V.1. 2024-01 - 325 Blake Road - Planned Unit Development Amendment, PUD Site Plan Review, and Preliminary and Final Plat Review CITY OF HOPKINS
P&Z Report 2024-01
To: Planning and Zoning Commission Members
From: Ryan Krzos, City Planner
Date: January 23, 2024
Subject: 325 Blake Road – Planned Unit Development Amendment, PUD Site Plan
Review, and Preliminary and Final Plat Review.
_____________________________________________________________________
RECOMMENDED ACTION
Following a public hearing, separate MOTIONS TO:
1)Approve Planning & Zoning Resolution 2024-01 Recommending the City Council
Approve the Planned Unit Development amendment and Rezoning within the
325 Blake Road Redevelopment.
2)Approve Planning & Zoning Resolution 2024-02 Recommending the City Council
Approve the PUD Site Plan for Site B.
3)Approve Planning & Zoning Resolution 2024-03 Recommending the City Council
Approve the PUD Site Plan for Site C.
4)Approve Planning & Zoning Resolution 2024-04 Recommending the City Council
Approve the PUD Site Plan for Site D.
5)Approve Planning & Zoning Resolution 2024-05 Recommending the City Council
Approve the PUD Site Plan for the Townhomes site.
6)Approve Planning & Zoning Resolution 2024-06 Recommending the City Council
Approve the Preliminary Plat for Mile 14 on Minnehaha Creek Townhomes.
7)Approve Planning & Zoning Resolution 2024-07 Recommending the City Council
Approve the Final Plat for Mile 14 on Minnehaha Creek Townhomes
OVERVIEW
The applicant, Alatus, LLC on behalf of the property owner, the Minnehaha Creek
Watershed District (MCWD), requests:
1)A Planned Unit Development (PUD) amendment and rezoning.
2)Four PUD site plan approvals – respectively for Sites B, C, D, and the
townhomes.
3)Preliminary and final plat approvals for the townhome site.
The zoning requests are necessary to facilitate revisions and modifications of the
applicant’s plans for the next phases of redevelopment of the subject property. The
overall redevelopment contemplates a mixed-use, commercial and residential transit-
oriented development across Blake Road from the future Blake Road light rail transit
station.
Planning & Development
The PUD Amendment request would recognize the revisions to the overall project and
rezone Alatus’ portion of the development property from MX-TOD Mixed-Use Transit-
Oriented District (TOD) Center with a planned unit development, to RX-TOD,
Residential-Office Mix Transit-Oriented District (TOD) Center with a planned unit
development. The PUD amendment allows departures from the underlying zoning
requirements in exchange for a development that is of higher quality, exceeds some
minimum standards, and delivers public benefits.
The PUD site plan review requests for buildings B, C, and D would amend and
supersede the approvals previously granted. The townhome PUD site plan request and
preliminary and final plat requests would allow that component of the project to move
forward as well, not having prior approval at this level of detail.
Based on the findings in this report, staff recommends approval of these requests
subject to the conditions detailed in the attached resolutions for each respective
request.
BACKGROUND
In December of 2021, Alatus received approval for the overall Planned Unit
Development, Site Plan Review for Buildings A, B, C, and D, and a subdivision
application to facilitate the redevelopment. Meeting materials and minutes, and project
plans are on the City’s website for the 325 Blake Road project. The City prepared an
Environmental Assessment Worksheet (EAW) for the development pursuant to State
Statute. The EAW identified areas where the potential for environmental effects exists
but concluded that appropriate measures have or will be incorporated into the project
plan and/or permits to reasonably mitigate these impacts. Accordingly, the City Council
approved a resolution making a negative declaration of need regarding an
environmental impact statement for the redevelopment also in December 2021. It
should be noted that to date, the EAW contemplated a greater number of residential
units than have been considered within the PUD and site plans up for consideration.
In June of 2022, Alatus received approval for an amendment to the PUD for Building A
to allow an increase to the number of units to 116, a decrease of the parking to 77
spaces, adjustments to the building setbacks, and modifications to the primary exterior
building materials. Construction is now complete on Building A, now known as Chorus
Apartments.
Additional project background outlining the events and process that occurred prior to
Alatus receiving initial zoning approval is available on the City’s website: 325 Blake
Road Planning Background. The overall site plan associated with the 2021 PUD
approval is included as an attachment for reference. Additionally, the previously
approved Site Plans for Building A (Link), Building B (Link), Building C (Link), and
Building D (Link) are on the City’s website. The current proposal is generally consistent
with the previous plans, with the principal differences being:
• Reduced building height and unit count for Building B
• Three additional stories in Building D mostly in structured parking.
• Updated exterior materiality and architectural design.
• Minor modifications to building layouts.
Project Summary
The attached Applicant’s Project Narrative provides a detailed summary of the
components of the 325 Blake Rd redevelopment project that are subject to this request.
Generally, Alatus intends to redevelop approximately 12.75 acres of the nearly 17-acre
site with the remaining property to be retained by the MCWD for stormwater
management and creek restoration. Alatus proposes on their portion of the property a
mixed-use development oriented to the future Blake Road light rail transit station. The
project consists of a three-phased redevelopment with 823 housing units targeted to
owners, renters (both affordable and market rate) and seniors in both multiple unit
buildings and townhome units. The specific development types and phases are outlined
in the 325 Blake Road Development Summary table below. Features of the
development include an overall design focus to connect both residents and the public
with the Minnehaha Creek, a mix of housing types and affordability levels, a mix of
residential and commercial uses at densities that support the future Blake Road light rail
transit station, an enhanced public realm intended to activate public spaces, enhance
social connection, and promote pedestrian and bicycle activity, sustainability
components, enhance stormwater management, and shared parking.
325 Blake Road Development Summary Phase Site/Building EAW 2021 PUD
Approval
2022 PUD
Amendment
Proposed
2024 PUD
Amendment 1A A - Chorus 144 units 112 units 116 units
Parking 114 spaces 124 spaces 77 spaces 1B B - Artessa 130 units 112 units 65 units
Parking 183 spaces 184 spaces 96 spaces 2 C - Crescendo 380 units 389 units 395 units
Commercial 8,000 sf 9,000 sf 8,960 sf
Parking 482 spaces 520 spaces 608 spaces 1B D - Duet 188 units 187 units 215 units
Parking 276 spaces 277 units 441 spaces
Townhomes 33 units 33 units 32 units
Parking 66 spaces 66 spaces 64 spaces 3 Commercial pad 9,000 sf 8,900 sf 9,000 sf
Parking 48 spaces 43 spaces 0 spaces 1B Spine Road, Public
Infrastructure,
Stormwater
treatment
22 spaces 39 spaces 37 spaces
Residential Total 875 units 833 units 837 units 823 units
Commercial Total 17,000 sf 17,900 sf 17,900 sf 17,960 sf
Parking Total 1,191 spaces 1,253 spaces 1,206 spaces 1,323 spaces
Community Engagement and Comment
The application for any significant development project requires a neighborhood
meeting hosted by the applicant. The intent of the neighborhood meeting is to expand
and enhance the dissemination of information to the residents of the City and to
encourage involvement by residents in the planning process. The applicant’s
neighborhood meeting was held on Tuesday, January 16, 2024, at 43 Hoops Academy.
A summary of the meeting is included as an attachment.
The land use approval requests also require a public hearing. The City published notice
of this public hearing in the official paper and mailed notices directly to 1,151 addresses
encompassing all the property owners and residents within 500 feet of the subject
property. Signage informing the community of a pending development proposal was
also displayed on the site. As of the writing of this report, the City has not received any
comments on this item. Staff will provide an update to the Planning and Zoning
Commission on all public comments received during the public hearing.
ANALYSIS
Planned Unit Development Amendment and Rezoning
A planned unit development (PUD) allows for flexibility from traditional development
standards in return for a higher quality development. The Development Code
establishes two types of PUDs: small-scale PUD and large-scale PUD. Small-scale
PUDs are optional for projects three acres in area or less, and mandatory for projects
above that threshold. Since the affected parcel is greater than three acres in size, the
large-scale PUD requirement applies. Large-scale PUDs are meant to promote master-
planned development of large parcels with a system of streets, blocks, and open
spaces, and a mix of zones to create new, walkable neighborhoods.
This being an amendment to the PUD overlay and individual site plans, the process
follows the procedures of a new PUD request. The general PUD review process
includes approval of a PUD overlay rezoning, and a PUD site plan approval. The PUD
overlay establishes the overall zoning plan for the proposed development. The overlay
specifically authorizes the development to deviate from the underlaying zoning
regulations. Typically, the City looks for an applicant to exceed zoning standards,
building code requirements or meet the goals and vision of the Comprehensive Plan. In
this case, the underlying zoning is proposed to be changed (rezoned) from the existing
MX-TOD zone designation to the RX-TOD zone which more closely aligns with the
building types and uses proposed. The amendment to the existing overlay zone is
necessary to reflect the updated and revised elements of the overall project, principally
the modification in the number of units in each building.
PUD site plans specifically approve the detailed plans for building and site design for
the one or more properties within the development reflective of the flexibility granted by
the overlay. Site Plan Approval previously granted for sites B, C, and D would be
superseded by the current site plan requests.
In making recommendations and decisions regarding approval of PUDs, the City must
consider at least the following factors:
a. Whether the proposed PUD development plan and zoning map amendment is
consistent with the comprehensive plan and any other adopted plans for the
subject area;
b. Whether the PUD development plan complies with the PUD overlay zone
provisions of Section 102-440 of the Development Code;
c. Whether the proposed development will result in public benefits that are greater
than or at least equal to those that would have resulted from development under
conventional zoning regulations; and
d. Whether appropriate terms and conditions have been imposed on the approval to
protect the interests of surrounding property owners and residents, existing and
future residents of the PUD and the general public.
Legal Authority
Decisions on PUDs are considered a legislative action. When considering a legislative
action, the City is assigning zoning classifications or creating development standards to
regulate the types of uses and/or structures. Under the law, the City has wide flexibility
to create standards that will ensure the type of development it desires; however, these
regulations must be reasonable and supported by a rational basis relating to promoting
the public health, safety, and welfare.
Criteria Evaluation
Staff has evaluated the PUD amendment request and offers the following findings:
Criterion a - whether the proposed PUD development plan and zoning map
amendment is consistent with the comprehensive plan and any other adopted plans
for the subject area:
Rezoning the subject properties from MX-TOD with a planned unit development
(PUD) to RX-TOD with a PUD is consistent with the Activity Center Future Land
Use as guided in the 2040 Comprehensive Plan. Activity Centers surround and
support the planned Blake Road and Shady Oak light rail stations along the
Southwest Light Rail Transit (LRT) Green Line Extension. These areas are
planned to include moderate to high-density mixed-use development designed to
complement and enhance the existing development pattern in these areas and
support the public investment in transit.
The Activity Center areas are expected to experience significant reinvestment
and redevelopment to absorb a substantial portion of the city’s anticipated future
growth. Development in the Activity Center areas is expected to be medium to
larger scale neighborhood and regional uses with an approximate mix of 75%
residential and 25% commercial. Densities in these areas are envisioned to
range from 20-60 units per acre, with 75-150 units per acre within ¼ mile of an
LRT station platform. The applicant’s plan proposes an overall residential density
of 79 units per acre, which is within the Activity Center category standards for
areas close to an LRT station; however, it falls short of the commercial space
percentage guideline. Staff finds that the departure from the commercial
guideline is warranted given the context of the site and proximity to existing
commercial nodes.
The applicant’s narrative identifies goals from the Comprehensive Plan that
support the proposed development. Staff concurs with their assessment, and as
such finds that this criterion is met.
Criterion b - whether PUD development plan complies with the PUD overlay zone
provisions of Section 102-440 of the Development Code:
An attachment to this report provides an analysis of the proposed development
against the PUD section of the Development Code. Generally, this section
regulates the design and layout of zones, lots, blocks, streets, and civic spaces.
The proposed master site plan remains largely unchanged from that which was
approved with the original PUD in 2021. Building A – Chorus Apartments, was
constructed per that original site layout. Nonetheless, with few exceptions, the
master site plan complies with the applicable development standards that are
now prescribed in the zoning code. Accordingly, staff finds that this criterion is
met.
Criterion c - whether the proposed development will result in public benefits that are
greater than or at least equal to those that would have resulted from development
under conventional zoning regulations:
The requested deviations for this project are outlined in the Development
Analysis attachment and described in the applicant’s narrative. In exchange for
the requested deviations, the applicant pledges the items listed below.
• A mix of housing types and affordability levels.
• An overall design focus to connect both residents and the public with the
Minnehaha Creek.
• A mix of residential and commercial uses at transit-supportive densities.
• An enhanced public realm intended to activate public spaces and promote
pedestrian and bicycle activity.
• Sustainability components including rooftop solar on Sites A & D, a green
roof on Site B, and LEED certification for Site C.
• Enhanced stormwater management.
• Shared parking.
• Privately owned and maintained open space that will be open to the general
public.
• Public Art.
Staff finds that these benefits and features create a higher quality development
than could not have otherwise occurred adhering to the underlying zoning
regulations, and as such finds this criterion to be met.
Criterion d - whether appropriate terms and conditions have been imposed on the
approval to protect the interests of surrounding property owners and residents,
existing and future residents of the PUD and the general public.
Staff’s recommended conditions of approval are reflected in each of the seven
resolutions pertaining to the requests. In general, the recommended conditions
require revisions to the plans to adhere to Development Code standards. A
number of the conditions relate to specific building design details that are
typically shown on construction drawings and not necessarily at the level of detail
presented. The development analyses attached to this report note the standards
that conditions are associated with or those that will be deviated from as part of
the PUD.
A traffic study by Kimley-Horn and Associates was conducted in 2021 in
conjunction with the preparation of the EAW and the initial PUD approval. The
current number of units proposed is less than those associated with the study,
and conversely the number of parking stalls proposed has increased. The overall
development plan accounts for the recommendations in the study, particularly
regarding turning movement lanes at the two entrances into the development.
Furthermore, vehicle traffic generated from the proposed use can be supported
by the existing roadway network and no vehicular capacity improvements are
needed at this time but will be monitored on an ongoing basis. In addition to
vehicular traffic, the overall design also prioritizes bicycle and pedestrian linkages
and circulation.
Lastly, the proposed stormwater treatment facility and Minnehaha Creek
enhancements on the MCWD’s portion of the property not only provide natural
amenities for residents of the development and surrounding neighborhood, but
also serve as a buffer for the adjoining lower density neighborhoods. Staff finds
that this criterion is met.
PUD Site Plan Review
PUD site plans are the detailed plans for building and site design for the subject
property that carry out the vision of the PUD development plan. Approval of a PUD site
plan must occur before any building permits are issued for the PUD. Amendments to
approved PUDs must be processed as new planned unit development applications. The
applicant is requesting PUD site plan amendments for Buildings B, C, and D, and a new
PUD site plan for the townhomes site.
In making recommendations and decisions regarding approval of PUD site plans the
City must consider the sole criterion of whether the site plan, as proposed, complies
with the regulations of the Development Code and all other applicable regulations.
Legal Authority
Site Plan Review is considered a quasi-judicial action. For this type of application, the
City is judging whether the applicable Zoning regulations and approval criteria are or will
be followed. Generally, if the application meets these requirements they should be
approved. The City may impose conditions as long as said conditions are reasonably
related to the impacts of the use or structures in question.
Criteria Evaluation
Staff has evaluated the four PUD site plan requests and offers the following findings:
Criterion - whether the site plan, as proposed, comply with the regulations of the
Development Code and all other applicable regulations:
The four respective site plan submittals are in compliance with the Development
Code except where otherwise deviating from the standards as allowed through
the Planned Unit Development process. A detailed assessment of the four sites
against each of the applicable standards is included as an attachment. Provided
the conditions of approval are complied with, staff finds this criterion is met.
Preliminary and Final Plat
A subdivision is requested to create the 32 individual lots for the for-sale townhomes.
An association would own and maintain the common areas within the townhome parcel.
The subdivision process consists of City review of a preliminary plat and a final plat. The
preliminary plat is a document that indicates the proposed layout of the subdivision to
be submitted that demonstrates compliance with the comprehensive plan and the
Development Code and includes required supporting data. The final plat is a document
that is submitted for recording with the County recorder to effectuate the subdivision.
In making recommendations and decisions regarding approval of a preliminary plat, the
City must consider whether said plat is consistent with the comprehensive plan and
complies with all applicable regulations of the Development Code. In reviewing the final
plat, the City is to consider whether the final plat is in conformance with the approved
preliminary plat and with all applicable Development Code regulations.
Legal Authority
Subdivision Review is considered a quasi-judicial action. For this type of application, the
City is judging whether the applicable Development Code regulations and approval
criteria are or will be followed. Generally, if the application meets these requirements
they should be approved. The City may impose conditions as long as said conditions
are reasonably related to the impacts of the subdivision in question.
Criteria Evaluation
Staff has evaluated the preliminary and final plat requests and offers the following
findings:
Preliminary Plat Criterion - whether the proposed preliminary plat is consistent with
the comprehensive plan and complies with all applicable regulations of the
Development Code:
The proposed subdivision would be consistent with the proposed overall Planned
Unit Development plan and the PUD site plan specific to the townhomes site.
Staff’s recommendation for approval includes a condition that an existing
easement for utilities and drainage be vacated because of conflicts with building
layout. New easements for these purposes will be dedicated with this plat, and a
separate request for vacation of the existing easement will need to be processed.
Final Plat Criterion - whether the final plat is in conformance with the approved
preliminary plat and with all applicable Development Code regulations:
Provided the PUD amendment and PUD site plans are approved for the
townhome site, this criterion is met.
ALTERNATIVES
1. By separate motions, vote to approve the planned unit development amendment
and rezoning; site plans; and preliminary and final townhome plat for 325 Blake
Road. By voting to recommend approval, the development will be scheduled for a
first reading of the rezoning and consideration of the site plan and plat requests
at the February 13, 2024 City Council meeting.
2. By separate motions, vote to recommend denial of all or some of the requests for
the amended planned unit development, site plans, and preliminary townhome
plat for 325 Blake Road. The requests would be scheduled for consideration by
the City Council at the February 13, 2024 meeting with a recommendation to
deny. Should the Planning and Zoning Commission consider this option, it must
also identify specific findings that support this alternative. It should be noted that
the applicant is currently entitled to construct buildings B, C, and D in accordance
with the 2021 approvals.
3. Continue for further information. If the City finds that further information is
needed, the items should be continued. It should be noted that the application
was deemed complete as of January 3, 2024 meaning the initial 60-day deadline
for agency action ends March 3, 2024, but may be extended to May 2, 2024 with
written notice to the applicant.
SUPPORTING INFORMATION
• P&Z Resolutions 2024-01, 2024-02, 2024-03, 2024-04, 2024-05, 2024-06, 2024-07
• Development Analysis
• Applicant’s Narratives
• Site Plan and Architectural Plans for Sites B, C, D, and Townhomes
• Proposed Preliminary and Final Plat for Mile 14 on Minnehaha Creek Townhomes
• Neighborhood Meeting Summary
• 2021 Overall Master Plan
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-01
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE A RESOLUTION
APPROVING AN AMENDED PLANNED UNIT DEVELOPMENT (PUD)
DEVELOPMENT PLAN AND APPROVE AN ORDINANCE REZONING PROPERTY
WITHIN THE 325 BLAKE ROAD REDEVELOPMENT FROM MX-TOD, MIXED-USE
TRANSIT-ORIENTED DEVELOPMENT DISTRICT TO RX-TOD, RESIDENTIAL-
OFFICE MIX TRANSIT-ORIENTED DISTRICT (TOD) CENTER WITH A PLANNED
UNIT DEVELOPMENT (PUD), SUBJECT TO CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated a Planned Unit Development
Amendment application for the 325 Blake Road Redevelopment for properties with
PIDs: 19-117-21-14-0015, 19-117-21-14-0014, 19-117-21-14-0013 & 19-117-21-14-
0019, and
WHEREAS, this property is legally described as follows:
Lot 1, Block 2, Lots 2 and 3, Block 2, and Outlot D, Mile 14 on Minnehaha
Creek, Hennepin County, Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2024; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council of the City of Hopkins
approve a resolution approving an Amended PUD Development Plan and an ordinance
rezoning the property with PIDs 19-117-21-14-0015, 19-117-21-14-0014, 19-117-21-14-
0013 & 19-117-21-14-0019 from MX-TOD, Mixed-Use Transit-Oriented Development
(TOD) Center with a Planned Unit Development (PUD) to RX-TOD, Residential-Office
Mix Transit-Oriented Development (TOD) Center with a Planned Unit Development
(PUD), subject to the conditions listed below.
1. Execution of a Planned Unit Development Agreement in a form acceptable to the
City Attorney.
2. Pavement markings at pedestrian crossings shall be provide along 2nd Street
within the development.
3. Additional long-term and short-term bicycle parking facilities shall be provided.
4. Accessibility ramps shall be installed at pedestrian crossings along 2nd Street and
pedestrian crossings at driveways.
5. The applicant will works with City staff to explore measures around public safety.
6. Conformance with all requirements of the City Engineer.
7. Approval of the development by the Minnehaha Creek Watershed District and
conformance with all related conditions.
8. Payment of all applicable development fees including, but not limited to SAC,
park dedication and City Attorney fees.
Adopted this 23rd day of January 2024.
______________________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-02
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 1221 – 2ND STREET NE, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated site plan review application for
1221 - 2nd Street NE (325 Blake Road - Site B) with PID 19-117-21-14-0015, and
WHEREAS, this property is legally described as follows:
Lot 1, Block 3, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve the site plan
application for 1221 – 2nd Street NE, subject to the conditions listed below.
1. Approval of the associated Planned Unit Development Amendment
application and execution of a Planned Unit Development (PUD) Agreement
in a form acceptable to the City Attorney.
2. Conformance with all applicable standards of the RX-TOD district and
approved planned unit development agreement.
3. Additional design details shall be provided around Blake Road entryway
which may include canopy and/or sidelight and transom windows.
4. Each block face requires trash receptacle and must be shown on the plans.
5. Addition of lintel details around windows inset on brick surfaces.
6. Short-term bike parking shall be provided in streetscape
7. Alternative paving pattern shall be provided in plaza to complement sites C &
D.
8. Additional Street Trees shall be provided to met requirements along 2nd
Street.
9. Provision of a landscape security equal to 1.5 times the cost of all plantings
and streetscape improvements in a form acceptable to the City Attorney prior
to issuance of a building permit. The City shall hold this security until all
streetscape improvements have been installed and all plantings have
survived at least one full growing season.
10. The applicant shall designate an on-site location for trash pickup. Trash pick-
up shall not occur within the public right-of-way.
11. Submission and approval of exterior lighting and photometric plans prior to
issuance of a building permit.
12. Submittal of building plans that demonstrate compliance with the requirement
that 70% of all street facade upper story windows are operable.
13. Submittal of building plans that demonstrate compliance with the requirement
that commercial grade quality doors, windows, and hardware are used.
14. Submittal of building plans that demonstrate compliance with the requirement
that shadow lines delineate changes in materials with a thickness that is
greater than 1.5 inches.
15. Conformance with all requirements of the City Engineer.
16. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
17. Approval of the development by the Minnehaha Creek Watershed District and
conforms with all related conditions.
18. Payment of all applicable development fees including, but not limited to SAC,
park dedication and City Attorney fees.
BE IT FURTHER RESOLVED approval by the City Council supersedes and
replaces the site plan approval granted through Resolution 2021-080.
Adopted this 23rd day of January 2024.
______________________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-03
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 325 BLAKE ROAD (SITE C), SUBJECT TO CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated site plan review application for
325 Blake Road N (Site C) within PID 19-117-21-14-0014, and
WHEREAS, this property is legally described as follows:
Lot 3, Block 2, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve the site plan
application for 325 Blake Road N (Site C), subject to the conditions listed below.
1. Approval of the associated Planned Unit Development Amendment
application and execution of a Planned Unit Development (PUD) Agreement
in a form acceptable to the City Attorney.
2. Conformance with all applicable standards of the RX-TOD zone and
approved planned unit development agreement.
3. Plan shall be revised to correct a conflict on exterior mechanicals. The
Development Code requires facilities to be in building unless they are not able
to function. If located outside, said equipment would need to be screened,
with fencing and landscaping per Code.
4. Details on the proposed garage door facing the street shall be provided.
5. Provision of a landscape security equal to 1.5 times the cost of all plantings
and streetscape improvements in a form acceptable to the City Attorney prior
to issuance of a building permit. The City shall hold this security until all
streetscape improvements have been installed and all plantings have
survived at least one full growing season.
6. The applicant shall designate an on-site location for trash pickup. Trash pick-
up shall not occur within the public right-of-way.
7. Submission and approval of exterior lighting and photometric plans prior to
issuance of a building permit.
8. Submittal of building plans that demonstrate compliance with the requirement
that 70% of all street facade upper story windows are operable unless
otherwise restricted by the building code.
9. Submittal of building plans that demonstrate compliance with the requirement
that commercial grade quality doors, windows, and hardware are used.
10. Submittal of building plans that demonstrate compliance with the requirement
that shadow lines delineate changes in materials with a thickness that is
greater than 1.5 inches.
11. Conformance with all requirements of the City Engineer.
12. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
13. Approval of the development by the Minnehaha Creek Watershed District and
conforms with all related conditions.
14. Payment of all applicable development fees including, but not limited to SAC,
park dedication and City Attorney fees.
BE IT FURTHER RESOLVED approval by the City Council supersedes and replaces
the site plan approval granted through Resolution 2021-081.
Adopted this 23rd day of January 2024.
______________________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-04
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 1222 2ND STREET NE (325 BLAKE ROAD SITE D), SUBJECT TO
CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated site plan review application for
1222 2nd Street NE (325 Blake Road Site D) within PID 19-117-21-14-0013, and
WHEREAS, this property is legally described as follows:
Lot 2, Block 2, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve the site plan
application for 1222 2nd Street NE (325 Blake Road Site D), subject to the conditions
listed below.
1. Approval of the associated Planned Unit Development Amendment
application and execution of a Planned Unit Development (PUD) Agreement
in a form acceptable to the City Attorney.
2. Conformance with all applicable standards of the RX-TOD district and
approved planned unit development agreement.
3. Modifications to the proposed roofline to incorporate parapet cap per parapet
design standards or incorporation of a flat roof.
4. The Development Code requires facilities to be in building unless they are not
able to function. If shown equipment is located outside, said equipment would
need to be screened, with fencing and landscaping per Code.
5. Modification of driveways to increase fire vehicle access around the building.
6. Provision of a landscape security equal to 1.5 times the cost of all plantings
and streetscape improvements in a form acceptable to the City Attorney prior
to issuance of a building permit. The City shall hold this security until all
streetscape improvements have been installed and all plantings have
survived at least one full growing season.
7. The applicant shall designate an on-site location for trash pickup. Trash pick-
up shall not occur within the public right-of-way.
8. Submission and approval of exterior lighting and photometric plans prior to
issuance of a building permit.
9. Submittal of building plans that demonstrate compliance with the requirement
that 70% of all street facade upper story windows are operable.
10. Submittal of building plans that demonstrate compliance with the requirement
that commercial grade quality doors, windows, and hardware are used.
11. Submittal of building plans that demonstrate compliance with the requirement
that shadow lines delineate changes in materials with a thickness that is
greater than 1.5 inches.
12. Conformance with all requirements of the City Engineer.
13. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
14. Approval of the development by the Minnehaha Creek Watershed District and
conforms with all related conditions.
15. Payment of all applicable development fees including, but not limited to SAC,
park dedication and City Attorney fees.
BE IT FURTHER RESOLVED approval by the City Council supersedes and replaces
the site plan approval granted through Resolution 2021-082.
Adopted this 23rd day of January 2024.
______________________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-05
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 1225 2ND STREET NE (325 BLAKE ROAD TOWNHOMES SITE), SUBJECT TO
CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated site plan review application for
325 Blake Road North Site D within PID 19-117-21-14-0002, and
WHEREAS, this property is legally described as follows:
Outlot D, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the applicant has also requested to subdivide the property legally
described above to facilitate development on Outline D, Mile 14 on Minnehaha Creek
and that plat proposes to assign Outlot D to Lots 1 through 9, Block 1, Lots 1 through 9,
Block 2, Lots 1 through 7 Block 3, Lots 1 through 7 Block 4 and Outlot A, Mile 14 on
Minnehaha Creek Townhomes; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve the site plan
application for 1225 2nd Street NE (325 Blake Road Townhomes Site), subject to the
conditions listed below.
1. Approval of the associated Planned Unit Developmnet Amendment
application and execution of a Planned Unit Development (PUD) Agreement
in a form acceptable to the City Attorney.
2. Conformance with all applicable standards of the RX-TOD district and
approved planned unit development agreement.
3. Approval of the associated preliminary and final plat applications for Mile 14
on Minnehaha Creek Townhomes and conformance with all conditions of
approval.
4. Vacation of the existing easements conflicting with the proposed building
locations.
5. Additional windows on side of southern most unit on building D.
6. Additional plantings to screen garage door on northern most unit on building
C.
7. Staff is authorized to approve rooftop decks for individual units provided the
visual impacts of additional building area is minimized to the greatest extent
possible.
8. Submission of the draft Townhome Association documents for review by the
City Attorney.
9. Provision of a landscape security equal to 1.5 times the cost of all plantings
and streetscape improvements in a form acceptable to the City Attorney prior
to issuance of a building permit. The City shall hold this security until all
streetscape improvements have been installed and all plantings have
survived at least one full growing season.
10. The applicant shall designate an on-site location for trash pickup. Trash pick-
up shall not occur within the public right-of-way.
11. Submission and approval of exterior lighting and photometric plans prior to
issuance of a building permit.
12. Submittal of building plans that demonstrate compliance with the requirement
that 70% of all street facade upper story windows are operable.
13. Submittal of building plans that demonstrate compliance with the requirement
that shadow lines delineate changes in materials with a thickness that is
greater than 1.5 inches.
14. Conformance with all requirements of the City Engineer.
15. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
16. Approval of the development by the Minnehaha Creek Watershed District and
conforms with all related conditions.
17. Payment of all applicable development fees including, but not limited to SAC,
park dedication and City Attorney fees.
Adopted this 23rd day of January 2024.
______________________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-06
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE
PRELIMINARY PLAT FOR MILE 14 ON MINNIHAHA CREEK TOWNHOMES
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the
Minnehaha Creek Watershed District (MCWD), initiated preliminary plat application to
subdivide the property at 1225 - 2nd Street NE with PID 19-117-21-14-0019, and
WHEREAS, this property is legally described as follows:
Outlot D, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December
22, 2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on January 23, 2024 and all persons present were given an
opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve the Mile 14 on
Minnehaha Creek Townhomes preliminary plat to subdivide the property at 1225 - 2nd
Street NE with PID 9-117-21-14-0019, subject to the conditions listed below.
1. Approval of the associated Planned Unit Development Amendment application
and execution of a Planned Unit Development Agreement in a form acceptable to
the City Attorney.
2. Approval of the associated final plat and conformance with all related conditions.
3. Payment of all applicable development fees including, but not limited to,
attorney’s fees and park dedication. All development fees except park dedication
shall be paid prior to execution of the planned unit development agreement.
Park dedication fees shall be paid prior to issuance of a building permit.
4. The existing utility and drainage easement conflicting with proposed building
layouts shall be vacated by separate formal action.
5. Conformance with all requirements of the City Engineer.
6. Conformance with all requirements of Hennepin County.
7. Approval of the development by the Minnehaha Creek Watershed District and
conformance with all related conditions.
8. Submission and review of a title commitment by the City Attorney and adherence
to conditions.
9. Additional easements shall be recorded as required by the City Attorney.
Adopted this 23rd day of January 2024.
_______________________
Whitney Terrill, Acting Chair
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-07
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE
FINAL PLAT FOR MILE 14 ON MINNIHAHA CREEK TOWNHOMES
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the Minnehaha
Creek Watershed District (MCWD), initiated final plat application to subdivide the property at
1225 - 2nd Street NE with PID 19-117-21-14-0019, and
WHEREAS, this property is legally described as follows:
Outlot D, Mile 14 on Minnehaha Creek, Hennepin County Minnesota
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December 22,
2023; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed
notice, held a public hearing on the application and reviewed such application on
January 23, 2024 and all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered;
4. That the Planning & Zoning Commission reviewed the applicant’s preliminary plat
application on January 23, 2024 and recommended approval to the City Council.
WHEREAS, staff recommended approval of the above stated application based on the
findings outlined in the staff report dated January 23, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve the Mile 14 on Minnehaha Creek
Townhomes final plat to subdivide the property at 1225 - 2nd Street NE with PID 9-117-21-14-
0019, subject to the conditions listed below.
1. Approval of the associated preliminary plat and conformance with all related conditions.
2. Execution of a Planned Unit Development Agreement in a form acceptable to the City
Attorney.
Adopted this 23rd day of January 2024.
_______________________
Whitney Terrill, Acting Chair
KEY – M = Met; C = Subject to compliance by a Condition; D = Deviation; TBV = To be verified at building
permit or occupancy; NA = Not applicable or not proposed
Article 4 Special Purpose Zones
102-440 Planned Unit Development Overlay
102-440 (f) LARGE-SCALE PLANNED UNIT DEVELOPMENTS
(5) General to All Large-Scale PUDs. The large-scale PUD must locate zones on the site to meet the
following requirements. Refer to Figure 4-E through Figure 4-H for illustrations of site layouts fulfilling
these regulations.
a. Lot Lines. All streets, civic open space, and zoning lots require measurable lot lines delineated on
the PUD submittal. These boundary lines provide the baseline for measuring the allowed location of
buildings and other regulations
1. Lot lines. The location of all new zones proposed for the large-scale PUD must be located
within lot lines on the plan
2. Easement, Right-of-Way, or Lot Line. If a component (e.g. street, civic space type,
conservation area, stormwater easement) is dedicated or under separate ownership, the
easement line, right-of-way, or lot line serves as the boundary line.
M
b. General Layout of Zones. The following general layout requirements apply
1. The same zones must generally face each other across streets, including existing buildings.
2. More intense zones located on blocks with less intense zones should be located on block
ends. More intense zones include those allowing taller, bigger buildings or relatively more
intensive uses, e.g. commercial uses are more intensive than residential uses,
3. Changes in zones must generally occur at a rear boundary line, at an alley, or at corner
parcels.
M
c. Specific Layout of Zones. The following layout requirements are applicable to these specific zones
on a site.
1. MX Zones
2. RX Zones
NA
d. Minimum Number of Zones. At least 2 different zones are required on any large-scale PUD, not
including P1 zones required for civic spaces.
M
e. Minimum Number of Building Types in NX. At least 2 different building types are required in any
NX zones on any large-scale PUD. Refer to Article 3 for permitted building and site types and
descriptions and regulations.
NA
(6) TOD Large-Scale PUD. The TOD large-scale PUD is required on applicable parcels per 102-440
(f) (4) and locations with an MX-TOD or RX-TOD zoning designation on the current zoning map.
a. Required Zones. Zones required on the parcel are listed in Table 4-3.
1. MX-TOD Zone. A minimum of 40,000 square feet of lot area must be zoned MX-TOD when
the existing zoning is MX-TOD per 102-440 (f) (4).
2. P1 Zones. All civic spaces required per 102-440 (f) (15) must be zoned P1.
M
b. Allowed Zones. Zones allowed with no limitations are listed in Table 4-3. M
c. Limited Zones. No more than 20% of the overall development site may be zoned P2. M
Table 4-3. Types of Large-Scale PUDs
Large-Scale PUD Type: MX-TOD = Required; RX-TOD = Allowed; P1 = Required; P2 = Limited
(20%)
M
(11) Block Size & Layout. An interconnected system of streets and blocks is required for all large-
scale PUD sites. Refer to Figure 4-E through Figure 4-H for illustrations of example layouts of these
regulations. Note that other configurations that meet the regulations are possible.
a. Block Size. Block lengths may not exceed 600 feet, with a maximum perimeter of 1,800 feet, but
may vary where natural features or site constraints such as rail corridors, waterways, or limited
access highways abut the block and limit access.
M
b. Access Points. A minimum of two access points must be provided for the development, with a
minimum of one per every 1,500 feet of boundary, except along rail corridors, waterways, or limited
access highways. An access point is a new street connecting to an existing street.
M
c. Extend Existing Streets. Streets must connect and continue existing streets from adjoining areas.
Future connections must be considered and temporary dead end streets may be supplied for future
extension with zoning administrator approval.
M
d. Shape of Blocks. The shape of a block should be generally rectangular in order to accommodate
typically rectilinear buildings, but may vary due to natural features or site constraints.
M
e. Civic Space Frontage. Refer to (15) for civic space requirements, including street frontage
requirements. Open space, existing and new, must be fronted with streets to provide more visibility
and access.
M
f. Cul-de-Sacs and Dead End Streets. Cul-de-sac and dead-end streets are not allowed M
g. Lots. All lots must have frontage along a street per the building type requirements, unless
otherwise specified. Refer to Article 2 and Article 3.
1. Lots must front at least 2 street faces of any block, preferably the longest faces, with the
exception of blocks containing open space or civic space.
2. Flag lots are prohibited
3. Consider lot and block orientation for maximum energy efficiency, depending on the building
type. For example, block orientation along an east-west longitudinal axis will encourage
development of long mixed-use buildings oriented along an east-west axis, with smaller east
and west facing facades, able to take advantage of passive solar technology.
M
h. Service Access. The configuration of the lots and blocks must consider alley and service drive
inclusion per (13) to accommodate such activities as garage and parking access, trash and recycling
pickup, service and loading access, and utilities.
M
i. Existing Lots. Blocks may be established including already existing lots and those lots may retain
their existing zone designation.
M
(12) Street Design. Complete streets provide for multiple modes of access throughout the City. All
streets, whether publicly dedicated or privately held, must meet the following requirements. Refer to
Figure 4-A for illustrations of these regulations.
a. Base Street Requirements. The base street type is illustrated in Figure 4-A. The zoning
administrator may require additional street right-of-way or configuration based on existing context
and circulation needs. The base street defines the minimum components of any new street on the
interior of the development and includes the components outlined in this section, (12).
NA
b. On-Street Parking. On-street parallel parking must be accommodated on both sides of all new
streets. Back-in or head-in, angled parking is acceptable in lieu of parallel parking. On-street parking
on one side of the street may be approved by the zoning administrator, though parking on both sides
is encouraged.
M
c. Streetscape.
1. Nonresidential Streetscape Width. The minimum dimension required for streetscapes along non-
residential ground stories is 14 feet, with a clear sidewalk width of at least 6 feet and an 8-foot street
tree and furnishings zone.
NA
2. Residential Streetscape Width. Along residential ground stories, the minimum is 13 feet with a
clear sidewalk of at least 5 feet and a 8-foot landscape zone (parkway).
D
3. Landscape. See 102-870 in landscape for streetscape requirements.
d. Maximum Pavement Width. The maximum crossing width for all streets internal to the
development is 38 feet. Wider pavement widths must include a median in the middle to provide
pedestrian refuge and/or bulb-outs to reduce the crossing widths to less than 38 feet.
M
1. Reduced Minimum Pavement. When only one lane of on-street parking is approved, the minimum
pavement width for a two-way street is 28 feet and the minimum right-of-way width is 54 feet.
NA
e. Street Crosswalks. Crossings at all street intersections must include a clear pedestrian path
across streets (crosswalks) with accessibility ramps at curbs, demarcated by paint, stamped
patterns, or pavers. Raised crosswalks are encouraged.
C
f. Curb Radii. Intersections internal to the development must be designed for actual turning radius,
accounting for on-street parking, of the typical design vehicle as opposed to the maximum design
vehicle. Small curb radii at intersections shorten pedestrian crossing distances and reduce vehicle
turning speeds, increasing pedestrian safety. See Figure 4-C for illustration.
1. Where on-street parking is provided with no bulb-out, a radius no greater than 5 feet is
required, unless the typical design vehicle is a Class 6 or larger truck.
2. Where on-street parking is provided with a bulb-out or where no on-street parking is
provided, a radius no greater than 15 feet is required, unless the typical design vehicle is a
Class 6 or larger truck.
C
g. Bicycle Accommodations. New streets within the large-scale PUD must accommodate bicycle
access per the City’s most recent bicycle policy. Bicycle accommodations must be included on
through streets and higher activity streets. On noncommercial and lower activity streets, bicycles
may share vehicular lanes.
M
(13) Alleys or Service Drives. Alleys, lanes, or service drives (see Figure 4-2) must be provided
through all blocks to provide such items as emergency access, garage and parking access, trash
and recycling pickup, service and loading access, and utilities.
a. Parking Drives. Parking lot drives and parking structure drives may serve as alleys or service
drives if the drive is continuous through the block with at least 2 access points and serves all lots on
the block.
M
(14) Front Street Designation. The orientation and location of buildings on lots is determined by front
street designations per the building type regulations in Article 2 and Article 3.
M
a. Minimum Designation. A minimum of 50% of a combination of the new streets in the large-scale
PUD and existing streets fronting the development must be designated as front streets.
M
b. Building Frontage. Front streets must be designated so that all building lots abut at least one front
street, except up to 20% of the lots may front a non-front street.
M
c. Civic Space Frontage. Where practicable, streets along civic space must be designated as primary
streets to ensure buildings front the civic space.
M
d. Driveways. Driveways to lots must not be located off a front street, except when the parcel is
fronted by more than two front streets and/or there is no other alternative access.
M
e. Alleys and Service Drives. Alleys or service drives providing access to more than 2 lots may be
located off a front street.
M
f. Major Streets. When the development abuts a street with a right-of-way wider than 120 feet, one of
the following layouts must be utilized to create slower, more accessible, and more walkable streets
for fronting commercial or mixed-use buildings than the major street would provide:
1. Perpendicular. A new front street located generally perpendicular to the existing major street.
2. Boulevard. A new front street located essentially parallel to the major street with a landscape
buffer island or boulevard median of at least 8 feet in width provided separating the major
street from the front streets.
NA
(15) Civic Spaces. Where a master plan development is required, the following civic space must be
provided:
M
a. Intent. The intent is to provide usable open space within a short walkable distance for all
occupants and visitors.
M
b. Overall Minimum. A minimum of 10% of the total master plan development must be provided as
one of the civic space types.
M
c. Distance from Principal Entrances. One type of civic space is required within a 500-foot distance,
as measured continuously along a sidewalk, from the principal entrance of all residential and live-
work units and all other buildings.
M
d. Mix of Civic Space Types. A mix of types is required, with not more than 2 of any one type utilized. M
e. Types of Civic Space. The following types of civic spaces are allowed. M
1. Plaza. A plaza is a generally hardscaped area (minimum 60% coverage), minimum 1/8 acre in
size, with either street, pedestrian, or river right-of-way or building frontage on all sides and at least
one side the equivalent of 25% of the perimeter fronting a primary street. A single plaza may not
fulfill the minimum open space requirements; if a plaza is utilized to meet the distance requirement,
another open space must be incorporated in another location on the site.
M
2. Square. A square is a combination of hardscape and landscape (approximately 50% and 50%
respectively), minimum 1/4 acre in size, and surrounded by street frontage on all sides.
NA
3. Green. A green is a landscaped space (minimum 70%), minimum 1/2 acre with street right-of-way
on at least 50% of the perimeter.
NA
4. Greenway. A greenway is a linear landscape space, minimum 2 acres in total with minimum 30
feet wide and minimum average 60 feet wide, and with street right-of-way on at least 30% of the
perimeter.
M
5. Park. A park is a larger, generally landscaped space, a minimum of 2 acres in size, with at least
25% of the perimeter on street right-of-way.
NA
(16) Trails. Refer to any City open space and/or trail plans, and any existing trails surrounding the
site, to provide connections through and within the site for continuous trails.
M
(17) Vistas. Views down streets must be considered when laying out streets and locating open
space, parking, and buildings on sites.
M
a. Rears of Buildings. The location of open space and streets shall not create views of the rear of
buildings or parking behind buildings.
M
b. Parking. Parking structures and surface parking lots are not permitted at the termination of a street
vista.
M
c. Street Termini. When a street terminates at a parcel, the parcel shall be occupied by one of the
following:
1. Open Space. If the parcel is open space, any open space type shall be utilized.
M
2. Building. If the parcel is not utilized as an open space, the facade of a building, whether
facing a front street or not, shall terminate the view. See for building design at a vista terminus.
Article 5 Principal Uses
102-510 Allowed Uses
102-510 (a) PRINCIPAL USE TABLE
Principal uses are allowed in accordance with Table 5-1. D
KEY – M = Met; C = Subject to compliance by a Condition; D = Deviation; TBV = To be verified at building
permit or occupancy; NA = Not applicable or not proposed
Article 3 Mixed Use Zones
120-380 (d) & 120-390(d) Building Location B C D TH
1 Front Streetwall: GB & RB 80% minimum M D D M
Façade width per Frontage: RB: 3 units min 8 units max NA NA NA D
2 Front Street Setback: GB & RB 7.5 ft. min. 15 ft. max. D D D D
3 Non-Front Street Setback: GB 5 ft. min. 15 ft. max. RB 5 ft min no max. D D NA NA
4 Side Setback: GB 5 ft. min. RB 12 ft. M M M M
Space Between Buildings: RB 12 ft. NA NA NA M
5 Rear Setback GB 20 ft. min. w/o alley. RB 20 ft. D M D D
6 impervious site coverage: GB 80% max. RB 70% max D D M D
Additional Semi-Pervious Coverage: +15% M TBV TBV TBV
120-380 (e) & 120-390 (e) Parking & Accessory Structures B C D TH
7 Parking & Driveway Access Location: Off alley or non-front street; if no alley or
non-front street exists or is planned, off front street is allowed
D M M M
Size: GB Max. 22 ft. width at sidewalk without median RB 12 ft width at sidewalk
without median
M C C C
Number: Max. 1 access per development per street M M M D
8 Attached Garage Setback: 20 ft. min. behind front facade in floors above any
basement
D M M M
Attached Garage Door Location: Rear, side, non-front street façade M M M M
9 Surface Parking Location: Rear Yard NA D NA NA
Street Setback: No closer to lot line than principal building NA D NA NA
Non-Street Setback: 3 ft min. NA M NA NA
10 Accessory Structure Location: Rear Yard NA NA NA NA
Street Setback: No closer to lot line than principal building NA NA NA NA
Non-Street Setback: 3 ft min. NA NA NA NA
Major Accessory Structures & Uses: Parking Structure NA NA NA NA
120-380 (f) Height B C D TH
11 Height: GB 2 Stories min. 10 Stories max; RB 2 stories min 3 stories max M D M M
13 All Stories Height: 9 ft. min. 14 ft. max M D M M
120-380 (g) Roofs B C D TH
14 Roof Types: Flat, parapet, pitched M M M M
Tower feature: allowed NA M NA NA
120-380 (h) Street Facades B C D TH
15 Transparency: Front Facades: 20% min. M M M M
Non-Front Facades: GB 18% min. RB 10% M M M M
No bays or 15 ft. wide sections of any story may be without transparency. M D D D
16 Building Entrances Location: One per every 120 ft. on front façade M M D M
17 Entrance Transition Type: Stoop M M M M
18 Ground Story Elevation: Between 18 in. and 30 in. above grade or between
30 in. and 4 ft. with a visible basement , except in floodplain locations.
M D D D
19 Horizontal Divisions with Shadow Lines: One within 3 ft. of the top of any story
between the basement and 3rd
M M M M
20 Vertical Divisions with Shadow Lines: One per every 120 ft. of street façade M M M M
120-380(i) Supplemental General Building Regulations B C D TH
(1) Front Streetwall Exceptions
a. Courtyards M NA NA NA
b. Seating & Dining NA NA NA NA
(2) Through-Lots NA NA NA NA
(4) Visible Basements: For basement levels located more than 3 ft. above grade,
street facades must meet the transparency regulations.
NA M M NA
120-390(i) Supplemental Row Building Regulations B C D TH
(1) Multiple Buildings on a Lot. Multiple buildings may be located on a lot with the
following regulations:
a. The minimum space between buildings is met.
b. Each building must fulfill all of the requirements of the building type
unless otherwise expressly stated.
c. Each building must be located in the setback zone, contributing to the
Front Streetwall requirements, except one of every 2 units may front a
courtyard. See Figure 390-F.
1. The courtyard counts as Front Streetwall as long as 3 sides are
enclosed at the minimum Front Streetwall percentage.
2. Facade requirements apply to courtyard facades. If a unit is located
on the corner of the courtyard and the street, the entrance must be
located on the street.
NA NA NA D
(2) Garage Door Visibility. Garage doors must be screened from any street by
building or by a wing wall. See 102- 750 (m) for design regulations
NA NA NA C
(3) Visible Basements. For basement levels located more than 3 ft. above grade,
street facades must meet the transparency regulations.
NA NA NA M
4) Fee Simple. Each vertically oriented unit may be located on a separate lot with
the lot line located along the common wall between units, provided the multi-unit
building meets the regulations for the Row building.
NA NA NA M
Article 7 Building Design
102-720 Roof Types
102-720 (c) PARAPET ROOF TYPE B C D TH
(1) Parapet Height. Height is measured from the top of the upper story to the top
of the parapet.
NA
a. Minimum height is 1.5 feet with a maximum height of 6 feet. Up to 2 additional
feet of height may be
approved for screening of mechanical equipment.
TBV NA M M
b. A shadow line must be located within 2 feet of the top of the uppermost story.
See 102-16210 for definition of shadow line.
M NA C M
c. A shadow line must be located at the top of the parapet. See 102-16210 for
definition of shadow line.
M NA C M
(2) Occupied Building Space. Occupied building space must not be incorporated
behind this roof type. See 102- 16170 for definition of occupied building space.
M NA M M
(3) Rooftop Appurtenances. With the exception of solar panels and small wind,
any rooftop appurtenances must be located towards the rear or interior of the
parapet roof. Rooftop appurtenances should be located such that the parapet
blocks their view from the sidewalk across the street or may be located within a
tower per 102-720 (f). See 102-760 for additional regulations of mechanical and
utility equipment.
TBV NA TBV TBV
102-720 (d) FLAT ROOF TYPE B C D TH
(1) Maximum Slope. The maximum slope is 2:12; however, the roof must not
appear to be visibly sloped from the street or other front frontages.
NA M NA NA
(2) Eaves. Eaves are required on all street and other front frontages. NA M NA NA
a. Eave Depth. Eaves must have a depth of at least 14 inches. Eave depth is
measured from the building facade to the outside edge of the eave.
NA M NA NA
b. Eave Thickness. Eaves must be a minimum of 6 inches thick. Eave thickness
is measured at the outside edge of the eave, from the bottom of the eave to the
top of the eave.
NA M NA NA
(3) Interrupting Vertical Walls. Vertical walls may interrupt the flat roof and extend
above the top of the eave with no discernible roof type.
NA M NA NA
a. No more than one-third or 30 feet, whichever is less, of any front facade may
consist of an interrupting vertical wall.
NA M NA NA
b. Vertical walls shall extend no more than 8 feet above the top of the eave. NA D NA NA
(4) Occupied Building Space. Occupied building space must not be incorporated
behind this roof type, including the flat roof and vertical wall. See 102-16170 for
definition of occupied building space.
NA M NA NA
(5) Rooftop Appurtenances. With the exception of solar panels, rooftop
appurtenances may not be located on the flat portion of this roof type. Any
rooftop appurtenances may be located behind the interrupting vertical wall with
no visibility from the sidewalk across the street or may be located within a tower
per 102-720 (f).
NA TBV NA NA
102-720 (e) PITCHED ROOF TYPE NA NA NA NA
102-720 (f) TOWERS B C D TH
(1) Degree of Enclosure. A street facade tower must be fully enclosed. Any
interior building tower may be partially or fully enclosed. A fully open structure,
such as a rooftop gazebo is not a tower.
NA M NA NA
(2) Quantity. Unless otherwise defined in the building type regulations, the
following is allowed:
NA M NA NA
a. Street Facade Towers. A maximum of 2 towers located within 15 feet of any
street facade is permitted on any building. Street facade towers enhance the
facade design.
NA M NA NA
b. Interior Building Towers. Two additional towers are permitted provided the
towers are located a minimum of 30 feet from any street facade. Interior towers
are typically functional, providing housing for utilities or access to the roof.
NA NA NA NA
(3) Tower Height NA D NA NA
a. Maximum height, measured from the top of the uppermost floor of the building
to the top of the tower shaft, not including the tower roof, is the equivalent of the
height of one upper floor of the building to which the tower is applied.
NA D NA NA
b. A tower allows for up to one additional story of height within the tower footprint
to any building type where permitted.
NA D NA NA
(4) Tower Footprint NA D NA NA
a. A tower footprint may be polygonal (simple, e.g. hexagonal or octagonal),
rectalinear, or cylindrical in plan.
NA M NA NA
b. The maximum width in any direction of the footprint of any tower is 1/3 the
width of any street or front facade or 30 feet, whichever is less.
NA D NA NA
(5) Tower Spacing. Street facade towers, within 15 feet of any street facade,
must be spaced a minimum of 120 feet from other street facade towers. Interior
building towers must be located a minimum of 60 feet from any other tower.
NA M NA NA
(6) Transparency. Towers that meet the minimum floor-to-floor to height of the
building type and are located within 30 feet of a street facade shall meet the
minimum front street facade transparency requirements of an upper story of the
building type to which the tower is applied.
NA M NA NA
(7) Horizontal Shadow lines. If the tower extends the building up to a 5th or
higher story, a shadow line is required between the 4th and 5th stories on any
tower. Shadow lines required by the roof type used on the tower also apply.
NA D NA NA
(8) Occupied Building Space. Towers may be occupied by the same uses
allowed in upper stories of the building type to which it is applied. See 102-16170
for definition of occupied building space.
NA M NA NA
(9) Rooftop Appurtenances. No rooftop appurtenances are permitted on tower
roofs. Roof appurtenances may be housed within a tower.
NA M NA NA
(10) Tower Roof. The tower may be roofed by the parapet, pitched, or flat roof
types.
NA M NA NA
102-730 Entrance Types
102-730 (c) STOOP ENTRANCE TYPE B C D TH
A stoop is a small, open platform that may include a canopy or roof cantilevered
off the building and may or may not be elevated above the sidewalk.
(1) Stoop Size. Stoops must be a minimum of 4 feet wide and 3 feet deep. M M M M
(2) Ramps. Where feasible, ramps should be incorporated at the principal
building entrance and designed as an integrated part of the stoop, with rails
matching any provided on steps.
M M M M
102-740 Facade Materials
102-740 (b) MAJOR STREET FACADE MATERIALS B C D TH
(1) Street and Other Front Facades. Allowed major facade materials, listed in
Table 7-1, must be applied to a minimum of 65% of all street or other front
facades, not including window and door areas. Other front facades include those
facing civic spaces, as defined in 102-350 (e).
D D D D
Table 7-1. Allowed Major Facade Materials - General Building RX-
TOD
NA
Brick: full dimensional, economy, unit, face brick
Concrete Masonry Units: architectural, minimum 3” depth, “artisan stone” look,
varied sizes, (Eschelon Masonry or approved equal), “stone” face, “hewn stone”,
rock cut
Stone: natural, units
Stucco: cement-based, 2-3 layer hard coat
M D D NA
Table 7-1. Allowed Major Facade Materials - Row Building RX-TOD NA NA NA M
Brick: full dimensional, economy, unit, face brick
Fiber Cement Board: panels or lap siding or shingles
Stone: natural, units
Vinyl & PVC Siding: minimum .040 in. thick
Wood or Composite Wood: painted, stained, charred, or treated lap siding,
shingles, board & batten, rainscreen
NA NA NA M
(2) Simplicity of Facade Materials. A single major facade material must be used
for each building facade segment, 60-foot or larger. See Figure 7-I.
D D D D
(4) Side and Rear Facades. When side yards between two buildings are a total of
5 or more feet in width, major materials must be applied along that side facade
from the front of the building a distance equal to the width of the side yard, as
measured perpendicularly between the two side facades.
D D D M
102-740 (c) MINOR STREET FACADE MATERIALS B C D TH
(1) Maximum Minor Materials for Street Facades. A maximum of 35% of each
street or other front facade surface, not including window and door areas, may be
composed of minor facade materials per Table 7-2. Other front facades include
those facing civic spaces, as defined in 102-350 (e).
D D D D
Table 7-2. Allowed Street Facade Minor Materials - General and Row
Buildings RX-TOD
Table 7-1 Materials per building type M M M M
Concrete Surfaces: finished, stained, painted, treated (15% max on street &
other front facades)
Concrete Masonry Units: architectural, minimum 3” depth, “artisan stone” look,
varied sizes, (Eschelon Masonry or approved equal), “stone” face, “hewn stone”,
rock cut
Fiber Cement Board: finished panels (Major material is required at grade up to 2
feet and adjacent to entrances)
Glass: Curtain wall
Metal Architectural: architectural panel, cladding system (steel, titanium, zinc)
(Major material is required at grade up to 2 feet and adjacent to entrances)
Stucco: synthetic or with elastomeric finishes (Only 3rd or higher stories)
Stucco: cement-based, 2-3 layer hard coat
Terracotta or Ceramic: tiles or panels
Wood: painted, stained, treated, natural, or aged lap siding, shingles, board &
batten
Wood, Composite: lap siding, shingles, board & batten, rainscreen system
(2) Accents and Details. Additional materials are allowed for trim, accents, and
details per Table 7-4, not included in the maximum surface area.
M M M M
Table 7-4. Allowed Detail & Accent Materials
Concrete Details: precast stone ornamentation, lintels, sills, banding, columns,
beams
Fiber Cement Details: trim, soffits
Metal Details: trim, ornamentation, lintels, beams, columns
Wood and Wood Composite Details: painted/treated trim, soffits, other approved
details
Vinyl Details: limited to soffits, window trim; minimum .04 inches thick
M M M M
102-740 (d) SIDE & REAR FACADE MATERIALS B C D TH
(1) Rail and Trail Facades. Interior side and rear (non-street) facades along any
rail line and along any trail, such as the Minnesota River Bluffs Trail, must be
faced in a major facade material, a minor facade material (unless otherwise
noted in Table 7-3), or a material as allowed in Table 7-3.
NA M M NA
(2) All Other Side and Rear Facades. All interior side and rear (non-street)
facades not located on a rail or trail line must be faced in a major facade
material, a minor facade material (unless otherwise noted in Table 7-3), or a
material as allowed in Table 7-3.
M M M M
Table 7-3. Allowed Non-Street Facade Materials
Any in Table 1 & 2 on 100% of non-street facade
Brick: thin, veneer
Concrete Surfaces: finished, stained, painted, treated (35% max on rail & trail
facades)
Concrete Masonry Units: minimum 3” depth, split-faced, burnished/ground face,
glazed, or honed (not on Row Building)
Glass Block: clear or patterned units without color (35% max on non-street
facades, 15% max on rail & trail facades)
Metal, Aluminum Composite: aluminum composite materials (ACM) or panels
(ACP) (only on 3rd story or higher; not more than 35% on non-street facades)
Stucco: synthetic or with elastomeric finishes (only on 3rd story or higher; not
more than 35% on non-street facades)
M M M M
102-740 (e) PITCHED ROOF MATERIALS NA NA NA NA
Allowed pitched roof materials include dimensional asphalt composite shingles,
wood shingles and shakes, metal tiles or standing seam, slate, ceramic tile,
engineered wood or slate.
NA NA NA NA
Table 7-5. Prohibited Materials
Fiberglass and Acrylic Panels
Plastic Panels: all, including high-density polyethylene and polycarbonate panels
Stucco Moldings or Synthetic Stucco Moldings: trim, sills, cornices, banding,
columns, pilasters or other 3 dimensional details
Wood: Unfinished, untreated plywood siding or panels
M M M M
102-740 (f) APPROPRIATE GRADE OF MATERIALS B C D TH
All doors, windows, and hardware must be of commercial grade quality with the
exception of those on Row and House buildings.
TBV TBV TBV NA
102-740 (g) MATERIALS INSTALLATION
The following materials installation requirements are intended to advance the
quality of construction, durability, and aesthetics of new buildings, specifically
related to application and detailing of facade materials.
(1) Changes in Facade Materials. Changes in facade materials, whether major
materials or minor materials, should occur mainly at concave corners or changes
in facade planes.
M M M M
(2) Materials Hierarchy. A hierarchy of materials must be maintained on the
building facade, where "heavier", articulated unit materials (brick, concrete
masonry units, stone) are located at the base of the facade and "lighter",
constant surface materials with fewer seams (stucco, panels) are located above
those on the facade.
M M M M
(3) Shadow Lines on Surfaces. Shadow lines must delineate changes in
materials with solid materials of a thickness that is greater than 1.5 inches, such
as cast stone, masonry, or stone. For example, cast stone elements or brick may
be offset to create a shadow
TBV TBV TBV TBV
102-750 Facade Elements
102-750 (b) WINDOWS B C D TH
(2) Recessed. All windows, with the exception of ground story storefront systems
and glass curtain wall systems, shall be recessed with the glass a minimum of 2
inches from the facade surface material or adjacent trim.
