CR 07-004 Site Plan Approval-Excelsior Crossings
C\IY OF
-
December 27,2006
HOPKINS
Council Report 07-4
SITE PLAN APPROVAL - EXCELSIOR CROSSINGS
ProDosed Action
Staff recommends the following motion: Move to adopt Resolution 07-2. approving a site plan
for Buildings A and B (Phase 1 and 2) and Building C (Phase 3) for the Excelsior Crossings
Development.
At the Zoning and Planning meeting Ms. Aristy moved and Mr. Aamess seconded a motion to
adopt Resolution RZ06-38, recommending site plan approval for Buildings A and B (Phase 1
and 2) and Building C (Phase 3) for the Excelsior Crossings Development. The motion was
approved unanimously.
Overview.
Opus Northwest L.L.C. has purchased the former SUPERV ALU North Annex and is in the
processing of razing the building. Opus is proposing to construct an office development. The
development will be three office buildings from 5 to 7 stories. The proposed area is
approximately 740,000 square feet, and construction is planned in three phases. The preliminary
concept was approved earlier this year. There will also be a small retail area on the east side of
the site.
The site was rezoned to an overlay zoning of Planned Unit Development (PUD) with the
approval of a master plan. The PUD zoning allows flexibility with the underlining zoning.
With the rezoning to PUD there is an agreement with specific parameters on how the site will be
developed. This agreement will be amended tonight with the new site plans. It is anticipated
that the site will be developed in three phases. The applicant is requesting site plan approval for
all three buildings.
Primarv Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the redevelopment?
SUDDortin!! Documents.
. Analysis of issues
. Site Plans
. Memo from Mark Koegler
. Memo from Jim Benshoof
. Resolution 07-2
Nancy
Planner
Financial Impact: $ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR07 -4
Page 2
Primarv Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is Business Park. The Comprehensive Plan has designated this site as
Business Park. The proposed use complies with both documents.
What are the specifics of the redevelopment?
PUD Agreement
A PUD agreement has been approved for the Excelsior Crossings proj ect. This agreement
includes a master site plan for the project. The agreement addresses a variety of issues, including
parking, building height, building materials, and site access. In approving this plan the City has
acknowledged that their project will be determined acceptable if it meets the specifics of this
agreement, subject to site plan approval.
Buildings
The development will be oriented to Excelsior Boulevard. There will be a large water feature
surrounded by the three office buildings. The parking area for the buildings will be behind each
building. The parking areas will be connected to each other.
The proposed development will be constructed in phases. It is proposed Building B will start in
the spring of 2007. The construction of Building A is proposed to begin in mid-2009 with
completion in mid-2010. Building C is proposed to be constructed two years following the
completion of Building A.
There will be easements for the common areas, parking, access, etc. for the three buildings.
Exterior
The exterior of the buildings as proposed is a prefinished metal panel, ribbed metal panel and
precast concrete. The glass used will be spandrel and vision glass. The exterior of the parking
ramp will be precast concrete.
Dock Doors
Each building will have a dock area. The dock area will be located on the north side of Building
A, east side of Building B, and north side of Building C.
CR07 -4
Page 3
Trash
The specifics of the trash/garbage have not been determined as of yet. The ordinance requires
that the trash/garbage be screened. If the trash is not stored in the building, any accessory
structure must be compatible with the building material of the principal structure.
Representatives from Opus have said it will be screened and in the dock door area.
Parking
Office use requires one parking space for each 250 square feet. The applicant is proposing
surface, decked and below-grade parking. At various points the parking structure will be two
levels. The required number of total spaces for the office area is approximately 2960. The
preliminary plan indicates 2851 parking spaces for the office buildings. Buildings B and C will
have a below-grade garage for parking. The following is the parking breakdown for the
buildings:
Building A 209,000 square feet 820 parking spaces
Building B 261,000 square feet 965 parking spaces
Building C 270,000 square feet 1066 parking spaces
The retail area that will be approved at a later date has 30 parking spaces.
Traffic/Access
The main access to the site will be from Excelsior Boulevard to J ackson Avenue. This
intersection was improved several years ago with the idea of this site being redeveloped. A
signal light will be added to the new Jackson intersection. There also is a secondary access point
from Second Street. Internally there will be a loop road connecting all of the buildings. The
alley will remain to the west of the industrial uses along J ackson Avenue. A new access from
the alley to Jackson will be constructed just south of the last building. This access with be
platted as a public right-of-way. A traffic study was completed with the master plan and
reviewed again with this proposal. Attached is a memo after from Jim Benshoof regarding the
site plan.
Height
The proposed h~ight of Building A is 5 stories, Building B, 7 stories, and 7 stories for building
C. The seven-story buildings will be approximately 105' in height and the five-story building
will be 77' in height. The maximum height of buildings allowed in the Business Park zoning
district is 80 feet. The PUD overlay zoning allows flexibility in the zoning requirements. The
roof-top mechanical equipment will be screened.
CR07 -4
Page 4
Setbacks
The following are the required and proposed setbacks:
Business Park
ProDosed
Front yard
East side yard
West side yard
Rear yard
Lot Coverage
20 feet
20 feet
20 feet
20 feet
85% maximum
100 feet
10 feet (parking structure)
25 feet (parking structure)
20 feet (parking structure)
Building A - 200,000 sf (coverage: 45.16%)
Building B - 260,000 sf (coverage: 56.65%)
Building C - 270,000 sf (coverage: 69.36%)
Engineering Issues
The Public Works department has reviewed the plans. We recommend adopting our comments
as conditions of approval for the site plan. The following are their comments:
The radius of the intersection of the existing alley on the east side of the project with the
north boundary of the future retail space needs to be increased to allow free movement of
trucks.
The medians at the first intersection west of the Jackson St. entrance need to be adjusted
to accommodate south-bound left turns.
The circle road should be crowned. The current plan shows a straight grade from curb to
curb which can become icy during winter months as snow melts and flows across the
street.
The sanitary sewer connection to the 30" trunk line is very close to the Hwy 169 on
ramp. Construction may require sheet piling to protect the ramp. An inside drop
connection is not allowed. It may be more cost effective to connect at a location further
away from the on ramp even if this means constructing a new manhole or additional pipe
length.
Relocation of the 12" main on the west side of the site will need approval of the Utility
Division. A meeting with the developer's consulting engineer is pending.
All storm sewer pipe located in the right-of-way shall be RCP.
The outlet structure for the regional pond should have additional control for various flow
events. The developer and city will need to meet and discuss.
It appears that the current City of Hopkins standards are included in the detail section of
the plans. All work will need to be accordance with our standard specifications.
Landscaping
There is landscaping throughout the site. In the center of the site is a two plus acre water feature
with four fountains. This water feature is surrounded by walking paths. The site has
landscaping along all the edges of the site. The ordinance requires that the landscaping value is
CR07 -4
Page 5
one percent of the construction value. The proposed landscape plan meets this requirement. The
plan also meets the minimum size for the proposed plantings.
Along with the water feature on the site there are three other ponding areas for storm water
detention.
Fire Marshal
The Fire Marshal has reviewed plans and found them acceptable.
Bituminous Path/Sidewalk
The regional trail will remain on the west side. Opus will provide access to the trail; the actual
points have not been determined. There is an existing sidewalk on Second Street N .E. that will
remain. The interior of the site has sidewalk around the water feature and around the loop road.
There is sidewalk from the site to Second Street and Jackson.
A new trail will be constructed around the regional storm pond on the north side of Second Street
N.E.
Watershed District
The Watershed District will have to approve the proposed development. Any approval is
contingent on the Watershed District approving the development.
Surrounding Uses
The site is surrounded by industrial uses to the east, industrial and residential to the north,
Highway 169 to the west, and Excelsior Boulevard to the south.
· What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development. David Menke, representing Opus
Northwest, appeared before the Commission. Mr. Menke reviewed the site plan with the
Commission. Gene Ernest, the landscape architect for Opus, appeared before the Commission.
Mr. Ernest reviewed the landscaping with the Commission. Mr. Aamess was concerned with the
pond on the south being near the trail. John Dietrich of RLK appeared before the Commission.
Mr. Dietrich stated that there was approximately 10 feet of landscaping before the grade change
for the pond. Jim Benshoof, the City's traffic consultant, appeared before the Commission. Mr.
Benshoof clarified and reviewed his traffic comments with the Commission. At the public
hearing Firmus Opitz of 315 Monroe Avenue appeared. Mr. Opitz was concerned with the
traffic on Second Street.
Alternatives.
1. Approve the site plan. By approving Buildings A and B (phases 1 and 2) and Building C
(phase 3) of the site plan, the applicant will be able to construct the development as proposed.
CR07 -4
Page 6
2. Deny the site plan. By denying Buildings A and B (phases 1 and 2) and Building C (phase 3)
of the site plan, the applicant will not be able to construct the development. If the City
Council considers this alternative, findings will have to be identified that support this
alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
MEMORANDUM
Hoisington Koegler Group Inc.
[;][3
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To:
From:
Subject:
Date:
Nancy Anderson
Mark Koegler, ASLA
Plan Review - Excelsior Crossings
December 18, 2006
We have been asked to provide a general review of the site plan and landscaping plan for the Excelsior
Crossings development proposed by Opus at the intersection of TH 169 and Excelsior Boulevard. Staff is
preparing a separate review that will address specific compliance with the applicable provisions of the
zoning ordinance and PUD/Developlnent Agreement.
Site Plan
The fmal site plan sublnitted by Opus (Sheets A1.0 and A1.1) is largely consistent with the preliminary
plans that were previously submitted to the City. Orientation of the project continues to focus on Excelsior
Boulevard with a central placement of the three office buildings oriented internally on a heavily landscaped
pond and courtyard area. Parking in both surface lots and ramp structures radiates around the buildings on
generally the west, north and east sides. An internal loop circulation drive connects all of the buildings and
parking areas with access points at Jackson Avenue (2) and on the north side along Second Street NE. The
access on Second Street NE is intended to be a secondary means of entering and exiting the site. Entrance
points and general site circulation are again, consistent with earlier plans.
An extensively landscaped pond area sits between the buildings. The area contains Ineandering walks and
points of interest that should be a great amenity for the development and particularly, for workers in the
surrounding office buildings. At a recent meeting, Opus indicated that the ponds would be designed to
retain water. Four fountains will provide added visual interest in the pond areas.
Landscaping Plan
Landscaping improvements for the project are depicted on Sheets L1.0 - L 1.9. The PUD/Development
Agreement has two stipulations regarding landscaping. The overall area dedicated to landscaping (lawn,
boulevards, water features and related items exclusive of the 3 acre open space parcel) is not to be less than
15% of the total surface area of the project. Additionally, the cost of landscaping improvements is required
to be either greater than or equal to 1 % of the project cost. Areas shown for landscaping easily exceed the
15% requirement. It would also appear that the value of the landscaping exceeds 1% of the total project
cost; however, information should be supplied by the developer to verify this assumption.
