUTIDNSSOLELY RESPONSIBLE TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DL"I0 THE CONSTRUCTION PHASES OF THIS PROJECT. THE f.'ONTRACTOR WILL BE HELD SOLELY RESP(NSIBLE FDR' ANY DAMAGES TO THE ADJACENT PROPERNS OCCLRITRNG DURING THE CONSIRUC110H PHASES OF THIS PROJECT. i y'y o ' i II li i I D. SAFETY nOR7 TO f70NIRACTORO' IN ACCORDANCE WITH OEANFRALLY ACCEPTED PE SONSIAM PR! PRACTICES, BO RFOR MANCE INCL E� SOLELY AND QUACWIDIF RESPO NSTITIE FOR OOIDIMIS OH THE. JOB STE, HICLUOM SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF 111E 1AYytK, 1198 RCOUTAWIFNT WILL APPLY I CYINI MOUSLY AND NOT BE LIMITED TO NORUAL N9IDF44 HOURS THE DUTY Or THE ENgT1EER DR THE DMOPERTa CONDUCT COHSTRUCIIAH RENEW OF TIT. 7", R y, A i CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE E. THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE j rf •r-'.� SOILS ENGINEER. ' ij77 T "•'l A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: INTERSTATE GEOTECHNICAL ENGINEERING, INC. ' /� @ •- • �� ^� ,Ly '+�•'�) ADDRESS: 8157 100TH STREET SOUTH Y PHONE: 612-414-5770 DATED: JULY 13, 2007 t/ f 111 TI ) 1 ' f i. �b +' �++• ++� % I THE CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT, F. PRIOR TD PLACEMENT OF THE AOOREOAIE BASE, A TEST ROU. WT1L BE REBMIRED ON THE STREET AND PARKIN(,. AREA SUBGRAM TINE CONTRACTOR SHALL PROVIOE A LOADED 7H4DEM All TTWCK VAIN A GROSS WETCNT OF 23 TONS THE TEST ROLIJHO BE SNAIL BE AT THE DKtT1CN Or THE SOILS ENGINEER AND SHALL COPLETED IN AREAS AS DIRECTED BY IRE SOURS ETIG+MEER. THE SOILS VI@NCER SRALL DEIERMM WKH U0018 OF THE STREET OR PARKNIO AREA ANE UNSTABLE. CORRECTION OF THE SUSORAW SOILS MALL TIE CA7M LLD IH ACCORDANCE WITH 110: 1LEQV KUWTS OF THE SOILS ENGINEER. r T w I l G. THE CONIRACTOR SHALL DE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC COHIn DEVICES SUCH AS BARRICADES. WARNING SIGNS, DIRECTIONAL SJ6YS, ! H :.+�' Y' I.I L Y I O fLAGL1EN AW LIGHTS TO CONMX THE MOVEMENT OF TRAFFIC WHERE NECFSSMY. TRAFTIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA OEP'MIAIENT i + OF TRANSPORTATION STANDARDS A H. FLA TREES +DMD DTIER HAR16W i£CETAlIOK TMnIUE TRE PAQ,[CT AND/on ADJACENT TO TIO: PROJECT ARE OF PRUAE MICERN TO EHE CONITRAOTO#S OPERATIONS: HE I %AL BE REDUIREa Til PNQTECi 117,E iREtS WHICH AHE TO BE SAEA TO BE 51JRE 111AY EQIAPMEHi l5 NOT NEEOLESSI.Y OPERATED UNDER NEARBY TREES ANO SHALL Y EXIERCM CKTRD9 CAUTION W W17Rt&RT ADJACfMT 10 IREES SHOULD ANY PORTION OF THE TREE BRANCHES REQUIRE REMOVAL To POWIT OPERAMM OF THE CONIRACTOB'S EQUIPI TENT, HE SHALL OBTAIN INE SMCES OF A PROFES510HAL TREE "JIMSERNSE TO IRNA THE TREES PRIOR Ta INE BEI7NN NG OF OPERATION. OD14SERVAT10N E ` " T 1 SHOULD THE CO11TnACTORS OPERATIONS RESIN.f IN THE BREAIIOlA DF ANY LI R JK BROKER UM SHOJO BE REIAM IML([DIATFIY AHD CUTS SHALL BE PROPERLY PROIECTTD TO MAALMI7E AHY LASTIIIO DMAI TO THE TREE HD dRE[S SHALL B7? REMOVED VI AUTHORIZATION BY TEAS ENGOR'LR COSTS FOR TRIMMING SERVICES SHALL BE CONSDERED RN;IOENTAE TO THE GRADpV6 C(1YSTRUCTION AND NO SPECIAL PAY3AEMT WILL BE IIAOE. I, EXOAVATE TOPSOIL FROM AREAS TO BE F4lR116R EXCAVATED OR pEGRROEO AHO STOCKPILE IN AREAS DESIGNATED ON TSE SITE. THE OA11"1TOR ADS, ROADWAYS 00"I TWSM FOR RESPREADWG ON THE SETS AS SPEC6IEO EXCESS TOPSOIL. SHALL BE PLACED W IDARAIRCUM AREAS, OUTSIDE OF BLIR1XINp PADS. ROADWAYS, AND PARKING AREAS. THE CONIRACIOR SHALT. SUBCUT OUT AREAS. WHERE TQW IS TO BE ESTAIDUSIED, TO A DEPTH OF i WEHES RESPREAD TOPSOIL ON AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 4 INCHES J. 5NED CAADu1G SHALL BE COLETED. RIE CSRNRACIM SHALL UUIFORIALY GRAS AREAS WITIMN ILMTTS OF GRAMM, OCCLUDING ADJACi_HT 1RAH51'110LI AREAS PNDHDE fll9MP lE 1 ,y Y i A SMOOTH FINISHED SURFACE II SPEOGS1) TOLfRARCE3, WIN t WOW ItVELS OR SLOPES BCTWEEH POINTS MERE REVAHONS ARE SH0%H. OR BEIIIEFH =1 REPAIR NL AREASPORITS AN* NTHAAII HALE OD E S, AREAS �RUIND BY TRARIC OR ER DDB Q WATER OR IT IIAVIE J115111 RNISHOD GRADED SHALL DIE HA5 SEILRrECTEO EO BELOM OW THE "BU�CORI GRADE. A" AREAS OlS14ROB0 BATIONS. TRAFFIC AY TNEOS�. CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. v� r 1 r Ii I j / K. TOLERANCES F w Fa I, , + ; T 1. THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0,10 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE. �•A"' - j ✓), +' + i ) 2. THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE. 3. AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. A• 'P ! to it T I I ( 1 1 IL 17, \\\ C TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. A i M. AFTER THE SITE L'RADNO i5 CpMPI.EIED, IF EXCESS OR T1tORTAnE OF 50LL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY TRE CONTRACTOR. OR UPORT SUITABLE MATERIAL 10 THE SITE, ' (,,` � ; •, p� m \11 \ N. WCC 110E SITE CRAUUIO CONSTROCT0 IS COMPLETED, TIRE CONTRACTOR SHALL BRED AND wACK THOSE AREAS AS DIMOTED BY BIE ORNER. TTff 5EEDArC SIW1 ,'t \ COMPLY NEIN MN/WT 'SPEC TICAMA NO 307,0 INTI TIE USE OF MHj60T iAMW Ira 5D8 OR 250 GR AND APPUEO AT A RAT£ OF IW POUNDS PER ACRE THE e \ SEEOCD AREA SHALL BE MIAOiEO. THE NJE4k1 SIEALL COMW.Y METH MI1/Dor SPECRICATQH 3067. TYPE 1. TIN: MUI:CH SNAIL BE APPLIED AND AROMRED W A=F0ANCE WITH MN/001 SP$-!WXAT1ON NO. 2575,3, Ft. MULCH SHALL BE APPLIED AT THE RATE CF 2 TORS PER ACRE nlC MULCH SHALL BE AHCFRIpEG WITH A 'l .I+,v 1` y DtS, LLtlOBU STER OR OTf#N APPRWEB EQUIPMENT. AN EROSION CONTROL BLANKET SHALL BE FURNISHED AND PLACED IN MEAS WHERE THE SLOPE EXCEEDS 3:1. 0. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE 511E GRADING CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON E96WH AND SEDIMENT CM1190L "SITE LIAR'. THE CO IMACTOR SHALL LOWLY WITH THE WAUIREUMTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY, THE CaNTRACTOR SHALL POST WHATEVER SECURITY, AND.COWLY WITH ALL 00114"ONS WHICH A1TE AEKARRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY. ; �'k I_ NOTE, 2 City staff has ballooned changes on JRALL 1 _ ', `, \ the plans for the Commission's ease. Y y V ,xb'jl I 4� i A �4 LEGEND PROPOSED EXISTING SPOT ELEVATION X 962.5 x9825 CONTOUR —902— -----DDz--- RIP RAP CURB & GUTTER STORM SEWER SANITARY SEWER FORCEMAIN (SAN.)" ^' WATERMAIN EASEMENT --- — 30 ""�" - 6 OVERFLOW ELEV. E� ' XXX.X RETAINING WALL SCALE IN FEET SOIL BORING LOCATION P A-10 $ SILT FENCE . '1.. s T14E SUBSURFACE pp ACCORDDTD TO T y SUBSURFACE UR WILIDES BEFORE . '`. ANV/OR SiAOMMMR MR AME TO BE fMLY RESPON51BLE FOR ANY AND ALL DWAVES, %FOCI DNATi BE OWA ZONED BY HIS OR HER 1 PAS UAE. TO E%ACILY LOCATE ANTS PRESERI£ ANY AND AU UWXS {IAHDERCROUND AND OYERHEAO).. i IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TBE VATHIN THE SIZE, HE OR SHE SHALL NOTIFY TK ENGINEER WTH THE LOCATION. SIZE. INVERT AND k IF THE IRE UNE IS ACTIVE. NO ACTIVE DRAIN TILE SHALL BE BACRFILIED WTHOUT APPROVAL FROU THE PROXCT ENGINEER. ELECTRIC -E- TELEPHONE E TELEPHONE T SCALE IN FEET IR R THE THE PAINTS U) W F— Q � a ~ w° W _o o I- 1 a m fy- > Q z H 0 Z (nW a I— 0 w _ Q CD Z 17 vim\ GGy�em� Cq h° h 4 N�� Oct LL o mo m� a Z v a o o v a 0 L a..n npGo b Rt� C M _ O 0 4 LE�o a� 3 nEE9 ° E I., ° In z F 0 Q 9 N� & c� C �u1 G} SHEET NUMBER REV. C-7.01 A MFRA F 1 16396 Preliminary Site Development Plans for Nightingale Estates Stillwater, Minnesota Presented by: Advent Builders SHEET INDEX OWNER SURVEYOR BRYAN & JONI HELLER MCCOMBS FRANK ROOS ASSOCIATES (MFRA) 1133 NIGHINGALE BLVD 14800 28TH AVENUE, SUITE 140 STILLWATER. MN 55082 PLYMOUTH, MN 55447 TEL 763-476-6010 FAX 763-476-8532 CONTACT: HENRY NELSON, RLS VICINITY NIAP NO SCALE PRINTED, NOV 7 2007 ; CE„1115'us r- -As ! cn w F-- w W w �� -i < 0° LLJ Z F W F � o = a CD z Qe Oh�4� a L$ v v a 'I1 61 a � a .Q. r; c�� O Nm _ .N g 's �o SHEEP NUMBER REV. C-1.01 UFRA Fie � I6]96 SHEET DESCRIPTION C-1.01 TITLE SHEET C-2.01 EXISTING CONDITIONS C-3.01 SITE PLAN I I C-3.02 PRELIMINARY PLAT C-4.01 GRADING PLAN l,i �• i'.i+ C-5.01 PHASE I EROSION & SEDIMENT CONTROL PLAN C-5.02 PHASE II EROSION & SEDIMENT CONTROL PLAN ii C-5.03 EROSION & SEDIMENT CONTROL NOTES & DETAILS