TBV TBV TBV TBV
(3) Vertically Oriented. A minimum of 70% of street facade windows must be
vertically oriented. An abutting series of individually vertically oriented windows
creating a horizontally oriented bank of windows is acceptable.
M M M M
(4) Visibility Through Glass. Reflective glass and glass block are prohibited on
street and other front facades. Windows shall meet the transmittance and
reflectance factors established in the transparency definition (see 102-1620 (m)).
TBV TBV TBV TBV
(5) Operable Windows. A minimum of 70% of all street facade upper story
windows on all buildings, except the Workshop-Warehouse, must be operable.
Ground story storefront glass and glass curtain wall systems are not required to
be operable.
TBV TBV TBV TBV
(6) Expressed Lintels. For masonry construction, the expression of lintels must
be included above all windows and doors by a change in brick coursing or by a
separate detail or element. See Figure 7-J for illustrations of expressed lintels.
C C M M
102-750 (c) AWNINGS & CANOPIES B C D TH
(1) Material. All awnings and canopies shall be canvas or metal. Plastic awnings
are prohibited.
M M M NA
(2) Lighting. Backlighting is allowed only on metal awnings. NA
(3) Structures. Frames must be metal and wall mounted. Support poles from the
ground are prohibited except where the awning is over 8 feet in depth and
utilized for outdoor eating areas or entrances.
M M M NA
(4) Canopies & Light Shelves. Permanent canopies, projections, or overhangs
used as architectural features, light shelves, or shading devices are allowed and
not intended to be regulated by this subsection 102-750 (c).
M M M NA
(5) Clearance. All portions of any awning or canopy shall provide at least 8 feet of
clearance over any walkway and 15 feet of clearance over vehicular areas.
M M M NA
(6) Signs. Refer to Article 10 for signs on awnings and canopies. NA NA NA NA
102-750 (d) BALCONIES B C D TH
(2) Balconettes. Sometimes referred to as juliet balconies, balconettes are false
balconies consisting of a rail and door, either without an outdoor platform or with
an outdoor platform less than 18 inches in depth. Balconettes are allowed and do
not count towards the maximum permitted amount of balcony on a street facade.
NA NA M NA
(3) Size. Balconies must be a minimum of 4 feet deep and 5 feet wide. M M M M
(4) Facade Coverage. A maximum of 35 percent of street facades, calculated
separately for each facade, may be covered by balconies. The balcony area is
calculated by drawing a rectangle on the facade elevation around the following:
the platform or floor of the balcony; any rails, walls, columns or indentations; and
any ceiling, roof, or upper balcony
M M M M
(5) Integrated Design. Balconies are intended to be integrated with the design of
the facade, avoiding tacking the balconies onto the facade after the elevation has
been designed.
M M M M
a. A minimum of 50 percent of the perimeter of each balcony must abut an
exterior wall of the building, partially enclosing the balcony.
M M D D
b. The balcony support structure must be integrated with the building facade;
separate columns or posts supporting any balcony from the ground are not
allowed.
M M M D
(6) Platform. The balcony platform must be at least 3 inches thick and any
underside of a balcony that is visible from any street or public way shall be
finished.
M M M M
(7) Maximum Setback. When the balcony is located within the minimum and
maximum setback area, the portion of the facade behind the balcony is exempt
from meeting the maximum setback requirement.
M M M M
102-750 (g) PRINCIPAL ENTRYWAY B C D TH
See Figure 7-M for examples of defined principal entryways. Principal entrances
to all buildings or units, except storefronts, must be clearly delineated through
one or more of the following design features:
(1) Roof or Canopy. The entryway is covered by a roof or canopy differentiating it
from the overall building roof type.
(2) Porch. The entryway is through a porch.
(3) Sidelights and Transom. Sidelights or transom windows are included around
the entryway.
(4) Extended Articulation. The entryway is included in a separate bay of the
building that extends up at least 2 stories.
M M M M
102-750 (j) BUILDING VARIETY B C D TH
(2) RX, IX, and NX Zones. For buildings 90 feet in length or greater, as measured
along any street or front facade, must treat that frontage in segments of 50 feet
or less with the building variety standards in 102-750 (j)(3), below.
(3) Standards. Each facade segment must vary by at least 2 of the following:
a. The type of dominant facade material or by color, scale, or orientation of that
material;
b. The proportion of recesses and projections within the minimum and maximum
setback area;
c. The location of the entrance and window placement, unless storefronts are
utilized;
d. Roof type, plane, or material, unless otherwise stated in the building
requirements;
e. Building height.
M D D M
102-750 (k) ARTICULATION OF STORIES B C D TH
(1) Fenestration. Fenestration or window placement on street facades must be
organized by stories per the building type facade transparency regulations.
M M M M
(2) Shadow Lines. Horizontal shadow lines and lintels over openings may be
used to delineate stories with minimum shadow lines required per building type.
M M M M
102-750 (m) GARAGE DOORS B C D TH
The following requirements apply to garage doors included on any street facade.
(1) Location. Allowed locations for garage doors on street and non-street facades
are regulated by the building type regulations.
D M M M
(2) Recessed from Facades. Garage doors located on street facades must be
recessed a minimum of 5 feet from the dominant facade of the principal building
facing the same street.
D M M M
(3) Design. Garage doors facing a street or visible from a street must meet the
following:
a. The doors must be clad with materials consistent with the design of the
building.
TBV TBV TBV TBV
b. Upgraded architectural doors or carriage-style doors are required on all Row
buildings.
NA NA NA TBV
102-760 Utility Equipment
102-760 (b) MECHANICAL EQUIPMENT IN BUILDING B C D TH
Mechanical equipment shall be located within the building, unless the applicant
demonstrates that locating the equipment within the building would conflict with
the equipment’s function.
M TBV TBV M
102-760 (d) MECHANICAL EQUIPMENT ON STREET FACADES B C D TH
Any rooftop mechanical equipment, such as but not limited to vents, ducts,
condensers, and ventilators, and not including solar panels or wind turbines, shall
be located consistent with one of the following methods:
(1) Incorporate equipment into the roof design consistent with the applicable
standards of roof types in 102-720.
(2) Set the equipment back a minimum of 10 feet from any street or public way
façade.
(3) To the extent practicable, all rooftop mechanical shall be painted to blend with
the structural roof and limit its visibility
TBV TBV TBV TBV
102-760 (e) MECHANICAL EQUIPMENT ON OTHER HORIZONTAL
SURFACES
B C D TH
(1) Street Facade. The mechanical equipment may be located on a street facade
only if the following requirements are met:
a. The equipment is located on a surface perpendicular to the adjacent street and
not parallel to the adjacent street, unless there is no other option, provided all
other requirements of this subsection, 102-760 (d), are met.
b. The equipment extends from the facade surface no more than 3 inches; and
c. The equipment is screened from the sidewalk by landscape, railings, other
facade walls, or other designs
NA NA NA NA
(2) Air Vents or Grills. Air vents and grills may be successfully incorporated into
storefront window systems, provided the transparency requirements are met by
the actual windows in the system.
NA NA NA NA
(3) Alignment. Multiple pieces of mechanical equipment must be organized on
the facade in a regular pattern and aligned. Compliance with this standard must
be illustrated on the drawing elevations submitted as part of the application.
NA NA NA NA
(4) Material Coordination. To the extent practicable, facade-mounted mechanical
appurtenances shall be located on a material that limits their visibility. For
example, dark colored vents will be more visible on light colored fiber cement
panels than a textured, darker surface such as brick.
NA NA NA NA
102-760 (e) MECHANICAL EQUIPMENT ON OTHER HORIZONTAL
SURFACES
B C D TH
(1) No Encroachment NA NA NA NA
(2) Allowed Yard Location NA NA NA NA
(3) Screening from streets, open spaces, or civic spaces NA NA NA NA
(4) Street Frontage or Front Yard Location. NA NA NA NA
Article 8 LANDSCAPE & SITE DESIGN
102-810 (b) VISIBILITY AT INTERSECTIONS B C D TH
At street intersections in all zones except MX-D and MX-N, walls, fences, plants,
or trees in excess of 30 inches above the abutting curb line shall not be located
within a triangular area bounded by the following 3 lines:
TBV TBV TBV TBV
(1) From the intersection of the projected curb lines of two intersecting streets,
extending 30 feet along one curb line;
(2) From the intersection of the project curb lines of two intersecting streets,
extending 30 feet along the other curb line;
(3) Connecting those 2 lines diagonally from the extended endpoints.
102-840 (c) SIGNIFICANT TREES B C D TH
Trees of significant size, type, or meaning must be retained on the site, unless
otherwise determined by the municipal arborist
M C M M
(2) Removal of Significant Trees. A significant tree may be removed with
approval of the municipal arborist under the following conditions:
a. The tree is in poor health or diseased with an expected life span less than 2
years.
b. The tree poses a danger to human safety, health and welfare.
c. If approved by the municipal arborist, the removal is mitigated per code.
M C M M
102-840 (e) TREE PROTECTION DURING CONSTRUCTION B C D TH
During construction, all available precautions must be undertaken to prevent
damage to existing trees, 6” in diameter or larger, to be retained on the site.
TBV TBV TBV TBV
102-850 Ground Vegetation
102-850 (a) APPLICABILITY B C D TH
All unpaved areas of any lot in any other zone must be covered by planting bed
per 102-850 (b) or grass per 102- 850 (c) or a combination of planting bed and
grass.
M M M M
102-860 Site Trees
102-860 (b) APPLICABILITY B C D TH
In all zones except any N zone or the MX-D zone, site trees are required on all
lots with any street, rear, or side yard area totaling 3,000 square feet or more.
M M M M
102-860 (c) REQUIRED TREES B C D TH
One medium or large tree is required per 3000 square feet of yard area. M M M M
102-870 Streetscape Design
102-870 (h) ACTIVE STREETSCAPE B C D TH
(3) Design. The full active streetscape area must be designed as a combination
of hardscape, tree wells, and/or bed areas.
M M M NA
(4) Landscape Design. Ground plane vegetation per 102- 850 must be
designated for any landscape bed areas, planter areas, and open tree wells.
M M M NA
(5) Sidewalk Cafes. Sidewalk cafes may be incorporated into the active
streetscape where eating and drinking uses are allowed per Article 5. In the
pedestrian realm within the right-of-way, a sidewalk cafe permit is required in
accordance with the sidewalk cafe policy in chapter 5 of the Legislative Policy
Manual.
NA TBV NA NA
(6) Pavement Design. Paving materials and a pattern is required for each street.
Pavement design must include all required minimum sidewalks, other hardscape
C M M NA
defined by the base or storefront streetscape, and connections to on-site
sidewalks.
(7) Street Furnishings. For each block face, a minimum of 2 benches and 1 trash
receptacle is required. Benches and/or seatwalls, planters, planter fences, tree
grates, tree guards, and trash receptacles must be specified and quantities and
locations listed for each street.
C M M NA
(8) Bicycle Parking. Short-term bicycle parking as required per 102-990 must be
incorporated into the streetscape design.
C M C NA
102-870 (i) PASSIVE STREETSCAPE B C D TH
(1) Applicable Building Types. Passive streetscape is required in all locations
where active streetscape is not required or used.
NA NA NA M
(2) Streetscape Area. The passive streetscape includes only the pedestrian
realm, spanning from the edge of the right-of-way to the back of curb of the
street.
NA NA NA M
(3) Design. The passive streetscape area must include the following:
a. Minimum required sidewalk per 102-870 (d).
b. Street trees must be located in a buffer area between the back of curb or edge
of pavement and the sidewalk.
NA NA NA D
102-880 Street Sidewalks
102-880 (c) SIZE B C D TH
Sidewalks must be a minimum of 5 feet in width. Multi-use paths must meet the
minimum size required by any trail or bicycle plan, unless otherwise defined by
the zoning administrator.
M M M M
102-880 (d) LOCATION B C D TH
Sidewalks must be located a minimum of 4 feet off the back of curb or edge of
pavement to accommodate street trees in a buffer area.
M M M D
102-890 Internal Site Sidewalks
102-890 (d) LOCATIONS B C D TH
(1) Connection to Public Sidewalks. M M M M
(2) Connection Through Parking Lots. NA NA NA NA
102-8100 Street Trees
102-8100 (d) REQUIREMENTS B C D TH
(2) Street Tree Spacing. Each lot is required to have one tree for every 40 feet of
street frontage with a minimum of one street tree per street frontage.
C M M M
(3) Location. Street trees must be located between the curb and sidewalk, a
minimum of 2 feet and a maximum of 10 feet off the back of curb, measured
perpendicular to the curb.
C M M D
102-8110 Frontage Buffer
102-8110 (b) APPLICABILITY B C D TH
(1) Vehicular Areas along Street Frontages
(2) Vehicular Areas along Open Space
(3) Outdoor Storage in Street Yards.
(4) Vehicle Sales Lots.
NA M NA NA
102-8110 (c) REQUIREMENTS B C D TH
(1) Buffer Depth. The required buffer area must be a minimum 7 feet in depth,
measured from the street-facing lot line into the lot. When a building is located on
the lot adjacent to the vehicular area, the buffer depth must be measured 7 feet
from the street facade of the building back.
NA M NA NA
(2) Buffer Location. The required buffer area must extend the width of the
vehicular area, but may allow for the perpendicular crossing of driveways and
walkways
NA M NA NA
(3) Fence. A continuous fence is required in the frontage buffer for all uses
except for vehicle sales uses.
NA D NA NA
a. Fence Location. A continuous fence is required, located 2 feet from the back of
curb or edge of the vehicular area into the buffer. One pedestrian opening,
maximum 4 feet in width, is permitted for every 30 feet of fence.
NA D NA NA
b. Fence Materials. The fence must be black, gray, or dark green aluminum, steel
or colored PVC. Masonry columns (maximum 2.5 feet in width) and base
(maximum 18” in height) are allowed, but not required.
NA D NA NA
c. Fence Height. The fence must be a minimum of 3 feet and a maximum of 4
feet in height. For outdoor storage uses in I zones, up to 6 feet in height is
allowed.
NA D NA NA
d. Fence Opacity. The fence must be a minimum of 25 percent and a maximum
of 60 percent opaque.
NA D NA NA
(4) Buffer Landscape. The following landscape is required within the buffer. NA D NA NA
a. Shade Trees. Medium or large shade trees are required at a minimum of 40
feet on center, with at least one shade tree required for each segment of buffer.
Where feasible, spacing of the buffer trees should alternate with street trees.
NA M NA NA
b. Hedge. A single row hedge is required on the streetside, along a minimum of
80% of the fence. The hedge must consist of shrubs with a minimum mature
width of 24 inches each, spaced no more than 36 inches on center, and height
maintained no more than 42 inches.
1. For outdoor storage uses, the hedge must consist of a double row of shrubs.
2. For vehicle sales uses, a single row of lower shrubs, minimum 12 inches in
height, is allowed instead of a hedge
NA D NA NA
c. Existing Vegetation. The zoning administrator is authorized to credit existing
vegetation toward meeting buffer requirements.
NA NA NA NA
102-8120 Side and Rear Buffers NA NA NA NA
102-8130 Interior Parking Lot Landscape NA NA NA NA
102-8140 Screening of Refuse & Utility Areas
102-8140 (d) LOADING AND REFUSE AREAS B C D TH
(1) Concrete Pad. For all loading, refuse and recycling areas, a concrete pad is
required.
NA NA NA NA
(2) Opaque Screen. An opaque screen wall is required around 3 sides of the
area to be screened of the following materials: a. If visible from the street or
public space, the screen wall must be masonry construction matching any
masonry from the building’s street facade design. b. If fully screened from the
street, the screen wall may be constructed of wood fencing.
NA NA NA NA
(3) Screen Height. The height of the screen wall must be tall enough to screen
the use inside, and a minimum of 6 feet. The zoning administrator may request
additional height as needed for complete screening.
NA NA NA NA
(4) Visible Openings. Openings visible from the public way or adjacent properties
must include opaque gates.
NA NA NA NA
(5) Landscape. If the area is located within a larger paved area, such as a
parking lot, the following applies:
NA NA NA NA
a. A landscape buffer of at least 5 feet must be located on 3 sides; and NA NA NA NA
b. One shade tree must be provided within the landscape buffer. This tree may
counted towards minimum interior parking lot requirements.
NA NA NA NA
102-8140 (e) UTILITIES B C D TH
(1) Large Private Mechanical Equipment. NA C C NA
a. Definition. Large private mechanical equipment includes ground-mounted
equipment at least 4 feet in height.
NA C C NA
b. Fence or Wall. An opaque wood fence or brick-faced masonry screen wall is
required on all sides facing street right-of-way.
NA C C NA
c. Shade Trees. Medium or large shade trees are required at a minimum of 40
feet on center, with at least one shade tree required for each segment of buffer.
NA C C NA
d. Shrubs. Planting beds consisting of a double row of mixed shrubs with a
minimum mature width of 24 inches each, spaced no more than 36 inches on
center, and height maintained between 30 and 72 inches.
NA C C NA
(2) Small Private Mechanical Equipment.
a. Definition. Small private mechanical equipment includes ground-mounted
equipment less than 4 feet in height.
b. Screening. Landscape screening with shrubs spaced no more than 30” on
center must be utilized, and the equipment must be fully screened within 2 years.
NA C C NA
102-8150 Outdoor Lighting
102-8150 (b) GENERAL STANDARDS B C D TH
(2) Shielding. Light sources must be concealed or shielded with cutoffs so that no
more than 2.5% of the light emitted directly from the lamp or indirectly from the
fixture is projected at an angle of more than 90 degrees above nadir and no more
than 10% of the light emitted directly from the lamp or indirectly from the fixture is
projected at an angle of more than 80 degrees above nadir (see Figure 8-G).
TBV TBV TBV TBV
(3) Spillover Light. Light trespass along the lot line of the subject property may
not exceed 0.5 foot-candles when abutting an N or NX zone and may not exceed
2.0 footcandles when abutting any other zone or public right-of-way.
TBV TBV TBV TBV
102-8150 (c) LIGHTING PLANS B C D TH
(1) General. Where outdoor lighting is proposed, outdoor lighting plans
demonstrating compliance with the standards of this section are required with the
submittal of a site plan. Applicants have 2 options for the format of the required
lighting plan:
a. Option 1. Submit a lighting plan that complies with the maximum fixture
heights of 102-8150 (d); or
b. Option 2. Submit a photometric plan demonstrating that compliance will be
achieved using taller fixture heights, in accordance with 102-8150 (e).
C C C C
Article 9 PARKING AND MOBILITY
102-920 Parking Ratios
102-920 (a) MINIMUMS B C D TH
Off-street parking spaces must be provided in accordance with the minimum
ratios established in Table 9-1. All uses for which minimum bicycle parking
requirements are established must provide at least 2 bike parking spaces.
M M M NA
Table 9-1. Parking Ratios
MINIMUM MOTOR VEHICLE PARKING SPACES
Household Living, 5+ units - MX-TOD AND RX-TOD: 1.2 (enclosed) per dwelling
unit
M M M NA
Household Living, 1–4 units - MX-TOD AND RX-TOD: 1 (enclosed) per dwelling
unit
NA NA NA M
102-920 (b) MAXIMUMS
Nonresidential uses in the MX-D, RX-D, MX-TOD, and RX-TOD zones may not
provide parking in excess of 125% the minimum motor vehicle parking ratios
established in Table 9-1 for "all other zones."
NA D NA NA
102-940 Parking Reductions and Credits
102-940 (b) AFFORDABLE HOUSING B C D TH
Off-street parking requirements are reduced by 50% for housing units restricted
to occupancy by households earning no more than 80% of the area median
income, as defined by the U.S. Department of Housing and Community
Development.
NA NA NA NA
102-960 Parking Area Layout and Design
102-960 (b) INGRESS AND EGRESS B C D TH
All parking areas must be designed to allow vehicles to enter and exit a street
and cross public sidewalks in a forward motion, except that this requirement does
not apply when motor vehicle access is to a local street.
M M M M
102-960 (c) PARKING STALL SIZE B C D TH
(1) Standard Spaces. Except as expressly allowed for compact spaces or as
expressly required for accessible parking spaces, parking spaces must be
designed as “standard” size spaces, in accordance with Table 9-2. Up to 2 feet of
M M M M
the front of a standard parking space, as measured from a line parallel to the
direction of the bumper of a vehicle using the space, may be landscaped area
instead of paved. Such areas counts toward interior parking lot landscaping
requirements.
(2) Compact Spaces. Up to 25% of the parking spaces in parking lots containing
more than 25 parking spaces may be designated, designed, and marked as
compact parking spaces. Compact parking spaces must be designed in
accordance with Table 9-2.
NA NA NA NA
102-960 (d) PARKING LOT GEOMETRICS B C D TH
Parking areas must be designed in accordance with Table 9-2, which shows
minimum dimensions for various parking layouts (angles). Requirements for
layouts or angles not shown in Table 9-2 may be interpolated from the layouts
shown, as approved by the zoning administrator
M M M M
102-960 (e) VERTICAL CLEARANCE B C D TH
All required parking spaces must have overhead vertical clearance of at least 7
feet.
M M M M
102-960 (f) MARKING B C D TH
In off-street parking areas for more than 6 vehicles, the location of each parking
space must be identified by surface markings at least 4 inches in width and be
maintained so as to be readily visible at all times.
TBV TBV TBV NA
102-960 (g) SURFACING B C D TH
(1) All off-street parking areas and access drives for more than 6 vehicles must
be surfaced and maintained with an asphaltic or Portland concrete pavement. All
other parking areas must provide an improved surface consisting of bituminous,
concrete or other hard-surface material approved by the City to control dust and
drainage. The improved surface must be below the entire vehicle.
M M M M
(2) Pavement areas are limited to only necessary drives, walkways and parking
spaces; all other areas must be landscaped
M M M M
102-960 (k) TANDEM AND STACKED PARKING B C D TH
(1) Tandem parking spaces that involve the placement of one parking space
behind another may be used to satisfy parking requirements for household living
uses when the parking spaces are assigned to the same dwelling unit.
NA TBV NA NA
102-960 (l) CURBS AND BARRIERS B C D TH
Curbs or similar barriers approved by the zoning administrator must be provided
to prevent motor vehicles from encroaching into required setbacks and
landscape areas, as follows:
(1) All open off-street parking areas must provide a 6-inch curb or approved
wheel barrier when abutting required setbacks, landscape areas and adjoining
property lines.
(2) Wheel barriers must be located at least 2 feet from the edge of pavement or
the area to be protected from encroachment.
M M M M
102-970 Electric Vehicle Supply Equipment
102-970 (b) CHARGING STATIONS REQUIRED B C D TH
(1) Off-street parking Areas with 14 or Fewer Parking Spaces. Electric vehicle
charging stations (EVCS) are not required in any off-street parking area
containing 14 or fewer parking spaces.
NA M M M
(2) Off-street parking Areas with 15 to 49 Parking Spaces. All new or
reconstructed off-street parking areas with at least 15 but no more than 49
spaces, or expanded off-street parking areas that result in a parking area with 15
to 49 parking spaces, must provide electric vehicle charging stations as follows:
a. Residential. Residential land uses must provide Level 1 or Level 2 electric
vehicle charging stations for at least 5% of provided parking spaces. At least one
of the electric vehicle charging stations provided must be accessible to a vehicle
parked in an accessible parking space.
NA NA NA NA
(3) Off-street parking Areas with 50 or More Parking Spaces. All new or
reconstructed off-street parking areas with 50 or more parking spaces, or
expanded offstreet parking areas that result in a parking area with 50 or more
parking spaces, must provide electric vehicle charging stations as follows:
a. Residential. Residential land uses must provide at least one Level 2 electric
vehicle charging station plus at least one Level 1 or Level 2 electric vehicle
charging station for a minimum of 10% of provided parking spaces. At least one
of the electric vehicle charging stations provided must be accessible to a vehicle
parked in an accessible parking space.
NA NA NA NA
102-970 (c) EV-READY SPACES REQUIRED B C D TH
EV-ready parking spaces are required to accommodate anticipated future growth
in market demand for electric vehicle supply equipment, as follows:
(1) In addition to the number of electric vehicle charging stations required, at
least of 10% of parking spaces in off-street parking areas with 15 or more parking
spaces must be EV-ready
(2) Required EV-ready parking spaces must be provided with electrical panel
capacity and space to support a minimum 40-ampere, 208/240-volt branch
circuit, and the installation of underground and surface-mounted raceways to
support the future installation of an electric vehicle charging station to serve the
parking space.
NA NA NA NA
102-990 Bicycle Parking
102-990 (b) SPACES REQUIRED B C D TH
Short-term and long-term bicycle parking spaces must be provided in accordance
with the minimum bicycle parking ratios of Table 9-1.
D D D NA
Table 9-1. Parking Ratios
MINIMUM BIKE PARKING
Household Living, 5+ units - MX-TOD AND RX-TOD: 1.1 per unit C C C NA
102-990 (c) LOCATION AND DESIGN NA
(1) General. All required bicycle parking spaces must: NA
a. Consist of bike racks or lockers that are anchored so that they cannot be
easily removed;
M M M NA
b. Be of solid construction, resistant to rust, corrosion, hammers, and saws; TBV TBV TBV NA
c. Allow both the bicycle frame and at least one wheel to be locked with the
bicycle in an upright position using a standard U-lock;
TBV TBV TBV NA
d. Be designed and installed so as not to cause damage to the frame, wheels, or
components;
TBV TBV TBV NA
e. Be accessible without interference from or moving adjacent bicycles and not
result in a parked bicycle obstructing a required walkway; and
M M M NA
f. Have minimum dimensions of 2 feet in width by 6 feet in length, with a
minimum overhead vertical clearance of 7 feet.
M M M NA
(2) Short-Term Bicycle Parking Spaces. Short-term bicycle parking spaces must
be at least as conveniently located as the most convenient non-disabled motor
vehicle parking provided for the subject use. If no motor vehicle parking is
provided, short-term bicycle parking spaces must be located within 50 feet of a
building entrance. Short-term bicycle parking must be located on the subject lot,
unless the City approves a proposal to allow private bicycle parking facilities to
be located in the right-of-way. Public bicycle parking spaces may be credited
toward meeting short-term bicycle parking requirements if such bicycle parking
spaces comply with the location requirements of this paragraph
NA M M NA
(3) Long-Term Bicycle Parking and Storage Spaces. Long-term bicycle parking
spaces must:
NA
a. Be located with direct access by the bicycle rider, with no more than 50% of
the required spaces requiring the use of stairs or elevators;
M D M NA
b. May not be located in dwelling units or on dwelling unit balconies; M M M NA
c. Must protect the entire bicycle, its components and accessories against theft
and inclement weather, including wind-driven rain and snow.
M M M NA
d. Must be designed to allow bicycles to be securely locked to a bicycle rack in:
1. A bike storage room that is accessible only to authorized users and has at
least 2 electrical outlets;
2. A bicycle locker with a separate access door for each bike; or
3. An attended bike storage room.
TBV D TBV NA
1
Attn: Mr. Ryan Krzos
City Planner
City of Hopkins
1010 1st Street S, Hopkins, MN 55343
Applicant: Alatus LLC
Sub-Applicants: Artessa/Lifestyle Communities, Ron Clark Construction & Design
Application: 325 Blake Road N Amendment to PUD / Re-Zoning / Planned-Community Re-Introduction
PROJECT OVERVIEW
The 325 Blake Road N project (the “Project”) is the redevelopment of 16.84 acres if infill suburban land
located at the intersection of the Cedar Creek Regional Trail, as maintained by Three Rivers District, and
Blake Road N, a recently enhanced major north-south arterial roadway in Hopkins, MN. Alatus LLC and
its assigns (“Alatus”) are proposing a three-phased development proposal consisting of 823 housing units
of different designations, 17,960 sqft of retail and commercial use pads, and public and private realm
infrastructure tied into the Minnehaha Creek Watershed District (“MCWD”) revitalization of the
Minnehaha Creek, just to the northeast of what will be the parcels ultimately owned by Alatus. The
project will serve as a tremendous complement to the Trilogy Real Estate Group project located at the
intersection of Blake Road N and Excelsior Boulevard and will also seek to enhance the existing and
pending infrastructure improvements already made by the City of Hopkins, Three Rivers District, and the
Met Council as well as the pending infrastructure improvements that MCWD has committed to making in
the regional stormwater facilities. Furthermore, the project has been designed in close compliance with
numerous planning efforts made to date including: East Hopkins Land Use & Market Study (2003), Blake
Road Corridor Small Area Plan (2009), Blake Road Corridor Study (2015) and the Blake Road LRT
Station Area Development Guidelines (2015).
STREETSCAPE AND PUBLIC REALM
The development team has approached this site as a unique opportunity to create a water-centric
development that capitalizes on the site’s adjacency to Minnehaha Creek, the Blake Road LRT station,
and the Cedar Lake Regional Trail. The proposed 325 Blake Road N development project will transform
the former cold storage site with a rich variety of green open spaces and streetscape design improvements.
Proposed open spaces and streetscapes are designed to not only provide safe and convenient connections
to the creek, regional trail, and LRT station, but to create a rich outdoor environment for future residents,
visitors, and community members.
Gateway Plaza and Cascade
Central to the open space network are a series of plazas, water features, stormwater treatment features,
and landscaped gathering areas, reaching from the project entry at Blake Road N to the Central Plaza
located next to future restaurants and the Minnehaha Creek Greenway. The primary vehicular and
pedestrian entry at Blake Road N features gateway plazas on either side of the entry road. These will
include water features, special paving, lighting, and seating areas. The central water cascade feature,
located adjacent to the entry road/parkway, provides a water channel designed to manage stormwater.
Stormwater will be pumped from the future MCWD stormwater pond to the west-end of the water
cascade feature, providing the ability to create a water feature that not only provides an amenity for the
development, but also filters and delivers cleaner stormwater back into the pond. It is designed to provide
places for people to gather and stroll along the waterway. Native plant materials, special paving and
lighting, site furnishings, and native stone elements will be incorporated to create an environment that
will reconnect people to local and regional landscape experiences.
2
Central Plaza and Greenway Commons
The plazas and restaurant deck spaces, located at the east-end of the water cascade, will provide outdoor
gathering spaces and connect people to the future stormwater pond adjacent to Minnehaha Creek. The
Central Plaza, located to the west of the future restaurants, will feature a large area for people to gather,
outdoor seating, plantings, and a pergola. It is designed to provide places for people to interact with the
restaurants and the water cascade. The pocket plaza between the future restaurants and deck spaces
outside the restaurants will provide opportunities for outdoor dining, and the ability to engage with and
view the pond and creek. The Central Plaza and Greenway Commons will feature special paving, native
plantings, native stone elements, and site lighting to create an inviting outdoor environment.
Blake Road Plaza
The plaza area located to the west of Crescendo Apartments provides ideal opportunities to connect the
proposed development to the Cedar Lake Regional Trail and the future Blake Road LRT station while
also providing an outdoor gathering area and dining spaces adjacent to the ground-level restaurant in the
building. The plaza design incorporates a significant public art opportunity at the corner of Blake Road N
and the Cedar Lake Trail, a designated plaza space for bike parking adjacent to the regional trail, special
paving, native plantings, seat walls, site lighting, and site furnishings. Building loading and utility areas
are screened from the plaza with decorative fencing.
Woonerf
The drive located between Crescendo Apartments and Duet Apartments is designed to be a pedestrian-
oriented woonerf while providing important vehicular access to Duet Apartments and fire access to both
buildings. The driving surface will incorporate decorative permeable pavers. Parallel parking spaces are
provided along the west side of the drive. While the entire woonerf is designed to be pedestrian-friendly,
sidewalks are provided along the west-side of the driving/parking surface and on the eastside of the drive
at the north end/entry to Duet Apartments. At the south-end of the woonerf, pedestrian and bike facilities
will connect people to the Cedar Lake Trail. A pergola at this terminus provides a focal element drawing
people to the trail. Materials will include permeable paving, native plantings, site lighting, pavement
markings, wayfinding, and bollards.
North/South Pedestrian Spine
The site is designed to provide a pedestrian walkway between Chorus Apartments (Building A), Artessa
(Building B), and Blake Road Townhomes (3-Story Townhomes). Artessa and the East Hopkins
Townhomes will connect to a central walkway with front stoops/walks from individual residential units.
The central walkway, running north/south, is designed to include permeable pavers and stormwater
treatment planting areas to provide this area with stormwater infiltration. Native plantings include shade
and ornamental trees, shrubs, and groundcovers. Pedestrian-scaled site lighting and wayfinding will
provide a safe and convenient pedestrian environment.
East/West Pedestrian Spine and Courtyard
An east/west pedestrian walkway is located between Chorus Apartments and Artessa and the Blake Road
Townhomes, connecting people from Blake Road N to the Minnehaha Creek Greenway. The corridor is
anchored at the west-end with a small plaza and public art to invite people off Blake Road N. At the
center of the corridor a courtyard is provided, featuring a small gathering area with a lawn area and patio
with pergola. Chorus Apartments and Artessa, as well as the Blake Road Townhomes will connect to the
central walkway with front stoops/walks from individual residential units. The walkway, running
east/west, is designed to include permeable pavers and stormwater treatment planting areas to provide
stormwater infiltration. Cutouts for site furnishings/seating are provided along the central walkway.
3
Native plantings include shade and ornamental trees, shrubs, and groundcovers. Pedestrian-scaled site
lighting and wayfinding will provide a safe and convenient pedestrian environment.
Cedar Lake Trail Connections
Three opportunities to connect with the Cedar Lake Regional Trail are provided – at the Blake Road
Plaza, the Woonerf, and promenade that connects the Central Plaza and Greenway Commons to the future
trailhead designed by MCWD. The goal is to provide safe and convenient connections to the regional
trail from the proposed development, encouraging people to walk, bicycle, and utilize public transit, and
to invite trail users to visit the amenities provided within the development at 325 Blake Road N.
Streetscapes
The primary roadway through the site is designed as a tree-lined parkway, delivering people from Blake
Road N through the site to development parcels, parking garages, open spaces, the Minnehaha Creek
Greenway, and eventually connecting to Lake Street. The parkway will include turf boulevards, street tree
plantings, pedestrian-scaled street lighting, site furnishings, and wayfinding signage. On-street parallel
parking and detached sidewalks will provide a safe environment for pedestrians. Raised benches are
designed to provide traffic calming measures and safe pedestrian crossings where pedestrian spines cross
the parkway. ADA compliant concrete sidewalks will be provided for pedestrian movement throughout
the site, providing connections to open spaces and trails for everyone.
BUILDING DESIGN
Blake Road creates an exciting, high density, mixed-use development oriented towards pedestrians,
bicyclists, and public transportation. It offers not only its’ residents, but the neighborhood and the
regional network in its entirety, a place to live, work and play. Chorus Apartments and Artessa both offer
one or two levels of mostly below grade podium parking and five stories of wood frame residential
construction above those.
Crescendo Apartments, comprises both a concrete 15-story residential structure and a 5-story wood frame
residential building wrapping around a 6-level concrete parking structure. Of note, the concrete mid-rise
will offer amenities for the whole development such as a 6,168 sqft gym, lounge, and remote work
facilities on top of a publicly accessed roof deck bar with outstanding citywide views in three directions.
Duet Apartments is to be constructed as a wood-frame building, 5-story Type III podium top above a 3-
story parking structure. The project seeks to minimize the externalities created by surface level parking
and maximize the density and pedestrian configurations for an urban experience in an otherwise suburban
location. The site plan has significant design characteristics that will make public transportation, multi-
modal sharing, and access to the Green Line Blake Road LRT Station a comfortable and intuitive
experience to encourage alternatives to single-occupancy vehicles and corresponding trips. This could
only be done with the tremendous infrastructure improvements that the City of Hopkins, Three Rivers
District, and Met Council have already invested in.
The proposed townhome neighborhood, Blake Road Townhomes, will have 32 three-story townhomes,
the site will have access to walking trails along a newly constructed creek bed, wetland complex and
nature areas being created by the Minnehaha Creek Watershed District. Each home will have a 2-car
garage accessed off the rear alley and will have guest parking on the adjacent public street as well as in
the adjacent Duet Apartments parking ramp. The project also proposes another set of amenities open to
the public with restaurant retail pads open to the creek and to a newly developed pond and water cascade
area via generous outdoor decks with direct access to the adjacent waterflows.
Architecturally, the project proposes a contemporary but timeless architecture. Designed for human scale
and with the pedestrian at top of mind, the Project offers a distinct base on all buildings including ground
4
floor access to many of its units, and a clear top level with distinct materials and color palette. While all
buildings follow this format, each one has its own character and individually unique characteristics. The
design looks for individuality without sacrificing contextuality within the overall development project.
All dwelling units will support the latest in technology while striving to provide a sustainable living
experience. Housing units, common areas, and amenities incorporate high-efficiency and Wi-Fi
controlled appliances, low-flow water fixtures, low-VOC paints, building-wide recycling practices and
solar panels for electricity generation. Acoustical performance between units will exceed Building Code
requirements for resident comfort and privacy. Select buildings within the Project will also seek LEED
Certification and commissioning.
Exterior materials used are a combination of brick, cast-stone, metal and glazing to ensure durability and
quality for a generational development asset. Conceptually, lower levels use a combination of brick and
cast stone as primary materials at the base, corners, building entries and garage entries. Metal, in various
forms, is used mostly on upper levels and above the pedestrian scale that will be encountered.
Intermediate levels are a combination of these two materials mentioned plus different cementitious panel
solutions with multiple façade aesthetic options. An enhanced and energy efficient HVAC variable
refrigerant flow (VRF) system ensures that building facades are uninterrupted, rather than the common
solution that presents louvers into the façade design for a sometimes-unsightly exterior aesthetic.
TRANSPORTATION – Parking and Traffic Generation
A comprehensive traffic study has been completed for the project as an accompanying report for the
Environmental Assessment Worksheet (“EAW”). It should be noted that the most substantial deviation
from the current EAW report and is the total amount of parking paces offered in the development. The
current Site Plan proposes 1,314 total parking spaces allocated amongst residential, retail, and commercial
uses. The EAW contemplates 1,143 with a majority of the additional parking spaces in the current Site
Plan being realized in Duet Apartments for public retail uses and development visitors. While the total
parking stall count has increased, the traffic analysis considered a larger unit count and intensity of up to
875 residential units for the entire Site Plan when Level of Service iterations were computed. For
comparison, the current Site Plan has only 823 residential units across all proposed buildings. It should
also be noted that the phasing described in the Proposed Site Trip Generation is slightly different than the
material in this application, however it does not impact the trip generation for either the 2025 Horizon
Year of the 2040 Horizon Year.
DEVELOPMENT PHASING
Commencement of construction of the various phases is dependent upon market conditions now and into
the future as well as other external factors relating to the various entities and stakeholders that will be
working through the redevelopment effort for the site located at 325 Blake Road N. Subject to those
conditions, the development team currently anticipates the following construction start dates for the
various phases:
Phase 1A: Chorus Apartments – Completed – December 2023
Phase 1B: Q2 2024 – Spine Road, Public Infrastructure, Stormwater Treatment, Artessa, Duet
Apartments, Blake Road Townhomes
Phase II: Latest Q4 2024 – Crescendo Apartments
CITY APPLICATIONS/APPROVALS
Amendment to PUD – 325 Blake Road N Development
Site Plan Approval(s) for Artessa (Building B), Crescendo Apartments (Building C), and Duet
Apartments (Building D)
Amended Preliminary & Final Plat – Outlot C (Blake Road Townhomes)
5
PROPOSED DEVIATIONS FROM RX-TOD ZONING STANDARD
Please refer to the Applicant’s Amendment to PUD / Re-Zoning Application – Exhibit A for detail
surrounding deviations from the RX-TOD zoning standards.
SUPPORT FOR PROPOSED DEVIATIONS
The applicant believes the development, as proposed with deviations from zoning code ordinances, is a
high-quality proposal for the City of Hopkins and aligns with overall Comprehensive Plan goals. To
ensure a high-quality development, the applicant is proposing the following enhancements in support of
the proposed deviations:
Site Access Improvements
A new network of publicly accessible streets and pedestrian corridors divides the site into pedestrian-
scaled, walkable quadrants and connects the surrounding context to the Blake Road LRT station,
Minnehaha Creek, and the Cedar Lake Regional Trail. The new tree-lined parkway becomes the crucial
spine from which stems primary building entries, active uses, and a series of common open spaces. The
East/West and North/South pedestrian spines further break down proposed development sites, improving
pedestrian circulation and creating a tree-lined pedestrian ways and walk-up residential units.
As described under the ‘Streetscape and Public Realm’ section, the project vision includes extensive
pedestrian improvements for the area, including sidewalk connections through the site that do not exist
today. The street trees, parallel parking zones, and raised pedestrian crossings provided along the
parkway will help to calm traffic and provide a safer environment for people, bikers, and drivers. The
pedestrian zone along the proposed parkway supports public street amenities including benches, bike
racks, street lighting and planting beds.
Building setbacks provide comfortable buffer zones between street right-of-way and the building edges.
The proposed setbacks offer a balance of enough distance to create green zones without compromising
the more urban goals of transit-oriented development. This balance of ample though not excessive
setbacks prioritizes pedestrians and human activity in and around the site.
Exceeding Stormwater Standards
The applicant is exceeding the Minnehaha Creek Watershed District and City of Hopkins’ minimum
standards for stormwater treatment. Runoff from this site will be conveyed to the proposed 325 Blake
Road N regional stormwater treatment facilities via a combination of proposed storm sewer, the Lake
Street Diversion and recirculation of pumped stormwater through the Cascade. The previous Cold Storage
facility had large impervious area of both rooftop and pavement that flowed untreated to Minnehaha
Creek. The proposed project reduces the amount of impervious surface and provides rate control,
treatment, and volume control through the use of permeable pavements, filtration, infiltration,
underground storage and cycling of pumped stormwater through the Cascade to provide biofiltration,
infiltration and storage. The pumped stormwater will flow through Cascade in a series of pools and riffles
and end in a waterfall into the upper cell of the MCWD pond, then flow over a weir to the lower cell,
where the water will be drawn up at the Pavilion, screened of floatables and pumped through a forcemain
to the west-end of the Cascade to start the cycle over. The pump will have a base flow to keep water
flowing through the Cascade continuously, then will be throttled up during stormwater events to engage
the upper portions of the Cascade storage and overflow into the underground stormwater chambers under
the skating plaza. This pumped system allows for water level control and continuous infiltration that is
not feasible with a traditional gravity system.
This is a substantial improvement from the Cold Storage site condition that was primarily impervious
surface with stormwater that ran off without any treatment or attenuation. A total existing (previous)
6
assumed impervious for the site was 10.57 acres, the proposed impervious is 9.75 acres, a reduction of
0.82 acres.
The required infiltration of the 1-inch event requires volume control of 0.8125 acre-ft. The infiltration
systems as proposed provide 0.689 acre-ft of volume at a conservative 0.45 in/hr infiltration rate. The soil
infiltration rates will be confirmed and adjusted to actual rates using Double Ring Infiltrometer testing.
The remaining 0.124 acre-ft will come from the Cascade and the pumping system, the proposed design
displaces approximately 12,000 cf of treatment volume = 0.275 acre-ft.
MCWD requires proposed runoff rates to be equal to or less than the existing condition. Total proposed
site runoff rates will be reduced significantly, by approximately 25% in all rainfall events from the
existing condition. The system also takes on offsite drainage from the Cedar Lake Trail that would
otherwise go untreated.
The majority of the new/reconstructed site area will be dedicated to roof drainage, which is assumed
cleaner than pavement runoff. This will further reduce pollutant loadings discharged from the site.
Enhanced Landscaping
The deviations in setbacks offer yards that are both deep enough for landscaping and green space and
reasonable for creating a "street wall" for the pedestrian experience. The deviations also help to
implement a comprehensive plan goal of creating a ‘positive relationship to the street’ by proposing
appropriate setbacks for the residential density guided by the 2040 Comprehensive Plan (75-150 units per
acre within ¼ mile of an LRT station platform).
High Quality Common Open Spaces
As previously mentioned under ‘Streetscape and Public Realm,’ the master plan includes a series of high
quality common open spaces for residents, visitors, and community members to gather, recreate, and
connect to nature. They also provide important opportunities to reduce urban heat island effect and
stormwater runoff, while improving water and air quality.
Multi-Modal Opportunities
With immediate access to the Minnehaha Creek Greenway, Cedar Lake Trail, and Blake Road LRT
station, proposed pedestrian and bike facilities will promote the use of multiple modes of transportation
for residents and patrons to and from the project site. The proposed project includes additional bike
facilities such as bike pump/repair stations, trail maps, seating for trail users and wayfinding signage.
Support of Comprehensive Plan Goals
The project supports and further advances a number of goals outlined in the City’s 2040 Cultivate
Hopkins Plan. See summary of these goals below within the PUD statement section.
AMENDED PLANNED UNIT DEVELOPMENT STATEMENT
Per Hopkins, Minnesota, Code of Ordinances, Part III – Land Development, Chapter 102 – Planning and
Zoning, Article XX. – Planned Unit Development, Sec. 102-680, (e), (6), the applicant is responding to
the following:
A written statement generally describing the proposed PUD and the market which it is intended
to serve and its demand showing its relationship to the city’s comprehensive plan and how the
proposed PUD is to be designed, arranged, and operated in order to permit the development and
use of neighboring property in accordance with the applicable regulations of the city.
7
Market
Project goals and public benefits envisioned for the development site at 325 Blake Road N are as follows:
Environmentally and Fiscally Sustainable – the project will not create negative environmental
externalities while also fiscally supporting itself due to dense, usable infrastructure with a
significant tax base to benefit projects outside of the MCWD development project for years to
come. The process of ensuring that the project makes the space better than it was before will
culminate with a state-of-the-art regional stormwater infrastructure installment in and around
a dense, vibrant housing development, that will add vitality to the already vulnerable
Minnehaha Creek Watershed District.
Spectrums of Housing & Affordability – Market-rate, mixed-income, and low-income rental
opportunities partnered with townhome living arrangements in for-sale product mean that a
diverse demographic and socioeconomic population can live here and enjoy the same quality
of life. The concept of the “15 Minute City” will further enhance affordability for residents,
nearby residents, and the public alike by reducing dependency via the tax that is vehicular
ownership, maintenance, etc. thanks in no small part to multi-modal connections with the
Green Line LRT and Cedar Lake Regional Trail bike and pedestrian corridor. The Alatus has
also included a large fitness, wellness, and remote work facility to be shared by all residents
of the community to facilitate the creation of a true neighborhood center.
Progressive Sub-Urban Design Concepts – High quality housing, retail, and infrastructure
improvements, along with a pedestrian and bicycle first infrastructure scope, that will be a
baseline benchmark for future development projects in the city of Hopkins and in the larger
Twin Cities region, at a minimum.
Inclusivity of Natural and Man-Made Resources for All – Too often natural resources in
urban corridors are only eligible to the privileged able to afford a “lake” or “waterfront”
private parcel. By inviting residents of Hopkins to enjoy the substantial investment from the
Minnehaha Creek Watershed District into this regional corridor, this natural resource will
remain a public attraction and amenity for all to enjoy for years to come in a multitude of
ways.
The nature of the proposed development is concentrated on creating a spectrum of opportunities for
community members of all different backgrounds. The proposed housing mix will include the creation of
a 15-story mid-rise for views unlike any seen in the west-suburban market, interspersed with low-rise
market-rate developments, a low-income housing tax credit property with 30, 50% and 60% AMI rental
and income restrictions, and for-sale townhome / condominium offerings. The Site Plan estimates the
following unit types and counts for housing options on the development site:
Chorus Apartments / Building A (COMPLETED): Applicant – Alatus LLC; 5-story, 116-
unit low-income housing tax credit development (30%, 50% and 60% AMI rental and income
restricted units) with 75 underground parking stalls
Artessa / Building B (PROPOSED): Applicant – Alauts LLC; Sub-Applicant – Artessa /
Lifestyle Communities; 5-story, 65-unit for-sale senior co-op development with 96
underground parking stalls
Crescendo Apartments / Building C (PROPOSED): Applicant – Alatus LLC; 15-story,
231-unit multi-family market-rate Type I development of which up to 15% of the units will
be designated hotel units for shorter-term stays complete with elevated hotel and hospitality
services; 5-story, 164-unit multi-family market-rate development; 8,960 sqft of retail; 602
above-ground parking stalls
8
Duet Apartments / Building D (PROPOSED): Applicant – Alatus LLC; 8-story, 215-unit
multi-family mixed-income development (43 of the units we be designated at 60% AMI) with
446 above-ground parking stalls; some stalls available for flexible commercial space parking
Blake Road Townhomes / Townhome (PROPOSED)s: Applicant – Alatus LLC; Sub-
Applicant – Ron Clark Construction & Design; 3-story, 32 townhome units with variable
pricing; 64 attached garage parking stalls
The commercial space envisioned for the property, currently at approximately 17,960 sqft, is envisioned
to be community oriented with an eye toward attracting the existing residents of Hopkins that enjoy the
density of their Downtown Hopkins and also for the bike or pedestrian commuter stopping through on the
public infrastructure tied into the backbone of the project. The impact of the Green Line Southwest LRT
will be compounded with the proposed development improvements.
The Project is expected to have a mixture of locally sourced restaurateurs, brewery, and distillery
opportunities with indoor and outdoor experiences for optimization of space in both the summer and
winter, as well as more affordable commercial space leasing options for the relocation of existing
Hopkins community retail locations that are having to make decisions about their upcoming leasehold
interests.
Alatus will deliver an incredibly important development node along Blake Road N, as envisioned in
numerous planning documents, including the East Hopkins Land Use & Market Study, Blake Road
Corridor Study and the Blake Road LRT Station Area Development Guidelines. This project will be an
important link between the LRT station and the Minnehaha Creek Greenway and continued momentum
for development in the area. Many of the development recommendations outlined in the station area
development guidelines are being realized within the proposed project. Here are just a few of the stated
goals that will be supported by the project’s site and building design:
Site Design:
Create a connected, walkable, mixed-use, sustainable neighborhood, with a pedestrian-oriented
and human-scaled streetscape, and a vibrant public realm.
Improve safety and security with strategies such as “eyes on the street”, improved lighting, and
other practices such as CPTED (Crime Prevention Through Environmental Design).
Support transit-oriented development by providing site design features that enhance multi-modal
access, provide bicycle accommodations (racks, lockers, trail maps, signage, etc.) for businesses
and residents, and improve pedestrian and bicycle connections to the future Blake Road LRT
Station and the Cedar Lake Regional Trail.
Provide high quality common open spaces that offer places for residents, visitors, and community
members to gather, recreate, and connect with nature.
Utilize landscaping and streetscape amenities to create a pedestrian-friendly environment.
Limit surface parking with new development by incorporating underground or structured parking.
Neighborhood Diversity:
Provide for a range of housing types and price points to meet the needs of people in all stages of
life, with the design flexibility to accommodate changing lifestyle needs.
Utilize universal design principles that can respond to changing demographic needs and anticipate
in innovative ways to address the dynamic and changing needs of residents.
Strengthen the vitality of the area through increased density and a mix of retail/restaurant and
residential uses.
Promote high-quality design.
Enhance a sustainable neighborhood by promoting energy efficiency and renewable energy.
9
Create opportunities to live, work, learn, play – the spectrum of elements for a healthy
community.
Engage with diverse communities to develop opportunities for public art, interpretation, and
wayfinding.
Sustainable Design:
Improve water and environmental quality.
Incorporate sustainable development practices into new construction projects.
Utilize native plantings to conserve water use and reduce maintenance needs.
Incorporate best practices for stormwater management.
Neighborhood vitality and livability:
Multi-family housing amenities that provide work-from-home opportunities and shared spaces for
larger gatherings.
Medium to high-density residential that preserve green space and enhance street-level amenities.
Ground level uses that enhance the public realm.
Enhanced connections to Minnehaha Creek.
High quality open spaces that provide places for outdoor gathering, recreation, and healthy living.
Increased opportunities for residents of all ages to live and work in the area.
The potential for commercial uses that enhance rather than compete with downtown Hopkins
Mainstreet vitality.
Potential to support small cultural businesses that serve the community.
Convenience services (e.g. pet maintenance areas, bike repair, etc.).
Welcome developers and businesses that operate with equity principles of hiring and wages.
Comprehensive Plan
The 2040 Comprehensive Plan Update – Cultivate Hopkins – guides this property as Activity Center.
Activity Centers surround and support the planned Blake Road and Shady Oak light rail stations along the
Southwest LRT Green Line Extension. These areas will include moderate density to high-density mixed-
use development designed to complement and enhance the existing development pattern in these areas
and support the public investment in transit. The Activity Center areas are expected to experience
significant reinvestment and redevelopment to absorb a substantial portion of the city’s anticipated future
growth.
Development in the Activity Center areas is expected to be medium to larger scale neighborhood and
regional uses with an approximate mix of 75% residential and 25% commercial. Densities in these areas
will typically range from 20-60 units per acre, with 75-150 units per acre within ¼ mile of an LRT station
platform.
The proposed project illustrates a residential density that is consistent with the Activity Center guidance,
but it falls short of the 2040 guidance for commercial space percentage. Crescendo Apartments will
provide 6,660 sqft of retail/restaurant space fronting Blake Road N, 6,168 sqft of health club space shared
by the residents, 2,800 sqft of co-working space shared by the residents, and 2,300 sqft of roof top bar
with public access. The free-standing restaurants located near the MCWD stormwater pond will provide
9,000 sq ft of retail/restaurant space open to the public. The applicant believes strongly that multi-family
residential is highest and best use for this location. The constraints of the site are prohibitive to adding
traditional retail space to the development.
10
The Applicant is responding to the 2040 Comprehensive Plan with an overall development project that
supports the following stated goals:
Encourage transit-oriented development (development that emphasizes pedestrian and bicycle
connectivity and a broader mix of uses at densities that support transit) in areas with high quality
transit service, especially within a quarter mile of light rail stations or high-frequency bus routes.
Plan for appropriate amenities, high-quality design, pedestrian and bicycle facilities, and open
space in high growth areas, particularly in the Neighborhood Center, Activity Center, and
Downtown Center future land use categories or other areas in close proximity to transit.
Improve pedestrian and bicycle access throughout the community, particularly in the Centers
future land use categories as defined and designated in the comprehensive plan or other areas in
close proximity to transit.
Engage the community to explore how to increase the mix of housing types near transit corridors,
parks, and the Centers future land use categories as defined and designated in the comprehensive
plan.
Encourage all new projects to have a positive relationship to the street by orienting main
entrances to the front of the property, connecting the front door to the sidewalk, and reducing
parking between the building and the street as much as possible.
Promote the development of high-density transit oriented mixed-use development around planned
Green Line Extension light rail stations.
Establish strong identities for emerging Centers and Districts as defined and designated in the
comprehensive plan. Their identities should evolve from unique features of the area.
Design streets, parks, and open spaces to encourage pedestrian activity, public gathering, and art
in its various forms.
Encourage creative placemaking throughout the city, particularly in the Neighborhood Center,
Activity Center, and Downtown Center future land use categories as defined and designated in
the comprehensive plan.
Support community events hosted in public parks and facilities to help foster a sense of
community and celebrate Hopkins’ distinct character and diversity.
Use urban design elements, building massing, land use strategies, and public realm improvements
to provide appropriate transitions between developments – particularly those of different scale
and intensity.
Encourage pedestrian and bicycle continuity and connection between established and developing
areas of the city.
Carefully manage vehicular access and parking to minimize its impact on individual
developments, the public realm, and the overall fabric of the community.
Encourage all development projects to be durable and environmentally responsible.
Encourage all developments to incorporate common spaces (interior or exterior) that help
enhance the public realm and sense of community.
Assist adults and kids in maintaining healthy, active lifestyles by providing a range of
recreational facilities and programming that are accessible and convenient.
Support development in areas that are or will be served by transit, bicycle, and pedestrian
infrastructure to reduce dependency on automobiles for travel.
Support greener development patterns through stormwater management and landscaping of sites.
Encourage the use of drought-tolerant plantings, promote irrigation systems that utilize reclaimed
water, and incentivize systems that collect rainwater for reuse.
Implement and encourage the use of stormwater Best Management Practices to reduce the speed
and impact of stormwater runoff.
Incorporate permeable paving, bioretention cells, buffer strips, swales, and other strategies that
address stormwater runoff, where applicable.
11
Support a reduction in vehicle emissions by improving travel efficiency and promoting non-auto
modes of transportation, including walking, biking, and public transportation alternatives.
Designed, Arranged, Operated
This project will not impede improvement of surrounding properties, and the amended PUD is designed
and arranged to permit the orderly development and use of neighboring property in accordance with the
applicable regulations of the City. The organization of the parcels within this development is specifically
intended to create a walkable, bikeable, transit-oriented urban community in a suburban location. The
height and associated density of the project will provide housing to help meet City goals for increasing
housing options in Hopkins along transit corridors. The Project has intentionally focused density on the
southwest portion of 325 Blake Road N closest to the Southwest Green Line LRT station at Blake Road
N. The proposed housing density as one travels to the northeast tapers to better align with surrounding
densities in existing neighborhoods and to minimize the visual impacts on the Minnehaha Creek
Greenway. The proposed residential and retail uses are compatible with and will enhance the existing
character of the Blake Road Station area. High-density, mixed-use redevelopment of this site is consistent
with City goals and, by being responsive to the land use policies for this area, the project will promote the
orderly development of the Blake Road Corridor.
The contemporary, high-quality building design will be an attractive addition to the built environment
along Blake Road N and the Cedar Lake Regional Trail and the mix of uses will improve and activate the
pedestrian realm along Blake Road N but also provide an improved experience for pedestrians wishing to
access the Minnehaha Creek Greenway. The proposed development will not be detrimental to or
endanger the public health, safety, comfort or general welfare, and approving the PUD will allow a
transit-oriented, mixed-use development that is consistent with the goals of City’s comprehensive plan.
Redevelopment of this once industrial site will have a positive effect on the health, safety and vitality of
the area. The new construction will comply with all building, health, and site development codes.
-1325 Blake Road N Development
Zoning Code Analysis & Proposed Amended PUD Provisions
UNDERLYING
ZONING UNDERLYING ZONING ANALYSIS
PROPOSED
PUD TO MEET THE
SPIRIT OF THE
BLDG A BLDG B BLDG C BLDG D TWNHMS RETAIL/ENTERT.
Project Names
Chorus
Apts
Artessa
Coop
Crescendo Apts Duet Apts Ron Clark
–no name
yet
Food Hall?
REGULATIONS RX-TOD
Allowed Principal
Use Classifica�ons
Household
Living, 1+ units
to 5+ units
Group Living,
Small
Lodging
Office
Retail &
Entertainment
(<25% of
footprint)
Parks & Open
Space
Liquor Sales,
Off-Sale
(limited)
Tobacco Sales
Establishment
(limited)
Manufacturing,
Ar�san
(limited)
College
Community
Assembly
Cultural Facility
Household
Living, 5+
units
Household
Living, 5+
units
Household
Living, 5+ units
Household
Living, 5+
units
Household
Living, 5+
units
Not Permit ed
by RX-TOD
All Underlying Uses
Plus:
Retail &
Entertainment
Up to 25,000
sf main floor
footprint
Brewpub (not
limited)
Allowed Building
Type s
General Building;
Row Building
General
Building
General
Building
General
Building
General
Building
Row
Building
General
Building
As allowed by RX-TOD
Front Streetwall
(% with build-to
line, excluding side
setbacks)
GB: 80% min.
RB: 80% min
Complies Complies Not complied
(0%)
Not
complied
(0%)
Complies Alterna�ve design
review
Front Street
Setback
7.5 � min.; 15 �
max
10 �. min;
25 �. max
(35 � max
for
courtyard
facades)
Not complied
(37’-119’)
Not
complied
(67’-175’)
Variance
to 5 �
min
GB: 10 � min.; 175 �
max
RB: 6 � min; 15 �.
max
Non-Front Street
Setback
5 �. min.; 15 �
max
18’ Not complied
(22’-63’)
Complies
(12’)
5 �. min,
except for
4 units not
near rear
line
5 �. min.
Side Setback GB: 5 � min.
RB: 12 � min.; 12 �
between buildings
11’ Complies
(26’)
Complies
(14’)
Complies As allowed by RX-TOD
Rear Setback GB: 0 at min.; 20 �.
alley or rail r.o.w.;
20 �. min.
RB: 20 �.
9’ Complies
(16’)
Not
complied
(14’-24’)
0 � min to
Alley
Outlot
GB: 0 at min.; 10 �.
alley or rail r.o.w.;
RB: 10’
Impervious Site
Coverage
GB: 80% max.
RB: 70% max
90% Complies
(82%)
Complies
(80%)
Complies
(81%)
90% max
Addi�onal Semi-
pervious Coverage
+15% +10% +10% +10% +10% As allowed by RX-TOD
Parking & Driveway
Access
GB: Off alley or
non-front street; if
no alley or non-
front street exists
or is planned, off
front street is
allowed Max. 22 �.
