VII.1. Sanctuary at Oak Ridge Development; LindahlJune 18, 2018 City Council Report 2018-078
Sanctuary at Oak Ridge Development
Proposed Action: Staff recommends the City Council approve the following motions:
•Move to adopt Resolution 2018-056 approving Comprehensive Plan amendment for the
Sanctuary at Oak Ridge Development.
•Move to adopt Resolution 2018-057 approving the First Reading of Ordinance 2018-1133
rezoning the Sanctuary at Oak Ridge development from R-5, High Density Multiple Family
to R-1-D, Single Family Low Density with a Planned Unit Development (PUD)
•Move to adopt Resolution 2018-058 approving the Preliminary Plat for Sanctuary at Oak
Ridge
Overview
The applicant, Anderson Engineering, requests various applications to allow development of a 4
lot single family subdivision. The subject property is owned by Janet Griffing and located south
of Oak Ridge Golf Course, north of Highway 7, west of the Oak Ridge Place condominium
building and east of the Eisenhower Community Center. The site is currently guided and zoned
for high density residential development similar to the adjacent Oak Ridge Place building and
received approval for a 4-story 27 unit building in 2007. According to the applicant,
development of the site under the 2007 approvals is complicated by its relatively small size,
rectangular shape, topography, limited access and location abutting a wetland. In March of this
year, the Planning & Zoning Commission and City Council reviewed and generally supported a
concept plan for this development subject to approval by the Minnehaha Creek Watershed
District, the applicant’s participation in a planned unit development agreement, and reaching an
agreement with the neighboring Oak Ridge Place HOA on maintenance of any shared amenities.
Based on the findings detailed below, both the Planning & Zoning Commission and staff
recommends approval of this request.
Primary Issues to Consider
●Background
●Comprehensive Plan Amendment
●Rezoning
●Planned Unit Development
●Subdivision Design
●HOA Documents
Supporting Documents
●Resolution 2018-056 approving
Comprehensive Plan Amendment
●Resolution 2018-057 approving the First
Reading of Ordinance 2018-1133
•Ordinance 2018-1133
•Resolution 2018-058 approving the
Preliminary Plat
●Letter from Oak Ridge Place HOA
●Letter from MCWD
●Applicant’s Narrative
●Plans
●Engineering Comments
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2018-078
Page 2
BACKGROUND
Development Proposal. The subject property is currently vacant land. Development of the site
is complicated by its relatively small size, rectangular shape, topography, limited access and
location abutting a wetland. In 2005, the property received development approvals to allow
construction of a 16 unit multiple family condominium building. In 2007, those approvals were
revised to allow a 4-story 27 unit multiple family condominium building. In each case, the
approvals included a variance to allow a lot without frontage on a public right-of-way and was
subject to approval from the Watershed District. According to the applicant, the complications
noted above make development of the site under its current approvals too costly.
The proposed development would subdivide the existing 1.19 acre property into four single
family lots requiring both preliminary and final plat approvals. According to the applicant, the
lots would likely contain single level homes with walkout basements marketed to empty nesters.
The proposed use and many of the dimensional standards would not comply with the current
High Density Residential future land use designation or R-5, High Density Multiple Family
zoning classification and require both a comprehensive plan amendment and rezoning. Access
to the site would come through a shared access easement across Oak Ridge Place, which is a
private road. Individual access from the three northern lots would come from a shared driveway
while the site furthest south would have its own driveway. The site design is further complicated
by an existing water line, which is not located in the adjacent easement. This water line must be
relocated within the easement in such a way as to minimize the loss of adjacent trees.
Authorization of this application requires the following approvals:
• Comprehensive plan amendment from High Density Residential to Low Density Residential
• Rezoning from R-5, High Density Multiple Family to R-1-D, Single Family Low Density
with a Planned Unit Development (PUD)
• Subdivision approval of both preliminary and final plats
• Execution of a Planned Unit Development Agreement
• Execution of a Development Agreement
In addition to the City approvals detailed above, the proposed project also must receive approval
from the Minnehaha Creek Watershed District (MCWD). To date, the applicant has received
approval from the MCWD to reclassify the adjacent wetland but has yet to receive final approval
for grading or stormwater management. The applicant will have an update on the status of their
MCWD application during the City Council meeting. However, staff recommends a condition
of any City approval require the applicant to receive all necessary approvals from the MCWD.
Planning & Zoning Commission Review. The Planning & Zoning Commission held a
public hearing to review Planning Application 2018-05 during their regular meeting on May 22,
2018. After hearing a summary presentation from staff, the Commission opened the public
hearing for comments. In summary, comments came from residents of the neighboring Oak
Ridge Place condominium building and emphasized their opposition to the proposal. The
primary representatives of Oak Ridge Place were Homeowners Association President Marles
Frankman and their Attorney Daniel Greenstein. Both reviewed the detailed list of their
concerns and their petition against the development (see attached letter and petition). Overall,
their concerns focused on the type and value of the proposed homes, potential nuisance issues,
coordination of any shared amenities and the City’s process to review the development. Several
other residents of Oak Park Place spoke in support of these same concerns.
City Council Report 2018-078
Page 3
City Planner Jason Lindahl responded to many of the concerns and urged the applicant and Oak
Ridge Place residents to work together to address their concerns; however, most of the issues
went beyond the City’s review authority for this development. Commissioners Warden and
Daly supported staff’s suggestion that the applicant and Oak Ridge Place residents meet to
address their concerns and suggested the application be continued. Finding no motion to
support that suggestion, the Commission voted 4-2 to recommend the City Council approve the
proposed development. Commissioner Daly and Warden voted against based on their position
that the applicant and residents of Oak Ridge Place needed more time come to a consensus.
Neighborhood Meeting. The City’s public engagement process for this development goes
above and beyond the typical statutory requirements for a public hearing and review by the
Planning & Zoning Commission and approval by the City Council. It also requires the applicant
to host a neighborhood meeting before the public hearing to explain the project, answer
questions and take any comments. This meeting took place on May 14 in room 209 of the
Eisenhower Community Center. City Planner Lindahl attended the meeting as an observer. The
developer’s notes from this meeting along with a comment letter from the Oak Ridge Place
HOA are attached for your reference. During the meeting, residents of Oak Ridge Place stated
their concerns about the type of housing, construction process, access, parking, wetland,
homeowners’ association documents, storm water management and the proposed pedestrian
trail. The developer addressed many of these questions during the neighborhood meeting and
agreed to continue to work with the neighbors to address their concerns.
Concept Plan Review Comments. The Planning & Zoning Commission held a public hearing
to review the concept plan for this development (Planning Application 2018-04) during their
regular meeting on March 27, 2018. During the meeting, the Commission heard a summary
presentation from staff as well as comments from the applicant and neighbors. Comments from
the neighbors came from Evelyn Emerson and Betty Clark with the Oak Ridge Condominium
Associations related to density, access, traffic construction noise and guest parking. The
applicant stated they need a minimum of four units to make the project economically viable, but
would work on their design to address the other concerns. The Commission generally
supported the design but agreed with the neighbors’ concerns. The Commission directed the
applicant to revise the concept plan to address the neighbors’ concerns and the issues raised by
staff. The City Council reviewed the concept plan during their April 3, 2018 meeting and agreed
with the recommendation of the Planning & Zoning Commission.
Comprehensive Plan Amendment
The proposed development requires a comprehensive plan amendment to re-guide the future land
use classification for the subject property from HRD – High Density Residential to LDR – Low
Density Residential. Amendments to the Comprehensive Plan are considered legislative actions,
meaning that the City is formulating public policy. The City may amend the Comprehensive Plan
after a public hearing before the Planning Commission and a two-thirds majority (4 out of 5 votes)
by the City Council. These applications also require notification to the surrounding communities
and approval by the Metropolitan Council.
The City adopted the current Comprehensive Plan in 2009. This document includes the Future
Land Use Map, which guide the future use of the subject property as HDR – High Density
Residential. Re-guiding the subject property to LDR – Low Density Residential is consistent
with the surrounding land use pattern. As LDR – Low Density Residential, the subject property
City Council Report 2018-078
Page 4
will be both a compatible use with the golf course and single family uses to the north and good
transition between Eisenhower Community Center to the west and the condominium and
church uses to the east.
State law requires local governments to inform surrounding communities of any Comprehensive
Plan amendments and allow a 60 days comment period. The City will distribute notice of the
proposed Comprehensive Plan amendment to surrounding local governments after action by
the City Council. All comments received within the 60 days review period will be included with
the formal Comprehensive Plan amendment application submitted to the Met Council after final
action by the City Council.
Rezoning
Rezoning applications are considered quasi-judicial actions. In such cases, the City is acting as a
judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance or
Subdivision Ordinances are being followed. Generally, if this application meets the City's
established requirements, they should be approved. The criteria to weigh when considering a
rezoning application are detailed below. Based on these findings, staff recommends approval of
the requested rezoning from R-5, High Density Multiple Family to R-1-D, Single Family Low
Density with a Planned Unit Development (PUD).
Consistency with the Comprehensive Plan. Rezoning the subject property from R-5, High
Density Multiple Family to R-1-D, Single Family Low Density with a Planned Unit Development
(PUD) would be consistent with the proposed LDR – Low Density Residential future land use
category. In addition, staff finds the goals and policies from the comprehensive plan listed below
support rezoning the subject property to low density residential.
• Protect residential neighborhoods
• Maintain appropriate transitions between land uses
• Retain and enhance detached single-family homes
• Encourage the development of owner-occupied housing
• Continue to strive for a mix of housing that accommodates a balance of all housing needs
Compatibility with Present and Future Land Uses. Rezoning the subject property to R-1-D
is consistent with both present and future land uses of surrounding properties. These uses are
detailed in the table below. The existing land use that surround the subject property include the
Oak Ridge Golf Course (north), open space/wetland (south), Oak Ridge Place condominium
building and a church (east) and the Eisenhower Community Center (west). Future land use
designations are private open space (north), institutional (south), high density residential and
institutional (east), and institutional (west).
Surrounding Existing and Future Land Uses Analysis
Location Existing Future
North Golf Course Private Open Space
South Open Space Institutional
East High Density Residential &
Church
High Density Residential &
Institutional
West Eisenhower Community
Center
Institutional
City Council Report 2018-078
Page 5
Conformance with New Zoning Standards. The zoning regulations for the R-1-D district
include both development and dimensional regulations. Development regulations address items
like exterior materials, vehicle access & parking, and landscaping. Dimensional regulations look
at setbacks, lot area, lot width and density. Review of these development regulations is provided
below while dimensional standards are addressed in the following Planned Unit Development
section.
Exterior Building Materials. The Zoning Ordinance requires exterior materials to be compatible
with adjacent and neighboring structures and uses. In this case, the exterior materials of the
adjacent multifamily residential and institutional building are primarily brick while the single family
dwellings in the R-1-D district are an even mix of brick and siding. The applicant intends to meet
this standard with a mix of siding, brick, stone or stone veneer exterior materials. According to
the applicant, all homes will be subject to an architectural review committee as required by the
homeowners’ association.
Access and Parking. As designed, access to the site would come from Oak Ridge Place through
an existing shared access easement across this private road. Individual access to the three northern
lots would come from a shared 20’ driveway while the site furthest south would have its own
driveway.
Off-street parking for each unit will be provided through an attached garage and driveway. Each
unit must have a minimum two stall garage with a minimum 20’ setback to provided adequate
access and maneuvering area. While there is no requirement for single family homes to provide
guest parking, the neighbors have concerns that future guests will park in their parking lot. The
applicant’s plans illustrate parallel guest parking within the shared 20’ private driveway; however,
staff finds there is not sufficient space for maneuvering and parallel guest parking within the 20’
private driveway. According to the applicant, they made repeated attempts to contact the
neighboring church about the possibility of shared guest parking but were unable to reach them.
It should also be noted that the Fire Department reviewed this design and finds it acceptable.
A cross-access easement will be provided for City vehicles to utilize the shared driveway for
entrance and egress of the well site.
Trash collection is anticipated at the end of the shared driveway for Lots 2-4, and driveway
entrance at Lot 1. Details about the trash collection process is provided in the HOA documents.
Landscaping. The standards for landscaping are detailed in Section 555.19 and require residential
development provide the greater of 1 tree for every 1,0000 square feet of gross building area or 1
tree for every 50 linear feet of perimeter. In this case, the landscaping requirement would be based
on the site perimeter which is 1,132 linear feet requiring 23 trees. The proposed landscape plan
exceeds this standard and illustrates a total of 27 trees and 44 plants. These plantings are primarily
focused along the shared private driveway and should provide buffering screening between the
proposed development and the Oak Ridge Place building to the east. In addition, the applicant
proposes to save 3 large existing trees on Lot 4 bordering the golf course. Deciduous trees shall
have a diameter of at least 2.5 inches, coniferous trees shall be at least 6 feet in height and shrubs
shall be at least 24 inches in height. Staff recommends a condition of approval require the
applicant to provide a landscaping letter of credit equal to 1.5 times the value of the all proposed
landscaping.
City Council Report 2018-078
Page 6
Planned Unit Development
The purpose of a planned unit development is to allow flexibility from traditional development
standards in return for a higher quality development. Typically, the City looks for a developer to
exceed other development standards, building code requirements or goals of the Comprehensive
Plan in exchange for the flexibility offered by a PUD. A list of items to consider when evaluating
the use of a planned unit development for this site could include, but is not limited to, the items
listed below. According to the applicant, development of the site is complicated by its relatively
small size, rectangular shape, topography, limited access and location abutting a wetland. Staff
recommends using a planned unit development in this case to address both the unique
complexities of the site and the resulting differences between the R-1-D zoning standards and the
proposed design.
● Architectural design and building materials
● Natural resource protection and storm water management
● Pedestrian and bicycle facilities
● Energy conservation and renewable energy
● Open space and public art
● Buffering and landscaping
The flexibility from the typical R-1-D zoning regulations necessary for the proposed development
design is detailed in the table below. In exchange for this flexibility, the applicant proposes to
increase the natural resource protection and the open space offered by the development.
Specifically, the applicant will increase the average buffer around the adjacent wetland from 30 to
40 feet and increase the park dedication from $4,000 to $27,000. Staff finds these development
enhancements consistent with the natural resource protection and open space policies in the
comprehensive plan.