ti'• C-6.01 U11LITY PLAN L-1.01 LANDSCAPE PLAN DEVELOPER CIVIL ENGINEER FI i "'. '' , 6! C —7.01 TREE PRESERVATION PLAN ADVENT BUILDERS MCCOMBS FRANK ROOS ASSOCIATES (MFRA) " I [ C-7.02 TREE PRESERVATION TABLE 1379 TIMBERWOLF TRAIL 14800 28TH AVENUE, SUITE 140 LINO LAKES, MN 55038 PLYMOUTH, MN 55447 TEL: 612-889-8390 TEL 763-476-6010 �F FAX: 651-653-5658 FAX 763-476-8532 _ f�6 f •'�I CONTACT: DAMON FRANCIS CONTACT: MATTHEW R. DUENWALD, PE. OWNER SURVEYOR BRYAN & JONI HELLER MCCOMBS FRANK ROOS ASSOCIATES (MFRA) 1133 NIGHINGALE BLVD 14800 28TH AVENUE, SUITE 140 STILLWATER. MN 55082 PLYMOUTH, MN 55447 TEL 763-476-6010 FAX 763-476-8532 CONTACT: HENRY NELSON, RLS VICINITY NIAP NO SCALE PRINTED, NOV 7 2007 ; CE„1115'us r- -As ! cn w F-- w W w �� -i < 0° LLJ Z F W F � o = a CD z Qe Oh�4� a L$ v v a 'I1 61 a � a .Q. r; c�� O Nm _ .N g 's �o SHEEP NUMBER REV. C-1.01 UFRA Fie � I6]96 fNtlWk AoM liff� I' Irl I : I :i•Ar t 1r.„ _�f.' - .AYtB`ialr EDITS O SET MONUMENT — ss EDGE OF WATER r FLAGPOLE —WATER MAIN M ELEC, BOX —..—OVERHEAD WIRES --� GUY ANCHOR — c —UNDERGROUND T , 1 LIGHT — o —UNDERGROUND GAS BUILDING LIGHT BLOCK 2 YI UTILITY POLE ----BUILDING OVERHANG SIGN ii' 9 • DE3INEATED WETLAND r V 1J • , 1,1 1 a rr CONCRETE CURB r] —CHAIN CHAIN LINK FENCE YF AUTO SPRINKLER .-e POST INDICATOR VALVE 0 GATE VALVE ® ROOF DRAIN (outlet) b HYDRANT (9 COMMUNICATION BOX © SPRINKLER BOX�^,•� j I E, z. 2 , R I 5 { i A f \ y A I � { {j {�77j..a�l 7;7 T r 1 THE SUBSURFACE UTILITY INFORMATION SHOWN ON MESE PLANS IS A UTIUTY OIAUTY LEVEL D. THIS DUALITY LEVEL WAS DETERMINED 5 ACCORDING TO ME GUIDELINES OF OIASCE 3B-02. TITLED STANDARD GUIDELINES FOR ME COLLECTION AND DEPICTION OF EMSTING SUBSURFACE UTILITY DATA- ME CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE ME EXACT LOCATION OF ALL EXISTING r UTILITIES BEFOtE COXIMENCING WORK, BY CONTACTING ME NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTAI ME CONTRACTOR AND/OR SUBCONTRACTOR AGREE To BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER g FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTIU11ES (UNDERGROUND AND OVERHEAD) i}^T IF ME CONTRACTOR ENCOUNTERS ANY DRAIN TILE SHAW BE SNE, LL OR SHE SHAyt, NdllL ME EN(A� ECM -ME LOCAROV, ATE. INVERT AND 'X IF ME RLE LINE IS ACTIVE, NO ACTIVE DRAIN RLE SHAM BE BACKFILLED WITHOUT APPROYAt. FROM ME PROTECT ENONEIIR. 0 50 100 SCALE IN FEET BENCHMARKS: BM N0, I TOP NUT OF HYDRANT NW CORNER OF SITE ON NIGHTINGALE BLVD. ELEV.=909.32 BM N0, 2 TOP NUT OF HYDRANT SW OF SITE INTERSECTION OF NIGHTINGALE COURT AND NIGHTINGALE BLVD ELEV-903.83 I Gr_Gnln • FOUND MONUMENT — s SANITARY SEWER O SET MONUMENT — ss STORM SEWER r FLAGPOLE —WATER MAIN M ELEC, BOX —..—OVERHEAD WIRES --� GUY ANCHOR — c —UNDERGROUND ELECTRIC LIGHT — o —UNDERGROUND GAS BUILDING LIGHT BUILDING LINE YI UTILITY POLE ----BUILDING OVERHANG SIGN —RIGHT —RIGHT OF ACCESS O MANHOLE CONCRETE CURB 0 CATCH BASIN —CHAIN CHAIN LINK FENCE YF AUTO SPRINKLER .-e POST INDICATOR VALVE 0 GATE VALVE ® ROOF DRAIN (outlet) b HYDRANT (9 COMMUNICATION BOX © SPRINKLER BOX�^,•� BITUMINOUS SURFACE v GUARD POST L. J CONCRETE SURFACE . LANDSCAPE SURFACE pE50PAW: Lot 1, Black 2 MERAUIM 1, Bearing system shown is based on the plat of Long Loke Estates 2. The underground utility lotalions, shwm hersnn, are bosrd on plons and drowings: supplemental Reld swveys and olhor sources the survoyof makes no guorontcts that the underground utilltles drawn comprise oil such utilities n fhc ores, either in seines or abandoned. The survetur further dots not worront thol the underground 0002s shown are in the e.ocl locotlan ai indicated although lie duos certify that they we located accurately as possible From infarmotlan aacrilaMe- Thu sarveyar hos not physically Iacoted the underground utilities. Pursuant to MS 216D contact Gopher State Ono Call of (651-454-0002) prior to any excavation, 3. This property is in Zane C of the Flood Insurance Rote Mop; Community Panel Number 275249DO05, dated Februory. 1, 1984. 