Overall, the placement of deciduous and coniferous plant materials should do a good job softening the
edges of the parking ramps and surface lots that abut TH 169 and Second Street NE. Street trees along the
edges of the inner drive will enhance the appearance of the internal portions of the site. The expansive
courtyard/pond area is heavily landscaped with meandering walkways and perennial beds which will add
seasonal color and interest.
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 Fx (612) 338-6838 www.hkgLcom
Direct (612) 252-7120 Email mkoegler@hkgi.com
Site Plan and Landscaping Plan Memo
December 18, 2006
Page 2
Plans call for conifers to be eight feet in height and deciduous overstory trees to have a 3~ inch caliper.
Ornamental trees are shown as having a 1 ~ inch caliper. The sizes shown for both the conifers and
overstory trees exceed the City's minitnum standards. The added size of these plants will give the project a
more established look upon initial installation.
There are no materials noted on the landscaping plan for the sidewalk areas surrounding the pond.
Presumably all of the sidewalks are concrete, possibly containing a color additive. The northeast corner of
the courtyard area contains a loop pathway with ag-lime surfacing. The ring of Japanese Tree Lilacs in this
area defines a small perennial garden. Seating areas exist adjacent to the sidewalk around the periphery of
the pond area.
In general, the landscaping plan for Excelsior Crossings is very well done. The quantity and size of the
plant materials and the extensively landscaped center pond area will help define the project as a signature
office location in the City of Hopkins.
..morandum
1800 Pioneer Creek Center, Maple Plain, MN 55359
Phone: 763-479-4200 Fax: 763-479-4242
To: Nancy Anderson, Cit~f Hopkins
From: Jim Benshoof ~~
Date: December 20, 2006
Subject: Review of Site Plan Drawings for Excelsior Crossings Development
Wenck File # 0428-05
As requested by City staff, we have reviewed traffic related aspects of site plan drawings
submitted for the Excelsior Crossings Development. This review has been performed in the
context of our participation,. on behalf of the City, throughout the planning process for this
proposed development. Prior to our review of the site plan drawings, we performed a
comprehensive review of the traffic study report prepared by the RLK firm, as part of the
Alternative Urban Areawide Review for this project.
As the applicant began to prepare site plan drawings, we suggested to staff from the City and
applicant that the following traffic related objectives be addressed:
a) Provide convenient access between all parking areas and the main J ackson Avenue
driveway. This objective is important to help ensure that the vast majority of
development trips use the Jackson A venue access, with a much lesser portion using
the access on 2nd Street N .E.
b) Provide safe and efficient operation within the site at the Jackson Avenue driveway.
This objective is important to ensure high quality operations at this access and to
avoid any significant conflicts near this access location.
c) Provide an understandable traffic system and effective accommodations for visitors,
service vehicles, and emergency vehicles.
d) Provide effective connections to nearby bicycle/pedestrian trails and to bus stops.
e) Minimize vehicle/pedestrian conflicts within the site.
As part of our site plan review, we reviewed the signal justification report prepared by the RLK
fmn regarding potential traffic signal control at the Jackson A venue intersection with the main
site access. From this review, we concur that traffic signal control at this intersection is needed
and justified in conjunction with the initial phase of development (Le. buildings B and C). In this
context, traffic signal control meets the provisions of the Minnesota Manual on Uniform Traffic
Control Devices. We have provided suggestions to staff from the City and applicant regarding
specific lane designations and signal timing parameters to ensure efficient operations and to
avoid the possibility that northbound traffic on Jackson Avenue would back-up to Excelsior
Boulevard.
.
Memorandum to Nancy Anderson, City of Hopkins
Subject: Review of Site Plan Drawings for Excelsior Crossings Development
Page 2 of2
December 20, 2006
On December 5, 2006, we met with staff from the City and applicant to discuss the site plan
drawings and our preliminary traffic related comments. Based on our review and outcomes from
the meeting on December 5, we are confident that the site plan drawings will effectively meet the
traffic related objectives, provided that refinements are incorporated to account for the following
comments we expressed at the meeting on December 5 and shortly thereafter:
a) Provide return circulation or turn-around capabilities for two dead-end parking areas
shown in the southeastern portion of the site - one just east of building C and the
other on the south side of the future retail building.
b) Refine the geometry for the intersection on the main entrance roadway at the
southeast corner of building C to: 1) provide just one lane in each direction on the
north-south roadway on the east side of building C and 2) adjust the ends of the
islands on the main entrance roadway to adequately accommodate left turn
maneuvers at this intersection.
c) Refine the geometry for the intersection in the southwest corner of building A to
provide a striped island on the north side of this intersection. This island is needed to
separate through traffic from left turn movements.
d) Refine the layout and circulation for parking under building C in accordance with the
sketch and comments provided to staff from the City and applicant.
e) Refine provisions for the drop off/pick up areas by the front doors for buildings A, B,
and C, together with the one-way driveways at these locations that enter the
respective parking structures. As shown in the plans we reviewed, we are concerned
about the potential for wrong-way movements and awkward maneuvers. We believe
several options are available to effectively resolve these needs.
CITY OF HOPKINS
Hennepin County, Minnesota
Resolution No. 07-2
A RESOLUTION MAKING FINDINGS OF FACT AND
SITE PLAN APPROVAL FOR BUILDINGS A AND B (pHASE 1 AND 2)
AND BUILDING C (pHASE 3) OF THE EXCELSIOR CROSSINGS
DEVELOPMENT
WHEREAS, application has been made by Opus Northwest, LLC, (Applicant) for
approval of the Site Plans for Buildings A and B (Phase 1 and 2) and Building C (Phase 3) of
the Excelsior Crossings Development;
WHEREAS, the procedural history of the application is as follows:
A. The applicant submitted applications to the City of Hopkins for approval of
the Site Plans for Buildings A and B (Phase 1 and 2) and Building C (Phase
3) of the Development on November 27, 2006. Thereafter, the Site Plans
were reviewed by City staff, and commented upon by City staff, in writing.
B. On December 26, 2006, the Zoning and Planning Commission reviewed the
Site Plans and considered the comments of City staff.
WHEREAS, the City Council of the City of Hopkins, Minnesota, makes the
following findings of fact related to the applications for approval of Site Plans for Buildings
A and B (Phase 1 and 2) and Building C (Phase 3) of the Development:
A. That the proposed Site Plans for Buildings A and B (Phase 1 and 2) and
Building C (Phase 3) of the Development meet the requirements of the
Hopkins City Code related thereto, subject to Applicant's compliance with
the comments and recommendations of City staff and the terms and
conditions stated below.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins, Minnesota, recommends approval of the Site Plans for Buildings A and B (Phase 1
and 2) and Building C (Phase 3) of the Development, subject to and conditioned upon
Applicant's compliance with the following conditions:
1. That the Hopkins City Council approves an amendment to the PUD Zoning
for the Property described in Exhibit A hereto (the Property), allowing the
dimensions and shape of the platted lots delineated in the preliminary Plat of
Excelsior Crossings (Plat) as permitted uses within the PUD Zoning District
established for the Property.
2. Execution and recording of an Amendment to the PUD/Development
Agreement between the City and Applicant as approved by the Hopkins City
Council, and Applicant's compliance with all terms and conditions stated in
such Amendment and in the PUD/Development Agreement.
3. Applicant shall obtain all required Watershed District approvals for the
development of the Property and satisfy all requirements and conditions of
such approvals.
4. Applicant shall comply with and incorporate in the development of the
Property all mitigative measures identified in the updated Alternative Urban
Areawide Review Mitigation Plan dated April 6, 2006, as adopted by the
Hopkins City Council May 16, 2006, and in the December 2006 Update to
the May Updated AUAR for the Excelsior Crossings Development dated
December 1,2006.
5. Applicant shall comply with all of the terms and conditions imposed upon
approval of the preliminary/final plat.
6. All grading, drainage, utility, parking and traffic control plans, storm water
pollution prevention plans, pond construction plans, landscaping plans and
erosion control plans shall be subject to review and approval by the City's
Public Works staff, and Applicant shall comply with or observe any
modifications to such plans requested by the City's Public Works staff.
Included are traffic comments by Jim Benshoof in a memo dated December
20, 2006.
7. Applicant shall obtain all necessary approvals from Hennepin County, the
Minnesota Departments of Natural Resources, MPCA and other
governmental agencies or authorities having jurisdiction over the
development of the Property.
8. Applicant shall dedicate or grant to the City all drainage and utility easements
and rights-of-way determined to be necessary by the City's Public Works
staff.
9. Applicant shall obtain all required demolition permits or other permits for
demolition of the pre-existing structures and improvements on the Property
and shall otherwise comply with the terms and conditions stated in
Applicant's Development Proposal dated May 9, 2006, related to such
demolition.
10. Buildings and structures which cannot support the required level 800 radio
coverage for police and fire shall be equipped with either a radiating cable
system or an internal multiple antenna system with or without FCC type
accepted bi-directional 800 MHz amplification as needed. All costs of
testing, installation, and equipment shall be the responsibility of the
Applicant.
ADOPTED this 2nd day of January 2007.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
L
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PRQF'FATY DFSCRIPTION'
(Per Commercial Partners Title. LLC a. ogent for Lawyers Title Insurance CorporoUon Commitment for Title Inluranes
ruo No. 25871 Third Supplomontol, dotod Auguat 31, 2005)
Tract A:
Lot I. Slac:k I, VALU ADDITION, according to the recarded pial thereof, Hennepin Count)'. Mtnn.soto.
Torrens Propert)'
T orrena Certlficot. No. BO I 994
Tract B:
Porcol I:
Trocta A, Band C, Roglat.r.d land SUI'WlY No. 1465, H.nn.pln County, Mlnn.aata, ...c.pt that partkln 01 Tracta A
and B l)lng South.rty 01 the Northerly right-aI-way 11n. 01 County Road Number 3 aa ducrlb.d In Final Certlficat.
Dacum.nt Number 1584165, and ..capllng lurther tho.. porta 01 aald Tracta A. B and C ahawn aa Parcel NaL 29A.
298, 29C, 290, 29E and 29r an City 01 Hapklna Right 01 Way Plat No. I, Hennapln County, Mlnn.lDta.
