VII.1. Resolutions Approving Planned Unit Development Agreement, PUD Site Plan Review, Preliminary and Final Plat Review for 325 Blake Road; Krzos
CITY OF HOPKINS
City Council Report 2024-014
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: February 13, 2024
Subject: 325 Blake Road – Planned Unit Development Amendment, PUD Site Plan
Review, and Preliminary and Final Plat Review.
_____________________________________________________________________
RECOMMENDED ACTION
A COMBINED MOTION TO:
1) Approve Resolution 2024-007 Approving the Planned Unit Development
amendment and a First Reading of an Ordinance Rezoning property within the
325 Blake Road Redevelopment.
2) Approve Resolution 2024-008 Approving the PUD Site Plan for Site B.
3) Approve Resolution 2024-009 Approving the PUD Site Plan for Site C.
4) Approve Resolution 2024-010 Approving the PUD Site Plan for Site D.
5) Approve Resolution 2024-011 Approving the PUD Site Plan for the Blake Road
Townhomes.
6) Approve Resolution 2024-012 Approving the Preliminary Plat for Mile 14 on
Minnehaha Creek Townhomes.
7) Approve Resolution 2024-013 Approving 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 land use 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.
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,
Planning & Development
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 site-level 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 the site-specific level.
Based on the findings in this report, staff and the Planning and Zoning Commission
recommend approval of these requests subject to the conditions detailed in the attached
resolutions for each respective request. Should the City Council approve the first
reading of the PUD rezoning ordinance, a second reading and authorization to enter
into an amended PUD Agreement will be scheduled for the February 20, 2024 meeting.
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 primarily comprised of 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 require a public hearing, which was conducted by the
Planning and Zoning Commission at their January 23, 2024 meeting. The City published
notice of this public hearing in the official paper and mailed notices directly to 1,151
addresses encompassing all of 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. The City received one comment on this item – an email
from Amy Friesen which is attached to this report. During the presentation of this item to
the City Council Staff will provide an update on any public comments received since the
public hearing.
Planning and Zoning Commission Recommendation
The Planning and Zoning Commission conducted the required public hearing and
reviewed the requests at their January 23, 2024 meeting. No members of the public
spoke during the public hearing. The Planning and Zoning Commission discussed
public safety, sustainability features of the development, and price points of the
residential units. Following discussion, the Commission voted unanimously to
recommend approval of the requests.
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 previously approved PUD overlay and individual site
plans, the required review process follows the procedures of a new PUD request. The
PUD review process includes approval of a PUD overlay rezoning, and a PUD site plan
approval. The PUD overlay establishes an overall zoning plan and 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 modifications to 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 PUD overlay. Site Plan Approval previously granted for sites B, C, and D would be
superseded by the current site plan requests.
In making 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:
Staff conducted an analysis of the proposed master 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 a site level Development
Analysis 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.
The individual site plan narratives and plan documents are linked below:
Narrative, Site Plan, and Architectural Plans for Site B
Narrative, Site Plan, and Architectural Plans for Site C
Narrative, Site Plan, and Architectural Plans for Site D
Narrative, Site Plan, and Architectural Plans for the Townhomes Site
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 applications meet 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 PUD process. A detailed assessment of the four sites against each of the
applicable standards is included in an analysis linked in PUD review criterion c
above. 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.
Proposed Preliminary for Mile 14 on Minnehaha Creek Townhomes
Proposed Final Plat for Mile 14 on Minnehaha Creek Townhomes
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 applications meet 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 motion, vote to approve the planned unit development amendment and first
reading of the rezoning; site plans; and preliminary and final townhome plat for
325 Blake Road.
2. By motion, vote to deny of all or some of the requests for the amended planned
unit development, site plans, and preliminary townhome plat for 325 Blake Road.
Should the City Council 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
• Ordinance 2024-1206
• Resolutions 2024-007, 2024-008, 2024-009, 2024-010, 2024-011, 2024-012, and
2024-013
• Master Development Analysis and Site Level Development Analysis
• Applicant’s Narratives
• Narrative, Site Plan, and Architectural Plans for Site B
• Narrative, Site Plan, and Architectural Plans for Site C
• Narrative, Site Plan, and Architectural Plans for Site D
• Narrative, Site Plan, and Architectural Plans for the Townhomes Site
• Proposed Preliminary for Mile 14 on Minnehaha Creek Townhomes
• Proposed Final Plat for Mile 14 on Minnehaha Creek Townhomes
• Neighborhood Meeting Summary
• 2021 Overall Master Plan
• Public Comment
1
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
ORDINANCE 2024-1206
AN ORDINANCE REZONING THE PROPERTY WITH THE 325 BLAKE ROAD
REDEVELOPMENT (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 TO RX-TOD, RESIDENTIAL-OFFICE MIX TRANSIT
ORIENTED DEVLEOPMENT (TOD) CENTER WITH A PLANNED UNIT
DEVELOPMENT
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the zoning classification of MX-TOD, Mixed-Use Transit-Oriented
Development (TOD) Center with a Planned Unit Development Overlay, upon the
following described premises is hereby repealed, and in lieu thereof, said premises
is hereby zoned RX-TOD, Residential-Office Mix Transit Oriented Development
(TOD) Center with a Planned Unit Development (PUD).