4, Property Zoning: AP Building Height: 2j stories and 35 feel Building Setbacks: Front yord = 50 feel, Side yard = 25 feel, Rear yord = 75 feet Lot width: 300 Ft. Lot Area: 10 .Acres 5. Properly Identification Number: 3103020410003 6, Address: 1133 NIGHTINGALE BLVD STILLWATER. MN 55082 7, Area: 227,815 sq. ft 5.23 acres 8. Field Work was Completed MAY 21, 2007 Y I l I {I, J m LJJ J Q CD jZ P I CD = z W Row a THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UnUTY DUALITY LEVEL D THIS DUALITY LEVEL WAS DETERMINED ACCORDING 10 THE GUIDELINES OF CHASCE 36-02. TITLED 'STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUMRFACE UTILITY DATA' THE "TRACTOR AND/OH SURCOPTYRACTORS SHAD. DETERMINE THE EXACT LOCATION OF ALL E>nSTCIG UTIUnES BEFORE COMuENptAS WORK. BY CONTACINNG THE NOTIFICARON CENTER 10ONER STATE ONE FOR-INESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER 4yy FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTIUTIES (UNDERGROUND AND OVERHEAD) T IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TLE WITHIN THE SITE, HE OR SHE SHALL HDnFY THE ENGINEER WITH THE LOCATION, SIZE INVERT AND Y IF THE TILE UNE IS ACTIVE NO ACTIVE DRAW TLE SHALL BE BACKFlLLID WITHOUT APPROVAL FROM THE PROJECT ENGINEER. DEVELOPMENT SUMMARY AREA GROSS SITE AREA 227,814 SF 5.23 AC LOT SUMMARY AVERAGE LOT SIZE 56,954 SF 1,31 AC MINIMUM LOT SIZE 20,074 SF 0.46 AC MAXIMUM LOT SIZE 166,390 SF 382 AC NUMBER OF LOTS 4 OUTLOTS 0 SMACKS FRONT YARD -HOUSE 25 FEET FRONT GARAGE (FRONT FACING) 32 FEET FRONT GARAGE (SIDE LOADING) 20 FEET REAR YARD 85 FEET FROM OHW SIDE YARD GARAGE 5 FEET HOUSE 10 FEET MINIMUM LOT SIZE 20,000 SF ZONING AP EXISTING ZONING PROPOSED ZONING LR AWG RFOUIREMENTS MAXIMUM BUDi7RfG HEIGHT 21 Stories & 35 FEET DEVELOPMENT NOTES I. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT. 2. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 3. STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. 4. DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGE AND UTILITY EASEMENTS WALL BE PROVIDED OVER ALL PUBLIC UTILITIES AND UP TO THE HIGH WATER LEVEL OF ALL PONDS 5. WETLAND IMPACTS (1;941 SF) MEETS DE MINIMIS AREA NO MITIGATION REQUIRED_ BLOCK IT PROPERTY LINE `4 LOT NUMBER 4 SLIT ESTED MST ELDER FLOOR LFE=904.1 ELEVATION RECOMME1NpET1 RAMBLER (R) SLGG'EStiED � HOUSE TTPE'. SllT ENTRY WALKOUT L94KOUi (LO) 'FFE=913.5 WA" '"T ('"o 0E TAIOOH GFE=907.5 11RF'Vi'WAY - BUILDING SETBACK UMIT(26') -RIGHT OF WAY CENTERUNE G-01 TYPICAL SINGLE FAMILY 05/06 NO SCALE LOT DETAIL LEGEND PROPOSED CURB h GUTTER STORM SEWER SANITARY SEWER FORCEMAIN (SAN.) WATERMAIN ►�-'� EASEMENT - - - - GAS LINE ---- - -` ELECTRIC - TELEPHONE " PAVEMENT REMOVAL �p-�--- CONSERVATION EASEMENT EXISTING 0 30 60 Y�Ir��•'--tNl� SCALE IN FEET LLJ Q (/) LJ LLJ 5 C:, z J Li a m ft LUJ N z � Q C� Z Q, OM Cq Nr C Z b D , a�Ww. ` h � tyyy �4 O, o .0 Rei o .0 E U. U r; zi r a s �y n a'° F F „1 sv q 21 a_2 . '` I�Y �, w J rE a `a. o 5, o <r c c E o La_ to Z o !i 2 yO S v - �z SHEET NUMBER REV. C-3.01 MENA Fie / 16396 I J m J a z z I 0 Z 601 ROW I I V l 1 1 1l 1 I CHARLES & SHARON THOMPSON 1125 NIGHTINGALE BLVD CITY OF STILLWATER THE SUBSURFACE UTILITY INFORMATION SHOW ON THESE PLANS IS A UTILITY OUAUTY LEVEL D. THIS (DUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CIIASCE 38-02, TITLED 'STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA.- THE CONTRACTOR AID/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING e UTILITIES BEFORE COMMENCING WORK. BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA), THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD} .;" IF THE CONTRACTOR L]rCOMNTTAS ANT ORAPI TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WTH THE LOCATION, SIZE INVERT AND IF TILE TILE UNE IS ACTIVE_ NO ACTIVE DRAIN TILE SHALL BE BACKFILLED WTHOUT APPROVAL FROM THE PROJECT ENGINEER. DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) II 5-� .-10 —L .