Parcel 2:
lata 3, 4, 5, 6, 7, B, 9 and 10, Blaell 13, WEST MINNEAPOliS CENTER, except that part 01 laid Loll 3, 4, 5, 6 and
7 Ihown aa Parcel 348 an City 01 Hopklna Right 01 Way Plot No. I, H.nn.pln County, Minn.aoto.
TotnIlIl Property
Torrenl Certificate No. 1110134
Tract C:
Par'" I:
Lata I and 2. lIIac1c 13, WEST MINNEAPOlIS CENTER, _t that part 01 IOId Loti Ihown 01 Porcel 34C an City of
HopkIna ll''lIht of Way Plot Na. I:
AI 01 -..tecI Narl/l _ Soul/l alley In aald Block 13 lyinV b.t..... tho Wnterly o.tonllon acroll It of th. North
_ 01 _ Lot I _ the SouI/l_orIy .._ _ It 01 the Soul/leaotorty Ilno of IOld lot I:
AI of the Noru.-t _ Soul/lwnt wx:atocl a110)' In Block 13 I,;-g b.tw"" tho Northerly ...t.nalon ocrOIl It 01 tho
EDat lino 01 Lot 2. In aald BlacIc 13 ond 1/10 Wnt Ilno 01 lot 7 In IOId Bloell 13, .....pt that port ahawn oa Parcel
J4C an CIty 01 Hopklna Right of Way Plat No. I.
Porcol 2:
lata 14 and 15 ....pt tho Eaat 16 loot 01 lata 14 and IS, lata 16 through 26, Inclual.., BlacIc 4. WEST
MINNEAPOLIS CENTER, H.nn.pln County. Mlnn.aoto.
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That port 01 wcot.d Monro. Avenu., d.dlcat.d in WEST MINNEAPOUS CENTER, lying balwoon tho W.at.rly o.t.nalon
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Right 01 Way Plat No. I: That part 01 VDcotocl Flrat Stroot North, decllcot.d In WEST MINNEAPOliS CENTER, lying
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EXCELSIOR
CROSSINGS
UlCI10I
HOPKINS, MN
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BUilDING A - 209,000 GSF
Surface 41 0
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3rd level 179
Total Parking 820
820 / 209 = 3.92/1,000 GSF
BUilDING B - 261,000 GSF
Surface 569
2nd level 222
3rd level 174
Total Parking 965
965 / 261 = 3.69/1,000 GSF
BUilDING C - 270,000 GSF
Under Bldg. 58
Surface 392
2nd level 320
3rd level 296
Total Parking 1,066
1066 / 270 = 3.94/1,000 GSF
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11/27/06
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0ESKlN NUllIER
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11/27/06
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DESM:N IIIUIIER
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all rights reserved
Pnpand For
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LClCAlIlN
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expenses arising oul of the unauthoriled use
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· Electronic files may not accurately reflect
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SHEET DESCRIPTION
Cl TITLE SHEET
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C3 EXISTING CONDITIONS & REMOVALS PLAN
C4 SIGN AGE AND DIMENSIONAL SITE PLAN
C5 GRADING PLAN
C6 PAVING PLAN
C7 STORMWA TER POLLUTION PREVENTION PLAN
C8 STORMWA TER POLLUTION PREVENTION DEl AILS
C9 SANITARY jWATER MAIN PLAN
ClO STORM SEWER PLAN
Cll REGIONAL POND CONSTRUCTION PLAN
C12 GENERAL DEl AILS
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SIGNAGE &
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SITE PLAN
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SITE NOTES
CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS
OF EXISTiNG UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO
THE COt.4t.4ENCEt.4ENT Of' SITE GRADING. THE CONTRACTOR
SHALL It.4tJEOIA ITL Y NOTIFY THE ENGINEER Of' DISCREPANCIES
OR VARIATIONS FROM THE PLANS.
SHO~ TO THE FACE Of'
NOITD.
1
T
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SCAlE IN ET
ALL SiGNAGE NOT PROITCTED BY CURB, LOCAITD IN PARKING
LOT OR OTHER PAVED AREAS TO BE PLACED IN SITEL CASiNG,
FILLED WITH CONCREIT AND PAINTED YEUOW. REFER TO
DETAIL
ANY/ALL STOP SIGNS TO INQ.UDE A 24" WIDE PAINTED STOP
BAR, IN 'MillE PAINT, PLACED AT THE STOP SiGN LOCATION, A
tJINIt.4UtJ Of' 4' FROt.I CROSSWALK, IF APPLICABLE. ALL STOP
BARS SHAlL EXITND FROtJ DIRECTIONAL TRANSiTION BETWEEN
LANES TO THE CURB.
REFE TO ARCHIlECTUAL SiTE PLAN FOR DETAILS OF BUILDING
INFO AND SiTE PARCEL DATA.
IN
UNLESS
SIGNAGE & STRIPING NOTES
ALL SlIT SlGNAGE
CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC
ARROWS, AS SHO~, IN WHIIT PAINT.
CONCRETE FOOTING AND
lB' UNLESS
Of' CURB
RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
WITHIN PUBLIC RIGHT OF WAY TO BE B624.
CURB AND GuTTER TO BE B612 UNLESS OTHER.....SE
CONSTRUCITD AT ALL CURB
HANDICAPPED PARKING PROVIDED PER ADA CODE.
CONTRACTOR SHALL PAINT ALL HANDICAPPED STALLS,
HANDICAPPED LOGOS AND CROSS HATCH HANDICAPPED
LOADING AISLES WITH BLUE PAVEMENT tJARKING PAINT, 4
WIDTH.
6" R7-8b
BUILDING DltJENSiONS REFER TO THE OUTSIDE FACE OF
BUILDING UNLESS OTHERWISE NOITO.
90' PARKING STALL
I)
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CURB
BACK
S 9'
BEHIND THE
CONTRACTOR SHALL BE RESPONSIBLE FOR
AND STRIPING AS SHO~ ON THIS PLAN.
PROPOSED
----
----
R5-1
SIGNAGE LEGEND
@ STOP SiGN (24" X 24- Rl-
<Bl HC PARKING - VAN ACCESSIBLE
<0 HC PARKING 12" X 1B- R7-&n)
@ NO PARKING FIRE LANE
() DROP orF AREA - NO PARKING
~ PEDESTRIAN CROSSING
(r
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ALL SiGNAGE SHALL INQ.UDE POST
STEEL CASING 'MiERE REOUIRED.
30
ALL SiGNS TO BE PLACED 1 B
UNLESS OTHER.....SE NOTED.
ALL
PEDESTRIAN RMlPS TO BE
CROSSiNGS OF SIDE WALK.
DO NOT ENITR (30'
ALL DII.IENSiONS ARE
OTHERWISE NOITD.
TYPICAL FUU SIZE
OTHERWISE NOTED.
LEGEND
PRa='[RTT LJt(
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1liE CQIoIMENCEloAENT or $ITE GRAOING THE CONTRACTOR
..",- -.".., .,,,,,, "" [""",,,, " -"..,""
OR VARIAlIOtlS fROM THE pv.NS.
ALL ElCISlING U1I\.11'( LOCAlIONS Sl'Io'M'l ARE APPROlCllAATE.
CONTACT "GoPtiEQ STATE ONE CALL" (65,_454-00(2) fOR
uTIUT"I LOCATIONS. 48 HOURS PRIOR TO EXCAVAlION.
CONTIU.CTOl' SI'IAlL STRIP. STOCKPILE A"'O RE_sPRE"O
SUfflOE"''t ,oPSOIL TO PRO>'/\O( " \AINIIoIUM 4 INOI otp1li
(_",,,,,) 10 "'- """,.EO "[,, 10 " -,0 OR
SEEOEO.
1liE $ITE GRAOING oPERATIONS. 'M"lEN COMPLEiEO. SI'IALL
RESUI.' IN "'-l "REAS BtlNG GRAOEO 10 "PLAN S1.lBGRAOE
ELEVA,ION', 1li15 "PLAN SUBGRAOt ELEVATION" SHALL BE
CONSIS1EN' .TI'I 1l'lE GtOltCHNICAl REPORT rOR BUlLOING
AND p,,\lEMEMl "REAS. 1liE "PLAN SUBGRAOE ELEVATION" IN
THE PARKING lO't AND ORIvE.WA"I AREAS SHAU. BE
OEiERloIlNEO 8"1 CHECKING 1liE PA\lEloIENT SEClION PE'AILS
'"" "'.- " ,,,,,,, ,..,... rOR .00'- ..' "",,,
or VARIOUS p"-\lEIoIENi SECTIONS.
ALL sPOT tI.EV"T\O"'S REPRESENT flNISHEO SURrACE OR
GlJT1ER LINt GQ,,-QtS UNLESS OTHERWISE NOlEO.
HORI!ONT"l SIiE
REfER TO 'Slit pv.N fOR CURRENT
OIloIENSIONS ANO v.'fOU1.
_~G ""...","' """"" " ""'" ...... ~
or I-Ivrt
ToP or SPIKE IN 2ND PowER poLE souTH of 2ND
S1 N.E. ON WEST $IDE or 1ST ...u.E"I WEST or
JIICKSON AVE. S
EI.EVA1\~ ~ 91496 rEEl
ToP NUT or 1ST tiRE. HyORANl WES1 or JAO<SON
"vt. S. ON THt NORiH $lot or EXCEL$lOR BLVD.
tLtVA11~ ~ 925.45 fEET
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ELEVA'IONS SI'IOV<lN ARE BASEl> ON loINOOT BE.NCHIoIARl<S
A2706 "' ,.1'lO 2706 A2
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lOPOCRAPH< ~I(AJA
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EXCELSIOR
CROSSINGS
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GRADING NOTES
CONTRACTOR SHAll FIELD VERIFY lOCATIONS AND HEVA TIONS
OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO
THE COlotlAENCEIolENT OF SITE GRADING. THE CONTRACTOR
SHAll IlAlAED1ATEl Y NOTIFY THE ENGINEER OF DISCREPANCIES
OR VARIA liONS FROIol THE PLANS.
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SUNDE lAND SURVEYiNG.
HWY 169
THE SITE GRADING OPERA liONS. WHEN COMPLETED. SHALL
RESULT IN All AREAS BEING GRADED TO "PLAN SUB GRADE
HEVA TlON" THIS "PLAN SUBGRADE ELEVATION" SHAll BE
CONSlSTENl 'MTH THE GEOTECHNICAL REPORT FOR BUilDING
AND PAVElAENT AREAS. THE "PLAN SUBGRADE ElEVATION" IN
THE PARKING lOT AND DRIVEWAY AREAS SHAU BE
DETERMINED BY CHECKING THE PAVEIolENT SECTION DETAilS
AND REFERRING TO PAVING PLAN FOR lOCATIONS AND 1I1olITS
OF VARIOUS PAVEMENT SECTIONS.
