CR 05-103 Site Plan - Oak Ridge Place II
CiTY OF
m
July 27,2005
HOPKINS
Council Report 05-103
SITE PLAN REVIEW - OAK RIDGE PLACE II CONDOS
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 05-67. approvmg to
construct condos on the property northeast of Eisenhower Community Center.
At the Zoning and Planning meeting Ms. Halverson moved and Mr. Paul seconded a motion to
adopt Resolution RZ05-20, recommending approval to construct condos on the property
northeast of Eisenhower Community Center. The motion was approved unanimously.
Overview.
Mike Halley, the applicant, is proposing to construct a 14-16 unit condo building on the property
just west of the condo building Mr. Halley is constructing north of the United Methodist Church.
The proposed building will be located on property that was owned by the School District on the
northeast side of the Eisenhower Community Site. The proposed building would be four stories
and have underground and surface parking.
The applicant has also applied for the following:
. Preliminary plat
. Rezoning to R-5
. Variance for a lot not to have frontage on a public right-of-way
. Comprehensive Plan amendment
The building will be marketed to independent seniors with a price range of$500,000 and up.
Primarv Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the condos?
. What is the schedule for construction?
. What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Analysis of issues
. Resolution 05-67
. Site plans
%~l~
Nancy SJ Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: _ YIN _ Source:
Related Documents (CIP, ERP, etc.):
Notes:
CR05-67
Page 2
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is Institutional. This propeliy will have to be rezoned for this
development to proceed. The Comprehensive Plan has designated this site as Institutional. The
Comprehensive Plan would also have to be amended. The applicant has applied for a rezoning
and Comprehensive Plan amendment.
· What are the specifics of the condos?
Building
The proposed building will be a four-story with 14-16 units.
Parking
The zoning ordinance requires two parking spaces for each unit. If the building is constructed
with 16 units the site will be required to have 32 parking spaces. The site plan indicates there
will be 50 underground parking spaces for the residents. There will also be parking spaces for 16
visitors on the east side of the site. There will be parking cross easements for Oak Ridge Place I
and this development. Each development has enough parking for its lot; if there are events when
more parking is needed, each development can help the other with additional parking.
Access
The preliminary plan indicates an access point from the existing access into Oakridge Place 1.
The staff and the applicant discussed the access into the site. It was decided not to create another
private road into this site when an existing private road can be used. The result of using the
existing private road is that the property does not have access on a public right-of-way. A
variance will have to be granted for the site not to have access on a public right-of-way.
Exterior
The exterior is proposed to be a combination of brick and stucco. The main building entrance is
oriented to the east. The access (0 the underground parking will be from the south and east sides
of the building.
CR05-67
Page 3
Setbacks
The following are the required and proposed setbacks
R-5
proposed
Front yard
West side yard
East side yard
Rear yard
Density
30 feet
15 feet
15 feet
25 feet
51 units
approximately 75 feet
approximately 60 feet
approximately 16 feet
25 feet
14-16 units
Landscaping
The site is required to have 13 trees. Thc site has 13 trees of the required size. The landscape
plan also indicates a variety of shrubs along the driveway and on the east side of the building
along the parking area.
Public Works
The following are the comments:
· The major item is the encroachment into the wetland setback. MCWD will need
to review this.
. The retaining wall on the NE side of the building encroaches on our utility
easement. There is a 12" water main near this wall and a repair at that segment
may impact the wall. Ifthc wall isn't moved out of the easement, a provision will
need to be in the developer's agreement that requires the cost for removing and
replacing this wall to be paid by the developers if it interferes with water main
maintenance.
· The 12" water main that the developer will relocate will need to be all restrained
joint construction.
· There should be a hydrant on the north side of the building or a fire hose
connection on the building for fire protection.
. I did not see separate water service and fire supply service lines.
· The driveway grade to the lower garage entrance is too steep. The grade should
not exceed percent. The tum from this driveway into the garage may need a
larger radius.
· The sanitary sewer service line needs to be at a minimum grade of Ipercent. The
plans show it at 0.5 percent.
CR05-67
Page 4
· The outlet control structure should be 60" diameter to allow for ease of
maintenance.
· The adjacent site (same developer) has used a boulder retaining wall. If that is the
intention on this site, it should be indicated as such. Cun'ent plans show a
keystone retaining wall.
Any approval will be contingent on public works approving the final plans.
Surrounding Uses
The site is sun'ounded by Eisenhower Community Center to the west, Oakridge County Club to
the north, Oakridge Place I to the west and a pond to the south.
Fire Marshal
The fire marshal has reviewed the preliminary plans and found them acceptable.
Trash
The trash area for the condos will be in the underground garage area.