—^J L—_—J— BEING 5 FEET IN WDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING LOT LINES. AND 10 FEET IN WDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING RIGHT-OF-WAY LINES, AS SHOWN ON THE PLAT, LEGEND DEVELOPMENT SUMMARY AREA GROSS SITE AREA 227,814 SF 5.23 AC _ �R "AVERAGE LOT SIZE 56,954 SF 1.31 AC MINIMUM LOT SIZE 20,074 SF 0.46 AC MAXIMUM LOT SIZE 166,390 SF 3.82 AC NUMBER OF LOTS 4 OUTLOTS 0 SETBACKS FRONT YARD -HOUSE 25 FEET FRONT GARAGE (FRONT FACING) 32 FEET FRONT GARAGE (SIDE LOADING) 20 FEET REAR YARD 85 FEET FROM OHW SIDE YARD GARAGE 5 FlFf HOUSE 10 FEET MINIMUM LOT SIZE 20,000 SF ZONING AP EXISTING ZONING LR PROPOSED ZONING R MAXIMUM BUILDING $00HT 24 Stories & 35 FEET DEVELOPMENT NOTES I. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT - 2" ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT 3" STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY, 4, DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED OVER ALL PUBLIC UTILITIES AND UP TO THE HIGH WATER LEVEL OF ALL PONDS PROPOSED EXISTING CURB & GUTTER - - STORM SEWER >� j SANITARY SEWER �--� FORCEMAIN (SAN.) WATERMAN 40 80 EASEMENT ------ --- •-- 0 GAS UNE - ELECTRIC SCALE IN FEET TELEPHONE—:---s-- HAI. ROC,( ENTRANCE I I I 1 C 1 Y THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY OUALITY LEVEL D. THIS DUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CIIASCE 38-02. TITLED 'STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING L SUBSURFACE UTILITY DATA- THE CONTRACTOR AND/OL SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR i AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES. WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTIUTIES (UNDERGROUND AND. OVERHEAD). � I A as 1'• I ..a Wiz. dA a sERVATION EASE41E.JI -, 0 pRDPDSED DRAINAGE AND UTILITY EASEMENT A, PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE B THE CONTRACTOR IS CAUTIONED THAT '7K SUE4SURFAIDE. U IUTY KFQRCABCR SHOWN Oil THEY PLANS 1S A DWEY DUALITY LEVEL D. MS O MJnf LEH1 WAS DIMUINEV ACCOODIOG TO RIE GUIDELINES OF G/ASCE 38-01 TITLED STANDARD GUIDELINES FCFE THE CDELECDCN AND OEEYCTYON Of Ev5TNG. W119AIACE U11UIY OA A'. THE 001LRACTOR AND/OR SUBCONTRACTORS SMALL DCTY wzE THE ENACT LOCATION OF ALL EASTrNG VIWM TIES BEFORE CQWBRCIND W . OY COHIACTNG TME HOTRTCATION CENTER (GOPHER STATE ONE FON MRMIiSCHA AT i -BOD -252-1106} THE CCHYRACIIIR M40/IA'Sl10CBffRACTCR AGREES 10 BE FULLY RESPONSIBLE FOR ANY AND ALL DAUAOES WHICH MMMT DE OCCASONEO BY IRS DR NEB r"jURE TO EXACTLY VI AND PRESERVE ANT AND ALL NTIUYIES (UHIDEREIROJNO AID OVERHEAD) IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING URUTIES WHICH CONFUCT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS C THE CONTRACTOR SHALL TAKE ALL PRECAUTIDYS N'ECFSSNLY TO A%W PROPERTY DAMAGE TO ADJACENT P9WERTES DUlUiS THE CONSTRUCTION PHASES OF THIS PROJECT. THE CONTRACTOR WILL BE HELD SOLELY RES!'"BLE FCR ANY PWAGES TO TIE AOJACENH PROPFRITES OCCURRING DURING THE CONSIVUCTION PHASES OF THIS PROJECT. 0 SWETY NOTICE TD CDNTRACTCRS; IH ACCORDAICE WT1 4VZRALLV ACCEPTED CCaNSTQUCTON PRACTICES, TE CONTRACTOR WON, BE SO -ELY AHO COVPLETFLY RESPOISIBIE FOR COHOLD(In ON TIE JOB SITE. WCLUUHl SAFETY OF ALL PERSONS AND P RCPEWTY UURMG poopOWANC£ IW DIE WORK TCS REDUIREVENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO HORWAI WORKING HOLDS. TIRE DUTY Of THE EDIB Ui.13 CR Tiff DEVELOPER TO CONOUCI CO fSTRUCTNki REVIEW OF THE COHTTACTDAT'S PLY' 41A.ROE IS 140T 14TENDM IO INCLUDE RLV4V OF THE ADEQUACY OF DIE CONTRACTOR'S SAFCTf UEASURES W. ON OR NEAR THE CONSTRUCTION SITE E. THE ODHTRACTOR SHALL COMPLETE THE SITE CRACKING CONSTRUCTION W AOCCROAHC.E WITH THE REOUi REMETNS OF THE OWNER'S SOILS ENGINEER. All SOIL TESTING SHALL BE COMPLETED BY THE ONIER% WES ENONEFR. THE CONTRACTOR SHALL BE. RESPONSIBLE FOR COORONATMG ALL REWIRED SOIL TESTS AND INSPECTIONS WTI THE SOILS ENGINEER, A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY: COMPANY: INTERSTATE GEOTECHNICAL ENGINEERING. INC, ADDRESS: 8167 10DIH STREET SOUTH PHONE: 612-414-5770 BATED: JULY 13, 2007 THE CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT F. PRIOR TD PLACEMENT W THE A00tEGATE BASE. A TEST ROIL WILL BE REOUPOD CIT THE STREET AND PARYSNG AREA SUBGFINDE THE CC14TIZACTOR 94ALL PROVIDE A LOADED TANOEU MERE TRUCK W01H A GROJS' KIC HT OF 25 TONS, THE TEST ROLLING 9IALL BE AT THE DRECTWMI Of THE SOILS ERGUtEER ANO SHALL BE CEUPLETED IN AREAS AS DIRECIEU BY THE SOBS LHOREER IRE SOIL' ON JNEZR SHALL DEERMWE YAHHCH SECTTX15 OF THE STREO OR PARKING AREA ARE UNSTABLE CGMECTDN OF THE SUBCFALE SOIL`+ SHALL BE COMPLETED RT ACCORDANCE WITH THE R£OIR"TNITS IIF T4 SOILS EN IUCER. G. THE CONTRACTOR SHALE BE RESPQNSLBLE FOR PROVIDING AND WANIAINING 1RAMC CONTROL DEVICES SUCH AS BARRICADES. WARNING SIGNS, DIRECIND"AL SONS, FLAGMEN AND LIGHTS 10 COITRCTL THE MOVEMENT OF TRAFFIC VIVRE NECESSARY. TRAFFIC CONTROL DEVICES SHALL COifOU TO APPROPRIATE MINIMA DEPARTAENT OF TRANSPORTATION STANDARDS H Bit TREES AMD OTHER NATURAL 1ECETATIOR WITHIN TIE PNDLECT AND/OR ADJAEHT TO TIE PRAECT ARE OF PRwE C91tURN TO THE COHTRACTOR S OPERATIONS WE WILL, BE REOV-DED TO PPOB I ME LRCS *MICR ANE TO K SAIUM TO BE $HPE THAI EOAPMENI IS HOT NEEDLESSLY OPERATED UNDER NEARBY TREES ANO SHALL EXERCISE EXTR EUE. C'AUTM RI WCOONG ADUACEIEY TO TREES, 91OULD ANY PORTION OF THE TN#E BRANCHES RECUIRE REMOVAL TO PERINI OPERATION OF THE CCAfMACTOWS EOLRPMEN1, RE. $HALL 081AW THE SERIWCE'S. OF A PHOFE` M+AL IAEX TPoWURiG SERVICE Ttl TRIM THE TREES PRIOR TO THE BEUNwNG OF ONDRAT TNI. PROTECTED TO LARw�ZE ANY LASTHE CO"TRACIDN'. T, G DAMAGE 10 THE E E. RO TREES SNAUL BE REMOvM WITHOUT SAUTIDRR'fiTlpl BY THE ENCU�ITCOOSTS FW TRPLWN SERMCESCUTS SHAUL BE Y SHALL BE CWSIDFRED VIDDENTAL TO THE MACMIG CONSIRUCTOH AR NO SPECIAL PAYLENT GULL K MADE I EXCAVATE TDP%% FIRM AREAS TO BE FURDER MAVAIED 0 14£CAADED AND SIL1ClRPiLE III AREAS OESGNATETI ON THE 97L THE CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR ARKPRG AREAS, THE CUN�MrTTORO ON THE SITE AS SPECIFIED, EXMS WSM 94ALL SHALL SL1DCUT CUT AREAS, WHERE TURr IS ID BE -ESP kISNEE.ACED ITO�A DEPTH OF 41KHES RREE'PREAD IL ARESWMOEAND TURF IS TO BE ESTABUSHED TO A MINIMUM DEPTH OF 4 INCHES, J. P0A9NED CAIAEMTO. SHALL BE CYwP.IETED. THE F.UNTRACTOR SHALL UHFORNLT GRADE AREAS WTwI OUTS OF OTA^OWII. HNCIUBING ADJACENT IRARSMOR AREAS PROVIDE A SMOOTH fUKSRB SURFACE MINH SPECIFIED TOLERANCES WIDE UNPORM LfvES OR SLOPES Ei£TWEIER POINTS WHERE ELLvA,"5 ARE SHOWN, W BETWTTTN SUCH POOITS AND EXISIU+G GRADES AREAS TIAT VANE: MIN FINISHED GFAllEO SHALL BE PROTECTD FROM SUBSED D1T CONSTRUCIICH OPLRATIO15, TRAFFIC AND €ROSION. REPAIR ALL AREAS TIAL HAVE BECOME H rRD BY TRAFFIC OR ERODED BY WATER OR HAS SETTLED BELOW RIE CORRECT GRADE- ALL AREAS DISTURBED BT THE COETRACTOR"S CPERATONS SHALL BE RESTORED TO ECUAL 04 BETTER THAN ORWJNAL COHODUM OR 10 TIE REwplwvNIS OF THE IF_W Wpbs K. TOLERANCES I THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN DIO FOOT ABOVE, OR 010 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE 2 THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE. OR DID FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT MERE MEASUREMENT IS MADE 3 AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 030 FOOT ABOVE OR BELOW TIE REWIRED ELEVATION, UNLESS DIRECTED OTIERWSE BY THE ENGINEER, 4, TOPSOL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS. M AFTER THE 9TH GRADING IS COMPLETED. IF EXCESS OR SNOTAGE OF SOIL MATETEIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE. N wHER THE SITE GRAO:NG CCHSTRUCIIdI' 4 COItP1ETE0. THE COITRACEOR %ugEL SEED ARI MULCH THOSE AREAS AS DIRECTED BY THE OWNER, THE: SUM" SHALL COMPLY NIT{ MHIIDOT SPEVIBCATION NO 3226 WTI THE USE Of IHIAOOT TRXTUIE RIO. %0 OR 250 GR ARID APPLO Al A RATE OF HBO POUNDS PER ACRE. THE SEEDED AREA SHALL BE MULCHED. THE WELCH SEAL CONPLY %TTI HRN/pOi S'PEUTVCATON 3382, TYPE I, THE WiJECH SHALL BE APPLIED AID AKBCRED RI ACCOMANE W014 UN/DOT SPEOTCATON NO. 2375.], IT, HRRIETN SHALL BE APR" AT THE RATE E Y TONS PER ACRE THE MULCH SHALL BE MNCTRZFFA WITH A