TOP OF SPIKE IN 2ND POWER POLE SOUTH OF 2ND
S1. N.E. ON WEST SIDE OF 1ST AllEY WEST or
JACKSON AVE. S.
[LEVA TlON = 914.96 FEET
lOP NUT OF 1ST FIRE HYDRANT WEST OF JACKSON
AVE. S. ON THE NORTH SIDE OF EXCELSIOR BLVD.
fL( VA TlON = 925.45 FEET
MNDOT
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NORTH
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FOR
CONTRAC10R SHAll STRIP, STOCKPILE AND RE- SPREAD
SUmaENT TOPSOil TO PROVIDE A MINIIolUIol 4 INCH DEPTH
(COIotPACTED) TO All DISTURBED AREAS TO BE SODDED OR
SEEDED.
OR
BENCHMARKS
----
CONTACT .GOPHER STATE ONE CAll" (651-454-0002
UTILITY lOCATIONS. 46 HOURS PRIOR TO EXCAVATION.
All SPOT ELEVATIONS REPRESENT FINISHED SURFACE
GUTTER LINE GRADES UNLESS OTHERWiSE NOTED.
HORI ZONT Al SITE
BENCHMARKS
BM II.) TOP NUT OF 2ND FIRE HYDRANT EAST OF
ON SOUTH SIDE OF 2ND ST. N.E.
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REFER TO SUE PLAN FOR CURRENT
DlIolENSION5 AND LAYOUT.
EXISTING TOPOGRAPHY PROVIDED BY
ElEVA TION:; SHOVoN ARE BASED ON
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, OPUS.
Opus Architects &
Engineers, Inc.
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6110 Blue (:u-dc D~. ~uitc teN)
Nmnemnb.. MN 55343
Phone 952 9J3. Q9i2 Fa. 925 933 119
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ISSllEIIttllOII
11/27/06 -
SITE PLAN REVIEW
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CJ . Ernn mDJ oct" in the transmission of
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Z responsible for DnJ' cIoms. darnoqes 01
I!lIptfISeSllI'iUlgoutollbtllNll4horizedua
or .. ~tton canIained .. eledrDnic
0 Dos.
. Dedrane mes ..., not oc<urolel)o rellOCl
the r.nal os-bu.1l cDnCStions. It IS thlo
Z respon5l""" Df the- user to verify oJ
lapul$. dimensions and other ,etatacl
W --
. This document me, not be- used or
c.. copied .ithout prior .ritten consent.
II .. rigIols ..........
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a , OPUJS.
I- Opus Northwesl
Construction l LC.
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r! I'lIO.UT
I- EXCELSIOR
en CROSSINGS
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a IClCAlUl
a HOPKINS. !IN
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STORMWA TER
a POLLUTION
LL PREVENTION DETAilS
I- C81
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INSPECTION AND RECORD
RETENTION
lHE SWPPP. ALl OlANGES TO IT, AlII) IHSPEcnONS AND IIA1NlENANCE
RECORDS IIUST BE KEPT .o.r THE SITE OURING CONSTRUcnorc BY THE
PERMITTEE WHO HAS OPERAnorcAL CONTROl. CF lHE PORnON CF 1HE
SITE. AlL OWNERS IIUST KEEP THE s.-pp ON FIlE FOR THREE YEARS
AFTER lHE S\JBIIITTAL CF THE NOlICE or TERIIINAnON. INQ.UDING THE
FOLLOWING INFDRIIA nON<
lHE PERIIITTEE IIUST IIIPLEIIENT THE SWPPP AND INSTALL BlIP'S
IDENTIFIED IN lHE SWPPP IN AN APPROPRIATE AND FUNcnONAL
IIANNER.
JIDm!
:n.!j~ ot&~ri~ ~;.:JlZE SlICR ~
~1~'tS ;:.r=T~~L~:i ~~ _\'OOT
,. ANY OTHER PERIIITS REQUIRED FOR THE PRCl.f:CT.
2. RECORDS CF ALL IN5PEcnON AlII) IIA1NTENANCE CONllUC1ED
DURING CONSTRUCnON.
J. ALl PERMANENT OPERAlJON AlII) IIA1NTENANCE AGREEIIENTS
lHAT HAIlE BEEN IIIPLEllENTED. INO.UOING AlL RIGHT CF WAY.
CONTRACTS. COIIENANTS. AlII) OlllER BINDING REOUlREIIElITS
REGARDING PERPETUAL IIA1NTENANCE.
.. ALL REOUIRED CALCULA nONS FOR DESIGN CF THE TEIlPORARY
AlII) PERIIANENT STDRII WATER IIANAGEIlENT SYSTEIIS.
THE PER\IlTTEE IlUST RW1INEL Y INSPECT THE SITE ONCE EllERY 7 DAYS
DURING AC1I\IE CONSlRUClKlN AlII) WITHIN 24 HOURS AFTER A RAINFALl
EVENl GREATER lHAN D.~ 1N000S IN 24 HOURS.
AlL INSPEcnONS AlII) IIA1NTENANCE CONDUCTEO ~G CONSlRUcnON
IIUST BE RECORDED IN WRITING AlII) RETAINED IIlH THE SWPPP.
THE LOCA nON OF AREAS NOT TO BE DISTURBED MUST BI
DELINEATED ON lHE SITE BEFORE DEIlELOPIIENT BEGINS.
AlL EXPOSED AREAS WllH A CONnNUOUS POSInllE SLOPE WllHlN
2110 FEET OF A SURFACE WATER IIUSl HAIlE TEIIPORARY EROSION
PROTECTION OR PERIIANENT COlIER FOR lHE EXPOSED SOIL AREA.
YEAR ROUND. WITH THE fOLLOWING IIAXlIlUII nllES AND AREA CAN
RElIAIN OPEN< WHEN lHE AREA IS NOT ACn\lE1. Y BEING WORKED:
1. SLOPES STEEPER lHAN 3: 1 (7 DAYS).
2. SLOPES CF lD:\ TO 3:1 (14 DAYS)
J. SLOPES CF lD: 1 OR FLATTER (21 DAYS).
RESPONSIBILITIES
lHE PROPERTY OYlNER OR CONTRACTOR IIUST SUBIIIT A COIIPLETED
NPDES APPUCAnON FORII WllH lHE S<4OO APPuCAnON FEE.
lHE OWNER AND OPERATOR (USUALLY THE GENERAL CONTRACTOR)
ARE JOINlL Y RESPONSIBLE FOR ALL TERIIS AND CONDlnONS OF lHE
PERlIl1.
PROPERTY OWNER OR CONTRACTOR TO SUBIIIT NPDES NOllCE CF
INTENT PERIIIT 7 DAYS PRIOR TO lHE BEGINNING OF CONSTRucnON.
CONTRACTOR 10 SUBIIIT NPDES NOTICE OF TERIIINA nON TO IIPCA
WllHlN ONE WEEK CF nNAL RESTORA11ON ACCEPTANCE.
CONTRAClOR TO 1I0N11OR AND REPORT ON STORII WATER
IIANAGEIIENT REOUIRElIENTS PER lIPCA.
I
lHE OTY WILL INSPECT SILl FENCE PRIOR TO ANY LAND
AL TERA nON. AlL SILT FENCE SHALl BE CONSlRUCTED WllH WOOD
OR STEEL POSTS (SEE DETAIL).
FOR STORlI WATER DISCHARGES FRDlI CONSTRUcnON PRO.ECTS
WHERE lHE OWNER OR OPERATOR OlANGES. THE NEW OWNER OR
OPERATOR IIUST SUBIIIT A SUBlllI/lSlON REGlSTRA nON WITHIN SEllEN
(7) DAYS CF ANY CF lHE FOLLOWING:
T. ASSUIIING OPERA nONAL CONTROL OF lHE SITE.
2. CDlIIIENONG WORK ON THEIR PORnON CF lHE SITE.
J. LEGAl. TRANSFER. SALE OR Q.OSlNG ON THE PROPERTY.
iitvl5tll1
t-ot
ii='ii':"'ii
OGN-7
STANDARD DETAILS
ROCK ENTRANCE TO CONSTRUCTION SITE
CITY OF HOPKINS
..... '"
IIIIIIlJ
1. 'M . .... 18(ICM ..oc 1tC tII1DUD FElICE. Uti!.
t. DltI1C .... rets IIAD ftlI. CRIUC Id' JJC ODIWfLL Sloe IF 11C 1REJOI'..
). ... .oe.. 10 1ElllEP1" CIUI1'Y COIIlRV'AlI. DI51lttCr UlDSIIIlt .... SlDIIiIEWJ
co.-. ...... WIJIE .oR 111$1 IE: A ...1_ CIF r ItI1'O IIC. GIIUO .... lei
_ ....- MOIll ,. .IGIIUL ...... IGIIf'Aa..
.... La' WI IlL' FDICl CII bit: UPMIU. SIDE aGe M f'DItE'LIRE. .., 11m "ILl..
a. __..".". sPMSD .. 10 . fHY WMT IF _1I11t ICSW IS tat usa
" ..... till ,..Ie.. II' ... IESlIt IS U5D 1'0 ,..,.., N ,,,,Ie snn.
..,. ..... PACO aft 10 . fEEl _1IfI.
... ...... ....,.IJIC'Z ~ID ~ IS ur-'ISllDt.
RECORDS SHOUlD INQ.UDE:
\. DATE AND 1lIIE CF INSPECnorcs.
2. NAIlE CF PERSON CONOUCllNG INSPEClJON.
J. FINDING or INSPECnON INQ.UIlING CORREcnllE AC1ION.
DETAILS OF CDRREcnllE ACTION (DATE. 1IIIE. PARTY
COlIPlEnNG IIA1NTENANCE)
4. DATE AND AIIOUNl CF RAINFALl GREATER
lHAN O.S 1N000S IN 24 HOURS.
5. DOCUMENTAllON CF OlANGES TO SWPPP.
IN AREAS CF PRCl.f:CT WHERE ANAL sTABlUzAnorc IS COoIPI..ETE.
INSPECnONS CAN BE REDUCED TO ONCE A IIONlH.
INSPEClIONS CAN BE SUSPENDED DUE TO FROZEN GROUND CONOInONS
UNTIL FIRST RUNOFF OCCURS OR CONSTRUCnON ACnl/lllES RE5UIIE.