Height
The height is proposed to be four stories. R-5 zoning allows a four-story building. There will be
an underground level for parking with four stories of residential.
Watershed District
Thc applicant willnced to get approval of the watershed district.
.
What is the schedule for construction?
The applicant would like to start construction next year.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the site plan and the other items the applicant will need for this
development. Tom Goodrum, John Weber and Roger Johnson, representing the applicant,
appeared before the Commission. Mr. Goodrum stated that they will be able to address all the
City Engineer's comments. The Commission discussed the height ofthe new building, the trees
that would remain, and approval by the Watershed District. No one appeared at the public
hearing regarding this issue.
CR05-67
Page 5
Alternatives.
1. Approve the site plan to construct the 14-16-unit condo building. By approving the site plan,
the applicant will be able to construct the condos as proposed.
2. Deny the site plan to construct a 14-16-unit condo building. By denying the site plan, the
applicant will not be able to construct the condos as proposed. If the City Council considers
this alternative, findings will have to be identified that support this alternative.
3. Continue for further infom1ation. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 05-67
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT A CONDO BUILDING
WHEREAS, an application for Site Plan Review SPR05-4 has been made by Mike
Halley;
WHEREAS, the procedural history of the application is as follows:
I. That an application for a conditional use permit was made by Mike Halley
on June 24, 2005;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application on July 26,2005: all persons present were given
an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Lot 2, Block I, Oak Ridge Place 2nd Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review
SPR05-4 is hereby approved based on the following Findings of Fact:
I. That the proposed use meets the requirements for site plan review.
BE IT FURTHER RESOLVED that application for Site Plan Review SPR05-4 is hereby
approved subject to the following conditions:
I. That the watershed district approves the proposed development.
2. That the public works department approves the final drainage, utility and grading
plans.
3. That the subject site is replatted.
4. That the subject site is rezoned from Institutional to R-5.
5. That the Comprehensive Plan is amended to designate the subject site from
Institutional to High Density Residential.
6. That the variance is granted allowing a lot with no frontage on a public right-of-
way.
Adopted this 3rd day of August 2005.
.
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerl(
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2. EXISTINv CONDITIONS ~L>N
:;. ~RELlM\NNl" PLAT
4. ~RELlMIf<'R' SITE ~Iftl
$. ~RELlM\NNl" GRADING ~L>N
6. PRELIM~ UllLIT( ~Iftl
7. PRELlM\ D(lAlLS
6. PRELlM\N/>J\Y IftlDSCAPE ~L>N
9. PRELltJ,l~ IftlOSCAPE DEtAILS
I ~ERESY CER1\N TH/>.T T~IS ~L>N WAS ~REPAREO
SY ME OR UN~R MY DIRECT SU?ERVlSION AND
THAT I />.101 A 0 I.Y REGISTERED PRorESSIONAI.
ENGINEER UNO R THE LAWS Of THE STATE
or MINNESOTA.
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PRELIMINARY PLANS fOR.
OAK RlDGE PLACE PHASE"
HOPKINS, MINNESOT A
. PREPAREO fOR:
HALLEY'S CUSTOM HOMES, \t<lC.
PRELIMINARY PLA T, SiTE, GRADING, DRAINAGE &
EROSiON CONTROL, UTILITIES & LANDSCAPE
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LOCA T\oN MAP
NO SCALE
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T~E CONTR/>.CTOR SHALl. CONTACT ALl. PUBLIC iJTIl.lTIES rOR
LOCATION or ALL UNDERGROUNO WIRES. CASLl:S. coNDUITS. ~IPES.
MAN~OI.E. ~ALvES OR on"ER BURIED STRUCTURES SEfORE DIGGING
T~E CONTRACTOR SHALl. REPAIR OR ROPLACE THE Asa-JE WHEN
DAMACED CURING CONSTRUCTION AT NO COST TO THE OWNER.
9 SHEElS
Of
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S.I<I'\. PROJEct NO. 6\887-\:;4 SKEEl
SCHOELL &. MADSON, \NC.
EMGIMEERS' SURVE10RS · PLl\MMERS
SOIL TESTIMG . EMVIROMMEMT l\L SERVICES
10580 W l\ yZl\ T l\ BOULEV l\RD MIMMETOMKl\, MINNESO T l\ 55305
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LEGEND
. - Renate! Found Iron Monument
~ : l5:::gt:: f~ic~oao~~ment
....Q - Penotes SenilelY.. Sewer Monhole
.;,;p - OenC>tes S\orrr. -~wer MOfIWe
II - Penotes Wollr Volve
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1&- - otnoles E1ectnE: ransformer
$"'" - l!noles Air CDnllitionitlq Unjl
tid'l:lF - Denotes Traff,c s~nol Box
: : ~e~gll:: tltl~~ ~le.