Not
Compliant
Complies Complies Complies
– off Alley
– but our
alley has 2
access
points
Up to 2 access points
off alley or non-front
street.
width at sidewalk
without median
Max. 1 access per
development per
street
RB: Off alley or
non-front street; if
no alley or non-
front street exists
or is planned, off
front street is
allowed; Max. 12 �.
width at sidewalk
without median;
Max. 1 access per
development per
street
At ached (Podium)
Parking Loca�on
GB: 20 �. min.
behind front facade
in rear of building
RB: Rear of
building, min. 15 �.
behind front facade
0’ Complies Complies N/A 0 � min. with façade
screening consistent
in composi�on with
other non-screening
facades
Garage Door
Loca�on
GB: Rear, interior
side, and side
facades
RB: Rear; not visible
from a front street
and screened from
non-front streets
Complies
– interior
side(s)
Complies
-side facade
Complies
-side facade
Complies -
rear
façade –
will install
some
landscape
screening
where
back bldg.
garage
door is
visible at
North
access
As allowed by RX-TOD
Surface Parking
Loca�on
Rear Yard Complies Not complied Not
complied
(on side
yard)
No surface
parking
except on
public
Street
Rear & Side Yard
Street Setback No closer to lot line
than principal
building
Complies Complies Complies Complies As allowed by RX-TOD
Non-Street Setback 3 �. min. Complies Complies Complies Complies As allowed by RX-TOD
Building Height GB: 2 stories min;
10 stories max
RB: 2 stories min., 3
stories max.
CB: 1 stories min.;
24 �. min
Complies -
5 stories
Not Complied -
15 stories
Complies –
8 stories
Complies
– 3 stories
GB: 2 stories min; 15
stories max
Ground Story
Height
9 �. min.; 14 �.
max
9 – 14 �
ceilings
21’-4”
ceilings
9’
ceilings
9’
ceiling
GB: 9 �. min.; 22 �.
max
RB: 9 �. min.; 14 �.
max
Upper Story Height 9 �. min.; 14 �.
max
9 �.
ceilings
9 �.
ceilings
9 �.
ceilings
9 �
ceilings
As allowed by RX-TOD
Roof Types GB: Flat, Parapet,
Pitched
Parapet
Flat/
Parapet
Parapet Flat As allowed by RX-TOD
Tower Feature GB: Allowed
RB: 1 per unit; max
width 12 �.
N/A Complies N/A N/A As allowed by RX-TOD
Transparency: Front
Façade – Ground
Story
20% min
Complies -
42.2%
Complies
(80%)
Complies
(21%)
Complies
(30%)
As allowed by RX-TOD
Blank Façade
Segments
GB: No bays or 15
�. wide sec�ons of
any story may be
without
transparency.
Complies Complies Not
complied
Complies Alterna�ve design
review.
No bays or 50’ wide
sec�ons of any story
may be without
RB: No bays or 10
�. wide sec�ons of
any story may be
without
transparency.
transparency or
material changes.
Transparency: Front
Façade – Upper
Story
20% min Complies
(29%)
Complies
(53%)
Complies
(33%)
Complies
(30%)
As allowed by RX-TOD
Transparency: Non-
Front Facades
GB: 18% min Complies Complies Complies Does not
Comply
(~10%)
10%
Building Entrance
Loca�on
GB: One per every
120 �. on front
façade
RB: One per unit on
front facade except
1 per every 3 units
may be located off
a courtyard.
Complies Complies Not
complied
Complies
– one per
unit
One per every 240’
Entrance Transi�on
Type
GB: Stoop
RB: Porch or Stoop
Complies Not complied Complies Complies
– porch or
stoop
Porch or awning
Ground Story
Eleva�on
Between 18 in. and
30 in. above grade
or between 30 in.
and 4 �. with a
visible basement,
except in floodplain
loca�ons.
GB: 3 – 5
� without
visible
basement
Not complied Not
complied
2 � to 5 � GB: 6” – 5 � without
visible basement
Horizontal Divisions
with Shadow Lines
GB: One within 3 �.
of the top of any
story between the
basement and 3rd
RB: One between
any basement,
ground story, and
One
within 3 �
of the top
main floor,
only on
one Front
Streetwall
eleva�on
Complies Complies Complies One within 3 � of the
top of main floor only
on one Front
Streetwall eleva�on
the top of the
ground story
Ver�cal Divisions
with Shadow Lines
One per every 120
�. of street facade
Complies Complies Complies Complies As allowed by RX-TOD
Front Streetwall
Excep�ons:
Courtyards
One courtyard may
count towards
Front Streetwall
when abu�ng the
setback zone.
Courtyard facades
must be treated as
front frontage per
facade regula�ons
for the building
type and any design
regula�ons in
Ar�cle 7.
Covered
garage
access
doesn’t
meet
defini�on
of
courtyard
facade
N/A N/A N/A Structures covering
vehicular circula�on
that separate a
courtyard from the
front streetwall are
considered to be the
“courtyard façade”
provided they are of
consistent style and
material present on
other areas of the
building
Vehicular Parking 1.2 (enclosed) per
dwelling units.
For non-residen�al
use, it may not
provide parking in
excess of 125% the
min. motor vehicle
parking ra�o.
Complies Complies Complies Complies
– 2/unit
enclosed
- rest on
Street or
in shared
ramp
GB: Min. 1.2
(enclosed) per
dwelling unit.
May not provide
parking in excess of
1.7 (enclosed) per
dwelling unit.
RB: min. 1 (enclosed)
per dwelling unit. May
not provide parking in
excess of 2.0
(enclosed) per
dwelling unit.
Bicycle Parking
(Long term)
1.1 per unit. Min.
90% Long-term.
Be located with
direct access by the
bicycle rider, with
no more than 50%
of the required
spaces requiring
Not
Complied
Not complied Not
complied
Garage
will have
space for
1-2 long-
term bikes
to be
stored
0.5 -1 per unit,
Min. 75% Long-term.
Be located at the
same spot of assigned
vehicular parking
the use of stairs or
elevators
Bicycle Parking
(short term)
Short-term bicycle
parking spaces
must be located
within 50’ of a
building entrance.
Complies Complies Complies Complies -
space at
their front
entrance
walk
As allowed by RX-TOD
Building Design
A shadow line must
be located within 2’
of the top of the
uppermost story
Not
Complied
complied complied Not
complied
Alterna�ve design
review
Flat roof-eaves
must have a depth
of at least 14”, and
min. 6” thick.
Complies
(parapet)
Complies NA Complies
(parapet)
Alterna�ve design
review
Façade Materials-
1. Allowed major
façade materials
must be applied to
a min. of 65% of all
street or other front
facades. Other front
facades include
those facing civic
space.
2. A single major
façade material
must be used for
each building
façade segment, 60’
or larger.
3. A max. of 35% of
each street or other
front façade surface
may be composed
Not
Complied
Not complied Not
complied
Complies Allowed major façade
materials must be
applied to a min. of
65% of front street or
other front facades.
“Front facades” to
include those facing a
public/common
space.
Major materials
include thin brick,
Metal panel and
Specialty Wood-tone
Siding.
of minor façade
materials. Other
front facades
include those facing
civic space.
4. Interior side and
rear (none-street)
facades along any
rail line and along
any trail must be
faced in a major
façade material, a
minor façade
material, or
materials allowed in
table 7-3
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'
-
5
"
110'-7"26'-3"62'-8"6
S
h
o
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rmBi
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8
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a
r
kTRASHPICK UP BUILDING DPROPERTYLINEEASEMENTLINEBUILDING D 5 story above3-level podium215 units694 s.f.BUILDING C15 story797 s.f.BUILDING B5 story above1-level podium1-level basement65 units1,415 s.f.2,015 s.f.BUILDING A5 story above1-level podium116 units 900 s.f.GARAGE PARKING - 3 levels- 441 spacesGARAGE PARKING - 1 level-75 spacesTownhome garages- 64 spacesGARAGE PARKING - 2 levels- 96 spacestownhomes3 story231 units164 units843 s.f.5 storyLONG TERM BIKE PARKING- 58 spacesSHORT TERM BIKE PARKING- 6 spacesSurface parking- 2 spacesLONG TERM BIKE PARKING- 37 spacesSHORT TERM BIKE PARKING- 4 spacesSHORT TERM BIKE PARKING- 20 spacesLONG TERM BIKE PARKING- 109 spacesSHORT TERM BIKE PARKING- 12 spacesBuilding116 units32 units5 story over 1 level podium3 storyUnitsStoriesTownhomesBuilding ABuilding C-TowerBuilding C-WrapBuilding DBuilding B65 units215 units5 story with basement15 story over 6 levels podium +basementTOTALS231 units164 units823 units5 story over 1 level podium + basement5 story over 3-level podiumGARAGEENTRYGARAGEENTRYACCESSACCESS910'908'GARAGE PARKING - 7 levels-602 spacesSurface parking- 6 spacesLONG TERM BIKE PARKING- 198 spaces395 unitsTotal Courtyard 5-story 15-story 6-storypodium BUILDING C Pool 5-story above1-level podium CourtyardGARAGEENTRYDEL
I
V
ER
Y
1
0
'
x
2
5
'
D
E
L
IVER
Y
1
0
'
x
2
5
'917' 5-story above1-level podium Clubhouse 1-levelpodium20'-2"15'-10"GARAGEENTRY BUILDING A BUILDING B BUILDING E1-level podium1-level podium+basement5-story above3-level podiumRESTAURANT14'-5"
1
3
'
Xref X-BLDG-D-P
L
A
N
.
d
w
g 22'-0"37'-5"119'-4"1
3
'
-
7
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-
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a
s
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gRAMP DOWNLOADING PoolLONG TERM BIKE PARKING- 32 spacesPavilion1600 sf68'-8"174'-5"4
6
'
-
1
0
"26'-8"SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESNARQUITECTURAL SITEPLANARQUITECTURAL SITEPLANA201SCALE: 1" = 60' - 0" 0'60' 120' 240'(30"x42" SHEET)
2486low
24710high
2467high
24523high
24416medium
24343medium
24221medium
23615high
23512high23415medium
2339medium2327high
2315high
23030medium
2297low
22833
2276medium
2265high
2256low
2247medium
22331high
2215medium
2205low
2196medium2185high
2174medium2164high
2159high
2144medium
2138high2124high
2115high
2104high
2094high
2088high
2074high
20624medium
2054medium
2046high
2034high
20232medium
20115medium
2005medium
19916medium
19813high
1977medium
1964high
19515high1947high1936medium
1927medium
19120high
19011medium18917medium1884low1877medium
1864high1855medium
1846high 18314high
1824high1818low
1805high
17916medium
1784high
1777high
17621medium
1754high
1744high
17320medium
17211medium
1714high
1706high
1696low
1685high
16715medium
1669high
1654high
1645medium
16320low
1624high1619medium
1606high
15913medium
15821high
1576low 1564medium
15525medium1546high
1539medium
1524high
1515medium 1506high
14927high
14833high
14722high
1465high
1454medium
14418medium1435medium
14210low
1417high
1407medium
13918low
1387medium
1376medium1364medium
13513medium
13416medium
13312medium
1328medium
13116high
13010medium
1295medium
1288medium
12711high
1265high
12510high
12411medium
1238medium1227medium1214medium
1208medium
1199medium
11817medium
1175low
11614medium
11513medium
11416medium
11313medium
1125medium
11117low1109medium
10914medium
10810medium
10716low
1069low
1058medium
10416high
10325medium
10215low
10112medium
10018medium
996low
9828medium 9741medium
9617medium
9515high
9413medium 9311high
9213low
9112medium
9012medium
8914low
8811low
8718high
864medium
8514medium
8410high
835high
825high
814low
808medium7910medium
784medium
776high
7613medium759high
748low
7311medium
7211medium
719medium
7019high 698medium
687medium
675high665medium
6517medium
6414medium
636high
626medium 6115high
604medium
5919low
589low
5714medium
565medium
554low
5413high
536medium
527low
518high
507medium
495high
4810high 479medium
4610high 458high
448medium
435medium
429medium4138high
4025medium398medium
3817medium
3713high 3613medium
3512high
348medium
3322medium
3222medium
314high
304medium
2919high
2825medium
276medium 265medium
255medium
246medium
235medium
225medium
216low
204low
1920medium
1822medium
179low
1611medium
159medium
1413medium
138medium
1216medium 1111high109low 913low 818medium
76low
66medium
510medium
47high
36high
210high
14high
APPROXIMATE
WESTERN LIMITS OF
MCWD REGIONAL
STORMWATER
PROJECT
APPROXIMATE WESTERN
LIMITS OF MCWD REGIONAL
STORMWATER PROJECT
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C1-1 Existing Conditions-Full SitePlotted: 12 /21 / 2023 1:21 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
EXISTING
CONDITIONS
C1-1TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
REMOVE EXISTING
BITUMINOUS
PAVEMENT-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE WATER
SERVICE TO VALVE
REMOVE BRICK PAVERS
TRAFFIC SIGNAL AND
PUSHBUTTON CROSSWALKS
TO BE SALVAGED
AND REINSTALLED
REMOVE 36" RCP
AND APRON
REMOVE EXISTING
TREES-TYP
REMOVE HYDRANT
& VALVE AND
SALVAGE
REMOVE FENC
REMOVE FENCE
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE OVERHEAD POWER
TREES TO BE REMOVED
AS PART OF MWCD
STORMWATER PROJECT,
VERIFY LIMITED TREES
TO BE SAVED
APPROXIMATE
WESTERN LIMITS OF
MCWD REGIONAL
STORMWATER
PROJECT
APPROXIMATE WESTERN
LIMITS OF MCWD REGIONAL
STORMWATER PROJECT
0.6%4.6%
4.6%
6.92
7.81
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C1-2 Demo Plan-Full SitePlotted: 12 /21 / 2023 1:22 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
DEMOLITION
PLAN
C1-2TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
REMOVE EXISTING CURB & GUTTER,
RETAINING WALLS, FENCE, ETC.
REMOVE EXISTING MANHOLES, POWER
POLES, LIGHT POLES, BOLLARDS, PARKING
METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING,
SIDEWALKS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING UTILITIES
REMOVE EXISTING BITUMINOUS PAVING
DEMOLITION LEGEND:
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
LIMITS OF TREE REMOVAL
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
APPROXIMATE
WESTERN LIMITS OF
MCWD REGIONAL
STORMWATER
PROJECT
APPROXIMATE WESTERN
LIMITS OF MCWD REGIONAL
STORMWATER PROJECT
5
TRAV MAG
912.55
6
TRAV MAG
914.15
HIGHRISE SECTION
DASHED LINE
8.0'
9.0'
9.0'
8.0'
19.0'
24.0'
BUILDING B
BUILDING A
COMPLETED
COURTYARD
BUILDING C
BUILDING D
CURRENTLY UNDER
DESIGN. LOCATION AND
OUTER EXTENTS SUBJECT
TO CHANGE.
CURRENTLY UNDER
DESIGN. LOCATION AND
OUTER EXTENTS SUBJECT
TO CHANGE.
PROPOSED RESTAURANT
CURRENTLY UNDER
DESIGN. LOCATION AND
OUTER EXTENTS TBD.
CURRENT LINEWORK
SHOWN FROM PREVIOUS
DESIGN
BOATHOUSE AND PUMPHOUSE:
PREVIOUS LOCATION SHOWN.
FUTURE LOCATION AND SIZES
TBD AFTER RESTAURANT LOCATION
FINALIZED.
TRAIL CONNECTION TO BE
FINALIZED BY LANDSCAPE ACHITECT
TOWNHOMES
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
0+00 1+002+00
3+00
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
010+99.69
E
0+00
1+00
2+00
3+00
4+00
5+00
6+00
7+00
8+00
9+00
10+0
0
11+0
0
G
T
CON
CAB
NO PA
R
K
I
N
G
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)10% RAMP
U
P
916'AD
A
AD
A
TRANSF
O
R
M
E
R
S ADAADALOBBY
TORESTAU
R
A
N
T
MAINTE
N
A
N
C
E 914'12% RAMP
U
P
916'909'ELEC.915'909'909'loading34' x 17'DOG SP
A
GENERAT
O
R
SHORT
T
E
R
M
BI
K
E
P
A
R
KI
N
G,
12 SPAC
E
S
LEASING
OFFI
C
E
BIKE PA
R
KI
N
G
PUBLIC ART
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C2-1 Site Plan-Full SitePlotted: 12 /21 / 2023 1:53 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
SITE PLAN
OVERALL
C2-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
AREAS:
LOT 1, BLOCK 1 = 5,144 +/- SQUARE FEET OR 0.12 +/- ACRES
LOT 2, BLOCK 1 = 40,920 +/- SQUARE FEET OR 0.94 +/- ACRES
LOT 3, BLOCK 1 = 111,532 +/- SQUARE FEET OR 2.56 +/- ACRES
LOT 4, BLOCK 1 = 150,397 +/- SQUARE FEET OR 3.45 +/- ACRES
LOT 1, BLOCK 2 = 63,359 +/- SQUARE FEET OR 1.45 +/- ACRES
LOT 2, BLOCK 2 = 58,306 +/- SQUARE FEET OR 1.34 +/- ACRES
OUTLOT A = 112,896 +/- SQUARE FEET OR 2.59 +/- ACRES
OUTLOT B = 66,695 +/- SQUARE FEET OR 1.53 +/- ACRES
OUTLOT C = 69,070 +/- SQUARE FEET OR 1.59 +/- ACRES
RIGHT OF WAY DEDICATION AREA = 56,736 +/- SQUARE FEET OR 1.30 +/- ACRES
CREEK AREA = 23,305 +/- SQUARE FEET OR 0.53 +/- ACRES
NET PROPERTY AREA = 655,014 +/- SQUARE FEET OR 15.04 +/- ACRES
TOTAL PROPERTY AREA = 735,055 +/- SQUARE FEET OR 16.87 +/- ACRES.
NOTE:
1) SEE ARCHITECTURAL SITE PLANS FOR ZONING AND PARKING INFORMATION.
SITE DATA
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
SITE NOTES
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
6. BITUMINOUS PARKING STALLS AND DRIVE ISLES TO BE HEAVY DUTY BITUMINOUS
7. SEE ELECTRICAL PLAN FOR SITE LIGHTING
8. SEE ARCHITECTURE FOR SITE USE TABULATION.
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G9089
1
6
915
913 895897898904893
895
896
899
902
9099109
0
9
911905910
903904906907908909
16.00 915911912913
914915915912913914
913910909
910909911
912
9059069079089099
0
6906
9
0
6
906
907
908
909
90
7
910 909911912913914
911
913915 910908909911890892893896898901904915
915
912
913
914
916913915911911912912913914 906
906
90
6
90
7
903
904
9009069079
0
1
9
0
2
914 9069069069
0
0
902911911
915
914
1.6%
916
16.00
16.67
16.33 9079
0
7
15.30
15.30
5.39
5.15
14.56
E
7.16
G
T
CON
CAB
NO PA
R
K
I
N
G
15.00
15.00
14.80
14.80
15.00
14.80
15.50
15.27
15.48
15.87
15.72
15.39
15.39
15.38
15.35
15.34
15.32
15.59 3.0%2.6%0.0%
0.9%
1.2%
0.5%
0.5%
0.9%
1.8%
1.4%1.0%1.4%0.2%1.8%
0.3%0.7%2.7%2.7%1.9%3.3%12.00
12.00
12.88
13.44
11.95
12.49
12.49
11.95
13.65 14.59
14.59
13.98
14.39
12.00
12.00
14.37
14.38
14.66
14.66
13.11
12.63
11.78
11.46
10.45
10.80
09.80
08.79
09.13
08.61
08.26
08.61
09.23
09.27
07.9007.64
07.29
05.86
06.07
06.33
07.09
15.81
15.77
15.00
14.83 15.14
12.05
908.5
909.0
908.5
908.5
909.2
909.0
909.7
909.9
910.4
909.9
910.6
911.1 911.1
910.4 911.3
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.9
913.7
914.4
914.4
914.4
915.1
915.1
909.0
9
10
915 91590
6
90
690
6
907
908
9
0
9
911912912913913 914914
910
907
907
908
909
911
912
91391
3
914
914915913913
914
916
917
910
909
911
912915913
914 9169
1
0
91
1
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)10% RAMP
U
P
916'AD
A
AD
A
TRANSF
O
R
M
E
R
S ADAADALOBBY
TORESTAU
R
A
N
T
MAINTE
N
A
N
C
E 914'12% RAMP
U
P
916'909'ELEC.915'909'909'loading34' x 17'DOG SP
A
GENERA
T
O
R
SHORT
T
E
R
M
BI
K
E
P
A
R
KI
N
G,
12 SPAC
E
S
LEASING
OFFI
C
E
BIKE PA
R
KI
N
G
FFE=921.0
GFE=901.0
FFE=916.0
P1=905.0
FFE=914.5
GFE=903.5
NORTH POND
NWL=896.0
HWL=901.0
SOUTH POND
NWL=897.0
HWL=901.0
POND OVERLOOK
(TOP OF FILTRATION VAULT)
AT ELEVATION 910.5
APPROXIMATE
WESTERN LIMITS OF
MCWD REGIONAL
STORMWATER
PROJECT
APPROXIMATE WESTERN
LIMITS OF MCWD REGIONAL
STORMWATER PROJECT
BUILDING C
ORIGINAL DESIGN
CURRENTLY UNDER
NEW DESIGN
BUILDING D
ORIGINAL DESIGN
CURRENTLY UNDER
NEW DESIGN
RESTAURANT
ORIGINAL DESIGN
CURRENTLY UNDER
NEW DESIGN
BUILDING A
(COMPLETED BUILDING)
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C3-1 Grading Plan-Full SitePlotted: 12 /21 / 2023 1:56 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
GRADING, DRAINAGE & EROSION CONTROL NOTES
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF
BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH
BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT
REFLECT SUMPED ELEVATIONS.
3. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED.
4. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS
SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
5. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE
MUST BE ESTABLISHED.
6. DUST MUST BE ADEQUATELY CONTROLLED.
7. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
8. SEE UTILITY PLANS FOR WATER, STORM AND SANITARY SEWER INFORMATION.
9. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
10. SEE LANDSCAPE PLAN FOR FINAL SITE STABILIZATION.
11. PLANS ARE SHOWN PRIOR TO CONSTRUCTION AND COMPLETION OF BUILDING A - CHORUS
APARTMENTS
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
1.0%9089
1
6
915
913 895897898904893
895
896
899
902
9099109
0
9
911905910
903904906907908909915911912913914
915915912913914
913910909
910909911
912
9059069079089099
0
6906
9
0
6
906
907
908
909
90
7
910 909911912913914
911
913915 910908909911890892893896898901904915
915
912
913
914
916913915911911912912913914 906
906
90
6
90
7
903
904
9009069079
0
1
9
0
2
914 9069069069
0
0
902911911
915
914
1.6%
916
0+00 1+002+00
3+00
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
010+99.699079
0
7
4.1%3.8%1.8%0.9%0.9%
4.0%2.7%1.5%
1.0%1.0%0.6%
1.9%
1.4%
1.1%
1.1%1.0%1.0%1.0%1.0%1.0%1.0%
1.0%0.6%1.0%
15.00
15.00
14.80
14.80
15.00
14.80
15.50
15.27
15.48
15.87
15.72
15.39
15.39
15.38
15.35
15.34
15.32
15.59 3.0%2.6%0.0%
0.9%
1.2%
0.5%
0.5%
0.9%
1.8%
1.4%1.0%1.4%0.2%1.8%
0.3%0.7%2.7%2.7%1.9%3.3%12.00
12.00
12.88
13.44
11.95
12.49
12.49
11.95
13.65 14.59
14.59
13.98
14.39
12.00
12.00
14.37
14.38
14.66
14.66
13.11
12.63
11.78
11.46
10.45
10.80
09.80
08.79
09.13
08.61
08.26
08.61
09.23
09.27
07.9007.64
07.29
05.86
06.07
06.33
07.09
15.81
15.77
15.00
14.83 15.14
12.05
9
10
915 91590
6
90
690
6
907
908
9
0
9
911912912913913 914914
910
907
907
908
909
911
912
91391
3
914
914915913913
914
916
917
910
909
911
912915913
914 9161.0%1.0%
2.1%
1.4%4.8%
4
.
8%2.7%
2.0%
3.5%1.0%
1.5%1.0%
1.1%
4.2%2.8%4.6%4.8%
1.3%3.0%
2.0%
1
.
4%1.5%1
.
4%
2
.2%
2.6%5.0%
5
.
1%2.5%
1.6
%2.2%
1.5
%
1.7%
3.4%
1
.
8%2.3%3.5
%
3.2%
3.5%
9
1
0
91
1
3.3%2.0%0.5%
0.5%1.9%2.0%0.5%0.5%0.0%
0.1%
0.1%0.3%2.7%1.0%
2.3%2.0%2.2%1.0%1.0%0.5%
1.0%1.0%1.0%1.0%1.1%1.3%1.0%
1.0%
1.0%1.0%
1.7%
12.44
12.47
13.27
13.87
16.45
13.95 13.55
15.47
15.70
8.72
8.75 8.67
6.86
7.507.43
9.90
14.78
14.04
9.93
16.40
15.57
15.50
15.81 15.8515.62
16.22
15.81
15.51
14.54
14.89
14.85
14.15
14.11
15.54
15.59
15.8515.48
8.88
8.42
8.82
9.74
10.01
11.32
8.74
15.85
11.24
8.70
8.93
8.34
8.80
8.66
8.64
13.98
14.49
14.80
14.1614.06
13.64
14.4814.50
14.4814.60
14.41
14.57
15.00
14.82
15.00
14.47
14.42
14.36
14.55
14.93
14.91
14.67
14.23
12.94
12.62
11.95
12.49
12.49
11.95
14.91
14.76
14.55
14.77
14.76
14.81 15.00
15.00
15.06
14.70
16.50
16.50
16.50
13.73
14.41
13.84
12.91
12.65
12.6512.52
12.77
11.90
12.44
12.05
12.51
9.56
9.31
6.36
8.02
8.20
8.80
9.70
11.10
12.30
12.10
13.60
13.60
13.60
13.60
13.60
11.89
12.00
12.65
12.62
13.16
13.11
8.20
15.00
14.80
15.00
15.00
14.06 13.95
15.48
15.4115.26
15.19
15.04
14.97
14.82
14.75
14.63
14.53
14.38
14.31
14.16
14.09
15.10
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
16.50
15.00
16.50
15.30
10% RAMP
U
P
916'AD
A
AD
A
TRANSF
O
R
M
E
R
S ADAADALOBBY
TORESTAU
R
A
N
T
MAINTE
N
A
N
C
E 914'12% RAMP
U
P
916'909'ELEC.915'909'909'loading34' x 17'DOG SP
A
GENERA
T
O
R
SHORT
T
E
R
M
BI
K
E
P
A
R
KI
N
G,12 SPACES
LEASING
OFFI
C
E
BIKE PA
R
KI
N
G2.9%
APPROXIMATE
WESTERN LIMITS OF
MCWD REGIONAL
STORMWATER
PROJECT
FFE=921.0
P1=909.0
NORTH POND
NWL=896.0
HWL=901.0
SOUTH POND
NWL=897.0
HWL=901.0
INLET
PROTECTION
TYP-SEE DETAIL
ROCK
CONSTRUCTION
ENTRANCE
SEE DETAIL
ROCK
CONSTRUCTION
ENTRANCE
SEE DETAIL
SILT FENCE
TYP-SEE DETAIL CRUSHED CONCRETE
SOIL STOCKPILE
25.0'
25.0'
153.0'
18.0'9.0'17 STALLS14 STALLS12 STALLS8 STALLS4 STALLS
TEMO
R
A
R
Y
P
A
R
KI
N
G
TEMO
R
A
R
Y
P
A
R
KI
N
G
APPROXIMATE WESTERN
LIMITS OF MCWD REGIONAL
STORMWATER PROJECT
SEE MCWD PLANS
FOR SILT FENCE LIMITS
ALONG CREEK
MAINTAIN USE OF EXISTING TEMPORARY
SEDIMENTATION BASIN, PRIOR TO
EXCAVATION OF CASCADE. RESHAPE BASIN AS
NEEDED FOR CASCADE OR POND
EXCAVATION AND TO MAINTAIN AT LEAST
3,808 CF BELOW THE OUTLET FOR VOLUME
CONTROL AND RETAIN 100-YEAR STORM
EVENT, MODELING REQUIRED EACH TIME
POND NEEDS TO CHANGE FOR LOCATION OR
CHANGE IN DRAINAGE AREA OR IMPERVIOUS
SURFACE ROUTED TO IT.
STORE ALL MATERIALS IDENTIFIED IN
SECTION 12 OF THE NPDES/SDS
PERMIT, INCLUDING BUILDING
PRODUCTS, LANDSCAPE MATERIALS,
PESTICIDES, AND SIMILAR IN
CONTAINERS UNDER COVER (E.G.,
PLASTIC SHEETING OR TEMPORARY
ROOFS) IN THIS AREA, OR AN
ALTERNATE LOCATION APPROVED
BY THE ENGINEER
PROVIDE SECONDARY
CONTAINMENT FOR ALL
HAZARDOUS CONCRETE WASHOUT
IN THE AREA IF NECESSARY, OR AN
ALTERNATE LOCATION APPROVED
BY THE ENGINEER
INSTALL 250' - 8" @ 0.4%
SINGLE WALL HDPE TEMP. PIPE
(INV 904.0 TO 903.0) OR SURFACE
SWALE TO TEMPORARY BASIN IF SITE
MOVEMENTS ALLOW.
FROM OCS TO TEMP. POND,
BULKHEAD PRIMARY OCS ONCE
ONSITE STORM IS CONSTRUCTED AND
REGIONAL PONDING IS NOT.
STAGE 1 SILT FENCE
AT BUILDING A
CONSTRUCTION LIMITS
SILT FENCE
TYP-SEE DETAIL
TEMPORARY STORMWATER
DRAINAGE LOCATION FOR USE PRIOR
TO UNDERGROUND STORMWATER
SYSTEM INSTALLATION.
TEMPORARY DRAINAGE
DITCH FROM SOUTH
BUILDING A DRAINAGE TO
TEMPORARY SEDIMENT
BASIN. SEED AND ADD
EROSION BLANKET.
INSTALL 2-40' SINGLE WALL
HDPE TEMPORARY CULVERTS
FOR SITE HALL ROAD
TEMPORARY SEDIMENTATION
TRAP BEFORE OUTLETTING TO
SWALE VIA OVERFLOW WEIR
BIO ROLLS
ALONG SWALE
INSTALL 250' - 8" @ 0.2%
SINGLE WALL HDPE TEMP. PIPE
(INV 904.5 TO 904.0)
FROM CBMH TO OCS, BULKHEAD
PRIMARY OUTLET ONCE ONSITE STORM
IS CONSTRUCTED AND REGIONAL
PONDING IS NOT.909908906907905
906905DURING CONSTRUCTION, PROVIDE
DEPRESSIONS AS NEEDED TO
ALLOW RUNOFF TO STAY ON
PROPERTY AND INFILTRATE. WHEN
RUNOFF IS TOO MUCH, ROUTE TO
THE TEMPORARY STORMWATER
DRAINAGE AREA.
TEMP. POND
BOT=903.0
HWL=905.02
OVERFLOW= 906.25
MAIN SOUTH ROOF LEADER TO GRAVITY
DRAIN TO SWALE UNTIL STORMWATER
SYSTEM IS CONSTRUCTION. PUMP AS
NEEDED DURING CONSTRUCTION, INV=
908.95
2ND SOUTH ROOF LEADER TO
GRAVITY DRAIN W/BACKUP OR
PUMP TO SWALE UNTIL
STORMWATER SYSTEM IS
CONSTRUCTION. PUMP AS
NEEDED DURING
CONSTRUCTION, INV= 905.35
ADD ROCK WEIR AT
NATURAL EX. OVERFLOW.
MOVE OVERFLOW WEIR
AND ADD SWALE TO THE
NORTH WHEN REGIONAL
BASIN CONSTRUCTION
STARTS.
BULKHEAD PRIMARY OCS ONCE
ONSITE STORM IS CONSTRUCTED AND
REGIONAL STORM SEWER IS NOT.
OPTION 2: SURFACE SWALE TO CREEK
FOR TEMPORARY OVERFLOW IF
REGIONAL SITE WORK MOVEMENTS
ALLOW AND WATERSHED APPROVES.
1
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C3-2 SWPPP-Full SitePlotted: 12 /21 / 2023 1:59 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
SWPPP PLAN
C3-2
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
SWPPP LEGEND
INLET PROTECTION
SILT FENCE
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
EROSION CONTROL BLANKET
BIO ROLLS
TEMPORARY PONDING
VOLUME
BUILDING A TEMPORARY PONDING REQUIRED FOR PROPOSED
IMPERVIOUS: 3,808 CF
2023 OPTIONS
* REGIONAL POND ONLINE BEFORE BUILDING B
CONSTRUCTED, POND VOLUME 3,808 CF
* REGIONAL POND NOT ONLINE BEFORE BUILDING B
CONSTRUCTED, POND VOLUME INCREASED TO 7,892 CF
* REGIONAL POND ONLINE, BUILDING A DONE, BUILDING
B ONLY, POND VOLUME 4,084 CF
* RE-EVALUATE NEEDS IF BUILDING C CONSTRUCTION
IMPERVIOUS IS STARTED BEFORE REGIONAL PONDS
ONLINE. (ADDITIONAL 6,171 CF POSSIBLE)
LOCATION
CURRENT TEMPORARY PONDING LOCATION AND OUTLET PIPE.
VERIFY INVERTS AND VOLUME.
2023 OPTIONS
* BEFORE REGIONAL POND WALL CONSTRUCTION, POND
REMAINS AS SHOWN
* REGIONAL POND WALL CONSTRUCTION STARTED, MOVE
TEMPORARY POND WEST/SOUTHWEST OUT OF WALL
CONSTRUCTION. OUTLET TO BE REROUTED SOUTH AND
THEN EAST TO AVOID WALL CONSTRUCTION.
* RE-EVALUATE LOCATION WHEN BUILDING C AND D
CONSTRUCTION INTERFERES WITH LOCATION.
* RE-EVALUATE OUTLET PIPE WHEN REGIONAL TRAIL
CONSTRUCTION BEGINS
** PIPE UNDER TRAIL TO BE BURIED AND ABANDONED
OR REMOVE AND PUMP AS NEEDED TO CREEK
** REGIONAL PONDS ONLINE, REROUTE OUTLET TO
REGIONAL PONDS
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C3-3 SWPPP NotesPlotted: 12 /21 / 2023 1:46 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
SWPPP NOTES
C3-3
1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING ONE RESIDENTIAL BUILDING. ASSOCIATED
SURFACE PAVEMENTS, STORMWATER MANAGEMENT SYSTEMS AND UTILITIES.
2.THE PROJECT INCLUDES A PART OF PRIVATE DEVELOPMENT FOR THE ALATUS 325 BLAKE ROAD MIXED USE DEVELOPMENT.CONCURRENT WORK ON THE PUBLIC REALM IMPROVEMENTS FOR THE MCWD 325 BLAKE REGIONAL STORMWATER WITHADDITIONAL SWPPP. INTENDED SEQUENCING OF MAJOR CONSTRCUTION ACTIVITIES ARE AS FOLLOWS:
FALL 2022a. INSTALL VEHICLE TRACKING BMP
b. INSTALL SILT FENCE AROUND SITE
c. INSPECT AND CLEAN EXISTING TEMPORARY SEDIMENTATION OUTLET
d. CLEAR AND GRUB SITE
e. STRIP AND STOCKPILE TOPSOIL
f. REMOVE PAVEMENTS AND UTILITIES
g. RELOCATE OR EXPORT EXISTING STOCKPILES OF CRUSHED CONCRETE AND BITUMINOUS
h. REMOVE SEDIMENT FROM TEMPORARY BASIN, ENSURE INFILTRATION VOLUME OF 3,793 CF
i. INSTALL SECONDARY SILT FENCEAND BIOROLLS AROUND PILES AND STORMWATER
j. ROUGH GRADE SITE
k. IMPORT CLEAN FILL AS NEEDED FOR REPLACEMENT AND BALANCE
l. INSTALL TEMPORARY STORM PIPE TO TEMPORARY SEDIMENTATION BASIN
m.INSTALL UTILITIES
n. INSTALL BUILDING FOUNDATIONS
SPRING 2023
o. INSTALL UNDERGROUND STORMWATER SYSTEMS (KEEP OFF LINE UNTIL SITE ESTABLISHED)
p. INTSTALL TEMPORARY OVERFLOW SWALE FROM UNDERGROUND SYSTEM. CONNECT TO TRUNK SEWER THAT IS ROUTED TO
REGIONAL POND WHEN COMPLETE
q. ROOF GOES ON BUILDING
r. INSTALL CURB & GUTTER
s. FINAL GRADE SITE
t. INSTALL PAVEMENTS AND SIDEWALKS
u. INSTALL LANDSCAPING
v. REMOVE ACCUMULATED SEDIMENT FROM STORMWATER SYSTEMS WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND
THE SITE IS STABILIZED, REMOVE SILT FENCE AND RESTORE ANY AREAS DISTURBED BY THE REMOVAL
3. SITE DATA:
AREA OF DISTURBANCE:1.5 AC
PRE-CONSTRUCTION IMPERVIOUS AREA: 0.80 AC
POST-CONSTRUCTION IMPERVIOUS AREA: 1.045 AC
GENERAL SOIL TYPE: SEE GEOTECHNICAL EVALUATION REPORT
4. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT FENCE,
ETC. BEFORE CONSTRUCTION BEGINS.
5. ALL EXPOSED SOILS MUST HAVE EROSION PROTECTION/COVER INITIATED IMMEDIATELY AND COMPLETED
WITHIN SEVEN (7) DAYS. ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE
STABILIZED BY SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR
COVERING OR OTHER EQUIVALENT CONTROL MEASURE.
6. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS CAN
NOT BE GREATER THAN 75 FEET.
7. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE
STABILIZED.
8. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE
WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT
OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION
CONCRETE STOCKPILES, SAND STOCKPILES. STOCKPILES MUST HAVE EROSION PROTECTION/COVER INITIATED
IMMEDIATELY AND COMPLETED WITHIN SEVEN (7) DAY.
9. TOPSOIL MUST BE STOCKPILED PER TEMPORARY STOCKPILE REQUIREMENTS AND SEDIMENT CONTROL MEASURES
INSTALLED IMMEDIATELY. SEE PLAN FOR LOCATION.
10. A WETTED PERIMETER OF THE LAST 200 LINEAR FEET OF DITCHES MUST BE STABILIZED WITHIN 24 HOURS OF
CONNECTING TO A SURFACE WATER OR PROPERTY LINE.
11. TEMPORARY OR PERMANENT DITCHES OR SWALES THAT ARE BEING USED AS A SEDIMENT CONTAINMENT SYSTEM
DURING CONSTRUCTION MUST BE STABILIZED WITHIN 24 HOURS AFTER NO LONGER BEING USED AS A
SEDIMENT CONTAINMENT SYSTEM.
12. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT
POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.
13. DIRECT DISCHARGE FROM BMP'S TO VEGETATED AREAS, UNLESS INFEASIBLE.
14. INFILTRATION/FILTRATION: FILTER MEDIA MUST NOT BE INSTALLED UNTIL THE CONTRIBUTING DRAINAGE AREA IS
CONSTRUCTED AND FULLY STABILIZED, UNLESS RIGOROUS EROSION PREVENTION AND SEDIMENTATION
CONTROLS (E.G., DIVERSION BERMS) ARE PROVIDED TO KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM
THE FILTRATION AREA.
15. INFILTRATION/FILTRATION AREAS TO HAVE SILT FENCE INSTALLED EARLY TO PREVENT VEHICLE TRACKING AND
COMPACTION. UNDERGROUND INFILTRATION WILL NOT BE EXCAVATED UNTIL NECESSARY AND LARGE
EQUIPMENT MUST BE KEPT OUT OF ANY INFILTRATION AREA. IN THE EVENT OF COMPACTION IN THESE AREAS,
OVER EXCAVATION OF THREE (3) FEET MINIMUM IS REQUIRED.
16. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS.
17. EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE. RUNOFF
MUST BE PROPERLY CONTAINED.
18. NO ENGINE DEGREASING IS ALLOWED ON SITE.
19. THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE FOR COMPLIANCE
WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES
PERMIT APPLICATION IS A PERMITTEE FOR SECTION 3, 4, 6-22,24 AND THE APPLICABLE REQUIREMENTS FOR
CONSTRUCTION ACTIVITY IN SECTION 23 OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE OWNER
FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
20.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF
TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR
MORE OF THE FOLLOWING CONDITIONS HAVE BEEN MET:
A. ALL CONDITIONS LISTED IN SECTION 13 ARE COMPLETE.
B. TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED.
B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24 HOUR
RAIN EVENT.
C. STABILIZED AREAS: ONCE EVERY 30 DAYS
D. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE NOTICE
OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING
WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND
AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR PERIOD.
26. POLLUTION PREVENTION
A. BUILDING PRODUCTS THAT HAVE THE POTENTIAL TO LEACH POLLUTANTS MUST BE UNDER COVER TO
PREVENT DISCHARGE OR PROTECTED BY AN EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACT WITH
STORMWATER.
B. PESTICIDES, HERBICIDES, INSECTICIDES, FERTILIZERS, TREATMENT CHEMICALS, AND LANDSCAPE MATERIALS
MUST BE UNDER COVER.
C. HAZARDOUS MATERIALS AND TOXIC WASTE CONTAINMENT MUST BE PROVIDED TO PREVENT VANDALISM.
D. SOLID WASTER MUST BE STORED, COLLECTED AND DISPOSED OF IN COMPLIANCE WITH MINN. R. CH 7035.
E. PORTABLE TOILETS MUST BE POSITIONED SO THAT THEY ARE SECURE AND WILL NOT BE TIPPED OR
KNOCKED OVER. SANITARY WASTE MUST BE DISPOSED OF PROPERLY IN ACCORDANCE WITH MINN. R. CH
7041.
F. DISCHARGE OF SPILLED OR LEAKED CHEMICALS, INCLUDING FUEL, FROM ANY AREA WHERE CHEMICALS OR
FUEL WILL BE LOADED OR UNLOADED SHALL BE PREVENTED USING DRIP PANS OR ABSORBENTS. SUPPLIES
SHALL BE AVAILABLE AT ALL TIMES TO CLEAN UP DISCHARGED MATERIALS AND THAT AN APPROPRIATE
DISPOSAL METHOD MUST BE AVAILABLE FOR RECOVERED SPILLED MATERIALS.
27. MINIMUM MAINTENANCE
A. SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR 1/3 FULL; WITHIN 24
HOURS
B. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME. REMOVAL
MUST BE COMPLETE WITHIN 72 HOURS OF DISCOVERY.
C. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24 HOURS.
E. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER THAN
12"
IN 24 HOURS
17. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT AT
THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE
SITE.
18. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL INSPECTIONS AND
MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR
TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR
THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION.
19. SWPPP MUST BE AMENDED WHEN:
A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS THAT
HAS A SIGNIFICANT EFFECT ON DISCHARGE
B. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER
QUALITY STANDARDS.
C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT CONSISTENT
WITH THE TERMS AND CONDITIONS OF THE PERMIT.
19. CONCRETE WASHOUT AREA
A. CONTRACTOR TO PROVIDE PREFABRICATED CONCRETE WASH-OUT CONTAINER WITH RAIN PROTECTION
PER PLAN.
B. CONCRETE WASH-OUT TO BE IDENTIFIED WITH SIGNAGE STATING "CONCRETE WASHOUT AREA DO NOT
OVERFILL".
C. CONCRETE WASHOUT WATER NEEDS TO BE PUMPED WITHIN 24 HOURS OF STANDING WATER IN
WASHOUT AREA.
20. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE
CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
21. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS
AFTER CONNECTION TO A SURFACE WATER.
22. PERMANENT STORMWATER TREATMENT BMP'S MUST BE INSPECTED AND MAINTAINED ONCE INSTALLED.
23. FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVITIVITIES HAVE BEEN COMPLETED AND THAT
DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE EXPECTED
FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL
BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND
SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY. SEE LANDSCAPE PLANS FOR
FINAL GROUND COVER.
24. RESPONSIBILITIES
A. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND THE
PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE:
CONTACT: __________________________________
COMPANY: __________________________________
PHONE: __________________________________
B. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERM OPERATIONS AND
MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM:
CONTACT: __________________________________
COMPANY: __________________________________
PHONE: __________________________________
24. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILT DRAWINGS
VERIFYING PROPER CONSTRUCTION OF THE BMPS.
SWPPP NOTES
ESTIMATED QUANTITIES
DESCRIPTION UNIT
TEMPORARY ROCK CONSTRUCTION ENTRANCE EA
SILT FENCE (STANDARD)LF
INLET PROTECTION EA
QUANTITY
2
6,600
38
SITE VICINITY MAP
CONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAP
PROJECT SITE
N
N
SILT FENCE
PRE-ASSEMBLED OR MACHINE SLICED
FLO
W
6"
6"
NOTES:
1. PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCH
AND BACKFILL IMMEDIATELY.
2. POSTS SHALL BE:
·6 FT MAX. SPACING.
·2 IN X 2IN HARDWOOD, OR STANDARD STEEL T-TYPE
FENCE POSTS.
·5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE
GROUND.
3. ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1
INCH LONG STAPLES.
4. ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIP
TIES IN TOP 8 INCHES OF FABRIC.
GEOTEXTILE FABRIC
PER MNDOT 3886
GEOTEXTILE
FABRIC PER
MNDOT 3886
DRAWN 2/2016
LOUCKS PLATE NO.
3000LOUCKS
HARD SURFACE PUBLIC ROAD
2' MINIMUM
1" TO 2" WASHED ROCK
50
'
M
I
N
I
M
U
M
AS R
E
Q
UI
R
E
D4:1
4:1
6" MINIMUM
ROCK ENTRANCE TO
CONSTRUCTION SITE
NOTES:
1. ROCK SIZE SHOULD BE 1" TO 2" IN SIZE SUCH AS MN/DOT CA-1 OR
CA-2 COURSE AGGREGATE. (WASHED)
2. A GEOTEXTILE FABRIC MAY BE USED UNDER THE ROCK TO PREVENT
MIGRATION OF THE UNDERLYING SOIL INTO THE STONE.
DRAWN 2/2016
LOUCKS PLATE NO.
3004LOUCKS INLET PROTECTION -
EXISTING STORM STRUCTURES
HIGH-FLOW
FABRIC
CURB
DEFLECTOR PLATE
OVERFLOW 1-CENTER
OF FILTER ASSEMBLY
OVERFLOW 2 - TOP
OF CURB BOX
POLYESTER
SLEEVE
MANHOLE
COVER ASSEMBLY
FILTER
ASSEMBLY
27"
27" SEDIMENT CONTROL BARRIER
2'X3' SEDIMENT CONTROL BARRIER
ROAD DRAIN HIGH-FLOW
INLET PROTECTION CURB
AND GUTTER MODEL
WIMCO ROAD DRAIN, OR APPROVED EQUAL
DRAWN 2/2016
LOUCKS PLATE NO.
3011LOUCKS TEMPORARY SEDIMENT TRAP
CL
MNDOT 3601
CLASS II RIP RAP
EMERGENCY OVERFLOW
(SEE DETAIL BELOW)
L = 2W 6' MIN.
DRAINAGE WAY
PLAN VIEW
1.5'
DIRECTIO
N
O
F
SURFACE
F
L
O
W
NOTE:
D=3' MIN., 5' MAX.
W=10' MIN., 25' MAX.
W(FT) = 10 X DRAINAGE AREA (AC.)
OVERFLOW DETAIL
EMERGENCY OVERFLOW
SECTION A-A
2
1
2
1
A
WA
W + 2'DMNDOT 3733 TYPE III
GEOTEXTILE FABRIC
1% MIN. REVERSE
GRADIENT
DRAWN 2/2016
LOUCKS PLATE NO.
3019LOUCKS
2
1
EMERGENCY OVERFLOW-
CLASS 2 RIP RAP OVER
GEOTEXTILE FABRIC
AS SPE
C
I
F
I
E
D
6' MI
N.
BASIN OVERFLOW
TOP OF BERM
OVERFLOW ELEVATION
AS SPECIFIED
PONDING
AREA
PROTECT SLOPE WITH RIP
RAP & FABRIC.
AS SPECIFIED
DRAWN 2/2016
LOUCKS PLATE NO.
3010LOUCKS
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
E
1+00
2+00
3+00
4+00
5+00
6+00
7+00
8+00
9+00
10+0
0
11+0
0
G
T
CON
CAB
NO PA
R
K
I
N
G
908.5
909.0
908.5
908.5
909.2
909.0
909.7
909.9
910.4
909.9
910.6
911.1 911.1
910.4 911.3
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.9
913.7
914.4
914.4
914.4
915.1
915.1
909.0
10% RAMP
U
P
916'AD
A
AD
A
TRANSF
O
R
M
E
R
S ADAADALOBBY
TORESTAU
R
A
N
T
MAINTE
N
A
N
C
E 914'12% RAMP
U
P
916'909'ELEC.915'909'909'loading34' x 17'DOG SP
A
GENERA
T
O
R
SHORT
T
E
R
M
BI
K
E
P
A
R
KI
N
G,
12 SPAC
E
S
LEASING
O
FFI
C
E
BIKE PA
R
KI
N
G
CONNECT TO EXISTING
WITH 8"X8" TEE
MAIN VALVES (TYP)
SERVICE VALVES (TYP)
FIRE HYDRANT
FIELD VERIFY LOCATION
OF EX. 12" X 8" TEE
AND GATE VALVE,
CONNECT TO EXISTING
EXISTING HYDRANT
8" X 6" TEE
WATER
SAMPLING
STATION
SANITARY STUB
INV=904.00
SANITARY STUB
INV=902.43
SANITARY STUB
INV=900.46
SANITARY STUB
INV=899.45
SANITARY STUB
INV=894.74
CORE DRILL AND
CONNECT TO EXISTING
MANHOLE AT INV. 902.65
s
8" X
6"TEE
6" GATE
VALVE
HYDRANT
8" GATE
VALVE
4"
DOMESTIC
SERVICE
6" FIRE
SERVICE
CORE DRILL AND
CONNECT
TO EXISTING MANHOLE
PUBLIC
DRAINAGE
AND
UTILITY
EASEMENT
SANMH 30
RIM=908.12
INV=897.38-SE
INV=896.38-NE
137 LF 12" PVC
SAN @ 0.23%
88 LF 10" PVC
SAN @ 0.28%
76 LF 10" PVC
SAN @ 0.28%
75 LF 10" PVC
SAN @ 0.40%
74 LF 10" PVC
SAN @ 0.40%
58 LF 10" PVC
SAN @ 0.40%
83 LF 10" PVC
SAN @ 0.40%
88 LF 10" PVC
SAN @ 0.40%
58 LF 10" PVC
SAN @ 0.40%
90 LF 10" PVC
SAN @ 0.40%
59 LF 10" PVC
SAN @ 0.40%
190 LF 10" PVC
SAN @ 0.40%
88 LF 8" PVC
SAN @ 6.14%
129 LF 8" PVC
SAN @ 1.00%
18 LF 6" PVC
SAN @ 1.97%
154 LF 8" PVC
SAN @ 1.30%
57 LF 8" PVC
SAN @ 2.35%
6 LF 6" PVC
SAN @ 1.83%
47 LF 8" PVC
SAN @ 1.75%
58 LF 8" PVC
SAN @ 1.70%
87 LF 8" PVC
SAN @ 2.00%
42 LF 8" PVC
SAN @ 1.00%
63 LF 8" PVC
SAN @ 2.00%
74 LF 8" PVC
SAN @ 1.97%
54 LF 8" PVC
SAN @ 1.91%
10 LF 6" PVC
SAN @ 9.29%
35 LF 8" PVC
SAN @ 1.00%
137 LF 10" PVC
SAN @ 0.40%
SANMH 40
RIM=913.67
INV=898.53-SE
INV=898.53-N
INV=898.53-W
SANMH 35
RIM=914.25
INV=903.77-N
INV=903.67-SE
SANMH 13
RIM=915.05
INV=897.72-SW
INV=898.29-SE
INV=897.62-NE
SANMH 60
RIM=915.98
INV=899.58-NW
SANMH 11
RIM=914.44
INV=897.38-SW
INV=896.05-NW
INV=897.28-NE
SANMH 50
RIM=914.41
INV=900.07-NE
INV=898.07-NW
SANMH 41
RIM=913.77
INV=899.52-SE
INV=899.52-NW
SANMH 42
RIM=913.76
INV=900.35-NE
INV=900.35-NW
SANMH 14
RIM=913.40
INV=898.58-S
INV=898.48-NE
SANMH 10
RIM=912.52
INV=896.73-SW
INV=896.73-SE
INV=903.17-NW
INV=896.63-NE
SANMH 34
RIM=913.33
INV=904.12-N
INV=904.02-S
SANMH 32
RIM=909.90
INV=902.10-SE
INV=901.10-NW
SANMH 51
RIM=912.78
INV=902.07-SE
INV=902.07-SW
SANMH 9
RIM=911.34
INV=896.27-SW
INV=896.17-N
EX SANMH
RIM=911.13
INV=891.82-NE
SANMH 8
RIM=910.13
INV=895.82-S
INV=896.79-E
INV=895.72-N
SANMH 31
RIM=908.86
INV=899.84-SE
INV=898.84-NW
SANMH 6
RIM=909.02
INV=895.16-S
INV=894.32-NE
INV=895.06-NW
SANMH 7
RIM=909.33
INV=895.49-S
INV=895.39-N
SANMH 5
RIM=907.17
INV=894.73-SE
INV=894.63-NW
SANMH 4
RIM=906.36
INV=894.33-SE
INV=894.23-NW
SANMH 1
RIM=907.68
INV=892.37-SE
INV=892.14-SW
SANMH 2
RIM=907.37
INV=892.72-SE
INV=892.62-NW
SANMH 3
RIM=906.70
INV=893.93-SE
INV=895.36-SW
INV=892.93-NW
31 LF 8" PVC
SAN @ 1.07%
SAN STUB
INV=896.38
45 LF 8" PVC
SAN @ 0.40%
SANMH 33
RIM=912.30
INV=904.30-S
SANMH 32A
RIM=910.99
INV=903.01-NW
45 LF 8" PVC
SAN @ 2.04%
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C4-1 Utilities (Sanitary And Water)-Full SitePlotted: 12 /21 / 2023 2:1 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
UTILITY PLAN
SANITARY SEWER
AND WATERMAIN
OVERALL
C4-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4. ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8. PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
PVC SDR 35 8" TO 15" DIAMETER
9. ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a. PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b. PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c. ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d. WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
10% RAMP
U
P
916'AD
A
AD
A
TRANSF
O
R
M
E
R
S ADAADALOBBY
TORESTAU
R
A
N
T
MAINTE
N
A
N
C
E 914'12% RAMP
U
P
916'909'ELEC.915'909'909'loading34' x 17'DOG SP
A
GENERAT
O
R
SHORT
T
E
R
M
BI
K
E
P
A
R
KI
N
G,
12 SPAC
E
S
LEASING
OFFI
C
E
BIKE PA
R
KI
N
G
36" RCP
37 LF-21" HDPE @ 1.0%
154 LF-6" HDPE
DRAINTILE@ 1.0%
16 LF-12" HDPE @ 1.0%
PUMP WET WELL
RIM: 903.5 (BFE)
HWL ~902.0 PUMPS OFF
GRAVITY OVERFLOW TO INTAKES 886.5
SUMP: 883.5
DOMESTIC MAKEUP WATER FEED FOR ADDING TO
CLOSED LOOP CASCADE DURING DROUGHT
SEE DETAILS FOR PUMP SIZE AND MODEL
GRIT CHAMBER I
INV: 898.16
507' - 72" CMP
INFILTRATION PIPE SYSTEM
INV PIPE: 903.0
INV ROCK: 902.5
MH 44
RIM=914.15
INV(NE)=908.0
INV(DT)=911.0
SUMP=904.0
775 LF - 60" CMP
INFILTRATION PIPE SYSTEM
INV PIPE: 907.5
INV ROCK: 907.0
615' - 60" CMP
INFILTRATION PIPE SYSTEM
INV PIPE: 903.0
INV ROCK: 902.5
TRENCH DRAIN 4
RIM=915.6
INV=914.0
BOT. OUTLET INTO SYSTEM
PRIMARY 6" PVC FORCEMAIN
FROM PUMPHOUSE TO
WATER FEATURE AT TOP OF
CASCADE.
PVC FORCEMAIN
FROM PUMPHOUSE
TO WATER FEATURE
AT TOP OF
CASCADE, SIZE TBD
TRENCH DRAIN 1
RIM=915.0
INV(N)=913.0
8 LF-8" HDPE @ 2.0%
MH 24B
RIM=915.1
INV=905.89
SUMP=899.89
TRENCH DRAIN 3
RIM=915.5
INV(N)=913.5
8" HDPE BOTTOM
OUTLET TO PIPE SYSTEM
BOX CULVERT
W/CUSTOM HEADWALLS
TYP.
CONSPAN PREFAB BRIDGE O324
W/CUSTOM HEADWALLS
TYP.
CONSPAN PREFAB
BRIDGE O321
W/CUSTOM
HEADWALLS
TYP.
TREE TRENCH
CB RIM: 913.95
WEIR: 913.28
SUMP: 909.95
8" OUTLET: 910.28
22 LF-8" PVC @ 1.0%
INV: 910.06
25 LF-8" PVC @ 1.0%
INV: 910.00
25 LF-8" PVC
@ 1.0%
INV: 909.08
15 LF-8" PVC @ 1.0%
INV: 906.05
21 LF-8" PVC @ 1.0%
INV: 908.14
WATER FEATURE @ PLAZA, TBD
SECONDARY 6" FORCEMAIN TO
PLAZA WATER FEATURE
SUMP VAULT AT BASE OF CASCADE
RIM: 903.0
PRIMARY WEIR FOR WET WEATHER FLOW TO UPPER POND 902.0
SECONDARY WEIR FOR DRY WEATHER FLOW TO 12" PIPE TO PUMPHOUSE: 901.0
WEST EDGE FOR INCOMING CASCADE FLOW: 900.0
12" PE OUTLET PIPE TO PUMPHOUSE: 890.0
SUMP FOR SEDIMENT STORAGE: 888.0
4X8 PUMP INTAKE W/INTERNAL WEIR FOR
FLOATABLES AND EXTERNAL TRASH GUARD
WITH ANTI-VORTEX BAFFLE. LOCATED UNDER
END OF PROMENADE WITH ACCESS
RIM: 903.5
INTERNAL WEIR: 895.0
INLET: 892.5
OUTLET, 12" DIP: 887.2
SUMP FOR SEDIMENT: 885.2
POND PUMP INTAKE
70 LF-12" DIP @ 1.0% W/VALVE
INV: 886.5
OPEN FOR WET WEATHER FLOW(ABOVE 885.5)
CLOSED FOR DRY WEATHER FLOW
CASCADE BYPASS PUMP INTAKE
350LF-12" PE DR11 FUSE JOINT
PIPE @ 1.0%, BURIED @ TOE OF
WALL, 2' MIN. COVER
INV: 890.0
W/12" VALVE FOR
WINTERIZATION
SHEET PILE WEIR STRUCTURE
W/CONCRETE CAP W/CORTEN
C-CHANNEL OVERFLOWS AT 897.0,
TOP OF SECTIONS AT 898.0 FOR
HIGHER FLOWS, END SECTIONS AT
902.0 TO PREVENT SCOUR
12" PE PIPE W/ VALVE
INV: 886.5
CLOSED FOR WET WEATHER FLOW, OPEN FOR DRY
WEATHER FLOW (POND BELOW 895.5)
POND EOF @ ~ 902.0
LOCATION TBD
SECONDARY
FORCEMAIN TO PLAZA
WATER FEATURE
CBMH 54
RIM=909.5
INV=903.5
SUMP=898.5
TRUNK STORM SEWER
BYPASS PIPING AND
STRUCTURES BY
OTHERS
TRUNK STORM SEWER
BY OTHERS, SEE HDR
PLANS FOR MCWD
PROJECT
PAVILION AND PUMPHOUSE
POND FILTRATION SYSTEM UPSTREAM OF PUMP INTAKE,
DUAL JELLYFISH FILTERS MODEL JPFD0808 WITH FOREBAY
AND CANAL GATES FOR CYCLING
FILTER CELLS
RIM=910.5
FILTER DECK=894.2
INV=887.7
30 LF-12" PVC @ 1.0%
CASCADE DRY WEATHER
BYPASS PIPE DIRECTLY
TO LIFT STATION
(DOES NOT GET FILTERED)
10'X25' VAULT
5 LF-10" PVC
ROOF LEADER
9 LF-10" PVC
ROOF LEADER
INV= 905.65
OUTLINE NARRATIVE OF STORMWATER ROUTING THROUGH PUMPED CASCADE
A.DURING WET WEATHER FLOW (NORTH POND ABOVE 895.5)
1. PUMP INTAKE FROM NORTH POND WITH TRASH GUARD AND SKIMMING FOR FLOATABLES
2. POND INTAKE JELLYFISH SYSTEM CANAL GATES ALTERNATIVELY OPEN
3. CASCADE BYPASS VALVE CLOSED
4. TWO PUMP SYSTEMS IN PAVILION PUMPHOUSE AND SEPARATE FORCEMAINS TO SERVE UPPER AND LOWER
WATER FEATURES IN CASCADE, TO ALLOW FLEXIBILITY IN DESIGN AND OPERATION
5. UPPER AND LOWER WATER SOURCES FLOW TO BOTTOM OF CASCADE
6. CASCADE OVERFLOW AT 902.0 TO SOUTH POND NWL AT 897.0
7. SOUTH POND OVERFLOW WEIR AT 897.0
8. RETURN TO NORTH POND FOR REPEATED PUMP CYCLE
9. IF STORM EVENT AND/OR WATER ABOVE 896.0, PIPED GRAVITY FLOW TO CREEK VIA PRIMARY OUTLET
10. IF LARGE STORM EVENT AND WATER ABOVE 902.0, GRAVITY FLOW TO CREEK VIA EMERGENCY OVERFLOW PIPE
11. POND WATER ELEVATIONS WILL HAVE DIRECT CONNECTION TO THE PUMPHOUSE
B.DURING DRY WEATHER FLOW (NORTH POND BELOW 895.5)
1. PUMP INTAKE FROM CASCADE BYPASS
2. POND INTAKE JELLYFISH SYSTEM CANAL GATES CLOSED
3. CASCADE BYPASS VALVE OPEN
4. TWO PUMP SYSTEMS IN PAVILION PUMP HOUSE AND SEPARATE FORCEMAINS TO SERVE UPPER AND LOWER
WATER FEATURES IN CASCADE, TO ALLOW FLEXIBILITY IN DESIGN AND OPERATION
5. UPPER AND LOWER WATER SOURCES FLOW TO BOTTOM OF CASCADE
6. CASCADE OVERFLOW AT 901.0 TO CASCADE BYPASS TO PUMPHOUSE FOR PUMP CYCLE
7. IF PUMPHOUSE WET WELL RUNNING DRY DUE TO EVAPOTRANSPIRATION, ADD DOMESTIC MAKEUP WATER IN
PUMPHOUSE
8. SOUTH POND AT OR BELOW 897.0
9. NORTH POND AT OR BELOW 895.5
10. POND WATER ELEVATIONS WILL NOT HAVE DIRECT CONNECTION TO PUMPHOUSE.
C.WINTERIZATION
1. POND INTAKE JELLYFISH SYSTEM CANAL GATES CLOSED, LEAVE WATER IN PIPE, PROTECTED FROM FROST BY
BURY DEPTH. POND WATER WILL NOT HAVE DIRECT CONNECTION TO PUMPHOUSE.