DISC, CLODBUSTER OR OTHER APPROVED EQUIPMENT AN EROSION CONTROL BLANKET SHALL BE FURNISHED AND PLACED IN AREAS WHERE THE SLOPE EXCEEDS 3:1 0. THE CCUTRACT'R SHALL DETERMINE THE LOCATION OF ANY (HAUL ROADS THAT MAY BE RIMMED TQ OONPIEW TRL SITE FAADWG CONSTRUCTION AND SHAT_ INTIMATE HAUL. ROADS LOT ETO90" ANO SMAEHT CONTROL 'SITE WAP' THE COMPACTOR SHAT COUP=Y TWIN THE REMUIWC41S OF THE OOVOWNG AUTHORITY OF EACH ROADWAY THE tORTTALICR SHALL POST WIHAIEVM SCVL ATV. AND COMPLY WITH ALL CWODOUS MICH ARE REOURED Or EACH GOVERIONG AUTHORITY OF EACH ROADWAY LEGEND 1 p 30 60 SCALE IN FEET PROPOSED EXISTING SPOT ElEVAT10N X 962.5 A-9525 CONTOUR 902_ RIP RAP CURB h GUTTER STORM SEWER SANITARY SEWER FORCEMAIN (SAN) ' WATERMAIN ' EASEMENT EOF OVERFLOW ELEV. � xxx,x RETAINING WALL 501L BORING LOCATION P A-10 - SILT FENCE °IRI " i mmool 1 p 30 60 SCALE IN FEET l� I III I I I I u _,,�, ._. _ Lir-_.- _ •:'�,��: � ''yY I �_ ff14 TS jr -y2k TEMPGRARY STONE M1;Jam= CONS"GTIRNatTRANCE 3 I_ .- a {'. a '' 1 F ,4-� I r • 1\ h ARL'A 2A9 SO. �- !- f •, •t � F . � _ �._ � � T.L ... by a It � 1'�a t i I � i` 'A! � � TTI • � i \ I t 1 l J I 1 1 'f fl It l SOIL EROSION /SEDIMENTATION CONTROL OPERATION TIME SCHEDULE NOTE: CONTRACTOR OR GENERAL CONTRACTOR TO COMPLETE TABLE WITH THEIR SPECIFIC PROJECT SCHEDULE CONSTRUCTION SEQUENCE JAN FEH NAR APR MAY JUN JJL AUG SEP OCT NNOV DEC JAN FEE TEMPORARY CONTROL MEASURES STRIP do STOCKPILE TOPSOIL ROUGH GRADE / SEDIMENT CONTROL AR ;APR IAAT dUN TEMPORARY CONSTRUCTION ROADS FOUNDATION / BUILDING CONSTRUCTION SITE CONSTRUCTION PERMANENT CONTROL STRUCTURES FINISH GRADING LANDSCAPING/SEED/FINAL STABILIZATION STORM FACILITIES * REFER TO SHEET C.5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS ADVENT BUILDERS 1379 TIMBERWOLF TRAIL LINO LAKES, MN 55038 LEGEND SEQUENCE OF CONSTRUCTION PHASE I: I. INSTALL STABILIZED CONSTRUCTION ENTRANCES PREPARE TEMPORARY PARKING AND STORAGE AREA 3 C014STRUCT THE SILT FENCES ON THE SITE i. CONSTRUCT THE SEDIMEIJTATIO14 AND SEDIMENT TRAP BASINS 5. HALT ALL ACTIVITIES AND CONTACT THE CIVIL ENGINEERING CONSULTANT TO PERFORM INSPECTION OF BMPs GENERAL CONTRACTOR SHALL SCHEDULE N10 CONDUCT STORM WATER PRE CONSTRUCTION MEETING NIM ENGINEER AND ALL GROUND DISTURBING CONTRACTORS BEFORE PROCEED114G NIM CONSTRUCTION 6 CLEAR AHD GRUB THE SITE 7 BEGIN GRADING ME SITE B START COI,STRUCTION OF BUILDING PAD AND STRUCTURES PHASE II; I TEMPORARILY SEED DENUDED AREAS INSTALL UTILITIES, UNDERDRAINS. STORM SEWERS. CURBS AND GUTTERS 3 INSTALL RIP RAP AROU140 OUTLET STRUCTURES a INSTALL INLET PROTECTION AROUND ALL STORM SEWER STRUCTURES 5 PREPARE SITE FOR PAVING 6 PAVE SITE 7 Ir STALL INLET PROTECTION DEVICES. 8 COMPLETE GRADING AHD INSTALL PERMA14EFIT SEEDING AHD PLAN IIIIG 9 REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEUCES (ONLY IF SITE 15 STABIUZED)• IF REQUIRED BY ME C014TRACT PROPOSED EXISTING SPOT ELEVATION X 962.5 9625 CONTOUR CONTOUR —1J02 RIP RAP CURB do GUTTER STORM SEWER - SANITARY SEWER FORCEMAIN (SAN.) WATERMAIN EASEMENT --^--------------._ OF OVERFLOW ELEV. �XXX.X RETAINING WALL PROPERTY LIMIT SILT FENCE LIMITS OF DISTURBANCE ` ` — — " SOIL BORINGS 41 e DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB—BASIN GRAVEL h WIRE MESH . IPI INLET SEDIMENT FILTER INLET PROTECTION • IP2 DEVICE TEMPORARY STONE l.'S1i:i=�SN CONSTRUCTION ENTRANCE TEMPORARY SEDIMENT BASIN SC3 TEMPORARY STORAGE AND PARKING AREA TS TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS TS� OUTLINED IN THE SWPPP) I 0 30 60 SCALE IN FEET E. v o,. FN 430 .. °, ` tie ►' �'7 +', uS • 1l4' ' QI ILII ��•i , t z • ll 1'1 \\ I til , �N SOIL EROSION/SEDIMENTATION CONTROL OPERATION 11ME SCHEDULE NOTE: CONTRACTOR OR GENERAL CONTRACTOR TO COMPLETE TABLE WITH THEIR SPECIFIC PROJECT SCHEDULE CONSTRUCTION SEQUENCE JAN FEB JAR APR IMAY JUN JUL AUG 'SEP )CT INOVFDEC JANI.-.