NOTICE OF TERMINATION
PERIIITTEES IIUST SUBl/IT A NOllCE or TERlllNAlJON (NOT) WITHIN 30
DAYS IF ONE OR IIORE CF THE FOllOWING CONDITIONS HAIlE BEEN MET:
1. fINAL STAIlIUZAnON HAS BEEN ACHIEIlED ON ALl PORTIONS CF
lHE SITE FOR WHlOl PERIIITTEE IS RESPONSIBlE. INQ.UDING
lHE IlOIOVAL CF ALl TEllPORARY IIEASURES SUOl AS SIll
FENCE.
%. ANOlHER OWNER HAS ASSUIIED CONlRllL OIlER ALL PORTIONS
CF THE SITE lHAT HAIlE NOT AOlIEVEIl FINAL STAIIIlIZAllON.
J. IN 1HE CASE or RESlDENllAL CONSTRUcnON. TEIIPORAIlY
EROSION PROTEcnllN AlII) DOWN GRADlENl PERIMETER CONlRllL
FOR INDlI/lDUAL LOTS HAS BEEN CClllPU:TED AlII) THE
RESIDENCE HAS BEEN TRANSFERRED 10 1H[ _EOWNER.
AlL EROSION CONTROL IIEASURES IIUST BE INSTALLED AND
IIA1NTAlNED ACCORDING 10 THE DETAILS INQ.UDED IN lHE
CONSTRUcnON DOCUIIENTS. ALL SILT MUST BE REIIOVEO FROU
SIlT FENCE WHEN IT REAOlES A HEIGHT EOUAL TO ONE-THIRD CF
lHE HEIGHl CF lHE SILl fENCE. lHE CONTRACTOR IIUST PERFORII
ANY CORRECTJ\IE IIEASURES ORDERED BY lHE OTY, LOCAL
COIlERNlIENT UNIT, OR IIPCA WITHIN 2. HOURS OF SUOl NOnCE.
THE CONTRACTOR SHAlL ALSO PLACE ANY ADOITIONAL EROSION
CONTROL IlEASURES DEEIIED NECESSARY BY lHE OTY OR IIPCA
WITHIN 24 HOURS or NOnCE. AlL IlEASURES IIUST BE REPLACED
OR REPAIRED WllH lHE APPROVAL CF OTY. AND MPCA. WHEN
lHEY BECOIIE NONFUNCnONAL.
lHE OYlNER IIUST IDEN11FY A PERSON KNOWlEDGEABLE AND
EXPERIENCED IN THE APPLICA liON OF EROSION PREVENTION AND
SEDIIIENT CONTROL BIIP.S WHO WILl;
I. OVERSEE THE IIIPLEMENTA nON or lHE SWPPP
2. OIlERSEE lHE INST AlLA lION, INSPEcnON AND IIA1NTENANCE
CF EROSION PREVENnON AND SEDIMENT CONTROL BIIP'S
BEFORE AND DURING CONSlRUcnON.
ORANGE POI. Y SNOW FENONG IIUSl BE PLACED AROUND AlL
NATURAL FEATURES lHAT ARE TO BE PRESERVED. THIS INQ.UDES
ALl TREES. WElLANDS. SLOPES. ETC. IN LOCA nONS WHERE
PlACEIIENT CF PROTEcnON FENONG COINODES WITH lHE
PlACElIENl CF SILT FENCE. lHE TOP PORnON CF lHE SILT FENCE
IIAY BE PAINTED ORANGE AND CAUnON RIBBON IIAY BE INSTALLED
IN ACCORDANCE WllH THE DETAIL PROVIDED IN THE CONSlRucnON
SPEOFlCA nON. RIBBON IIUSl BE IIA1NT AlNED AT ALL TillES IF THIS
AL lERNAnllE IS TO BE USED.
CONTRACTOR 5HAU. BE RESPONSIBLE FOR KEEPING EXISTING PAII!:D
SURFACES a.EAN CF SEDIIIENT BY STREET SWEEPING ROADWAYS
WHEN A SlGNlnCANT ACCuIlULA nON OF SEDllIENl OCCURS ON
THESE SURf ACES. ANY SEDIIIENT TRACKED CFF - SITE IS 10 BE
REMOVED WllHlN 24 HOURS. SWEEPING IIUST ALSO OCCUR WHEN
DIRECTED BY lHE OTY.
CONTAC'
PHONE
lHE OWNER IIUST IDENnFY WHO WILL HAIlE lHE LONG TERII
RESPONSIBILITY FOR LONG 1ERII OPERA nON AND IIA1NTENANCE CF
lHE PERIIANENT STORII WATER IIANAGEIIENT SYSlElI AND DEVELOP
A OlAlN CF RESPONSIBILITY WITH ALL OPERA TORS ON lHE SITE TO
ENSURE THAT THE SWPPP WILL BE IMPLEMENTED AND STAY IN
EFFECT UN11l FINAL STAllIUZAnON AND SUBlIllTAL Of THE NOT.
PERIIITTEE IIUST ENSURE FINAL STABlUZAlJON CF lHE SITE AlII) SUBlolIT
lHE NOT WllHIN 30 DAYS CF FINAL STAlllUZAnON.
FIr.AL STABllIZA liON CAN BE AOIIEVEIl IN 1HE FOLLOWING WAY:
1. ALl SOIl DISTURBING ACnl/lllES ARE COIIPlE1E AlII) A
UNIFORlI PERENNIAL IlEGETAnllE COlIER WllH A DENSITY CF 70S
OVER lHE ENTIRE PERI/lOOS SURF ACE HAS BEEN AOtIEIIED
INQ.UDING:
- STABIlIZA nON or DlTOtES AlII) SWAlES.
-REIIOVAL or ALl TEllPORARY S\'NTHEnc AND SlRUCTURAL
BIIP's.
-REIIOVAL CF SEDIMENTS FROII SlORM WATER CONVEYANCES
AND PERIIANENT WATER OUAUTY BASINS.
FOR RESlDENnAL DEIlELllPIIENTS. FINAl. STAlllLIZA lION HAS
BEEN AOtlEIlED MIEN:
- TElIPORARY EROSION PROTEClJON AND DOWN GRADIENT
PERIMETER CONlROL FOR INllI1IlDUAL LOTS HAIlE BEEN
CDlIPI.E1ED.
-lHE RESIDENCE HAS BEEN TRANSFERRED TO THE
HDlIEOWNER. THE PERIIITTEE IlUST DlS~TE THE IIPCA
'HCIIIEOWNER FACl SHEEr TO THE HlIIIEOWNER.
lHE CONTRACTOR IS TO PlACE A THREE fOOT WIDE STRIP CF SOlI
BEHIND lHE CURB FOlLOWING BACKFILLING TO PREIlENT EROSION IN
lHlS AREA.
lHlS
INnLTRAnON/fILTRAnON SYSTEIIS SHOUlO NOT BE EXCAVATED TO
FINAL GRADE UNnL THE CONTRlBUnNG DRAINAGE AREA HAS BEEN
RJlL Y STAIlllIZED.
CONTRACTOR TO PROVIDE SIll FENCE PROTEcnON AT ALL CA lOt
BASIN INLETS (SEE DETAIL).
EROSION CONTROL BLANKEl SHALL BE INSTAlLED ON ALL SlOPES
3:.1 OR STEEPER.
TEIIPORARY AND PERIIANENT SEDlIIENTATION BASINS lIUST BE
DRAINED AND SEDIIIENT REIIOVED ONCE lHE SEDlIIENT COLLECTED
REAOlES ONE-lHIRD lHE STORAGE VOLUIIE WllHlN 72 HOURS. AS
FIELD CONDITIONS ALLOW.
AlL SEDlIIENl DEPOSI1S WllHIN SURFACE WATERS IIUST BE
REIIOVED AND RESTABlUZED WITHIN 7 DAYS CF DISCOIlERY.
INClUDES DELTAS AND STORII SEWER SEDIIIENT DEPOSITS.
CONTACT
PHONE
REQUIREMENTS
THE PERllJTTEE lIUST ......END lHE SWPPP AS NECESSARY 10
INQ.UDE ADDlnONAL REOUIREMENTS. SUOl AS ADDlnONAL OR
IIOOIFlED BlIP's, DESIGNED TO CORRECl PROBlEIIS IDENTIFIED OR
ADDRESS SlTUA nONS WHENEIlER:
\. lHERE IS A OlANGE IN DESIGN. CONSTRUCTION. OPERA nON
OR IIA1NTENANCE.
2. WEAlHER OR SEASONAL CONDlllONS THAI HAil!: SIGNIFICANT
EFFECT ON DISOlARGE.
3. INSPEcnON OR INllES11GAnON BY SITE OPERATORS. LOCAL.
STATE. OR FEDERAL OFFIOALS INDICATE THE SWPPP IS NOT
EFFEC1I\IE. .
4. lHE SWPPP IS NOl AOtIEI/lNG lHE GENERAL OB.ECnVES OF
CONTROlUNG POllUTANTS OR THE SWPPP IS NOT CONSlSTENl
WllH lHE TERUS AND CONDITIONS CF lHlS PERIIIT.
5. THE IIPCA DE1ERIIINES lHAT DISCHARGE III. Y CAUSE OR
CONTRIBUTE TO NON-A11A1N11ENT CF ANY APPliCABLE WATER
OUAl.ITY STANDARD OR THE SWPPP DOES NOT INCORPORATE
THE REOUIREllENTS RELATED TO AN APPROVED 10TAL IIAXlIIUII
DAILY LOAD (TIIDL): lHE RllNCFF FRDlI lHE SITE DISCHARGES
TO AN IIoIPAlRED WATER WHlOl HAS AN APPROIIED TIIDl AND
HAS NOl BEEN PROPERLY DE1A1LEO IN THE SWPPP.
SEQUENCE OF CONSTRUCTION
(RECOIIlIENDEO SEQUENCE - CONTRACTOR 10 DE TERIIIN[ FINAL SEOUENCE.)
CONTRACTOR TO VERIFY lHAl ALL PERIIIIS HAIlE BEEN OBTAINED.
CONTRACTOR TO SOlEOUlE FIELD IlEETlNG WllH OTY OR LGU
AND/OR WATERSHED.
DURING EXCAVA nON. SEDIIIENT AND EROSION CONTROL DEI/lCES
SHOULD BE U11LIZED TO PREIlENT SEDllIENTAnON AND lHE AREA
IIUST BE STAKED OFF AND IIARKED SO lHAT HEAVY
CONSTRUCTION EOUIPIIENT WILL NOT CDlIPACT lHE SOIL.
ALL INFlL TRA liON AREAS IIUST BE INSPECTED TO ENSURE THAT NO
SEDIIIENT FRDlI ONGOING CONSTRucnON IS REAOllNG lHE
INFIL TRA liON AREA.