Iil!illlllI - enoes B~um;r'lCus Surloce
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WARNING
THE CONTRACTOR SHALl. CONTACT .&l.1. PUBLIC UTILITIES
FOR LOCAtiONS OF ALL uNDE:RGROUNO WIRES. CABLES,
CONDUITS, PIPES, MANHOLES, VALVES. OR OTHER BURIED
STl'lVCTURES BEFORE DIGGING. HE SHALt. REPAIR OR
REPLACE THE ABOVE: WHEN OMIAGtD PURING
CONSTRUCTlON AT NO COST TO OWN'ER.
ProJactName/l..OCation:
Oak Ridge Place 1\
Hopklnl, Mlnn..ct.
Existing Conditions Plan
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SNOW NOTE
Due 10 the snow condilions. certojn physicol !eaturas
ond improvements moy not be stoown on the drowing
bel:ousethe)'werenot"'sibte.otthetime"fthelfU~.
LEGAL DESCRIPTION
All of the following described troellies North of the Centerline of Higllwoy No.7:
Tt\ot pqrt of th" West 2.'17.5 (eet of lIIe Wllst J2 of the Northeost Cuorter ond thot
port of Ihe Northeoli-t Quorter af the Northwesl Quorter of Se<::lkln 24, Township
117, Ronge 22 lying North of lIIe centerline of M,ntlelonko 1.11115 Avenue os shown
on \1\" plot of "<<,,~t MinneQpOlis ~cOlld Oi'lision-.
Except
The North 40 feet of the Eost as feet of the Westerly 247.5 Int 01 Ihe Northeost
Ovorter of 5el:tion '2:4, 'Township 117. Ronge 22 (soid distonee being meosu~
olong the North ~I\e of said Northeost Ouorter), together with on easement for
ingl'ess ond egress purposes ovar.ocross ond upon thot port 01 the Eost J3 lee t
of tile West 247.5 feet 01 soid Northeast O~orter of tho said Seclion 24 lying North
of Stole H.9hwOY No.7.
TREE LEGSND
Number following Obb.eviotion denotes estimated diameter
in lncnes. three feet obOVIl grwn~ le>nl. The secQn6
I\umber{if any) denotee the n\lmber af trulll<s ot thot
Iocotion(ldenolll$odladtree).
NumlHlr following shrubs denotu it's diometer in feel
0 Denotes shrub.
~O<:nQleslr9.line.
EXllmple'
0"'.'-2
ACRES
1.19
D.ll
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BENOJUARK
TOPN\J1OHH't'llRANlArnt[SOUTHEASrCOllHER
OF" DS["KCWER El.EMENrAll'l' StHOCl NIO
COllUIol""""CENTt!l.
Illol.gSl.51(NC.V.o.lsU}
o Denotes de~iduou$lree.
,*Oenot6 <::Qni{erous tr"e.
A Denotee Ash
AV Denotes Arbor Vitae
aF Denote5 Bol$om fir
SA Oenotu Basswood
81 Denotes Birl:h
BE Oel\otes Box Elder
BN Denoles 8uttemut
au Denoles aosh
CA Denotes Cololpa
CR Oe.nQIu Clldor
CH fJ.enole$ Cherry
eN Oenoles Cettonwood
DO Denotes Dogwood
EL Detlotes Elm
FR O~otu truit
GN Denotes Gingko
H Denotes Ho~kberry
Ht:Oernl.les \{Qrse CMS\\W.\
HI Cenotes Hickory
IR Denateslranwaod
JU Denote=; Juniper
l(C tlenotes Kentu<;\l)' Coffee
U Denotes LHoe:
LO Penatu Locust
U Denates Mople
),Ip Oeno\e$ UU'iO P',ne
o Penoles Ook
PIOenotesPine
PO Oenat", Pople.
RQ Oenotes Russian Olive
SM Denotes Silver Mople
SF> Oenates Spruee
TO Denotes Tree Oeclduous
TEOenotesTreeEverll.een
WA OClnotes Wolnut
WI OenotllS Willow
LOT AREAS
SOUARE tEET
tot 2 51.a6287
Outlot A 4,716,32
Outlot a 3.41095
Gross 59.99014
ZONING
EXISTING ZONlNG/GUIDINC:
INsnt\mOtlN..jLO'If OENSITY
PROPOSED ZONING/GUIDING:
R-5/!.lEOIUM DENstlY
Inc.