2. The properties to be rezoned, addressed as 325 Blake Road N, 1221 2nd Street
NE, 1222 2nd Street NE, and 1225 2nd Street NE, are 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
First Reading: February 13, 2024
Second Reading: February 20, 2024
Date of Publication: February 29, 2024
Date Ordinance Takes Effect: February 29, 2024
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
RESOLUTION 2024-007
A RESOLUTION APPROVING AN AMENDED PLANNED UNIT DEVELOPMENT
(PUD) DEVELOPMENT PLAN AND APPROVING A FIRST READING OF
ORDINANCE 2024-1206 REZONING PROPERTY WITHIN THE 325 BLAKE ROAD
REDEVELOPMENT FROM MX-TOD, MIXED-USE TRANSIT-ORIENTED
DEVELOPMENT (TOD) CENTER WITH A PLANNED UNIT DEVLOPMENT (PUD) 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
addressed as 325 Blake Road N, 1221 2nd Street NE, 1222 2nd Street NE, and 1225
2nd Street NE 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,
4. That the Hopkins Planning & Zoning Commission review this application
during their January 23, 2024 meeting and recommended approval by the
City Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves a resolution approving an Amended PUD Development Plan
and a first reading of Ordinance 2024-1206 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 work 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 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-008
A RESOLUTION APPROVING THE PUD 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application
during their January 23, 2024 meeting and recommended approval; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves the PUD 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 that this approval supersedes and replaces the
site plan approval granted through Resolution 2021-080.
Adopted this 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-009
A RESOLUTION APPROVING THE PUD 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,
4. That the City of Hopkins Planning & Zoning Commission reviewed this
application during their January 23, 2024 meeting and recommended
approval by the City Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves the PUD 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. 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 that this approval supersedes and replaces the site plan
approval granted through Resolution 2021-081.
Adopted this 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-010
A RESOLUTION APPROVING THE PUD 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application
during their January 23, 2024 meeting and recommended approval by the
City Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves the PUD 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. 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.
4. Modification of driveways to increase fire vehicle access around the building.
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.
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 that this approval supersedes and replaces the site plan
approval granted through Resolution 2021-082.
Adopted this 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-011
A RESOLUTION APPROVING THE PUD SITE PLAN FOR 1225 2ND STREET NE
(BLAKE ROAD TOWNHOMES), 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application at
their January 23, 2024 meeting and recommended approval by the City
Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves the PUD site plan application for 1225 2nd Street NE (Blake
Road Townhomes), 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. 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 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-012
A RESOLUTION APPROVING THE PRELIMINARY PLAT FOR
MILE 14 ON MINNEHAHA 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application at
their January 23, 2024 meeting and recommended approval by the City
Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves 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 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2024-013
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE
FINAL PLAT FOR MILE 14 ON MINNEHAHA 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 this application at their January 23,
2024 and recommended approval by the City Council.
WHEREAS, staff recommended approval of the above stated application based on the
findings outlined in the staff report dated February 13, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins hereby
approves 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 13th day of February 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
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
Edge of waterBIKETRAIL+899'+897'BLAKE ROAD N
LAKE ST
.
NEMinnehahaWETLANDCEDAR
LAKE
r
e
g
i
o
n
a
l
t
r
a
i
l
Creek32 units14´25'-0"24'F
IRE
ACCESS20'-0"Bldg C608 spacesBldg A77 spacesTownhomes garages64 spacesshared Surface parking37 spaces1,323 spaces3-levels podium6 levels + basement Parking countsBldg D441 spacesBldg B96 spacesBldg E - Restaurantsin bldg.D12'-6"1
0
'
-
0
"29'-8"26'-8"1
6
'
-
4
"
4
6
'
-
5
"
110'-7"26'-3"62'-8"6
S
h
o
r
t
T
e
rmBi
k
e
P
a
r
k
8
S
h
o
r
t
T
e
rmBi
k
e
P
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
"26'-4"1
-
s
t
o
r
y
l
e
a
s
i
n
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)
2021 Master Site Plan
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.
2
From: Friesen, Amy H <afriesen@KPMG.com>
Sent: Sunday, January 21, 2024 6:32 PM
To: Ryan Krzos <rkrzos@hopkinsmn.com>
Subject: [EXTERNAL] Blake Road Redevelopment
Hi Ryan,
I got a notification about potential changes to the Blake Road redevelopment. I am unable to attend the Jan. 23rd
hearing. What changes are being proposed? I cannot tell based on the website linked on the notification sent by the
City.
As a bit of background, I have lived on Lake Street for the last 12 years, just a block away from the Blake Road
redevelopment. My primary concerns with this development have always been the high density of the planning, which
in turn (1) increases the traffic flowing directly in front of my house and (2) the need for parking in relation to the
number of buildings proposed.
With the completion of the Chorus building, I have noticed that the building ending up with substantially less parking
than originally proposed. I don’t recall exact numbers, but originally it was something like 150 stalls vs the 75 stalls now.
I believe the issue was due to poor soil not allowing more underground parking. There are already cars being parked
behind the building in the construction zone near the creek, and I have concerns that as the entire area is developed,
that means more cars are going to start parking down Lake St (i.e. in front of my house).
What is the City doing to push the developer to confirm the amount of parking for the other proposed buildings will
actually be available? Since there were already issues with the Chorus building, couldn’t all of the buildings have parking
issues? As a long time resident, I hope the City is considering the impact on the rest of the neighborhood in relation to
this development. I do not want all of the street parking in front of my home (which is a block away from the
development) to be completely taken over by parking for the rental units, and I hope the City is doing what is necessary
to be sensitive to those of us that have lived in this neighborhood for a number of years.
Thanks,
Amy Friesen
Managing Director, Business Tax Services
KPMG LLP | 90 South 7th Street | 4200 Wells Fargo Ctr | Minneapolis, MN 55402
Office (612) 305-5105 | Mobile (507) 822-2218
afriesen@kpmg.com
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