SlORII WATER PONDS. SEDllIENT BARRIERS AND OTHER IIEASURES
INTENDED 10 TRAP SEDIIIENT ON-SITE WILL BE CONSlRUCTED AS
A FIRST STEP IN GRADING. AND WILL BE IIADE FUNcnONAl
BEFORE lAND DIS1URBANCE TAKES PlACE UPSLOPE. EARTHEN
STRUCTURES SUOl AS D......S. DIKES AND DlIlERSlllNS IIUST BE
SEEDED AND IIULOtED WllHlN 48 HOURS CF INS1ALLA liON.
unuTY AlII) PAI/lNG WORK WILL CDlIlIENCE UPON COIIPLETlON CF
THE GRADING OPERAnONs. AlL EROSION CONTROl. IIEASURES AND
PROTEcnllE FENONG IIUST BE INSTALLED AND INSPECTED BY lHE
OTY OR LOCAl. GOVERNIIENT UNIT PRIOR TO BEGINNING CF ANY
GRADING.
Al:.vJ5tDt
9-Ol
I~
DGN-5
STANDARD DETAilS
SILT F~HCE DETAIL
CITY Of HOPKINS
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=1 GRADING I r--. -~ l I~ GRADING ,;---
GRD-18 2r 1"""-'SAFt SEllIwEHT RI.X.::sa GRD.1'" 'NfllASAr[ 2" . J' DEIIRlS I RLK -~
CONlRCX.. 8~R-DG . - ---. ~ a · CCUECDON DE\tCt -- .n
FOR USE ..1M OITCH CRAT[' alLET CAS11NCS '~ .... ....-.. .......J --
CONTRACTOR TO INSTALl ALL PERIMETER SEDIllENT CONlRDL
DEI/lCES, CONSlRUClJON ENTRANCES, AND PROTECnllE FENONG
FOR TREES. DITCHES. AlII) EXl5nNG WATER BODIES AND AREAS TO
REIIAIN UNDISTURBED.
CONTRAC1OR TO CONSlRUCT STORM WATER AND/OR 1OIPORARY
SEDIMENTA liON BASINS.
CONTRACTOR TO CONTACT OTY OR lGU NfO/OR WA1[RSHED FOR
APPROVAL CF SEDlllENT CONTROL DEI/lCES.
CONTRAClOR 10 RWGH GRADE SITE AlII) INSIALl U1IlInEs.
CONTRACTOR 10 INSTALl TElIPORAIlY EROSION CONlROL DEI/lCES
AS NtCESSARY. CONTRACTOR 10 All TE..-oAARY SEIlIUENTAnorc
IASlNS. CQlIPAcnNG 10 SPEOFIED DENSlT1l:S. REllOIIE ALl
UNSUITABLE SEDIIoIENT PER RECOIIIIENDAlJON CF GEOTEOtHICAL
ENGINEER.
2.
J.
4.
~-
I.
7.
SEDIIIENT CONTROL DEI/lCES IIUST BE USED TO MINllIlZE SEDIMEN
ENTERING SURFACE WATER, INQ.UDING CURB ANO GuTTER AND
STORII SEWER INLETS.
HE
1IIIlNG AND INSTAlLAnON CF SEDlIIENT CONTROL DEI/lCES CAN BE
ADJUSTED TO ACCOlllIllllATE SHORT TERM ACTlI/lTIES SUOl AS
ClEARING AND GRUBBING.
ALl STORII DRAIN INLETS IIUST BE PROTECTED WITH BliP'S
ROCK CONSTRUCTION ENTRANCES OR EOUIVALENT SYSTEII IIUST BE
USED 10 IIlNIIlIZE TRACKING FRDlI SITE.
If lHE DOYoN GRAIlIENl TREA TIolENI SYSTEII
SWPPP IIUSl BE AMENDED..
ALL DOWN GRA!lJENT PERIIIETER SEDllIENl CONTROLS SHOULD BE
IN PLACE BEfORE ANY uP GRADIENT DISlRURBANCE BEGINS, AND
IIA1NTAlNED UNnL FINAL STAlIIlIZAnON.
OVER LOADED.
IS
RESPREAD TOPSOIL AND ES1ABlISH TURF ON ALL ROUGH GRADED
AREAS OTHER THAN lHOSE DESIGNATED FOR PADS. BlTUIIINOUS,
AND CONCRETE WITHIN 4B HOURS AFTER COIIPlEllON CF EARTH
1I01/lNG.
GENERAL AREA SEED 1I1X: IINDOl SPEC. 3876.2 1I1XTURE 1308.
IIULOt: lINDOT TYPE \ DISC ANOtORED, 2 TONS PER ACRE.
FER1ILJZER: CDlIIIEROAL 10/10/10 (PHOSPHATE lIl1lTED TO NO
IIORE lHAN 400 LBS. PER ACRE)
AND
CONTRACTOR 10 FORlIULATE A PLAN TO ADDRESS ANY
ACOOENTAL DISCHARGE CF POlLUTANTS OR POTENTIALLY
HAZARDOUS IIA TERlAlS. THIS PlAN SHOULD INQ.UDE
CONTAlNIIENT, CONTRACnNG CF LOCAL AND STATE AGENCIES.
IIlnG4l1ON AND IlISPOSAL.
RESPREAD TOPSOIL AlII) ESTABLISH TURF ON ALL nNAL GRADED
AREAS W1lHIN 72 HOURS AFTER COIIPLETION OF FINAL GRADING
GENERAL AREA SEED 1I1X: IINOOT SPEC. 3876.2 IIIXTURE SOB.
IIULOt: IINDOl TYPE 1 DISC ANOlOREO, 2 TONS PER ACRE
FERnllZER: CDlIlIEROAL 10/10/tO (PHOSPHATE lIl1lTED TO NO
IIORE lHAN 4110 LBS/AC)
CONTRACTOR TO DISPOSE OF AlL TRASH AND POTENTIAllY
HAZARDOUS IIATERIALS IN ACCORDANCE WITH LOCAL. STATE.
FEDERAL STANDARDS.
CONTRACTOR 10 INSTALl SUBBASE AND IlASI: fOR PAVEIoIENT.
CONTlIACTOR 10 INSTALl B1TUlIINOUS SUM Aa.
CONTlIACTOR TO INSTALl EROSION CONlRllL 8l._ETS WITH
PC""ANENT SEED I0Il](.
ONCI: AU. DISTURBED AREAS HAIlE BEEN STAlllLIZ'ED, OBTAIN
"""'OVAL FRDlI THE OTY ENGINEER ANO WITHIN TWO WEEKS CF
rlNAL STABltlZA norc.
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I.
ID.
I.
DEWATERING Acnl/lnES THAT IIAY HAIlE SEDIMENT-LADEN
DISCHARGE IIUSl DlSOIARGE INTO A IEIIPORARY OR PERIIANEN
SEDIIIENTA1ION BASIN WHEN POSSIBLE. OlHERWlSE IT IIUST BE
DISCHARGED THROUGH SOliE fORII CF BliP.
HAVE APPROVED ENERGY
lHE CONTRACTOR SHALL COMPlETELY REMOVE ALL TEIlPORARY
EROSION AND SEIlIIIENT CONTROl IIEASURES UPON ES1ABlISHlIENI
or FINAL IIEASURES AND SITE STABILlZAnON CONTRACTOR SHALL
OllEREXCAVA1E TElIPORARY SEDllIENl POND 8011011 IF POOR
SUBSOILS BECOME SA TURA TED AND REPLACE WITH COIlPACTED FILL
MATERIAL PER REOUIREMENTS OF GEOTEOlNICAL REPORT.
ALL OUTfLOWS FRDlI BIIP.S MUS
DISSIPATION SUOl AS RIP RAP.
IIA1NTAlN ALL EROSION CONTROL ITEIIS. ROIOIIE ACCUIIULATED
SEDIMENTS. Q.EAN UP IIUD TRACKED FRDlI lHE SITE ON 10
ADJACENT STREETS. AlII) CONTROL OUSl (PER IINDOT SPEC 2130
AS NECESSARY TO ELllIlNA TE SlGNlnCANT DUST PER
REOUIREIIENTS OF ENGINEER. O""'ER, AND/OR OTY, UNTIl. suOt
TIllE AS lHE ENGINEER HAS ACCEPTED lHE WORK.
CONTROL IXI/lCES IITHIN lWO
nNAL
30 DAYS CF
CONTRACTOR TO REIIOVE SEDIIoIEN
WEEKS CF APPROVAL
IUIUII NOTICE OF TER....NA nON WllHlN
SIA11l.IZAnON.
12.
13.
TEIIPORARY SlOCKPIlES IIAY BE LEn ON THE SITE FOR USE IN
BACKRll REPLENISHMENT. STOCKPIlES IIUST HAVE SILT FENCE
OR OlHER EFFECTIVE BIIP"S TO CONTROL RUNOFF. STOCKPILES
CANNOT BE PLACED IN SURFACE WATER CONII!:YANCE OEI/lCl:S
(CURB AND GUTTER, SWALES OR DITOlES). TOPSOIL W1U BE
RESPREAD PROGRESSIVELY AS lHE GRAIlING WORK CONTINUES- IF
STOCKPILES ARE 10 RElIAIN FOR IIORE lHAN 60 DAYS.
TEMPORARY SEEDING IIUST BE PLACED.
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Z CROSSINGS
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() HOPKINS. PolK
fY HEr 1IIl1
o SANITARYSEWERI
U. WATER MAIN PLAN
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11/27/06
SITE PlAN
LEGEND ~ ~
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r_'LH: --------- ---------
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FIBER CP1IC' 'IELEPHGNE -lID - - RI-
POIIlR PIll! .... ....
UTILITY NOTES
CONTRACTOR SHAlL nELD VERIfY lOCATIONS AND ELEVATIONS
OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO
lHE COMMENCEMENT OF SITE GRADING. THE CONlRACTOR
SHAll IMMEDIATELY NOTIry THE ENGINEER OF DISCREPANCIES
OR VARIAllONS mOM THE PLANS.
All EXISTING UTIUTY LOCATIONS SHO\\IN ARE APPROXIMATE.
CONTACT "GOPHER STATE ONE CAlL" (651-454-0002) rOR
UTILITY lOCATIONS. 48 HOURS PRIOR TO EXCAVATION.
WATER MAIN. SANITARY SEWER'" STORM SEWER CONSTRUCTION
SHAlL CONrORM TO THE CURRENT EDITION or 'STANDARD
SPEOnCA llONS rOR WATER MAIN AND SER\IICE UN(
INSTAllATION AND SANITARY SE~ AND STORM SEWER
INSTAlLATION" AS PREPARED BY THE OTY ENGINEERS
ASSOOATlON OF MINNESOTA.