2. CASCADE BYPASS VALVE OPEN
3. TEMPORARY TRASH PUMP INSTALLED AT BOTTOM OF CASCADE, DISCHARGE TO SOUTH POND
4. RUN PUMPS UNTIL CASCADE BYPASS PIPE IS EMPTY
5. CASCADE BYPASS VALVE AND WINTERIZATION VALVE CLOSED
6. DRAIN FORCEMAINS INTO WET WELL
7. USE TRASH PUMP TO DRAIN WET WELL INTO POND
FROM EX. STMH 01 TO
STMH 50:
ADD ALTERNATE FOR
TRUNK STORM SEWER
TO BE INSSTALLED BY
BUILDING A
CONTRACTOR TO
SIMPLIFY SANITARY
SEWER INSTALLATION
86 LF 42" RCP
@ 0.30%
62 LF 15" PVC
@ 1.00%
27 LF 12"
@ 1.00%
36 LF 12" PVC
@ 1.00%
94 LF 42" RCP
@ 0.30%
51 LF 21" CMP
@ 1.36%
18 LF 18" RCP
@ 0.98%
9 LF 36" RCP
@ 1.01%
28 LF 12" PVC
@ 1.49%
43 LF 15" RCP
@ 1.01%
51 LF 30" RCP
@ 0.81%
72 LF 42" RCP
@ 0.30%
8 LF 18" CMP
@ 1.72%
36 LF 42" RCP
@ 0.26%
17 LF 42" RCP
@ 0.97%
13 LF 15" RCP
@ 3.94%
24 LF 15" RCP
@ 1.00%
66 LF 12" PVC
@ 0.76%
10 LF 21" CMP
@ 4.05%
95 LF 42" RCP
@ 0.31%
42 LF 15" RCP
@ 1.00%
56 LF 21" PVC
@ 0.50%
97 LF 21" RCP
@ 0.51%
96 LF 21" RCP
@ 0.56%
128 LF 24" RCP
@ 0.50%
114 LF 27" RCP
@ 0.50%
48 LF 27" RCP
@ 0.50%
78 LF 27" RCP
@ 2.52%
82 LF 27" RCP
@ 0.50%
123 LF 30" RCP
@ 0.46%
27 LF 12" RCP
@ 1.00%
45 LF 12"
@ 1.00%
36 LF 12"
@ 1.00%
28 LF 12" PVC
@ 1.00%
67 LF 12" RCP
@ -1.00%
10 LF 18" PVC
@ 1.00%
72 LF 18" RCP
@ 1.00%
25 LF 12"
@ 1.00%
56 LF 15" RCP
@ 1.08%
92 LF 21" RCP
@ 0.98%
48 LF 21" PVC
@ 1.00%
22 LF 21" PVC
@ 0.50%
40 LF 12" PVC
@ 1.01%
29 LF 12" PVC
@ 1.00%
28 LF 12" PVC
@ 1.41%
69 LF 12" PVC
@ 1.01%
95 LF 18" PVC
@ 1.00%
67 LF 18" PVC
@ 1.00%
68 LF 18" PVC
@ 1.01%
84 LF 18" PVC
@ 1.00%
53 LF 18" PVC
@ 1.53%
115 LF 21" PVC
@ 1.55%
47 LF 18" PVC
@ 1.61%
57 LF 36"
@ 0.33%
49 LF 36"
@ 0.33%
16 LF 12" PVC
@ 1.00%
26 LF 15" RCP
@ 2.00%
51 LF 36" RCP
@ 1.00%
26 LF 15" PVC
@ 1.00%
51 LF 12" PVC
@ 0.88%
EX STMH 01
RIM= 908.00
INV=897.85 (42") NE
STMH 50
RIM= 908.01
INV= 897.63 (42") SW
INV=897.63 (42") SE
CBMH 51
RIM= 906.68
INV= 897.37 (42") NW
INV= 902.12 (15") SW
INV=897.37 (42") E
CBMH 2
RIM= 906.95
INV= 902.36 (15") W
INV= 903.84 (15") SE
INV=902.36 (15") NE
STMH 2A
RIM= 907.13
INV= 902.88 (15") SW
INV=902.88 (15") E
STMH 2B
RIM= 908.49
INV= 903.49 (15") SW
INV=903.49 (15") NE
CBMH 40
RIM= 909.00
INV=912.50 (12") SE
CBMH 41
RIM= 909.00
INV= 912.10 (12") NW
INV= 912.10 (12") SE
INV=912.10 (12") NE
CBMH 42
RIM= 909.00
INV=912.50 (12") NW
CBMN 32
RIM= 914.80
INV= 908.00 (18") NE
INV=908.00 (18") SW
CBMH 33
RIM= 914.80
INV= 907.33 (18") NE
INV=907.33 (18") SW
CBMH 34
RIM= 914.80
INV= 906.65 (18") NE
INV=906.65 (18") SW
CBMH 35
RIM= 914.80
INV= 905.81 (18") NE
INV=905.81 (18") SW
OCS 20
RIM= 915.81
INV= 904.50 (21") S
INV=905.00 (21") N
CBMH 12
RIM= 913.59
INV= 902.08 (27") SW
INV= 909.75 (12") NW
INV=901.98 (27") NE
CBMH 30
RIM= 915.27
INV=909.64 (12") SW
MH 24B
RIM= 915.60
INV= 905.89 (21") N
INV=905.89 (21") S
STMH 3
RIM= 914.67
INV=910.72 (21") NE
OCS 46
RIM= 914.59
INV= 909.00 (18") SE
INV=909.50 (18") N
CBMH 50
RIM= 913.60
INV= 909.34 (12") S
INV=909.34 (12") N
CBMH 13
RIM= 914.70
INV= 902.75 (24") SW
INV=902.65 (27") NE
CBMH 51B
RIM= 912.10
INV= 908.89 (12") S
INV=908.89 (12") NW
STMH 4
RIM= 914.04
INV= 910.02 (21") SW
INV=910.02 (21") NE
CBMH 14A
RIM= 913.60
INV= 909.49 (12") NW
INV=909.49 (12") SE
CBMH 14
RIM= 914.02
INV= 903.49 (21") SW
INV=903.39 (24") NE
OCS 1
RIM= 912.36
INV= 904.50 (18") SW
INV=904.50 (12") NE
CBMH 15
RIM= 912.88
INV= 904.13 (21") SW
INV=904.03 (21") NE
CBMH 25
RIM= 912.64
INV= 908.20 (12") NE
INV=907.50 (15") S
CBMH 24
RIM= 912.17
INV= 906.89 (15") N
INV=906.79 (21") S
CBMH 9
RIM= 911.39
INV= 899.68 (27") SW
INV=899.58 (27") N
CB 7
RIM= 908.62
INV=904.60 (12") NW
CBMH 6
RIM= 908.26
INV= 898.51 (30") S
INV=903.91 (30") NW
CBMH 8
RIM= 910.34
INV= 899.17 (27") S
INV=899.07 (30") N
CBMH 2F
RIM= 909.92
INV=906.00 (12") SE
MH #197
RIM= 909.11
INV=898.35 (36") W
CBMH 4
RIM= 908.20
INV= 904.52 (12") SE
INV=904.52 (12") N
OCS 2
RIM= 908.19
INV= 900.82 (18") SE
INV=901.50 (15") NE
CBMH 2E
RIM= 908.00
INV= 905.15 (12") E
INV=904.66 (12") NW
CBMH 2C
RIM= 908.00
INV= 903.85 (12") SE
INV=903.75 (15") NE
CBMH 2D
RIM= 908.00
INV= 904.21 (12") SE
INV=904.21 (12") NW
STMH 5
RIM= 907.97
INV= 903.49 (30") SE
INV= 901.07 (15") SW
INV=900.65 (36") NW
MH #198
RIM= 907.58
INV= 898.16 (36") E
INV=898.16 (36") W
STMH 53
RIM= 907.28
INV= 896.80 (42") NW
INV= 900.00 (36") S
INV=896.80 (42") E
CBMH 3
RIM= 908.02
INV= 904.36 (12") S
INV=904.36 (15") NW
CBMH 53A
RIM= 906.74
INV= 900.13 (36") SE
INV=900.09 (36") N
CBMH 52
RIM= 905.86
INV= 897.09 (42") W
INV= 901.04 (15") SW
INV=897.09 (42") SE
CB 52A
RIM= 905.86
INV=901.46 (15") NE
STMH 54
RIM= 902.59
INV= 896.42 (42") W
INV=896.16 (42") S
FES H
RIM= 896.74
INV= 898.00 (36") E
FES 54
RIM= 896.94
INV= 895.99 (42") N
CBMH 10
RIM= 912.64
INV= 901.74 (27") SW
INV= 910.16 (12") NW
INV= 908.78 (18") S
INV=901.64 (27") NE
CB 12A
RIM= 912.70
INV=910.00 (12") SE
CBMH 19
RIM= 915.99
INV= 904.72 (21") S
INV=904.62 (21") NE
CBMH 31
RIM= 914.80
INV= 908.95 (12") NE
INV=908.95 (18") SW
CBMH 14B
RIM= 913.60
INV=909.77 (12") SE
CBMH 36
RIM= 915.00
INV= 905.00 (18") NE
INV= 905.00 (18") NW
INV=905.00 (21") W
235' - 60" CMP
INFILTRATION PIPE SYSTEM
INV PIPE: 900.0
INV ROCK: 899.5
26 LF 12"
@ 1.00%
CB 51
RIM= 913.60
INV=909.60 (12") N
CB 4C
RIM= 909.70
INV=905.70 (12") NW
60 LF 12"
@ 1.00%
33 LF 12"
@ 1.00%
CB 4A
RIM= 908.20
INV= 904.77 (12") SE
INV=904.77 (12") NW
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C4-2 Utilities (Stormwater)-Full SitePlotted: 12 /21 / 2023 2:4 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
N
SCALE IN FEET
0 40 80
UTILITY PLAN
STORM SEWER
OVERALL
C4-2
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4. ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8. PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
PVC SDR 35 8" TO 15" DIAMETER
9. ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a. PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b. PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c. ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d. WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
OWNER.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C8-1 Detail SheetPlotted: 12 /21 / 2023 2:4 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
DETAIL SHEET
C8-125' MIN.CONCRETE SIDEWALKS SHALL BE AMINIMUM OF 6 INCHES (6") THICK AT ALLDRIVEWAYS.4" OR 6"CONCRETESIDEWALKNO SMALL UTILITIES OR IRRIGATIONPIPES SHALL BE PLACED IN THEROADWAY STRUCTURAL SECTION.R/WR/WRESIDENTIAL
STREET SECTIONGRADES ON MINOR STREETS SHOULD PROVIDE AN AREA OFNOT MORE THAN A 3% GRADE AT INTERSECTIONS WITHSTREETS OF A HIGHER TRAFFIC PRIORITY.2% CROSS SLOPE TYP.VARIABLEVARIABLE3%3%6"5'1'1/2:112"(TYP.)DETAIL APAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY _____, DATED_____,20__MINIMUM SECTIONDETAIL A4" OR 6" PERFORATEDDRAINTILE (TYP.)3" (PLUS) CUSHIONUNDER CURB (TYP.)1/2:1 1-1/2" BIT. WEAR COURSEMN/DOT 2360 TYPESPWEA240B OR SPWEB240B2357 TACK COAT2-1/2" BIT. NON-WEAR COURSEMN/DOT 2360 TYPE SPNWB230B8" AGG. BASE CLASS 5 OR 2 MN/DOT 313812" SELECT GRANULAR MN/DOT 3149.DGEOTEXTILE FILTER FABRIC TYPE V MN/DOT3733.2 (IF REQUIRED)APPROVED SUBGRADEDRAWN 12/2016
LOUCKS PLATE NO.
2004LOUCKS
STANDARD GUTTER
8"12"
6"
13.5"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6-12 STYLE
CONCRETE CURB
AND GUTTER
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009LOUCKS
8"12"
6"
48"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
PAVEMENT SECTION VARIES
SEE PAVEMENT SECTION DETAIL
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6 STYLE CONCRETE CURB AND
GUTTER / WALL
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD
BE SPRAYED WITH A MEMBRANE CURING
COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF
200'.
3. CONSTRUCT IN ACCORDANCE WITH
MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009ALOUCKS
GRADE AT
BASE OF
CURB
FLAT CURB AND
GUTTER (12")
DRAWN 2/2016
LOUCKS PLATE NO.
2012LOUCKS
SLOPE GUTTER TO MATCH
PARKING LOT DRAINAGE
TIP GUTTER OUT AS REQ'D
PAVEMENT SECTION VARIES
MIN. OF 4"
3/8 " LIP
AGG. BASE UNDER
CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
7"
12"8"
AGG. BASE
VARIES
1/2" RAD.
20"
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
CONCRETE SIDEWALK-
WIDTH & SECTION VARY
REFER TO SITE PLAN
NO
PARKING
FIRE
LANE
5' 0"12"18"FIRE LANE SIGN
NOTES:
1. "NO PARKING FIRE LANE", R7-22 OR
APPROVED EQUAL. SIGN MUST BE A
MINIMUM OF 12" X 18", ALUMINUM
PLATE, .063 MIN. THICKNESS, HIGH
INTENSITY SHEETING, INSTALLED AT A
HEIGHT 5' ABOVE GROUND, WITH RED
LETTERING ON WHITE BACKGROUND
(STANDARD).
2. THE SIGN SUPPORTS WILL BE A U POST.
3. THE SUPPORTING POSTS SHALL BE SET
BACK A MINIMUM OF 12" BUT NOT MORE
THAN 36" FROM THE CURB ON BOTH
SIDES OF THE FIRE LANE.
4. ALL SIGNS SHALL FACE THE DIRECTION
OF TRAVEL AND BE INSTALLED
ACCORDING TO THE LOCATIONS
IDENTIFIED BY THE CITY ON THE
APPROVED SITE PLAN FOR THE
DEVELOPMENT.
DRAWN 2/2016
LOUCKS PLATE NO.
2026LOUCKS
BOLLARD
1/2" CROWN
1" CROWN
3'-6"3'-0"6"24" DIA.
4,000 PSI
CONCRETE
6" DIP, CONC.
FILLED, PAINTED
OSHA YELLOW
DRAWN 12/2016
LOUCKS PLATE NO.
2039LOUCKS
2" BIT. WEAR COURSE,
MN/DOT 2360 SPWEA240B
TACK COAT, MN/DOT 2357
2" BIT. NON-WEAR COURSE,
MN/DOT 2360 SPNWB230B
6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138
APPROVED SUBGRADE
FINISHED GRADE
24" SELECT GRANULAR, MN/DOT 3149.D
HEAVY DUTY BITUMINOUS
PAVEMENT SECTION
GEOTEXTILE FILTER FABRIC TYPE V,
MN/DOT 3733.2
DRAWN 12/2016
LOUCKS PLATE NO.
2032LOUCKS CONCRETE SIDEWALK
SECTION
4" CONCRETE WALK
MN/DOT 2521
4" GRANULAR MATERIAL
MN/DOT 3149
DRAWN 12/2016
LOUCKS PLATE NO.
2034LOUCKS
FLOW
SECTION A-A
SECTION B-B
NOTES:
VARIABLE THICKNESS HDPE ADJUSTING RINGS
AS REQUIRED. MIN. OF 4" ADJUSTMENT AND
MAX. OF 12" ADJUSTMENT. USE LARGER
ADJUSTMENT RINGS TO MINIMIZE THE NUMBER
OF JOINTS. INCLUDE ONE 2" RING IMMEDIATELY
UNDER THE CASTING. USE TAPERED RINGS TO
MATCH CASTING TO STREET GRADE. APPLY
BUTYL SEALANT BETWEEN ALL THE JOINTS.
CONCRETE RINGS SET IN A MORTAR BED ARE
ACCEPTABLE.
ADJUST CASTING TO 14" -
12" BELOW FINISHED
GRADE, TYPICAL FOR ALL
CASTINGS IN PAVEMENT
NOTE: ALL
CONNECTIONS
THROUGH MH SHALL
HAVE A RUBBER BOOT.
ANY FIELD ADDED
OPENING FOR PIPE
SHALL BE CORE
DRILLED AND AN
ELASTOMERIC RUBBER
BOOT INSTALLED.OFF ROAD MARKERM
H
INSTALL
WHEN
M.H. IS
PLACED
OUTSIDE
OF THE
ROADWAY.
BENCH
SLOPE
STANDARD SANITARY
SEWER MANHOLE
MANHOLE CASTING AND COVER, NEENAH R-1642 OR
APPROVED EQUAL WITH TWO (2) CONCEALED PICK HOLES.
1. WHERE WATER MAY STAND, TOP OF MH
SHALL BE 2 FEET ABOVE GROUND,
AND/OR 2 FEET ABOVE THE 100 YEAR
STORM WATER LEVEL.
2. ON MANHOLES 8' DEEP AND GREATER A
ONE FOOT FOUR INCH (1'-4") PRECAST
SECTION SHALL BE PLACED
IMMEDIATELY BELOW CONE SECTION.
3. WHEN MANHOLE DEPTH IS LESS THAN 8',
A TOP SLAB SHALL BE USED IN PLACE OF
THE CONE. TOP SLAB SHALL BE SUITABLE
FOR AASHTO HS20 HIGHWAY LOADINGS.
THE SLAB SHALL BE SET ON A MORTAR
BED.
4. ALL JOINTS BETWEEN SECTIONS SHALL
HAVE RUBBER O-RING GASKETS.
5. MINIMUM BASE SLAB THICKNESS, 6" TO
14' DEPTH. INCREASE THICKNESS 1" FOR
EACH 4' OF DEPTH GREATER THAN 14'.
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
20" TO SPRING LINE
(MAX.)
SLOPE 2"/FOOT
7"
27"
48"4'1'-4"A
B B
A
AS NEEDEDDRAWN 2/2016
LOUCKS PLATE NO.
4000LOUCKS
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
·BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF
MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE
INCH (1") SIEVE.
·BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS
OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN
MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE
OR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT
THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT.
PLASTIC PIPE
BEDDING
PLASTIC
PIPE
18"18"PIPE
WIDTH ENCASEMENT
BEDDING
FOUNDATION
(MAY NOT BE
REQUIRED)
12"
6"
BACKFILL
COMPACTED
AS SPECIFIED
EXCAVATED TRENCH
WIDTH
DRAWN 2/2016
LOUCKS PLATE NO.
4008LOUCKS
ADJUST CASTING TO 14" - 12" BELOW FINISHED
GRADE, TYPICAL FOR ALL CASTINGS IN PAVEMENT
OFF ROAD MARKERM
H INSTALL WHEN M.H. IS
PLACED OUTSIDE OF
THE ROADWAY.
STANDARD STORM
SEWER MANHOLE WITH
CONE SECTION
FLOWAS REQUIRED1'-4"2"
0"-8"
2"
27"
48"4'CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
MANHOLE CASTING FRAME AND
COVER-NEENAH R-1733 OR APPROVED
EQUAL. INCLUDES SOLID LID & "STORM
SEWER" LETTERING.
RUBBER GASKETS BETWEEN EACH
JOINT IN MANHOLE SECTIONS.
1. WHERE WATER MAY STAND, TOP
OF MH SHALL BE 2 FEET ABOVE
GROUND, AND/OR 2 FEET ABOVE
THE 100 YEAR STORM WATER
LEVEL.
2. ON MANHOLES 8' DEEP AND
GREATER A ONE FOOT FOUR INCH
(1'-4") PRECAST SECTION SHALL BE
PLACED IMMEDIATELY BELOW
CONE SECTION.
3. WHEN MANHOLE DEPTH IS LESS
THAN 8', A TOP SLAB SHALL BE
USED IN PLACE OF THE CONE.
TOP SLAB SHALL BE SUITABLE FOR
AASHTO HS20 HIGHWAY
LOADINGS. THE SLAB SHALL BE
SET ON A MORTAR BED.
4. ALL JOINTS BETWEEN SECTIONS
SHALL HAVE RUBBER O-RING
GASKETS.
5. MINIMUM BASE SLAB THICKNESS,
6" TO 14' DEPTH. INCREASE
THICKNESS 1" FOR EACH 4' OF
DEPTH GREATER THAN 14'.
6. ALL PIPE CONNECTIONS TO
MANHOLE SHALL BE WATERTIGHT.
NOTES:
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
DRAWN 2/2016
LOUCKS PLATE NO.
4300LOUCKS
KOR-N-SEAL OR APPROVED
FLEXIBLE CONNECTION
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.
CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
2'x3' CATCH BASIN
(MAX. DEPTH 4.0')
(NEENAH CASTING NO. R-3067 WITH TYPE DR, DL,
OR TYPE V GRATE OR APPROVED EQUAL)DIRECTION OF MAJOR
FLOW (TYPE DL GRATE)
NOTES:
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.
5" PRECAST REINFORCED CONCRETE
IF STRUCTURE BASE IS LESS THAN
48" BELOW FINISHED GRADE, PLACE
GRANULAR MATERIAL UNDER
STRUCTURE, FOR A MINIMUM OF 48"
BELOW FINISHED GRADE.
NOTE:
USE 4 FOOT DIAMETER CATCH
BASIN MANHOLE WHEN DEPTH
EXCEEDS 4.0 FEET.
3"
36"
6"
24
"36"
4"
31
"43"6"
1
7
-
1
/
2
"
35-1/
2"
DRAWN 12/2016
LOUCKS PLATE NO.
4302LOUCKS CONCRETE PIPE
BEDDING
RCP
PIPE
18"18"PIPE
WIDTH
COMPACTED SAND OR 3 4"
TO 1-1
2" CLEAR ROCK (AS
DIRECTED)
COMPACTED
SUBGRADE
6"
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
RCP
PIPE
18"18"PIPE
WIDTH
SHAPE BOTTOM OF
EXISTING TRENCH MATERIAL
TO FIT PIPE BARREL.
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
CLASS C BEDDING
CLASS B BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4310LOUCKS 2.0'2" MAX.
2.0'
1.0'
PERFORATED
DRAIN TILE PIPE
FINE FILTER AGGREGATE
MN/DOT 3149.2J
PERFORATED PIPE (PVC OR
CORRUGATED PE) WITH
PROTECTIVE WRAP, MEETING
MN/DOT 3245 AND 3278 SPECS.
DRAWN 2/2016
LOUCKS PLATE NO.
4314LOUCKS
NOTES:
6" HUB WITH THREADED PVC PLUG - DO NOT GLUE
CASTING MAY BE REQUIRED SEE SPECIFICATIONS
END OF LINE CLEANOUT IN LINE CLEANOUT
PVC LONG SWEEP
BEND SCH. 40
2.5'
VARIES
2.5'
VARIES
ONE PIECE 6" PVC
SCH. 40 CLEANOUT
RISER
DRAINTILE
CLEAN-OUT STRUCTURE
6.0'
4.0'
6.0'
4.0'
10' GREEN ENAMEL U-CHANNEL
FENCE POST W/ TOP 6 INCHES
WRAPPED WITH 3M SCOTCHLITE
REFLECTIVE TAPE OR EQUAL.
DRAWN 2/2016
LOUCKS PLATE NO.
4315LOUCKS
LOUCKS
W:\2020\20503A\cadd Data\CIVIL\_dwg Sheet Files\full Site\C8-1 Detail SheetPlotted: 12 /21 / 2023 2:4 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503A
MJS
NWC
MJS
12-21-23
12-21-23
C1-1A-D EX. CONDITIONS PLAN
C1-2A-D DEMOLITION PLAN
C2-1A-D SITE PLAN
C3-1A-D GRADING PLAN
C3-2A-D SWPPP PLAN
C3-3 SWPPP NOTES
C4-1A-D SANI. AND WATERMAIN
C4-2A-D STORM SEWER
C8-1-C8-3 DETAIL SHEET
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
12/21/2023 PUD AMENDMENT
DETAIL SHEET
C8-2
"HYDRANTFINDER" SHALL BE INSTALLED ON THE TOP OF THE
UPPER FLANGE ON THE REAR BOLTS. INSTALL PLASTIC
COMPOSITE HYDRANTFINDERS ONLY. EXPOSED FIBERGLASS AND
METAL
HYDRANTFINDERS SHALL NOT BE USED.
INSTALL ADAPTOR
INC.'S VALVE BOX
ADAPTOR #6 BASE OR
APPROVED EQUAL
6" AMERICAN FLOW
CONTROL 2500 SERIES
RESILIENT WEDGE TYPE
GATE VALVE OR APPROVED
EQUAL.
HYDRANT AND GATE
VALVE INSTALLATION
NOTES:
1. GATE VALVES ARE REQUIRED WITH ALL HYDRANTS.
2. THRUST BLOCKING REQUIRED BEHIND ALL HYDRANTS.
3. ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL. THIS INCLUDES HYDRANTS AND VALVES.
CONCRETE
BLOCKCONCRETEBLOCK MEGALUG
UNDISTURBED SOIL CONCRETE
BLOCK
7.5' MIN. COVER
ON WATERMAIN
MEGALUG
1 CUBIC YARD GRAVEL OR
CRUSHED ROCK WITH 2
LAYERS OF 4 MIL POLY. (2/3 OF
MATERIAL BELOW HYDRANT)2.5'16"TRAFFICFLANGE2-1/2" HOSE CONNECTION
(NATIONAL STANDARD THREAD)
CAPS TO BE CHAINED
(PENTAGON NUT ON CAPS)
4-1/2" PUMPER CONNECTION
(NATIONAL STANDARD THREAD)
NATIONAL STANDARD OPERATING NUT
3'-0"2'-0"
FINISHED BOULEVARD GRADE
SEE STANDARD
PLATE 4601 FOR
APPROVED TYPES OF
GATE VALVE BOXES
DRAWN 12/2016
LOUCKS PLATE NO.
4600LOUCKS
GATE VALVES
FINISHED GRADE
7.5' MINIMUM COVERVARIABLEVAR.MIDDLE SECTION
EXTENSIONS
TOP SECTION
VARIABLE14-3/4
17-1/412-9/167
8-1/4
9-7/16
7-3/4
7
8-1/8
2-3/8
7
8-1/8 61-1/2
5-3/4
5-1/4
6-5/8
7-1/8
7-5/8
8-7/8
2"
6-1/4 WATER
7-3/8
2"
4"
5-3/4
7-1/8
NOTE: ALL BOLTS, T-BOLTS, NUTS AND RODDING
INSTALLED BELOW GRADE SHALL BE ASTM F593
TYPE 316 STAINLESS STEEL.
AMERICAN FLOW CONTROL 2500 SERIES
RESILIENT WEDGE TYPE OR APPROVED
EQUAL. VALVE BODY BOLTS SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
INSTALL ADAPTOR INC.'S VALVE
BOX ADAPTOR #6 BASE OR
APPROVED EQUAL
ADJUST V.B. TOP TO 14" TO 12" BELOW
STREET GRADE OR 12" TO 1" BELOW
FINISHED BLVD. GRADE AND SHALL BE
SET SO AS TO PROVIDE 12" OF
UPWARD ADJUSTMENT.
GATE VALVE BOXES:
TYLER PIPE - SERIES 6860 SCREW TYPE
WITH A #6 BASE AND DROP LIDS
WITH "WATER" LABELED ON COVER
OR APPROVED EQUAL OFF ROAD MARKERG
V
GATE VALVE AND
BOX INSTALLATION
NO. 6 ROUND BASE
CONCRETE
BLOCK
GATE VALVE BOXES ARE
3 PIECE, 5-1/4" SHAFT
14" MIN. FROM TOP OF BOTTOM
SECTION TO TOP OF VALVE BOX
DRAWN 2/2016
LOUCKS PLATE NO.
4601LOUCKS
24"MAX.6"MAX.
"L"
SIZE OF PIPE "L"
21" TO 42" 6"
48" TO 72" 12"
MIN.
TIE THE LAST 3 JOINTS ON INLET AND OUTLET
PIPES.
TRASH GUARD
RCP APRON
RIPRAP REQUIRED: SEE STD. PLATE 4308 OR 4309
USE 2 TIE BOLT FASTENERS PER JOINT
INSTALLED AT 60 DEG FROM TOP OR BOTTOM
OF PIPE.
USE 5/8" TIE FOR PIPE SIZES 12" TO 27".
USE 3/4" TIE FOR PIPE SIZES 30" TO 66".
USE 1" TIE FOR PIPE SIZES OVER 72".
TRASH GUARDS WILL BE REQUIRED ON 24" OR
LARGER PIPE.
SEE 4308-4309 FOR
RIPRAP DETAIL
PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.
GALVANIZE AFTER FABRICATION.
DRAWN 2/2016
LOUCKS PLATE NO.
4306LOUCKS LARGE WATER SERVICE
CONNECTION
CL PIPE
PL
VALVE BOX
3'
TEE
WATERMAIN
SERVICE VALVE
PLUG
EXISTING
GROUND
STREET
5' HEAVY METAL
FENCE POST
WIRED TO
MARKER.3'WIRE
TOGETHER
2"X4"
MARKER7.5' MIN.NOTE:
VALVES SHALL BE TIED TO TEE AT MAIN WITH 2 3/4"ROUND TIE RODS.
ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
DRAWN 2/2016
LOUCKS PLATE NO.
4604LOUCKS
5' MED. DUTY, (1.25 #/FT)
STEEL FENCE POST EXPOXY-
RESIN COATED, PAINTED OR
GALVANIZED INSTALLED TO 6"
BELOW FINISHED GRADE SECURE
TRACER WIRE BY WRAPPING
AROUND POST
CONTINUOUS #10 SOLID
COPPER, INSULATED
TRACER WIRE FROM
CORP TO C.S. BOX CAP
CONTINUOUS #10 GA. SOLID
COPPER OR STAINLESS STEEL,
INSULATED TRACE WIRE
ATTACHED TO HYDT FLANGE AND
MAIN LINE WIRE
THE TRACER WIRE LOOPS SHALL BE CONNECTED TO ALL FIRE
HYDRANTS AT A REAR FLANGE BOLT USING A ALUMINUM
ANGLE IRON HYDRANT TRACER WIRE BRACKET PART #
HTWB-7000 MADE BY “VAIT PRODUCTS” OR APPROVED EQUAL.1" O.D. HDPE WMSVC PIPE 3' LONGTRACER WIRE FOR WATER SERVICE /
HYDRANT LEAD
DRAWN 2/2016
LOUCKS PLATE NO.
4605LOUCKS
CONCRETE THRUST
BLOCKING
1'-10"
2'-0"
D
22 1/2° BEND
1'-5"
1'-10"
3'-0"
B
6"
8"
12"
16"
20"
24"
1'-6"
2'-0"
2'-6"
3'-6"
2'-1"
2'-8"
4'-9"
6'-2"
1'-6"
2'-0"
3'-0"
BUTTRESS DIMENSIONS
2'-1"
3'-4"
3'-10"
6'-10"
1'-6"
2'-6"
2'-6"
3'-6"
2'-0"
1'-10"
3'-3"
4'-8"
45° BEND 90° BEND TEE/PLUGPIPE
SIZE DB DB DB
1'-5" 1'-5"
1'-5" 1'-5" 1'-5"
2'-8"
3'-0"
3'-6"
4'-4"
4'-0"
5'-0"
8'-4"
9'-8"
3'-4"
3'-10"
5'-6"4'-0"
5'-0"
5'-10"
6'-9"
NOTES:
1. SHAPE OF BACK OF BUTTRESS MAY
VARY AS LONG AS POURED AGAINST
FIRM UNDISTURBED EARTH.
2. DIMENSION "A" SHOULD BE AS
LARGE AS POSSIBLE.
3. Δ= 45° MINIMUM.
4. PLACE POLY SHEETING BETWEEN
CONCRETE & PIPE.
5. ALL BENDS AND FITTINGS SHALL BE
RESTRAINED WITH MEGALUGS
THRUST RESTRAINTS OR EQUAL.
Δ - SEE NOTE 3
A
A
A
A
A A
DBBBAAA90°
VAR.
(3' MIN.) 6"
Δ - SEE NOTE 3
Δ - SEE NOTE 3
Δ - SEE NOTE 3
SECTION A-A PLAN 0° TO 22 1/2° BENDS
TEES/PLUGSPLAN 22 1/2° TO 90° BENDS
CONCRETE
SHALL BE IN
CONTACT WITH
THIS QUADRANT
OF PIPE.
BEDDING
MATERIAL
UNDISTURBED
EARTH CONCRETE
DRAWN 2/2016
LOUCKS PLATE NO.
4606LOUCKS
3' T
R
A
N
SI
TI
O
N
3' TA
P
E
R
1"
E
X
P
A
N
S
I
O
N
J
O
I
N
T
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
TYPICAL NEENAH R-3067
CASTING.
6"±
CATCH BASIN CASTING
INSTALLATION
B612 TO CASTING
DESIGN GUTTER
LINE GRADE
EXPANSION
JOINTEXPANSION
JOINT
3' MIN. TRANSITION
B612 CURB & GUTTER
TOP CURB
NOTE: B612 CURB AND GUTTER TO BE
FORMED INTO A B618 TYPE CURB AT
CATCH BASIN CASTING.
B612 CONCRETE CURB AND
GUTTER
3' MIN. TRANSITION
B612 CURB & GUTTER
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
DRAWN 12/2016
LOUCKS PLATE NO.
4312LOUCKS TYPICAL WATERMAIN
INSULATION
W.M.
WATERMAIN PIPE
STORM SEWER PIPE
STORM
SEWER
VARIES
VARIES
6" MIN.
12" MAX.
6" MIN.
12" MAX.
4"
4"
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
16'
8'
DRAWN 2/2016
LOUCKS PLATE NO.
4608LOUCKS WATERMAIN UNDER SEWER
DEFLECTION
12"O.D.12"
TRANSITION TO SPECIFIED
DEPTH (TYPICAL). INSTALL 45°
VERTICAL BENDS WITH MEGA
LUGS AS REQUIRED.
MINIMUM 6" OF
COMPACTED SAND
ABOVE & BELOW
INSULATION
ONE PIPE
LENGTH
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
18" MIN
SEPARATION
PROPOSED
SEWER
DRAWN 2/2016
LOUCKS PLATE NO.
4611LOUCKS
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
ROCK BEDDING MATERIALS SHALL BE 3/4" TO 1-1/2" CLEAR ROCK. IF IN-SITU MATERIAL UNDER ROCK
BEDDING IS UNSTABLE, USE AS MUCH ROCK AS NECESSARY TO STABILIZE.
DUCTILE IRON PIPE
BEDDING
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
SAND
BEDDING
ROCK
BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4615LOUCKS
OUTLET
48" TO 72"
DOGHOUSES SHALL BE GROUTED
BOTH ON THE INSIDE AND
OUTSIDE OF THE STRUCTURE.
PRECAST MANHOLE
SECTIONS
C
PIPE SIZE
WILL VARY
INLET
PRECAST BASE SLAB
INLET
ELEVATION
A
RIM - (EMERGENCY OVERFLOW)
D
B
6"
E
TOP OF WEIR
ELEVATION
WEIR TO BE REINFORCED WITH AT
LEAST #4 REBAR, 12" ON CENTER.
H
2"
0"-8"
2"
2 - 8" DRAIN-TILE
DOWN-STREAM OF WEIR
OUTLET CONTROL
STRUCTURE - MH
DRAWN 2/2016
LOUCKS PLATE NO.
4316LOUCKS
WEIR/ORIFICE
E
TOP OF WEIR
ELEVATION
ORIFICE
OPENING SIZE -
F
INVERT
ELEVATION - G
41
20 903.43
OUTLET CONTROL STRUCTURE ELEVATION TABLE
904.93
903.50
905.0
903.38
905.25
917.43
911.90
OCS NO. A B C D
907.5
906.0
E
15"Hx18"W
6"Hx6"W
F
904.50
905.50
G
48"
48"
H
45 902.37 902.5 902.75 912.40 904.0 2"Hx6"W 903.0 48"
46 908.93 909.0 909.50 915.0 --- 48"
47 908.94 909.0 909.5 915.25 --- 48"
42 901.39 901.50 901.75 908.90 903.75 6"Hx6"W 902.0 48"
LOUCKS
UNDERGROUND
INFILTRATION PIPE
20 ML PE IMPERMEABLE
LINER OVER THE TOP OF
PIPE (IF REQUIRED)
DRAWN 12/2016
LOUCKS PLATE NO.
200210
5'-6'
PERFORATED
CMP PIPE
VARIABLE
(1' MIN.)
2.5'-3'
(1' MIN.)
GEOTEXTILE FABRIC, TOP
AND SIDES ONLY
NOTE:
IF SALTING AGENTS FOR SNOW AND ICE REMOVAL ARE USED ON OR NEAR THE
PROJECT, A GEOMEMBRANE BARRIER IS RECOMMENDED WITH THE SYSTEM. THE
GEOMEMBRANE LINER IS INTENDED TO HELP PROTECT THE SYSTEM FROM THE
POTENTIAL ADVERSE EFFECTS THAT MAY RESULT FROM A CHANCE IN THE
SURROUNDING ENVIRONMENT OVER A PERIOD OF TIME. PLEASE REFER TO THE
CORRUGATED METAL PIPE DETENTION DESIGN GUIDE FOR ADDITIONAL INFORMATION.
FREE DRAINING ANGULAR
WASHED STONE 3
4 - 2" MIN.
6" BASE STONE
6" COVER STONE
PERVIOUS
PAVEMENT
INFILTRATION DRAWN 12/2016
LOUCKS PLATE NO.
200210
1" LANDSCAPE ROCK
NOTE:
IF SALTING AGENTS FOR SNOW AND ICE REMOVAL ARE USED ON OR NEAR THE
PROJECT, A GEOMEMBRANE BARRIER IS RECOMMENDED WITH THE SYSTEM. THE
GEOMEMBRANE LINER IS INTENDED TO HELP PROTECT THE SYSTEM FROM THE
POTENTIAL ADVERSE EFFECTS THAT MAY RESULT FROM A CHANCE IN THE
SURROUNDING ENVIRONMENT OVER A PERIOD OF TIME. PLEASE REFER TO THE
CORRUGATED METAL PIPE DETENTION DESIGN GUIDE FOR ADDITIONAL INFORMATION.
2" OF 3
8" OPEN GRADED
STONE (ASTM #8)
12"
4" OF 3/4" - 1" OPEN
GRADED STONE, NO
FINES (ASTM #57
CRUSHED)
12" OF 2" - 3" OPEN
GRADED STONE
(ASTM #2)
6" DRAINTILE
18"
2" OF 1
4" - 3
8" OPEN GRADED
STONE
(AASHTO #8 OR #9)
4938 Lincoln Drive Edina, MN 55436
RE: APPLICATION TO THE CITY OF HOPKINS FOR CONSIDERATION OF:
Site Plan Approval – Artessa (Building B)
PUD Amendment relating to the project known as 325 Blake Road
SUB APPLICANT INFORMATION
Full Name: Artessa Development, LLC
Ben Landhauser, Vice President
Daytime Phone: 612.875.1618
Email Address: ben@thislifestyle.com
Street Address: 4938 Lincoln Drive
City, State, Zip: Edina, MN 55436
‘BUILDING B’ COOPERATIVE PROJECT NARRATIVE
The revised site and building plans included with the PUD Amendment and Site Plan Review Application for
Artessa (Building B), a cooperative building, identify a 5-story building comprised of approximately 65 cooperative
residences. These 65 +/- cooperative residences range in characteristics from 1 bedroom 1 bath residence of
approximately 1,100 sf to 2 bedroom + den and 2 bath residence of approximately 1,795 sf. The design of the
cooperative building is intended to complement and leverage the unique urban dynamics of the site and adjacent
buildings. Viewsheds from each residence in the building toward the outdoors are positioned at a skew to
broaden and elongate views while diminishing the perceived proximity between the cooperative and adjacent
buildings. All parking occurs within the building envelope, with cooperative owner parking accommodated in a
below grade garage level. Guest and visitor parking is accommodated through an appropriately sized main level
garage within the east wing of the building. Three full floors of residences sit atop the main floor, with a partial
floor of units and an amenity space with adjoining rooftop deck on the 5 th floor.
The cooperative has an age qualification requirement that entails at least one owner of every home in the
building to be 62 years of age or older. The proposed cooperative community has been modeled to meet current
market pricing expectations for the residence sizes and characteristics designed. Over time, all share values
(cooperative home values) will appreciate at a maximum of 2% annually, which will enable all homes to become
more financially attainable as the general real estate market will fluctuate at an average appreciation rate greater
than the maximum 2% appreciation of the cooperative shares.
Similar to other Artessa Cooperatives, the building is finished with extensive common area amenities
(approximately 8,000+ sf) that enable our owners to have access to more daily living space and community
connection opportunities within the cooperative. The cooperative amenity areas include:
Great Room: A large gathering and hosting space with full kitchen, pantry and a variety of
seating spaces designed for both large and small groups to get together.
Entertainment
Suite:
This entertainment suite is the perfect place to get together and watch a movie,
play cards or a game on the brand-new shuffleboard table. Your grand kids won’t
stop talking about how fun it is to go visit grandma and grandpa once they see all
that the entertainment suite has to offer – including an arcade game table.
Page 2 of 3
Hospitality Suite: A secluded hospitality suite becomes the perfect get away for smaller social
gatherings like your wine club, family holiday celebrations and anything in
between.
Wellness Studio Whether your daily routine involves a workout, yoga or meditation, the Wellness
Studio provides an escape for you to keep that routine in check or get a chance to
start a whole new one involving state of the art equipment and multi-purpose
flooring selected specifically for the Artessa community.
Business Center: The business center provides working owners a space to take meetings and all the
office amenities similarly found in a co-working space.
Guest Suite: This king bed hotel-like suite allows you to host additional friends or family in your
home without having to upsize your personal residence in the process.
Makerspace: Looking for an area to build a new murphy bed, polish up your skis, tune up your
bike or create something without feeling like you are making a mess? Active
hobbyists and artists alike transform this space into the woodshop or studio space
of their dreams as part of the cooperative living experience.
The unit composition of the cooperative includes:
UNIT TYPE # OF UNITS SQ. FT. RANGE
ONE BEDROOM 22 1,089 – 1,209 sf
ONE BEDROOM + DEN 3 1,347 – 1,564 sf
2 BEDROOM 10 1,345 sf
2 BEDROOM + DEN 29 1,520 – 1,794 sf
The cooperative does have a full time (32 – 40 hrs. per week) building manager and part-time maintenance
technician (20 - 30 hrs. per week) on the premises. These individuals are overseen by a professional property
management company.
PARKING REQUIREMENTS VS. PROPOSAL:
USE: MULTIFAMILY RESIDENTIAL PROPOSAL
[BASED ON 65 UNITS]
RATIO COUNT
LOWER GARAGE PARKING [OWNERS] 1.29 : 1 84
UPPER GARAGE PARKING [GUESTS/VISITORS] 0.18 : 1 12
TOTAL PARKING 1.47 : 1 96
BICYCLE PARKING 0.56 : 1 37+
The required number of parking spaces per the City’s requirements for multi-family buildings is: 78 spaces (1.2/unit).
The required number of bicycle parking spaces per City requirements is: 71.5 bicycle spaces (1.1 spaces per unit)
Page 3 of 3
Additional details of the cooperative financial structure and comparisons to its unique and attractive ownership
model to more conventional multi-family alternatives are attached for reference and clarity.
Respectfully Submitted,
Ben Landhauser AICP
Executive Vice President
Main 612.875.5637
Direct 612.875.1618
ben@thislifestyle.com
DISCOVER THE ART OF LIVING
Artessa is a co-op for people 62+ who
want a stylish home, more simplicity, and
a dynamic community of people who want
those things, too.
There’s an art to living. It’s doing more of what you
want to do and less of what you have to do. It’s
finding a community but still having your sanctuary.
It’s making your space your own without starting
from scratch. It’s not about having everything—it’s
about having the things that matter. Artessa is for
people who know it and are inspired to discover
their art of living.
Discover the
art of living.
New boutique-sized building that is stylish
and high quality
Customizable finishes that reflect your style
A community of like-minded individuals
Amenity-rich, one-level, maintenance-free
Dynamic, walkable neighborhood
Pride of ownership
Equity options crafted to fit your price point
— 3 —
About Us
Artessa Development, an affiliate of Lifestyle
Communities of Minnesota, is the developer of
Artessa Cooperative Communities. This skilled
group of passionate professionals brings over
50 years of combined experience financing
and developing Cooperative Communities
under various distinctive Cooperative brands
throughout Minnesota and surrounding states.
We have an extensive network of residential
properties for active adults wanting maintenance-
free, amenity-rich, and homeownership offerings
in closely-knit lively neighborhoods.
Lifestyle Communities have received
honors including:
• “Best new senior housing development”
Minneapolis/Saint Paul Business Journal
• “Best community amenities” Builders
Association of the Twin Cities
• Numerous “awards of excellence” from the
Minneapolis chapter of NAIOP
• Voted “#1 for senior living“ Minnesota’s Best
• “Finalist in both greater Minnesota and
suburban senior housing development”
Minnesota Real Estate Journal
— 4 —
Location is everything.
Designed for you.
Because Artessa cooperatives have a smaller footprint than most communities,
we are able to source pristine locations in the heart of the community that take
advantage of surrounding walkable areas such as shopping, restaurants, coffee
shops, regional trails, lakes, golfing, and more.
We build communities where members effortlessly feel at home, but with convenient
amenities available at their fingertips. Our members enjoy Artessa’s boutique nature
of size over larger properties where you may feel like more of a number and less of
a community member. The communities we develop on average are only about 55
units compared to larger buildings, which tend to be 90 - 150 units in size.
When it comes to home customization, no other cooperative compares to Artessa.
Our community interiors and home finishing options are designed and selected by an
award-winning team of designers and developers. And while we are not a custom home
builder, we do feel it’s important to provide homeowners with choices that fit their style
that they can get excited about. Some of your home design choices may include:
If you have any questions about design capabilities or customization
options, please reach out to an Artessa Membership representative.
Electrical and plumbing
Interior finishes
Including light fixture locations, vanity
and tub preferences, and more to
make your new home work for you
Floor plan selection
Architectural
Our plans range from 1BR/
Den/1BA to 2BR/Den/2BA and
1,100SF - 1,925SF to provide
you with your ideal size
Including walls and closet
configurations to fit your
personalization preferences
Including flooring, cabinets,
countertops, and more to ensure
your home style comes to life
— 5 —
What is a co-op?
The Artessa Co-op Model
A cooperative is where members collectively
own and control the cooperative community in
which they reside. Members buy a share in the
cooperative corporation, which owns the land,
building, and any common areas. Members
receive the exclusive right to occupy a specific
residence. There is a member-elected board
of directors and professional management to
direct and assist in on-going operations.
Artessa is a limited-equity cooperative, in which
initial buyers typically chose among a few share/
equity options. Your share/equity option determines
your monthly membership fee as well as serving
as a guide for your resale value in the future. With
a limited equity cooperative model, members are
relieved of the need to secure their own individual
financing for their new residence. Limited equity
cooperatives provide for a steady annual growth
of members’ equity at a fixed rate of return of the
initial share payment. This ensures that homes
remain affordable and marketable long-term.
Tax Benefits
Members can deduct their portion of the
cooperative’s mortgage interest and real
estate taxes on their state and federal
tax returns similar to those benefits
of a homeowner. In most instances,
cooperatives and their members have
the same tax benefits as single-family
homeowners.
Owner Benefits
• Financial advantages similar to
traditional homeownership
• Defined, predictable appreciation
• Membership in a like-minded
community
• Maintenance-free living
• Equity options crafted to fit your
price point
— 7 —
Ownership 101
There are two costs of ownership at Artessa:
A one-time share payment
(equity payment).1 An ongoing monthly membership fee that includes:
This covers principal and interest toward the fixed-
rate 40-year fully amortizing master mortgage, real
estate taxes, building insurance, operating expenses,
operating and replacement reserves, interior and exterior
maintenance, professional management, sewer, water,
trash, and one underground heated parking garage stall.
Individual members are responsible for their own in-home
electric, gas, HO-6 personal contents insurance, and other
individual home utilities based on the community. See
Artessa Membership representative for more information.
2
Example of a typical monthly fee breakdown:
57%
15%
5%
8%
15%
Real Estate Taxes,
Property Insurance
Required
Reserves
Common Area
Utilities
Operations
Mortgage, Principal
Interest, MIP
*For illustration purposes only, example represents 35% share payment.
Check with your Artessa Membership Representative for more information.
— 8 —
Apartments vs. Co-ops
Cooperative ownership gives you:
Lower monthly costs.
Because cooperatives operate at cost, without profit
to an outside owner, monthly member fees are
considerably lower than apartment rents. Through a
democratic process, members vote on any changes
in the monthly membership fee, giving owners control
over costs.
Community Stability
Apartments often have frequent turnover in a given
year. Cooperatives have a low turnover of units and
will often have a waitlist of future members ready to
move in when the opportunity arises, which creates
a connected and stable community for years to come.
Control and Governance of your community
Cooperatives give each member a voice in the
community through an owner-elected board
of directors. Apartments are governed by the
management company employed to do so.
Artessa Cooperative’s governing documents
ensure that cooperative homes remain affordable
and marketable long-term.
Pride of Ownership
Many Artessa members move from a single-family
residence and see value in being an owner versus
a renter.
Condos vs. Co-ops
Greater ownership interest
Artessa members have ownership interest in
the cooperative corporation and its property
as a whole, plus the exclusive right to occupy
a particular dwelling unit. A condominium
owner owns fee title to a dwelling unit plus an
undivided interest in the common property
of the condominium development, which
includes the land and building.
Ease of sale
Cooperatives assist members to find
prospective buyers by growing a waitlist, and
no real estate transaction fees are involved.
Condominium owners must find their own
buyer and the sale is a real estate transaction.
— 10 —
Connect with Us
Artessa Main Office
4938 Lincoln Drive, Edina, MN 55436
612-875-3833
www.artessaliving.com
Call to find the local Artessa
Sales Gallery near you.
561471612131544984 spaces12 spaces
REMOVE EXISTING
CURB & GUTTER-TYP
REMOVE EXISTING UTILITY (TYP.)
REMOVE AND RELOCATE EXISTING
TRAFFIC SIGNAL
CABINET (COORDINATE
WITH CITY) (TYP.)
REMOVE EXISTING
CONCRETE AND ADA RAMP (TYP.)
REMOVE EXISTING
CONCRETE AND ADA RAMP (TYP.)
REMOVE HYDRANT
& VALVE AND
SALVAGE
REMOVE BRICK PAVERS
TRAFFIC SIGNAL AND
PUSHBUTTON CROSSWALKS
TO BE SALVAGED
AND REINSTALLED
REMOVE WATER
SERVICE TO VALVE
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C1-1 EX COND-DEMO PLANPlotted: 12 /21 / 2023 2:25 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
EX
COND-DEMO
PLAN
C1-1
1.CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY.
CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES.
2.CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR REMOVAL.
3.CONTRACTOR TO CLEAR AND GRUB EXISTING VEGETATION WITHIN CONSTRUCTION LIMITS, STRIP
TOP SOIL, AND STOCKPILE ON-SITE. REFER TO GRADING PLAN AND SWPPP FOR SEDIMENT AND
EROSION CONTROL REQUIREMENTS.
4.CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO GRADING.
ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. EROSION CONTROL MEASURES
SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE THE STORMWATER POLLUTION
PREVENTION PLAN (SWPPP).
5.CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVAL LIMITS UNLESS
OTHERWISE NOTED.
6.BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TO A VERTICAL SAW CUT OR TO A NEAT
MILLED EDGE.
7.CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER AND OTHER POURED CONCRETE ITEMS ARE TO
BE REMOVED TO AN EXISTING EXPANSION OR CONTRACTION JOINT. SAW CUT AS NECESSARY FOR
A NEAT EDGE OF REMOVAL.
8.ALL REMOVAL ITEMS SHALL BECOME THE PROPERTY OF THE CONTRACTOR UNLESS SPECIFIED
OTHERWISE AND SHALL BE DISPOSED OF OFF-SITE IN A MANNER MEETING ALL APPLICABLE
REGULATIONS.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF ALL SIGNS,
MAILBOXES, ETC.
10.ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVED SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR AND SHALL BE REPAIRED OR REPLACED TO ORIGINAL CONDITION WITH NO
ADDITIONAL COMPENSATION.
SITE DEMOLITION SPECIFICATIONS
PARKING STALL COUNT
DISABLED PARKING STALL
MAPLE
TREE (GEN)
ASH
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 48988"
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
EXISTING BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
CONIFEROUS TREE
TREE LINE
PINE
DECIDUOUS TREE
GUY WIRE
1 SCHEDULE B II ITEM
ELECTRIC TRANSFORMER
HAND HOLE
FOUND 1/2 INCH OPEN IRON
MONUMENT UNLESS
SHOWN OTHERWISE
ROOF DRAIN
MILL AND OVERLAY EXISTING PARKING LOT
REMOVE EXISTING CURB & GUTTER,
RETAINING WALLS, FENCE, ETC.
REMOVE EXISTING MANHOLES, POWER
POLES, LIGHT POLES, BOLLARDS, PARKING
METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING,
SIDEWALKS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING UTILITIES
REMOVE EXISTING BITUMINOUS PAVING
REMOVE EXISTING BUILDING
REMOVE EXISTING GRAVEL AREA
TREE PROTECTION FENCE
DEMOLITION LEGEND
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
0+00 1+002+00
3+00
4+00
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
16.0'
B612 CURB
& GUTTER
TYP-SEE DETAIL
5.0'
5'R
9'R
15'R
5'R
25'R
18'R
6'R 20'R
15'R
20.3'
CONCRETE
SIDEWALK
TYP-SEE DETAIL
CONCRETE
SIDEWALK
TYP-SEE DETAIL
WALK OUT PATIOS
- SEE ARCHITECTURE
CONCRETE STOOP-TYP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
CONCRETE STOOP-TYP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
CONCRETE STOOP-TYP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
BUILDING ABOVE
TYP-SEE ARCHITECTURE
CONCRETE STOOP-TYP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
CONCRETE STOOP-TYP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
26.0'
9.7'
11.5'
15.3'
CONCRETE
SIDEWALK
TYP-SEE DETAIL
5.0'
FLAT CURB- TYP.
TAPER TO
FLAT CURB- TYP.
10' TAPER TO
FLAT CURB- TYP.
18.5
PUBLIC ART-TYP.
COURTYARD -SEE LANDSCAPE
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C2-1 SITE PLAN - BUILDING BPlotted: 12 /21 / 2023 2:26 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SITE PLAN
C2-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8.REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
1.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8.ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKS ASSOCIATES, TOPOGRAPHIC SURVEY DATED
11/30/16.
13.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
14.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
15.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
16.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
17.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
18. WORKING HOURS ARE 7 AM - 7 PM (MONDAY - FRIDAY) AND 9 AM - 7 PM ( SATURDAY.) A 48 HOUR
NOTICE IS REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
SITE NOTES
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8.1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
GRAVEL AREA
PAVEMENT TYPES
B612 CURB & GUTTER (STANDARD)
B612 CURB & GUTTER (TIP OUT)
FLAT CURB & GUTTER (STANDARD)
FLAT CURB & GUTTER (TIP OUT)
NOTE:
SEE CURB & GUTTER DETAILS ON SHEET C8.2
CURB TYPES
2120GGGGG1850GPP25002500P1850
G
G
P
P
2500
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
0+00 1+002+00
3+00
4+00
0.6%4.6%
4.6%
911.1
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.7
914.4
914.4
914.4
915.1
915.1
1.0%1.0%
2.1%
1.4%4.8%
4
.
8%2.7%
2.0%
3.5%1.0%
1.5%1.0%1.1%
4.2%2.8%4.6%4.8%
1.3%3.0%
2.0%
1
.
4%1.5%1
.
4%2.2%
2.6%
5
.
1%3.3%2.0%0.5%
0.5%1.9%2.0%0.5%0.5%0.0%
0.1%
0.1%0.3%2.7%1.0%
2.3%2.0%2.2%1.0%1.0%0.5%
1.0%1.0%1.0%1.0%1.1%1.3%1.0%
1.0%
1.0%1.0%
1.7%
13.98
14.49
14.80
14.16
14.06
13.64
14.48
14.50
14.48 14.60
14.41
14.57
15.00
14.82
15.00
14.47
14.42
14.36
14.55
14.93
14.91
14.67
14.23
12.94
12.62
11.95
12.49
12.49
11.95
14.91
14.76
14.55
14.77
14.76
14.81
15.00
15.00
15.06
14.70
16.50
16.50
16.50
13.73
14.41
13.84
12.91
12.65
12.65
12.52
12.77
11.90
12.44
12.05
12.51
11.10
12.30
12.10
13.60
13.60
13.60
13.60
13.60
12.65
12.62
13.16
15.00
14.80
15.00
15.00
14.06
13.95
15.48
15.41
15.26
15.19
15.04
14.97
14.82
14.75
14.63
14.53
14.38
14.31
14.16
14.09
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
16.50
15.00
16.50
15.302.9%LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C3-1 GRADING PLANPlotted: 12 /21 / 2023 2:26 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
GRADING, DRAINAGE & EROSION CONTROL NOTES
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF
BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH
BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT
REFLECT SUMPED ELEVATIONS.
3.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED.
4.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS
SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
5.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE
MUST BE ESTABLISHED.
6.DUST MUST BE ADEQUATELY CONTROLLED.
7.SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
8.SEE UTILITY PLANS FOR WATER, STORM AND SANITARY SEWER INFORMATION.
9.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
10.SEE LANDSCAPE PLAN FOR FINAL SITE STABILIZATION.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
2120GGGGG1850GPP25002500P1850
G
G
P
P
2500
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
0+00 1+002+00
3+00
4+00
0.6%4.6%
4.6%
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
8
8
8
888888888
8
8
8
8
8
8
8
8
8
8
8
8
8
8888 88888888
8488888888888888LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C3-2 SWPPP PLANPlotted: 12 /21 / 2023 2:27 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SWPPP PLAN
C3-2
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
INLET PROTECTION
SILT FENCE
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
SEE SHEET C3-3 FOR SWPPP NOTES AND C3-4 FOR SWPPP DETAILS.