Halley's Custom Homes,
, 142'1 Eo W.,.II!.q Blvd.. Suit. 230
W.,.z.te. UN 55381
Client:
. Schoell & 1\11". '. .
. Engineering 0 SUrve)'lng 0 Planning
_ _ SOU Teating Q Envtronmllntal Servlcell
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10580 w.,-- --...nI
I r.IWINpcIIr._~~lm
pho<Ir.(H2154llo7fOl,'a:(I5:l)Ms.Q0G5
DeslgnCldBy:
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Checked By:
Descrf~9n:
Dale:
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Oasenl
Revisions
Date:
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Number. 61881-134 !#.
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LEGAL DESCRIPTION
All 01 the followIng described 1rOl;1 lies North 01 the Centerline of Highwoy No 7:
Thot port of the Welt 247.5 feet of the We'! J5: 01 the North~\ QuOf\~ on<! that
pmt 01 the Nort~~l QuQl'W of the Northwcst Ouorter of Section 24. Township 117,
Ronqe 22 l~nQ Narlh of tile c:enterline of l.linnetonko l.liUs Avenue as shown on the
plot of ~Wesl Minneapolis Second Oivisla"M.
ElCcept
lne North 40 feet 01 the EO'Jt BS ~eet of ttv: Westefl)' 247.5 feel of the Northeast
QuOftfof of Section 204, Township 117, RO(lqe 22 (said distance being mecsured clang
the North line of sold Northeast OuOftet), together .an on easement for ingres5 arid
egress purposes over, across and upon thlll plltt Ilf the Eest .3.3 feet 'of the West
247.5 feet of sllld Norlheosl Ouorler of ~he sold Sec\;Ofl 24 1y\n9 North 01 Stote
HIghway No.7.
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-;;g. DENOTES EXISTING CONTOUR
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_ . . -r ' . - DEWJTES EXISTING DELJNEATEO wm.ANO
_ ~ _ DEtIDlt5 wETlAND SuFFER wITH SUFFER
_ _ _ _ _ DENOTES PROPOSED EASEMEt(tS
I : i DENOTES o:.lSnN~ BUILDING
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Drainage ond Ulilay Easements ore
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NO SCALE \
Selng 10 fill In width ond adjOining
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and odjolniT19 \01 lines. QS sno_n on lilt plcl
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PROPERTY OWNER.
HOPKINS UNITED METHODIST
717 HWY. 7
HOPKINS, MN 55305
(952) 9J8-8300
SUBDIVIDER.
Honey's Cuslom Homes. In.c
1421 E. woyzota Blvd., Suite
Woyzoto, MN 55391
(952)-476-0283
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TOPHUTOH~IUl'nt'$OUUol.OSfCC)RHtR
OF"~D.!\ItHTolRl'SCHOOt.oVCl
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BU_951.51 (N.c.v.o. 1m)
DESIGNER.
Schoell &: Madson, Inc.
10580 Woyzoto Blvd.
Minneton.ka, MN 55305
(952) 546-7601
p,ojoot...........
OAK RIDGE PLACE II
Hopk1n_, MIl
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Preliminary Plat
SiU p-rojeet
Halley's Custom Homes, Inc.
1421 E. W8)'zata Btvd.. ."It. 230
W8)'zate, MN 5'381
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~54&-7@1-1uI_5Ie-f085 ~2A~~I&ll~546-906$
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Ill1direct!ll~lndtm(lUll.UeeMed:ProressiDIlIiI
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EISENHOWER
SCHOOL &
COMMUNITY
CENTER
LOT
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Halley'S custom Homes, Inc.
1421 Eo w..,.ut. E1lvdot $lilt. %30
W_y:r:8U. 1M4 55381
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gngl~ur<laftMIaWIOllheoS\ll\llof~ orewnBy:.
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WARNING
THE CONTRACTOR SHALL CONTACT Al..t PUSLIC UTILmES
FOR LOCATIONS OF' ALL UNDERGRO\JND WIRES. CAElLE5.
CO~UlTS, PIPES. U,ANHOU:S, VALIJES. OR OTHER BURIED
STRUCTURES BEFORE DIGCING. HE SHAl.l RO>A1R OR
REPLACE THE ABOVE WHEN OAAlAGEtl DURING
f;C14'$'1"l'lUctION AT NO cOSt 10 QWNER.
Project NamelLocaticn: Date:
Oak Ridge Place II et24/05
HopKln_, Mln_.ot. .