PUD Deviations from the R-1-D Zoning Regulations
Standard R-1-D District Proposed PUD Design
Front Setback 35’ 30’ House
25’ Garage
Side Setback 10’ – 14’ 6’
Rear Setback 40’ 20’
Manage 2
Wetland Buffer
30’ Average 40’ Average
Minimum Lot Width 100’ 60’
Density 2 Units/Acre 3.1 Units/Acre
Subdivision Design
The applicant proposes to subdivide the existing 1.19 acre property into four single family lots
and 1 outlot for stormwater management. Subdivision of this property would require approval of
both a preliminary and final plat. The table below compares the characteristics of the proposed
single family lots with the zoning standards of the R-1-D zoning district. This design is acceptable
under the Planned Unit Development zoning (see details above).
City Council Report 2018-078
Page 7
Sanctuary at Oak Ridge Lot Comparison with R-1-D Zoning Standards
Lot Lot Area Lot Width Lot Depth
Standard Proposed Standard Proposed Standard Proposed
1 20,000 sq. ft. 7,075 sq. ft. 100’ 60’ N/A 104’*
2 20,000 sq. ft. 9,692 sq. ft. 100’ 60’ N/A 161.5’*
3 20,000 sq. ft. 12,926 sq. ft. 100’ 60’ N/A 215’*
4 20,000 sq. ft. 19,194 sq. ft. 100’ 60’ N/A 244.5’*
*indicates average lot width or depth
Park Dedication. With any subdivision, the City has the ability to collect park dedication in the
form of land or a fee. The standard park dedication fee for single family residential subdivisions
is $1,000 per unit. As part of the developer’s contribution to the PUD, they have agreed to pay a
park dedication fee based on the original 27 unit apartment building or $27,000 (see PUD section
above).
Pedestrian and Bicycle Access. The City has the authority to require pedestrian and bicycle
facilities/trails as part of the subdivision process. The applicant had originally proposed a
pedestrian and bicycle trail extending south from the development and connecting to the existing
trail along the Highway 7 Frontage Road. This trail was opposed by the Oak Ridge Place HOA
and has been removed by the developer. Staff is agreeable to this in this case because the proposed
trail would not fill a gap in the City’s trail system.
Wetland Review
To date, the applicant has received approval from the Minnehaha Creek Watershed District to
reclassify the adjacent wetland from Preserve Management Class requiring a 75’ buffer setback to
Manage 2 requiring a 30’ buffer setback. As part of the developer’s contribution to the PUD, they
have agreed to enhance the natural resource protection offered by the proposed development by
increasing the buffer around the adjacent wetland to 40 feet (see PUD section above).
Engineering Comments
The Engineering Department has completed review of the plans for the Sanctuary at Oak Ridge
Place development by Anderson Engineering and offers the following comments:
The Engineering Department has completed a review of documents related to zoning application for the Oaks
Ridge property.
• The existing water raw line extending westward out of the City Well House shall be relocated utilizing
trenchless methods to minimize tree loss. Minimize number of bends, this may involve moving the
connection to existing.
• The 1” water line for well priming shall be protected or relocated.
• The existing drive aisle width shall be maximized, this may involve minor changes to proposed retaining
wall locations.
• Protect all existing curb and trees for utility connections.
• Outlot B should be eliminated or dedicated to the City.
• Stormwater treatment and wetland protection shall be required per the Minnehaha Creek Watershed
district.
• Access drive shall be private, but be capable of allowing access for garbage trucks and access to City
owned well. Show turning movements for garbage truck and three axle dump truck. Pavement section shall
be designed to handle truck loading.
• All water and sewer utilities shall be private.
City Council Report 2018-078
Page 8
• All geotechnical investigation drill and bore holes shall be restored.
• All manhole investigations in paved areas shall be patched.
It should be noted that the Minnehaha Creek Watershed district has sent the applicant a letter
indicating their erosion control and storm water management application is incomplete and they
need more information to review their application. This indicates the applicant has yet to meet
the Watershed District’s requirements and their approval could be delayed.
Homeowners Association Documents
According to the applicant, project amenities and shared elements (utilities, driveway, etc.) will
be maintained by an HOA Association specifically created for the development. A copy of the
Draft HOA Declaration is attached for your reference. All construction within the development
will be subject to the rules and regulations provided by the HOA. The neighboring association
specifically requested the establishment of an HOA for this development to set standards,
provide financial wherewithal for maintenance, include architectural controls, and allow for
enforcement of provisions. Outlot A as well as area covered by Limited Common Area
Easements will be under the control of the Association. The City Attorney has reviewed this
document and found it acceptable.
Value of New Construction
The applicant’s narrative includes information about the value of new construction in Hopkins.
According to the applicant, the current shortage of new single family housing in Hopkins
supports this development. A Brokers Opinion of Probable Sales Value, including area housing
comps support a value of homes in the $800,000 plus range. This price point supports the high
architectural design standards we will maintain for these homes.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2018-056
A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT AMENDING
THE FUTURE LAND USE CLASSIFCATIN FOR THE SANCTUARY AT OAK RIDGE
DEVELOPMENT FROM HDR – HIGH DENSITY TO LDR – LOW DENSITY RESIDENTIAL
WHEREAS, the City of Hopkins received an application from Anderson Engineering of
Minnesota, LLC to amend the Comprehensive Plan for the subject properties from HDR – High Density
Residential to LDR – Low Density Residential; and,
WHEREAS, the subject properties are legally described as follows:
Lot 2, Block 1, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
Outlots A & B, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the procedural history of the application is as follows:
1. That an application to amend the Comprehensive Plan was received by the city on April
27, 2018; and
2. That the Hopkins Planning & Zoning Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application on May 22,
2018: all persons present were given an opportunity to be heard; and,
3. That the written comments and analysis of City staff were considered;
4. That the Hopkins Planning & Zoning Commission voted 4-2 to recommend the City
Council approve this request; and
5. That the Hopkins City Council reviewed this application during their June 18, 2018
meeting and agreed with the findings of the Planning & Zoning Commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves a Comprehensive Plan amendment amending the Future Land Use designation for the
above referenced subject properties from HDR – High Density Residential to LDR – Low Density
Residential based on the findings detailed the City Council Report 2018.
BE IT FURTHER RESOLVED that this application for amending the Comprehensive Plan is
hereby approved subject to the following condition:
1. Approval of the Comprehensive Plan amendment by the Metropolitan Council.
Adopted by the City Council of the City of Hopkins this 18th day of June 2018.
_______________________
Molly Cummings, Mayor
ATTEST:
______________________
Amy Domeier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2018-057
A RESOLUTION APPROVING THE FIRST READING OF ORDINANCE 2018-1133
REZONING THE SANCTUARY AT OAK RIDGE DEVELOPMENT FROM R-5, HIGH
DENSITY MULTIPLE FAMILY TO R-1-D, SINGLE FAMILY LOW DENSITY WITH
A PLANNED UNIT DEVELOPMENT
WHEREAS, the City of Hopkins received an application from Anderson Engineering of
Minnesota, LLC to rezone the subject properties from R-5, High Density Multiple Family to R-1-D,
Single Family Low Density with a Planned Unit Development (PUD); and,
WHEREAS, the subject properties are legally described as follows:
Lot 2, Block 1, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
Outlots A & B, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the procedural history of the application is as follows:
1.That an application to rezone the subject properties was received by the city on April 27,
2018; and
2.That the Hopkins Planning & Zoning Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application on May 22,
2018: all persons present were given an opportunity to be heard; and,
3.That the written comments and analysis of City staff were considered;
4.That the Hopkins Planning & Zoning Commission voted 4-2 to recommend the City
Council approve this request; and
5.That the Hopkins City Council reviewed this application during their June 18, 2018
meeting and agreed with the findings of the Planning & Zoning Commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the first reading of Ordinance 2018-1133 rezoning the subject properties from R-5,
High Density Multiple Family to R-1-D, Single Family Low Density with a Planned Unit Development
(PUD) based on the findings detailed the City Council Report 2018.
BE IT FURTHER RESOLVED that application for amending the Comprehensive Plan is
hereby approved subject to the following conditions:
1. Approval of the Comprehensive Plan amendment by the City of Hopkins.
2. Approval of the Comprehensive Plan amendment by the Metropolitan Council.
Adopted by the City Council of the City of Hopkins this 18th day of June 2018.
_______________________
Molly Cummings, Mayor
ATTEST:
______________________
Amy Domeier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 2018-1133
AN ORDINANCE REZONING THE SANCTUARY AT OAK RIDGE DEVELOPMENT
FROM R-5, HIGH DENSITY MULTIPLE FAMILY TO R-1-D, SINGLE FAMILY LOW
DENSITY WITH A PLANNED UNIT DEVELOPMENT
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
That the present zoning classification of R-5, High Density Multiple Family, upon the following
described premises is hereby repealed, and in lieu thereof, said premises are hereby zoned R-1-
D, Single Family Low Density.
The legal description of the properties to be rezoned is as follows:
Lot 2, Block 1, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
Outlots A & B, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
First Reading: June 18, 2018
Second Reading: July 17, 2018
Date of Publication: July 26, 2018
Date Ordinance Takes Effect: July 26, 2018
______________________
Molly Cummings, Mayor
ATTEST:
_______________________
Amy Domeier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
____________________ ______________
City Attorney Signature Date
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2018-058
A RESOLUTION APPROVING THE PRELIMINAR PLAT FOR THE SANCTUARY AT OAK
RIDGE DEVELOPMENT
WHEREAS, the City of Hopkins received a preliminary plat application from Anderson
Engineering of Minnesota, LLC for the Sanctuary at Oak Ridge development; and,
WHEREAS, the subject properties are legally described as follows:
Lot 2, Block 1, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
Outlots A & B, Oak Ridge Place 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the procedural history of the application is as follows:
1.That an application for a preliminary plat of the subject properties was received by the
city on April 27, 2018; and
2.That the Hopkins Planning & Zoning Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application on May 22,
2018: all persons present were given an opportunity to be heard; and,
3.That the written comments and analysis of City staff were considered;
4.That the Hopkins Planning & Zoning Commission voted 4-2 to recommend the City
Council approve this request; and
5.That the Hopkins City Council reviewed this application during their June 18, 2018
meeting and agreed with the findings of the Planning & Zoning Commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the preliminary plat for the Sanctuary at Oak Ridge based on the findings detailed the
City Council Report 2018.
BE IT FURTHER RESOLVED that application for preliminary plat of the Sanctuary at Oak
Ridge is hereby approved subject to the following conditions:
1. Approval of the Comprehensive Plan amendment by the City of Hopkins.
2. Approval of the Comprehensive Plan amendment by the Metropolitan Council.
3. Approval of rezoning the subject properties to R-1-D, Single Family Low Density
PUD
4. Execution of a Planned Unit Development/Development Agreement.
5. Conformance with all conditions of the City Engineer listed in the June 18, 2018
staff report.
6. Conformance with all requirements of the Minnehaha Creek Watershed District.
7. The applicant must provide evidence of current title, in the form of a commitment
for title insurance, subject to the review and approval of the City Attorney.
8. Formation of an HOA to management and maintain shared amenities in a form
satisfactory to both City staff and the City Attorney.
9. Payment of all applicable development fees and expense incurred by the City in
relation to this development and resolution.
Adopted by the City Council of the City of Hopkins this 18th day of June 2018.
_______________________
Molly Cummings, Mayor
ATTEST:
______________________
Amy Domeier, City Clerk
May 15, 2018
Airborne Construction One, LLC
c/o Roger Anderson
13605 1st Avenue North, Suite 100
Plymouth, MN 55441
RE: MCWD Permit Application #18-248: Sanctuary at Oak Ridge
Dear Mr. Anderson,
Thank you for submitting an application for a Minnehaha Creek Watershed District permit for erosion control
and stormwater management located at the property with PID 24-117-22-12-0096 and 24-117-22-12-0097
Avenue in the City of Hopkins. The application was received on May 5, 2018.
After review of the application materials submitted, the proposed project triggers the erosion control and
stormwater management rules. Additional information is required to complete the application and is outlined
below. Based on additional information needed, the application is incomplete.
Permit applications that do not require a variance or exception to District Rules require a public notice to all
properties within 600 feet of the subject property, which includes a 14 day comment period allowing members
of the public to receive further information and/or request a public hearing. If a public hearing is requested, it
will be scheduled on the first available Board meeting after the application is determined by staff to be
complete.
Applications that require a variance or exception to District Rules require approval of the District Board of
Managers which also includes the public notification process. Following the completion of the public process
and the District’s determination that the permit application is complete you will receive written notice of
conditional approval. This notice will list the conditions of the approval that will need to be complete prior to
the permit being issued.
Please submit the following information:
Erosion Control:
The District’s Erosion Control rule is triggered for any project proposing disturbance in excess of 5,000 square
feet or 50 cubic yards of cut or fill. Because the project as proposed will disturb 0.71 acres and 450 cubic yards,
the District’s Erosion Control rule is triggered. Please submit the following information to fulfill the criteria of
the rule:
1. Signed copy of the Erosion Control Supplemental Form (attached);
2. The location(s) of concrete washout sites;
3. Perimeter control down gradient of all disturbance;
a. Current plan does not provide perimeter control for installation of rock trenches
4. Perimeter control that conforms to the standards of the Minnesota Stormwater Manual and MnDOT
standard specs, including:
a. Perimeter control designed for slopes on site, including redundant controls and j-hooks as
needed.
Stormwater Management:
The District’s Stormwater Management rule is triggered for any project creating new or replace existing
impervious surface or change the contours of a parcel of land in a way that affects the direction, peak rate,
volume, or water quality of runoff flows from the parcel. The project is proposing the replacement of 5,397
square feet of impervious area with 19,700 square feet of impervious area. The stormwater management rule is
triggered and phosphorus, rate, and volume control must be provided for the entire site’s impervious area.
Please submit the following information to fulfill the criteria of the rule:
1. Plans and modeling demonstrating no increase in the runoff rates for the 1, 10, and 100 year storm
events
a. Current stormwater report and hydroCAD report are inconsistent for the 1 year event
b. Consider enlarging the proposed BMPs or reducing the diameter of outlets to reduce runoff
rates
c. If rates cannot be reduced for all storm events, a variance application is required. The variance
application and variance rule are attached.
2. Revised plans in conformance with the MN Stormwater Manual, including:
a. Revised detail for infiltration trench, see attached detail from stormwater manual
Wetland Protection
The buffer provision of the District’s Wetland Protection Rule is triggered whenever the Stormwater
Management Rule is triggered and buffer must be provided down gradient of disturbance. Thirty foot buffers
must be provided. To fulfill the criteria of the rule, please provide:
1. Calculation of the total buffer area required by applying a uniform 30-foot buffer
2. Calculation of the total provide buffer
a. Please note that the rock trenches may not be located within the buffer
As we review your submittals, we may find the need to request additional information, and will so inform you.