EROSION CONTROL BLANKET
GENERAL NOTES
SWPPP LEGEND
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C3-2 SWPPP PLANPlotted: 12 /21 / 2023 2:27 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
SWPPP PLAN
NOTES
C3-3
1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A FOUR-STORY
APARTMENT BUILDING & THE ASSOCIATED PARKING, UTILITIES, & STORM WATER
TREATMENT AREAS .
2.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS
FOLLOWS:
1.INSTALL VEHICLE TRACKING BMP
2.INSTALL SILT FENCE AROUND SITE
3.INSTALL PROTECTIVE FENCE AROUND FILTRATION AREAS
4.CLEAR AND GRUB SITE
5.STRIP AND STOCKPILE TOPSOIL
6.REMOVE PAVEMENTS AND UTILITIES
7.CONSTRUCT STORMWATER MANAGEMENT BASINS
8.INSTALL SILT FENCE AROUND BASINS
9.ROUGH GRADE SITE
10.IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE
11.INSTALL UTILITIES
12.INSTALL BUILDING FOUNDATIONS
13.INSTALL CURB AND GUTTER
14.INSTALL PAVEMENTS AND WALKS
15.FINAL GRADE SITE
16.REMOVE ACCUMULATED SEDIMENT FROM BASINS
17.CONSTRUCT FILTRATION TRENCHES
18.SEED AND MULCH
19.WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED,
REMOVE SILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.
3.SITE DATA:
AREA OF DISTURBANCE:2.62± AC
PRE-CONSTRUCTION IMPERVIOUS AREA:0.00 AC
POST-CONSTRUCTION IMPERVIOUS AREA:1.24 AC
GENERAL SOIL TYPE:CLAY, SANDY CLAY
4.THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS,
STAKES, SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS.
5.ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE
STABILIZED BY SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR
BY MULCHING OR COVERING OR OTHER EQUIVALENT CONTROL MEASURE.
6.ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR
GULLIES, SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET.
DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH
EROSION CONTROL BLANKET
7.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF
POTENTIAL DISCHARGE ARE STABILIZED.
8.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN
NOT BE PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS.
TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR
ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES,
DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES.
9.SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN
WHENEVER POSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE
BMP'S.
10.SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA
DISPOSAL REQUIREMENTS.
11.EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED
AREA OF THE SITE, RUNOFF MUST BE PROPERLY CONTAINED.
12.NO ENGINE DEGREASING IS ALLOWED ON SITE.
13.THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS
RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT.
THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A
PERMITTEE FOR ALL APPLICABLE CONSTRUCTION ACTIVITY REQUIREMENTS FOUND IN
SECTIONS 3, 4, 6-24 OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE
OWNER FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
14.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST
SUBMIT A NOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST
SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR MORE OF THE FOLLOWING
CONDITIONS HAVE BEEN MET:
A.FINAL STABILIZATION, PER NPDES PERMIT SECTION 13 HAS BEEN ACHIEVED ON
ALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.
B.TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A.INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY
REPRESENTATIVE IS REQUIRED.
B.EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS
FOLLOWING A 0.5" OVER 24 HOUR RAIN EVENT.
C.STABILIZED AREAS: ONCE EVERY 30 DAYS
D.FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E.INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS
AFTER FILING OF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE
AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING WORK, FINDING OF
INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND
AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR
PERIOD.
16. MINIMUM MAINTENANCE
A.SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN
NONFUNCTIONAL, OR 1/3 FULL; WITHIN 24 HOURS
B.SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2
STORAGE VOLUME. REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF
DISCOVERY.
C.SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D.CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24
HOURS.
E.PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL
EVENTS GREATER THAN 12" IN 24 HOURS
17.THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE
RECORDS MUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE
PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE SITE.
18.OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE
SWPPP, ALL INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND
MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR TEMPORARY AND
PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE
RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION.
19.SWPPP MUST BE AMENDED WHEN:
A.THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR
SEASONAL CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE
B.INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS
EXCEEDING WATER QUALITY STANDARDS.
C.THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES
OR IS NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.
20.CONCRETE WASHOUT AREA
A.CONCRETE WASH-OUT IS NOT ALLOWED ON-SITE.
21.IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION
CONTRACTOR TO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
22.PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY
DISSIPATION WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER.
23.FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN
COMPLETED AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL
VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL
PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE
REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM
PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE
POND TO DESIGN CAPACITY.
24. TEMPORARY SEDIMENTATION BASINS
A.THE TEMPORARY SEDIMENTATION BASINS SHALL BE CONSTRUCTED AND MADE
OPERATIONAL PRIOR TO DISTURBANCE OF 10 OR MORE ACRES DRAINING TO A
COMMON LOCATION.
B.TEMPORARY SEDIMENTATION BASINS ARE REQUIRED PRIOR TO RUNOFF
LEAVING THE CONSTRUCTION SITE OR ENTERING SURFACE WATERS WHEN 10
OR MORE ACRES OF DISTURBED SOILS DRAIN TO A COMMON LOCATION. THE
BASIN MUST PROVIDE 3,600 CUBIC FEET OF STORAGE BELOW THE OUTLET PER
ACRE DRAINED. IF HYDRAULIC CALCULATIONS ARE AVAILABLE, THE TEMPORARY
SEDIMENTATION BASIN MUST PROVIDE A STORAGE VOLUME EQUIVALENT TO
THE 2-YEAR, 24-HOUR STORM, BUT IN NO CASE LESS THAN 1800 CUBIC FEET PER
ACRE DRAINED. THE TEMPORARY SEDIMENTATION BASIN MUST BE
CONSTRUCTED AND MADE OPERATIONAL CONCURRENT WITH THE START OF
SOIL DISTURBANCE UP GRADIENT OF THE POND. THE TEMPORARY
SEDIMENTATION BASIN SHALL BE DESIGNED TO PREVENT SHORT
CIRCUITING. THE OUTFALL SHALL BE DESIGNED TO REMOVE FLOATABLE DEBRIS,
ALLOW FOR COMPLETE DRAWDOWN OF THE POND FOR MAINTENANCE
ACTIVITIES, AND HAVE ENERGY DISSIPATION. THE EMERGENCY SPILLWAY SHALL
BE STABILIZED.
C.TEMPORARY SEDIMENTATION BASINS SHALL BE SITUATED OUTSIDE OF SURFACE
WATERS AND ANY REQUIRED BUFFER ZONE, AND MUST BE DESIGNED TO
AVOID DRAINING WETLANDS, UNLESS THE IMPACT IS IN COMPLIANCE WITH
THE REQUIREMENTS OF THIS PERMIT.
D.EXCESSIVE SEDIMENT-LADEN WATER THAT IS NOT PROPERLY FILTERED WILL NOT
BE PERMITTED TO DISCHARGE FROM SITE.
25.DEWATERING AND BASIN DRAINING
A.TURBID OR SEDIMENT-LADEN WATERS RELATED TO DEWATERING OR BASIN
DRAINING SHALL BE DISCHARGED TO A TEMPORARY OR PERMANENT
SEDIMENTATION BASIN ON THE PROJECT SITE UNLESS INFEASIBLE. THE
TEMPORARY OR PERMANENT BASIN MAY DISCHARGE TO SURFACE WATERS IF
THE BASIN WATER HAS BEEN VISUALLY CHECKED TO ENSURE ADEQUATE
TREATMENT HAS BEEN OBTAINED IN THE BASIN AND THAT THE NUISANCE
CONDITIONS WILL NOT RESULT FROM THE DISCHARGE. DISCHARGE POINTS
SHALL BE ADEQUATELY PROTECTED FROM EROSION AND PROPER VELOCITY
DISSIPATION PROVIDED.
B.ALL WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES MUST BE
DISCHARGED IN A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS,
EROSION IN THE RECEIVING CHANNELS OR ON DOWN SLOPE PROPERTIES, OR
INUNDATION IN WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACTS TO THE
WETLAND.
C.IF FILTERS WITH BACKWASH WATERS ARE USED, THE BACKWASH WATER SHALL
BE HAULED AWAY FOR DISPOSAL, RETURNED TO THE BEGINING OF THE
TREATMENT PROCESS, OR INCORPORATED INTO SITE IN A MANNER THAT DOES
NOT CAUSE EROSION. BACKWASH WATER MAY BE DISCHARGED TO SANITARY
SEWER IF PERMISSION IS GRANTED BY THE SANITARY SEWER AUTHORITY.
26.POLLUTION PREVENTION
A.BUILDING PRODUCTS THAT HAVE THE POTENTIAL TO LEACH POLLUTANTS
MUST BE UNDER COVER TO PREVENT DISCHARGE OR PROTECTED BY AN
EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACT WITH STORMWATER.
B.PESTICIDES, HERBICIDES, INSECTICIDES, FERTILIZERS, TREATMENT CHEMICALS,
AND LANDSCAPE MATERIALS MUST BE UNDER COVER.
C.HAZARDOUS MATERIALS AND TOXIC WASTE MUST BE PROTECTED TO PREVENT
VANDALISM.
D.SOLID WASTE MUST BE STORED, COLLECTED AND DISPOSED OF IN COMPLIANCE
WITH MINN. R. CH 7035.
E.PORTABLE TOILETS MUST BE POSITIONED SO THAT THEY ARE SECURE AND WILL
NOT BE TIPPED OR KNOCKED OVER. SANITARY WASTE MUST BE DISPOSED OF
PROPERLY IN ACCORDANCE WITH MINN. R. CH 7041.
F.DISCHARGE OF SPILLED OR LEAKED CHEMICALS, INCLUDING FUEL, FROM ANY
AREA WHERE CHEMICALS OR FUEL WILL BE LOADED OR UNLOADED SHALL BE
PREVENTED USING DRIP PANS OR ABSORBENTS. SUPPLIES SHALL BE AVAILABLE
AT ALL TIMES TO CLEAN UP DISCHARGED MATERIALS AND THAT AN
APPROPRIATE DISPOSAL METHOD MUST BE AVAILABLE FOR RECOVERED SPILLED
MATERIALS.
27. DESIGN CALCULATIONS
TEMPORARY & PERMANENT STORMWATER TREATMENT ARE DESIGNED TO MEET MPCA
GENERAL & SPECIAL WATER REQUIREMENTS. CALCULATIONS ARE PART OF THE
HYDROLOGY REPORT, WHICH IS TO BE CONSIDERED PART OF THE SWPP
DOCUMENTS. SEE HYDROLOGY REPORT FOR ADDITIONAL INFORMATION.
28.GENERAL STORMWATER DISCHARGE REQUIREMENTS
ALL REQUIREMENTS LISTED IN SECTIONS 5-7, 14, 16-19, 21, 24 OF THE PERMIT FOR
DESIGN OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM AND DISCHARGE
HAVE BEEN INCLUDED IN THE PREPARATION OF THIS SWPP. THESE INCLUDE BUT ARE
NOT LIMITED TO:
A.THE EXPECTED AMOUNT, FREQUENCY, INTENSITY, AND DURATION
PRECIPITATION.
B.THE NATURE OF STORMWATER RUNOFF AND RUN-ON AT THE SITE.
C.PEAK FLOW RATES AND STORWATER VOLUMES TO MINIMIZE EROSION AT
OUTLETS AND DOWNSTREAM CHANNEL AND STREAM BANK EROSION.
D.THE RANGE OF SOIL PARTICLE SIZES EXPECTED TO BE PRESENT ON THE SITE.
29.CONSTRUCTION OF FILTRATION BASINS
A.NO HEAVY TRAFFIC ON FILTRATION AREAS. CONSTRUCTION TO BE DONE WITH
MINIMAL COMPACTION TO FILTRATION AREAS. IF COMPACTION IS
ENCOUNTERED, BASIN SOILS FOR THE FIRST & MUST BE REMOVED & RELAID.
B.INFILTRATION SYSTEMS MUST NOT BE EXCAVATED TO FINAL GRADE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAD BEEN CONSTRUCTED AND FULLY
STABILIZED UNLESS RIGOROUS EROSIN PREVENTION AND SEDIMENT CONTROLS
ARE PROVIDED( SECTION 16.4).
C.WHEN AN INFILTRATION SYSTEM IS EXCAVATED TO FINAL GRADE (OR WITHIN
THREE (3) FEET OF FINAL GRADE), THE PERMITTEE(S) MUST EMPLOY RIGOROUS
EROSION PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSION BERMS) TO
KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE INFILTRATION
AREA. THE AREA MUST BE STAKED OFF AND MARKED SO THAT HEAVY
CONSTRUCTION VEHICLES OR EQUIPMENT WILL NOT COMPACT THE SOIL IN
THE PROPOSED INFILTRATION AREA.
D.TO PREVENT CLOGGING OF THE INFILTRATION OR FILTRATION SYSTEM, THE
PERMITTEE(S) MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER
STRIP, SMALL SEDIMENTATION BASIN, OR WATER QUALITY INLET (E.G., GRIT
CHAMBER) TO SETTLE PARTICULATES BEFORE THE STORMWATER DISCHARGES
INTO THE INFILTRATION OF FILTRATION SYSTEM.
30.POST CONSTRUCTION
THE WATER QUALITY VOLUME THAT MUST BE RETAINED ON SITE BY THE PROJECT'S
PERMANENT STORMWATER MANAGEMENT SYSTEM DESCRIBED IN SECTION 15
SHALL BE ONE (1) INCH OF RUNOFF FROM THE NEW IMPERVIOUS SURFACES CREATED
BY THE PROJECT. SEE SECTION 15. FOR MORE INFORMATION ON INFILTRATION
DESIGN, PROHIBITIONS AND APPROPRIATE SITE CONDITIONS.
31.RESPONSIBILITIES
A.THE OWNER MUST IDENTIFY A CONTRACTOR WHO WILL OVERSEE THE SWPPP
IMPLEMENTATION AND THE PERSON RESPONSIBLE FOR INSPECTION AND
MAINTENANCE:
B.THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR
LONG TERM OPERATIONS AND MAINTENANCE OF THE PERMANENT
STORMWATER MANAGEMENT SYSTEM:
32.TRAINING REQEMENTS
THE PERMITTES(S) SHALL ENSURE THE FOLLOWING INDIVIDUALS IDENTIFIED IN THIS
PART HAVE BEEN TRIANED IN ACCORDANCE WITH THIS PERMIT'S TRAINING
REQUIREMENTS.
1. WHO MUST BE TRAINED:
A. INDIVIDUAL(S) PREPARING THE SWPPP FOR THE PROJECT
B. INDIVIDUAL(S) OVERSEEING IMPLEMENTATION OF, REVISING, AND/OR
AMENDING THE SWPPP AND INDIVIDUALS(S) PERFORMING
INSPECTIONS FOR THE PROJECT. ONE OF THESE
INDIVDUAL(S) MUST BE AVAILABLE FOR AN ONSITE INSPECTION
WITHIN 72 HOURS UPON REQUEST BY THE MPCA.
C.INDIVIDUAL(S) PERFORMING OR SUPERVISING THE INSTALLATION,
MAINTENANCE AND REPAIR OF BMPS. AT LEAST ONE INDIVIDUAL ON A PROJECT
MUST BE TRAINED IN THES JOB DUTIES.
2.TRAINING CONTENT:
THE CONTENT AND EXTENT OF TRAINING MUST BE COMMENSURATE
WITH THE INDIVIDUAL'S JOB DUTIES AND RESPONSIBILITIES WITH REGARD
TO ACTIVITIES COVERED UNDER THIS PERMIT FOR THE PROJECT. AT LEAST
ONE INDIVIDUAL PRESENT ON THE PERMITTED PROJECT SITE (OR
AVAVILABLE TO THE PROJECT SITE IN 72 HOURS) MUST BE TRAINED IN THE
JOB DUTIES DESCRIBED IN SECTION 21.2B AND SECTION 21.2C.
33.THE PERMITTEE(S) SHALL ENSURE THAT THE INDIVIDUALS ARE TRAINED BY LOCAL,
STATE, FEDERAL AGENCIES, PROFESSIONAL OR OTHER ENTITIES WITH EXPERTISE IN
EROSION PREVENTION, SEDIMENT CONTROL, PERMANENT STORMWATER
MANAGEMENT AND THE MINNESOTA NPDES/SDS CONSTRUCTION STORMWATER
PERMIT. AN UPDATE REFESHER-TREINING MUST BE ATTENDED EVERY THREE (3) YEARS
STARTING THREE (3) YEARS FROM THE ISSUANCE DATE OF THIS PERMIT.
33.LIST OF CONTACTS
* MPCA 24HR. HAZARDOUS SPILL HOTLINE: 651-649-5457 OF 80420798
DESCRIPTION UNIT
TEMPORARY ROCK CONSTRUCTION ENTRANCE EA
PREFABRICATED CONCRETE WASHOUT EA
SILT FENCE (STANDARD)LF
EROSION CONTROL BLANKET SY
INLET PROTECTION EA
QUANTITY
1
NOT ALLOWED
2,800
2595
12
SEEDING AC 1.0±
PERMANENT POND VOLUME = 0.89 AF
WATER QUALITY VOLUME REQUIRED = 1.0" * 1.4 AC * 1/12 = 0.27 AF
WATER QUALITY VOLUME PROVIDED =0.89 AF (TOTAL LIVE STORAGE)
NAME OF WATER BODY
TYPE OF
WATER
BODY
SPECIAL
WATER
IMAIRED
WATER
TYPE OF
SPECIAL
WATER
CREDIT RIVER CREEK NO YES
TITLE NAME
OWNER PETER WORTHINGTON
COMPANY PHONE NUMBER
MWF PROPERTIES
PROJECT MANAGER TODD MCLOUTH LOUCKS 763-496-6742
ENGINEER SWPPP VAL ANDERSON 763-496-6728LOUCKS
CONTRACTOR
SITE MANGER
PENDING
612-259-7110
SWPPP NOTES
ESTIMATED QUANTITIES
STORMWATER POND 1
RECEIVING WATERS CERTIFICATION
2120GGGGG1850GGPP25002500P1850
G
G
P
P
2500
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
0+00 1+002+00
3+00
4+00
0.6%4.6%
4.6%
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)44448
8 8884
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
44444444444444444
4
4 444
4'' DOMESTIC SERVICE
31 LF 8" PVC
SAN @ 1.07%
STUB
INV=896.38-SE
SANMH 11
RIM=914.44
INV=897.38-SW
INV=896.05-NW
INV=897.28-NE 59 LF 10" PVC
SAN @ 0.40%
137 LF 10" PVC
SAN @ 0.40%
SANMH 13
RIM=915.05
INV=897.72-SW
INV=898.29-SE
INV=897.62-NE
190 LF 10" PVC
SAN @ 0.40%
SANMH 14
RIM=913.40
INV=898.58-S
INV=898.48-NE
6'' FIRE SERVICE
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C4-1 SAN.& WATER PLANPlotted: 12 /21 / 2023 2:27 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SAN.& WATER
PLAN
C4-1
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
2120G2120GGGG1850GGPP25002500P1850
G
G
P
P
2500
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
0+00 1+002+00
3+00
4+00
0.6%4.6%
4.6%
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)444448
8
8
88884
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
444444444448888
8
8
8
8
8
8
8
8
8
8
8
8
8
8888 8888888
844444444
4
4 444 88888888888888STMH 27
RIM= 912.38
INV= 908.45 (12") E
11 LF 12" RCP
@ 1.00%
CBMH 26
RIM= 911.60
INV=908.56 (12") W
CBMH 28
RIM= 911.57
INV=909.35 (12") W
11 LF 12" RCP
@ 0.50%
STMH 30
RIM= 912.51
INV= 909.29 (12") E
CBMH 24
RIM= 912.17
INV= 906.89 (15") N
INV=906.79 (21") S
56 LF 15" RCP
@ 1.08%
CBMH 25
RIM= 912.64
INV= 908.20 (12") NE
INV=907.50 (15") S
97 LF 21" RCP
@ 0.51%
CBMH 15
RIM= 912.88
INV= 904.13 (21") SW
INV=904.03 (21") NE
96 LF 21" RCP
@ 0.56%
CBMH 14
RIM= 914.02
INV= 903.49 (21") SW
INV=903.39 (24") NE
128 LF 24" RCP
@ 0.50%
CBMH 13
RIM= 914.70
INV= 902.75 (24") SW
INV=902.65 (27") NE
114 LF 27" RCP
@ 0.50%
CBMH 12
RIM= 913.59
INV= 902.08 (27") SW
INV= 909.75 (12") NW
INV=901.98 (27") NE
25 LF 12"
@ 1.00%
CB 12A
RIM= 912.70
INV=910.00 (12") SE
21 LF 12"
@ 1.00%
CB 26A
RIM= 913.22
INV= 908.41 (12") NE
INV=908.41 (12") SW
117 LF 12"
@ 1.00%
CB 26B
RIM= 914.16
INV= 909.58 (12") NE
INV=909.58 (12") SW
74 LF 12"
@ 1.00%
29 LF 12"
@ 2.81%
CB 26C
RIM= 914.97
INV= 910.32 (12") E
INV= 910.70 (12") NW
INV=910.32 (12") SW
40 LF 12"
@ 1.00%
CB 26D
RIM= 914.72
INV=910.72 (12") W
STORM SEWER STUB
TO BUILDING/AMENITY DECK
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C4-2 STORMWATER PLANPlotted: 12 /21 / 2023 2:28 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
STORM SEWER
PLAN
C4-2
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C8-1 DETAILSPlotted: 12 /21 / 2023 2:28 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-125' MIN.CONCRETE SIDEWALKS SHALL BE AMINIMUM OF 6 INCHES (6") THICK AT ALLDRIVEWAYS.4" OR 6"CONCRETESIDEWALKNO SMALL UTILITIES OR IRRIGATIONPIPES SHALL BE PLACED IN THEROADWAY STRUCTURAL SECTION.R/WR/WRESIDENTIAL
STREET SECTIONGRADES ON MINOR STREETS SHOULD PROVIDE AN AREA OFNOT MORE THAN A 3% GRADE AT INTERSECTIONS WITHSTREETS OF A HIGHER TRAFFIC PRIORITY.2% CROSS SLOPE TYP.VARIABLEVARIABLE3%3%6"5'1'1/2:112"(TYP.)DETAIL APAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY _____, DATED_____,20__MINIMUM SECTIONDETAIL A4" OR 6" PERFORATEDDRAINTILE (TYP.)3" (PLUS) CUSHIONUNDER CURB (TYP.)1/2:1 1-1/2" BIT. WEAR COURSEMN/DOT 2360 TYPESPWEA240B OR SPWEB240B2357 TACK COAT2-1/2" BIT. NON-WEAR COURSEMN/DOT 2360 TYPE SPNWB230B8" AGG. BASE CLASS 5 OR 2 MN/DOT 313812" SELECT GRANULAR MN/DOT 3149.DGEOTEXTILE FILTER FABRIC TYPE V MN/DOT3733.2 (IF REQUIRED)APPROVED SUBGRADEDRAWN 12/2016
LOUCKS PLATE NO.
2004
STANDARD GUTTER
8"12"
6"
13.5"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6-12 STYLE
CONCRETE CURB
AND GUTTER
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF 200'.
3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009
8"12"
6"
48"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
PAVEMENT SECTION VARIES
SEE PAVEMENT SECTION DETAIL
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6 STYLE CONCRETE CURB AND
GUTTER / WALL
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD
BE SPRAYED WITH A MEMBRANE CURING
COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF
200'.
3.CONSTRUCT IN ACCORDANCE WITH
MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009A
GRADE AT
BASE OF
CURB
FLAT CURB AND
GUTTER (12")
DRAWN 2/2016
LOUCKS PLATE NO.
2012
SLOPE GUTTER TO MATCH
PARKING LOT DRAINAGE
TIP GUTTER OUT AS REQ'D
PAVEMENT SECTION VARIES
MIN. OF 4"
3/8 " LIP
AGG. BASE UNDER
CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
7"
12"8"
AGG. BASE
VARIES
1/2" RAD.
20"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF 200'.
3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
CONCRETE SIDEWALK-
WIDTH & SECTION VARY
REFER TO SITE PLAN
NO
PARKING
FIRE
LANE
5' 0"12"18"FIRE LANE SIGN
NOTES:
1. "NO PARKING FIRE LANE", R7-22 OR
APPROVED EQUAL. SIGN MUST BE A
MINIMUM OF 12" X 18", ALUMINUM
PLATE, .063 MIN. THICKNESS, HIGH
INTENSITY SHEETING, INSTALLED AT A
HEIGHT 5' ABOVE GROUND, WITH RED
LETTERING ON WHITE BACKGROUND
(STANDARD).
2.THE SIGN SUPPORTS WILL BE A U POST.
3.THE SUPPORTING POSTS SHALL BE SET
BACK A MINIMUM OF 12" BUT NOT MORE
THAN 36" FROM THE CURB ON BOTH
SIDES OF THE FIRE LANE.
4.ALL SIGNS SHALL FACE THE DIRECTION
OF TRAVEL AND BE INSTALLED
ACCORDING TO THE LOCATIONS
IDENTIFIED BY THE CITY ON THE
APPROVED SITE PLAN FOR THE
DEVELOPMENT.
DRAWN 2/2016
LOUCKS PLATE NO.
2026
BOLLARD
1/2" CROWN
1" CROWN
3'-6"3'-0"6"24" DIA.
4,000 PSI
CONCRETE
6" DIP, CONC.
FILLED, PAINTED
OSHA YELLOW
DRAWN 12/2016
LOUCKS PLATE NO.
2039
2" BIT. WEAR COURSE,
MN/DOT 2360 SPWEA240B
TACK COAT, MN/DOT 2357
2" BIT. NON-WEAR COURSE,
MN/DOT 2360 SPNWB230B
6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138
APPROVED SUBGRADE
FINISHED GRADE
24" SELECT GRANULAR, MN/DOT 3149.D
HEAVY DUTY BITUMINOUS
PAVEMENT SECTION
GEOTEXTILE FILTER FABRIC TYPE V,
MN/DOT 3733.2
DRAWN 12/2016
LOUCKS PLATE NO.
2032 CONCRETE SIDEWALK
SECTION
4" CONCRETE WALK
MN/DOT 2521
4" GRANULAR MATERIAL
MN/DOT 3149
DRAWN 12/2016
LOUCKS PLATE NO.
2034
FLOW
SECTION A-A
SECTION B-B
NOTES:
VARIABLE THICKNESS HDPE ADJUSTING RINGS
AS REQUIRED. MIN. OF 4" ADJUSTMENT AND
MAX. OF 12" ADJUSTMENT. USE LARGER
ADJUSTMENT RINGS TO MINIMIZE THE NUMBER
OF JOINTS. INCLUDE ONE 2" RING IMMEDIATELY
UNDER THE CASTING. USE TAPERED RINGS TO
MATCH CASTING TO STREET GRADE. APPLY
BUTYL SEALANT BETWEEN ALL THE JOINTS.
CONCRETE RINGS SET IN A MORTAR BED ARE
ACCEPTABLE.
ADJUST CASTING TO 14" -
12" BELOW FINISHED
GRADE, TYPICAL FOR ALL
CASTINGS IN PAVEMENT
NOTE: ALL
CONNECTIONS
THROUGH MH SHALL
HAVE A RUBBER BOOT.
ANY FIELD ADDED
OPENING FOR PIPE
SHALL BE CORE
DRILLED AND AN
ELASTOMERIC RUBBER
BOOT INSTALLED.OFF ROAD MARKERM
H
INSTALL
WHEN
M.H. IS
PLACED
OUTSIDE
OF THE
ROADWAY.
BENCH
SLOPE
STANDARD SANITARY
SEWER MANHOLE
MANHOLE CASTING AND COVER, NEENAH R-1642 OR
APPROVED EQUAL WITH TWO (2) CONCEALED PICK HOLES.
1.WHERE WATER MAY STAND, TOP OF MH
SHALL BE 2 FEET ABOVE GROUND,
AND/OR 2 FEET ABOVE THE 100 YEAR
STORM WATER LEVEL.
2.ON MANHOLES 8' DEEP AND GREATER A
ONE FOOT FOUR INCH (1'-4") PRECAST
SECTION SHALL BE PLACED
IMMEDIATELY BELOW CONE SECTION.
3.WHEN MANHOLE DEPTH IS LESS THAN 8',
A TOP SLAB SHALL BE USED IN PLACE OF
THE CONE. TOP SLAB SHALL BE SUITABLE
FOR AASHTO HS20 HIGHWAY LOADINGS.
THE SLAB SHALL BE SET ON A MORTAR
BED.
4.ALL JOINTS BETWEEN SECTIONS SHALL
HAVE RUBBER O-RING GASKETS.
5.MINIMUM BASE SLAB THICKNESS, 6" TO
14' DEPTH. INCREASE THICKNESS 1" FOR
EACH 4' OF DEPTH GREATER THAN 14'.
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
20" TO SPRING LINE
(MAX.)
SLOPE 2"/FOOT
7"
27"
48"4'1'-4"A
B B
A
AS NEEDEDDRAWN 2/2016
LOUCKS PLATE NO.
4000
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
·BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF
MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE
INCH (1") SIEVE.
·BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS
OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN
MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE
OR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT
THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT.
PLASTIC PIPE
BEDDING
PLASTIC
PIPE
18"18"PIPE
WIDTH ENCASEMENT
BEDDING
FOUNDATION
(MAY NOT BE
REQUIRED)
12"
6"
BACKFILL
COMPACTED
AS SPECIFIED
EXCAVATED TRENCH
WIDTH
DRAWN 2/2016
LOUCKS PLATE NO.
4008
ADJUST CASTING TO 14" - 12" BELOW FINISHED
GRADE, TYPICAL FOR ALL CASTINGS IN PAVEMENT
OFF ROAD MARKERM
H INSTALL WHEN M.H. IS
PLACED OUTSIDE OF
THE ROADWAY.
STANDARD STORM
SEWER MANHOLE WITH
CONE SECTION
FLOWAS REQUIRED1'-4"2"
0"-8"
2"
27"
48"4'CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
MANHOLE CASTING FRAME AND
COVER-NEENAH R-1733 OR APPROVED
EQUAL. INCLUDES SOLID LID & "STORM
SEWER" LETTERING.
RUBBER GASKETS BETWEEN EACH
JOINT IN MANHOLE SECTIONS.
1.WHERE WATER MAY STAND, TOP
OF MH SHALL BE 2 FEET ABOVE
GROUND, AND/OR 2 FEET ABOVE
THE 100 YEAR STORM WATER
LEVEL.
2.ON MANHOLES 8' DEEP AND
GREATER A ONE FOOT FOUR INCH
(1'-4") PRECAST SECTION SHALL BE
PLACED IMMEDIATELY BELOW
CONE SECTION.
3.WHEN MANHOLE DEPTH IS LESS
THAN 8', A TOP SLAB SHALL BE
USED IN PLACE OF THE CONE.
TOP SLAB SHALL BE SUITABLE FOR
AASHTO HS20 HIGHWAY
LOADINGS. THE SLAB SHALL BE
SET ON A MORTAR BED.
4.ALL JOINTS BETWEEN SECTIONS
SHALL HAVE RUBBER O-RING
GASKETS.
5.MINIMUM BASE SLAB THICKNESS,
6" TO 14' DEPTH. INCREASE
THICKNESS 1" FOR EACH 4' OF
DEPTH GREATER THAN 14'.
6.ALL PIPE CONNECTIONS TO
MANHOLE SHALL BE WATERTIGHT.
NOTES:
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
DRAWN 2/2016
LOUCKS PLATE NO.
4300
KOR-N-SEAL OR APPROVED
FLEXIBLE CONNECTION
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.
CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
2'x3' CATCH BASIN
(MAX. DEPTH 4.0')
(NEENAH CASTING NO. R-3067 WITH TYPE DR, DL,
OR TYPE V GRATE OR APPROVED EQUAL)DIRECTION OF MAJOR
FLOW (TYPE DL GRATE)
NOTES:
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.
5" PRECAST REINFORCED CONCRETE
IF STRUCTURE BASE IS LESS THAN
48" BELOW FINISHED GRADE, PLACE
GRANULAR MATERIAL UNDER
STRUCTURE, FOR A MINIMUM OF 48"
BELOW FINISHED GRADE.
NOTE:
USE 4 FOOT DIAMETER CATCH
BASIN MANHOLE WHEN DEPTH
EXCEEDS 4.0 FEET.
3"
36"
6"
2
4
"36"
4"
31
"43"6"
1
7
-
1
/
2
"
35-1/
2"
DRAWN 12/2016
LOUCKS PLATE NO.
4302 CONCRETE PIPE
BEDDING
RCP
PIPE
18"18"PIPE
WIDTH
COMPACTED SAND OR 3 4"
TO 1-1
2" CLEAR ROCK (AS
DIRECTED)
COMPACTED
SUBGRADE
6"
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
RCP
PIPE
18"18"PIPE
WIDTH
SHAPE BOTTOM OF
EXISTING TRENCH MATERIAL
TO FIT PIPE BARREL.
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
CLASS C BEDDING
CLASS B BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4310 2.0'2" MAX.
2.0'
1.0'
PERFORATED
DRAIN TILE PIPE
FINE FILTER AGGREGATE
MN/DOT 3149.2J
PERFORATED PIPE (PVC OR
CORRUGATED PE) WITH
PROTECTIVE WRAP, MEETING
MN/DOT 3245 AND 3278 SPECS.
DRAWN 2/2016
LOUCKS PLATE NO.
4314
NOTES:
6" HUB WITH THREADED PVC PLUG - DO NOT GLUE
CASTING MAY BE REQUIRED SEE SPECIFICATIONS
END OF LINE CLEANOUT IN LINE CLEANOUT
PVC LONG SWEEP
BEND SCH. 40
2.5'
VARIES
2.5'
VARIES
ONE PIECE 6" PVC
SCH. 40 CLEANOUT
RISER
DRAINTILE
CLEAN-OUT STRUCTURE
6.0'
4.0'
6.0'
4.0'
DRAWN 2/2016
LOUCKS PLATE NO.
4315
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C8-1 DETAILSPlotted: 12 /21 / 2023 2:29 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-2
"HYDRANTFINDER" SHALL BE INSTALLED ON THE TOP OF THE
UPPER FLANGE ON THE REAR BOLTS. INSTALL PLASTIC
COMPOSITE HYDRANTFINDERS ONLY. EXPOSED FIBERGLASS AND
METAL
HYDRANTFINDERS SHALL NOT BE USED.
INSTALL ADAPTOR
INC.'S VALVE BOX
ADAPTOR #6 BASE OR
APPROVED EQUAL
6" AMERICAN FLOW
CONTROL 2500 SERIES
RESILIENT WEDGE TYPE
GATE VALVE OR APPROVED
EQUAL.
HYDRANT AND GATE
VALVE INSTALLATION
NOTES:
1.GATE VALVES ARE REQUIRED WITH ALL HYDRANTS.
2.THRUST BLOCKING REQUIRED BEHIND ALL HYDRANTS.
3.ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL. THIS INCLUDES HYDRANTS AND VALVES.
CONCRETE
BLOCKCONCRETEBLOCK MEGALUG
UNDISTURBED SOIL CONCRETE
BLOCK
7.5' MIN. COVER
ON WATERMAIN
MEGALUG
1 CUBIC YARD GRAVEL OR
CRUSHED ROCK WITH 2
LAYERS OF 4 MIL POLY. (2/3 OF
MATERIAL BELOW HYDRANT)2.5'16"TRAFFICFLANGE2-1/2" HOSE CONNECTION
(NATIONAL STANDARD THREAD)
CAPS TO BE CHAINED
(PENTAGON NUT ON CAPS)
4-1/2" PUMPER CONNECTION
(NATIONAL STANDARD THREAD)
NATIONAL STANDARD OPERATING NUT
3'-0"2'-0"
FINISHED BOULEVARD GRADE
SEE STANDARD
PLATE 4601 FOR
APPROVED TYPES OF
GATE VALVE BOXES
DRAWN 12/2016
LOUCKS PLATE NO.
4600
GATE VALVES
FINISHED GRADE
7.5' MINIMUM COVERVARIABLEVAR.MIDDLE SECTION
EXTENSIONS
TOP SECTION
VARIABLE14-3/4
17-1/412-9/167
8-1/4
9-7/16
7-3/4
7
8-1/8
2-3/8
7
8-1/8 61-1/2
5-3/4
5-1/4
6-5/8
7-1/8
7-5/8
8-7/8
2"
6-1/4 WATER
7-3/8
2"
4"
5-3/4
7-1/8
NOTE: ALL BOLTS, T-BOLTS, NUTS AND RODDING
INSTALLED BELOW GRADE SHALL BE ASTM F593
TYPE 316 STAINLESS STEEL.
AMERICAN FLOW CONTROL 2500 SERIES
RESILIENT WEDGE TYPE OR APPROVED
EQUAL. VALVE BODY BOLTS SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
INSTALL ADAPTOR INC.'S VALVE
BOX ADAPTOR #6 BASE OR
APPROVED EQUAL
ADJUST V.B. TOP TO 14" TO 12" BELOW
STREET GRADE OR 12" TO 1" BELOW
FINISHED BLVD. GRADE AND SHALL BE
SET SO AS TO PROVIDE 12" OF
UPWARD ADJUSTMENT.
GATE VALVE BOXES:
TYLER PIPE - SERIES 6860 SCREW TYPE
WITH A #6 BASE AND DROP LIDS
WITH "WATER" LABELED ON COVER
OR APPROVED EQUAL OFF ROAD MARKERG
V
GATE VALVE AND
BOX INSTALLATION
NO. 6 ROUND BASE
CONCRETE
BLOCK
GATE VALVE BOXES ARE
3 PIECE, 5-1/4" SHAFT
14" MIN. FROM TOP OF BOTTOM
SECTION TO TOP OF VALVE BOX
DRAWN 2/2016
LOUCKS PLATE NO.
4601
24"MAX.6"MAX.
"L"
SIZE OF PIPE "L"
21" TO 42"6"
48" TO 72"12"
MIN.
TIE THE LAST 3 JOINTS ON INLET AND OUTLET
PIPES.
TRASH GUARD
RCP APRON
RIPRAP REQUIRED: SEE STD. PLATE 4308 OR 4309
USE 2 TIE BOLT FASTENERS PER JOINT
INSTALLED AT 60 DEG FROM TOP OR BOTTOM
OF PIPE.
USE 5/8" TIE FOR PIPE SIZES 12" TO 27".
USE 3/4" TIE FOR PIPE SIZES 30" TO 66".
USE 1" TIE FOR PIPE SIZES OVER 72".
TRASH GUARDS WILL BE REQUIRED ON 24" OR
LARGER PIPE.
SEE 4308-4309 FOR
RIPRAP DETAIL
PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.
GALVANIZE AFTER FABRICATION.
DRAWN 2/2016
LOUCKS PLATE NO.
4306 LARGE WATER SERVICE
CONNECTION
CL PIPE
PL
VALVE BOX
3'
TEE
WATERMAIN
SERVICE VALVE
PLUG
EXISTING
GROUND
STREET
5' HEAVY METAL
FENCE POST
WIRED TO
MARKER.3'WIRE
TOGETHER
2"X4"
MARKER7.5' MIN.NOTE:
VALVES SHALL BE TIED TO TEE AT MAIN WITH 2 3/4"ROUND TIE RODS.
ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
DRAWN 2/2016
LOUCKS PLATE NO.
4604
5' MED. DUTY, (1.25 #/FT)
STEEL FENCE POST EXPOXY-
RESIN COATED, PAINTED OR
GALVANIZED INSTALLED TO 6"
BELOW FINISHED GRADE SECURE
TRACER WIRE BY WRAPPING
AROUND POST
CONTINUOUS #10 SOLID
COPPER, INSULATED
TRACER WIRE FROM
CORP TO C.S. BOX CAP
CONTINUOUS #10 GA. SOLID
COPPER OR STAINLESS STEEL,
INSULATED TRACE WIRE
ATTACHED TO HYDT FLANGE AND
MAIN LINE WIRE
THE TRACER WIRE LOOPS SHALL BE CONNECTED TO ALL FIRE
HYDRANTS AT A REAR FLANGE BOLT USING A ALUMINUM
ANGLE IRON HYDRANT TRACER WIRE BRACKET PART #
HTWB-7000 MADE BY “VAIT PRODUCTS” OR APPROVED EQUAL.1" O.D. HDPE WMSVC PIPE 3' LONGTRACER WIRE FOR WATER SERVICE /
HYDRANT LEAD
DRAWN 2/2016
LOUCKS PLATE NO.
4605
CONCRETE THRUST
BLOCKING
1'-10"
2'-0"
D
22 1/2° BEND
1'-5"
1'-10"
3'-0"
B
6"
8"
12"
16"
20"
24"
1'-6"
2'-0"
2'-6"
3'-6"
2'-1"
2'-8"
4'-9"
6'-2"
1'-6"
2'-0"
3'-0"
BUTTRESS DIMENSIONS
2'-1"
3'-4"
3'-10"
6'-10"
1'-6"
2'-6"
2'-6"
3'-6"
2'-0"
1'-10"
3'-3"
4'-8"
45° BEND 90° BEND TEE/PLUGPIPE
SIZE DB DB DB
1'-5"1'-5"
1'-5"1'-5"1'-5"
2'-8"
3'-0"
3'-6"
4'-4"
4'-0"
5'-0"
8'-4"
9'-8"
3'-4"
3'-10"
5'-6"4'-0"
5'-0"
5'-10"
6'-9"
NOTES:
1.SHAPE OF BACK OF BUTTRESS MAY
VARY AS LONG AS POURED AGAINST
FIRM UNDISTURBED EARTH.
2.DIMENSION "A" SHOULD BE AS
LARGE AS POSSIBLE.
3. Δ= 45° MINIMUM.
4.PLACE POLY SHEETING BETWEEN
CONCRETE & PIPE.
5.ALL BENDS AND FITTINGS SHALL BE
RESTRAINED WITH MEGALUGS
THRUST RESTRAINTS OR EQUAL.
Δ - SEE NOTE 3
A
A
A
A
A A
DBBBAA
A90°
VAR.
(3' MIN.)6"
Δ - SEE NOTE 3
Δ - SEE NOTE 3
Δ - SEE NOTE 3
SECTION A-A PLAN 0° TO 22 1/2° BENDS
TEES/PLUGSPLAN 22 1/2° TO 90° BENDS
CONCRETE
SHALL BE IN
CONTACT WITH
THIS QUADRANT
OF PIPE.
BEDDING
MATERIAL
UNDISTURBED
EARTH CONCRETE
DRAWN 2/2016
LOUCKS PLATE NO.
4606
3' TR
A
N
SI
TI
O
N
3' TA
P
E
R
1"
E
X
P
A
N
S
I
O
N
J
O
I
N
T
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
TYPICAL NEENAH R-3067
CASTING.
6"±
CATCH BASIN CASTING
INSTALLATION
B612 TO CASTING
DESIGN GUTTER
LINE GRADE
EXPANSION
JOINTEXPANSION
JOINT
3' MIN. TRANSITION
B612 CURB & GUTTER
TOP CURB
NOTE: B612 CURB AND GUTTER TO BE
FORMED INTO A B618 TYPE CURB AT
CATCH BASIN CASTING.
B612 CONCRETE CURB AND
GUTTER
3' MIN. TRANSITION
B612 CURB & GUTTER
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
DRAWN 12/2016
LOUCKS PLATE NO.
4312 TYPICAL WATERMAIN
INSULATION
W.M.
WATERMAIN PIPE
STORM SEWER PIPE
STORM
SEWER
VARIES
VARIES
6" MIN.
12" MAX.
6" MIN.
12" MAX.
4"
4"
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
16'
8'
DRAWN 2/2016
LOUCKS PLATE NO.
4608 WATERMAIN UNDER SEWER
DEFLECTION
12"O.D.12"
TRANSITION TO SPECIFIED
DEPTH (TYPICAL). INSTALL 45°
VERTICAL BENDS WITH MEGA
LUGS AS REQUIRED.
MINIMUM 6" OF
COMPACTED SAND
ABOVE & BELOW
INSULATION
ONE PIPE
LENGTH
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
18" MIN
SEPARATION
PROPOSED
SEWER
DRAWN 2/2016
LOUCKS PLATE NO.
4611
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
ROCK BEDDING MATERIALS SHALL BE 3/4" TO 1-1/2" CLEAR ROCK. IF IN-SITU MATERIAL UNDER ROCK
BEDDING IS UNSTABLE, USE AS MUCH ROCK AS NECESSARY TO STABILIZE.
DUCTILE IRON PIPE
BEDDING
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
SAND
BEDDING
ROCK
BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4615
20 ML PE IMPERMEABLE
LINER OVER THE TOP OF
PIPE (IF REQUIRED)
5'-6'
PERFORATED
CMP PIPE
VARIABLE
(1' MIN.)
2.5'-3'
(1' MIN.)
GEOTEXTILE FABRIC, TOP
AND SIDES ONLY
NOTE:
IF SALTING AGENTS FOR SNOW AND ICE REMOVAL ARE USED ON OR NEAR THE
PROJECT, A GEOMEMBRANE BARRIER IS RECOMMENDED WITH THE SYSTEM. THE
GEOMEMBRANE LINER IS INTENDED TO HELP PROTECT THE SYSTEM FROM THE
POTENTIAL ADVERSE EFFECTS THAT MAY RESULT FROM A CHANCE IN THE
SURROUNDING ENVIRONMENT OVER A PERIOD OF TIME. PLEASE REFER TO THE
CORRUGATED METAL PIPE DETENTION DESIGN GUIDE FOR ADDITIONAL INFORMATION.
FREE DRAINING ANGULAR
WASHED STONE 3
4 - 2" MIN.
6" BASE STONE
6" COVER STONE
1" LANDSCAPE ROCK
2" OF 3
8" OPEN GRADED
STONE (ASTM #8)
12"
4" OF 3/4" - 1" OPEN
GRADED STONE, NO
FINES (ASTM #57
CRUSHED)
12" OF 2" - 3" OPEN
GRADED STONE
(ASTM #2)
6" DRAINTILE
18"
2" OF 1
4" - 3
8" OPEN GRADED
STONE
(AASHTO #8 OR #9)
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building B\C8-1 DETAILSPlotted: 12 /21 / 2023 2:29 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-3
915 915912913913 914914
912
91
3
914
914
915 913913
914
916
917
911
912915913
914 9169
1
1
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
915 915912913913 914914
912
91
3
914
914
915 913913
914
916
917
911
912915913
914 9169
1
1
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
P-02
LS-02
LS-01
LS-01
SF-01
30
LBL
12
BA2
45
AL2
12
BA2
18
AL2
18
AL2
12
BA2
21
AL2
40
LBL
6
QW
1
SSC
24
SH
29
GF
19
GF
30
LBL
12
GF
11
ISH
7
SH
15
ISH
10
SH 20
ISH
20
SH
29
ISH
20
SH
4
CE
4
WB
20
AL2
12
BA2
10
AL2
12
AL2
9
BA2
10
AL2
10
AL2
7
GF
6
LBL
14
AL2
6
LBL
4
LBL
SHADE STRUCTURE WITH
GRILL STATIONS (TYP.)
GREEN SCREENS (TYP.)
SOD AREA (TYP.)
SOD AREA (TYP.)44448
8
8
88884
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
44444444488
8
8
8
8
8
8
8
8
8
8
8
8
8
8888 888844444444
4
4 444 88888888888888SYMBOL CODE QTY REMARKS COMMON NAME BOTANICAL NAME CONT.SIZE
DECIDUOUS TREES
QW 6 REGAL PRINCE® OAK QUERCUS 'REGAL PRINCE'B & B 2.5"CAL
WB 3 WHITESPIRE BIRCH BETULA POPULIFOLIA `WHITESPIRE SR.`B & B 2.5"CAL
ORNAMENTAL TREES
CE 4 EASTERN REDBUD MULTI-TRUNK CERCIS CANADENSIS B & B 2.5"CAL
SSC 1 SPRING SNOW CRABAPPLE MALUS X `SPRING SNOW`B & B 1.5"CAL
TREES
10 COURTYARD TREE
SYMBOL CODE QTY REMARKS COMMON NAME BOTANICAL NAME CONT.SIZE SPACING
SHRUBS
GF 57 GRO-LOW FRAGRANT SUMAC RHUS AROMATICA `GRO-LOW`5 GAL 24" SPRD 48" o.c.
ISH 75 INVINCIBELLE WEE WHITE HYDRANGEA HYDRANGEA ARBORESCENS `NCHA5'5 GAL 24" HGT 30" o.c.
AL2 187 LOW SCAPE MOUND® CHOKEBERRY ARONIA MELANOCARPA 'UCONNAM165'CONT.5 GAL 30" o.c.
PERENNIALS
BA2 69 BLUE FALSE INDIGO BAPTISIA AUSTRALIS CONT.5 GAL 48" o.c.
GRASSES
SH 86 PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS 1 GAL 24" o.c.
LBL 116 THE BLUES LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM `THE BLUES`1 GAL 24" o.c.
SYMBOL CODE REMARKS COMMON NAME BOTANICAL NAME SIZE CONT.SPACING
GROUND COVERS
SOD TURF SOD SOD
PLANT SCHEDULE ARTESSA
LOUCKS
W:\2020\20503A\CADD DATA\LANDSCAPE\_dwg Sheet Files\Phase 2 - Building B\L2-1 - Landscape PlanPlotted: 12 /21 / 2023 2:30 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Kevin V. Kroen - LA
53757
20503T
NWE
KVK
NWE
12-212023
12-21-2023
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
LANDSCAPE
PLAN
L2-1
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND / OR INTENT
OF THE PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED
AT NO COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES. CONTRACTOR TO PROVIDE THE NECESSARY PROTECTION FOR THE UTILITIES
BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO NOTIFY GENERAL CONTRACTOR OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR
SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC
CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT.
EDGING
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL COLOR COMMENTS
LANDSCAPE EDGER /32 94 13 STEEL BLACK
LANDSCAPE MATERIALS
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL FINISH COLOR COMMENTS
ROCK MULCH TYPE 1 - TRAP ROCK /32 19 13 STONE WASHED NATURAL 2"-3" TRAP ROCK
LANDSCAPE SURFACING
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL FINISH COLOR COMMENTS
GREEN ROOF 32 19 13 GREEN ROOF 8" GREEN ROOF
TRAY SEE
LANDSCAPE PLAN
LANDSCAPE SURFACING
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL FINISH COLOR COMMENTS
SYNTHETIC TURF SYNLAWN - ROOF DECK PREMIUM SYNTHETIC TURF SYNLAWN OR
EQUAL
BITUMINOUS PAVING
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL FINISH COLOR COMMENTS
UNIT PAVER TYPE 2 - PRECAST - PEDISTAL PAVER CONCRETE - PRECAST TBD
SITE FURNITURE
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL MANUFACTURER MODEL COMMENTS
LANDSCAPE FORMS
SORELLA SERIES LARGE SQUARE PLANTER
12 93 33 POWEDER COAT:OBSIDIAN LANDSCAPE FORMS SREL-30-SQ-LG 30IN. L X 30IN. W X
30IN. H.
ED-01
LM-01
LS-01
LS-02
P-02
SF-01
REFERENCE NOTES SCHEDULE
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
LOUCKS
W:\2020\20503A\CADD DATA\LANDSCAPE\_dwg Sheet Files\Phase 2 - Building B\L4-1- Landscape DetailsPlotted: 12 /21 / 2023 2:30 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Kevin V. Kroen - LA
53757
20503T
NWE
KVK
NWE
12-212023
12-21-2023
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
LANDSCAPE
DETAILS
L4-1
GENERAL NOTES
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING
INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND
CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE
ALL FLAGGING AND LABELS FROM PLANTS.
IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY
DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY
OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT
ESTABLISHMENT, SURVIVAL OR GUARANTEE, THE CONTRACTOR
MUST BRING THESE DEFICIENCIES TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND / OR
INSTALLATION.
PROTECT ALL EXISTING TREES ON SITE SCHEDULED TO REMAIN. IF
EXISTING TREES ARE DAMAGED IN ANY MANNER, ABOVE OR BELOW
GROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT
SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING.
SOIL & GROUNDCOVER
ALL PLANTING AREAS RECEIVING PLANTED GROUND COVER,
PERENNIALS, ANNUALS, AND/OR VINES SHALL RECEIVE A
MINIMUM OF 24" DEPTH OF PLANTING SOIL (MNDOT 3877 - 2B
OR EQUAL).
WHERE SOD / SEED ABUTS PAVED SURFACES, FINISHED GRADE OF
SOD / SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL,
SLAB, CURB, ETC.
SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE
AREAS NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED AND
MULCHED AS PER MNDOT SPECS.
SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD
SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE
STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE
SWALES, THE SOD SHALL BE STAKED TO THE GROUND.
LANDSCAPE CONTRACTOR SHALL VERIFY THAT SOIL AND
COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER
DRAINAGE AT AND AROUND THE BUILDING SITE.
PLANTINGS INFO
ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF
THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN
ASSOCIATION OF NURSERYMEN. UNLESS NOTED OTHERWISE, ALL
SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED MINIMUM
SHRUB HEIGHT OR WIDTH. ORNAMENTAL TREES SHALL HAVE NO V
CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3'
ABOVE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN
BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE.
ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE
SALES SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL
FORM, NATURAL TO THE SPECIES, WITHOUT PRUNING.
PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR / ROOT
FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF
THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE
ROOT COLLAR / ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS
PLANTED, THE ROOT COLLAR / ROOT FLAIR SHALL BE EVEN OR
SLIGHTLY ABOVE FINISHED GRADE.
ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN
ON PLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT
MATERIALS MAY BE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE
ADVISED, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED.
PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES
IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER
NOTES.
NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS
APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE
LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID
AND / OR QUOTATION.
WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1"
GREATER IN CALIPER THAN THE TREE BEING PROTECTED OR QUALITY,
HEAVY, WATERPROOF CREPE PAPER MANUFACTURED FOR THIS
PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR
TO 12-1 AND REMOVE ALL WRAPPING AFTER 5-1.
FERTILIZER
ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION
WITH A 27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE
PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS. PLANTS
MAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH AN
APPLICATION OF GRANULAR 27-3-3 AT 6 OZ PER 2.5" CALIPER PER
TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF
27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER.
EDGING FOR PLANTING BEDS
BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS,
AND ANNUALS WHERE BED MEETS SOD / SEED UNLESS NOTED
OTHERWISE.
PLANTING BED PREPARATION
ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP
SHREDDED HARDWOOD / ROCK MULCH WITH NO WEED BARRIER.
ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED
HARDWOOD / ROCK MULCH AND FIBER MAT WEED BARRIER.
ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED
HARDWOOD / ROCK MULCH RING WITH NO MULCH IN DIRECT
CONTACT WITH TREE TRUNK.
SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL)
PER MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED
AREAS.
MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED /
INDICATED ON DRAWING OR IN SPECIFICATION.
INSPECTION AND WARRANTY
CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER
ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE
IMPROVEMENTS.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF
ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER
ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY
OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL
PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM
INCLUDING, BUT NOT NECESSARILY LIMITED TO, PRUNING,
FERTILIZATION AND DISEASE / PEST CONTROL.
CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH
ONE (1) CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE.
WARRANTY (ONE (1) FULL GROWING SEASON) FOR LANDSCAPE
MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE
LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING OF
ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE
CONSIDERED.
TIMING OF INSTALLATION
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING
PLANT MATERIAL INSTALLATION AND SEED / SOD PLACEMENT IS
FROM THE TIME GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 -
NOVEMBER 1. FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15;
DORMANT SEEDING IN THE FALL SHALL NOT OCCUR PRIOR TO
NOVEMBER 1. FALL CONIFEROUS PLANTING MAY OCCUR FROM
AUGUST 15 - OCTOBER 1 AND DECIDUOUS PLANTING FROM THE
FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES
IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN
WRITING BY THE LANDSCAPE ARCHITECT.
TREES ARE NOT TO BE PRUNED, REMOVED OR TRANSPLANTED
BETWEEN APRIL 15 AND JULY 1. NOTIFY LANDSCAPE ARCHITECT IF
THESE DATES ARE UNAVOIDABLE.
LANDSCAPE INSTALLATION:IRRIGATION NOTES:
VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND
CONFIRM COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING
SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN
IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE
SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE
LANDSCAPE ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT
SHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE
THAT ALL SODDED / SEEDED AND PLANTED AREAS ARE IRRIGATED
PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND
ABUTTING BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN
IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE
CONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR
SHALL THE SYSTEM SPRINKLE THE BUILDING.
THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION
SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED
REGULARLY UNTIL PLANTING / SOD / SEED HAS BEEN ESTABLISHED.
2x ROOT BALL WIDTH
SET PLANT ON UNDISTRUBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR
TO PLANTING
EDGE CONDITION VARIES
WOOD STAKE
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP. NO MULCH IN CONTACT WITH
TRUNK - SEE NOTES OR SPECS.
ROOT FLARE EVEN WITH OR JUST ABOVE GRADE
SAFETY FLAGGING - ONE PER WIRE
TREE WRAP TO FIRST BRANCH
16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP
NOTES:
1.THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB
POSITION THROUGH THE WARRANTY
PERIOD. STAKING IS SUGGESTED, BUT NOT
REQUIRED. ANY STAKING MUST CONFORM
WITH PRACTICES AS DEFINED IN A.N.A.
GUIDELINES FOR STANDARD PRACTICES.
2.PRUNE DAMAGED AND CROSSING
BRANCHES AFTER PLANTING IS COMPLETE.
3.CUT BACK WIRE BASKET.
4.WATER TREE THOROUGHLY DURING
PLANTING OPERATIONS. PLACE BACKFILL IN
8-12" LIFTS AND SATURATE SOIL WITH
WATER. DO NOT COMPACT MORE THAN
NECESSARY TO MAINTAIN PLUMB.
5.CONTRACTOR IS RESPONSIBLE FOR
TESTING PERCOLATION RATES PRIOR TO
PLANTING. NOTIFY LANDSCAPE ARCHITECT
IMMEDIATELY IF POOR DRAINAGE EXISTS.
PLANTING - DECIDUOUS TREE
3/4" = 1'-0"
CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.
REMOVE NON-BIODEGRADABLE MATERIAL.
PROJ-2053A-02
1
NOTES:
LOOSEN ROOTS OF ALL CONTAINERIZED
PLANTS. SCARIFY BOTTOM AND SIDES
OF HOLE PRIOR TO PLANTINGBUILDING WALL (TYP)EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES OR SPEC.
LANDSCAPE FABRIC - SEE NOTES OR SPEC.
MULCH - 3" DEPTH - SEE NOTES OR SPEC.
PLANTING SOIL - SEE NOTES OR SPEC.
SHRUBS TO BE PLACED SO THAT TOP OF
CONTAINER SITS FLUSH WITH PROPOSED GRADE
PLANTING - SHRUB
1" = 1'-0"
REFER TO SCHEDULE
18" MIN.
PROJ-2053A-05
2
EQ.CL CL
CL
CL
EQ.
NOTE:
1.REFER TO PLANTING SCHEDULE FOR PLANT SPACING.
2.SEE SPECIFICATION SECTION 32-9300 "EXTERIOR PLANTS" FOR MORE INFORMATION.
GRID SPACING
LAYOUT PLAN
1/2 PLANT SPACING UNLESS
OTHERWISE NOTED ON
PLANTING SCHEDULE
EDGE OF PLANT BEDPLANTING - PLANT SPACING
1/2" = 1'-0"3
PROJ-2053A-07
HOLD FINISHED GRADE 1/2" BELOW EDGER- SEE
PLAN FOR EDGE CONDITION
TURF- SEE PLANTING PLAN
PLANTING PLAN - SEE SCHEDULE
ED-01 - METAL EDGER WITH STAKE
ED-01 - LANDSCAPE EDGER, TYP.
1 1/2" = 1'-0"4
PROJ-2053A-08
CONCRETE PAVERS ON PEDESTAL
SS Z BRACKET 2-FT O.C. SCREWED TO TOP
OF SYNLAWN ROOFDECK PANEL WITH SS
SCREWS. BRACKETS EXTEND UNDER PAVERS
HIGH-PERFORMANCE COATED
TOP-DRESSING PER SPECIFICATIONS
SYNLAWN® ARTIFICIAL GRASS( OR EQUAL) ATTACHED TO
PANELS WITH 3/4" PAN HEAD #8 SS SCREWS
SYNLAWN® ROOFDECK PANEL
1/2" BELOW TOP OF PAVER
PANEL TO PANEL CONNECTIONS
WITH 1" PAN HEAD #14 SS SCREWS
WITH 1/4" WASHERS
GEOTEXTILE
60 PSI (MINIMUM) RIGID INSULATION
DRAINAGE MAT
WATERPROOFING MEMBRANE
STRUCTURAL SLAB (SEE STRUCTURAL)1/2"SECTION
NOTES:
1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.