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GRADING PLAN 5..9
SMI Pro!ectNumber. 6t887-134
LEGEND
DENOTES EXISTING ConTOUR
CENOTES PROPOSED CONTOUR
DENOTES BOUNDARY LINE
DENOTES ORAlNAGE/UTlUTY tASE:r.lE/IlT
_<<_ tlENC"fE';i E)/JS\'INC sta:lM S~ER
-<C DENOTES PROPOSED Sl'ORIol SEWER
-000000000000- DENOTES EROSlON COIflROL SILT FENCE
DENOTES PROPOSED RETAINING WAlL
DENOTES PROPO?ED ROCK CONSlRUCTlON E1'<lRJlllQ
DENOTES PERCENT OF GRA[)(
DENOTES PRORISED SPOT E\.tVATlON
ceNOTES EXISTING BUIlDING
DENOTG PROPOSED BUILDING
DENOTES EXtSTlNG STORId MANHOLE/CB
DENOTES PROPOSEO STORLI MAlIIHOLt:/CB
DENOTES PROPOSED F'ES/rES WITH RIPRAP
DENOTES EXISTING emn.nNOUS
CENOtES EXISTING COt\CRm
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GRADING NOTES:
1_ CONTRACTOR SIW.!. CONTACT 'GOPHER STATE ONE: CAlJ.' WITHIN TWO WORKING
DAYS PRIOR TO EXCAVATION/ CONSTRUCTION, FOR UTJI.IlY LOCATIONS. lWfN
Clnts METRO AREA: 651-454-0002 OR TOU-FRE:E: 1-800-252-111$5.
2_ CONTRACTOR SffAU. FlE:LO VERIfY THE LOCATIONS AND ELEVATIONS OF
EXISTING UTILiTIES AND TOPOG!W'HIC FEATURES PRIOR TO START OF SITE
13RADlNG. THE CONTAAC'roR S~ \\oU.t~Ta'l' NOTlf'( tME: PROJE:CT
ENGINEER OF ANY DISCREPANCIES OR VARIATIONS.
3. SlJITABLE GRADING MATERIAL SHALl. GONSIST OF AlL SOIL ENCOUNTE:REO ON
THE SrTE WITH EXCEPTION or TOPSOIL. DEBRIS. ORGANIC W.T(RIAL AND
OTHER UNSTABL[ MATERlAl.. STOCKPILE TOPSOIL AND GRANULAR FlU. AT
LOCATIONS OIRECTED BY CoNl'AACTOR.
4. SUBGRADE EXCA.VAT1ON SH.\U. BE BACKFlLlfO It.1MEDIAULY mER EXCAVATION
TO HELP OF'F'SET AN'( STABIUTY PROBLEMS DUE TO WATER SEtPAGE OR
STEEP SLOPES. WHEN PLACING NEW SURrACE W.TERIAl. ADJACENT TO
EXISTlNC PAVEMENT, THE EXCAVATION Stw.L BE BACKFII.LEO PROt,tPTL'f TO
AVOItl UNDERMINING OF THE EXISTlNC PAYEUENT.
.- CONtRAClOR Sl-W-L BE RESPONSIBLE FeR AU. ~IZot4lAL ANtI vtR1lOJ.
CONTROL,
<. CONtRACTOR sw.u. EXCAVATE ORAlNAGE TRENCHES TO FOLLOW PROPOSED
STORt.! SEWER ALIGNMENTS.
7. GRADES SHOWN ARE FINISHED GRADES, CONTRACTOR SHALL ROUCH GRADE TO
SlJBCRAQE 'ELEVATION, l.EAVt STREET Rv.l)'1 roR SUBBASE..
B_ AU. EXCE:SS MA1'ERlA1., arrUl.IlNOUS SURFACING, CONCRETE ITEMS. ANY
ASANOONED UTlUTY ITEMS. AND OTHER UNSTABLE IAAT(R1Al.S SHAU BECOME
THE PROPERTY OF THE CONTRACTOR AND SKAU. BE OISPOSEO OFF Tl4E
CONSTRUCTION SI1E.
d. COMPlITlON OF Silt GRA\)lNG O?ERAT\OlG SHAL.\.. RESUlt IN AU. AREAS &lN~
GRADEO TO 'PlAN SUBGRAOE tLEVATIOl\I'. BUILDING PAt! AREAS SKo\U. BE
OETERt,IlNE!) BY REFERRING TO THE AR(;HITECTUAAl. ORAWlNGS. THE PARKING
LOT #<NO ORNE:WA.V #Jl.t.AS SHAl.L BE oETERlolINED BY REfERRING TO TIiE SITe:
PLAN AND PAI/EMEtlT SECTION DETAILS FOR LDCAnoN ANO LIMITS OF
BITlIl.llNOUS PAVEl,IENT SECTIONS.
10. REFER TO THE ~CHITECiS SITE Pv.N fOR 1,IO$T CURREN1 HORiZONTAl.
DIMENSIONS ANO SITE LAYOUT.