Please be advised that MCWD will retain the application and supporting materials submitted for one year from
the date of this letter. After that, the application will be closed and a new application and supporting materials
will need to be submitted to initiate the MCWD permit-review process. If you have any questions please contact
me at eshowalter@minnehahacreek.org or 952-641-4518.
Sincerely,
Elizabeth Showalter
Permitting Technician
CC:
Nate Stanley, City of Hopkins
Sanctuary at Oak Ridge
Hopkins, MN Rev. Jun 14, 2018
P a g e 1 | 5
PROJECT NARRATIVE
SANTUARY AT OAK RIDGE
Hopkins, MN
As the developer of the propose Sanctuary at Oak Ridge, we offer the following information to assist in your plan
review.
Applications
The following permits and approvals are sought for this project:
· Comprehensive Plan Amendment
· Rezoning from R-5 High Density to R-1-D Residential District, consistent with adjacent zoning to the
north.
· Preliminary and Final Plat
· Planned Unit Development (P.U.D.)
The Concept Plan for the development was presented to both the Planning Commission and City Council at
earlier meetings, receiving a positive response. We have since received feedback from neighbors, and made
changes as a result.
Project Background
A 27-unit, 4-story condominium project was approved for this site in 2007. Due to market and site constraints, the
project was not constructed, and the property owner has since exhausted all avenues in sale of the property to
multi-family developers (see attached Colliers International letter). The site is more aptly suited for single-family
homes, as the size, geometry and topography of the site can be better addressed with this type of housing unit,
thus the request for re-zoning. The 2007 project approvals resulted in easements being filed, allowing this parcel
access and utility rights within the existing / adjacent Oak Ridge Place private road.
Oak Ridge Place condominiums abuts the project to the east, and shares the access drive with the proposed lots.
City of Hopkins Well House No. 5 is located at the northeast corner of this parcel.
Project Description
Overview
Four (4) single family homes are proposed on the 1.3-acre parcel, with Oak Ridge Place providing roadway and
utility access to the proposed home sites. The triangular parcel includes a 20-foot strip of land – we call it the
“panhandle” - extending south to the Highway 7 frontage road. The project incorporates a shared driveway access
for the northerly three lots due to a boulder wall and topographical elevation change along the northeast part of
the site. The most southerly lot will have a driveway access directly onto Oak Ridge Place. It should be noted that
the shared driveway has been relocated about 15-feet further south from its originally designed location after
receipt of neighbor concern over the proximity to the existing condominium garage access. The shared driveway
is now located approximately 70-feet from the garage access.
All four of the home sites will “front” along Oak Ridge Place, with walk-out lower-levels oriented toward the large
pond/wetland bordering the west side of the parcel, with landscape enhancements proposed in the “panhandle”
(Outlot A) of the parcel.
Sanctuary at Oak Ridge
Hopkins, MN Rev. Jun 14, 2018
P a g e 2 | 5
Neighborhood Meetings
We have had a neighborhood meeting for this development as directed by the City, which was held at the
Eisenhower Community Center. Approximately 8 homeowners from the Oak Ridge Place Condominium Assoc.
were present. The notes of the meeting are available thru the City Planner. We also have met with the Condo
Association Board twice to explain the project and receive their input. Generally, the Association is opposed to the
project. We had originally proposed some PUD amenities and landscape items in our proposal, but these have
been eliminated as a result of input from the Oak Ridge Place Association.
Utilities
The sewer and water services to these lots will be extended from the private lines located in Oak Ridge Place,
with new main lines proposed in the shared driveway. Electric, gas, and communications lines exist in Oak Ridge
Place to serve the four new lots, and within the 20-foot wide strip of land that creates the parcel “panhandle”.
Existing electric lines exist through the parcel that will require relocation, as this was previously installed outside
of existing public easements. A dead-end electric pole exists on the southeast corner of the parcel triangle as will
be removed as part of this development. New service to the homes will be underground.
A 12-inch raw water line heading west from the City Well No. 5 was installed outside of a prescribed 20-foot wide
public easement, and will require relocation into said easement along the north property line. This work will
require coordination with the City Water Department regarding service disruption, etc. A 1-inch waterline exists
along the east property line serving the City well house for priming the well pump. This line may remain, or be
reconnected to the water lines serving the four lots. If this line is left in place, public easement will be needed over
the “panhandle” to accommodate continued public access, and disruptions will need to be coordinated during
utility construction for the new lots.
Stormwater management will be provided with low-impact development best-management practices (BMPs),
including a raingarden that receives run-off from the private driveway and front yards of the new homes. It also
collects some water from the condominium site. In addition, run-off from the new homes will be captured in rear
yard infiltration trenches spanning the rear yards. These will designed/sized and installed during home
construction, based upon the final house design. The MCWD permit requirements have been followed for the
design of the stormwater system, and a permit application and supporting documentation has been submitted to
the MCWD for their review.
Public Safety, Access, Parking & Trash Collection
Oak Ridge Place will serve as the fire lane and access for the proposed lots. The shared driveway is meant to
accommodate private access to the home sites only, and provide for some off-street parking for guests.
Neighboring properties have been approached to discuss potential shared parking; however, these discussions
are currently on-going. A parking exhibit is included in the back of this narrative to illustrate off-site parking
capacity currently available to these proposed four homes.
A cross-access easement will be provided for City vehicles to utilize the shared driveway for entrance and egress
of the well site. Trash collection is anticipated at the end of the shared driveway for Lots 2-4, and driveway
entrance at Lot 1.
Construction
Construction of the project will include installation of the sewer, water, driveway, drainage and P.U.D. amenities
required for the new homes. Landscape amenities construction will be staged to avoid disturbance during the
house construction. Lot grading will be completed by the homebuilders based upon the final house plan for each
individual lot, allowing for greater preservation of existing trees.
Silt fence will be installed throughout the site prior to construction to delineate construction limits, protect trees,
and keep construction out of preservation and buffer areas.
Sanctuary at Oak Ridge
Hopkins, MN Rev. Jun 14, 2018
P a g e 3 | 5
Planned Unit Development (PUD)
This project is designed as a P.U.D. to obtain flexibility in the proposed underlying zoning district. In exchange,
the project offers amenities and higher design standards to meet City goals. The variations proposed are outlined
below, with amenities and design upgrades described thereafter.
Proposed Flexibility from Standards
The table below shows the underlying zoning requirements as they relate to the proposed subdivision, and the
basis for the proposed design. Proposed lot area, width, and front yard setbacks are all based upon those allowed
in other single family districts. Proposed side yards are based upon current City requirements for garage side
yards, and standard drainage /utility widths needed along lot lines.
P.U.D. Amenities and Design
This project proposes a high-quality single family development of four new single-family home sites and
incorporates extensive landscaping, preservation of trees, low-impact development practices for storm water
management, and extended buffers for wetland protection. Further description is as follows:
These four, single-family residential homes will provide a cottage-style vernacular to the neighborhood.
Because the target market for these four homes is “empty nesters”, aesthetics will be important along with
durable materials will be desired. Besides brick and wood siding as seen on adjacent properties, these
homes will include up-graded aesthetics by use of natural and cultured stones, stone veneer and a
multitude of natural and manufactured siding products with strong aesthetic appeal. Colors of all
materials will be neutral with grays, tans and browns to blend into the surrounding neighborhood. All new
home plans will be subject to an HOA architectural review committee for approval. Images of houses,
typical of what may be constructed here, are included as an attachment to this narrative.
A large pond / wetland exists west of the four residential lots. The Minnehaha Creek Watershed District
requires that a 30-ft average width buffer be placed adjacent to the waterbody. Our plan calls for a buffer
exceeding the watershed requirements - and includes preservation of many significant trees. This added
protection goes toward the City’s goal for natural resource protection, open spaces, and buffering /
landscaping. In addition, it affords these home sites a natural rear yard setting.
The proposed development employs a low impact design to conserve energy and limit disturbance to the
surrounding natural resources. The homes that will be built are intended to have walkout basements that
situate nicely on the existing downslope, limiting excavation needs. Stormwater runoff will be collected
and filtrated through a raingarden basin and rock trenches to treat and promote infiltration and
Sanctuary at Oak Ridge
Hopkins, MN Rev. Jun 14, 2018
P a g e 4 | 5
groundwater recharge. These efforts go toward the City’s goal of natural resource protection and
stormwater management.
The existing property has excellent vegetative cover consisting of large canopy trees, understory buffer
near the wetland and maintained groundcover. Because this development is designed to be low impact,
the home sites will be custom-graded by the home builder for each specific home plan. This offers the
home owners and builder the opportunity to preserve significant trees located on or near each building
site. In addition, this eliminates energy waste and reduces pollution by eliminating redundant excavation
and earthwork.
In addition to preserving existing vegetation, the new development will provide include the required tree
plantings to buffer the surrounding neighborhood from this development, and offer a nice aesthetic along
the entrance and within the site Along with the trees, numerous shrubs and perennials are proposed at
the shared driveway entrance, per the Landscape Plan (sheet L1). Additional landscaping will be provided
by each homeowner. The resulting landscaping for this project far exceeds the current standards, and
goes towards achieving the City’s goal for maximizing landscaping, open spaces, high-quality
architectural aesthetics.
Proposed Home Owners Association (HOA)
The project amenities and shared elements (utilities, driveway, etc.) will be maintained by an HOA Association
specifically created for the development. A copy of the Draft HOA Declaration is included in this submittal. All
construction within the development will be subject to the rules and regulations provided by the HOA. The
neighboring association specifically requested the establishment of an HOA for this development to set standards,
provide financial wherewithal for maintenance, include architectural controls, and allow for enforcement of
provisions.
Outlot A as well as area covered by Limited Common Area Easements will be under the control of the
Association. This document is provided for review by the City Attorney, as required for the development approval.
When the project moves ahead, additional documents will be prepared as needed to complete the establishment
of the HOA.
Site Parking
One of the concerns of the neighbors is the limited off-street parking available for the site. No parking is allowed
on Oak Park Place, the access to the site. The City has no requirement for off-street parking for single family
homes. In addition to the three car garages, we will have available the garage aprons, and the access drive
during parties and at other busy times. This will provide room for approximately 20 outside spaces for vehicles in
private driveways and the access drive for four units. An exhibit showing this parking arrangement is attached.
We have also attempted many times to contact the adjacent church to see if parking could be shared with them
on their lot, but have been unable to make contact.
For reference, it should be noted the neighboring condominium has 29 outside parking for 18 units. It is also
noted that these spaces do not meet the usual City guidelines for public parking, per staff, but they are provided
for private use by only the unit owners, and are controlled by the HOA.
Value of New Construction
The current shortage of new single family housing in Hopkins supports this development. A Brokers Opinion of
Probable Sales Value, including area housing comps support a value of homes in the $800,000 plus range. This
price point supports the high architectural design standards we will maintain for these homes.
A few sample elevations of homes currently being considered are attached. These elevations and plans show a
variety of home styles and layouts typical of the current market. Any new homes will be subject homes to the
additional rules and architectural standards described in the HOA architectural design guidelines.
Sanctuary at Oak Ridge
Hopkins, MN Rev. Jun 14, 2018
P a g e 5 | 5
In conclusion, we request that the City consider the multiple creative benefits proposed for this project and seek
your approval of the applications submitted.
Attachments:
1. Colliers International letter
2. Off-street Parking Exhibit
3. Brokers Opinion and Sample Houses
4. Draft HOA Documents
Minneapolis - St. Paul 4350 Baker Road, Suite 400
Minnetonka, MN 55343
www.colliers.com
MAIN +1 952 897 7700
FAX +1 952 897 7704
Dear City of Hopkins,
I am writing on behalf of my client, JC Financial. I have been working to sell the Oak Ridge Land Parcel
for the last year. In that time, we have run it past every active multifamily developer in the Twin Cities. As
part of our marketing strategy, we were listed as “Unpriced”, with the intention of attracting all possible
offers. We received very similar feedback from the medium/large developers:
· The usable acreage is too small to be efficiently developed into multifamily.
· The irregular parcel shape makes development too challenging and costly.
· The site necessitates underground parking, which will be too costly with the adjacent wetland.
· The topography varies too much for a large single structure development.
· The watershed and Oak Ridge restrictions add too many layers of complication on the front end.
The parcel ended up attracting the attention of some small, first-time developers due to it being in
Hopkins and next to the country club. Over the summer we went under contract twice with small boutique
developers who thought that they could solve the problems that kept the big players away. Both groups
ended up terminating their purchase agreements due to an inability resolve those issues.
I have been very pleased with the fresh approach that Anderson Engineering has taken to the site. Their
team has been able to solve the problems that others could not. I am hopeful that The City of Hopkins will
acknowledge the untapped potential of this parcel as a single-family subdivision, and give Anderson
Engineering the nod of approval.
Feel free to reach out to me with any questions regarding my above statements.
Thank you,
B
Brady DeVore
612-240-3757 | brady.devore@colliers.com
N
0 40' 80'
14916
4/27/2018
ENGINEERING
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN P
PARKING EXHIBIT
PRESERVE EXISITING
VEGETATION ALONG
OAK RIDGE PLACEOAK RIDGE PLACEHIGHWAY 7 SERVICE ROAD
STORMWATER DETENTION
WETLAND BUFFER
LOT 1
LOT 2LOT 3LOT 4
RETAINING WALL WITH
LANDSCAPING
EXISTING CITY TRAIL
EXISTING POND
IND. SCHOOL DISTRICT NO. 270 EISENHOWER
COMMUNITY CENTER PARKING LOT
OAK RIDGE PLACE CONDOMINIUMSOAK RIDGE GOLF COURSE
N
0
20Scale
40
JUNE 11, 2018
CITY OF HOPKINS WELLHOUSESanctuary at Oak Ridge
OUTLOT A
SHEET INDEX
LOCATION MAP N.T.S.SANCTUARY AT OAK RIDGE
HOPKINS, MN
PRELIMINARY & FINAL PLAT & P.U.D. PLAN
SHEET SHEET TITLE
C1 COVER SHEET
C2 SURVEY
C3 FINAL PLAT
C4 EASEMENT EXHIBIT
C5 FINAL P.U.D. PLAN
C6 GRADING, DRAINAGE, & EROSION CONTROL PLAN
C7 UTILITY PLAN
C8 DETAILS
C9 DETAILS
C10 DETAILS
L1 LANDSCAPE PLAN
L2 LANDSCAPE DETAILS
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C1COVER SHEET
N
PROJECT SITE
SITE
HIGHWAY 7MN 7 SERVICE ROAD
CONDOS
OAK RIDGE ROADCHURCH
AREA MAP N.T.S.