2. DO NOT SCALE DRAWING.
3. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY
THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE.
MANUFACTURER NOTES:
1. THE GRASS MUST BE INSTALLED AND SEAMED WITH ADJACENT PIECES RUNNING
IN THE SAME DIRECTION; SEAMS SHOULD BE GLUED
WITH SUITABLE SEAMING GLUE AND SEAMING CLOTH, NOT ADHESIVE TAPE.
SYNTHETIC TURF ON CONCRETE PLANK
1/8" = 1'-0"5
PROJ-2053A-11
1
Attn: Mr. Ryan Krzos
City Planner
City of Hopkins
1010 1st Street S, Hopkins, MN 55343
Applicant: Alatus LLC
Application: 325 Blake Road N – Site Plan Review – Crescendo Apartments (Building C)
PROJECT OVERVIEW
Crescendo Apartments is a 15-story, 231-unit multi-family market-rate Type I development, of which
15% will of those units will be hotel units amenitized for shorter-term stays, with 8,960 sqft of retail, 602
above-ground parking stalls and a 5-story, 164-unit multi-family market-rate development. The project is
located at the southeast corner of the Blake Road N and 2nd St NE intersection.
BUILDING DESIGN
Blake Road N creates an exciting, high density, mixed-use development oriented towards pedestrians,
bicyclists, and public transportation. It offers not only its residents but the neighborhood and the regional
network in its entirety, a place to live, work and play.
Crescendo Apartments, comprises both a concrete 15-story residential structure and a 5 story wood frame
residential building wrapping around a six-level concrete parking structure. Of note, the concrete mid-rise
will offer amenities for the whole development such as a 6,168 sqft gym, lounge, and remote work
facilities on top of a publicly accessed roof deck bar with outstanding citywide views in three directions.
Architecturally, the project proposes a contemporary but timeless architecture. Designed for human scale
and with the pedestrian at top of mind, the Project offers a distinct base on all buildings including ground
floor access to many of its units, and a clear top level with distinct materials and color palette. While all
buildings follow this format, each one has its own character and individually unique characteristics. The
design looks for individuality without sacrificing contextuality within the overall development project.
All dwelling units will support the latest in technology while striving to provide a sustainable living
experience. Housing units, common areas, and amenities incorporate high efficiency and WiFi controlled
appliances, low-flow water fixtures, low-VOC paints, building-wide recycling practices and solar panels
for electricity generation. Acoustical performance between units will exceed Building Code requirements
for resident comfort and privacy. Select buildings within the Project will also seek LEED Certification
and commissioning. Additionally, the hotel units will provide a full range of elevated hospitality
amenities and features including 24/7 management and concierge services as well as full access to the
community’s residential spaces and facilities. These hotel units will provide a much needed offering to
the Hopkins and the immediate regional employment center.
Exterior materials used are a combination of brick, cast stone, metal and glazing to ensure durability and
quality for a generational development asset. Conceptually, lower levels use a combination of brick and
cast stone as primary materials at the base, corners, building entries and garage entries. Metal, in various
forms, is used mostly on upper levels and above the pedestrian scale that will be encountered.
Intermediate levels are a combination of these two materials mentioned plus different cementitious panel
solutions with multiple façade aesthetic options. An enhanced and energy efficient HVAC variable
refrigerant flow (VRF) system ensures that building facades are uninterrupted, rather than the common
solution that presents louvers into the façade design for a sometimes unsightly exterior aesthetic.
2
STREETSCAPE AND PUBLIC REALM
The development team has approached this site as a unique opportunity to create a water-centric
development that capitalizes on its’ adjacency to Minnehaha Creek, the Blake Road LRT station, and the
Cedar Lake Regional Trail. The proposed 325 Blake Road N Development project will transform the
former cold storage site with a rich variety of green open spaces and streetscape design improvements.
Proposed open spaces and streetscapes are designed to not only provide safe and convenient connections
to the creek, regional trail, and LRT station, but to create a rich outdoor environment for future residents,
visitors, and community members. Crescendo Apartments overlooks the Cedar Lake Regional Trail to
the south, incorporates a large plaza overlooking Blake Road N to the west, fronts the Spine Road and
Cascade to the north and a woonerf to the east that provides access to Duet Apartments but also
pedestrian access to the Trail and fire truck access.
Gateway Plaza and Cascade
Central to the open space network are a series of plazas, water features, stormwater treatment features,
and landscaped gathering areas, reaching from the project entry at Blake Road N to the Central Plaza
located next to future restaurants and the Minnehaha Creek Greenway. The primary vehicular and
pedestrian entry at Blake Road N features gateway plazas on either side of the entry road. These will
include water features, special paving, lighting, and seating areas. The central water cascade feature,
located adjacent to the entry road/parkway, provides a water channel designed to manage stormwater.
Stormwater will be pumped from the future MCWD stormwater pond to the west end of the water
cascade feature, providing the ability to create a water feature that not only provides an amenity for the
development, but also filters and delivers cleaner stormwater back into the pond. It is designed to provide
places for people to gather and stroll along the waterway. Native plant materials, special paving and
lighting, site furnishings, and native stone elements will be incorporated to create an environment that
will reconnect people to local and regional landscape experiences.
Blake Road Plaza
The plaza area located to the west of Crescendo Apartments provides ideal opportunities to connect the
proposed development to the Cedar Lake Regional Trail and the future Blake Road LRT station while
also providing an outdoor gathering area and dining spaces adjacent to the ground level restaurant in the
building. The plaza design incorporates a significant public art opportunity at the corner of Blake Road
and the Cedar Lake Trail, a designated plaza space for bike parking adjacent to the regional trail, special
paving, native plantings, seat walls, site lighting, and site furnishings. Building loading and utility areas
are screened from the plaza with decorative fencing.
Woonerf
The drive located between buildings C and D is designed to be pedestrian-oriented (woonerf) while
providing important vehicular access to Building D and fire access to both buildings. The driving surface
will incorporate decorative permeable pavers. Parallel parking spaces are provided along the west side of
the drive. While the entire woonerf is designed to be pedestrian-friendly, sidewalks are provided along
the west side of the driving/parking surface and on the east side of the drive at the north end/entry to
building D. At the south end of the woonerf pedestrian and bike facilities will connect people to the
Cedar Lake Trail. A pergola at this terminus provides a focal element drawing people to the trail.
Materials will include permeable paving, native plantings, site lighting, pavement markings, wayfinding,
and bollards.
Cedar Lake Trail Connections
Three opportunities to connect with the Cedar Lake Regional Trail are provided – at the Blake Road
Plaza, the Woonerf, and promenade that connects the Central Plaza and Greenway Commons to the future
trailhead designed by Minnehaha Creek Watershed District (“MCWD”). The goal is to provide safe and
3
convenient connections to the regional trail from the proposed development, encouraging people to walk,
bicycle, and utilize public transit, and to invite trail users to visit the amenities provided within the
development at 325 Blake Road N.
Streetscapes
The primary roadway through the site is designed as a tree-lined parkway, delivering people from Blake
Road through the site to development parcels, parking garages, open spaces, the Minnehaha Creek
Greenway, and eventually connecting to Lake Street. The parkway will include turf boulevards, street tree
plantings, pedestrian-scaled street lighting, site furnishings, and wayfinding signage. On-street parallel
parking and detached sidewalks will provide a safe environment for pedestrians. Raised benches are
designed to provide traffic calming measures and safe pedestrian crossings where pedestrian spines cross
the parkway. ADA compliant concrete sidewalks will be provided for pedestrian movement throughout
the site, providing connections to open spaces and trails for everyone.
DEVELOPMENT PHASING
Commencement of construction of the various phases is dependent upon market conditions now and into
the future as well as other external factors relating to the various entities and stakeholders that will be
working through the redevelopment effort for the site located at 325 Blake Road N. Subject to those
conditions, the development team currently anticipates the following construction start date for Crescendo
Apartments: Q4 2024
CITY APPLICATIONS/APPROVALS
Site Plan Approval – Crescendo Apartments (Building C)
PROPOSED DEVIATIONS FROM RX-TOD ZONING STANDARD
Please refer to the Applicant’s Amendment to PUD / Re-Zoning Application – Exhibit A for detail
surrounding deviations from the RX-TOD zoning standards.
SUPPORT FOR PROPOSED DEVIATIONS
The applicant believes the development, as proposed with deviations from zoning code ordinances, is a
high-quality proposal for the City of Hopkins and aligns with overall Comprehensive Plan goals. To
ensure a high-quality development, the applicant is proposing the following enhancements in support of
the proposed deviations:
Site Access Improvements
A new network of publicly accessible streets and pedestrian corridors divides the site into pedestrian-
scaled, walkable quadrants and connects the surrounding context to the Blake Road LRT station,
Minnehaha Creek, and the Cedar Lake Regional Trail. The new tree-lined parkway becomes the crucial
spine from which stems primary building entries, active uses, and a series of common open spaces. The
East/West and North/South pedestrian spines further break down proposed development sites, improving
pedestrian circulation and creating a tree-lined pedestrian ways and walk-up residential units.
As described under the ‘Streetscape and Public Realm’ section, the project vision includes extensive
pedestrian improvements for the area, including sidewalk connections through the site that do not exist
today. The street trees, parallel parking zones, and raised pedestrian crossings provided along the
parkway will help to calm traffic and provide a safer environment for people, bikers, and drivers. The
pedestrian zone along the proposed parkway supports public street amenities including benches, bike
racks, street lighting and planting beds.
4
Building setbacks provide comfortable buffer zones between street right-of-way and the building edges.
The proposed setbacks offer a balance of enough distance to create green zones without compromising
the more urban goals of transit-oriented development. This balance of ample though not excessive
setbacks prioritizes pedestrians and human activity in and around the site.
Exceeding Stormwater Standards
The applicant is exceeding the Minnehaha Creek Watershed District and City of Hopkins’ minimum
standards for stormwater treatment. Crescendo Apartments treatment is integrated into the overall 325
Blake Road N Development stormwater strategy. Runoff from this site will be conveyed to the proposed
325 Blake Road N regional stormwater treatment facilities via a combination of proposed storm sewer,
the Lake Street Diversion and recirculation of pumped stormwater through the Cascade. The previous
Cold Storage facility had large impervious area of both rooftop and pavement that flowed untreated to
Minnehaha Creek. The proposed project reduces the amount of impervious surface and provides rate
control, treatment, and volume control through the use of permeable pavements, filtration, infiltration,
underground storage and cycling of pumped stormwater through the Cascade to provide biofiltration,
infiltration and storage. The pumped stormwater will flow through Cascade in a series of pools and riffles
and end in a waterfall into the upper cell of the MCWD pond, then flow over a weir to the lower cell,
where the water will be drawn up at the Pavilion, screened of floatables and pumped through a forcemain
to the west end of the Cascade to start the cycle over. The pump will have a base flow to keep water
flowing through the Cascade continuously, then will be throttled up during stormwater events to engage
the upper portions of the Cascade storage and overflow into the underground stormwater chambers under
the skating plaza. This pumped system allows for water level control and continuous infiltration that is
not feasible with a traditional gravity system.
This is a substantial improvement from the Cold Storage site condition that was primarily impervious
surface with stormwater that ran off without any treatment or attenuation. A total existing (previous)
assumed impervious for the site was 10.57 acres, the proposed impervious is 9.75 acres, a reduction of
0.82 acres.
The required infiltration of the 1-inch event requires volume control of 0.8125 acre-ft. The infiltration
systems as proposed provide 0.689 acre-ft of volume at a conservative 0.45 in/hr infiltration rate. The soil
infiltration rates will be confirmed and adjusted to actual rates using Double Ring Infiltrometer testing.
The remaining 0.124 acre-ft will come from the Cascade and the pumping system, the proposed design
displaces approximately 12,000 cf of treatment volume = 0.275 acre-ft.
MCWD requires proposed runoff rates to be equal to or less than the existing condition. Total proposed
site runoff rates will be reduced significantly, by approximately 25% in all rainfall events from the
existing condition. The system also takes on offsite drainage from the Cedar Lake Trail that would
otherwise go untreated.
The majority of the new/reconstructed site area will be dedicated to roof drainage, which is assumed
cleaner than pavement runoff. This will further reduce pollutant loadings discharged from the site.
Enhanced Landscaping
The deviations in setbacks offer yards that are both deep enough for landscaping and green space and
reasonable for creating a "street wall" for the pedestrian experience. The deviations also help to
implement a comprehensive plan goal of creating a ‘positive relationship to the street’ by proposing
appropriate setbacks for the residential density guided by the 2040 Comprehensive Plan (75-150 units per
acre within ¼ mile of an LRT station platform).
5
High Quality Common Open Spaces
As previously mentioned under ‘Streetscape and Public Realm,’ the master plan includes a series of high
quality common open spaces for residents, visitors, and community members to gather, recreate, and
connect to nature. They also provide important opportunities to reduce urban heat island effect and
stormwater runoff, while improving water and air quality.
Multi-Modal Opportunities
With immediate access to the Minnehaha Creek Greenway, Cedar Lake Trail, and Blake Road LRT
station, proposed pedestrian and bike facilities will promote the use of multiple modes of transportation
for residents and patrons to and from the project site. The proposed project includes additional bike
facilities such as bike pump/repair stations, trail maps, seating for trail users and wayfinding signage. The
applicant will continue to work with the City of Hopkins and other stakeholders to ensure that bicycle
infrastructure is dynamic, accessible and progressive. Additionally, applicant will target a minimum of
10% of all structured parking stalls with electric vehicle charging facilities installed on, in addition to
conduit-readiness for at least 50% of structured parking stalls. This is to ensure the long-term electric
infrastructure capacity over time as internal combustion engines make-way for electric vehicles.
Support of Comprehensive Plan Goals
The project supports and further advances a number of goals outlined in the City’s 2040 Cultivate
Hopkins Plan. See summary of these goals below within the PUD statement section.
325 BLAKE ROAD - SITE C (BUILDING C)SITE C - TITLE SHEETA101CNeighborhood Context MapSite LocationSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESSITE AREA: 3.45 ACRESTOTAL UNITS: 395TOTAL PARKING PROVIDED: 608 SPACESTOTAL LONG TERM BIKE PARKING PROVIDED: 200 SPACESTOTAL SHORT TERM BIKE PARKING PROVIDED: 20 SPACESTOTAL GROSS AREA EXCLUDING GARAGE: 442,288 SF.FAR: 2.94OWNER / DEVELOPERALATUS80 S. 8TH STREET, SUITE 4155, MINNEAPOLIS, MN 55402PHONE: 612-201-8487ARCHITECTHUMPHREYS & PARTNERS ARCHITECTS, LP5339 ALPHA ROAD, SUITE 300, DALLAS, TXPHONE: 972-701-9636CIVILLOUCKS INC.7200 HEMLOCK LANE, SUITE 300, MAPLE GROVE, MN 55369PHONE: 763-424-5505LANDSCAPE ARCHITECT:DAMON FARBER LANDSCAPE ARCHITECTS401 NORTH 2ND AVENUE, SUITE 410, MINNEAPOLIS, MN 55401PHONE: 612-332-7522PROJECT TEAMPROJECT LOCATIONBUILDING METRICSDRAWING INDEX325 BLAKE ROAD, HOPKINS, MN
A102BUILDING C -PERSPECTIVE-1SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
A103BUILDING C -PERSPECTIVE-2SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
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TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESNARQUITECTURAL SITEPLANARQUITECTURAL SITEPLANA201SCALE: 1" = 60' - 0" 0'60' 120' 240'(30"x42" SHEET)
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TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESNARQUITECTURAL SITEPLANARQUITECTURAL SITEPLANA201-CSCALE: 1" = 20' - 0" 0' 20' 40' 80'(30"x42" SHEET)
COURTYARD60' X 96'6.5%
RAMP UP6.5%RAMP UPGROUND FLOOR PLANMAIN 6.5%RAMP DOWNELECTRICALGENERATORGARAGEENTRYTRASH/RECYCLEROOMMain TelCable RmGEN3-3500GEN3-3500GEN3-4000HRETAILTRASHLOADINGFITNESS6168 SF.9'x18' TYPMOTORCYCLE LEASEPARKINGGUESTPARKINGCOFFEEFPHIGH-RISEWATERPUMP RMMOVE-INLOBBYFIRECOMMAND200 SF.MAILELECVESTCO-WORKRETAILPARKING57 SPACESLEASINGRECEPTIONMAINT.BODEGATOILETITA3A3A2A2A3A35-STORY, 175 UNITSDOUBLE HANG RODDOUBLE HANG RODELEC. PANELS1S1TRANSFORMERSDOUBLE HANG RODDOUBLE HANG RODELEC. PANELTEL.TEL.A2A2A2P.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELA1A1A1A1A1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELS1DOUBLE HANG RODDOUBLE HANG RODKITCHENISLANDREMOVABLE
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TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
86 SPACES / FLOOR ( INCLUDING 7 TANDEM SPACES )COURTYARD60' X 95'B2B06.5%
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TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
79 SPACES / FLOOR6.5%
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B4TrashRm23'-0"5'-3" x12'2"STORAGE5'-3" x12'2"5'-6" x7'4"5'-3" x12'2"STORAGE5'-3" x12'2"5'-6" x7'4"STORAGE4' x 5'-11"STORAGE5' x7'4"5'-6" x11'10"5'-6" x11'10"B1NET - 1921 SQ. FT.D1B2-altDuctRiser149'-7"237'-9"405'-10"100'-3"154'-10"223'-5"9'x18' TYP24'-0"24'-0"24'-0"24'-0"SCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A433BUILDING C -BUILDING PLANSSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
6TH FLOOR PLAN79 SPACES / FLOOR6.5%
RAMP DOWN6.5%RAMP DOWN26274 SF.DuctRiser9'x18' TYPbikebikebikebikebikebikebikebikebikebikebikebikebikebikebike15bikebikebikebikebikebikebikebike
bikebikebikebikebikebikebikebikebikebikebikebikebikebikebikebikebikebike189A4B3C1A3B2-altB3A3A4VRFVRFA2A2A3A1S16' X 6' INTAKESCREENDuctRiserDuctRiserMain TelCable RmGEN3-3500GEN3-3500GEN3-4000HTrashRm23'-0"5'-3" x12'2"STORAGE5'-3" x12'2"5'-6" x7'4"5'-3" x12'2"STORAGE5'-3" x12'2"5'-6" x7'4"STORAGE4' x 5'-11"STORAGE5' x7'4"5'-6" x11'10"5'-6" x11'10"DuctRiser154'-10"223'-5"67'-10"117'-8"204'-10"122'-0"
28'-8"
24'-0"24'-0"24'-0"24'-0"SCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A434BUILDING C -BUILDING PLANSSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
7TH FLOOR PLANCLUBHOUSE1970 SFMain TelCable RmGEN3-3500GEN3-3500GEN3-4000HFIREPIT SEATINGPATIOPATIOPATIOAMENITIES: 5023 SFPOOL1308 SF1300 SF.DOG WASHDOG RUNDOG RUNPOOL DECKTERRACEA4B3C1A3S2B2B3A3A4VRFVRFA2A2A3LAWNLAWNPATIOPATIODOG SPAGAME ROOMEVENTPOOL EQUIPMENT500 SF.VRF EQUIPMENT1000 SF.LOW-RISE JAN.DuctRiserTHEATER620 SF.KITCHENFPBARFCFCA1VRFVRFVRFTrashRmS1-altVRFDuctRiser154'-10"223'-5"67'-10"117'-8"204'-10"122'-0"SCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A435BUILDING C -BUILDING PLANSSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
8TH-14TH FLOOR PLANFLOOR PLATE: 19,116 SF.CIRCULATION: 2682 SF.EFFICIENCY: 86%Main TelCable RmGEN3-3500GEN3-3500GEN3-4000HA4B2B3C1A3DuctRiserB1B2B3A3A4VRFVRFVRFVRFA2A2A3DuctRiserDuctRiserA1A1A1S1S1S1S1TrashRmVRFVRFVRFS1-altVRF154'-10"223'-5"67'-10"68'-0"SCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A436BUILDING C -BUILDING PLANSSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
15TH FLOOR PLANMain TelCable RmGEN3-3500GEN3-3500GEN3-4000HA4C2B1B2B3A4VRFVRFVRFA2A2fire exitBOOTH SEATINGBOOTH SEATINGBAR: 2300 SF.ENTRYBARKITCHENOUTDOOR SEATING1700 SF.fire exit675 SFRESTROOMS1S1S1S1-altS1A1DuctRiserDuctRiserTrashRmVRFVRFVRF154'-10"223'-5"67'-10"68'-0"ROOF PLANMECHANICALRMWATERHEATER RMMUASCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A437BUILDING C -BUILDING PLANSSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
RETAILGARAGE P1GARAGE B1GARAGE P2APT. 7THAPT. 8THAPT. 9THAPT. 10THAPT. 11THAPT. 12THAPT. 13THAPT. 14THGARAGE P3GARAGE P4GARAGE P5GARAGE P6APT. 6THAPT. 5THAPT. 4THSTOR.STOR.STOR.STOR.APT. 5THAPT. 4THAPT. 3RDAPT. 2NDAPT. 1STCOURTYARDSECTION DIAGRAMBARCLUBHOUSETANDEMPARKINGAPT. 7THAPT. 8THAPT. 9THAPT. 10THAPT. 11THAPT. 12THAPT. 13THAPT. 14THAPT. 15THAPT. 15TH13 units18 units21 units14 units21'-4"10'-8"10'-8"10'-8"10'-8"12'-0"10'-8"10'-8"10'-8"10'-8"10'-8"10'-8"12'-0"12'-0"
10'-8"10'-8"10'-8"10'-8"10'-8"10'-8"10'-0"
15'-0"
10'-8"10'-8"10'-8"10'-8"10'-0"
9'-8"
164'-0"APT. 3RD13 units13 units13 units21 units21 units21 units21 units21 units21 units10'-0"18'-8"916'906'148 SPACES57 SPACES86 SPACES79 SPACES79 SPACES79 SPACES79 SPACESSCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)A440BUILDING C -BUILDING SECTIONSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES
VENEER BRICK (1" AIRSPACE)ALUMINUM WINDOWCORRUGATED METALCORRUGATED METALMETAL COLUMNCURTAIN WALLBRICKCORRUGATED METALMETALMETAL SLAB CHANNELWINDOW WALL SYSTEM10'-8"
169'-4"
21'-4"10'-8"10'-8"10'-8"12'-0"10'-8"10'-8"10'-8"10'-8"10'-8"10'-8"12'-0"12'-0"
183'-10"RECESSED 3' FOR ENTRY DOORRECESSED 3' FOR ENTRY DOORRECESSED 3' FOR ENTRY DOORRECESSED 3' FOR ENTRY DOORBRICK VENEERMETAL PANELFIBER CEMENT PANEL-REVEAL SYSTEMNORTHEASTWEST23.5 %10 %60 %30 %19.4 %37 %WOODTONE PANEL41.5 %35 %32.8%NORTH( FRONT FACADE)WEST( FRONT FACADE)43.8 %EAST( NO FRONT)SOUTH( NO FRONT)TRANSPARENCY FRONT FACADE UPPER FL. (MIN 20%)37.5 %53 %38 %SOUTH ( RAIL ROAD)70.5 %14.2 %15.3 %MAJOR FACADE MATERIALMINOR FACADE MATERIALTRANSPARENCY FRONT FACADE ON GROUND FL.(MIN 20 %)TRANSPARENCY NO FRONT FACADE (MIN 18 %)82.3 %67.1 %(MIN. 65%)(MAX. 35%)56.4 %90 %65 %29.5 %BUILDING C-BLAKE ROAD ELEVATIONBUILDING C -ELEVATIONSA441SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PE
TERSBURG · CHICAGO · NEW ORLEANS COS
TA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESSCALE: 1/16" = 1'-0" 0' 16' 32' 64'30"x42" SHEET)
LOADING9'-1"9'-1"9'-1"1'-7"1'-7"1'-7"9'-1"1'-7"9'-1"58'-4"10'-8"169'-4"21'-4"10'-8"10'-8"10'-8"12'-0"10'-8"10'-8"10'-8"10'-8"10'-8"10'-8"12'-0"12'-0"HARDIE PANEL BRICKMETAL PANELSTORE FRONT WINDOWGLASS RAILINGMETAL PANELCEMENT BOARDHARDIE PANEL BRICKMETAL AWNINGCORRUGATED METALMETAL PANELSTORE FRONT WINDOWBRICKHARDIE PANELWOOD TONE HARDIE SIDINGMETAL SLAB CHANNELMETAL PANEL10'-8"10'-8"10'-8"10'-8"10'-8"CORRUGATED METALROLL-UP GARAGE DOOR1'-7"1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.ROOF FL.1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.6TH FL.7TH FL.8TH FL.9TH FL.10TH FL.11TH FL.12TH FL.13TH FL.14TH FL.15TH FL.ROOFBRICK VENEERMETAL PANELFIBER CEMENT PANEL-REVEAL SYSTEMNORTHEASTWEST23.5 %10 %60 %30 %19.4 %37 %WOODTONE PANEL41.5 %35 %32.8%NORTH( FRONT FACADE)WEST( FRONT FACADE)43.8 %EAST( NO FRONT)SOUTH( NO FRONT)TRANSPARENCY FRONT FACADE UPPER FL. (MIN 20%)37.5 %53 %38 %SOUTH ( RAIL ROAD)70.5 %14.2 %15.3 %MAJOR FACADE MATERIALMINOR FACADE MATERIALTRANSPARENCY FRONT FACADE ON GROUND FL.(MIN 20 %)TRANSPARENCY NO FRONT FACADE (MIN 18 %)82.3 %67.1 %(MIN. 65%)(MAX. 35%)56.4 %90 %65 %29.5 %BUILDING C -TRAIL ELEVATION( SOUTH ELEVATION)BUILDING C -ELEVATIONSA442SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PETERSBURG · CHICAGO · NEW ORLEANS COSTA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESSCALE: 1/16" = 1'-0" 0' 16' 32' 64'30"x42" SHEET)
EAST ELEVATION9'-1"9'-1"9'-1"1'-7"1'-7"1'-7"9'-1"1'-7"9'-1"58'-4"9'-1"9'-1"9'-1"1'-7"1'-7"1'-7"9'-1"1'-7"13'-0"66'-0"1'-7"168'-0"168'-0" BRICKMETAL PANELGLASS RAILINGGLASS RAILINGSTOREFRONTWINDOWCEMENT BOARDCORRUGATED METALCORRUGATEDMETALMETAL PANELWOOD TONE HARDIE SIDINGMETAL SLAB CHANNEL10'-8"10'-8"10'-8"10'-8"10'-8"13'-0"10'-8"10'-8"10'-8"10'-8"1'-7"METAL PANEL1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.ROOF FL.1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.ROOF FL.BRICK VENEERMETAL PANELFIBER CEMENT PANEL-REVEAL SYSTEMNORTHEASTWEST23.5 %10 %60 %30 %19.4 %37 %WOODTONE PANEL41.5 %35 %32.8%NORTH( FRONT FACADE)WEST( FRONT FACADE)43.8 %EAST( NO FRONT)SOUTH( NO FRONT)TRANSPARENCY FRONT FACADE UPPER FL. (MIN 20%)37.5 %53 %38 %SOUTH ( RAIL ROAD)70.5 %14.2 %15.3 %MAJOR FACADE MATERIALMINOR FACADE MATERIALTRANSPARENCY FRONT FACADE ON GROUND FL.(MIN 20 %)TRANSPARENCY NO FRONT FACADE (MIN 18 %)82.3 %67.1 %(MIN. 65%)(MAX. 35%)56.4 %90 %65 %29.5 %BUILDING C-EAST ELEVATIONBUILDING C -ELEVATIONSA443SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PETERSBURG · CHICAGO · NEW ORLEANS COSTA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESSCALE: 1/16" = 1'-0" 0' 16' 32' 64'30"x42" SHEET)
NORTH ELEVATION9'-1"9'-1"9'-1"1'-7"1'-7"1'-7"9'-1"1'-7"9'-1"66'-0"1'-7"METAL PANELGRAY BRICKGRAY BRICKMETAL GRILLWOODTONEWINDOW WALL SYSTEMCORRUGATED METALGLASS RAILINGCORRUGATED METALWINDOW SYSTEMSTORE FRONTMETAL PANELMETAL SLAB CHANNELMETAL PANELWINDOW WALL SYSTEM10'-8"10'-8"10'-8"10'-8"10'-8"
10'-8"
169'-4"
21'-4"10'-8"10'-8"10'-8"12'-0"10'-8"10'-8"10'-8"10'-8"10'-8"10'-8"12'-0"12'-0"
188'-10"1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.ROOF FL.1ST FL.2ND FL.3RD FL.4TH FL.5TH FL.6TH FL.7TH FL.8TH FL.9TH FL.10TH FL.11TH FL.12TH FL.13TH FL.14TH FL.15TH FL.ROOFRECESSED 3' FOR ENTRY DOORRECESSED 3' FOR ENTRY DOORBRICK VENEERMETAL PANELFIBER CEMENT PANEL-REVEAL SYSTEMNORTHEASTWEST23.5 %10 %60 %30 %19.4 %37 %WOODTONE PANEL41.5 %35 %32.8%NORTH( FRONT FACADE)WEST( FRONT FACADE)43.8 %EAST( NO FRONT)SOUTH( NO FRONT)TRANSPARENCY FRONT FACADE UPPER FL. (MIN 20%)37.5 %53 %38 %SOUTH ( RAIL ROAD)70.5 %14.2 %15.3 %MAJOR FACADE MATERIALMINOR FACADE MATERIALTRANSPARENCY FRONT FACADE ON GROUND FL.(MIN 20 %)TRANSPARENCY NO FRONT FACADE (MIN 18 %)82.3 %67.1 %(MIN. 65%)(MAX. 35%)56.4 %90 %65 %29.5 %BUILDING C -BOULEVARD ELEVATION( NORTH ELEVATION)BUILDING C -ELEVATIONSA444SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLAS · ST PETERSBURG · CHICAGO · NEW ORLEANS COSTA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MON
TEVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESSCALE: 1/16" = 1'-0" 0' 16' 32' 64'30"x42" SHEET)
BUILDING C -
SHEET CONTENTS:
Revisions:
License #:
Printed name:
Signature:
Date Plotted:
#
SHEET NO.
DATE COMMENTS
These drawings are for
preliminary coordination
only and not to be used
for regulatory approval or
construction.
21180
GREGORY FAULKNER
40199
12/21/2023
DALLAS · ST PETERSBURG · CHICAGO · NEW ORLEANS COSTA MESA ·ORLANDO · SCOTTSDALE · CHENNAI · MONTEVIDEO · HOUSTONwww.humphreys.com
ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
I hereby certify that this
plan, specification, or
report was prepared by
me or under my direct
supervision and that I am
a duly licensed architect
under the laws of the
State of Minnesota.
310 South 4th Avenue Suite 7050
Minneapolis, MN 55415 p: 612.332.7522
325 BLAKE ROAD
MASTERPLAN
HOPKINS, MINNESOTA
1 12-21-2023 PUD ADMENTMENT
ARCHITECTS
DEVELOPERS
LANDSCAPE
CIVIL
RON CLARK
ARTESSA LIFESTYLE
COMMUNITIES
0+00 1+002+00
3+00
4+00
10% RAMP
U
P
916'TRANSF
O
R
M
E
R
S 12% RAMP
U
P
916'909'ELEC.909'loading34' x 17'GENERAT
O
RLEASING
OFFI
C
E
BIKE PA
R
KI
N
G
COURTYARD
PUBLIC ART
TYP.
5.0'
HIGHRISE SECTION
DASHED LINE
CURRENTLY UNDER
DESIGN. LOCATION AND
OUTER EXTENTS SUBJECT
TO CHANGE.
24.0
CONCRETE SIDEWALK
TYP-SEE DETAIL
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building C\C2-1 SITE PLAN - BUILDING CPlotted: 12 /21 / 2023 2:29 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503D1
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SITE PLAN
C2-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8. REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8. ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKS ASSOCIATES, TOPOGRAPHIC SURVEY DATED
11/30/16.
13.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
14.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
15.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
16.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
17.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
18. WORKING HOURS ARE 7 AM - 7 PM (MONDAY - FRIDAY) AND 9 AM - 7 PM ( SATURDAY.) A 48 HOUR
NOTICE IS REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
SITE NOTES
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8.1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
GRAVEL AREA
PAVEMENT TYPES
B612 CURB & GUTTER (STANDARD)
B612 CURB & GUTTER (TIP OUT)
FLAT CURB & GUTTER (STANDARD)
FLAT CURB & GUTTER (TIP OUT)
NOTE:
SEE CURB & GUTTER DETAILS ON SHEET C8.2
CURB TYPES
SYMBOLCODEQTYBOTANICAL / COMMON NAMESIZECONT.DECIDUOUS TREESBH3BETULA NIGRA 'HERITAGE'HERITAGE RIVER BIRCH8` HT. MULTI-STEMB&BBW2BETULA POPULIFOLIA 'WHITESPIRE'WHITESPIRE GRAY BIRCH2" CAL.B&BGI9GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE' TMSKYLINE HONEY LOCUST2.5" CAL.B&BGK3GYMNOCLADUS DIOICAKENTUCKY COFFEETREE2.5" CAL.B&BPP7POPULUS TREMULOIDES 'NE ARB' TMPRAIRIE GOLD QUAKING ASPEN2" CAL.B&BQW3QUERCUS X WAREI 'LONG' TMREGAL PRINCE OAK2.5" CAL.B&BEVERGREEN TREESPS3PINUS STROBUSWHITE PINE6` HT.B&BORNAMENTAL TREESAG8AMELANCHIER X GRANDIFLORA 'AUTUMNBRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRY2" CAL.B&BSYMBOLCODEQTYBOTANICAL / COMMON NAMESIZECONT.SPACINGDECIDUOUS SHRUBSAU24ARONIA MELANOCARPA `UCONNAM165`LOW SCAPE MOUND CHOKEBERRY#5CONT.36" o.c.DL272DIERVILLA LONICERADWARF BUSH HONEYSUCKLE#5CONT.36" o.c.IA9ILEX VERTICILLATA `AFTERGLOW`AFTERGLOW WINTERBERRY#5CONT.48" o.c.PO64PHYSOCARPUS OPULIFOLIUS `DART`S GOLD`DART`S GOLD NINEBARK#5CONT.48" o.c.PS527PHYSOCARPUS OPULIFOLIUS `SEWARD`SEWARD NINEBARK#5CONT.48" o.c.RH-G42RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC#5CONT.48" o.c.SA68SPIRAEA X BUMALDA `ANTHONY WATERER`ANTHONY WATERER BUMALD SPIRAEA#5CONT.36" o.c.SP-G20SPIRAEA X BUMALDA `GOLDFLAME`GOLDFLAME SPIREA#3CONT.36" o.c.EVERGREEN SHRUBSJU-H32JUNIPERUS HORIZONTALIS `BLUE PRINCE`BLUE PRINCE JUNIPER#5CONT.48" o.c.TE24TAXUS X MEDIA `EVERLOW`EVERLOW YEW#5CONT.48" o.c.PERENNIALSCK 7CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASS#1CONT.24" o.c.SH25SPOROBOLUS HETEROLEPISPRAIRIE DROPSEED#1CONT.24" o.c.AMENITYSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELAMENITY TYPE 03 - GAS FIRE FEATURE242" X 42" X 12-3-4"PALOFORMBENTOFENCE & GUARDRAILSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELFENCE TYPE 01A - METAL SCREEN FENCE97 LF6` HEIGHT METAL DECORATIVE SCREENFENCECUSTOM-HANDRAILSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERHANDRAIL TYPE 01 - STAIR HANDRAIL54 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 04 - PEDESTRIAN GUARDRAIL @SERVICE ROAD518 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 05 - PEDESTRIAN BRIDGEGUARDRAIL165 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 06 - VEHICULAR BRIDGE GUARDRAIL93 LFGALVANIZED STEELCUSTOMLIGHTINGSYMBOL DESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELLIGHTING TYPE 01 - ROAD SCALED POLE MOUNTEDLIGHTS6SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFLIGHTING TYPE 02A - PEDESTRIAN SCALE POLELIGHT8SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFCFT530 LEDLIGHTING TYPE 03 - LIGHT COLUMN28SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFLIGHTING TYPE 05 - LED STRIP LIGHT633 LFLED STRIP WALL LIGHTLIGHTING TYPE 06 - DOWN LIGHTS6LIGHTING TYPE 08 - UP/FLOOD LIGHT2TBDCOOPERTCRSLIGHTING TYPE 10 - BRIDGE RECESSED WALL LIGHT17LIGHTING TYPE 11 - FOUNTAIN IN GROUND LIGHT2LIGHTING TYPE 14 - STRING LIGHTS238 LFSTRING LIGHTS ATTACHED TO POSTSUPPORTSTIVOLILIGHTSPHERE 2.0MISCELLANEOUSSYMBOLDESCRIPTIONQTYDESCRIPTIONDETAILMISC. TYPE 01 - PUBLIC ART LARGE2SCULPTURAL ART, 12`-20` HEIGHTCUSTOMTBDMISC. TYPE 03 - PUBLIC ART PEDESTALMINERAL MULCHSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYPRODUCT/MODELMINERAL MULCH TYPE 02 - AGGREGATE MULCHSTABILIZED45.41 CY3/8" AGGREGATE, 4" DEPTH. OVERGEOTEXTILE FABRICSTABILIZEDPAVINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELPAVING TYPE 01A -4" CONCRETE PAVING11,752 SF4" REINFORCED CONCRETE PAVING--PAVING TYPE 02B -DECORATIVE CONCRETE PAVING - VEHICULAR1,285 SF6" INTEGRAL COLORED CONCRETE PAVINGPAVING TYPE 03A -CONCRETE UNIT PAVERS4,202 SF4" THK, 12" X 24" OVER COMPACTEDAGGREGATE BASE, COMPACTED SUBGRADEWAUSAU TILE / TECTURA DESIGNSECOPREMIERPAVING TYPE 03B -CONCRETE UNIT PAVERS - VEHICULAR5,104 SF80MM THICK CONCRETE UNIT PAVERS OVERCOMPACTED AGGREGATE BASE, COMPACTEDSUBGRADEBELGARDMELVILLE PLANKROCKSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYROCK TYPE 03 - RIVER ROCK OVER LINER3,439 SF6" DEPTH WASHED RIVER ROCK, 3-6" DIA OVEREPDM LINER, OVER 6" DEPTH BENTONITE,OVER COMPACTED AGGREGATE BASESITE FURNITURESYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELSITE FURNITURE TYPE 01 - MONOLITHIC LIMESTONEBENCH6SITE FURNITURE TYPE 03A - SURFACE MOUNTEDBENCH - BACKED 6`26` SURFACE MOUNTED BENCHFORMS + SURFACESFLIGHT, BACKEDSITE FURNITURE TYPE 04 - PRECAST BENCH375" X 67" X 17" PRECAST CONCRETE BENCHLANDSCAPE FORMSESCOFET, FLOR, SMALLSITE FURNITURE TYPE 06 - MOVABLE TABLE + CHAIRSET16SITE FURNITURE TYPE 07 - ADIRONDACK CHAIR12SITE FURNITURE TYPE 09A - BIKE RACK OVERCONCRETE23BIKE RACK EMBEDDED IN CONCRETE PAVINGDEROHOOPSITE FURNITURE TYPE 11 - PET STATION2PET WASTE DISPOSAL STATION OVERCONCRETE FOOTINGMUTT MITTDOG WASTE STATION - BEST CHOICESITE FURNITURE TYPE 12 - DUAL TRASH & RECYCLERECEPTACLE2TONYO LITTER & RECYCLING RECEPTACLEFORMS + SURFACESTONYOSIGNAGESYMBOLDESCRIPTIONQTYSIGNAGE TYPE 01 - WAYFINDING SIGN2WALLSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELWALL TYPE 01B - CIP CONCRETE WALL242 LF12" THICK CIP CONCRETE WALL WITH FROSTFOOTING OVER COMPACTED AGGREGATEBASE, COMPACTED SUBGRADEWALL TYPE 01C - CIP CONCRETE WALL W LIGHTING &RAIL470 LF12" THICK CIP CONCRETE WALL WITH FROSTFOOTING OVER COMPACTED AGGREGATEBASE, COMPACTED SUBGRADEWALL TYPE 07 - BRIDGE PARAPET WALL106 LFCIP CONCRETE BRIDGE HEADWALL ANDPARAPET WALL, GUARDRAIL & LIGHTINGMOUNTED TO TOP OF PARAPETCUSTOMWALL TYPE 08 - CASCADE WIER30 LFSTEEL WIER WALL, FOOTINGS TO FROSTAM-03FE-01AHR-01HR-04HR-05HR-06LT-01LT-02ALT-03LT-05LT-06LT-08LT-10LT-11LT-14M-01M-03MM-02P-01AP-02BP-03AP-03BRO-03SF-01SF-03ASF-04SF-06SF-07SF-09ASF-11SF-12SN-01WL-01BWL-01CWL-07WL-081STORMWATER PLANTING AREA7,320 SFSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESMATERIALS SCHEDULESPLANTING SCHEDULESPRICING SET UPDATE1/26/22L010LANDSCAPESCHEDULES
P-03ARO-03WL-08WL-08P-03AP-01AP-01AP-01AP-01AP-03AWL-08RO-02RO-01RO-03WL-08RO-02AM-04HR-03HR-04P-02BP-03AP-03AHR-04P-01AP-01AP-01AMM-01FE-01MM-01MM-01M-01ST-02P-03BP-03AP-03AWL-08WL-07WL-07AM-04HR-03WL-01CWL-01CHR-02AHR-02AWL-08WL-01BWL-01BFE-01AHR-01M-01P-03AP-01AP-03AM-03M-03AMENITYSYMBOLDESCRIPTIONQTYAMENITY TYPE 02 - PEDESTRIAN BRIDGE84 LFAMENITYSYMBOLDESCRIPTIONQTYAMENITY TYPE 03 - GAS FIRE FEATURE2AM-02AM-03FENCE & GUARDRAILSYMBOLDESCRIPTIONQTYFENCE TYPE 01A - METAL SCREEN FENCE97 LFHANDRAILSYMBOLDESCRIPTIONQTYHANDRAIL TYPE 01 - STAIR HANDRAIL54 LFHANDRAIL TYPE 04 - PEDESTRIAN GUARDRAIL @SERVICE ROAD518 LFHANDRAIL TYPE 05 - PEDESTRIAN BRIDGEGUARDRAIL165 LFHANDRAIL TYPE 06 - VEHICULAR BRIDGE GUARDRAIL93 LFFE-01AHR-01HR-04HR-05HR-06MISCELLANEOUSSYMBOL DESCRIPTIONQTYMISC. TYPE 01 - PUBLIC ART LARGE2MISC. TYPE 03 - PUBLIC ART PEDESTALMINERAL MULCHSYMBOLDESCRIPTIONQTYMINERAL MULCH TYPE 02 - AGGREGATE MULCHSTABILIZED45.41 CYM-01M-03MM-02PAVINGSYMBOLDESCRIPTIONQTYPAVING TYPE 01A -4" CONCRETE PAVING11,752 SFPAVING TYPE 02B -DECORATIVE CONCRETE PAVING - VEHICULAR1,285 SFPAVING TYPE 03A -CONCRETE UNIT PAVERS4,202 SFPAVING TYPE 03B -CONCRETE UNIT PAVERS - VEHICULAR5,104 SFROCKSYMBOLDESCRIPTIONQTYROCK TYPE 03 - RIVER ROCK OVER LINER3,439 SFP-01AP-02BP-03AP-03BRO-03WALLSYMBOLDESCRIPTIONQTYWALL TYPE 01B - CIP CONCRETE WALL242 LFWALL TYPE 01C - CIP CONCRETE WALL W LIGHTING &RAIL470 LFWALL TYPE 07 - BRIDGE PARAPET WALL106 LFWALL TYPE 08 - CASCADE WIER30 LFWL-01BWL-01CWL-07WL-08SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESL110MATERIALSPLANNORTH0SCALE:6040201" = 20'BUILDING CBLAKE ROAD
CEDAR LAKE TRAILMATERIALS LEGEND - SEE L010 SERIES FOR FULL SCHEDULEPRICING SET UPDATE1/26/22COURTYARDROOF DECK
LT-02ALT-10LT-08LT-05SF-09ALT-02ALT-03LT-02ALT-10SF-01LT-02ASF-01LT-03LT-10SF-01SF-01LT-05LT-05LT-02ASF-12LT-03SF-12LT-02ASF-09ALT-06LT-06LT-01SN-01LT-05SF-11LT-11LT-03SF-12SF-06AM-03SF-07LT-03LT-14AM-03SF-06LT-14LT-03SF-09ALT-02ALT-01LT-01LT-01LT-01LT-01LT-03LT-03LT-03SF-09ASF-07SF-11SN-01SF-04SF-03ASF-03ALT-10AMENITYSYMBOLDESCRIPTIONQTYAMENITY TYPE 03 - GAS FIRE FEATURE2AM-03SITE FURNITURESYMBOLDESCRIPTIONQTYSITE FURNITURE TYPE 01 - MONOLITHIC LIMESTONEBENCH6SITE FURNITURE TYPE 03A - SURFACE MOUNTEDBENCH - BACKED 6`2SITE FURNITURE TYPE 04 - PRECAST BENCH3SITE FURNITURE TYPE 06 - MOVABLE TABLE + CHAIRSET16SITE FURNITURE TYPE 07 - ADIRONDACK CHAIR12SITE FURNITURE TYPE 09A - BIKE RACK OVERCONCRETE23SITE FURNITURE TYPE 11 - PET STATION2SITE FURNITURE TYPE 12 - DUAL TRASH & RECYCLERECEPTACLE2SIGNAGESYMBOLDESCRIPTIONQTYSIGNAGE TYPE 01 - WAYFINDING SIGN2SF-01SF-03ASF-04SF-06SF-07SF-09ASF-11SF-12SN-01LIGHTINGSYMBOL DESCRIPTIONQTYLIGHTING TYPE 01 - ROAD SCALED POLE MOUNTEDLIGHTS6LIGHTING TYPE 02A - PEDESTRIAN SCALE POLELIGHT8LIGHTING TYPE 03 - LIGHT COLUMN28LIGHTING TYPE 05 - LED STRIP LIGHT633 LFLIGHTING TYPE 06 - DOWN LIGHTS6LIGHTING TYPE 08 - UP/FLOOD LIGHT2LIGHTING TYPE 10 - BRIDGE RECESSED WALL LIGHT17LIGHTING TYPE 11 - FOUNTAIN IN GROUND LIGHT2LIGHTING TYPE 14 - STRING LIGHTS238 LFLT-01LT-02ALT-03LT-05LT-06LT-08LT-10LT-11LT-14SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESNORTH0SCALE:6040201" = 20'BLAKE ROAD
CEDAR LAKE TRAILLIGHTING, SIGNAGE, & FURNITURE LEGEND - SEE L010 SERIES FOR FULL SCHEDULEBUILDING CCEDAR LAKE TRAILCOURTYARDROOF DECKL120LIGHTING,SIGNAGE, &FURNITURE PLAN
1 - BH1 - PS3 - GK2 - BH68 - POSTORMWATERPLANTING AREA(451 sf)4 - GISTORMWATERPLANTING AREA(846 sf)STORMWATERPLANTING AREA(3,722 sf)5 - GI64 - PO6 - JU-H80 - DL12 - PS546 - SA6 - RH-G6 - RH-G83 - DL22 - SA15 - PS518 - SP-G8 - AG3 - PP1 - QW2 - QW2 - PS2 - PP2 - BWSYMBOLCODEQTYBOTANICAL / COMMON NAMEDECIDUOUS TREESBH3BETULA NIGRA 'HERITAGE'HERITAGE RIVER BIRCHBW2BETULA POPULIFOLIA 'WHITESPIRE'WHITESPIRE GRAY BIRCHGI 9GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE' TMSKYLINE HONEY LOCUSTGK3GYMNOCLADUS DIOICAKENTUCKY COFFEETREEPP7POPULUS TREMULOIDES 'NE ARB' TMPRAIRIE GOLD QUAKING ASPENQW3QUERCUS X WAREI 'LONG' TMREGAL PRINCE OAKEVERGREEN TREESPS3PINUS STROBUSWHITE PINEORNAMENTAL TREESAG8AMELANCHIER X GRANDIFLORA 'AUTUMNBRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRYSYMBOLCODEQTYBOTANICAL / COMMON NAMEDECIDUOUS SHRUBSAU24ARONIA MELANOCARPA `UCONNAM165`LOW SCAPE MOUND CHOKEBERRYDL272DIERVILLA LONICERADWARF BUSH HONEYSUCKLEIA9ILEX VERTICILLATA `AFTERGLOW`AFTERGLOW WINTERBERRYPO64PHYSOCARPUS OPULIFOLIUS `DART`S GOLD`DART`S GOLD NINEBARKPS527PHYSOCARPUS OPULIFOLIUS `SEWARD`SEWARD NINEBARKRH-G42RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMACSA68SPIRAEA X BUMALDA `ANTHONY WATERER`ANTHONY WATERER BUMALD SPIRAEASP-G20SPIRAEA X BUMALDA `GOLDFLAME`GOLDFLAME SPIREAEVERGREEN SHRUBSJU-H32JUNIPERUS HORIZONTALIS `BLUE PRINCE`BLUE PRINCE JUNIPERTE24TAXUS X MEDIA `EVERLOW`EVERLOW YEWPERENNIALSCK7CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASSSH25SPOROBOLUS HETEROLEPISPRAIRIE DROPSEEDSTORMWATER PLANTING AREA7,320 SFBUILDING CBLAKE ROAD
CEDAR LAKE TRAILNORTH0SCALE:1 20'20' 40'60'SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESPLANTING LEGEND - SEE L010 SERIES FOR FULL SCHEDULEL130PLANTINGPLAN
SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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1
Attn: Mr. Ryan Krzos
City Planner
City of Hopkins
1010 1st Street S, Hopkins, MN 55343
Applicant: Alatus LLC
Application: 325 Blake Road N – Site Plan Review – Duet Apartments (Building D)
PROJECT OVERVIEW
Duet Apartments is a 8-story, 215-unit multi-family mixed-income development with 446 above-and
below-ground parking stalls; some stalls available for flexible commercial space parking for nearby
restaurants. 42 of the units we be designated at 60% AMI rental and income rates for the region. The
project is located to the east of proposed Crescendo Apartments (Building C) and just to the north of the
Cedar Lake Regional Trail.
BUILDING DESIGN
Blake Road N creates an exciting, high-density, mixed-use development oriented towards pedestrians,
bicyclists, and public transportation. It offers not only its residents, but the neighborhood and the regional
network in its entirety, a place to live, work and play.
Duet Apartments, is to be constructed as a wood frame building, five-story Type III construction
methodology wrapping over a 3-level parking structure. The project seeks to minimize the externalities
created by surface level parking and maximize the density and pedestrian configurations for an urban
experience in an otherwise suburban location. The site plan has significant design characteristics that will
make public transportation, multi-modal sharing, and access to the Green Line Blake Road LRT Station a
comfortable and intuitive experience to encourage alternatives to single occupancy vehicles and
corresponding trips. This could only be done with the tremendous infrastructure improvements that the
City of Hopkins, Three Rivers District, and Met Council have already invested in.
Architecturally, the project proposes a contemporary but timeless architecture. Designed for human scale
and with the pedestrian at top of mind, the Project offers a distinct base on all buildings, and a clear top
level with distinct materials and color palette. While all buildings follow this format, each one has its own
character and individually unique characteristics. The design looks for individuality without sacrificing
being contextual within the overall development project.
All dwelling units will support the latest in technology while striving to provide a sustainable living
experience. Housing units, common areas, and amenities incorporate high efficiency and WiFi controlled
appliances, low-flow water fixtures, low-VOC paints, building-wide recycling practices and solar panels
for electricity generation. Acoustical performance between units will exceed Building Code requirements
for resident comfort and privacy. Select buildings within the Project will also seek LEED Certification
and commissioning.
Exterior materials used are a combination of brick, cast stone, metal and glazing to ensure durability and
quality for a generational development asset. Conceptually, lower levels use a combination of brick and
cast stone as primary materials at the base, corners, building entries and garage entries. Metal, in various
forms, is used mostly on upper levels and above the pedestrian scale that will be encountered.
Intermediate levels are a combination of these two materials mentioned plus different cementitious panel
solutions with multiple façade aesthetic options. An enhanced and energy efficient HVAC variable
refrigerant flow (VRF) system ensures that building facades are uninterrupted, rather than the common
solution that presents louvers into the façade design for a sometimes-unsightly exterior aesthetic.
2
STREETSCAPE AND PUBLIC REALM
The development team has approached this site as a unique opportunity to create a water-centric
development that capitalizes on its’ adjacency to Minnehaha Creek, the Blake Road LRT station, and the
Cedar Lake Regional Trail. The proposed 325 Blake Road N development project will transform the
former cold storage site with a rich variety of green open spaces and streetscape design improvements.
Proposed open spaces and streetscapes are designed to not only provide safe and convenient connections
to the creek, regional trail, and LRT station, but to create a rich outdoor environment for future residents,
visitors, and community members. Duet Apartments is surrounded by vibrant public open space on all
sides. The northern edge fronts onto the Cascade and Central Plaza, with the western edge facing the
woonerf and pedestrian access to the regional trail, the southern façade looks over the Cedar Lake
Regional Trail and the eastern edge looks over the Minnehaha Creek Greenway.
Cascade
Central to the open space network are a series of plazas, water features, stormwater treatment features,
and landscaped gathering areas, reaching from the project entry at Blake Road to the Central Plaza
located next to future restaurants and the Minnehaha Creek Greenway. The primary vehicular and
pedestrian entry at Blake Road N features gateway plazas on either side of the entry road. These will
include water features, special paving, lighting, and seating areas. The central water cascade feature,
located adjacent to the entry road/parkway, provides a water channel designed to manage stormwater.
Stormwater will be pumped from the future Minnehaha Creek Watershed District (”MCWD”) stormwater
pond to the west end of the water cascade feature, providing the ability to create a water feature that not
only provides an amenity for the development, but also filters and delivers cleaner stormwater back into
the pond. It is designed to provide places for people to gather and stroll along the waterway. Native plant
materials, special paving and lighting, site furnishings, and native stone elements will be incorporated to
create an environment that will reconnect people to local and regional landscape experiences.
Central Plaza and Greenway Commons
The plazas and restaurant deck spaces, located at the east end of the water cascade, will provide outdoor
gathering spaces, and connect people to the future stormwater pond and Minnehaha Creek. The central
plaza, located to the west of the future restaurants, will feature a large area for people to gather, a splash
pad, outdoor seating, plantings, and a pergola. It is designed to provide places for people to interact with
the restaurants and the water cascade. The pocket plaza between the future restaurants and deck spaces
outside the restaurants will provide opportunities for outdoor dining, and the ability to engage with and
view the pond and creek. The Central Plaza and Greenway Commons will feature special paving, native
plantings, native stone elements, and site lighting to create an inviting outdoor environment.
Woonerf
The drive located between Crescendo Apartments and Duet Apartments is designed to be pedestrian-
oriented (woonerf) while providing important vehicular access to Duet Apartments and fire access to both
buildings. The driving surface will incorporate decorative permeable pavers. Parallel parking spaces are
provided along the west side of the drive. While the entire woonerf is designed to be pedestrian-friendly,
sidewalks are provided along the west side of the driving/parking surface and on the east side of the drive
at the north end/entry to Duet Apartments. At the south end of the woonerf pedestrian and bike facilities
will connect people to the Cedar Lake Trail. A pergola at this terminus provides a focal element drawing
people to the trail. Materials will include permeable paving, native plantings, site lighting, pavement
markings, wayfinding, and bollards.
Cedar Lake Trail Connections
Three opportunities to connect with the Cedar Lake Regional Trail are provided – at the Tower Plaza, the
Woonerf, and promenade that connects the Central Plaza and Greenway Commons to the future trailhead
designed by MCWD. The goal is to provide safe and convenient connections to the regional trail from
3
the proposed development, encouraging people to walk, bicycle, and utilize public transit, and to invite
trail users to visit the amenities provided within the development at 325 Blake Road N.
Streetscapes
The primary roadway through the site is designed as a tree-lined parkway, delivering people from Blake
Road through the site to development parcels, parking garages, open spaces, the Minnehaha Creek
Greenway, and eventually connecting to Lake Street. The parkway will include turf boulevards, street tree
plantings, pedestrian-scaled street lighting, site furnishings, and wayfinding signage. On-street parallel
parking and detached sidewalks will provide a safe environment for pedestrians. Raised benches are
designed to provide traffic calming measures and safe pedestrian crossings where pedestrian spines cross
the parkway. ADA compliant concrete sidewalks will be provided for pedestrian movement throughout
the site, providing connections to open spaces and trails for everyone.
DEVELOPMENT PHASING
Commencement of construction of the various phases is dependent upon market conditions now and into
the future as well as other external factors relating to the various entities and stakeholders that will be
working through the redevelopment effort for the site located at 325 Blake Road N. Subject to those
conditions, the development team currently anticipates the following construction start date for Duet
Apartments: Q2/Q3 2024
CITY APPLICATIONS/APPROVALS
Site Plan Approval – Duet Apartments (Building D)
PROPOSED DEVIATIONS FROM RX-TOD ZONING STANDARD
Please refer to the Applicant’s Amendment to PUD / Re-Zoning Application – Exhibit A for detail
surrounding deviations from the RX-TOD zoning standards.
SUPPORT FOR PROPOSED DEVIATIONS
The applicant believes the development, as proposed with deviations from zoning code ordinances, is a
high-quality proposal for the City of Hopkins and aligns with overall Comprehensive Plan goals. To
ensure a high-quality development, the applicant is proposing the following enhancements in support of
the proposed deviations:
Site Access Improvements
A new network of publicly accessible streets and pedestrian corridors divides the site into pedestrian-
scaled, walkable quadrants and connects the surrounding context to the Blake Road LRT station,
Minnehaha Creek, and the Cedar Lake Regional Trail. The new tree-lined parkway becomes the crucial
spine from which stems primary building entries, active uses, and a series of common open spaces. The
East/West and North/South pedestrian spines further break down proposed development sites, improving
pedestrian circulation and creating a tree-lined pedestrian ways and walk-up residential units.
As described under the ‘Streetscape and Public Realm’ section, the project vision includes extensive
pedestrian improvements for the area, including sidewalk connections through the site that do not exist
today. Building setbacks provide comfortable buffer zones between street right-of-way and the building
edges. The proposed setbacks offer a balance of enough distance to create green zones without
compromising the more urban goals of transit-oriented development. This balance of ample though not
excessive setbacks prioritizes pedestrians and human activity in and around the site.
Exceeding Stormwater Standards
4
The applicant is exceeding the Minnehaha Creek Watershed District and City of Hopkins’ minimum
standards for stormwater treatment. Duet Apartments stormwater is managed by the overall system
described in the 325 Blake Road N PUD. Runoff from this site will be conveyed to the proposed 325
Blake Road N regional stormwater treatment facilities via a combination of proposed storm sewer, the
Lake Street Diversion and recirculation of pumped stormwater through the Cascade. The previous Cold
Storage facility had large impervious area of both rooftop and pavement that flowed untreated to
Minnehaha Creek. The proposed project reduces the amount of impervious surface and provides rate
control, treatment, and volume control through the use of permeable pavements, filtration, infiltration,
underground storage and cycling of pumped stormwater through the Cascade to provide biofiltration,
infiltration and storage. The pumped stormwater will flow through Cascade in a series of pools and riffles
and end in a waterfall into the upper cell of the MCWD pond, then flow over a weir to the lower cell,
where the water will be drawn up at the Pavilion, screened of floatables and pumped through a forcemain
to the west end of the Cascade to start the cycle over. The pump will have a base flow to keep water
flowing through the Cascade continuously, then will be throttled up during stormwater events to engage
the upper portions of the Cascade storage and overflow into the underground stormwater chambers under
the skating plaza. This pumped system allows for water level control and continuous infiltration that is
not feasible with a traditional gravity system.
This is a substantial improvement from the Cold Storage site condition that was primarily impervious
surface with stormwater that ran off without any treatment or attenuation. A total existing (previous)
assumed impervious for the site was 10.57 acres, the proposed impervious is 9.75 acres, a reduction of
0.82 acres.
The required infiltration of the 1-inch event requires volume control of 0.8125 acre-ft. The infiltration
systems as proposed provide 0.689 acre-ft of volume at a conservative 0.45 in/hr infiltration rate. The soil
infiltration rates will be confirmed and adjusted to actual rates using Double Ring Infiltrometer testing.