11. RU"E:R ;0 unut"l' l?v.N FOR SANfTAAY SEWER WJN. WATER W,IN SEFMCE
LAYOUT AND ELEVATIONS AND CASTING AND STRUCTURE SCHEDULE.
12. THE r.lINll.lUloI GAAOEO SLOPE FROM EDGE OF BUlLDINC SHALL B~ 6 INCHES
IN 10 fEET.
13. FINISHED GROUND AND seD ELEVATION AOJACEN1' 10 BUILDING $HAl.L BE 6-
aELC'H fLOOR. ~'..oott SLOPE GROUNO Ml"-'l' FRau. BUILDING A U.lNIMUM
OF 6- IN 10 FEET BO'ON{) 10 FEET REFER TO PLAN GRADES.
14. CONTRAC1'OR IS RESPONSIBLE FOR GRAOING AND SLOPING THE flNISHEO
CROUND SURFACE TO PROVIDE St,tOOTH Ii: UNIFORM SLOPES, WHICH PROVIDE
POSITIVE OAAINACE AWAY FROM BUJl..OlNGS AND PREVENT PONDING IN LOWER
AAEAS. CONTACT ARCHITECT If FIELD ADJUSTMENTS TO GRAOING PLANS ARE
REQUIREt)-.
15. C:OUTRACTOR IS RESPONSIBLE FOR CONSTRUCTION, PAVEMENTS AND CURB
ANO GUTTER WITH SMOOTH UNIFORM SLOPES WHICH PROVIOE POSITIVE
DRAINAGE. CONTACT ARCHITECT IF FIELD ADJUSTMENTS AAE REQUIRED.
16. INSTAll. A t.lINtuUM OF ... INCHES CLASS 5 AGGREGATE eASE UNDER CURB
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EROSION CONTROL NOTES
,. ALL PERtuETER SJt.T FENCE ANO ROCK CONSTRlJCTION ENTRANCES
SHALL SE IMSTAlLED PRIOR TO CONSTRUCTION.
2. tHE COffTRACTOR SliAU. CONSTRUCT OAAINAGE BASINS PRIOR TO SITE
GRADING,
3_ THE CONTRACTOR SHALL GRADE SITe: AND INSTALL unLITIES.
4. THE CONTRACTOR SHALL INSTAU. CATCH BASIN EROSION COtfTROL
MEASURES,
.. WITHIN TWO wttKS OF SrTt GRADING, AU. OISTURBEO AREAS SHALL BE
STASIUZEO WrJ}l SEED. SOD OR ROCK BASE. REFER TO l.I.NOSCAPE
PLANS fOR Iro1ATERJALS.
<. ALL EROSION CONTROL t.1EASURES SliALL BE INSTAlLED ANO
W\.lNlAINED iii ACCORlWiCE WffH CIT't, >>ID ",,,"TE.RSKEO OlSlRlCT
'ERUITS
7. THE CONTRACTOR SliAU. UAlNTAlN AlL EROSION CONTROl. MEASURES,
INCLUOING THE REMOVAL OF ACCUMULATEO SILT IN FRONT OF SILT
FENCES DURING THE DURATION Of THE CONSTRUCTION.
B_ pm EXCESS SED>>.1Em' IN PROXlSED WS\NS SI'J.\..\.. RE REl4OVtO BY
THE CONTRACTOR.
9. REI.4OVE ALL EROSION CONTROL MEASURES AFTE:R VEGtT"nON IS
ESTABUSHtD.
10, THE CONTRACTOR SHALl REt.!M ALL SOILS AND SEDIMENT TRACKED
ONtO EXlSTlNG STREt'TS -'ND p,,\IEtI AREAS.
1" If SLOWING OUST SECOt,lES A NUISANCE, THE CONTRACTOR SHALL
APPLY WATER FROM A TANK TRUCK TO AU. CONSTRUCTION AREAS
12. SWEEP ADJACENT STREET IN ACCORCANC( WITH CITY REOUIREMElllni.
-
ToP NUTIIN In'tlAANfAT1'tftSClUTH EAST CORNER
MElSE'IIlOKRELEUOITAR'fSCHOOtNlll
COllUNNr1YCENTER.
SM.1l5Ul ('l.C.v..o. lUll) =
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,
Inc.
Halley's Custom Homes,
1421 E. Way..t. Blvd-. S..". 230
'Jhyzat., MN 56381
Client
. Scl.oell & 1\11,... ~- .