LOT 1
LOT 2
LOT 3
LOT 4
IND. SCHOOL
DISTRICT NO. 270
EISENHOWER
COMM. CTR.
KOREAN EVANGELICAL
UNITED METHODIST CHURCH
717 HWY 7
OAK RIDGE PLACE CONDOMINIUMS
555 OAK RIDGE PLACE
OUTLOT B
CITY OF
HOPKINS
WELLHOUSE
OAK RIDGE PLACE
HIGHWAY 7 SERVICE ROADOAK RIDGE PRIVATE GOLF COURSEN
HWY 7HOPKINS CROSSROADSHWY
1
6
9
OUTLOT A
N0 20' 40'
OUTLOT B
NOT TO SCALE1
C2SURVEYNOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN
20'R15'R8'20'6'
24'
R3'
R15'
R35'10'
20'
6'6' 162' 242' 188' 135' 40' 85' 247' 107' 79' 79' 20' 60'
60' 41'
20'
10'
10'
20'
20'
R50' 78' 73' 303'
68' 90'NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C5FINAL P.U.D. PLANN0 20' 40'
LEGEND
PROPERTY LIMITS
CONSTRUCTION LIMITS
ADJACENT PROPERTY
BUILDING SETBACK
DRAINAGE AND UTILITY
EASEMENT
PROPOSED CONCRETE C&G
PROPOSED CONCRETE
PAVEMENT
PROPOSED BITUMINOUS
PAVEMENT
4" WIDE WHITE
STRIPING
BOULDER ROCK
RETAINING WALL
(TO MATCH EXISTING)
EXISTING:
LEGAL DESCRIPTION:
Lot 2 and Outlots A & B, Block 1, OAK RIDGE PLACE 2ND ADDITION, according to the
recorded plat thereof, Hennepin County, Minnesota.
ZONING: R-5, HIGH DENSITY MULTI-FAMILY
GUIDED LAND-USE (COMP. PLAN): HIGH-DENSITY RESIDENTIAL (HDR)
EXISTING PARCEL AREAS:
LOT 2 51,896 SF (1.19 AC)
OUTLOT A 4,750 SF (0.11 AC)
OUTLOT B 9 SF (0.002 AC)
TOTAL 56,655 SF (1.30 AC)
WETLAND AREA WITHIN PARCEL: 6,551 SF (0.15 AC)
PROPOSED:
ZONING: R-1D
PROPOSED P.U.D. SETBACKS:
FRONT*: 30' (HOUSE), 25' (GARAGE)
SIDE: 6'
REAR: 20'
*FRONT IS ASSUMED ALONG THE PRIVATE / SHARED DRIVE.
PROPOSED LOTS:
TOTAL LOT AREA BUILDABLE AREA
LOT 1: 7,075 SF 2,770SF
LOT 2: 9,692 SF 3,530 SF
LOT 3:12,926 SF 3,420 SF
LOT 4:19,194 SF 5,060 SF
OUTLOT A: 7,759 SF N/A
OUTLOT B*: 9 SF N/A
TOTAL 56,655 SF
*OUTLOT B TO BE DEDICATED TO THE CITY
GROSS DENSITY: 4 UNITS / 1.30 AC = 3.1 UNITS PER ACRE
NET DENSITY (LESS WETLANDS): 4 UNITS / 1.15 AC = 3.5 UNITS PER ACRE
WETLAND BUFFER:
WETLAND SETBACKS: 24' TO 30' AVG., 15' MIN. (MEDIUM QUALITY) PER MCWD
PROPOSED BUFFER AREA = 10,178 SF
AVERAGE WETLAND SETBACK = 10,178 SF / 257 LF = 39.6' WIDTH
SITE DATA
RETAINING
WALL
RAINGARDEN
WETLAND BUFFER
MONUMENT (TYP.)
WETLAND BUFFER
DELINEATED
WETLAND
SHARED
DRIVEWAY
KEY NOTES
FRONT YARD SETBACK 30' HOUSE AND 25'
GARAGE TYP.
SIDE YARD SETBACK 6' TYP.
REAR YARD SETBACK 20' TYP. UNLESS
WETLAND BUFFER DICTATES
OAK RIDGE PLACE IS THE FIRE LANE FOR
PROPOSED LOTS 1-4
1
1
2
4
2
3
DRAINAGE AND
UTILITY EASEMENT
OAK RIDGE PLACE (PRIVATE ROAD)HIGHWAY 7 SERVICE DRIVEEXISTING ACCESS AND UTILITY
EASEMENT (SEE SURVEY)
3
4
PROPOSED P.U.D. VARIATIONS FROM STANDARDS
ITEM R-1-D PROPOSED PUD BASIS OF PROPOSED VARIATION
LOT AREA 20,000 SF 7,075 MIN., 12,222 AVG. R1-B=8,000 SF, R1-C=12,000 SF
LOT WIDTH 100 60 R1-B STANDARD
FRONT YARD 35 30 (HOUSE), 25 (GARAGE)R1-B AND R1-C=30', R1-A=25'
SIDE YARD, 1-STY 10, 5*6 STANDARD SIDEYARD D/U EASEMENT WIDTH
SIDE YARD, 2-STY 12, 5*6 STANDARD SIDEYARD D/U EASEMENT WIDTH
REAR YARD 40 20 N/A - WETLAND BUFFER GOVERNS REAR SETBACKS
MAX. PERCENT BLDG
COVERAGE 35 35 N/A - NO VARIATIONS PROPOSED
MIN. DWELLING FLOOR AREA 1,200 1,200 N/A - NO VARIATIONS PROPOSED
* ATTACHED GARAGE SIDE YARD SHALL BE MINIMUM OF 5-FT, AND CANNOT BE CONVERTED TO LIVING SPACE.
NOTE: PROPOSED SETBACKS ASSUME FRONTAGE ALONG OAK RIDGE PLACE (PRIVATE ROAD).
INFILTRATION
TRENCH (TYP.)
EX. GARAGE
ACCESS
OUTLOT B
25'30'
9659669659
6
4
964965
965 964958 958
957
956960959958 961965.5FL
9
6
5
.
1
96
5
.
5
965.5935.8±965.2FL 964.5FL
9
6
4
.
3
964.7
9
6
4
.
6
MATCH
FL 963.9
FL 964.5F
L
9
6
4
.
1
FL 964.296
5
.
0
TW 966.1
BW 964.5±
TW 966.0
BW 963.1±
FL 964.7
HP 964.1
R. 960.4
R. 964.3
R. 965.2
BW 964.6 TC 961.3 TC 960.8
TW 965.0
BW 964.7
TW 964.0
BW 963.3
TW 965.2
BW 964.6
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN
PROPERTY LIMITS
CONSTRUCTION LIMITS
EXISTING MINOR CONTOUR
EXISTING MAJOR CONTOUR
PROPOSED MINOR CONTOUR
PROPOSED MAJOR CONTOUR
EXISTING SPOT ELEVATION
DRAINAGE ARROW
PROPOSED RETAINING WALL
PROPOSED CONCRETE C&G
SILT FENCE
BIO-ROLL
INLET SEDIMENT PROTECTION
ROCK CONSTRUCTION ENTRANCE
SPOT ELEVATION
FLOW LINE OF CURB
HIGH POINT
RIM ELEVATION
TOP OF WALL
BOTTOM OF WALL
966
965
966
965
HP 800.1
FL 800.1
R 800.1
800.1
TW 800.1
BW 800.1
C6
GRADING, DRAINAGE, &
EROSION CONTROL PLANN0 20' 40'
LEGEND
50' MIN.2.0%
TYP
.
0.6%0.6%
2.0%
4.1%10%5%
OAK RIDGE PLACE
1. CONTRACTOR IS RESPONSIBLE FOR INSTALLATION,
MAINTENANCE AND REMOVAL OF ALL APPLICABLE EROSION &
SEDIMENT CONTROL ITEMS.
2. SPECIFIED EROSION/SEDIMENT CONTROL MEASURES ARE THE
MINIMUM. ADDITIONAL PRACTICES MAY BE REQUIRED DURING
THE COURSE OF CONSTRUCTION.
3. TOTAL DISTURBED AREA IS EQUAL TO 0.62 ACRES. AN NPDES
PERMIT WILL NOT BE REQUIRED.
4. PROPOSED SPOT ELEVATION ARE TO TOP OF FINISHED
SURFACE UNLESS OTHERWISE NOTED.
5. TAKE ALL NECESSARY PRECAUTIONS TO PROTECT EXISTING
UTILITIES. LOCATIONS OF UTILITIES SHOWN BASED ON SURVEY
AND AS-BUILT INFORMATION AND MAY NOT REPRESENT
ACTUAL CONDITIONS. CONTRACTOR IS RESPONSIBLE FOR
UTILIZING UTILITY LOCATES PRIOR TO STARTING ANY WORK.
6. CONCRETE WASHOUT TO BE OFFSITE OR CONTAINED ON
TRUCK.
CONTRACTOR NOTES:
INSTALL SILT FENCE / BIO-ROLL AS PERIMETER CONTROL
AROUND SITE
INSTALL INLET PROTECTION (TYP.)
INSTALL ROCK CONSTRUCTION ENTRANCE
PROTECT EXISTING UTILITIES IN-PLACE THROUGHOUT
CONSTRUCTION
REMOVE EXISTING WALL AS NEEDED FOR CONSTRUCTION OF
PROPOSED RETAINING WALL.
KEY NOTES:
1
2
3
4
3
2
1
1 1
C8
3
C8
2
C8
CONSTRUCTION
LIMITS
4
WETLAND BUFFER
STORM WATER POLLUTION PREVENTION PLAN NOTES:
1. GRADING CONTRACTORS SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL UNDERGROUND UTILITIES WITH THE
RESPECTIVE UTILITY COMPANIES PRIOR TO CONSTRUCTION.
2. ALL EROSION CONTROL MEASURES CALLED FOR ON THESE PLANS AND SPECIFICATIONS, WHICH MAY INCLUDE SILT FENCE,
SEDIMENTATION BASINS OR TEMPORARY SEDIMENT TRAPS, SHALL BE CONSTRUCTED AND SERVICEABLE IN THE FOLLOWING
ORDER:
A. ROCK CONSTRUCTION ENTRANCES A MINIMUM OF 50 FEET
B. SILT FENCE
C. TEMPORARY CULVERTS
D. TEMPORARY SEDIMENTATION BASINS AND OUTFALL FACILITIES
E. SORMWATER POND CONSTRUCTION
F. COMMON EXCAVATION AND EMBANKMENT (GRADING)
G. SEED AND MULCH OR SOD
H. BIO-ROLL BARRIERS IN FINISHED GRADED AREAS
I. INLET AND OUTLET FACILITIES SUBSEQUENT TO STORM SEWER WORK
3. GRADING CONTRACTOR SHALL PROVIDE AND MAINTAIN ALL EROSION CONTROL MEASURES IN ACCORDANCE WITH CITY AND
NPDES PHASE II PERMITTING REQUIREMENTS AS WELL AS EROSION CONTROL MEASURES AS MAY BE SHOWN ON THESE
PLANS OR SPECIFICATIONS. GRADING CONTRACTOR SHALL IMPLEMENT ANY ADDITIONAL EROSION CONTROL MEASURES AS
MAY BE REQUIRED TO PROTECT ADJACENT PROPERTY.
4. ALL EROSION CONTROL FACILITIES SHALL BE MAINTAINED BY THE CONTRACTOR DURING GRADING OPERATIONS. ANY
TEMPORARY FACILITIES WHICH ARE TO BE REMOVED AS CALLED FOR ON THESE PLANS AND SPECIFICATIONS SHALL BE
REMOVED BY THE GRADING CONTRACTOR WHEN DIRECTED BY THE ENGINEER. THE GRADING CONTRACTOR SHALL
RESTORE THE SUBSEQUENTLY DISTURBED AREA IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS.
5. THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT CERTIFICATION OF ALL CONTROLLED FILLS
WILL BE FURNISHED TO THE OWNER DURING AND UPON COMPLETION OF THE PROJECT.
6. ALL DISTURBED AREAS, EXCEPT AREAS TO BE PAVED AND/OR SPECIFICALLY DESIGNED BY A LANDSCAPE PLAN, SHALL BE
COVERED WITH A MINIMUM 6" OF TOP SOIL OR AS INDICATED IN SPECIFICATIONS OR LANDSCAPING PLAN. ALL DISTURBED
AREAS SHALL BE SEEDED & MULCHED AT THE PRESCRIBED RATES WITHIN 72 HOURS OF FINAL GRADING UNLESS
OTHERWISE NOTED.
SEED MIX:MNDOT NO. 25-141 59# / ACRE
MULCH:TYPE 1 2 TONS / ACRE (DISK ANCHORED)
FERTILIZER: TYPE 3 22-5-10 350# / ACRE
ALL EXPOSED SOIL AREAS WITH A CONTINUOUS POSITIVE SLOPE WITHIN 200 LINEAL FEET OF ANY SURFACE WATER, MUST
HAVE TEMPORARY EROSION PROTECTION OR PERMANENT COVER FOR THE EXPOSED SOIL AREAS YEAR ROUND,
ACCORDING TO THE FOLLOWING TABLE OF SLOPES AND TIME FRAMES:
TYPE OF SLOPE TIME (Maximum time an area can remain open when the area is not actively being worked)
STEEPER THAN 3:1 7 DAYS
10:1 TO 3:1 4 DAYS
FLATTER THAN 10:1 21 DAYS
7. THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS SHOWN ON THE PLAN WERE TAKEN FROM A PLAN FURNISHED BY
OWNER.
8. CONTRACTORS GRADING AND EROSION CONTROL OPERATIONS SHALL TAKE PLACE WITHIN THE CONSTRUCTION LIMITS.
9. IT IS REQUIRED THAT SOILS TRACKED FROM THE SITE BY MOTOR VEHICLES BE CLEANED DAILY FROM PAVED ROADWAY
SURFACES THROUGHOUT THE DURATION OF CONSTRUCTION.