CATOt BASINS AND MANHOlES IN PAVED AREAS SHAll BE
SUMPED 0.04 rEET. All CA TOt BASINS IN GUTTERS SHAlL BE
SUMPED 0.15 rEET PER DETAILS. RIM ELEVATIONS SHO\\IN ON
THIS PlAN DO NOT REf'lECT SUMPED ELEVATIONS.
ER TO SITE PlAN rOR CURRENT HORIZONTAl DIMENSIONS
I LAYOUT.
WATER PIPE TO BE DUCTILE IRON PIPE (D.LP.) Q.ASS 52
ESS OlHERWISE NOTED.
nRE HYDRANTS SHAll BE LOCATED 5 rEEl BEHIND BAO<
CURB UNlESS OTHERWISE NOTED.
2.5'
10
169
TOP or SPIKE IN 2ND POWER POLE SOUTH or 2ND
ST. N.E. ON WEST SIDE OF 1ST ALLEY WEST OF
JAO<SON AVE. S.
ELEVATION = 914.96 rEET
TOP NUT or 1ST nRE HYDRANT WEST OF JAO<SON
AVE. S. ON THE NORTH SIDE OF EXCELSIOR Bt YD.
ELEVATION = 925.45 rEET
ELEVATIONS SHO\\IN ARE BASED ON MNDOl
A2706 A1 AND 2706 A2
BENCHt.tARKS
1
1
o 50 100
r--_ ,
SCAlE IN EEl
HYDRANT CONSISTS OF: HYDRANT. GATE VAlVE,
IP WAlERMAlN AND ANY HYDRANT EXTENSION.
t EXTENSIONS SHAll BE INODENTAL
A MINIMUM or 18 INCHES OF VERTICAL SEPARATION AND
rEET OF HORIZONTAl SEPARATION IS REOUIRED rOR All
UTIlITIES. UNLESS OTHERWISE NOTED.
AlL SANITARY SEWER PIPE TO BE POlYVINYl CHlORIDE PIPE
(P.V.C.) SDR 35 UNlESS OTHERWISE NOTED.
CONTRACTOR SHAlL MAINTAIN AS-BUILT PlANS THROUGHOUT
CONSlRUCTION AND SUBMIT THESE PLANS TO ENGINEER UPON
COMPlETION OF WORK.
orHWY
BENCHMARKS
BU I' TOP NUT or 2ND r1RE HYDRANT EAST
ON SOUTH SIDE OF 2ND ST. N.E.
ELEVATION = 923.10 rEET
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STRUCTURE SCHEDULE
SlRUCTURE 1RUC1\JRE s CASTING M1SCEU.ANEOUS
NUMBER 1OlA.) TYPE NOTES
FE5-1oo - - 3Ii OIAYElPt
WI 1R~..z:o
C8IoIH-110 60 R-3067 -
CB-lIl 2X R-3067 -
SNH-I20 60 R-1733 -
C8IoIH-I30 60 R-3067 -
C8IoIH-I40 60" R-3067 -
CBIllIl-l41 411 R-4352 -
C8IoIH-I50 R-3067 -
C8IoIH-'6O R-3067 -
ca.IH-170 54 R-2501 -
CBIIII-'71 48 R-4352 -
CBIolH-1SQ 54 - I -
CB-181 2X3 R-3067 -
C8IoIH-I90 411 R-3067 -
CB-191 2X3 R-3067 -
FE5- 200 - - 2<
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S1UIl-210 54- R-1733 -
ClIUH- \I 48 R-3067 -
CB-212 2X R-3067 -
- 3 2 - I -
C8IoIH-230 48 R-25Ol -
CB-240 2X R-3067 -
fES-300 - - 2.t DAUElER
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5lUH-310 60- R-3067 -
CBUH-311 48" R-3067
ca.IH-312 48 R-3067
CB-313 2X3 R-3067 -
CBIIH-314 48 R-3067 -
CB-315 2 R-3067 -
CB-316 2'X$' R- 3067 -
CBIIH- 320 :or R-3067
CIlllH-330 :w R-3067 -
5111H-340 :or R-1733 -
CIIUH-3S0 :or R-3067 -
C8IoIH-J60 :w R-3067 -
5111H-370 :or R-173J -
CBIIH-J80 :w R-3067 -
CB-390 :!!: R-3067 -
FES-4oo - - 24 DMEIDI
./~:O
SlUH-410 S4"" R-173J -
OS-4n ~ HMlA -
FE5-412 - - ' ......
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ca....-420 :or R-3067 -
C8IoIH-421 4ii"" R-3067 -
05-422 ~ HMI.'" 5 -
FE5-42J - - 12 DtMIElER
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S1IIH-430 ~ R-I73J -
1O-4JI - -
S:;~~ I - -
4ii"" R-1733 -
~==:: I 4ii"" R-3067 -
4ir R-1733
OS-461 I ~ H"ALA 5500 -
FE5-462 I 12 QlMlE1[R
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5111H-470 ' 4ii"" R-3067 -
~ 4ii"" H"ALA -
os:48Oi ~ R-4342 -
rES-SOO i JIi [lAMETER
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FES-5'O I - - ./~:O
lInET-6llO 4ii"" R-4342
5iiii=6iD 4ir R-4352
~ 4ir R=i342
SlMH-710 4ii"" ii=m2
iiiii:fi='8OO 4ii"" iHJ42
5lUH-810 4ii"" R-4352
~ 4ir R-4342
5111H-910 4ir R-4352
lUnET-IOOl 4ii"" R-4342
S1IIH-1OIO 4ii"" R-4352
lUnET-nOC 4ir R-4342
S1llH-1Il0 4ir R-4352
05-475
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FEATURE POND OUTLET STRUCTURE-
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Opus Art:hitects &
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151-151-_
15l-I51~21 101
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REGISIRATlOIf
SUBMITTAL
. Errors may occur in \he transmiSSIon of
electronic files. the OpIlS companies are noL
responsible fDr any claims. damages or
expenses arising DuI Df the unauthorized use
or the information contained in l elec1tDr\lC
files.
. Eleclronic iii.. may nDt accurDleb' reflecl
the final os-buiJt conditions. It is the
responsibility of the user to verify all
layouls, dimen.ions and other related
information.
. This document may not be used or
copied without prior wrillen consenl.
II) all rights r.served
Prtpond ror
i OPUS.
OpUS N rthwest
COnstnJcUon LLC.
10350 Brill Rood W..t
llI.......kD. UN m.s-GIIO
152-151-444<1
152-151-4521 101
PlllllECT
EXCELSIOR
CROSSINGS
LDCA110H
HOPI<INS. MN
SHEET Tm!
LANDSCAPE
DETAILS
SHEET N\.ljBER
L 1.7
ISSIJI:_
11/27/06 CllY
DESIGN NUlIIIEll
M35_7700
PlllllECTNlMIIER
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11/16/06
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Ql'lt
11/16/06
PROJECT NAHACER
D. BANGASSER
ORAMI BY
CHC
C1f[cxro Il'l'
GrE
. Errors may occur in the transmission of
d!:C\ronic files. lhe Opus campanies are not
responsible for any claims, damages or
expenses arising aut of the unauthorized use
of the mformation contolned in electronic
Ides.
" Electranic m.. may nat accuralely relied
the final as-buill conditions. II is the
responsibilily of Ihe user to verify all
layouts. dimensions and other related
information.
. This document may not be used or
copied without prior written consent
lil aD righls re..rved
p~r"
OPUS~
OpUS Northwest
Construction L.LC.
IOJ~ Bron Road West
Ill_lea, III :l534Hlll0
152-151-4444
!52-ISI-.t5Z9 fal
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Opus Architects &
Englneers,lno.
,_ ..... Iloo4 WNI
iii........... IIN :l534!-01'
152-151-4444
152-151-4521 I..
SUBMITIAl
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PROJECT
EXCELSIOR
CROSSINGS
LOCATION
HOPKINS, MN
!HE! mu:
LANDSCAPE
DETAILS
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OpUS ArchItects &
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IS5IIE R!CllRD
1/27/06 CITY SUBMmAL
. ErrofS may occur in the transmission of
eledronic meso The Opus com_ ore not
responsible for any claims, damages or
expenses arising out of the unauthonzed use
of Ihe informot,on conlained in eleclronic
file..
. Dectranic tiles may not accurately reflect
the f,nal as-buill canclilians. It is the
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layouts, dimensions and other related
information.
. This document may not be used or
copied without prior written consent
@ 011 rights reserved
8
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OPUSGD
OpUS Northwest
ConsIrucUon LL.C.
10550 Ilrtn R.Del W...
Mlnnttoftlca. tiN 55)43-0110
'52-656-44<44
'52-656-4529 I..
PROJECT
EXCELSIOR
CROSSINGS
lOCAnON
HOPKINS, MN
SHEElTlllE
LANDSCAPE
DETAILS AND
PLANT LIST
10350 ... .... "."
M1nMlonb. 11M 5SJ43-1
952-656-4444
952-151-_ lax
DESOl NUIlIlER
M35_7700
PROJECT NUlIlOl
OAT!
11/16/06
PROJECT .......wI
D. BANGASSER
DRAWN BY
CHC
CHEactO BY
GfE
R(CI51IlA_
LAV'lN OF<: PL.ANTINl!1I SED
6ENEAAL NC:m$a iPLANTLIST:SHEETL1.1ONLY
- U\NCI5G.....-e ~TClR ~ VISIT Sl1E PRlClR TO sueMITTlN6 BII:' TO BEG.OH! ' Common&BoIanII....-
c:.oMf'LeTB.... ,....,..LIAR ",TH 51T!! GONC/ITIote. . -.............
,.,.,
- AU. ~ AN "INI~ ~1N6 TO ee PONe B'I" OTH!RS. , . OS_
! IofoLw
- lot:) PLANTIN6 I'IfLL Be INSTALLEP UolTlL ALL 6RAP1Iok5o -'ND GON$T~TION AAS ElEEN !. .....t...
c:.oMf'Le'A:p IN IMI4!PI"TI! ~ !
!
- IT 16 THe FU!5PONlW5ILI'N' af' THe 0JI'tER C GClNT'IllAGTOR TO IDeNTlP'Y" ALL ;
~~. c:oNCIUIT$, 1'If~. eTC;. OM THe~. 1PLANTUST
- I,. THeR!!! 16 A P~NC;'Y' ~ TIe NIJMl!leR af' f'I...oIIN'1"5 ~ ON Tte PLAN Laty.