Engk1eering CI ~ng CI PlIlnRtng
_ _ SoU Testing 0 Envlronm.ntal SarvlClllllB
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Checked By:
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CENOTES 6OUNOARY UNE
DENOTES ~F.I unLlTY EASEMENT
El{ISllNG STOFll.l w.rn-IOLEf CB
PROPOStD STORt.! MANHOLtI CB
pRQP05W FrS I FES W!R1PlW'
E~GSANrrAR"lMJl,tlHOLE
OfNOTtS PROPOSED SJ,NlTAAY loWJHOlE
WARNING
THE: CONTRACTOR SHAll tONfIC't H.l.. PUBlIC U1ll.mES
fOR LOCATIONS OF m \lWCERGROUNO WIR(5. CABLES,
c~urrs, PIPES. W4il-\O\..t'S. V#J..~, OR OTHER eURIED
STRUCTURES BEFoRE OIGGlNG. Ht S/W.l REPAIR OR
REPl.ACE 1l4E ABOVE WHEN DAlIAGEO DURING
CQtolSTRUCTION AT NO cOST TO OWNER.
OENOttS PRO"'<)S[O HYDRAN'!'
OENOTts PROPOSED GAtt WJ..\Jt
DENOTES EXISllNG H'fORANT
<<NOlES (XlSlING 40' RIGHT-OF-WAY
cnrnro ~ \oWJ.EY's CUSTOM HOI.(ES
_<<_ tltNtltts EXIStlNG stORM SEWeR
_<<_ 0tN0TES PAOt>OSED STORM S~R
___I 'DEtlO'I'ES o::tST\MG wATERt.WN
___I oc",.NOTES PROPOSED WATtRWilN
_< !)[NOlES EXISTING SWlTARY SEWER
_.-. O(NOlES PROPOSED SANITARY SEWER
L J CENOTES tx~ B\l\LDING
i I OENOl'tS PRQP02:D 8VlLOING
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PRIOR TO CONSTRUC"I10N. lKt CONtRACTOR SHALl FlELO VERIFY .IU.
EXISTING UTllJiY l.0c.\l'ION5 AND INVEilTS. SHOWN O~ NOT SHOWN. Nlt
DISCREP~ eawEE.N P!..ANS AND FIELD CONOITIONS SHAll. &
REPORltO TO tHE OWNER I"'MEOIATELY. ~ -:-. - ~.~
THE uTlIJTY CONTRACTOR SHALL VERli"'f 1liE. \.OCo\Tl.ONS '*10 ELfVATIONS
OF THE BUILDING PIPE SYSTEM pltICI\ TO cONSTRucTING SERVICE
CONNECTIONS.
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bate:
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PfOjectName/l..DCi'lticn:
Oak FUdge Place
HOl!.klll:,,_"'lntI.~,.
UTIUTY PLAN
SheetTrtle:
Halley's Custom Homes; Inc.
'421 E. WIYPU dlYcL. SuU' 230
W"yut&. UN seaS1
Client:
(; Schoell & 1\,11",.'. .
~o~QP"nnlnsI
_ _ Sol TutIDlI Q EnvIronmtlnllll Servlen
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lbel8b1t:1!ltil:flllat\fll$.platl_~b)'llI4lorunder
fltlIiftd,SlIpeIVI$ionallllIllllIIMl,Lk;:enHdPrOfUSIon8l
~underu.e_oftheS\all~~
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R~a.l; DeIe;.
B
STORM S(:WER SHAll. BE REINFORCED CotlCRrn PIPE. OR APPROVED
EOU~ CATCH BASINS $1-\JIl..1. BE PRtcAS'\' RONF"ORCEO CONCRETt.
CASTING sw.u.. aE NttNAH R-:5'2.SO B WITN CURB BOX OR APPROVEO
EOU~ ~S SWlU. 6E. rouR I'l. DWoItTER PRECAST RElNFORctD
CONCREtE IN ~~OANCE. WITH ASTt.l C478. (:ASnNG SHAl.l. BE
t1Ettl,IH R._17$J. MANHOLES SHALl. ~VE A MINIMUM Of' '2. NiO '-
NAAlt.lUl.l Of 4 ADJUSTMENT RINGS.
.. UTILITY TRENCHES SHALl. BE CON'i'.lGTtD 'to 957;;: STANDARD PROCTOR
MAXIMUM DJit'f DENSITY (A'51"W 069IP6 OR .vsHTO T _99) FROM TliE PIPE
ZoNE TO 'MTMlN tHREE rttT or tHE GROUND SURFACE AND 100%
STANtAAD PROCiOR IN tHE. UPPER THREE fEET.
9. CONNEcnoN. TO niE EXISfING SANITARY SEWER AND w,,:re:~ RE.O\.l'.RES
INsPEcnoN SY 'fliE CITY or ~OPI(INS.