10. PROVIDE TEMPORARY SEDIMENTATION BASINS AS DIRECTED BY THE ENGINEER.
11. ALL REQUIREMENTS OF THE LOCAL WATERSHED DISTRICT SHALL BE SATISFIED PER THE APPROVED PERMIT.
12. ALL EROSION & SEDIMENT CONTROL MEASURES SHOWN ON THIS PLAN AND IMPLEMENTED IN THE FIELD AS DIRECTED BY
THE ENGINEER SHALL CONFORM TO THE MPCA'S "PROTECTING WATER QUALITY IN URBAN AREAS: BEST MANAGEMENT
PRACTICES FOR MINNESOTA".
13. DEWATERING AND / OR BASIN DRAINING DISCHARGE SHALL BE DIRECTED TO SEDIMENTATION BASINS WHEREVER POSSIBLE.
ALL DISCHARGE POINTS SHALL BE ADEQUATELY PROTECTED FROM EROSION & SCOUR THROUGH USE OF APPROVED
ENERGY DISSIPATION DEVICES.
14. ALL SOLID WASTE / CONSTRUCTION DEBRIS SHALL BE DISPOSED OF IN ACCORDANCE WITH MPCA REQUIREMENTS.
HAZARDOUS MATERIALS SHALL BE STORED / DISPOSED OF IN COMPLIANCE WITH MPCA REGULATIONS.
15. CONTRACTOR SHALL USE RAPID STABILIZATION METHODS PER MNDOT 2575 AS NEEDED DURING THE COURSE OF THE WORK
TO MAINTAIN CONFORMANCE WITH THE CITY AND NPDES II PERMIT REQUIREMENTS. THIS WORK SHALL CONSIST OF
OPERATIONS NECESSARY TO RAPIDLY STABILIZE SMALL CRITICAL AREA, TO PREVENT OFF SITE SEDIMENTATION AND / OR
TO COMPLY WITH PERMIT REQUIREMENTS. THE WORK MAY BE PERFORMED AT ANY TIME DURING THE CONTRACT AND
DURING NORMAL WORKING HOURS. THIS WORK WILL BE CONDUCTED ON SMALL AREAS THAT MAY OR MAY NOT BE
ACCESSIBLE WITH NORMAL EQUIPMENT. THIS WORK SHALL BE DONE IN ACCORDANCE WITH THE APPLICABLE MNDOT
STANDARDS SPECIFICATIONS, THE DETAILS SHOWN IN THE PLANS, AND THE FOLLOWING:
THERE ARE FIVE STABILIZATION METHODS APPROVED FOR THESE OPERATIONS. THESE METHODS MAY BE CONDUCTED
INDEPENDENTLY OR IN COMBINATION.
METHOD RAPID STABILIZATION
1 TYPE 1 MULCH WITH DISC ANCHORING
2 TYPE 3 MULCH WITH TYPE HYDRAULIC MULCH
3 TYPE HYDRAULIC MULCH WITH SEED MIXTURE 22-11
4 CATEGORY 3 EROSION CONTROL BLANKET WITH SEED MIXTURE
5 RIPRAP CLASS II WITH GEOTEXTILE TYPE III
THESE EFFORTS WILL BE INCIDENTAL TO THE EROSION CONTROL BID ITEM.
16. CHANGE OF COVERAGE: FOR STORM WATER DISCHARGES FROM CONSTRUCTION PROJECTS WHERE THE OWNER OR
OPERATOR CHANGES, (E.G., AN ORIGINAL DEVELOPER SELLS PORTIONS OF THE PROPERTY TO VARIOUS BUILDERS) THE
NEW OWNER OR OPERATOR MUST SUBMIT A SUBDIVISION REGISTRATION WITHIN 7 DAYS OF ASSUMING TRANSFERS, SALE
OR CLOSING ON THE PROPERTY.
17. INDIVIDUAL SITE BUILDERS SHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL NECESSARY EROSION CONTROL
MEASURES AS MAY BE REQUIRED. REQUIRED ECM'S SHALL CONSIST OF BUT NOT BE LIMITED TOT HE FOLLOWING:
A. STAKED FIBER LOG ROLLS AT BACK OF ALL CURB EXCEPT AT CONSTRUCTION / DRIVEWAY ENTRANCE.
B. SILT FENCE ON ALL DOWN GRADIENT SLOPES FROM CONSTRUCTION AREA. SILT FENCE SHALL HAVE THE BOTTOM
DUG IN WITH SOIL FIRMLY COMPACTED.
C. ROCK CONSTRUCTION ENTRANCE HAVING 1" TO 2" CLEAR ROCK OVER GEOTEXTILE FABRIC.
D. STREET CLEANING AS MAY BE REQUIRED SHOULD VEHICLE TRACKING OCCUR.
INDIVIDUAL SITE BUILDERS ARE REQUIRED TO MAINTAIN ECM'S UNTIL SUCH TIME AS INDIVIDUAL YARDS/VEGETATION ARE
ESTABLISHED.
18. CONTRACTOR SHALL PROVIDE A TEMPORARY SEDIMENTATION BASIN ON SITE FOR CONSTRUCTION WASH OUT USE.
TEMPORARY BASIN SHALL BE LOCATED AS TO PROVIDE EASY ACCESS FOR CONSTRUCTION VEHICLES AND CONCRETE
TRUCKS AS NECESSARY.
19. INLET SEDIMENTATION CONTROL IS TO BE PROVIDED TO ALL STORM SEWER CATCH BASIN THROUGHOUT CONSTRUCTION .
MEASURES APPLIED SHALL COMPLY WITH BEST MANAGEMENT PRACTICES FOR MINNESOTA AND APPLICATION OF NPDES
PHASE II AS APPROPRIATE FOR PHASE OF CONSTRUCTION.
20. CONTRACTOR SHALL PREVENT SOIL LOSS DURING CONSTRUCTION DUE TO WIND EROSION THROUGHOUT CONSTRUCTION.
DUST SHALL BE SUPPRESSED THOUGH THE APPLICATIONS OF WATER, AS DEEMED NECESSARY BY THE CONTRACTOR, OR
THROUGH EQUIVALENT BMP'S AS APPROVED BY THE ENGINEER.
21. IF LEED ACCREDITATION IS APPLICABLE, CONTRACTOR SHALL DOCUMENT THE IMPLEMENTATION OF THE EROSION AND
SEDIMENTATION CONTROL PLAN THROUGH DATE-STAMPED PHOTOS AND INSPECTION LOGS / REPORTS. REPORTS SHALL
INCLUDE AT A MINIMUM DESCRIPTION OF ALL EMPLOYED BMP'S (INCLUDING BOTH MEASURES TO PREVENT SOIL LOSS DUE
TO RUNOFF AND SOIL LOSS DUE TO WIND EROSION), BMP'S DEEMED UNNECESSARY DUE TO SITE CONDITIONS, CORRECTIVE
ACTIONS TAKEN IN RESPONSE TO PROBLEMS, AND ANY ADDITIONAL INFORMATION RELEVANT TO THE CONDITION OF THE
EROSION AND SEDIMENT CONTROL PLAN AS IT WAS ESTABLISHED AT THE TIME OF CONSTRUCTION.
STORMWATER POLLUTION PREVENTION PLAN SCHEDULE OF INSTALLATION & MAINTENANCE
ITEM INSTALLATION INSPECTION &
MAINTENANCE REMOVAL
SILT FENCE
PRIOR TO COMMENCEMENT
OF EARTHWORK
OPERATIONS.
INSPECT & MAINT. AFTER
EACH RUN-OFF EVENT.
REMOVE SEDIMENTS AS
REQUIRED.
AFTER TRIBUTARY
DRAINAGE AREA IS
RESTORED.
ROCK CONST.
ENTRANCE
PRIOR TO COMMENCEMENT
OF EARTHWORK
OPERATIONS.
INSPECT REGULARLY.
MAINTAIN AS NEEDED.PRIOR TO PAVING.
OUTLET
SKIMMER
STRUCTURE
AFTER POND GRADING IS
COMPLETED.
INSPECT REGULARLY.
MAINTAIN AS NEEDED.PERMANENT.
RIP-RAP &
FILTER
UPON COMPLETION OF
POND GRADING, CONC.
SWALE CONST. AND OUTLET
INSTALLATION.
INSPECT & MAINTAIN AT
LEAST ANNUALLY AND
AFTER HEAVY RAINFALL
EVENT.
PERMANENT.
DETENTION
POND
DURING EARTHWORK
OPERATIONS.
AFTER HEAVY RAINFALL
EVENTS. REMOVE
SEDIMENTS AS NEEDED.
PERMANENT.
SEED & MULCH AFTER POND GRADING IS
COMPLETED.
INSPECT & MAINTAIN AFTER
HEAVY RAINS. REPLACE
WASH-OUT AREAS
IMMEDIATELY
NO REMOVAL NECESSARY.
INLET
PROTECTION
UPON INLET
CONSTRUCTING
WHEN 1/3 CAPACITY OF BMP
IS REACHED
AFTER TRIBUTARY AREAS
ARE FULLY RESTORED
SAWCUT LINE
CONSTRUCTION LIMITS
5
5
POND / WETLAND
(MANAGE 2 CLASSIFICATION)
NWL = 940.7
RAINGARDEN
BOT ELEV. = 955
.
5
TOP OF BERM
@ 958.3
TREE PROTECTION
(TYP.)4
C8
SITE BENCHMARK
T.N.H. = 968.45
TYPICAL EROSION CONTROL FOR
ROCK TRENCH INSTALLATION TO
INCLUDE BIO-ROLL AND SILT
FENCE
1
1
INSTALL SILT FENCE AT 956
CONTOUR SEEDING COMPLETION.
NO HEAVY EQUIPMENT TO BE USED
AFTER INSTALLATION OF DRAINTILE
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C7UTILITY PLANN0 20' 40'
LEGEND
PROPERTY LIMITS
CONSTRUCTION LIMITS
EXISTING WATERMAIN
EXISTING SANITARY SEWER
EXISTING STORM SEWER
PROPOSED WATERMAIN
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER
PROPOSED DRAINTILE
PROPOSED WATERMAIN FITTING
SOIL BORING LOCATION
GENERAL NOTES
1. ALL CONSTRUCTION SHALL COMPLY WITH RECOMMENDATIONS OF THE SOILS ENGINEER
UNLESS OTHERWISE.
2. ALL CONSTRUCTION SHALL COMPLY WITH THE MOST CURRENT CITY OF HOPKINS CODE AND
STANDARDS, AND THE 2016 EDITION OF MNDOT STANDARD CONSTRUCTION SPECIFICATIONS
(INCLUDING SUPPLEMENTS) AND THE C.E.A.M. STANDARD SPECIFICATIONS-2013 EDITIONS
UNLESS DIRECTED OTHERWISE.
3. ALL CONSTRUCTION SHALL COMPLY WITH APPLICABLE MUNICIPAL, WATERSHED DISTRICT,
COUNTY, MPCA, DEPT. OF HEALTH, AND MNDOT PERMITS.
4. THE LOCATION AND TYPE OF EXISTING UTILITIES SHOWN ON THE PLANS ARE FOR GENERAL
INFORMATION ONLY. THE INFORMATION IS NOT WARRANTED TO BE ACCURATE OR COMPLETE.
THE CONTRACTOR, IN COOPERATION WITH THE APPROPRIATE UTILITY COMPANY OR
MUNICIPALITY, IS RESPONSIBLE FOR VERIFYING THE LOCATION AND DEPTH OF ALL
UNDERGROUND UTILITIES.
5. PROVIDE MINIMUM 10' HORIZONTAL AND 18" VERTICAL SEPARATION OF ALL WATERMAIN
CROSSINGS FROM STORM OR SANITARY SEWER.
6. ALL WATER SERVICE SHALL BE INSTALLED WITH 7.5' MINIMUM COVER FROM FINISHED GRADE.
7. HDPE PIPE CONNECTIONS INTO ALL CONCRETE STRUCTURES MUST BE MADE WITH WATER
TIGHT MATERIALS UTILIZING AN A-LOK OR WATER STOP GASKET OR BOOT, CAST-IN-PLACE
RUBBER BOOT, OR APPROVED EQUAL. WHERE THE ALIGNMENT PRECLUDES THE USE OF THE
ABOVE APPROVED WATERTIGHT METHODS, CONCEAL 231 WATER STOP SEALANT, OR
APPROVED EQUAL WILL ONLY BE ALLOWED AS APPROVED BY THE ENGINEER.
8. ALL NEW NON METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE, PER
SPECIFICATIONS.
9. LOCATE AND PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED.
10. SUBSTITUTIONS FROM INFO. SHOWN HERON SHALL BE REVIEWED AND APPROVED BY THE
ENGINEER OF RECORD AND CITY ENGINEER.
11. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF A BUILDING OF
WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MINNESOTA RULES, CHAPTER
4714, SECTION 1109.0. TESTING OF WATER AND SEWER SHALL COMPLY WITH 2013 C.E.A.M.
REQUIREMENTS.
12. PVC SANITARY SEWER MUST MEET ASTM STANDARDS LISTED IN MINNESOTA RULES, CHAPTER
4714, TABLE 701.1 AND INSTALLATION STANDARD 1. FITTING MUST COMPLY WITH ASTM D1866,
D2665, OR F794 RESPECTIVELY. JOINTS MUST BE APPROVED MECHANICAL OR PUSH-ON
UTILIZING ELASTOMERIC SEAL, OR SOLVENT WELDING USING ASTM F656 AND ASTM D2564. THE
INSTALLATION MUST COMPLY WITH ASTM D2321.
13. HDPE STORM SEWERS MUST MEET ASTM F714 (SEE MINNESOTA RULES, CHAPTER 4714 SECTION
1102.4 AND INSTALLATION STANDARD 1). WATER TIGHT JOINTS MUST BE USED AT ALL
CONNECTIONS UNCLUDING STRUCTURES. THE INSTALLATION MUST COMPLY WITH ASTM D2321.
14. CONTRACTOR TO VERIFY EXACT LOCATION OF SANITARY SEWER, WATERMAIN.
KEY NOTES88 LF - 8" PVC S
D
R 35
@ 2.8
%
SAN MH-2
R. 965.2
I. 956.7
SAN MH-1
R. 964.3
I. 955.0
60LF - 8" PVC
SDR 35 @ 2.8%
206 LF - 6" C900 PVC WM @ 7.5' MIN COVER
SURMOUNTABLE
CONC. C&G (TYP.)