The remaining 0.124 acre-ft will come from the Cascade and the pumping system, the proposed design
displaces approximately 12,000 cf of treatment volume = 0.275 acre-ft.
MCWD requires proposed runoff rates to be equal to or less than the existing condition. Total proposed
site runoff rates will be reduced significantly, by approximately 25% in all rainfall events from the
existing condition. The system also takes on offsite drainage from the Cedar Lake Trail that would
otherwise go untreated.
The majority of the new/reconstructed site area will be dedicated to roof drainage, which is assumed
cleaner than pavement runoff. This will further reduce pollutant loadings discharged from the site.
Enhanced Landscaping
The deviations in setbacks offer yards that are both deep enough for landscaping and green space and
reasonable for creating a "street wall" for the pedestrian experience. The deviations also help to
implement a comprehensive plan goal of creating a ‘positive relationship to the street’ by proposing
appropriate setbacks for the residential density guided by the 2040 Comprehensive Plan (75-150 units per
acre within ¼ mile of an LRT station platform).
High Quality Common Open Spaces
As previously mentioned under ‘Streetscape and Public Realm,’ the master plan includes a series of high
quality common open spaces for residents, visitors, and community members to gather, recreate, and
connect to nature. They also provide important opportunities to reduce urban heat island effect and
stormwater runoff, while improving water and air quality.
5
Multi-Modal Opportunities
With immediate access to the Minnehaha Creek Greenway, Cedar Lake Trail, and Blake Road LRT
station, proposed pedestrian and bike facilities will promote the use of multiple modes of transportation
for residents and patrons to and from the project site. The proposed project includes additional bike
facilities such as bike pump/repair stations, trail maps, seating for trail users and wayfinding signage. The
applicant will continue to work with the City of Hopkins and other stakeholders to ensure that bicycle
infrastructure is dynamic, accessible and progressive. Additionally, applicant will target a minimum of
10% of all structured parking stalls with electric vehicle charging facilities installed on, in addition to
conduit-readiness for at least 50% of structured parking stalls. This is to ensure the long-term electric
infrastructure capacity over time as internal combustion engines make-way for electric vehicles.
Support of Comprehensive Plan Goals
The project supports and further advances a number of goals outlined in the City’s 2040 Cultivate
Hopkins Plan. See summary of these goals within the Amendment to PUD Application statement section.
325 BLAKE ROAD - SITE D (BUILDING D)SITE D - TITLE SHEETSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESA103D
10% RAMP UP916'TRANSFORMERS182'-0"27'-6"LOBBYTORESTAURANTMAINTENANCE914'12% RAMP UP18'-0"916'145 SPACES; 56,754 SF.( INCLUDING SPEED RAMP)909'RESTAURANTPARKINGTRASHROOMELEC.915'909'909'loading34' x 17'DOG SPAGENERATOR24'-0"22'-0"26'-0"22'-0"24'-0"22'-0"BIKE HOOK, 15 BIKE SPACES22'-0"22'-0"26'-0"LEASING OFFICEBIKE PARKINGP.9' X 18' TY287'-0"BB10% RAMP DOWN182'-0"153 SPACES, 51,886 SF.930'-4"LOUNGEBELOWBIKE HOOK, 18 BIKE SPACES24'-0"22'-0"24'-0"22'-0"22'-0"22'-0"22'-0"C.C.C.P.9' X 18' TY287'-0"BB10% RAMP UP12% RAMP DN.LONG TERM BIKE PARKING, 64SPACESLOBBY BELOWTORESTAURANTMAILPACKAGELEASING 2867 S.F.OFFICE 1WORK ROOMOFFICE 3REST.ITLEASINGOFFICE 2919'-8"RAMP BELOW182'-0"919'-8"143 SPACES; 56,754 SF.( INCLUDING SPEED RAMP)elevator lobbyloading34' x 17'LOUNGERISERBIKE HOOK, 12 BIKE SPACESCOFFEE24'-0"22'-0"24'-0"22'-0"22'-0"22'-0"P.9' X 18' TY22'-0"22'-0"SHORT TERM BIKE PARKING,12 SPACES916'915'914'906'BBA440 SCALE: 1/32" = 1'-0" (30"x42" SHEET) 0' 32' 64' 128'SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESBUILDING DFLOOR PLANSTOTAL 446 SPACES, 165,197 SF.370 SF. / SPACERESIDENTIAL PARKING: 298 SPACES ( 1.36 SPACES/ UNIT)RESTAURANT PARKING: 148 SPACES 2ND FLOOR PLAN 3RD FLOOR PLAN 1ST FLOOR PLANSCALE: 1/16" = 1'-0" (30"x42" SHEET) 0' 16' 32' 64'
TELE.S1-altP.DOUBLE HANG RODVRFELEC. PANELVRFDOUBLE HANG RODDOUBLE HANG RODELEC. PANELB1P.DOUBLE HANG RODVRFELEC. PANELA1A1S0PRIVATE PATIOS ON 4THS1TELE.DOUBLE HANG RODDOUBLE HANG RODELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELDOUBLE HANG RODDOUBLE HANG RODELEC. PANELVRFVRFVRFP.DOUBLE HANG RODVRFELEC. PANELVRFVRFVRFVRFVRFVRFtrashS1P.DOUBLE HANG RODVRFELEC. PANELA1B2
P.DOUBLE HANG RODVRFELEC. PANELA1A1B1B1A1 A2 A2 A1S1S0S0S0A1A1S0S0S0S0S0S0A1A1S1-altC1POOLP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELCOURTYARDVRFCOURTYARDEGRESSON 4TH FL.COURTYARDEGRESSON 4TH FL.CLUBHOUSE1000 SF1234 551234 55FITNESS1500 SF.BARF.P.JAN.CO-WORK1300 SF.B4A2S1A1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELB4VRFB1P.DOUBLE HANG RODVRFELEC. PANELVRFA2CLUBHOUSE: 6,500 SF.VERTICALFURNACEGAME ROOM1000 SFSAUNASTOR.ELEC.ELEC.ELEC.287'-0"182'-0"BBHVACHVACDISPLAYDISPLAYMALEFEMALESHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESGROSS AREA / FLOOR: 38,830 SF. ( EXCLUDING BALCONIES)CLUBHOUSE- 6,330 SF.RENTABLE AREA / FLOOR : 28,078 SF.EFFICIENCY: 72.3%A441 BUILDING DFLOOR PLANSSCALE: ####" = 1'-0" (30"x42" SHEET) 0' 16' 32' 64' 4TH FLOOR PLAN
S1-altP.DOUBLE HANG RODVRFELEC. PANELVRFDOUBLE HANG RODDOUBLE HANG RODELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELB1P.DOUBLE HANG RODVRFELEC. PANELA1S1ELEC.DOUBLE HANG RODDOUBLE HANG RODELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELDOUBLE HANG RODDOUBLE HANG RODELEC. PANELVRFVRFP.DOUBLE HANG RODVRFELEC. PANELVRFP.DOUBLE HANG RODVRFELEC. PANELVRFVRFP.DOUBLE HANG RODVRFELEC. PANELS1A2B3ELEC.A2S1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELA1A1B1B1A1 A2 A2 A1S1A1A1S0S0S0S0S0S0A1A1S1-altC1VRFB3VRFA2S1A1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELB4VRFB1P.DOUBLE HANG RODVRFELEC. PANEL182'-0"VRFVRFB4P.DOUBLE HANG RODVRFELEC. PANELA1S0VRFVRFVRFVRFP.DOUBLE HANG RODVRFELEC. PANELA1B2 S0S0S070'-5"ELEC.150'-0"76'-8"TELE.TELE.VERTICALFURNACESTORAGEBB287'-0"A442 SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESGROSS AREA / FLOOR: 36,133 SF. ( EXCLUDING BALCONIES)RENTABLE AREA / FLOOR : 30,868 SF.EFFICIENCY: 85.4%BUILDING DFLOOR PLANSSCALE: 3/32" = 1'-0" (30"x42" SHEET) 0' 16' 32' 64' 5TH-7TH FLOOR PLAN
B1-altS1-alt2A1-altB1-altTERRACEVRFC1P.DOUBLE HANG RODVRFELEC. PANELP.DOUBLE HANG RODVRFELEC. PANELA1-altP.DOUBLE HANG RODVRFELEC. PANELA1-altB1-alt181'-0"S1-altP.DOUBLE HANG RODVRFELEC. PANELDOUBLE HANG RODDOUBLE HANG RODELEC. PANELS1P.DOUBLE HANG RODVRFELEC. PANELDOUBLE HANG RODDOUBLE HANG RODELEC. PANELVRFP.DOUBLE HANG RODVRFELEC. PANELVRFVRFP.DOUBLE HANG RODVRFELEC. PANELA2B3A2S1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELA1 A2 A2 A1S1A1A1S0S0S0S1-altVRFB3VRFA2S1A1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELB1P.DOUBLE HANG RODVRFELEC. PANELVRFB4P.DOUBLE HANG RODVRFELEC. PANELA1S0VRFVRFVRFVRFP.DOUBLE HANG RODVRFELEC. PANELA1B2 S0S0S0TELE.TELE.VERTICALFURNACETRASHVRFP.DOUBLE HANG RODVRFELEC. PANELVRFVRFP.DOUBLE HANG RODVRFELEC. PANELS0S0S0A1A1DOUBLE HANG RODDOUBLE HANG RODELEC. PANELLOUNGERESTROOMELEC.ELEC.ELEC.705 SF.287'-0"A443 SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESGROSS AREA / FLOOR: 36,103 SF. ( EXCLUDING BALCONIES)RENTABLE AREA / FLOOR : 30,868 SF.EFFICIENCY: 85.5%SCALE: 3/32" = 1'-0" (30"x42" SHEET) 0' 16' 32' 64'BUILDING DFLOOR PLANS 8TH FLOOR PLAN
LEVEL 4LEVEL 3LEVEL 5LEVEL 6LEVEL 7LEVEL 2LEVEL 810'-8"10'-8"10'-8"10'-8"919' 8"916'909'ELECTRICGENERATORLEVEL 1GARAGEENTRY10'-8"16'-6"D930´ 4"941´ 4"8'-0"916' RAILROADU E TTHIN BRICKSIDINGMETALRAILINGCMU BLOCKFIBERCEMENTPANELCMU BLOCKWOODTONEFIBERCEMENTPANEL1425143LEVEL 4LEVEL 3LEVEL 1LEVEL 5LEVEL 6ROOFLEVEL 7LEVEL 2LEVEL 8916'906'FIBERCEMENTPANELFIBERCEMENTPANELMETALRAILINGROOF TERRACE914'919' 8"930´ 4"941´ 4"909'10'-8"10'-8"10'-8"10'-8"919' 8"82'-4"POND10'-8"11METAL SLATSFIBERCEMENTPANELWOODTONETHIN BRICKMETALRAILINGTHIN BRICKWOODTONECMU BLOCK23234SCALE: 3/32" = 1'-0" 0' 16' 32' 64'SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESNORTH ELEVATIONWEST ELEVATIONA444 BUILDING DELEVATIONS(30"x42" SHEET)
LEVEL 4LEVEL 3LEVEL 5LEVEL 6LEVEL 7LEVEL 2LEVEL 8LEVEL 1909'916'10'-8"10'-8"10'-8"10'-8"12'-3"ELECTRICGENERATORSIDINGMETALRAILINGCMU BLOCKCMU BLOCKSIDINGSTOREFRONTWOODTONEWOODTONESIDINGSIDING919' 8"930´ 4"941´ 4"5554335482'-2"10'-8"10'-8"10'-8"10'-8"909'LEVEL 4LEVEL 3LEVEL 5LEVEL 6LEVEL 7LEVEL 2LEVEL 8LEVEL 1FIBERCEMENTPANEL906'914'10'-8"919' 8"930´ 4"941´ 4"92'-2"
84'-2"1THIN BRICKMETALRAILINGCMU BLOCKTHIN BRICKWOOD TONEWOODTONE24323SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESEAST ELEVATIONSOUTH ELEVATIONA445 BUILDING DELEVATIONSSCALE: 3/32" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)
1st4thAPTAPT916'919'-8"5thAPTAPT6thAPT2nd3rd4thAPTAPT5thAPTAPTAPT6thAPTGARAGEENTRYAVG GRADE 911'906'7thAPTAPT7thAPTAPT930'-4"GARAGEGARAGE909'GARAGE8thAPTAPT8thAPTAPT84'-8"
7'-4"
10'-8"10'-8"11'-0"11'-7 3/4"10'-7 3/4"10'-7 3/4"10'-7 3/4"9'-1"2'-0"
35'-7"
7'-0"
25'-0"ramp down to 1stramp up to 2ndramp up to 3rdbridge to leasingAPT68'-7"SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESSECTION B - BA446 BUILDING DSECTION B-BSCALE: 3/32" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)
SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019912/21/2023DALLA
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DEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILWHITTENASSOCIATESRON CLARKARTESSA LIFESTYLECOMMUNITIESA447 MATERIAL BOARD1 - FIBERCEMENT PANELCOLOR: IRON ORE (SW 7069)1 - FIBERCEMENT PANELCOLOR: MINDFUL GRAY (SW 7016)2 - GLEN-GERY BRICK OREQUIVALENTCOLOR: WHITE VELOUR3 - WOODTONE OR SIMILARCOLOR: WEST COAST IPA4 - CMU BLOCK5 - HARDIE SIDING OR EQUIVALENTCOLOR: PEARL GRAYBUILDING DMAT. BOARD
4+00 5+006+00
10% RAMP
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G,12 SPACES
LEASING
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5'R
15'R
15'R
COURTYARD LAYOUT
-SEE LANDSCAPE
24.1
15'R
5'R
30'R
20.1
10.0
23.0
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Building D\C2-1 SITE PLAN - BUILDING DPlotted: 12 /21 / 2023 2:35 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503D1
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SITE PLAN
C2-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8. REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8. ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKS ASSOCIATES, TOPOGRAPHIC SURVEY DATED
11/30/16.
13.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
14.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
15.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
16.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
17.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
18. WORKING HOURS ARE 7 AM - 7 PM (MONDAY - FRIDAY) AND 9 AM - 7 PM ( SATURDAY.) A 48 HOUR
NOTICE IS REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
SITE NOTES
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8.1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
GRAVEL AREA
PAVEMENT TYPES
B612 CURB & GUTTER (STANDARD)
B612 CURB & GUTTER (TIP OUT)
FLAT CURB & GUTTER (STANDARD)
FLAT CURB & GUTTER (TIP OUT)
NOTE:
SEE CURB & GUTTER DETAILS ON SHEET C8.2
CURB TYPES
SYMBOLCODEQTYBOTANICAL / COMMON NAMESIZECONT.DECIDUOUS TREESBH 9BETULA NIGRA 'HERITAGE'HERITAGE RIVER BIRCH8` HT. MULTI-STEMB&BBW2BETULA POPULIFOLIA 'WHITESPIRE'WHITESPIRE GRAY BIRCH2" CAL.B&BGI1GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE'TMSKYLINE HONEY LOCUST2.5" CAL.B&BPP8POPULUS TREMULOIDES 'NE ARB' TMPRAIRIE GOLD QUAKING ASPEN2" CAL.B&BEVERGREEN TREESLL2LARIX LARICINATAMARACK6` HT.B&BORNAMENTAL TREESCA 4CORNUS ALTERNIFOLIAPAGODA DOGWOOD8` HT. CLUMPB&BSYMBOLCODEQTYBOTANICAL / COMMON NAMESIZECONT.SPACINGDECIDUOUS SHRUBSDL461DIERVILLA LONICERADWARF BUSH HONEYSUCKLE#5CONT.36" o.c.PS512PHYSOCARPUS OPULIFOLIUS `SEWARD`SEWARD NINEBARK#5CONT.48" o.c.PF41PHYSOCARPUS OPULIFOLIUS `UMNHARPELL`TMFIRESIDE NINEBARK#5CONT.48" o.c.RH-G63RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC#5CONT.48" o.c.SN14SPIRAEA NIPPONICA `SNOWMOUND`SNOWMOUND SPIREA#5CONT.36" o.c.SA84SPIRAEA X BUMALDA `ANTHONY WATERER`ANTHONY WATERER BUMALD SPIRAEA#5CONT.36" o.c.PERENNIALSSS 249SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'BLUE HEAVEN LITTLE BLUESTEM#1CONT.24" o.c.SH220SPOROBOLUS HETEROLEPISPRAIRIE DROPSEED#1CONT.24" o.c.AMENITYSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERAMENITY TYPE 02 - PEDESTRIAN BRIDGE81 LFSTREEL FRAME, WIDTH AND LENGTH VARIES,REFER TO PLANSCUSTOMBOLLARDSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELBOLLARD TYPE 01 - FIXED BOLLARD813` HT. FIXED BOLLARDRELIANCE FOUNDRYR-7303, SET SCREW INSTALLHANDRAILSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERHANDRAIL TYPE 02 - STAIR HANDRAIL WALLMOUNTED21 LFHANDRAIL TYPE 03 - PEDESTRIAN GUARDRAIL420 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 04 - PEDESTRIAN GUARDRAIL @SERVICE ROAD222 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 05 - PEDESTRIAN BRIDGEGUARDRAIL163 LFGALVANIZED STEELCUSTOMHANDRAIL TYPE 06 - VEHICULAR BRIDGE GUARDRAIL31 LFGALVANIZED STEELCUSTOMLIGHTINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELLIGHTING TYPE 01 - ROAD SCALED POLE MOUNTEDLIGHTS2SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFLIGHTING TYPE 02A - PEDESTRIAN SCALE POLELIGHT2SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFCFT530 LEDLIGHTING TYPE 03 - LIGHT COLUMN9SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASEWE-EFLIGHTING TYPE 04 - PATHWAY/GARDEN LIGHTBOLLARD3SET OVER CONCRETE FOOTING OVERCOMPACTED AGGREGATE BASECOOPERASPENLIGHTING TYPE 06 - DOWN LIGHTS5LIGHTING TYPE 10 - BRIDGE RECESSED WALL LIGHT3PAVINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELPAVING TYPE 01A -4" CONCRETE PAVING13,159 SF4" REINFORCED CONCRETE PAVING--PAVING TYPE 02B -DECORATIVE CONCRETE PAVING - VEHICULAR1,531 SF6" INTEGRAL COLORED CONCRETE PAVINGPAVING TYPE 04B -PERMEABLE CONCRETE UNIT PAVERS - VEHICULAR7,727 SF80MM THICK PERMEABLE CONCRETE UNITPAVERS OVER COMPACTED CLEAN STONEBASE, COMPACTED SUBGRADEBELGARDAQUALINEPAVING TYPE 06A -LIMESTONE FLAGGING3,924 SF1-5/8" THICK (TYPE 3) CUT FLAGSTONE OVERCOMPACTED AGGREGATE BASE, COMPACTEDSUBGRADEVALDERS STONEVALDERS FLAGSTONEROCKSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYROCK TYPE 03 - RIVER ROCK OVER LINER4,000 SF 6" DEPTH WASHED RIVER ROCK, 3-6" DIA OVEREPDM LINER, OVER 6" DEPTH BENTONITE,OVER COMPACTED AGGREGATE BASESITE FURNITURESYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELSITE FURNITURE TYPE 06 - MOVABLE TABLE + CHAIRSET11SITE FURNITURE TYPE 07 - ADIRONDACK CHAIR11SITE FURNITURE TYPE 09A - BIKE RACK OVERCONCRETE12BIKE RACK EMBEDDED IN CONCRETE PAVINGDEROHOOPSITE FURNITURE TYPE 11 - PET STATION1PET WASTE DISPOSAL STATION OVERCONCRETE FOOTINGMUTT MITTDOG WASTE STATION - BESTCHOICESITE FURNITURE TYPE 12 - DUAL TRASH & RECYCLERECEPTACLE3TONYO LITTER & RECYCLING RECEPTACLEFORMS + SURFACESTONYOSIGNAGESYMBOLDESCRIPTIONQTYSIGNAGE TYPE 01 - WAYFINDING SIGN5STAIRSSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYSTAIR TYPE 01A -CIP CONCRETE STAIRS76 LFCIP CONCRETE STAIRS OVER COMPACTEDAGGREGATE BASE, COMPACTED SUBGRADESTAIR TYPE 01B - CIP CONCRETE STAIRS W/ NOFOOTINGS16 LFWALLSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYMANUFACTURERPRODUCT/MODELWALL TYPE 01A - CIP CONCRETE WALL457 LF8" THICK CIP CONCRETE WALL WITH FROSTFOOTING OVER COMPACTED AGGREGATEBASE, COMPACTED SUBGRADEREFER TO ARCHITECTURE-WALL TYPE 01C - CIP CONCRETE WALL W LIGHTING &RAIL168 LF12" THICK CIP CONCRETE WALL WITH FROSTFOOTING OVER COMPACTED AGGREGATEBASE, COMPACTED SUBGRADEWALL TYPE 07 - BRIDGE PARAPET WALL34 LFCIP CONCRETE BRIDGE HEADWALL ANDPARAPET WALL, GUARDRAIL & LIGHTINGMOUNTED TO TOP OF PARAPETCUSTOMAM-02BO-01HR-02HR-03HR-04HR-05HR-06LT-01LT-02ALT-03LT-04LT-06LT-10P-01AP-02BP-04BP-06ARO-03SF-06SF-07SF-09ASF-11SF-12SN-01ST-01AST-01BWL-01AWL-01CWL-07STORMWATER PLANTING AREA3,312 SFSHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESPRICING SET UPDATE1/26/22MATERIALS SCHEDULESPLANTING SCHEDULESL010LANDSCAPESCHEDULES
P-04BP-02BRO-03P-06AP-06AP-06ARO-02RO-01HR-04P-01AST-01AHR-01AWL-01BWL-01BAM-02P-01AP-01AWL-01AP-01AWL-07HR-02AWL-01AWL-01AHR-02HR-02RO-01P-01AAM-04AM-04HR-03AM-04RO-01BO-01BO-01BO-01BO-01BO-01SF-09AAMENITYSYMBOLDESCRIPTIONQTYAMENITY TYPE 02 - PEDESTRIAN BRIDGE81 LFBOLLARDSYMBOLDESCRIPTIONQTYBOLLARD TYPE 01 - FIXED BOLLARD81AM-02BO-01HANDRAILSYMBOLDESCRIPTIONQTYHANDRAIL TYPE 02 - STAIR HANDRAIL WALLMOUNTED21 LFHANDRAIL TYPE 03 - PEDESTRIAN GUARDRAIL420 LFHANDRAIL TYPE 04 - PEDESTRIAN GUARDRAIL @SERVICE ROAD222 LFHANDRAIL TYPE 05 - PEDESTRIAN BRIDGEGUARDRAIL163 LFHANDRAIL TYPE 06 - VEHICULAR BRIDGE GUARDRAIL31 LFHR-02HR-03HR-04HR-05HR-06PAVINGSYMBOLDESCRIPTIONQTYPAVING TYPE 01A -4" CONCRETE PAVING13,159 SFPAVING TYPE 02B -DECORATIVE CONCRETE PAVING - VEHICULAR1,531 SFPAVING TYPE 04B -PERMEABLE CONCRETE UNIT PAVERS - VEHICULAR7,727 SFPAVING TYPE 06A -LIMESTONE FLAGGING3,924 SFROCKSYMBOLDESCRIPTIONQTYROCK TYPE 03 - RIVER ROCK OVER LINER4,000 SFP-01AP-02BP-04BP-06ARO-03STAIRSSYMBOLDESCRIPTIONQTYSTAIR TYPE 01A -CIP CONCRETE STAIRS76 LFSTAIR TYPE 01B - CIP CONCRETE STAIRS W/ NOFOOTINGS16 LFWALLSYMBOLDESCRIPTIONQTYWALL TYPE 01A - CIP CONCRETE WALL457 LFWALL TYPE 01C - CIP CONCRETE WALL W LIGHTING &RAIL168 LFWALL TYPE 07 - BRIDGE PARAPET WALL34 LFST-01AST-01BWL-01AWL-01CWL-07SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESCEDAR LAKE TRAILBUILDING DNORTH0SCALE:6040201" = 20'MATERIALS LEGEND - SEE L010 SERIES FOR FULL SCHEDULEPRICING SET UPDATE1/26/22L110MATERIALSPLANROOF DECKSTORMWATER POND
P-06ASF-06LT-04LT-04LT-02ALT-10LT-03LT-03LT-03LT-06SN-01LT-06SN-01SN-01SN-01SF-11SF-12LT-06SN-01LT-01SF-12LT-03LT-03SF-12SF-09ALT-03SF-06SF-07SF-06SF-07LIGHTINGSYMBOLDESCRIPTIONQTYLIGHTING TYPE 01 - ROAD SCALED POLE MOUNTEDLIGHTS2LIGHTING TYPE 02A - PEDESTRIAN SCALE POLELIGHT2LIGHTING TYPE 03 - LIGHT COLUMN9LIGHTING TYPE 04 - PATHWAY/GARDEN LIGHTBOLLARD3LIGHTING TYPE 06 - DOWN LIGHTS5LIGHTING TYPE 10 - BRIDGE RECESSED WALL LIGHT3LT-01LT-02ALT-03LT-04LT-06LT-10SITE FURNITURESYMBOLDESCRIPTIONQTYSITE FURNITURE TYPE 06 - MOVABLE TABLE + CHAIRSET11SITE FURNITURE TYPE 07 - ADIRONDACK CHAIR11SITE FURNITURE TYPE 09A - BIKE RACK OVERCONCRETE12SITE FURNITURE TYPE 11 - PET STATION1SITE FURNITURE TYPE 12 - DUAL TRASH & RECYCLERECEPTACLE3SIGNAGESYMBOLDESCRIPTIONQTYSIGNAGE TYPE 01 - WAYFINDING SIGN5SF-06SF-07SF-09ASF-11SF-12SN-01SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESNORTH0SCALE:6040201" = 20'LIGHTING, SIGNAGE, & FURNITURE LEGEND - SEE L010 SERIES FOR FULL SCHEDULECEDAR LAKE TRAILBUILDING DROOF DECKSTORMWATER PONDL120LIGHTING,SIGNAGE, &FURNITURE PLAN
SYMBOLCODEQTYBOTANICAL / COMMON NAMEDECIDUOUS TREESBH9BETULA NIGRA 'HERITAGE'HERITAGE RIVER BIRCHBW2BETULA POPULIFOLIA 'WHITESPIRE'WHITESPIRE GRAY BIRCHGI1GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE'TMSKYLINE HONEY LOCUSTPP8POPULUS TREMULOIDES 'NE ARB' TMPRAIRIE GOLD QUAKING ASPENEVERGREEN TREESLL2LARIX LARICINATAMARACKORNAMENTAL TREESCA4CORNUS ALTERNIFOLIAPAGODA DOGWOODSYMBOLCODEQTYBOTANICAL / COMMON NAMEDECIDUOUS SHRUBSDL 461DIERVILLA LONICERADWARF BUSH HONEYSUCKLEPS512PHYSOCARPUS OPULIFOLIUS `SEWARD`SEWARD NINEBARKPF41PHYSOCARPUS OPULIFOLIUS `UMNHARPELL`TMFIRESIDE NINEBARKRH-G63RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMACSN14SPIRAEA NIPPONICA `SNOWMOUND`SNOWMOUND SPIREASA84SPIRAEA X BUMALDA `ANTHONY WATERER`ANTHONY WATERER BUMALD SPIRAEAPERENNIALSSS 249SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'BLUE HEAVEN LITTLE BLUESTEMSH220SPOROBOLUS HETEROLEPISPRAIRIE DROPSEEDSTORMWATER PLANTING AREA3,312 SF
loading34' x 17'1 - BW1 - BW2 - LL2 - PP1 - PPNO MOW FESCUEMIX (5,796 sf)STORMWATERPLANTING AREAS3 - BH22 - DL101 - DL12 - PS584 - SA25 - SH48 - SS8 - PF65 - SH8 - PF48 - SS65 - SH8 - PF48 - SS65 - SH7 - PF42 - SS258 - DL10 - PF63 - SS14 - DL27 - RH-G34 - DL32 - DL18 - RH-G18 - RH-G5 - PP4 - BH1 - BH1 - BH4 - CANORTH0SCALE:1 20'20' 40'60'CEDAR LAKE TRAILWOONERF PLANTING LEGEND - SEE L010 SERIES FOR FULL SCHEDULESHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIESL130PLANTINGPLANCEDAR LAKE TRAILBUILDING DROOF DECKSTORMWATER POND
SHEET CONTENTS:Revisions:License #:Printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180JEFFERY MCMENIMEN1/3/2023DALL
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EVIDEO · HOUSTONwww.humphreys.comARCHITECTS, L.P.HUMPHREYS PARTNERS5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAXI hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTA112-21-2023PUD ADMENTMENTARCHITECTSDEVELOPERSLANDSCAPECIVILRON CLARKARTESSA LIFESTYLECOMMUNITIES1136" RADIUSDIG PLANTING PIT
4" TO 6" DEEPER
THAN ROOT BALL
UNDISTURBED SUBGRADENOTE:CONTRACTOR SHALL BE RESPONSIBLE FORMAINTAINING TREES IN A PLUMB POSITIONTHROUGHOUT THE WARRANTY PERIOD. WRAPTREE TRUNKS ONLY UPON APPROVAL BYLANDSCAPE ARCHITECT. SEE SPECIFICATIONSECTION RELATED TO PLANTS AND SOILPREPARATION.EACH TREE SHALL BE PLANTED SUCH THAT THEROOT FLARE IS VISIBLE AT THE TOP OF THEROOT BALL. IF THE ROOT FLARE IS NOT VISIBLE,THE SOIL SHALL BE REMOVED IN A LEVELMANNER FROM THE ROOT BALL TO WHERE THEFIRST MAIN ORDER ROOT (12" DIA. OR LARGER)EMERGES FROM THE TRUNK. SET MAIN ORDERROOT 1" HIGHER THAN ADJACENT GRADE. DONOT COVER TOP OF ROOT BALL WITH SOIL.PLACE ROOT BALL ON UNDISTURBED ORCOMPACTED SOILTAMP SOIL AROUND ROOT BALL BASE FIRMLYWITH FOOT PRESSURE SO THAT ROOT BALLDOES NOT SHIFT4" BUILT-UP EARTH SAUCER BEYOND EDGE OFROOT BALLPLANTING PIT TO BE TWOTO FIVE TIMES THE DIAMETEROF THE ROOT BALL, SLOPEDPREPARED PLANTING SOILPER SPEC6' DIAMETERMULCH RINGREMOVE BURLAP, TWINE, ROPE AND WIRE FROMTOP HALF OF ROOT BALLEDGE CONDITION VARIES;REFER TO PLAN4" ORGANIC MULCH; DO NOT PLACE MULCH INCONTACT WITH TREE TRUNKSCARIFY SIDES OF TREE PITWITH SPADE BY HAND TO BINDWITH PREPARED PLANTING SOILDETAIL - TREE PLANTING34" 1'-0"PROVIDE & INSTALL RODENT PROTECTION.12"HARDWIRE CLOTH MESH CYLINDER, 8" DIA. ORGREATER X 36" HGT; STAKE IN PLACE. PER SPECP-20 1 B-151PREPARE PLANTING SOIL FORTHE ENTIRE BEDAPPLICATION OF PRE-EMERGENTHERBICIDE3" MULCH; DO NOT PLACE INCONTACT WITH SHRUB STEMPREPARE BED
A MIN. 4" DEEPER
THAN ROOT BALL 12" MIN.SPACINGDETAIL - SHRUB PLANTING1" 1'-0"ԀEDGE CONDITION VARIES;REFER TO PLANPLANTING SOIL FOR SHRUBSSCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BINDWITH PLANTING SOILUNDISTURBED SUBGRADECONTAINER GROWN MATERIALSHALL HAVE ROOTS HAND LOOSENED2P-20 1 B-254PREPARE PLANTING SOIL FORTHE ENTIRE BED1'-6"6"MIN.SPACINGUNDISTURBED SUBGRADESCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BIND WITHPLANTING SOILPLANTING SOIL FOR PERENNIALSCONTAINER GROWN MATERIAL SHALLHAVE ROOTSH AND LOOSENEDEDGE CONDITION VARIES; REFER TO PLAN3" MULCH; DO NOT PLACE IN CONTACTWITH PLANT STEMDETAIL - PERENNIAL PLANTING1 12" 1'-0"3P-20 1 B-255DETAIL - LOUVERED SCREEN FENCE38" 1'-0"24'-0"7'-8"7'-8"7'-8"6" TYP.4" SQ GALV STEEL TUBINGGALV STEEL LOUVER2"X4" GALV STEEL TUBING14" DIA? SONOTUBEFOOTING6'-0"GRADEELEVATIONAXONP-20 1 B-2564L500LANDSCAPEDETAILS
7500 West 78th Street
Edina, MN 55439
(952) 947-3000
MN Builder License # 1220
www.RonClark.com
Thursday, December 21, 2023, updated January 14, 2024
Ryan Krzos
City of Hopkins
1010 First Street South
Hopkins, MN 55343
RE: Blake Road Townhome project (Part of the old Refrigerated Storage site Redevelopment)
Ron Clark Construction is proposing a 32-unit three-story townhome neighborhood on the site
located at 325 Blake Road. This site previously received PUD approval in 2021, we are now
requesting and Amended PUD / Re-Zoning, Preliminay Plat and Final Plat approval for the 1.58-
acre Outlot C area that was planned for townhomes.
The proposed townhome neighborhood will have 32 three story townhomes, the site will have
access to walking trails along a newly constructed creek bed, wetland complex and nature areas
being created by the Minnehaha Creek Watershed District. Each home will have a 2-car garage
accessed off the rear alley and will have guest parking on the adjacent public street as well as in
the adjacent Building D parking ramp.
It is proposed to have For-Sale townhomes with two- bedrooms on the upper level, all the family
& entertaining spaces on the main level and a flex room on the garage level. We will have some
three-bedroom options. The finished units will range from about 1,800-2,500 sq ft. All the
townhomes will be a row style design with walkup front entries with direct access to the public
walkways. The garages will be accessed from the rear off of a private drive with room for 2 cars
and 1-2 bikes in each one. Each home along the public street will have a raised patio area to the
front along with a deck off the upper level and/or a roof top deck option. The units facing the
west, adjacent to the Apartment and Co-op buildings, will have access to the internal sidewalk
system with decks off the second and/or third story facing east away from the Apartment and Co-
op buildings and/or a roof top deck option. Each garage will have a Rough-in for a 50amp outlet
for a future EV charging station and at least 4 units will have the charging outlet installed.
Comp Plan Guidance: The townhome use is consistent with the current City’s Comprehensive
Guide Plan guidance. . The Mixed Uses District in the comprehensive plan re-guidance would
align with the zoning density of 20.3 units/acre (32 units/1.58 acre). Additionally, when
combined with the rest of the housing units as a whole for the 325 Blake Road development, the
units per developable acre (absent the space retained by Minnehaha Creek Watershed District), is
79 units / acre (823 housing units / 10.39 acres).
7500 West 78th Street
Edina, MN 55439
(952) 947-3000
MN Builder License # 1220
www.RonClark.com
Zoning: The proposed residential project area is currently zoned RX-TOD, which allows for the
proposed townhome project. As part of this approval, Amended PUD / Re-Zoning, Preliminay
Plat and Final Plat approval for the 1.58-acre Outlot C area that was planned for townhomes.
Building Design: The proposed townhomes are designed with flat roofs and row style
transitional exterior elements. We have included perspective renderings of the section of the
streetscape along with views from public street showing the landscaping and new trees at various
stages of their growth. The front elevations exterior materials will include Hardi or LP SmartSide
lap siding, panels, and trim, with brick and stone accents The sides and rear elevations will
include Hardi or LP SmartSide lap siding, panels, and trim and the architectural elements will be
consistent on all 4 sides. Each unit will include a concrete patio and/or deck depending on the
home style. The proposed building’s scale and density will be consistent with the overall theme
of the community.
Stormwater Management: The stormwater management system is being designed by Loucks
in conjunction with the overall development and will work in harmony with the restoration work
being done by the Minnehaha Creek Watershed District.
Professional Homeowners Association Management: The project will be part of the overall Master
Association combining the three apartment owners, the Co-op Homeowners Association and the sub
association for our site. Our townhome association will maintain our private drive, all exterior building
and site maintenance, snow removal on all hard surfaces and maintain the lawn, shrubs and trees on our
lots. They will also contribute to the overall maintenance of the project’s common elements.
Development team: We are excited to bring another quality neighbor to the city of Hopkins and our
team looks forward to continuing to work with city staff and your elected officials to achieve that goal.
Project Architect – Whitten Associates, Inc. – Tim Whitten and Heather Maanum
Project Engineer – Loucks, Inc. – Mike St Martin (Principal Civil Engineer) and Neal Cooper
Landscape Architect – Loucks, Inc. – Kevin Kroen PLA, ASLA
Developers – Ron Clark Construction – Mike Waldo - mwaldo@ronclark.com 952-947-3037
- Landon Wittenberg - LWittenberg@ronclark.com
3 STORY TOWNHOME 22'w 2100sfA200
29.4% GLAZING19% CUT STONE41% BRICK40% HARDIE OR SIM. PANEL10.1% GLAZING4% CUT STONE14% BRICK82% HARDIE OR SIM. PANEL9.5% GLAZING16% CUT STONE51% BRICK33% HARDIE OR SIM. PANEL14.8% GLAZING14% CUT STONE33% BRICK53% HARDIE OR SIM. PANEL
29.4% GLAZING19% CUT STONE41% BRICK40% HARDIE OR SIM. PANEL10.1% GLAZING4% CUT STONE14% BRICK82% HARDIE OR SIM. PANEL9.5% GLAZING16% CUT STONE5% BRICK33% HARDIE OR SIM. PANEL14.8% GLAZING14% CUT STONE33% BRICK53% HARDIE OR SIM. PANEL
A3003 STORY TOWNHOME 22'w 1900sf
27% GLAZING29% CUT STONE40% BRICK31% HARDIE OR SIM. PANEL14.3% GLAZING16% CUT STONE10% BRICK74% HARDIE OR SIM. PANEL12.7% GLAZING37% CUT STONE63% HARDIE OR SIM. PANEL30.1% GLAZING24% CUT STONE25% BRICK51% HARDIE OR SIM. PANEL
27% GLAZING29% CUT STONE40% BRICK31% HARDIE OR SIM. PANEL14.3% GLAZING16% CUT STONE10% BRICK74% HARDIE OR SIM. PANEL12.7% GLAZING37% CUT STONE63% HARDIE OR SIM. PANEL30.1% GLAZING24% CUT STONE25% BRICK51% HARDIE OR SIM. PANEL
8
8
8
888
8
8
888
888888
88REMOVE, SALVAGE & REPLACE EXISTING PAVER SIDEWALK
8
8
8
888
8
8
888
888888
88REMOVE, SALVAGE & REPLACE STORM
SEWER ROOF LEADERS TO INSTALL
WATERMAIN-TYP
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C1-1 EX COND & DEMO PLANPlotted: 12 /21 / 2023 2:13 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
EX COND &
DEMO PLAN
C1-1
1.CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY.
CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES.
2.CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR REMOVAL.
3.CONTRACTOR TO CLEAR AND GRUB EXISTING VEGETATION WITHIN CONSTRUCTION LIMITS, STRIP
TOP SOIL, AND STOCKPILE ON-SITE. REFER TO GRADING PLAN AND SWPPP FOR SEDIMENT AND
EROSION CONTROL REQUIREMENTS.
4.CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO GRADING.
ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. EROSION CONTROL MEASURES
SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE THE STORMWATER POLLUTION
PREVENTION PLAN (SWPPP).
5.CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVAL LIMITS UNLESS
OTHERWISE NOTED.
6.BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TO A VERTICAL SAW CUT OR TO A NEAT
MILLED EDGE.
7.CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER AND OTHER POURED CONCRETE ITEMS ARE TO
BE REMOVED TO AN EXISTING EXPANSION OR CONTRACTION JOINT. SAW CUT AS NECESSARY FOR
A NEAT EDGE OF REMOVAL.
8.ALL REMOVAL ITEMS SHALL BECOME THE PROPERTY OF THE CONTRACTOR UNLESS SPECIFIED
OTHERWISE AND SHALL BE DISPOSED OF OFF-SITE IN A MANNER MEETING ALL APPLICABLE
REGULATIONS.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF ALL SIGNS,
MAILBOXES, ETC.
10.ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVED SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR AND SHALL BE REPAIRED OR REPLACED TO ORIGINAL CONDITION WITH NO
ADDITIONAL COMPENSATION.
SITE DEMOLITION SPECIFICATIONS
PARKING STALL COUNT
DISABLED PARKING STALL
MAPLE
TREE (GEN)
ASH
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 48988"
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
EXISTING BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
CONIFEROUS TREE
TREE LINE
PINE
DECIDUOUS TREE
GUY WIRE
1 SCHEDULE B II ITEM
ELECTRIC TRANSFORMER
HAND HOLE
FOUND 1/2 INCH OPEN IRON
MONUMENT UNLESS
SHOWN OTHERWISE
ROOF DRAIN
MILL AND OVERLAY EXISTING PARKING LOT
REMOVE EXISTING CURB & GUTTER,
RETAINING WALLS, FENCE, ETC.
REMOVE EXISTING MANHOLES, POWER
POLES, LIGHT POLES, BOLLARDS, PARKING
METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING,
SIDEWALKS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING UTILITIES
REMOVE EXISTING BITUMINOUS PAVING
REMOVE EXISTING BUILDING
REMOVE EXISTING GRAVEL AREA
TREE PROTECTION FENCE
DEMOLITION LEGEND
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
0
G
T
CON
CAB
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
5.0'
7.3'
11.1'
6.6'
10.5'
10.3'
13.1'
13'R
19.3'R
2'R
(TYP.)
10'R
15'R
15'R
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)2'R
(TYP.)
2'R
(TYP.)2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
2'R
(TYP.)
5.0'
5.0'
HEAVY DUTY
BITUMINOUS
PAVEMENT
TYP-SEE DETAIL
24.5'
CONCRETE
DRIVEWAY
APRON
TYP-SEE DETAIL
CONCRETE
DRIVEWAY
APRON
TYP-SEE DETAIL
CONCRETE
SIDEWALK
SEE DETAIL
B612 CURB &
GUTTER
TYP-SEE DETAIL
35.8'
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C2-1 SITE PLAN - TOWNHOMESPlotted: 12 /21 / 2023 2:14 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SITE PLAN
C2-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8.REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
1.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8.ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.EXISTING TOPOGRAPHY PROVIDED BY LOUCKS ASSOCIATES, TOPOGRAPHIC SURVEY DATED
11/30/16.
13.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
14.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
15.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
16.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
17.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
18. WORKING HOURS ARE 7 AM - 7 PM (MONDAY - FRIDAY) AND 9 AM - 7 PM ( SATURDAY.) A 48 HOUR
NOTICE IS REQUIRED FOR SATURDAY WORK.
19.THE CONTRACTOR MUST HAVE A CITY LICENSE.
20.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
SITE NOTES
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8.1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
GRAVEL AREA
PAVEMENT TYPES
B612 CURB & GUTTER (STANDARD)
B612 CURB & GUTTER (TIP OUT)
FLAT CURB & GUTTER (STANDARD)
FLAT CURB & GUTTER (TIP OUT)
NOTE:
SEE CURB & GUTTER DETAILS ON SHEET C8.2
CURB TYPES
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
1.0%9089
1
6 9109
0
9
911915911912913
914915915912913914910909910909911
912
90990
7
910911906
906
9
0
6
90
7
911911
914
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
0
9079
0
7
4.1%3.8%1.8%0.9%
4.0%2.7%1.5%
1.0%1.0%0.6%
1.9%
E
7.16
1.1%1.0%1.0%1.0%1.0%
G
T
CON
CAB
1.0%0.6%1.0%
908.5
909.0
908.5
908.5
909.2
909.0
909.7
909.9
910.4
909.9
910.6
911.1 911.1
910.4 911.3
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.9
913.7
914.4
914.4
914.4
915.1
915.1
909.0
91090
6
90
690
6
907
908
9
0
9
911912913910
907
907
908
909
911
912
91391
3
914
914915913913
914
916
917
910
909
911
9121.0%1.0%
2.1%4.8%
4
.
8%2.7%
2.0%
3.5%1.0%
1.5%1.0%1.1%
4.2%2.8%4.6%4.8%
1.3%3.0%
2.0%
1
.
4%1.5%1
.
4%2.2%
2.6%5.0%
5
.
1%2.5%
1.6
%
2.2%
1.5
%
1.7%
3.4%
1
.
8%2.3%3.5
%
3.2%
3.5%
9
1
0
9
1
1
3.3%2.0%0.5%0.5%2.0%
1.0%1.0%
1.7%
12.44
12.47
13.27
13.87
13.95 13.55
8.72
8.75 8.67
6.86
7.50
7.43
9.90
14.78
14.04
9.93
14.54
14.89
14.85
14.15
14.11
8.88
8.42
8.82
9.74
10.01
11.32
8.74
11.24
8.70
8.93
8.34
8.80
8.66
8.64
15.00
14.82
15.00
14.47
14.42
16.50
16.50
13.73
14.41
13.84
12.91
12.65
12.65
12.52
12.77
11.90
12.44
12.05
12.51
9.56
9.31
6.36
8.02
8.20
8.80
9.70
11.10
12.30
12.10
13.60
13.60
13.60
13.60
13.60
11.89
12.00
12.65
12.62
13.16
13.11
8.20
14.80
15.00
15.00
14.06
13.95
15.48
15.41
15.26
15.19
15.04
14.97
14.82
14.75
14.63
14.53
14.38
14.31
14.16
14.09
15.10
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
15.00
16.50
15.302.9%8
8
8
888
8
8
8
8
88888888888
8
8
8 88888888888888888888888888888
8888888888888888
8LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C3-1 GRADING PLANPlotted: 12 /21 / 2023 2:15 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
GRADING, DRAINAGE & EROSION CONTROL NOTES
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF
BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH
BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT
REFLECT SUMPED ELEVATIONS.
3.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED.
4.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS
SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
5.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE
MUST BE ESTABLISHED.
6.DUST MUST BE ADEQUATELY CONTROLLED.
7.SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
8.SEE UTILITY PLANS FOR WATER, STORM AND SANITARY SEWER INFORMATION.
9.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
10.SEE LANDSCAPE PLAN FOR FINAL SITE STABILIZATION.
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
0
E
G
T
CON
CAB
908.5
909.0
908.5
908.5
909.2
909.0
909.7
909.9
910.4
909.9
910.6
911.1 911.1
910.4 911.3
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.9
913.7
914.4
914.4
914.4
915.1
915.1
909.0
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)
8
8
8
888
8
8
8
8
88888888888
8
8
8 88888888888888888888888888888
8888888888888888
8LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C3-2 SWPPP PLANPlotted: 12 /21 / 2023 2:15 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SWPPP PLAN
C3-2
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
INLET PROTECTION
SILT FENCE
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
SEE SHEET C3-3 FOR SWPPP NOTES AND C3-4 FOR SWPPP DETAILS.
EROSION CONTROL BLANKET
GENERAL NOTES
SWPPP LEGEND
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C3-2 SWPPP PLANPlotted: 12 /21 / 2023 2:16 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
SWPPP NOTES
C3-3
1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A FOUR-STORY
APARTMENT BUILDING & THE ASSOCIATED PARKING, UTILITIES, & STORM WATER
TREATMENT AREAS .
2.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS
FOLLOWS:
1.INSTALL VEHICLE TRACKING BMP
2.INSTALL SILT FENCE AROUND SITE
3.INSTALL PROTECTIVE FENCE AROUND FILTRATION AREAS
4.CLEAR AND GRUB SITE
5.STRIP AND STOCKPILE TOPSOIL
6.REMOVE PAVEMENTS AND UTILITIES
7.CONSTRUCT STORMWATER MANAGEMENT BASINS
8.INSTALL SILT FENCE AROUND BASINS
9.ROUGH GRADE SITE
10.IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE
11.INSTALL UTILITIES
12.INSTALL BUILDING FOUNDATIONS
13.INSTALL CURB AND GUTTER
14.INSTALL PAVEMENTS AND WALKS
15.FINAL GRADE SITE
16.REMOVE ACCUMULATED SEDIMENT FROM BASINS
17.CONSTRUCT FILTRATION TRENCHES
18.SEED AND MULCH
19.WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED,
REMOVE SILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.
3.SITE DATA:
AREA OF DISTURBANCE:2.62± AC
PRE-CONSTRUCTION IMPERVIOUS AREA:0.00 AC
POST-CONSTRUCTION IMPERVIOUS AREA:1.24 AC
GENERAL SOIL TYPE:CLAY, SANDY CLAY
4.THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS,
STAKES, SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS.
5.ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE
STABILIZED BY SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR
BY MULCHING OR COVERING OR OTHER EQUIVALENT CONTROL MEASURE.
6.ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR
GULLIES, SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET.
DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH
EROSION CONTROL BLANKET
7.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF
POTENTIAL DISCHARGE ARE STABILIZED.
8.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN
NOT BE PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS.
TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR
ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES,
DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES.
9.SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN
WHENEVER POSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE
BMP'S.
10.SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA
DISPOSAL REQUIREMENTS.
11.EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED
AREA OF THE SITE, RUNOFF MUST BE PROPERLY CONTAINED.
12.NO ENGINE DEGREASING IS ALLOWED ON SITE.
13.THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS
RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT.
THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A
PERMITTEE FOR ALL APPLICABLE CONSTRUCTION ACTIVITY REQUIREMENTS FOUND IN
SECTIONS 3, 4, 6-24 OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE
OWNER FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
14.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST
SUBMIT A NOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST
SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR MORE OF THE FOLLOWING
CONDITIONS HAVE BEEN MET:
A.FINAL STABILIZATION, PER NPDES PERMIT SECTION 13 HAS BEEN ACHIEVED ON
ALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.
B.TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A.INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY
REPRESENTATIVE IS REQUIRED.
B.EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS
FOLLOWING A 0.5" OVER 24 HOUR RAIN EVENT.
C.STABILIZED AREAS: ONCE EVERY 30 DAYS
D.FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E.INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS
AFTER FILING OF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE
AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING WORK, FINDING OF
INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND
AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR
PERIOD.
16. MINIMUM MAINTENANCE
A.SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN
NONFUNCTIONAL, OR 1/3 FULL; WITHIN 24 HOURS
B.SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2
STORAGE VOLUME. REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF
DISCOVERY.
C.SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D.CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24
HOURS.
E.PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL
EVENTS GREATER THAN 12" IN 24 HOURS
17.THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE
RECORDS MUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE
PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE SITE.
18.OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE
SWPPP, ALL INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND
MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR TEMPORARY AND
PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE
RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION.
19.SWPPP MUST BE AMENDED WHEN:
A.THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR
SEASONAL CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE
B.INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS
EXCEEDING WATER QUALITY STANDARDS.
C.THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES
OR IS NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.
20.CONCRETE WASHOUT AREA
A.CONCRETE WASH-OUT IS NOT ALLOWED ON-SITE.
21.IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION
CONTRACTOR TO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
22.PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY
DISSIPATION WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER.
23.FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN
COMPLETED AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL
VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL
PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE
REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM
PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE
POND TO DESIGN CAPACITY.
24. TEMPORARY SEDIMENTATION BASINS
A.THE TEMPORARY SEDIMENTATION BASINS SHALL BE CONSTRUCTED AND MADE
OPERATIONAL PRIOR TO DISTURBANCE OF 10 OR MORE ACRES DRAINING TO A
COMMON LOCATION.
B.TEMPORARY SEDIMENTATION BASINS ARE REQUIRED PRIOR TO RUNOFF
LEAVING THE CONSTRUCTION SITE OR ENTERING SURFACE WATERS WHEN 10
OR MORE ACRES OF DISTURBED SOILS DRAIN TO A COMMON LOCATION. THE
BASIN MUST PROVIDE 3,600 CUBIC FEET OF STORAGE BELOW THE OUTLET PER
ACRE DRAINED. IF HYDRAULIC CALCULATIONS ARE AVAILABLE, THE TEMPORARY
SEDIMENTATION BASIN MUST PROVIDE A STORAGE VOLUME EQUIVALENT TO
THE 2-YEAR, 24-HOUR STORM, BUT IN NO CASE LESS THAN 1800 CUBIC FEET PER
ACRE DRAINED. THE TEMPORARY SEDIMENTATION BASIN MUST BE
CONSTRUCTED AND MADE OPERATIONAL CONCURRENT WITH THE START OF
SOIL DISTURBANCE UP GRADIENT OF THE POND. THE TEMPORARY
SEDIMENTATION BASIN SHALL BE DESIGNED TO PREVENT SHORT
CIRCUITING. THE OUTFALL SHALL BE DESIGNED TO REMOVE FLOATABLE DEBRIS,
ALLOW FOR COMPLETE DRAWDOWN OF THE POND FOR MAINTENANCE
ACTIVITIES, AND HAVE ENERGY DISSIPATION. THE EMERGENCY SPILLWAY SHALL
BE STABILIZED.
C.TEMPORARY SEDIMENTATION BASINS SHALL BE SITUATED OUTSIDE OF SURFACE
WATERS AND ANY REQUIRED BUFFER ZONE, AND MUST BE DESIGNED TO
AVOID DRAINING WETLANDS, UNLESS THE IMPACT IS IN COMPLIANCE WITH
THE REQUIREMENTS OF THIS PERMIT.
D.EXCESSIVE SEDIMENT-LADEN WATER THAT IS NOT PROPERLY FILTERED WILL NOT
BE PERMITTED TO DISCHARGE FROM SITE.
25.DEWATERING AND BASIN DRAINING
A.TURBID OR SEDIMENT-LADEN WATERS RELATED TO DEWATERING OR BASIN
DRAINING SHALL BE DISCHARGED TO A TEMPORARY OR PERMANENT
SEDIMENTATION BASIN ON THE PROJECT SITE UNLESS INFEASIBLE. THE
TEMPORARY OR PERMANENT BASIN MAY DISCHARGE TO SURFACE WATERS IF
THE BASIN WATER HAS BEEN VISUALLY CHECKED TO ENSURE ADEQUATE
TREATMENT HAS BEEN OBTAINED IN THE BASIN AND THAT THE NUISANCE
CONDITIONS WILL NOT RESULT FROM THE DISCHARGE. DISCHARGE POINTS
SHALL BE ADEQUATELY PROTECTED FROM EROSION AND PROPER VELOCITY
DISSIPATION PROVIDED.
B.ALL WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES MUST BE
DISCHARGED IN A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS,
EROSION IN THE RECEIVING CHANNELS OR ON DOWN SLOPE PROPERTIES, OR
INUNDATION IN WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACTS TO THE
WETLAND.
C.IF FILTERS WITH BACKWASH WATERS ARE USED, THE BACKWASH WATER SHALL
BE HAULED AWAY FOR DISPOSAL, RETURNED TO THE BEGINING OF THE
TREATMENT PROCESS, OR INCORPORATED INTO SITE IN A MANNER THAT DOES
NOT CAUSE EROSION. BACKWASH WATER MAY BE DISCHARGED TO SANITARY
SEWER IF PERMISSION IS GRANTED BY THE SANITARY SEWER AUTHORITY.
26.POLLUTION PREVENTION
A.BUILDING PRODUCTS THAT HAVE THE POTENTIAL TO LEACH POLLUTANTS
MUST BE UNDER COVER TO PREVENT DISCHARGE OR PROTECTED BY AN
EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACT WITH STORMWATER.
B.PESTICIDES, HERBICIDES, INSECTICIDES, FERTILIZERS, TREATMENT CHEMICALS,
AND LANDSCAPE MATERIALS MUST BE UNDER COVER.
C.HAZARDOUS MATERIALS AND TOXIC WASTE MUST BE PROTECTED TO PREVENT
VANDALISM.
D.SOLID WASTE MUST BE STORED, COLLECTED AND DISPOSED OF IN COMPLIANCE
WITH MINN. R. CH 7035.
E.PORTABLE TOILETS MUST BE POSITIONED SO THAT THEY ARE SECURE AND WILL
NOT BE TIPPED OR KNOCKED OVER. SANITARY WASTE MUST BE DISPOSED OF
PROPERLY IN ACCORDANCE WITH MINN. R. CH 7041.
F.DISCHARGE OF SPILLED OR LEAKED CHEMICALS, INCLUDING FUEL, FROM ANY
AREA WHERE CHEMICALS OR FUEL WILL BE LOADED OR UNLOADED SHALL BE
PREVENTED USING DRIP PANS OR ABSORBENTS. SUPPLIES SHALL BE AVAILABLE
AT ALL TIMES TO CLEAN UP DISCHARGED MATERIALS AND THAT AN
APPROPRIATE DISPOSAL METHOD MUST BE AVAILABLE FOR RECOVERED SPILLED
MATERIALS.
27. DESIGN CALCULATIONS
TEMPORARY & PERMANENT STORMWATER TREATMENT ARE DESIGNED TO MEET MPCA
GENERAL & SPECIAL WATER REQUIREMENTS. CALCULATIONS ARE PART OF THE
HYDROLOGY REPORT, WHICH IS TO BE CONSIDERED PART OF THE SWPP
DOCUMENTS. SEE HYDROLOGY REPORT FOR ADDITIONAL INFORMATION.
28.GENERAL STORMWATER DISCHARGE REQUIREMENTS
ALL REQUIREMENTS LISTED IN SECTIONS 5-7, 14, 16-19, 21, 24 OF THE PERMIT FOR
DESIGN OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM AND DISCHARGE
HAVE BEEN INCLUDED IN THE PREPARATION OF THIS SWPP. THESE INCLUDE BUT ARE
NOT LIMITED TO:
A.THE EXPECTED AMOUNT, FREQUENCY, INTENSITY, AND DURATION
PRECIPITATION.
B.THE NATURE OF STORMWATER RUNOFF AND RUN-ON AT THE SITE.
C.PEAK FLOW RATES AND STORWATER VOLUMES TO MINIMIZE EROSION AT
OUTLETS AND DOWNSTREAM CHANNEL AND STREAM BANK EROSION.
D.THE RANGE OF SOIL PARTICLE SIZES EXPECTED TO BE PRESENT ON THE SITE.
29.CONSTRUCTION OF FILTRATION BASINS
A.NO HEAVY TRAFFIC ON FILTRATION AREAS. CONSTRUCTION TO BE DONE WITH
MINIMAL COMPACTION TO FILTRATION AREAS. IF COMPACTION IS
ENCOUNTERED, BASIN SOILS FOR THE FIRST & MUST BE REMOVED & RELAID.
B.INFILTRATION SYSTEMS MUST NOT BE EXCAVATED TO FINAL GRADE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAD BEEN CONSTRUCTED AND FULLY
STABILIZED UNLESS RIGOROUS EROSIN PREVENTION AND SEDIMENT CONTROLS
ARE PROVIDED( SECTION 16.4).
C.WHEN AN INFILTRATION SYSTEM IS EXCAVATED TO FINAL GRADE (OR WITHIN
THREE (3) FEET OF FINAL GRADE), THE PERMITTEE(S) MUST EMPLOY RIGOROUS
EROSION PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSION BERMS) TO
KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE INFILTRATION
AREA. THE AREA MUST BE STAKED OFF AND MARKED SO THAT HEAVY
CONSTRUCTION VEHICLES OR EQUIPMENT WILL NOT COMPACT THE SOIL IN
THE PROPOSED INFILTRATION AREA.
D.TO PREVENT CLOGGING OF THE INFILTRATION OR FILTRATION SYSTEM, THE
PERMITTEE(S) MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER
STRIP, SMALL SEDIMENTATION BASIN, OR WATER QUALITY INLET (E.G., GRIT
CHAMBER) TO SETTLE PARTICULATES BEFORE THE STORMWATER DISCHARGES
INTO THE INFILTRATION OF FILTRATION SYSTEM.
30.POST CONSTRUCTION
THE WATER QUALITY VOLUME THAT MUST BE RETAINED ON SITE BY THE PROJECT'S
PERMANENT STORMWATER MANAGEMENT SYSTEM DESCRIBED IN SECTION 15
SHALL BE ONE (1) INCH OF RUNOFF FROM THE NEW IMPERVIOUS SURFACES CREATED
BY THE PROJECT. SEE SECTION 15. FOR MORE INFORMATION ON INFILTRATION
DESIGN, PROHIBITIONS AND APPROPRIATE SITE CONDITIONS.
31.RESPONSIBILITIES
A.THE OWNER MUST IDENTIFY A CONTRACTOR WHO WILL OVERSEE THE SWPPP
IMPLEMENTATION AND THE PERSON RESPONSIBLE FOR INSPECTION AND
MAINTENANCE:
B.THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR
LONG TERM OPERATIONS AND MAINTENANCE OF THE PERMANENT
STORMWATER MANAGEMENT SYSTEM:
32.TRAINING REQEMENTS
THE PERMITTES(S) SHALL ENSURE THE FOLLOWING INDIVIDUALS IDENTIFIED IN THIS
PART HAVE BEEN TRIANED IN ACCORDANCE WITH THIS PERMIT'S TRAINING
REQUIREMENTS.