-0M— IAU2 APR MAY JUN TEMPORARY CONTROL MEASURES _ STRIP & STOCKPILE TOPSOIL ROUGH GRADE / SEDIMENT CONTROL TEMPORARY CONSTRUCTION ROADS FOUNDATION / BUILDING CONSTRUCTION SITE CONSTRUCTION PERMANENT CONTROL STRUCTURES FINISH GRADING LANDSCAPING/SEED/ANAL STABIIJZATION STORM FACILITIES EL F REFER TO SHEET C.5.03 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS ULVtLUYtK: ADVENT BUILDERS 1379 TIMBERWOLF TRAIL LINO LANES MN 55038 612-889-8390 SITE OPERATOR/CONTRACTOR/GENERAL CONTRACTOR e5E(�UENCE OF CONS1Ri1CllC]�1 II INS S�SE li STABILIZED CONSTRUCTION ENTRANCES 2 PREPARE TEMPORARY PARKING AND STORAGE AREA } CONSTRUCT THE SILT FENCES 011 THE SITE ACONSTRUCT THE SEDIMENTATION AND SEDIUENT TRAP BAS1145 5 HALT ALL ACTIMTIES AND CONTACT THE CIVIL ENGINEERING CONSULTANT TO PERFORM INSPECTION OF BMP, GENERAL CONTRACTOR SHALL SCHEDULE AND CONDUCT STORM WATER PRE-CONSIRUCTION PAEETING KITH ENGINEER AND ALL GROUND DISTURBING CONTRACTORS BEFORE PROCEEDING WITH CONSTRUCTION CLEAR ANDGRUB THE SITE 7 BEGN GRADING THE SITE 8 START CONSTRUCTION OF BUILDING PAD AND STRUCTURES PHASE Il: I TEMPORARILY SEED DE14UDED AREAS INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, CURBS AND GUTTERS } INSTALL RIP RAP AROUND OUTLET STRUCTURES dININL STALL ET PROTECTION AROUND ALL STORM SEWER STRUCTURES 5. PREPARE SITE FOR PAVING 6 PAVE SITE, 7 INSTALL INLET PROTECTION DEVICES 8COMPLETE GRAD114C AND INSTALL PERMANENT SEEDING AND PLANTING 9 REMOVE ALL TEMPORARY ER051014 AND SEDIMENT CONTROL DEMCE5 , (ONLT IF SITE IS STABILIZED)„ IF REWIRED BY THE CONTRACT LEGEND PROPOSED EXISTING SPOT ELEVATION X 962.5 e. ooz s CONTOUR X02 RIP RAP CURB & GUTTER "•' '-' STORM SEWERS ` SANITARY SEWER FORCEMAIN (SAN.) ` WATERMAIN EASEMENT-- OVERFLOW ELEV XXOX.X RETAINING WALL OiT PROPERTY LIMIT SILT FENCE UMITS OF DISTURBANCE — " — — g SOIL BORINGS DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB -BASIN GRAVEL & WIRE MESH IPI INLET SEDIMENT FILTER INLET PROTECTION • IP2 DEVICE TEMPORARY STONE 09mg. CONSTRUCTION ENTRANCE TEMPORARY SEDIMENT BASIN TEMPORARY STORAGE AND PARKING AREA TS TEMPORARY SAMEASURES ®, MULCH. MATS OR (SS OR BLANKETS AS OUTLINED IN THE SWPPP) 0 30 60 SCALE IN FEET z Q J v , J Ljj 0 Q U z LLJ O W 2 w J ¢ mLILT in z (n W O Ln Q Of z � Q 2 d b tih lob � 30nn C Q c o o N o a EE LL Q .0 l 4 O O C] { 6 G' �p C a � Qo. 0.r a p s •-4� � w v�•�M � a om•."' i 'v g t 7 b C Q Q kAIX o e Nm —_ c„ o - A2 W (y o 4 SHEET NUMBER REV. C-5.02 MFRA Fill p 16396 (0001) d0 �. t 4 W M14rAwfry7lmtiyjrab M.y,p :+r:�erar-•+r1a q I � �9�. 1111111 � ' q/rj].�,f �i 44Ty;l.11h l+IF!}T'MN;V.I•mYZ N �� AI: i �s:.an •tcsr uraurw vrre� ^.+rerx +usrrr'� 73�! �. r y'vt c �,wrrt4r„rs.uy w•M•.ilr^w..a�.. r .,rarer �X �ti It (1¢°'jr 11 F *i>, PdPp5, til co •+•n [t A:ren.^., rw. ,. .y„ sr xrsr II i ! (0022)5 W=M `er:iriJYAC'nuttily+flV��{itClyn3V•AC#S1I.LVM•7 � I I � � - F`-WiRYA/Ts ,N1NNtW�yY.manWAlsrur :•yzrllL�l tb (0023) 77 187' C -1,i 90 a 2 5' I :I o,re me° !?�Or 4 90 .0 1 4 (0006) Lot 130,92 CD Ln cy; 00 60' 4sn TAI � F S e � SI �"�aAr�a, 1Sv' SIRS cc (0014) (001 5) (0016) J M Engineering • Planning • Surveying FRA McCombs Frank Roos Associales, Inc. 14800 281h Avenue Nerfh • Suife 140 Plyrnoulh, Minn—to • 55447 phone 763/476-6010 ^ !ax 763/476-8537 44 -1 I � Sheet Revision 1 ]n NO Z 2 cJ1 MFRA FILE NO.: 16396 Client 11 �� Avitk'.yr'.".'A:14rAx+xxy4±riiy'h.Y�l F 1d:k SSS: +�!k: .>'iol yl�, T spe ,}� yT” Y3y1G1iF11 AIYi fP f 13=kl.:AVr.M � }. M1'Fl 1iI Y UamaP1 noNr RI^�XXV.Ii,I'JV Y ■■fiiilll FiFiFf gp fA7i 451fi5J•SnSA 1379 Timlx:nynlf Tr it Limn L.L.1, MN 55078 .Grn nul Camry rors •KnMng -N=x•C�meln eLUNKemodd.. ^faeks Addiiou Rn,l .ul.rnllrullJn. c Project Nightingale Property a�+„w,� Stillwater, MN F 111�4f�dC,��11/t1#T#j ,ANTE RS f IPFWLT I 1A i 82 W sheet Title Concept Plan 1 t ° ! - t d r Aeecby Cerliip lhbt Ih:s plate wbs prepared by mc. cr under my tlapc` wper v",sion vnd lhgl t Orn 4 dulyy Licensad fbfessibn tlt Enr�gRCef' uncry the Mr<6 of the Sinitof IAlenesolo, Sinnature Name Dole License I Designed JR G Checked Drown JIG Approved ` Date 4/05/07 .' 1b 9 44 -1 I � Sheet Revision 1 ]n NO Z 2 cJ1 MFRA FILE NO.: 16396