FES-1
I. 945.0
INSTALL WETLAND MONUMENT. DISTRICT SHALL PROVIDE WETLAND
BUFFER MONUMENTS AT THE REQUEST OF APPLICANT.
TYPE-K W/ SERVICE CRP
4" PVC SDR 26 @ 2.0%
CONNECT TO EXISTING WATERMAIN VIA 6" WET TAP WITH VALVE
CONNECT TO EXISTING SANITARY MANHOLE VIA CORE DRILL. RAISE
RIM ELEVATION TO EXISTING GRADE.
INSTALL WATERMAIN SERVICE BEND AS SHOWN
MAINTAIN 10' HORIZONTAL SEPARATION MINIMUM BETWEEN UTILITY
LINES MEASURED FROM OUTER PIPE TO OUTER PIPE
INSTALL CL. III RIP-RAP AROUND FES
TAPER CURB AT A 1:12 SLOPE UNTIL FLUSH WITH PAVEMENT.
PATCH OAK RIDGE PLACE IN-KIND FOR INSTALLATION OF PROPOSED
SANITARY AND WATERMAIN. SAW-CUT ALL EDGES AS SHOWN ON
PLAN. COORDINATE AND MANAGE TRAFFIC CONTROL WITH
CONDOMINIUMS.
PROTECT EXISTING UTILITY LINE, COORDINATE RELOCATION AS
NEEDED WITH UTILITY CO.
COORDINATE WITH CITY FOR RELOCATION AND SHUT DOWN OF
PUMP WATERMAIN
1
2
3
4
5
6
7
8
9
10
1
1
1
1 1
50 LF
27 LF
26 LF
40 LF2
2
2
2
40 LF
17 LF
SITE BENCHMARK
T.N.H. = 968.45
40 LF 33
3
3
4
5
6
7
PROPOSED 6"
HYDRANT WITH
GATE VALVE
8
9
OAK RIDGE PLACE
90LF - 12" HDPE
@ 9.4%
142 LF - 12"
HDPE WM
REMOVE 135 LF±
EXIST. WM6
6
NEW BITUMINOUS
PAVEMENT (TYP.)
ROCK TRENCH
(TYP.)
7
C9
7
C8
6
C8
6
C8
6
C9
10
CB-5
R. 960.4
I. 957.9
SUMP 955.9
CBMH-2
R. 958.3
I. 953.5
FES-4
I. 957.0
22LF - 12" HDPE
@ 4.1%
ROCK TRENCH
(TYP.)6
C9
ROCK TRENCH
(TYP.)6
C9
ROCK TRENCH
(TYP.)6
C9
11
11
11
STRUCTURE SCHEDULE
STRUCTURE SIZE CASTING NOTES
FES-1 12" W/ TRASH GUARD -3 CY CL III RIP-RAP
CBMH-2 48" ROUND R-4342 SEE DETAIL 4/C9
FES-3 12" W/ TRASH GUARD -3 CY CL III RIP-RAP
FES-4 12" W/ TRASH GUARD -5 CY CL III RIP-RAP
CB-5 2'x3' BOX R-3067 2' SUMP
8
12
12
POWER POLE TO BE
REMOVED. COORDINATE
W/ UTILITY COMPANY
PRESERVE
TREES TO
MAX.
EXTENT
PASSIBLE
FES-3
I. 956.7
5
C8
8
UNDERGROUND ELECTRICAL LINE
TO BE RELOCATED. COORDINATE
W/ UTILITY COMPANY
RAINGARDEN
6
6
NO HEAVY EQUIPMENT TO BE USED
AFTER INSTALLATION OF DRAINTILE
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C8DETAILS
SCALE:1 EROSION CONTROL FENCE
NTS SCALE:2 CONSTRUCTION ROCK ENTRANCE
NTS SCALE:3 INLET PROTECTION SEDIMENT FILTER SACK
NTS
NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO
WIRE MESH WITH HOG RINGS, STEEL POSTS WITH TIE WIRES, OR
WOOD POSTS WITH STAPLES.
DIRECTION OF
RUNOFF FLOW
2' MIN
ENGINEERING FABRIC
FABRIC ANCHORAGE TRENCH
BACKFILL WITH TAMPED
NATURAL SOILMETAL OR WOOD
POST OR STAKE
WIRE MESH
REINFORCEMENT
(OPTIONAL)
TYPICAL INSTALLATION
NATURAL SOIL
6" MIN.
6" MIN.
HARD
SURF
A
C
E
PUBLI
C
R
O
A
D
50'
M
I
N
I
M
U
M
AS REQUIRE
D
6" MINIMUM
1"-2" WASHED ROCK
1" (25 mm) REBAR
FOR BAG REMOVAL
FROM INLET
EXPANSION RESTRAINT
[1/4" (6 mm) NYLON
ROPE, 2" (51 mm) FLAT
WASHERS]
2 EACH DUMP
STRAPS
DUMP STRAP
SILT SACK 4'-0"EQ
EQ
ZONE A:
DIA=1/2X
ZONE B:
DIA=X
ZONE C:
DIA=2X
PLAN VIEW
ELEVATION VIEW
FENCING/ROOT PROTECTION
6' HIGH CHAIN LINK FENCING SHALL BE
PROVIDED AND MAINTANED AT THE DRIPLINE
OF EACH TREE OR AROUND A GROUP OF
TREES AT THE DRIPLINE OF OUTSIDE TREES.
THE ENGINEER'S APPROVAL IS REQUIRED
FOR USE/ACCESS WITHIN ZONE B.
PERMISSION FOR USE/ACCESS REQUIRES
SURFACE PROTECTION FOR ALL UNFENCED,
UNPAVED SURFACES WITHIN ZONE B AT ALL
TIMES.
* SURFACE PROTECTION MEASURES
1. MULCH LAYER, @ 6"-8"DEPTH
2. 3/4" PLYWOOD
3. STEEL PLATES
X
TRENCHING / EXCAVATION
ZONE A (CRITICAL ROOT ZONE)
[DEFINED AS DRIPLINE DIAMETER MULTIPLIED BY 0.5]
1. NO DISTURBANCE ALLOWED WITHOUT
SITE-SPECIFIC INSPECTION AND APPROVAL OF
METHODS TO MINIMIZE ROOT DAMAGE
2. SEVERANCE OF ROOTS LARGER THAN 2 INCHES IN
DIAMETER REQUIRES AN ENGINEER'S APPROVAL
3. TUNNELLING REQUIRED TO INSTALL LINES 3 FEET
BELOW GRADE OR DEEPER
ZONE B (DRIPLINE (DEFINE))
[MAXIMUM WIDTH OF BRANCH EXTENSION ON TREE]
1. OPERATION OF HEAVY EQUIPMENT AND/OR
STOCKPILING OF MATERIALS SUBJECT TO
(SPECIFY INDIVIDUAL) APPROVAL
2. SURFACE PROTECTION MEASURES REQUIRED
TRENCHING ALLOWED AS FOLLOWS:
- EXCAVATION BY HAND OR WITH HAND-DRIVEN
TRENCHER MAY BE REQUIRED
- LIMIT TRENCH WIDTH. DO NOT DISTURB ZONE A
(CRITICAL ROOT ZONE) MAINTAIN 2/3 OR MORE OF
ZONE B (DRIPLINE) IN UNDISTURBED CONDITION
3. TUNNELLING MAY BE REQUIRED FOR TRENCHES
DEEPER THAN 3 FOOT
4.USE OF PNEUMATIC AIR WAND AND EXCAVATION
MAY BE CONSIDERED WHERE THE TRENCH DEPTH
DOES NOT EXCEED 4 FEET
ZONE C (ABSORBING ROOT ZONE)
[DEFINED AS DRIPLINE DIAMETER MULTIPLIED BY 2.0]
1. OPERATION OF HEAVY EQUIPMENT AND OR
STOCKPILING OF MATERIALS SUBJECT TO
(SPECIFY INDIVIDUAL) APPROVAL
2. SURFACE PROTECTION MEASURES MAY BE
REQUIRED AND IS TO BE DETERMINED BY
(SPECIFY INDIVIDUAL)
TRENCHING WITH HEAVY EQUIPMENT ALLOWED
AS FOLLOWS:
- MINIMIZE TRENCH WIDTH
- MAINTAIN 2/3 OR MORE OF ZONE C IN
UNDISTURBED CONDITION
- OR AS SPECIFIED BY (SPECIFY INDIVIDUAL)
SCALE:4 TREE PROTECTION DETAIL
NTS
SCALE:6 ASPHALT PAVEMENT SECTION & CONC. G&G
NTS SCALE:7 HYDRANT AND GATE VALVE INSTALLATION
NTSSCALE:5 FILTRATION BASIN SECTION DETAIL
NTS
RAINGARDEN PERENNIALS:
PLANT QUANTITY SHALL COVER
ENTIRE RAINGARDEN AREA AND
INCLUDE THE FOLLOWING VARIETIES:
50% PRAIRIE DROPSEED
20% BLUE FLAG IRIS
15% YELLOW CONEFLOWER
NOTE:
SIZING / SPACING: 2" PLUGS, MIN 18"
ON CENTER FOR PERENNIALS.
FLOW12" HDPE
6"ALVAGED I TOPSOIL
SCARIFIED &
UNCOMPACTED (TYP.)
12"
6" CORRUGATED PE
DRAINAGE TUBING W/
SOCK (MN/DOT SPEC. 3278)
- SEE PLAN FOR LOC. &
SIZE
COARSE FILTER AGGREGATE
(MN/COT SPEC. 3149.2H)
GEOTEXTILE
SEPARATOR
FABRIC
24"
3:1
M
A
X
.
BOLDER RETAINING
WALL DESIGNED BY
OTHERS
SEE PLAN
FOR 6" RISER
LOCATIONS
BOT. ELEV. 955.5 12"
24" THICK PLANTING MEDIUM:
70% HOMOGENEOUS SAND (AASHTO M-6, OR ASTM C-33)
30% ORGANIC LEAF COMPOST
TOP BERM ELEV. 958.3
VARIES - SEE PLAN
NOTE:
OUTLET FROM RAINGARDEN SHALL
TRANSITION TO SOLID 8" PVC TO OUTLET
LOCATION (RIP RAP) - SEE PLAN.
15% PRAIRIE PHLOX
12" FES W/ CL
III RIP RAP
I. 957.0
FLOW
12" HDPE
SEE SHEET C7
FOR CASTING
SEE SHEET C7
FOR CASTING
3" SHREDDED
HARWOOD MULCH 24" X 36" CBRAINGARDEN OUTLET STRUCTURE
W/ WEIR WALL (SEE DETAIL 4/C9
FOR MORE INFORMATION)
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C9DETAILS
SCALE:1 TYPCIAL SAN. & WM SERVICE CONNECTION
NTS
12"
6"
GRANULAR
BORROW MnDOT
SPEC3149A MOD.
COMPACTED
BACKFILL
DIA+12" MIN.
COMPACTED
BACKFILL
12"
COARSE FILTER
AGGR. MnDOT
SPEC. 3149H MOD.
DIA+12" MIN.
IMPROVED PIPE
FOUNDATION
PIPE FOUNDATION IMPROVEMENT MATERIAL
(3149H MOD.) CONSIDERED INCIDENTAL WITH
COST OF PIPE AND GRANULAR BORROW
MATERIAL (3149A MOD.) IN THIS AREA
ROOF DRAINAGE
VARIE
S
3" THICK ROCK
MULCH
NON-WOVEN GEOTEXTILE
FABRIC WRAPPED TRENCH
(ALL SIDES)
1"-3" CLEAN CRUSHED
ROCK WITH 40% VOIDS
1.8'
5'
SCALE:2 STANDARRD SANITARY MANHOLE
NTS SCALE:3 2'x3' CATCH BASIN
NTS SCALE:4 FILTRATION BASIN OUTLET STRUCTURE
NTS
SCALE:6 INFILTRATION TRENCH (REAR YEARDS)
NTS SCALE:7 RIP-RAP AT FES
NTSSCALE:5 PIPE BEDDING DETAIL
NTS SILT FENCE4"x4" WETLAND BUFFER POSTWETLAND BUFFERRESIDENTIAL YARDS
INSTALL SEDIMENT
PROTECTION UNTIL
UPLAND AREAS ARE
RE-VEGETATED
LOWEST FLOOR
SEED DISTURBED BUFFER
AREAS WITH MNDOT MIX NO
33-171
NOTE: FINAL SIZE DETERMINED WITH FINAL HOUSE PLAN.
TRENCHES INSTALLED BY HOME BUILDER
INSTALL EDGE
BOTH SIDES
INTEGRALLY CAST
SLEEVE SEAL
POSITIVE MECHANICAL
SEAL
OR
CASTING SHALL BE NEENAH R-1642 WITH TYPE "C" COVER OR
APPROVED EQUAL. SEE SPECIFICATION FOR CASTING ADJUSTMENT
PROCEDURE IN ROADWAY
BRING GROUND ELEVATION TO TOP OF CASTING OR AS
DIRECTED BY THE ENGINEER.
PRECAST CONCRETE ADJUSTING RINGS. RINGS SHALL BE SET IN A
FULL MORTAR BED AND GROUTED ON THE OUTSIDE ONLY PRIOR TO
BACK FILLING. NO GROUT SHALL BE PLACED ON THE INSIDE FACE OF
RINGS. MAXIMUM OF 12" (RINGS AND MORTAR) BETWEEN BOTTOM OF
CASTING AND TOP OF CONE SECTION.
PRECAST REINFORCED CONCRETE MANHOLE, ASTM
C-478
SEE JOINT DETAIL
BOTTOM RISER WITH 6" INTEGRAL BASE
MANHOLE NOTES:
1) MANHOLES WILL BE INSTALLED WITH BELL END FACING UP FOR
UNIFORMITY.
2) REINFORCING SHALL BE A MINIMUM OF A SINGLE LINE WIRE FABRIC
HAVING AN AREA OF NOT LESS THAN 0.12 SQUARE INCHES PER FOOT OF
HEIGHT.
SLEEVE NOTES:
1) SHIM OR ADAPTER FOR "NON-STANDARD" PIPE ALLOWABLE.
2) FLEXIBLE SLEEVE SHALL BE A NEOPRENE MATERIAL MEETING THE
REQUIREMENTS OF ASTM C-443 OR THE FOLLOWING ELASTOMER
EPOM:
TENSILE STRENGTH 1500 P.S.I. MIN. (DIE C. ASTM D 412 ELONGATION OF
RUPTURE 450% MIN. (DIE C. SATM D 412) COMPRESSION SET 25% MAX.