1. WHO MUST BE TRAINED:
A. INDIVIDUAL(S) PREPARING THE SWPPP FOR THE PROJECT
B. INDIVIDUAL(S) OVERSEEING IMPLEMENTATION OF, REVISING, AND/OR
AMENDING THE SWPPP AND INDIVIDUALS(S) PERFORMING
INSPECTIONS FOR THE PROJECT. ONE OF THESE
INDIVDUAL(S) MUST BE AVAILABLE FOR AN ONSITE INSPECTION
WITHIN 72 HOURS UPON REQUEST BY THE MPCA.
C.INDIVIDUAL(S) PERFORMING OR SUPERVISING THE INSTALLATION,
MAINTENANCE AND REPAIR OF BMPS. AT LEAST ONE INDIVIDUAL ON A PROJECT
MUST BE TRAINED IN THES JOB DUTIES.
2.TRAINING CONTENT:
THE CONTENT AND EXTENT OF TRAINING MUST BE COMMENSURATE
WITH THE INDIVIDUAL'S JOB DUTIES AND RESPONSIBILITIES WITH REGARD
TO ACTIVITIES COVERED UNDER THIS PERMIT FOR THE PROJECT. AT LEAST
ONE INDIVIDUAL PRESENT ON THE PERMITTED PROJECT SITE (OR
AVAVILABLE TO THE PROJECT SITE IN 72 HOURS) MUST BE TRAINED IN THE
JOB DUTIES DESCRIBED IN SECTION 21.2B AND SECTION 21.2C.
33.THE PERMITTEE(S) SHALL ENSURE THAT THE INDIVIDUALS ARE TRAINED BY LOCAL,
STATE, FEDERAL AGENCIES, PROFESSIONAL OR OTHER ENTITIES WITH EXPERTISE IN
EROSION PREVENTION, SEDIMENT CONTROL, PERMANENT STORMWATER
MANAGEMENT AND THE MINNESOTA NPDES/SDS CONSTRUCTION STORMWATER
PERMIT. AN UPDATE REFESHER-TREINING MUST BE ATTENDED EVERY THREE (3) YEARS
STARTING THREE (3) YEARS FROM THE ISSUANCE DATE OF THIS PERMIT.
33.LIST OF CONTACTS
* MPCA 24HR. HAZARDOUS SPILL HOTLINE: 651-649-5457 OF 80420798
DESCRIPTION UNIT
TEMPORARY ROCK CONSTRUCTION ENTRANCE EA
PREFABRICATED CONCRETE WASHOUT EA
SILT FENCE (STANDARD)LF
EROSION CONTROL BLANKET SY
INLET PROTECTION EA
QUANTITY
2
NOT ALLOWED
1,174
N/A
10
SEEDING AC 1.0±
PERMANENT POND VOLUME = 0.89 AF
WATER QUALITY VOLUME REQUIRED = 1.0" * 1.4 AC * 1/12 = 0.27 AF
WATER QUALITY VOLUME PROVIDED =0.89 AF (TOTAL LIVE STORAGE)
NAME OF WATER BODY
TYPE OF
WATER
BODY
SPECIAL
WATER
IMAIRED
WATER
TYPE OF
SPECIAL
WATER
CREDIT RIVER CREEK NO YES
TITLE NAME
OWNER PETER WORTHINGTON
COMPANY PHONE NUMBER
MWF PROPERTIES
PROJECT MANAGER TODD MCLOUTH LOUCKS 763-496-6742
ENGINEER SWPPP VAL ANDERSON 763-496-6728LOUCKS
CONTRACTOR
SITE MANGER
PENDING
612-259-7110
SWPPP NOTES
ESTIMATED QUANTITIES
STORMWATER POND 1
RECEIVING WATERS CERTIFICATION
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
010+99.69
E
G
T
CON
CAB
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)4444444444444444444444444444444444444
4
4
444444444444444
4
444444444444
4
4 444
EXISTING BUILDING A
8'' MAIN
EXISTING 4''DOMESTIC SERVICE
EXISTING 6'' DOMESTIC SERVICE
PROPOSED 6'' WATERMAIN
PROPOSED 1'' PE
WATER SERVICE (TYP.)
PROPOSED HYDRANT
PROPOSED 1'' PE
WATER SERVICE (TYP.)
PROPOSED HYDRANT
PROPOSED 6'' WATERMAIN
54 LF 8" PVC
SAN @ 1.91%
74 LF 8" PVC
SAN @ 1.97%
63 LF 8" PVC
SAN @ 2.00%
45 LF 8" PVC
SAN @ 2.04%
45 LF 8" PVC
SAN @ 0.40%
61 LF 8" PVC
SAN @ 0.40%
126 LF 8" PVC
SAN @ 0.40%
SANMH 3
RIM=906.70
INV=893.93-SE
INV=895.36-SW
INV=892.93-NW
SANMH 30
RIM=908.12
INV=897.38-SE
INV=896.38-NE
SANMH 31
RIM=908.86
INV=899.84-SE
INV=898.84-NW
SANMH 32
RIM=909.90
INV=902.10-SE
INV=901.10-NW
SANMH 32A
RIM=910.99
INV=903.01-NW
SANMH 33
RIM=912.30
INV=904.30-S
SANMH 35
RIM=914.25
INV=903.77-N
INV=903.67-SE
SANMH 10
RIM=912.52
INV=896.73-SW
INV=896.73-SE
INV=903.17-NW
INV=896.63-NE
SANMH 34
RIM=913.33
INV=904.12-N
INV=904.02-S
OUTSIDE DROP
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C4-1 SAN.& WATERMAIN PLANPlotted: 12 /21 / 2023 2:16 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
SAN.&
WATERMAIN
PLAN
C4-1
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
P2120
G
P2120
G
P
1900
P2120
G
P2120
G
P2000
P2120GP2120GP2120GP2120GP2120GP1800GD1900GD1900GD1900GD1900GD
1900GD1900G1850GGGPP25002500PGGP1900
G
1850
G
G
P
P
2500 P
1900
G
P
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
D
1900
G
3+00
4+00 5+006+007+008
+
0
0
9+
0
0
10+
0
0
E
G
T
CON
CAB
908.5
909.0
908.5
908.5
909.2
909.0
909.7
909.9
910.4
909.9
910.6
911.1 911.1
910.4 911.3
912.5
912.5
913.2
913.7
914.4
913.9
913.9
914.4
913.9
913.9
913.7
914.4
914.4
914.4
915.1
915.1
909.0
PROPOSED
BUILDING
FFE = 919.5 (1ST FLOOR)
EFE = 915.0 (ENTRY)
GFE = 903.0
(COORDINATE WITH ARCHITECTURAL)4444444444444448
8
8
888
8 4444444444448
8
8
8888888844444
4
4
4
4
488
44444444444444444
4
48
8
8
8
8
8 88888888888888888888888888888
88888888444444444444
4
4 444 888888888888
867 LF 12" RCP
@ -1.00%
28 LF 12" PVC
@ 1.00%
26 LF 12"
@ 1.00%
45 LF 12"
@ 1.00%
36 LF 12"
@ 1.00%
60 LF 12"
@ 1.00%
33 LF 12"
@ 1.00%
25 LF 12"
@ 1.00%
16 LF 12" PVC
@ 1.00%
26 LF 15" RCP
@ 2.00%
CBMH 10
RIM= 912.64
INV= 901.74 (27") SW
INV= 910.16 (12") NW
INV= 908.78 (18") S
INV=901.64 (27") NE
CBMH 14A
RIM= 913.60
INV= 909.49 (12") NW
INV=909.49 (12") SE
CBMH 14B
RIM= 913.60
INV=909.77 (12") SE
CB 51
RIM= 913.60
INV=909.60 (12") N
CBMH 50
RIM= 913.60
INV= 909.34 (12") S
INV=909.34 (12") N
CBMH 51B
RIM= 912.10
INV= 908.89 (12") S
INV=908.89 (12") NW
STMH 51A
RIM= 911.83
INV= 904.08 (12") SW
INV= 908.53 (12") SE
INV=904.08 (12") NE
CB 4C
RIM= 909.70
INV=905.70 (12") NW
CB 4B
RIM= 908.80
INV= 905.10 (12") SE
INV=905.10 (12") NW
CB 4A
RIM= 908.20
INV= 904.77 (12") SE
INV=904.77 (12") NW
CBMH 4
RIM= 908.20
INV= 904.52 (12") SE
INV=904.52 (12") N
CBMH 3
RIM= 908.02
INV= 904.36 (12") S
INV=904.36 (15") NW
235' - 60" CMP
INFILTRATION PIPE SYSTEM
INV PIPE: 900.0
INV ROCK: 899.5
ROOF DRAIN STUB
ROOF DRAIN STUB
SHARED ROOF DRAIN
STUB
SHARED ROOF DRAIN
STUB
SHARED ROOF DRAIN
STUB WITH CLEANOUT
SHARED ROOF DRAIN
STUB
SHARED ROOF DRAIN
STUB
SHARED ROOF DRAIN
STUB
SHARED ROOF DRAIN
STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
ROOF DRAIN STUB
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C4-2 STORMSEWER PLANPlotted: 12 /21 / 2023 2:17 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
STORM SEWER
PLAN
C4-2
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C8-1 DETAILSPlotted: 12 /21 / 2023 2:17 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-125' MIN.CONCRETE SIDEWALKS SHALL BE AMINIMUM OF 6 INCHES (6") THICK AT ALLDRIVEWAYS.4" OR 6"CONCRETESIDEWALKNO SMALL UTILITIES OR IRRIGATIONPIPES SHALL BE PLACED IN THEROADWAY STRUCTURAL SECTION.R/WR/WRESIDENTIAL
STREET SECTIONGRADES ON MINOR STREETS SHOULD PROVIDE AN AREA OFNOT MORE THAN A 3% GRADE AT INTERSECTIONS WITHSTREETS OF A HIGHER TRAFFIC PRIORITY.2% CROSS SLOPE TYP.VARIABLEVARIABLE3%3%6"5'1'1/2:112"(TYP.)DETAIL APAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY _____, DATED_____,20__MINIMUM SECTIONDETAIL A4" OR 6" PERFORATEDDRAINTILE (TYP.)3" (PLUS) CUSHIONUNDER CURB (TYP.)1/2:1 1-1/2" BIT. WEAR COURSEMN/DOT 2360 TYPESPWEA240B OR SPWEB240B2357 TACK COAT2-1/2" BIT. NON-WEAR COURSEMN/DOT 2360 TYPE SPNWB230B8" AGG. BASE CLASS 5 OR 2 MN/DOT 313812" SELECT GRANULAR MN/DOT 3149.DGEOTEXTILE FILTER FABRIC TYPE V MN/DOT3733.2 (IF REQUIRED)APPROVED SUBGRADEDRAWN 12/2016
LOUCKS PLATE NO.
2004
STANDARD GUTTER
8"12"
6"
13.5"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6-12 STYLE
CONCRETE CURB
AND GUTTER
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF 200'.
3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009
8"12"
6"
48"
1
2" RAD.
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
PAVEMENT SECTION VARIES
SEE PAVEMENT SECTION DETAIL
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6 STYLE CONCRETE CURB AND
GUTTER / WALL
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD
BE SPRAYED WITH A MEMBRANE CURING
COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF
200'.
3.CONSTRUCT IN ACCORDANCE WITH
MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009A
GRADE AT
BASE OF
CURB
FLAT CURB AND
GUTTER (12")
DRAWN 2/2016
LOUCKS PLATE NO.
2012
SLOPE GUTTER TO MATCH
PARKING LOT DRAINAGE
TIP GUTTER OUT AS REQ'D
PAVEMENT SECTION VARIES
MIN. OF 4"
3/8 " LIP
AGG. BASE UNDER
CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
7"
12"8"
AGG. BASE
VARIES
1/2" RAD.
20"
SPECIFICATION NOTES:
1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2.EXPANSION JOINTS AT MAX. SPACING OF 200'.
3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
CONCRETE SIDEWALK-
WIDTH & SECTION VARY
REFER TO SITE PLAN
NO
PARKING
FIRE
LANE
5' 0"12"18"FIRE LANE SIGN
NOTES:
1. "NO PARKING FIRE LANE", R7-22 OR
APPROVED EQUAL. SIGN MUST BE A
MINIMUM OF 12" X 18", ALUMINUM
PLATE, .063 MIN. THICKNESS, HIGH
INTENSITY SHEETING, INSTALLED AT A
HEIGHT 5' ABOVE GROUND, WITH RED
LETTERING ON WHITE BACKGROUND
(STANDARD).
2.THE SIGN SUPPORTS WILL BE A U POST.
3.THE SUPPORTING POSTS SHALL BE SET
BACK A MINIMUM OF 12" BUT NOT MORE
THAN 36" FROM THE CURB ON BOTH
SIDES OF THE FIRE LANE.
4.ALL SIGNS SHALL FACE THE DIRECTION
OF TRAVEL AND BE INSTALLED
ACCORDING TO THE LOCATIONS
IDENTIFIED BY THE CITY ON THE
APPROVED SITE PLAN FOR THE
DEVELOPMENT.
DRAWN 2/2016
LOUCKS PLATE NO.
2026
BOLLARD
1/2" CROWN
1" CROWN
3'-6"3'-0"6"24" DIA.
4,000 PSI
CONCRETE
6" DIP, CONC.
FILLED, PAINTED
OSHA YELLOW
DRAWN 12/2016
LOUCKS PLATE NO.
2039
2" BIT. WEAR COURSE,
MN/DOT 2360 SPWEA240B
TACK COAT, MN/DOT 2357
2" BIT. NON-WEAR COURSE,
MN/DOT 2360 SPNWB230B
6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138
APPROVED SUBGRADE
FINISHED GRADE
24" SELECT GRANULAR, MN/DOT 3149.D
HEAVY DUTY BITUMINOUS
PAVEMENT SECTION
GEOTEXTILE FILTER FABRIC TYPE V,
MN/DOT 3733.2
DRAWN 12/2016
LOUCKS PLATE NO.
2032 CONCRETE SIDEWALK
SECTION
4" CONCRETE WALK
MN/DOT 2521
4" GRANULAR MATERIAL
MN/DOT 3149
DRAWN 12/2016
LOUCKS PLATE NO.
2034
FLOW
SECTION A-A
SECTION B-B
NOTES:
VARIABLE THICKNESS HDPE ADJUSTING RINGS
AS REQUIRED. MIN. OF 4" ADJUSTMENT AND
MAX. OF 12" ADJUSTMENT. USE LARGER
ADJUSTMENT RINGS TO MINIMIZE THE NUMBER
OF JOINTS. INCLUDE ONE 2" RING IMMEDIATELY
UNDER THE CASTING. USE TAPERED RINGS TO
MATCH CASTING TO STREET GRADE. APPLY
BUTYL SEALANT BETWEEN ALL THE JOINTS.
CONCRETE RINGS SET IN A MORTAR BED ARE
ACCEPTABLE.
ADJUST CASTING TO 14" -
12" BELOW FINISHED
GRADE, TYPICAL FOR ALL
CASTINGS IN PAVEMENT
NOTE: ALL
CONNECTIONS
THROUGH MH SHALL
HAVE A RUBBER BOOT.
ANY FIELD ADDED
OPENING FOR PIPE
SHALL BE CORE
DRILLED AND AN
ELASTOMERIC RUBBER
BOOT INSTALLED.OFF ROAD MARKERM
H
INSTALL
WHEN
M.H. IS
PLACED
OUTSIDE
OF THE
ROADWAY.
BENCH
SLOPE
STANDARD SANITARY
SEWER MANHOLE
MANHOLE CASTING AND COVER, NEENAH R-1642 OR
APPROVED EQUAL WITH TWO (2) CONCEALED PICK HOLES.
1.WHERE WATER MAY STAND, TOP OF MH
SHALL BE 2 FEET ABOVE GROUND,
AND/OR 2 FEET ABOVE THE 100 YEAR
STORM WATER LEVEL.
2.ON MANHOLES 8' DEEP AND GREATER A
ONE FOOT FOUR INCH (1'-4") PRECAST
SECTION SHALL BE PLACED
IMMEDIATELY BELOW CONE SECTION.
3.WHEN MANHOLE DEPTH IS LESS THAN 8',
A TOP SLAB SHALL BE USED IN PLACE OF
THE CONE. TOP SLAB SHALL BE SUITABLE
FOR AASHTO HS20 HIGHWAY LOADINGS.
THE SLAB SHALL BE SET ON A MORTAR
BED.
4.ALL JOINTS BETWEEN SECTIONS SHALL
HAVE RUBBER O-RING GASKETS.
5.MINIMUM BASE SLAB THICKNESS, 6" TO
14' DEPTH. INCREASE THICKNESS 1" FOR
EACH 4' OF DEPTH GREATER THAN 14'.
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
20" TO SPRING LINE
(MAX.)
SLOPE 2"/FOOT
7"
27"
48"4'1'-4"A
B B
A
AS NEEDEDDRAWN 2/2016
LOUCKS PLATE NO.
4000
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
·BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF
MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE
INCH (1") SIEVE.
·BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS
OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN
MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE
OR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT
THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT.
PLASTIC PIPE
BEDDING
PLASTIC
PIPE
18"18"PIPE
WIDTH ENCASEMENT
BEDDING
FOUNDATION
(MAY NOT BE
REQUIRED)
12"
6"
BACKFILL
COMPACTED
AS SPECIFIED
EXCAVATED TRENCH
WIDTH
DRAWN 2/2016
LOUCKS PLATE NO.
4008
ADJUST CASTING TO 14" - 12" BELOW FINISHED
GRADE, TYPICAL FOR ALL CASTINGS IN PAVEMENT
OFF ROAD MARKERM
H INSTALL WHEN M.H. IS
PLACED OUTSIDE OF
THE ROADWAY.
STANDARD STORM
SEWER MANHOLE WITH
CONE SECTION
FLOWAS REQUIRED1'-4"2"
0"-8"
2"
27"
48"4'CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
MANHOLE CASTING FRAME AND
COVER-NEENAH R-1733 OR APPROVED
EQUAL. INCLUDES SOLID LID & "STORM
SEWER" LETTERING.
RUBBER GASKETS BETWEEN EACH
JOINT IN MANHOLE SECTIONS.
1.WHERE WATER MAY STAND, TOP
OF MH SHALL BE 2 FEET ABOVE
GROUND, AND/OR 2 FEET ABOVE
THE 100 YEAR STORM WATER
LEVEL.
2.ON MANHOLES 8' DEEP AND
GREATER A ONE FOOT FOUR INCH
(1'-4") PRECAST SECTION SHALL BE
PLACED IMMEDIATELY BELOW
CONE SECTION.
3.WHEN MANHOLE DEPTH IS LESS
THAN 8', A TOP SLAB SHALL BE
USED IN PLACE OF THE CONE.
TOP SLAB SHALL BE SUITABLE FOR
AASHTO HS20 HIGHWAY
LOADINGS. THE SLAB SHALL BE
SET ON A MORTAR BED.
4.ALL JOINTS BETWEEN SECTIONS
SHALL HAVE RUBBER O-RING
GASKETS.
5.MINIMUM BASE SLAB THICKNESS,
6" TO 14' DEPTH. INCREASE
THICKNESS 1" FOR EACH 4' OF
DEPTH GREATER THAN 14'.
6.ALL PIPE CONNECTIONS TO
MANHOLE SHALL BE WATERTIGHT.
NOTES:
STEPS 16" O.C. ON
DOWNSTREAM SIDE.
EXTRUDED ALUMINUM
OR STEEL REINFORCED
COPOLYMER PLASTIC.
DRAWN 2/2016
LOUCKS PLATE NO.
4300
KOR-N-SEAL OR APPROVED
FLEXIBLE CONNECTION
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.
CONCRETE ADJUSTING RINGS,
MIN. 4" - MAX. 10"
2'x3' CATCH BASIN
(MAX. DEPTH 4.0')
(NEENAH CASTING NO. R-3067 WITH TYPE DR, DL,
OR TYPE V GRATE OR APPROVED EQUAL)DIRECTION OF MAJOR
FLOW (TYPE DL GRATE)
NOTES:
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.
5" PRECAST REINFORCED CONCRETE
IF STRUCTURE BASE IS LESS THAN
48" BELOW FINISHED GRADE, PLACE
GRANULAR MATERIAL UNDER
STRUCTURE, FOR A MINIMUM OF 48"
BELOW FINISHED GRADE.
NOTE:
USE 4 FOOT DIAMETER CATCH
BASIN MANHOLE WHEN DEPTH
EXCEEDS 4.0 FEET.
3"
36"
6"
2
4
"36"
4"
31
"43"6"
1
7
-
1
/
2
"
35-1/
2"
DRAWN 12/2016
LOUCKS PLATE NO.
4302 CONCRETE PIPE
BEDDING
RCP
PIPE
18"18"PIPE
WIDTH
COMPACTED SAND OR 3 4"
TO 1-1
2" CLEAR ROCK (AS
DIRECTED)
COMPACTED
SUBGRADE
6"
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
RCP
PIPE
18"18"PIPE
WIDTH
SHAPE BOTTOM OF
EXISTING TRENCH MATERIAL
TO FIT PIPE BARREL.
COMPACTED
BACKFILL
EXCAVATED TRENCH
WIDTH
CLASS C BEDDING
CLASS B BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4310 2.0'2" MAX.
2.0'
1.0'
PERFORATED
DRAIN TILE PIPE
FINE FILTER AGGREGATE
MN/DOT 3149.2J
PERFORATED PIPE (PVC OR
CORRUGATED PE) WITH
PROTECTIVE WRAP, MEETING
MN/DOT 3245 AND 3278 SPECS.
DRAWN 2/2016
LOUCKS PLATE NO.
4314
NOTES:
6" HUB WITH THREADED PVC PLUG - DO NOT GLUE
CASTING MAY BE REQUIRED SEE SPECIFICATIONS
END OF LINE CLEANOUT IN LINE CLEANOUT
PVC LONG SWEEP
BEND SCH. 40
2.5'
VARIES
2.5'
VARIES
ONE PIECE 6" PVC
SCH. 40 CLEANOUT
RISER
DRAINTILE
CLEAN-OUT STRUCTURE
6.0'
4.0'
6.0'
4.0'
DRAWN 2/2016
LOUCKS PLATE NO.
4315
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C8-1 DETAILSPlotted: 12 /21 / 2023 2:17 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-2
"HYDRANTFINDER" SHALL BE INSTALLED ON THE TOP OF THE
UPPER FLANGE ON THE REAR BOLTS. INSTALL PLASTIC
COMPOSITE HYDRANTFINDERS ONLY. EXPOSED FIBERGLASS AND
METAL
HYDRANTFINDERS SHALL NOT BE USED.
INSTALL ADAPTOR
INC.'S VALVE BOX
ADAPTOR #6 BASE OR
APPROVED EQUAL
6" AMERICAN FLOW
CONTROL 2500 SERIES
RESILIENT WEDGE TYPE
GATE VALVE OR APPROVED
EQUAL.
HYDRANT AND GATE
VALVE INSTALLATION
NOTES:
1.GATE VALVES ARE REQUIRED WITH ALL HYDRANTS.
2.THRUST BLOCKING REQUIRED BEHIND ALL HYDRANTS.
3.ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL. THIS INCLUDES HYDRANTS AND VALVES.
CONCRETE
BLOCKCONCRETEBLOCK MEGALUG
UNDISTURBED SOIL CONCRETE
BLOCK
7.5' MIN. COVER
ON WATERMAIN
MEGALUG
1 CUBIC YARD GRAVEL OR
CRUSHED ROCK WITH 2
LAYERS OF 4 MIL POLY. (2/3 OF
MATERIAL BELOW HYDRANT)2.5'16"TRAFFICFLANGE2-1/2" HOSE CONNECTION
(NATIONAL STANDARD THREAD)
CAPS TO BE CHAINED
(PENTAGON NUT ON CAPS)
4-1/2" PUMPER CONNECTION
(NATIONAL STANDARD THREAD)
NATIONAL STANDARD OPERATING NUT
3'-0"2'-0"
FINISHED BOULEVARD GRADE
SEE STANDARD
PLATE 4601 FOR
APPROVED TYPES OF
GATE VALVE BOXES
DRAWN 12/2016
LOUCKS PLATE NO.
4600
GATE VALVES
FINISHED GRADE
7.5' MINIMUM COVERVARIABLEVAR.MIDDLE SECTION
EXTENSIONS
TOP SECTION
VARIABLE14-3/4
17-1/412-9/167
8-1/4
9-7/16
7-3/4
7
8-1/8
2-3/8
7
8-1/8 61-1/2
5-3/4
5-1/4
6-5/8
7-1/8
7-5/8
8-7/8
2"
6-1/4 WATER
7-3/8
2"
4"
5-3/4
7-1/8
NOTE: ALL BOLTS, T-BOLTS, NUTS AND RODDING
INSTALLED BELOW GRADE SHALL BE ASTM F593
TYPE 316 STAINLESS STEEL.
AMERICAN FLOW CONTROL 2500 SERIES
RESILIENT WEDGE TYPE OR APPROVED
EQUAL. VALVE BODY BOLTS SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
INSTALL ADAPTOR INC.'S VALVE
BOX ADAPTOR #6 BASE OR
APPROVED EQUAL
ADJUST V.B. TOP TO 14" TO 12" BELOW
STREET GRADE OR 12" TO 1" BELOW
FINISHED BLVD. GRADE AND SHALL BE
SET SO AS TO PROVIDE 12" OF
UPWARD ADJUSTMENT.
GATE VALVE BOXES:
TYLER PIPE - SERIES 6860 SCREW TYPE
WITH A #6 BASE AND DROP LIDS
WITH "WATER" LABELED ON COVER
OR APPROVED EQUAL OFF ROAD MARKERG
V
GATE VALVE AND
BOX INSTALLATION
NO. 6 ROUND BASE
CONCRETE
BLOCK
GATE VALVE BOXES ARE
3 PIECE, 5-1/4" SHAFT
14" MIN. FROM TOP OF BOTTOM
SECTION TO TOP OF VALVE BOX
DRAWN 2/2016
LOUCKS PLATE NO.
4601
24"MAX.6"MAX.
"L"
SIZE OF PIPE "L"
21" TO 42"6"
48" TO 72"12"
MIN.
TIE THE LAST 3 JOINTS ON INLET AND OUTLET
PIPES.
TRASH GUARD
RCP APRON
RIPRAP REQUIRED: SEE STD. PLATE 4308 OR 4309
USE 2 TIE BOLT FASTENERS PER JOINT
INSTALLED AT 60 DEG FROM TOP OR BOTTOM
OF PIPE.
USE 5/8" TIE FOR PIPE SIZES 12" TO 27".
USE 3/4" TIE FOR PIPE SIZES 30" TO 66".
USE 1" TIE FOR PIPE SIZES OVER 72".
TRASH GUARDS WILL BE REQUIRED ON 24" OR
LARGER PIPE.
SEE 4308-4309 FOR
RIPRAP DETAIL
PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.
GALVANIZE AFTER FABRICATION.
DRAWN 2/2016
LOUCKS PLATE NO.
4306 LARGE WATER SERVICE
CONNECTION
CL PIPE
PL
VALVE BOX
3'
TEE
WATERMAIN
SERVICE VALVE
PLUG
EXISTING
GROUND
STREET
5' HEAVY METAL
FENCE POST
WIRED TO
MARKER.3'WIRE
TOGETHER
2"X4"
MARKER7.5' MIN.NOTE:
VALVES SHALL BE TIED TO TEE AT MAIN WITH 2 3/4"ROUND TIE RODS.
ALL BOLTS, T-BOLTS, NUTS AND RODDING INSTALLED BELOW GRADE SHALL BE
ASTM F593 TYPE 316 STAINLESS STEEL.
DRAWN 2/2016
LOUCKS PLATE NO.
4604
5' MED. DUTY, (1.25 #/FT)
STEEL FENCE POST EXPOXY-
RESIN COATED, PAINTED OR
GALVANIZED INSTALLED TO 6"
BELOW FINISHED GRADE SECURE
TRACER WIRE BY WRAPPING
AROUND POST
CONTINUOUS #10 SOLID
COPPER, INSULATED
TRACER WIRE FROM
CORP TO C.S. BOX CAP
CONTINUOUS #10 GA. SOLID
COPPER OR STAINLESS STEEL,
INSULATED TRACE WIRE
ATTACHED TO HYDT FLANGE AND
MAIN LINE WIRE
THE TRACER WIRE LOOPS SHALL BE CONNECTED TO ALL FIRE
HYDRANTS AT A REAR FLANGE BOLT USING A ALUMINUM
ANGLE IRON HYDRANT TRACER WIRE BRACKET PART #
HTWB-7000 MADE BY “VAIT PRODUCTS” OR APPROVED EQUAL.1" O.D. HDPE WMSVC PIPE 3' LONGTRACER WIRE FOR WATER SERVICE /
HYDRANT LEAD
DRAWN 2/2016
LOUCKS PLATE NO.
4605
CONCRETE THRUST
BLOCKING
1'-10"
2'-0"
D
22 1/2° BEND
1'-5"
1'-10"
3'-0"
B
6"
8"
12"
16"
20"
24"
1'-6"
2'-0"
2'-6"
3'-6"
2'-1"
2'-8"
4'-9"
6'-2"
1'-6"
2'-0"
3'-0"
BUTTRESS DIMENSIONS
2'-1"
3'-4"
3'-10"
6'-10"
1'-6"
2'-6"
2'-6"
3'-6"
2'-0"
1'-10"
3'-3"
4'-8"
45° BEND 90° BEND TEE/PLUGPIPE
SIZE DB DB DB
1'-5"1'-5"
1'-5"1'-5"1'-5"
2'-8"
3'-0"
3'-6"
4'-4"
4'-0"
5'-0"
8'-4"
9'-8"
3'-4"
3'-10"
5'-6"4'-0"
5'-0"
5'-10"
6'-9"
NOTES:
1.SHAPE OF BACK OF BUTTRESS MAY
VARY AS LONG AS POURED AGAINST
FIRM UNDISTURBED EARTH.
2.DIMENSION "A" SHOULD BE AS
LARGE AS POSSIBLE.
3. Δ= 45° MINIMUM.
4.PLACE POLY SHEETING BETWEEN
CONCRETE & PIPE.
5.ALL BENDS AND FITTINGS SHALL BE
RESTRAINED WITH MEGALUGS
THRUST RESTRAINTS OR EQUAL.
Δ - SEE NOTE 3
A
A
A
A
A A
DBBBAA
A90°
VAR.
(3' MIN.)6"
Δ - SEE NOTE 3
Δ - SEE NOTE 3
Δ - SEE NOTE 3
SECTION A-A PLAN 0° TO 22 1/2° BENDS
TEES/PLUGSPLAN 22 1/2° TO 90° BENDS
CONCRETE
SHALL BE IN
CONTACT WITH
THIS QUADRANT
OF PIPE.
BEDDING
MATERIAL
UNDISTURBED
EARTH CONCRETE
DRAWN 2/2016
LOUCKS PLATE NO.
4606
3' TR
A
N
SI
TI
O
N
3' TA
P
E
R
1"
E
X
P
A
N
S
I
O
N
J
O
I
N
T
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
TYPICAL NEENAH R-3067
CASTING.
6"±
CATCH BASIN CASTING
INSTALLATION
B612 TO CASTING
DESIGN GUTTER
LINE GRADE
EXPANSION
JOINTEXPANSION
JOINT
3' MIN. TRANSITION
B612 CURB & GUTTER
TOP CURB
NOTE: B612 CURB AND GUTTER TO BE
FORMED INTO A B618 TYPE CURB AT
CATCH BASIN CASTING.
B612 CONCRETE CURB AND
GUTTER
3' MIN. TRANSITION
B612 CURB & GUTTER
2 NO. 4, 3' LONG, EPOXY COATED
REBARS SHALL BE INSTALLED ON
EACH SIDE OF THE CASTING. REBARS
AND EPOXY COATING PER MN/DOT
SPEC. 3301.
DRAWN 12/2016
LOUCKS PLATE NO.
4312 TYPICAL WATERMAIN
INSULATION
W.M.
WATERMAIN PIPE
STORM SEWER PIPE
STORM
SEWER
VARIES
VARIES
6" MIN.
12" MAX.
6" MIN.
12" MAX.
4"
4"
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
16'
8'
DRAWN 2/2016
LOUCKS PLATE NO.
4608 WATERMAIN UNDER SEWER
DEFLECTION
12"O.D.12"
TRANSITION TO SPECIFIED
DEPTH (TYPICAL). INSTALL 45°
VERTICAL BENDS WITH MEGA
LUGS AS REQUIRED.
MINIMUM 6" OF
COMPACTED SAND
ABOVE & BELOW
INSULATION
ONE PIPE
LENGTH
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
18" MIN
SEPARATION
PROPOSED
SEWER
DRAWN 2/2016
LOUCKS PLATE NO.
4611
NOTE:
GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL
CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS:
·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10%
PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL
HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY
BE USED FOR FOUNDATION MATERIALS.
ROCK BEDDING MATERIALS SHALL BE 3/4" TO 1-1/2" CLEAR ROCK. IF IN-SITU MATERIAL UNDER ROCK
BEDDING IS UNSTABLE, USE AS MUCH ROCK AS NECESSARY TO STABILIZE.
DUCTILE IRON PIPE
BEDDING
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
D.I.P.
PIPE
18"18"PIPE
WIDTH
12"
4"
EXCAVATED TRENCH
WIDTH
SAND
BEDDING
ROCK
BEDDING
DRAWN 2/2016
LOUCKS PLATE NO.
4615
20 ML PE IMPERMEABLE
LINER OVER THE TOP OF
PIPE (IF REQUIRED)
5'-6'
PERFORATED
CMP PIPE
VARIABLE
(1' MIN.)
2.5'-3'
(1' MIN.)
GEOTEXTILE FABRIC, TOP
AND SIDES ONLY
NOTE:
IF SALTING AGENTS FOR SNOW AND ICE REMOVAL ARE USED ON OR NEAR THE
PROJECT, A GEOMEMBRANE BARRIER IS RECOMMENDED WITH THE SYSTEM. THE
GEOMEMBRANE LINER IS INTENDED TO HELP PROTECT THE SYSTEM FROM THE
POTENTIAL ADVERSE EFFECTS THAT MAY RESULT FROM A CHANCE IN THE
SURROUNDING ENVIRONMENT OVER A PERIOD OF TIME. PLEASE REFER TO THE
CORRUGATED METAL PIPE DETENTION DESIGN GUIDE FOR ADDITIONAL INFORMATION.
FREE DRAINING ANGULAR
WASHED STONE 3
4 - 2" MIN.
6" BASE STONE
6" COVER STONE
1" LANDSCAPE ROCK
NOTE:
IF SALTING AGENTS FOR SNOW AND ICE REMOVAL ARE USED ON OR NEAR THE
PROJECT, A GEOMEMBRANE BARRIER IS RECOMMENDED WITH THE SYSTEM. THE
GEOMEMBRANE LINER IS INTENDED TO HELP PROTECT THE SYSTEM FROM THE
POTENTIAL ADVERSE EFFECTS THAT MAY RESULT FROM A CHANCE IN THE
SURROUNDING ENVIRONMENT OVER A PERIOD OF TIME. PLEASE REFER TO THE
CORRUGATED METAL PIPE DETENTION DESIGN GUIDE FOR ADDITIONAL INFORMATION.
2" OF 3
8" OPEN GRADED
STONE (ASTM #8)
12"
4" OF 3/4" - 1" OPEN
GRADED STONE, NO
FINES (ASTM #57
CRUSHED)
12" OF 2" - 3" OPEN
GRADED STONE
(ASTM #2)
6" DRAINTILE
18"
2" OF 1
4" - 3
8" OPEN GRADED
STONE
(AASHTO #8 OR #9)
LOUCKS
W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Phase 2 - Townhomes\C8-1 DETAILSPlotted: 12 /21 / 2023 2:18 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
20503T
MJS
NWC
MJS
12-21-2023
12-21-2023
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
DETAILS
C8-3
9109
0
6
90
690
6
907
908
9
0
9
911912913910
907
907
908
909
911
912
91391
3
914
914
915 913913
914
916
917
910
909
911
9129
1
0
9
1
1
9109
0
6
90
690
6
907
908
9
0
9
911912913910
907
907
908
909
911
912
91391
3
914
914
915 913913
914
916
917
910
909
911
9129
1
0
9
1
1
3
CSO
7
WB
7
WB
3
CE
3
CE
8
BA2
20
LBL
8
BA2
5
SSC
4
SGM
4
SSC
4
SGM
12
BA2
LM-01
LM-01
4444444444444448
8
8
888
8 4444444444448
8
8
8888888844444
4
4
4
488
4444444444444444
4
8
8
8
8 8888888888888888888888888888
88888444444444444
4
4 444 88888888888
8SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONT.SIZE
DECIDUOUS TREES
CSO 3 CRIMSON SPIRE OAK QUERCUS ALBA X QUERCUS ROBUR B & B 2.5"CAL
SGM 8 SIENNA GLEN MAPLE ACER FREEMANII `SIENNA GLEN`B & B 2.5"CAL
WB 15 WHITESPIRE BIRCH BETULA POPULIFOLIA `WHITESPIRE SR.`B & B 2.5"CAL
ORNAMENTAL TREES
CE 9 EASTERN REDBUD MULTI-TRUNK CERCIS CANADENSIS B & B 2.5"CAL
SSC 9 SPRING SNOW CRABAPPLE MALUS X `SPRING SNOW`B & B 1.5"CAL
SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONT.SIZE SPACING
SHRUBS
ISH 70 INVINCIBELLE WEE WHITE HYDRANGEA HYDRANGEA ARBORESCENS `NCHA5'5 GAL 24" HGT 30" o.c.
PERENNIALS
BA2 28 BLUE FALSE INDIGO BAPTISIA AUSTRALIS CONT.5 GAL 48" o.c.
CONIFEROUS SHRUBS
SG 14 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN`5 GAL 18" SPRD 60" o.c.
GRASSES
LBL 20 THE BLUES LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM `THE BLUES`1 GAL 24" o.c.
SYMBOL CODE COMMON NAME BOTANICAL NAME SIZE CONT.SPACING
SHRUB AREAS
WETLAND PLANTING
BA
BLACK SCALLOP AJUGA AJUGA REPTANS `BLACK SCALLOP`
TRAY 10% @ 18" o.c.
Cm
PALM SEDGE CAREX MUSKINGUMENSIS
PLUG 30% @ 18" o.c.
Cv2
BROWN FOX SEDGE CAREX VULPINOIDEA
PLUG 30% @ 18" o.c.
Fq
QUEEN-OF-THE-PRAIRIE FILIPENDULA RUBRA
PLUG 15% @ 18" o.c.
Iv
BLUE FLAG IRIS IRIS VERSICOLOR
PLUG 15% @ 24" o.c.
GROUND COVERS
SOD TURF SOD SOD
PLANT SCHEDULE TOWNHOME
LOUCKS
W:\2020\20503A\CADD DATA\LANDSCAPE\_dwg Sheet Files\Phase 2 - Townhomes RC\L2-1 - Landscape PlanPlotted: 12 /21 / 2023 2:19 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Kevin V. Kroen - LA
53757
20503T
NWE
KVK
NWE
12-212023
12-21-2023
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
N
SCALE IN FEET
0 20 40
LANDSCAPE
PLAN
L2-1
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS
RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY
COMPROMISE THE DESIGN AND / OR INTENT OF THE PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING
OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES. CONTRACTOR TO PROVIDE THE
NECESSARY PROTECTION FOR THE UTILITIES BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO NOTIFY GENERAL
CONTRACTOR OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO
LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY
LANDSCAPE ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO
CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE
APPROVED BY LANDSCAPE ARCHITECT.
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL COLOR
LANDSCAPE EDGER 4/L4-1 32 94 13 STEEL BLACKED-01
EDGING SCHEDULE
SYMBOL DESCRIPTION DETAIL SPEC.MATERIAL FINISH COLOR COMMENTS
ROCK MULCH TYPE 1 - TRAP ROCK /32 19 13 STONE WASHED NATURAL 2"-3" TRAP ROCKLM-01
LANDSCAPE MATERIALS SCHEDULE
LOUCKS
W:\2020\20503A\CADD DATA\LANDSCAPE\_dwg Sheet Files\Phase 2 - Townhomes RC\L4-1 - Landscape DetailsPlotted: 12 /21 / 2023 2:19 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN
ALATUS LLC
80 S 8th ST. STE. 4155
MINNEAPOLIS, MN 55402
C1-1 EX. CONDITIONS PLAN
DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP PLAN
C3-3 SWPPP NOTES
C4-1 SANI. AND WATERMAIN
C4-2 STORM SEWER
C8-1-C8-3 DETAIL SHEET
L2-1 LANDSCAPE PLAN
L4-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Kevin V. Kroen - LA
53757
20503T
NWE
KVK
NWE
12-212023
12-21-2023
12/21/23 PUD AMENDMENT
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
LANDSCAPE
DETAILS
L4-1
GENERAL NOTES
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING
INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND
CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE
ALL FLAGGING AND LABELS FROM PLANTS.
IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY
DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY
OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT
ESTABLISHMENT, SURVIVAL OR GUARANTEE, THE CONTRACTOR
MUST BRING THESE DEFICIENCIES TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND / OR
INSTALLATION.
PROTECT ALL EXISTING TREES ON SITE SCHEDULED TO REMAIN. IF
EXISTING TREES ARE DAMAGED IN ANY MANNER, ABOVE OR BELOW
GROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT
SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING.
SOIL & GROUNDCOVER
ALL PLANTING AREAS RECEIVING PLANTED GROUND COVER,
PERENNIALS, ANNUALS, AND/OR VINES SHALL RECEIVE A MINIMUM
OF 24" DEPTH OF PLANTING SOIL (MNDOT 3877 - 2B OR EQUAL).
WHERE SOD / SEED ABUTS PAVED SURFACES, FINISHED GRADE OF
SOD / SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL,
SLAB, CURB, ETC.
SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE
AREAS NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED AND
MULCHED AS PER MNDOT SPECS.
SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD
SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE
STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE
SWALES, THE SOD SHALL BE STAKED TO THE GROUND.
LANDSCAPE CONTRACTOR SHALL VERIFY THAT SOIL AND
COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER
DRAINAGE AT AND AROUND THE BUILDING SITE.
PLANTINGS INFO
ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF
THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN
ASSOCIATION OF NURSERYMEN. UNLESS NOTED OTHERWISE, ALL
SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED MINIMUM
SHRUB HEIGHT OR WIDTH. ORNAMENTAL TREES SHALL HAVE NO V
CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3'
ABOVE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN
BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE.
ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE
SALES SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL
FORM, NATURAL TO THE SPECIES, WITHOUT PRUNING.
PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR / ROOT
FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF
THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE
ROOT COLLAR / ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS
PLANTED, THE ROOT COLLAR / ROOT FLAIR SHALL BE EVEN OR
SLIGHTLY ABOVE FINISHED GRADE.
ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN
ON PLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT
MATERIALS MAY BE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE
ADVISED, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED.
PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES
IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER
NOTES.
NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS
APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE
LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID
AND / OR QUOTATION.
WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1"
GREATER IN CALIPER THAN THE TREE BEING PROTECTED OR QUALITY,
HEAVY, WATERPROOF CREPE PAPER MANUFACTURED FOR THIS
PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR
TO 12-1 AND REMOVE ALL WRAPPING AFTER 5-1.
FERTILIZER
ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION
WITH A 27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE
PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS. PLANTS
MAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH AN
APPLICATION OF GRANULAR 27-3-3 AT 6 OZ PER 2.5" CALIPER PER
TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF
27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER.
EDGING FOR PLANTING BEDS
BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS,
AND ANNUALS WHERE BED MEETS SOD / SEED UNLESS NOTED
OTHERWISE.
PLANTING BED PREPARATION
ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP
SHREDDED HARDWOOD / ROCK MULCH WITH NO WEED BARRIER.
ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED
HARDWOOD / ROCK MULCH AND FIBER MAT WEED BARRIER.
ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED
HARDWOOD / ROCK MULCH RING WITH NO MULCH IN DIRECT
CONTACT WITH TREE TRUNK.
SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL)
PER MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED
AREAS.
MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED /
INDICATED ON DRAWING OR IN SPECIFICATION.
INSPECTION AND WARRANTY
CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER
ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE
IMPROVEMENTS.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF
ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER
ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY
OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL
PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM
INCLUDING, BUT NOT NECESSARILY LIMITED TO, PRUNING,
FERTILIZATION AND DISEASE / PEST CONTROL.
CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH
ONE (1) CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE.
WARRANTY (ONE (1) FULL GROWING SEASON) FOR LANDSCAPE
MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE
LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING OF
ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE
CONSIDERED.
TIMING OF INSTALLATION
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING
PLANT MATERIAL INSTALLATION AND SEED / SOD PLACEMENT IS
FROM THE TIME GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 -
NOVEMBER 1. FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15;
DORMANT SEEDING IN THE FALL SHALL NOT OCCUR PRIOR TO
NOVEMBER 1. FALL CONIFEROUS PLANTING MAY OCCUR FROM
AUGUST 15 - OCTOBER 1 AND DECIDUOUS PLANTING FROM THE
FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES
IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN
WRITING BY THE LANDSCAPE ARCHITECT.
TREES ARE NOT TO BE PRUNED, REMOVED OR TRANSPLANTED
BETWEEN APRIL 15 AND JULY 1. NOTIFY LANDSCAPE ARCHITECT IF
THESE DATES ARE UNAVOIDABLE.
LANDSCAPE INSTALLATION:
IRRIGATION NOTES:
VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM
COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN
IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE SCOPE
OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE
ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT SHALL BE THE
LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED
/ SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING
THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING
FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN
IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS
AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR SHALL
THE SYSTEM SPRINKLE THE BUILDING.
THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION
SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED
REGULARLY UNTIL PLANTING / SOD / SEED HAS BEEN ESTABLISHED.
2x ROOT BALL WIDTH
SET PLANT ON UNDISTRUBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR
TO PLANTING
EDGE CONDITION VARIES
WOOD STAKE
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP. NO MULCH IN CONTACT WITH
TRUNK - SEE NOTES OR SPECS.
ROOT FLARE EVEN WITH OR JUST ABOVE GRADE
SAFETY FLAGGING - ONE PER WIRE
TREE WRAP TO FIRST BRANCH
16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP
NOTES:
1.THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB
POSITION THROUGH THE WARRANTY
PERIOD. STAKING IS SUGGESTED, BUT NOT
REQUIRED. ANY STAKING MUST CONFORM
WITH PRACTICES AS DEFINED IN A.N.A.
GUIDELINES FOR STANDARD PRACTICES.
2.PRUNE DAMAGED AND CROSSING
BRANCHES AFTER PLANTING IS COMPLETE.
3.CUT BACK WIRE BASKET.
4.WATER TREE THOROUGHLY DURING
PLANTING OPERATIONS. PLACE BACKFILL IN
8-12" LIFTS AND SATURATE SOIL WITH
WATER. DO NOT COMPACT MORE THAN
NECESSARY TO MAINTAIN PLUMB.
5.CONTRACTOR IS RESPONSIBLE FOR
TESTING PERCOLATION RATES PRIOR TO
PLANTING. NOTIFY LANDSCAPE ARCHITECT
IMMEDIATELY IF POOR DRAINAGE EXISTS.
PLANTING - DECIDUOUS TREE
3/4" = 1'-0"
CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.
REMOVE NON-BIODEGRADABLE MATERIAL.
PROJ-2053A-01
1
NOTES:
LOOSEN ROOTS OF ALL CONTAINERIZED
PLANTS. SCARIFY BOTTOM AND SIDES
OF HOLE PRIOR TO PLANTINGBUILDING WALL (TYP)EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES OR SPEC.
LANDSCAPE FABRIC - SEE NOTES OR SPEC.
MULCH - 3" DEPTH - SEE NOTES OR SPEC.
PLANTING SOIL - SEE NOTES OR SPEC.
SHRUBS TO BE PLACED SO THAT TOP OF
CONTAINER SITS FLUSH WITH PROPOSED GRADE
PLANTING - SHRUB
1" = 1'-0"
REFER TO SCHEDULE
18" MIN.
PROJ-2053A-04
2
THIS DRAWING SET IS PRELIMINARY
AND NOT TO BE USED FOR
CONSTRUCTION PURPOSES
ROCK MULCH AT 4" MIN. DEPTH; EXPOSE NO
FABRIC ; SEE SCHEDULE FOR COLOR
WOVEN GEOTEXTILE FABRIC. OVERLAP 6" MINIMUM;
SECURE IN PLACE WITH POLY FABRIC STAPLES
PREPARED SUBGRADE
LM-01 - ROCK MULCH
1 1/2" = 1'-0"PROJ-2053A-10
3
HOLD FINISHED GRADE 1/2" BELOW EDGER- SEE
PLAN FOR EDGE CONDITION
TURF- SEE PLANTING PLAN
PLANTING PLAN - SEE SCHEDULE
ED-01 - METAL EDGER WITH STAKE
ED-01 - LANDSCAPE EDGER, TYP.
1 1/2" = 1'-0"4
PROJ-2053A-12
LOUCKS
W:\2020\20503\CADD DATA\SURVEY\S20503T2-PPLATPlotted: 12 /18 / 2023 11:0 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
OUTLOT C
MILE 14 ON
MINNEHAHA
CREEK
325 BLAKE RD
HOPKINS, MN 55343
ALATUS, LLC
IDS CENTER
80 SOUTH 8TH STREET
SUITE 4155
MINNEAPOLIS, MN 55402
SCALE IN FEET
0 30 60
N
GENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1.Prepared December 14, 2023.
2.The address, as disclosed in documents provided to the surveyor, obtained by the surveyor, or observed while conducting
the fieldwork is 325 Blake Road North, Hopkins, Minnesota 55343.
2.The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust).
3.Benchmark: MnDOT Name: 2706 A 1, Located in Hopkins, 0.1 mile south along Blake Road from the junction of Blake Road
and Trunk Highway 7, then 0.2 mile west on Cambridge Street, 2.2 miles west of the junction of Trunk Highway 100 and
Trunk Highway 7, 100.0 feet south of Trunk Highway 7, in the southeast corner of Cambridge Street bridge number 27574
over Minnehaha Creek.
Elevation = 911.25 feet (NGVD29)
Site Benchmark: Top nut of hydrant located in the southeast quadrant of Lake Street NE and Blake Road N.
Elevation = 916.46 feet (NGVD29)
4.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) and Zone AE (area
is subject to flooding by the 1% annual chance flood) per Flood Insurance Rate Map No. 27053C0342F, Community Panel
No. 2701660342F, effective date of 11/04/16.
5.The field work was completed on September 15, 2021.
6.The site is currently under construction.
OWNER/DEVELOPER:
Alatus, LLC
IDS Center
80 S 8th Street, Suite 4155
Minneapolis, MN 55402
612-455-0712
Outlot C, MILE 14 ON MINNEHAHA CREEK, Hennepin County, Minnesota.
LEGAL DESCRIPTION
Current Zoning: I-2 General Industrial
Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements, shown hereon, was
researched to the best of our ability and is open to interpretation. Per the City of Hopkins Zoning Map and City Code, on 10/19/2021,
information for the subject property is as follows:
Current Setbacks:Sign Setbacks:
Front 20 feet Front 10 feet
Front if across ROW from R District 50 feet Side 10 feet
Side 20 feet Rear 10 feet
Side if across ROW from R District 40 feet Rear abutting R District 20 feet
Rear without alley abutting I or B District 20 feet Front abutting a County Road 10 feet
Rear if abutting R District 40 feet Side abutting a County Road 5 feet
Height 35 feet Rear abutting a County Road 10 feet
Height if abutting R District 35 feet 250 Square feet maximum. 4 square feet per front foot
of lot plus 1 square foot per foot of side yard abutting
a public right-of-way of 50 feet or more. Least width
of frontage shall be considered front yard
Proposed Zoning: PUD Planed Urban Development: See Proposed Sight Plan for Proposed Setbacks.
ZONING INFORMATION
Areas:
Lot 1, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 2, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 3, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 4, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 5, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 6, Block 1 = 1,282 +/- square feet or 0.03 +/- acres
Lot 7, Block 1 = 1,867 +/- square feet or 0.04 +/- acres
Lot 8, Block 1 = 1,190 +/- square feet or 0.03 +/- acres
Lot 9, Block 1 = 1,056 +/- square feet or 0.03 +/- acres
Lot 1, Block 2 = 1,056 +/- square feet or 0.03 +/- acres
Lot 2, Block 2 = 1,191 +/- square feet or 0.03 +/- acres
Lot 3, Block 2 = 1,753 +/- square feet or 0.04 +/- acres
Lot 4, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 5, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 6, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 7, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 8, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 9, Block 2 = 1,344 +/- square feet or 0.03 +/- acres
Lot 1, Block 3 = 1,555 +/- square feet or 0.04 +/- acres
Lot 2, Block 3 = 1,394 +/- square feet or 0.03 +/- acres
Lot 3, Block 3 = 1,369 +/- square feet or 0.03 +/- acres
Lot 4, Block 3 = 1,266 +/- square feet or 0.03 +/- acres
Lot 5, Block 3 = 1,228 +/- square feet or 0.03 +/- acres
Lot 6, Block 3 = 1,314 +/- square feet or 0.03 +/- acres
Lot 7, Block 3 = 1,398 +/- square feet or 0.03 +/- acres
Lot 1, Block 4 = 1,409 +/- square feet or 0.03 +/- acres
Lot 2, Block 4 = 1,337 +/- square feet or 0.03 +/- acres
Lot 3, Block 4 = 1,306 +/- square feet or 0.03 +/- acres
Lot 4, Block 4 = 1,323 +/- square feet or 0.03 +/- acres
Lot 5, Block 4 = 1,354 +/- square feet or 0.03 +/- acres
Lot 6, Block 4 = 1,375 +/- square feet or 0.03 +/- acres
Lot 7, Block 4 = 1,499 +/- square feet or 0.03 +/- acres
Outlot A = 25,877 +/- square feet or 0.59 +/- acres
Total Property Area = 68,873 +/- square feet or 1.58 +/- acres
SITE DATA
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
CATCH BASIN
CONTOUR
CONCRETE CURBSTORM SEWER
SANITARY SEWER
WATERMAIN
UNDERGROUND ELECTRIC
CONCRETE
ELECTRIC TRANSFORMER
TELEPHONE PEDESTAL
UTILITY PEDESTAL
TELEPHONE MANHOLE
UTILITY MANHOLE
HAND HOLE
SANITARY SEWER SERVICE
GUY WIRE TRAFFIC SIGNAL
RAILROAD TRACKS
OVERHEAD UTILITY
MONITORING WELL
FLARED END SECTION
TOP OF CURB
FOUND 1/2 INCH OPEN IRON
FOUND CAST IRON MONUMENT
PAVERS
TOP NUT HYDRANT
WATER LINECHAIN LINK FENCE
RETAINING WALLSTORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
MONUMENT UNLESS
SANITARY MANHOLE
STORM MANHOLE
CATCH BASIN
STRUCTURE RIM & INVERT
UTILITY VALVE
INFORMATION AS SHOWN ON PLANS
NOT FIELD VERIFIED
ACCESS POST
BENCH
SHOWN OTHERWISE
LEGEND
WATER MANHOLE / WELL
TELEPHONE MANHOLE
HAND HOLE
TREE LINE
DENOTES EXTERIOR EDGE OF
CONTOURS FROM STANTEC
DATED 01/11/2021
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 54850"
MAPPED STORM SEWER
MAPPED SANITARY SEWER
MAPPED WATERMAIN
MAPPED UNDERGROUND FIBER OPTIC
MAPPED UNDERGROUND ELECTRIC
MAPPED UNDERGROUND GAS MAPPED FORCE MAIN
MAPPED UNDERGROUND
TELEPHONE
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Max L. Stanislowski - PLS
48988
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
21503T2
MLS
NJL
MLS
SKS
12/18/23
PRELIMINARY PLAT OF
MILE 14 ON
MINNEHAHA
CREEK
TOWNHOMES
1 OF 1
SITE
12/18/23 SURVEY ISSUED
DRAFT
KNOW ALL PERSONS BY THESE PRESENTS: That Minnehaha Creek Watershed District, a Minnesota Statutes Chapter 103D governmental body, fee owner of the following
described property situated in the County of Hennepin, State of Minnesota, to wit:
Outlot C, MILE 14 ON MINNEHAHA CREEK, Hennepin County, Minnesota.
Has caused the same to be surveyed and platted as MILE 14 ON MINNEHAHA CREEK TOWNHOMES, and does hereby dedicate to the public for public use the drainage and utility
easements as created by this plat.
In witness whereof said Minnehaha Creek Watershed District, a Minnesota Statutes Chapter 103D governmental body, has caused these presents to be signed by its proper officer
this _______ day of _________________________, 20______.
MINNEHAHA CREEK WATERSHED DISTRICT
_________________________________________
JAMES WISKER, DISTRICT ADMINISTRATOR
STATE OF ______________________
COUNTY OF ____________________
This instrument was acknowledged before me this ________ day of _________________________, 20______, by James Wisker, as District Administrator of Minnehaha Creek Watershed
District, a Minnesota Statutes Chapter 103D governmental body, on behalf of the governmental body.
____________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Max L. Stanislowski do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this
plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been,
or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown
and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this ________ day of _________________________, 20______.
______________________________________________
Max L. Stanislowski, Licensed Land Surveyor
Minnesota License No. 48988
STATE OF MINNESOTA
COUNTY OF HENNEPIN
This instrument was acknowledged before me this ________ day of _________________________, 20______,
by Max L. Stanislowski.
______________________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _____________ County, Minnesota
My Commission Expires January 31, 2025
CITY COUNCIL, CITY OF HOPKINS, MINNESOTA
This plat of MILE 14 ON MINNEHAHA CREEK TOWNHOMES was approved and accepted by the City Council of the City of Hopkins, Minnesota, at a regular meeting thereof held
this ________ day of _________________________, 20______, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2.
City Council, City of Hopkins, Minnesota
By: ________________________________________, Mayor By: _________________________________________, Clerk
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this ________ day of _________________________, 20______.
_______________________________________, County Auditor By: ________________________________________, Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________ day of _________________________, 20______.
Chris F. Mavis, County Surveyor By: ________________________________________
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within plat of MILE 14 ON MINNEHAHA CREEK TOWNHOMES was filed in this office this ________ day of _________________________, 20______, at ______
o'clock _____.M.
Amber Bougie, Registrar of Titles By: ________________________________________, Deputy
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of MILE 14 ON MINNEHAHA CREEK TOWNHOMES was recorded in this office this ________ day of _________________________, 20______, at
______ o'clock _____.M.
Amber Bougie, County Recorder By: ________________________________________, Deputy
C.R. DOC. NO. _____________________
R.T. DOC. NO. _____________________
LOUCKS
BEARINGS ARE BASED ON THE SOUTHWEST LINE OF
OUTLOT C, MILE 14 ON MINNEHAHA CREEK, ASSUMED
TO HAVE A BEARING OF N25°36'15"W.
DENOTES FOUND 1/2 INCH X 14 INCH IRON PIPE
MONUMENT, UNLESS OTHERWISE NOTED
DENOTES SET 1/2 INCH X 14 INCH IRON PIPE
MONUMENT, MARKED "LS 48988"
SCALE IN FEET
0
N
30 60
325 Blake Road – Neighborhood Mee�ng Minutes
Date: Tuesday January 16, 2024
5:30-5:40pm Bob Lux (Alatus) gave an overview of the 325 Blake Road development as well as
an overview of other Alatus projects both past and present
5:40-5:50pm Ben Landhauser (Lifestyle Communi�es) gave an overview of their part in the 325
Blake Road project, what Artessa is as a brand, and some of their other projects
5:50-6:00pm Mike Waldo (Ron Clark) spoke about who they are as an organiza�on and their
part in 325 Blake Road
6:00-6:10pm A representa�ve from the MCWD explained their part in the 325 Blake Road
project
6:10pm Mee�ng wrapped up
Atendees: From the neighborhood there were 3 atendees, a single man and a couple. The
man did have any ques�ons or raise any concerns. The couple asked Barret
(Alatus) at the end of the mee�ng why the tower was now 16 stories instead of
14, took a takeaway sheet with the QR code to the city’s development website
and le� the mee�ng. Atendees were asked to sign-in but did not therefore
there is no sign-in sheet to forward.
Misc: A list of upcoming mee�ngs was provided to atendees as well as a take away
sheet that guides them to the city’s development website so they can track the
project ’s progress.