AND TI'E tuolBeR OF f'LANT6lilHCH"fi IN THe PLANT LIST. T1E tuooeeR OF PLANTS SHOI'lN ~
OM TIe PLAN rtLL TAIl:e ~ i.
i
- AU. GONTAltER HA'TERLIlL TO 151! 6ROt'tl IN GONTAlteR A MINIMUM OF 6 HOtI'TI-5. ~
- AU. MAT!!~AL eHALL GOMI'L'Y' I'IfTH THe LI"ITST I!I)fT'ON Of" THe ~1c.AH STANDARD ~
I"OR ~'\" SToelC. NoeRlc.AH ~IATION Of" NJRSeRYI'eN. ~
- Ftl!PAlR AU. P~ TO PROl"eRT'Y' !'ROM PLANTlN6 Ol'eAATlONS AT NO c;osT TO THl! r
ONER. L
I
- ~ I'Ei'l PLANT MATERI..... 'nflt(:lU6H OlE ~,Io,R '\'VIR FOR ~1PUCU5 t
~ UP" TO 5-1/.2' c.AL. . GONII'I!!lt6 UP" TO II' HT. ~ ~ze ",LL 51! ~D r
I"OR 'I1"lO ~M ~ P'ItOM Tlt-e af' """"'SlCNAL AGGePTANCoe. ~
- AU. PAOP06EI:) PLANTS 5HALL Be I.OGATI!E) GAREPILL" 16 SHOi"f'l ON THe ~ AND t
5HALl. BE ~ S"/' ~....-e M.C:H1n:c;T BEFORE THE"/' ARE INST.....LECl. ~
- ~TOR ~ Slel>T1M\! MAQlN! l'\O'oIIS) MATERIAL USN ~TE SIZE r
~?APe,.Olt. 5 & 5 r'lITH ~ MGHITeGTS ~AL. t
I
- L.ANP5GN'E ~TClR SHALL ENSURE THII.T toEl'I TREES MOVEI:' ONTO THE SITE ME r
=~.:r~~~~ ~~ ;.~~!lO~~~ 'M! !o01~ OP THIS PRO.EGT (tEAV'( TO t
- ~ ~TOR IS ReGIUI~1:' TO ~CI"IeR""", ~
I~TlON 0URIN6 ~ ~01:7 ~T1N60 TO ~~IN6, "1!I!I:)1Iok5o. 1"RUNlN6.
f'e$T ~ AND ~TeP ITI!M6. 1HIS I'IILL 151! PRePAAEI:' AND DELI~ TO orteR
AFTER f'ROVISlONAL INSf'EG.TlON IoPF'ROVAL AAS BEeN CIoNEN S"/' ~....-e
MGHITeGTS.
- r<<APPIN6 HA~AL 5HALL 51! ~TI!t) TREe l"l'fQTI!CT\ON I'IfTH THE! SIze op 'TlJElI!
I' I:'IA. (MIl4J LM6I!R THAN TIe c.ALl~ INCH Size Of" ~e TO I5e PfllO'1'e(;TI!I:). rIRAP
AU. TREe6. exGePT ~'I" ~ 5HALL 151! PRO'TeGo'Tet) PRIOR TO 1211 AND nee&
~ ISY 511.
- FOL. 'Y' 1!P6eR LtLI!5& !ll"eC:oIPII!E) OTHeRl'llSl!, 5HALL BI! s..AQ:: V1N'l'L EDGeR. elTletlc
OL 'Y'-aLA a.-.a..es 1"'-. ~ t::NI~ $T'I'LE EJ:I6oER OR ClUTc.H eoBAA $T'I'LE ~
- ~ MJLGH ",LL I5e S. Dee" 1"-1 1/.2" I:'IA. ~P ~IYE~ ROa: ",TH I'el' c:.HE"
(;LOTH.
- 5" DEEP I'lOOI:) HJLGH ",LL Be INST"'-LECl UNC/ER ALL 'I1'lEES NO SHRL.eS THAT .IooRE
ISOL"TEO f'AQM ~ ARE-'S AND 6eIERAL SHRIJS HA55ES.
- ~~ ,.AMlCo n'IL TSl HAT) TO HAve A COl"BlNEO 1'E1&HT OF 4.!H~.:l OZ. ~
S..... F.aaRlCo eHO\U) BE U.V. STAl5ILJZl:I:) AND HAve A "I\IE YEAR MINlHJH
I'EATJoERABILITl" FAc.TOR IN RJLL 5UN..16HT. FAeRICo TO Bf PHILLIPS DUON R OR
EGlJIVALENT. SAHPLe ReGIUlRED FOR APPRl:NAL.
- AU. Pl.ANTIN6 5HALL ReGEIVE PERnLIZER Ab FOLLOr'6o
5UI+lER NO FALL Pl..AlmN60 - ElEFORE I'IINTER FREEZE-uP APPLY 0-:20-:20 6RAItIJ\R IN
5JlU(;ER ARl:lt.Nl7 PLANT AT THI! RA1E af' 1012 OZ. c.I'\N PfR 2-5" ~ TRee C 1-6 oz. c.AN
I'ULL PER 5HRI.e. I"OLLClI'I UP" I'IITH THE s.AHe AJolClUNT op 10-10-10 THE FOLLOI'IIN6 Sl"R1N6.
- SOP SHALL ee H1iSHLAND SOP. so- .. IO()' R.OU..S f'ReFfRREO I"lHERe Af'PL1c.ABLE:. TO
BE LI"III:' PARIlLLEL TO THE c.oNTOUtS AND HAVE STA66EReI:l .JOINTS. ON SLOPES
STEEPER THAN 5.1 OR DRAlNMe foI'IALE5. THE SOP SHALL BE STNa:O INTO TIE 6ROIJIoID.
SCARIl"'f TIE EJCI5T1N6 6AAOE5 rlITIf FIELP cu"TIV"TOR TO A MIN. OEPTH OF 12' f'FtIOR
TO '"'-"Go1N6 af' TOf'!C)IL AND ,.INl9H 6RA.D1N60 I"OFt ~. IMtEI:7IATa'l' PRIOR TO
PLA.c.N SOP. ~TOR SHALL AI"PL.... 10-6-4 FERTILIZER AT THE RAT!! OF' 10
f'OUNDS PER 1000 SGl. FT.
- c.RA5N'P\..E TREeS SHA.LL II"VE NO BRi'INCoHES eeI..ON 5f>' ABOVE THE ROOT 6AU.. ANt)
II"VE NO V c.ROTc:.IES.
- c.ALIPE~ OF' ALL mee ~ UP" TO AND INGoUOIN6 4' SHALL Be MEASURED 6' AeGNe
6RGlI.tlD LEVEL, AND 12' ABOVE 6ROUND LI:VEL FOR LAR6ER SIZES.
- I:)EG.IDIJOUS ~ SHA.LL HAVE HINHJM OF FIVE (5) CoAtES AT 5F'ec.IFIED HEl61lT
lJNI.E56 c:meRl'llSE NOTE!:) IN PL..AKT LIST.
- AU. PLANTlN6 ~ ~e;IVIN6 6ROlJNDGOVER. PERe,"Al..5. ANNUAl..5 . VIlES SHALl..
REG.EM: A HIM. e" DEPTH OF PL..AKTIN6 SOIL (455 TOPSOIL. <455 PEAT OR ~ 10lli
~J.
- JIILL PERENNIAL ElEI:'S I"IERI! 'TU-IPS AND ~/O.!.s ~ f'l.AIoITEI:). NO FILTER """T
I"IILL BE IN9TALLeJ:) Ato MJL.C.H~ I'tILL NOT ee "NY' ~ THAN 2'. J'ILL OTHER
f'eReNNI/O.!. ~ I'IILL ~1Ve "~RIC; AND A '" t'EPTH Of' I'I.lLCH.
- NHlA.L5 TO ESE P\...A.NTEP NO LI"I'T!:R THAN 15 ..JJNe ,t6 F"eR PLAN. "NY' AHNJAL. PI.ANTIN6
t)ONE ~ THAT I:'ATe tot.$T HAVE PLANT MATERIAL APPROVED B'I' C)I'INER I
~e ARc.H1TEc.T.
- II" THE c.oN'l'RAc.TOR 1"eeL5 AN eMOR H/'I5 B!9:N M-'PE ~AAPIN6 9/"}G.IN6 OR
HA.lUl11e!!o OF' A ~CoI~ Dr' ~r MA~R1AL IIIDlCoM!;!) ON THE "LAN. NOTIN THE
~E A.Rc.HITEc.T PRIOR TO THE INSTALLATION OF' PVoNT HATERIAL.
- AU. HEI"L'" IN!TALLeD PL..AKT """reFIIIAL SliALL ESE PLANreD IN ..eLL-DRAllE!) AREAS.
GONTRAc.TOR SHA.LL AVOID INSTALLIN60 /W'( Pt-ANT """TERIAL IN PRAlNI'6E ~ OR
Jl'ET . POORL. Y DRAIHED AREAS.
- ALL ~ ~I"II!E) Ab ~ !!>eI!!1:)' TO ae !leeDl!l:' "ITH HNl'OT ~et:1 MIX "5OA AT
A RATE OF' 150 Le5j}G.. I"IITH 2 TONS f>t1ReI:)DeD AND f'IJNQ-tED IN PLAGoE STRAI'I PER
Ac.RE. H'I"DRO$EEDIIok5o , HULGHIIok5o IS NO AGGEPTAeLf At TERN.l.TE.
- JIILL ~ SHOI'IN OM PLAt4 I'IILL BE INSTALLEI:' (Pt...HI1ED) 50 THAT
APf'l<C)XJ"""TEL'l' 115 OF THe Ac.TUAL VERTIc.AL IlEI~ OF THE E\OUU)ER I'IILL ElE BELOI'I
~ LeyeL. NO elOI.\.[)I!!l: I'IILL 51! SET ON ~ OR IN AN UNlJSU/O.!. ~ITIOM.
LAViN OR PAVED 5IJFi:FAc.E
9" L.AYEF<: OF V'lOOD c.HIP MUL.c.H
LINE OF PLANTINl!1I PIT I"IHEN
LE~END PLAN11:D INDIVIDUALL. Y
\7 ~~~Wrfe~b~c.oMPAc.T SOIL:
Q EXlSTIN6 TREES
~. PROPO:fP ~ ;"
Cll AND SI-R.e5 II'
'\:
_ SOD I'VIRRl6ATJCtol
_ I'IEltAND SEEP rvo IMI6ATlON
_ RCU6H SEEP 1"10 IMI6ATlOH 1
~
9
L1
DECIDUOUS TREE
SLOPING SITE NO SCALE
5
DECIDUOUS TREE
LEVEL SITE NO SCALE
4
PEPTH
CONIFEROUS TREE
NO SCALE
3
DECIDUOUS SHRUBS
NO SCALE
L