(22 HRS. @ 70 C. ASTM D 395, METHOD B DUROMETER 50 ± 5 (ASST. D
2240)
3) FLEXIBLE SLEEVE DIMENSIONS SHALL CONFORM TO PRODUCERS
STANDARDS.
6"
4'-0"
5"
MANHOLE
STEPS
16" O.C.VARIABLE4'-0"
27"
INTERNAL EXPANDING
LOCKING BAND
(NON-CORROSION
RESISTANT STEEL)
CRETEX TYPE 477-1 INLET
6" PRECAST REINFORCED CONCRETE
3"
VARIES 36" 24"
8"
4"
31"43"6"
17-
3
/
4
"35-1/4"NOTES:
DIRECTION OF MAJOR FLOW(TYPE V GRATE)
PREFORMED OR CORE DRILLED HOLES REQUIRED
FOR SUBDRAIN CONNECTIONS.
GROUT INSIDE AND OUT AROUND SUBDRAIN.
TRIM DRAIN TILE BACK TO WALL.
DOGHOUSES SHALL BE
GROUTED ON BOTH THE
OUTSIDE AND INSIDE.
VARIABLE THICKNESS HDPE ADJUSTING RINGS AS REQUIRED.
MINIMUM OF 4" ADJUSTMENT AND MAXIMUM OF 12" ADJUSTMENT.
USE LARGER ADJUSTMENT RINGS TO MINIMIZE THE NUMBER OF
JOINTS. INCLUDE MIN. 1-2" RING IMMEDIATELY UNDER THE CASTING.
THERE CAN BE NO MORE THAN 3" OF OFFSET IN ANY DIRECTION IN
THE ADJUSTING RING PLACEMENT.
APPLY POLYURETHANE SEALANT BETWEEN THE FIRST
RING AND THE STRUCTURE AND BETWEEN THE UPPER
RING AND THE CASTING. DON'T APPLY SEALANT TO THE
MIDDLE JOINTS. WRAP THE OUTSIDE OF THE RINGS WITH
A NON-WOVEN GEOTEXTILE FABRIC.
USE 4 FOOT DIAMETER CATCH BASIN MANHOLE
WHEN DEPTH EXCEEDS 4.5 FEET. 4'-0" MINIMUM
BUILD WITH CASTING & RINGS
IF STRUCTURE BASE IS LESS THAN
48" BELOW FINISHED GRADE, PLACE
GRANULAR MATERIAL UNDER
STRUCTURE, FOR A MINIMUM OF 48"
BELOW FINISHED GRADE.
NOTE:
1. EXPANSION MATERIAL TO BE PLACED IN FIRST CURB
JOINT, BOTH SIDES OF CATCH BASIN.
2. RECESS CATCH BASINS 2" BELOW GUTTER GRADE
LINE.
3. FOR SURMOUNTABLE CURB, PROVIDE FACE OF CURB
TRANSITION EXTENDING 10' ON EACH SIDE OF CATCH
BASIN TO MATCH CASTING.
12" HDPE TO FES-1
INV. 953.5
8" CORRUGATED DUAL
WALL HDPE
INV. 956.5
PRECAST WEIR INSERT
KEYWAY CAST INTO MANHOLE
(SEE INSET)
PLAN
GROUT TO INVERT
REINFORCE W/ 1/2"
REBAR OR MESH
PER PRECAST
SUPPLIERS
DESIGN
NOTES:
1. CONNECT DRAINTILE DOWNSTREAM OF CONCRETE WEIR
6" PERFERATED UNDERDRAIN
CONNECT DOWNSTREAM OF WEIR
SCALE:8 RIP-RAP AT FES
NTS
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN C10DETAILS
9659669659
6
4
964965
965 964958 958
957
956960959958 9612
GTH
3
PGD
1
AFJ
1
PNI
3
QRU
3
PGD
6
PLDNWL
11
CKF
12
NWL
5
CKF
3
PLD
34
JSE
1
AFJ
PGD
7
PGD
3
1AFJ1COC
AFJ
1
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN
NEW SOD
WITH IRRIGATION
NATIVE SEED MIX
MN 33-262
3" DP SHREDDED HARDWOOD MULCH
WITHOUT FABRIC
COMMERCIAL GRADE POLY EDGER
L1LANDSCAPE PLANN0 20' 40'
LEGEND
1
2
CREDITS
NOTES
1. ALL PLANTING WITHIN PROPERTY LIMITS SHALL
RECEIVE IRRIGATION
(SEE L2 FOR IRRIGATION NOTES)
ZONING REQUIREMENTS:
ZONING: R-5, HIGH DENSITY MULTI-FAMILY
GUIDED LAND-USE (COMP. PLAN): HIGH-DENSITY RESIDENTIAL
(HDR)
MCWD NEW TREE CREDIT: 40
2
1
1
1
CONSTRUCTION
LIMITS
PLANTING SCHEDULE
PROTECT
EXISTING
VEGETATION
& TREES
(TYP.)
CITY REQUIREMENTS
ONE (1) 2-1/2" CALIPER DECIDUOUS TREE OR 6' IN HEIGHT
CONIFEROUS TREE FOR EVERY 50' OF PERIMETER.
REQUIRED: 1,130.62' / 50 = 22.61 (23 TREES)
PROVIDED: DECIDUOUS TREES = 10
CONIFEROUS TREES = 17
TOTAL = 27
TREES CODE QTY COMMON NAME CONT CAL SIZE REMARKS
AFJ 4 AUTUMN BLAZE MAPLE B&B 2 - 1/2" CAL.
ACER X FREEMANII `JEFFSRED`
COC 1 COMMON HACKBERRY B&B 2 - 1/2" CAL.
CELTIS OCCIDENTALIS
GTH 2 NORTHERN ACCLAIM THORNLESS HONEY LOCUST B&B 2 - 1/2" CAL.
GLEDITSIA TRIACANTHOS INERMIS 'HARVE' TM
PGD 16 BLACK HILLS SPRUCE B&B 6` HT.
PICEA GLAUCA `DENSATA`
PNI 1 AUSTRIAN BLACK PINE B&B 6` HT.
PINUS NIGRA
QRU 3 RED OAK B&B 2 - 1/2" CAL.
QUERCUS RUBRA
SHRUBS CODE QTY COMMON NAME CONT REMARKS
CKF 15 FEATHER REED GRASS 3 GAL.
CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`
JSE 4 SEA GREEN JUNIPER 5 GAL.
JUNIPERUS X MEDIA `SEA GREEN`
NWL 16 WALKERS LOW CATMINT 3 GAL.
NEPETA X FAASSENII `WALKERS LOW`
PLD 9 DWARF NINEBARK 5 GAL.
PHYSOCARPUS OPULIFOLIUS `LITTLE DEVIL` TM
NOT FOR CONSTRUCTION ENGINEERING
Anderson Engineering of Minnesota, LLC
13605 1st Avenue North
Suite 100
Plymouth, MN 55441
763-412-4000 (o) 763-412-4090 (f)
www.ae-mn.com
ENGINEERING ARCHITECTURE LAND SURVEYING
ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE
ANDERSON SANCTUARY AT OAK RIDGE
HOPKINS, MN L2LANDSCAPE DETAILS
SCALE:1 SHRUB BED SPACING (TYP.)
N.T.S.SCALE:3 DECIDUOUS SHRUB PLANTING (TYP.)
N.T.S.SCALE:4 EVERGREEN TREE PLANTING (TYP.)
N.T.S.SCALE:5 DECIDUOUS TREE PLANTING (TYP.)
N.T.S.
SCALE:2 EVERGREEN SHRUB PLANTING (TYP.)
N.T.S.
NOTE:
- KEEP MULCH APPX. 2" OFF PLANT TRUNK OR STEM
- SEE PLANT SCHEDULE FOR EACH PLANT'S APPROPRIATE O.C. SPACING
EDGE OF
GROUNDCOVER
AREA/WALK EDGE
DISTANCE FROM EDGE
IS 12 THE SPECIFIED
O.C. SPACING
TRIANGULAR SPACE,
AT SPECIFIED O.C.
DISTANCE -
EQUIDISTANT
PLANT CENTER
MULCH
ROOTBALL
PLANTING SOIL
NATIVE SOIL
3x
ROOT
BALL
2"
NOTE:
-3" DP. SHREDDED HARDWOOD MULCH SHALL BE USED IN ALL
LANDSCAPE PLANTINGS AREAS AND UNDER TREES ISOLATED
FROM PLANTING AREAS UNLESS IDENTIFIED OTHERWISE.
UNDISTURBED OR COMPACTED SOIL
PLANTING SOIL
MOUND MIN. 6"
REMOVE BURLAP, TWINE,
ROPE AND WIRE FROM TOP
HALF OF ROOTBALL
FINISHED GRADE
LAWN OR PLANTING BED EDGE
(SPADE EDGE IN ALL LAWN AREAS)
6' MIN. DIA. EARTH SAUCER
3" HEIGHT TAMPED WATER BASIN
AT EDGE OF EARTH SAUCER
TREE TIE SECURED TO DUCKBILL
ANCHOR WITH TURNBUCKLE.
SECURE TO TREE WITH
ANTI-CHAFFING MATERIAL.
ALLOW FOR MOVEMENT OF TREE.
MULCH
SINGLE STRAIGHT LEADER
CENTER TREE IN HOLE, UPRIGHT
AFTER EXPOSING
TREE ROOT FLAIR,
PLANT SO ROOT
FLAIR IS AT 2"
ABOVE ADJACENT
FINISH GRADE
NOTE:
-3" DP. SHREDDED HARDWOOD MULCH
SHALL BE USED IN ALL LANDSCAPE
PLANTINGS AREAS AND UNDER TREES
ISOLATED FROM PLANTING AREAS UNLESS
IDENTIFIED OTHERWISE.
3x
ROOT
BALL
2"12"-18"CENTER TREE IN HOLE, UPRIGHT
SINGLE STRAIGHT LEADER
TREE TIE SECURED TO STAKE. SECURE
TO TREE WITH ANTI-CHAFFING MATERIAL.
ALLOW FOR MOVEMENT OF TREE.
WRAP TREE WITH TREE WRAPPING
MATERIAL AS SPECIFIED TO 1ST
BRANCH
LAWN OR PLANTING BED EDGE
(SPADE EDGE IN ALL LAWN AREAS)
6" MIN. DIA. EARTH SAUCER
(2) TREE STAKES DRIVEN A MIN. 2'
BELOW GRADE (NW & SW)
MULCH
3" HEIGHT TAMPED WATER BASIN
AT EDGE OF EARTH SAUCER
FINISHED GRADE
REMOVE BURLAP, TWINE,
ROPE AND WIRE FROM TOP
HALF OF ROOTBALL
PLANTING SOIL
MOUND MIN. 6"
UNDISTURBED OR
COMPACTED SOIL
AFTER EXPOSING
TREE ROOT FLAIR,
PLANT SO ROOT
FLAIR IS AT 2"
ABOVE ADJACENT
FINISH GRADE
MIN.6"
LAWN SURFACE
UNDISTURBED OR
COMPACTED SOIL
PLANTING SOIL
LINE OF PLANTING PIT WHEN
PLANTED INDIVIDUALLY
UNDISTURBED OR
COMPACTED SOIL
MULCH
PAVED SURFACE, IF
APPLICABLE
MIN.
6"
3' MIN. TO PAVED
SURFACES
PLANTING SOIL
MULCH
PAVED SURFACE,
OR LAWN
UNDISTURBED OR
COMPACTED SOIL
1. LANDSCAPE CONTRACTOR SHALL VISIT SITE PRIOR TO
SUBMITTING BID TO BECOME COMPLETELY FAMILIAR WITH
SITE CONDITIONS.
2. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING
AND CONSTRUCTION HAS BEEN COMPLETED IN
IMMEDIATE AREA.
3. IT IS THE RESPONSIBILITY OF THE OWNER &
CONTRACTOR TO IDENTIFY ALL UNDERGROUND CABLES,
CONDUITS, WIRES, ETC., ON THE PROPERTY.
4. THE CONTRACTOR IS RESPONSIBLE FOR COMPLETE
MAINTENANCE OF THE PLANT MATERIAL (WATERING,
SPRAYING, FERTILIZING, MOWING, ETC.) UNTIL THE WORK
HAS BEEN ACCEPTED, BY THE OWNER.
5. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF
PLANTS SHOWN ON THE PLAN AND THE NUMBER OF
PLANTS SHOWN IN THE PLANT SCHEDULE, THE NUMBER
OF PLANTS SHOWN ON THE PLAN WILL TAKE
PRECEDENCE.
6. ALL CONTAINER MATERIAL TO BE GROWN IN CONTAINER
A MINIMUM OF 6 MONTHS.
7. ALL MATERIAL SHALL COMPLY WITH THE LATEST EDITION
OF THE AMERICAN STANDARD FOR NURSERY STOCK,
AMERICAN ASSOCIATION OF NURSERYMEN.
8. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING
OPERATIONS AT NO COST TO THE OWNER.
9. GUARANTEE NEW PLANT MATERIAL THROUGH ONE
CALENDAR YEAR. DECIDUOUS TREES WILL BE
GUARANTEED FOR TWO CALENDAR YEARS FROM TIME OF
PROVISIONAL ACCEPTANCE.
10. ALL PROPOSED PLANTS SHALL BE LOCATED CAREFULLY
AS SHOWN ON THE PLANS AND SHALL BE APPROVED BY
OWNERS REPRESENTATIVE BEFORE THEY ARE
INSTALLED.
11. CONTRACTOR CAN SUBSTITUTE MACHINE MOVED
MATERIAL USING APPROPRIATE SIZE TREE SPADE FOR B
& B WITH OWNERS REPRESENTATIVE APPROVAL.
12. LANDSCAPE CONTRACTOR SHALL ENSURE THAT NEW
TREES MOVED ONTO THE SITE ARE DUG FROM SIMILAR
SITES WITH SIMILAR SOILS TO THE SOILS OF THIS
PROJECT (HEAVY TO HEAVY, LIGHT TO LIGHT. HEAVY TO
LIGHT SOILS).