10. RElD .oDJUST AU. c...sJ1l~C;S TO 1AA'tCH Fltul. GRADES.
11. cONTAAClOR sw.u. CGtlTD 'GOPHER STATE ONE CALL: WITHIN TWO
WORKlNC c.'t'S PRIOR to EXCAVATION/CONSTRllC110N FOR UTlUTY
,"""-. 'fWtN cmtS !.I(lRO AREA: 651_4'4_0002 OR TOU-FlIre
1_600_252._1166.
12. THE EXISTlNC SlTUhllNOUS PAVEMENT StUti- BE SA-wcut till ACCOFt04NCE
WITH I.In/OOT 5PtClF'lCAMNS.
13. CoNTRACTOR vnu. at RtSPtll'(S\BLE FOR OBTAINING THE: APPRoPRIAl'E
SEWER. 'l'tATER AND PlUM6lNG p~1oIlTS FROM tHE CITY'S BUll.DlNG
W~EHr.
,.... COlEFAL COHTRACTOR SHAll. COOROIN.O.lE W(lt;:K ~ .t4.1. um.nY
COMPANIES.
8010<.....
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Date: D_esa1~lIort: ~~ Q!.~.; Oe$_eriptiOrl:
B\JlLDlHC
..u. UlIUN WORK Sl"ALL ae: PEAFORI.lEO IN ACCORDANCE WITH THE C1T'f
OF HOPl':INS SPECIFICATIONS ANO BUlI.OlNG PERMIT REOUlRtMEHTS.
6" 'ft"~EBWJN SHALl. aE CLASS ~'2. DIP CONFORMlNG TO THE
RtQUIRE!.ItNTS OF ANSI/AWWA CL51/A2I~1 AND C\O~/A1"~' nmNGS
Sl-IAlJ. BE Cl..ASS 250 CONFORMING TO 'THE REOUIREMEN'l'S OF ~/AWWA
ClI0/A21.10 OR ANSI/,-WWA C153/A2\.~, H'fD!W4TS SHALL BE. THE
PACER AS MANUfACTURal BY WATERO\.lS eo. OR ,-pPROVEO EOU.I.l..
COMPLYING WITH THE THE C\T'1' Of' KOI'l<U-lS. GATE VALvES SIiALL BE
SINGII QlSC T'tPE WITH RtslUENl' SEAT MEETING THE f;!EOUIRElAtHTS OF
AWHA C$09. AU. FI.UGS. tuS. BENDS AND OTHER THRUST POlNlS
~Klol.I. BE PRQltlD~ WITH CONCRETE REACTION BACKING OR I.\ECA we.
~\.I. 'fI,-'ttRlIAlN SHAL.L. BE lHSTAI.LfO WITH A MINIMUM OF T.5' etHER AND
IN ,lJ;CQ!UJANCE WITH AWWA C500 AND CONDUCTMTY PRO'llSlONS
CONFORMING TO ANSI/AWWA Cll1/A21.11. eEFoaE BEING PlACED IN
SERVICE, THE cOMp,LETED WATERMAJN ~HAU.. BE tllSlNFtcTED AND
FI.USl'lEO IN ACCORDANCE WITH ~-.. C651 ~ THE: REOUIREt.4EIi1'5 OF"
THE MINNEsOTA M,pp,RTIr,IENl" OF HEAl..TH.
7.
'OR
CONSTRUCTION NOTES
REfER TO ARCtlITECT'S Silt PLAN
DIMENSIONS AND I.OCATlONS.
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ProJed NameILoellllorl: ~ c:~,
Oak Ridge Place II
Hopkin., "'""..ob
Details ~
SMI Proiec1 Number: 61847.1:W
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ENTRANCE TO ONSTRUcnON SITE
CITY OF HOPKINS
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SILT F"ENCE DETAil.
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STANDARD DETAILS
STANDARD CURB DETAILS
CITY OF HOPKINS
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ToP TrltNCW
tu-V.7u.150(TYP)
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Inc.
Halley's Custom Homes,
1"21 Eo Wlrnll.Blyd., SlOnl 230
M'" 553fi11
Chen!
--l. Be; .oell & ~n~ '
~ Engan-rlng .. Surv.,tng .. PLisn';'""
_~_ Sol] T..tlng 0 environment.' SorvlOllS
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Oe$lgnedBy:
OIllWr'1By:
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She..""" PRE~I"'INARY ~
LANOSCAPE OIOTAlLS ~ 90\9
SMIProl~~li1SS7~'~
Inc.
Hailey'S custom Homes,
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Wayu-te;, y1l 5'39'
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