13. LANDSCAPE CONTRACTOR IS REQUIRED TO PROVIDE
OWNER WITH MAINTENANCE INFORMATION DURING
GUARANTEE PERIOD RELATING TO WATERING, FEEDING,
PRUNING, PEST CONTROL, AND RELATED ITEMS. THIS
WILL BE PREPARED AND DELIVERED TO OWNER AFTER
PROVISIONAL INSPECTION APPROVAL HAS BEEN GIVEN
BY OWNERS REPRESENTATIVE.
14. BREATHABLE SYNTHETIC FABRIC TREE WRAP: WHITE IN
COLOR, IN 3 INCH WIDE ROLLS. MATERIAL SHALL BE
SPECIFICALLY MANUFACTURED FOR TREE WRAPPING.
TREE WRAP SHALL BE SECURED TO THE TRUNK USING
BIO-DEGRADABLE TAPE SUITABLE FOR NURSERY USE
AND WHICH IS EXPECTED TO DEGRADE IN SUNLIGHT IN
LESS THAN 2 YEARS AFTER INSTALLATION. WRAP ALL
TREES, EXCEPT HACKBERRY TREE SHALL BE PROTECTED
PRIOR TO 12/1.
15. POLY EDGER UNLESS SPECIFIED OTHERWISE, SHALL BE
BLACK VINYL STYLE EDGER.
16. ALL PLANTING AREAS SPECIFIED SHALL RECEIVE 3” DEPTH
1”TO 1-1/2” SHREDDED HARDWOOD MULCH BE INSTALLED
WITHOUT LANDSCAPED FABRIC AS INDICATED ON THE
PANS & DETAILS.
17. ALL TREES PLANTED INDEPENDENTLY OF SPECIFIED BEDS
SHALL RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH
WITHOUT FABRIC.
18. ALL PLANTINGS SHALL RECEIVE FERTILIZER AND APPLIED
AT THE RATE INDICATED BY THE MANUFACTURER.
FERTILIZER SHALL BE GENERAL PURPOSE 10-10-10.
19. DECIDUOUS SHRUBS SHALL HAVE MINIMUM OF FIVE (5)
CANES AT SPECIFIED HEIGHT NOTED IN PLANT
SCHEDULE.
20. IF THE CONTRACTOR FEELS AN ERROR HAS BEEN MADE
REGARDING SPACING OR HARDINESS OF A SPECIES OF
PLANT MATERIAL INDICATED ON THE PLAN, NOTIFY THE
LANDSCAPE ARCHITECT PRIOR TO THE INSTALLATION OF
PLANT MATERIAL.
21. ALL NEWLY INSTALLED PLANT MATERIAL SHALL BE
PLANTED IN WELL-DRAINED AREAS. CONTRACTOR SHALL
AVOID INSTALLING ANY PLANT MATERIAL IN DRAINAGE
SWALES OR WET & POORLY DRAINED AREAS.
22. THE CONTRACTOR WILL BE RESPONSIBLE FOR THE
REMOVAL OF ALL TREE STAKES, GUYS, STRAPS AND
TRUNK PROTECTION MEASURES FOLLOWING THE
COMPLETION OF THE WARRANTEE PERIOD OR AS
DIRECTED BY THE OWNER.
23. THE PRACTICE OF STAKING SHOULD NOT ALLOW NAILS,
SCREWS, WIRES, ETC. TO PENETRATE THE OUTER
SURFACE OF THE TREES.
24. THE CONTRACTOR SHALL MEET WITH THE OWNER ON
SITE WHEN THEY FEEL THE PROJECT IS COMPLETE
ACCORDING TO THE CONTRACT DOCUMENTS. IF ALL
WORK IS SATISFACTORY AND COMPLETE ACCORDING TO
THE CONDITIONS OF THE CONTRACT DOCUMENTS, THEN
THE OWNER MUST DECLARE THE PROJECT COMPLETE.
THIS DECLARATION WILL CONSTITUTE AS THE BEGINNING
OF THE WARRANTEE PERIOD FOR ALL PLANT MATERIAL.
THE OWNER SHALL PROVIDE A LETTER WITH SIGNATURE
STATING THE DATE OF ACCEPTANCE.
GENERAL LANDSCAPE NOTES:GENERAL IRRIGATION NOTES:
1. PRIOR TO CONSTRUCTION, VERIFY WITH THE GENERAL
CONTRACTOR AND ALL LOCAL UTILITY COMPANIES TO LOCATE
EXACT LOCATIONS OF UNDERGROUND UTILITIES.
2. THE IRRIGATION SHALL BE DESIGN/BUILD SYSTEM BY THE
CONTRACTOR. THE LANDSCAPE CONTRACTOR SHALL BE
RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN AND
SPECIFICATIONS AS PART OF THE SCOPE OF WORK WHEN
BIDDING. THESE SHALL BE APPROVED BY THE OWNER PRIOR TO
ORDER AND/OR INSTALLATION.
3. VALVE AND CIRCUITS SHALL BE SEPARATED BASED ON WATER
USE, SO THAT TURF AREAS ARE WATERED SEPARATELY FROM
SHRUB AND GROUND COVER AREAS. IRRIGATION HEADS IN TURF
AREAS SHALL BE VALVED SPEARATELY FROM SHRUB AMD
GROUND COVER AREAS. IT IS RECOMMENDED THAT FULL SUN
AND SHADY AREAS TO BE VALVED SEPARATELY AS WELL AS HIGH
RUN-OFF AND LOW RUN-OFF AREAS TO BE VALVED SEPARATELY.
4. CONFIRM LIMITS OF IRRIGATION, EXISTING AND FUTURE
HARDSCAPE AND BUILDING LOCATIONS PRIOR TO THE DESIGN OF
THE IRRIGATION SYSTEM.
5. CONTRACTOR SHALL VERIFY WATER SOURCE LOCATION AND
PRESSURE AND SUPPLY A SYSTEM THAT PROVIDES FULL AND
COMPLETE COVERAGE TO ALL AREAS TO BE IRRIGATED.
6. SYSTEM SHOULD BE DESIGNED TO OPERATE AT UP TO 300 GPM
@ 90 PSI TO COMPLETE WATER SCHEDULES WITHIN 12-HOURS
MAXIMUM.
7. RAIN SENSORS AND OTHER WATER SAVING TECHNOLOGIES
SHALL BE INCLUDED WITHIN THE IRRIGATION DESIGN.
8. PROVIDE THE OWNER WITH AN OPERATING SCHEDULE THAT
WORKS WITH THE APPROVED LAYOUT PLAN AND IDENTIFY ANY
FIELD ADJUSTMENTS PRIOR TO PROJECT COMPLETION.
9. AVOID OVER-SPRAY ONTO ROADS, SIDEWALKS, SIGNS AND
PARKING AREAS. SPRINKLER ARCS SHALL BE DETERMINED ON
SITE BY THE IRRIGATION INSTALLER TO PROVIDE THE MAXIMUM
COVERAGE POSSIBLE. CAREFULLY ADJUST THE ARCS AND
RADIUS OF EACH SPRINKLER TO PROVIDE HEAD-TO-HEAD
COVERAGE.
10. WITHIN EXTREME SLOPED AREAS:
10.1. INSTALL STATIONS SEPARATELY FOR TOP AND BOTTOM OF
SLOPED AREAS
10.2. INSTALL LATERAL PIPES PARALLEL TO SLOPE
10.3. IF SLOPE IS TOO EXTREME FOR MACHINERY, INSTALL
LATERAL PIPES SAFELY AND TEE-FEED INDIVIDUAL
SPRINKLERS VIA DOWNHILL PIPING PERPENDICULAR TO
FEED LINE
11. LOCATE VALVE BOXES AWAY FROM ROAD/CURB SO THEY ARE
LESS VISUAL WHERE APPLICABLE.
12. DO NOT TRENCH THROUGH THE ROOT BALLS OF NEW
PLANTINGS.
13. MAINLINE PIPING BENEATH TRAFFIC AREAS SHALL BE INSTALLED
WITH A MINIMUM EARTH COVER OF 30-INCHES FROM BOTTOM OF
ROAD SUB-GRADE AND CONTAIN SLEEVES NOT LESS THAN TWO
NOMINAL DIMENSIONS GREATER THAT THE PIPE PASSING
THROUGH.
14. IRRIGATION INSTALLER SHALL FURNISH AND INSTALL SLEEVE
MATERIAL UNDER ALL ROADWAYS, WALKS AND DRIVEWAYS
WHERE NECESSARY
15. TOP OF MAINLINES SHALL BE AT LEAST 30-INCHES BELOW GRADE
IN TURF AREAS.
16. TOP OF LATERAL LINES SHALL BE AT LEAST 18-INCHES BELOW
GRADE.
17. MAINLINE PRESSURE PIPE FITTINGS 3-INCHES AND LARGER
SHALL BE PUSH ON GASKET JOINED AND SHALL HAVE
MECHANICAL JOINT RESTRAINTS. MAINLINE PRESSURE PIPE
FITTINGS 2.5-INCHES AND SMALLER SHALL BE GLUED AND SHALL
HAVE CONCRETE THRUST BLOCKS AT FITTINGS THAT COMPRISE
CHANGE IN DIRECTION.
18. OTHERS SHALL FURNISH, INSTALL AND BRING 24-INCHES ABOVE
GRADE A MUNICIPAL POTABLE STUB FOR IRRGATION,
COORDINATE WITH GENERAL CONTRACTOR.
19. INSTALLER IS RESPONSIBLE FOR FURNISHING AND INSTALLING
THE BACKFLOW PREVENTOR, WATER METER AND BOOSTER
PUMP, IF APPLICABLE.
20. IRRIGATION CONTROL WIRE SHALL BE DIGITAL TWO-WIRE, UL
LISTED FOR DIRECT BURIAL.
21. CONNECT ALL ELECTRICAL WIRING IN ACCORDANCE WITH THE
NATIONAL ELECTRICAL CODE AND ALL APPLICABLE LOCAL
ELECTRIC UTILITY CODES INCLUDING:
21.1. ALL LOW VOLTAGE IRRIGATION CONTROL WIRE SHALL BE
INSTALLED WITH THE MAINLINE PIPE WHERE POSSIBLE
21.2. DO NOT LOOP THE LOW VOLTAGE IRRIGATION CONTROL
WIRE PATH.
21.3. SNAKE WIRE AT BOTTOM OF TRENCH BENEATH MAINLINE.
21.4. PROVIDE 18-INCH OF SLACK CONTROL WIRE AT ALL
CHANGES IN DIRECTION.
21.5. PROVIDE 24-INCH OF SLACK CONTROL WIRE AT EACH
REMOTE CONTROL VALVE COILED INSIDE VALVE BOX.
21.6. ALL WIRE SPLICES SHALL BE WATERTIGHT CONNECTORS
AND CONTAINED IN VALVE BOX.
21.7. ALL WIRING BENEATH HARDSCAPES SHALL BE CONTAINED IN
SLEEVING, SEPARATE FROM PIPING. ELECTRICAL SLEEVES
ARE TO BE SIZED APPROPRIATELY FOR EASE OF WIRE
INSTALLATION AND REPAIR.
21.8. ALL WIRING SHALL BE INDENTIFIED AT EACH END TO
PROVIDE INDICATION AS TO WHICH LOCATION THE WIRE IS
CONNECTED.
21.9. GROUNDING PER MANUFACTURER'S RECOMMENDATION OR
LOCAL ELECTRICAL CODE.
22. SCHEDULE AND PROGRAM CONTROLLER AND VALVES FOR
APPROPRIATE LANDSCAPE WATER REQUIREMENTS.
1. SOD SHALL BE HIGHLAND SOD, 30" X 100' ROLLS
PREFERRED WHERE APPLICABLE, TO BE LAID PARALLEL
TO THE CONTOURS AND HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR DRAINAGE SWALES, THE
SOD SHALL BE STAKED INTO THE GROUND. SCARIFY THE
EXISTING GRADES WITH FIELD CULTIVATOR TO A MIN.
DEPTH OF 12" PRIOR TO PLACING OF TOPSOIL AND
FINISH GRADING FOR SOD. IMMEDIATELY PRIOR TO
PLACING SOD, CONTRACTOR SHALL APPLY 10-6-4
FERTILIZER AT THE RATE OF 10 POUNDS PER 1000 SQ.
FT.
2. PLANTING SOIL REQUIRED: MIXTURE TO INCLUDE 45%
TOPSOIL, 45% PEAT OR MANURE AND 10% SAND. ALL
TREE, SHRUB AND PERENNIAL PLANTINGS SHALL
RECEIVE 8” DEPTH OF PLANTING SOIL MIXTURE. ALL
SODDED AREAS TO RECEIVE 4” DEPTH OF PLANTING
SOIL MIXTURE. ALL SEEDED AREAS TO RECEIVE 2”
DEPTH OF PLANTING SOIL MIXTURE.
3. ALL SODDED AREAS SHALL HAVE 6" MINIMUM DEPTH OF
TOPSOIL.
4. ALL AREAS SPECIFIED AS 'NATIVE SEED MIX' TO BE
SEEDED WITH MNDOT MIX 33-262. BROAD CAST, DRILL
AND/OR HYDROSEED AT A RATE OF 44 LBS./AC. WITH 2
TONS SHREDDED AND PUNCHED IN PLACE STRAW PER
ACRE. SEED MIX SHALL BE ABLE TO WITHSTAND
PERIODIC FLOODING.
GENERAL SODDING,
SEEDING TOPSOIL NOTES:
June 12, 2018
Sanctuary at Oak Ridge
Engineering Review
The Engineering Department has completed a review of documents related to zoning application
for the Oaks Ridge property.
Documents Reviewed
Preliminary & Final Plat & P.U.D. Plan
Associated narrative
Comments
The existing water raw line extending westward out of the City Well House shall be
relocated utilizing trenchless methods to minimize tree loss. Minimize number of bends,
this may involve moving the connection to existing.
The 1” water line for well priming shall be protected or relocated.
The existing drive aisle width shall be maximized, this may involve minor changes to
proposed retaining wall locations.
Protect all existing curb and trees for utility connections.
Outlot B should be eliminated or dedicated to the City.
Stormwater treatment and wetland protection shall be required per the Minnehaha Creek
Watershed district.
Access drive shall be private, but be capable of allowing access for garbage trucks and
access to City owned well. Show turning movements for garbage truck and three axle
dump truck. Pavement section shall be designed to handle truck loading.
All water and sewer utilities shall be private.
All geotechnical investigation drill and bore holes shall be restored.
All manhole investigations in paved areas shall be patched.
Eric Klingbeil, P.E.
Assistant City Engineer