Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Planning Commission Agenda - 03/04/2024 (Joint Workshop)
AGENDA JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP Monday, March 4, 2024 — 4:45 p.m. Monticello Community Center Planning Commissioners: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa Robeck, Rob Stark City Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz, Lee Martie Staff: Angela Schumann, Steve Grittman, Rachel Leonard, Ron Hackenmueller, Hayden Stensgard 1. Call to Order 2. Concept Stage Planned Unit Development Submittal for a proposed multi -phased Residential Development including Single -Family Residential and Medium Density - Residential uses PIDs: 155-259-000060, -000070, -000080, -000090, -000100, -000110, -000120 Legal Description: Outlots F, G, H, I, J, K, L, Haven Ridge Applicant: Twin Cities Land Development 3. Adjournment rL"'\ ri t an Consulting Ilc Steve.GrittmanConsulting@gmail.com MEMORANDUM TO: Angela Schumann Mayor Hilgart and Monticello City Council Monticello Planning Commission FROM: Stephen Grittman DATE: February 28, 2024 MEETING DATE: March 4, 2024 Planning - Zoning - Land Use RE: Monticello — Haven Ridge West — Concept PUD Review GC FILE NO: 120.01— 24.02 PLANNING CASE NO: 2024.007 PROPERTY ID: 155-259-000060; -000070; -000080; -000090; -000100; -000110; - 000120 Site Context and Proiect Description This memorandum reviews the elements of a proposed concept plan for a Planned Unit Development (PUD) governing the development of an amended plat design for the remaining phases of Haven Ridge, a multi -phased residential project on the south edge of Monticello. The preliminary plat of Haven Ridge was approved in 2019 and is valid as approved for 10 years under its Development Contract given the size and phasing of the proposed project. The first two phases of Haven Ridge have been platted, with a total of 86 single family lots along the east side of Fallon Avenue NE. The remaining phases to be platted would include the extensions of Fallon Avenue/Eisele Avenue and 85th Street, intersecting these collector roadways at a roundabout in the middle portion of the project. Under the previously approved preliminary plat, future phases of the project anticipated an additional 73 townhouse units, 141 R-1 single-family lots, and 38 R -A single-family lots, a total of 252 additional units as originally platted. The original preliminary plat for this westerly area of Haven Ridge envisioned the use of PUD for only the townhome area, using base R-1 (Single -Family Residential) and R -A (Residential Amenities) zoning for all single-family areas. At present, the subject area is zoned A -O, a holding designation for land annexed to the City until the time of final plat into developable lots and blocks. The concept proposal submitted for these remaining phases would rezone the entire remaining development area to PUD. The proposal shows 72 townhouse units (changing from public to private streets in this phase); 179 small -lot T -N (Traditional Neighborhood) District parcels, mostly located in the area of the prior R-1 District parcels; and 47 R-1 District lots, mostly located in the area of the prior R -A District parcels. For the R-1 sized lots, the applicants propose to generally meet the R -A house size and design standard requirements. In all, the proposal alters the lot count for the remaining phases from 252 to 298 units, an increase of 46 units overall. The concept proposal retains the general street configuration of the original Haven Ridge preliminary plat, including the roundabout intersection of Fallon/Eisele Avenues and 85th Street. The roundabout is required to be constructed at the time of the proposed first phase of development of the plat. Intersection and access locations are largely in the same locations as those previously approved. Staff reviewed the original Environmental Assessment Worksheet (EAW) which was required due to the overall size of the development, wetland impact, and unit count proposed. Staff has determined that the proposed revised preliminary plat does not appear to require an amended EAW at this time. The road network and transportation impact, tree preservation, wetland impacts and general site impact configuration are substantively similar to the prior preliminary plat. The total increase in residential density is less than 10% overall from the 355 units reviewed under the original EAW to a proposed total of 385 units. The City's environmental consultant, WSB, will review the concept for any additional comment on the EAW moving forward. PUD Consideration The applicant's narrative includes an extensive explanation of the proposed changes and areas of PUD flexibility requested, organized by unit type and zoning. The notes below are a summary of those comments only. Townhome Area A. Modifv the townhouse portion of the Droiect to create a Drivate street system. The original preliminary plat proposed a public street system for the townhome area. However, private streets are common in townhomes areas and included as part of the operations and maintenance within an association document. The proposer also requests reduced setbacks of 25 feet from garage to curb along the private streets. B. Amended building materials in the townhouse section. The proposal requests no requirement for brick or stone along the front facades of the units. The proposer notes that the current code requirements address "public" street facing facades, although the City has also routinely required brick and stone on private -street fronts. Further, the City has required foundation plantings along each building. Single -Family Area (Proposed T -N and R-1) A. Modify the unit counts to accommodate lot size reductions. L R-1 Area: The former R-1 lots would have been approximately 80 feet in width and 12,000 square feet in area. The proposed lot sizes are closer in size to the comparable T -N District, with parcels with lot widths of 52 feet (66 lots) and 62 feet (113 lots). Minimum lot areas are in the ranges of 7,000 and 8,000 square feet, respectively. The T -N District requires 55 -foot lot widths, so the applicant seeks further flexibility for the narrower widths of a portion of the smaller lots in this area of the project. The T -N District accommodates lot areas as proposed. ii. R -A Area: The request is to replace the previously proposed R -A parcels (38 units) with R-1 (47 units) sized parcels. This would generally reduce minimum lot sizes from 15,000 to 12,000 square feet, and lot widths from 100 to 80 feet. Although the lot size is reduced, the proposer indicates an intent to retain the majority of the R -A design standards for homes on these parcels. B. Modify side setback requirements for the T -N parcels. The proposer requests flexibility to accommodate a 6 -foot side yard setback rather than the required 10 feet. This change still accommodates the fire code requirement for minimum separation. C. Modify building square footage in the T -N section. The proposal would maintain the 1,050 square feet of required finished area but reduce the "finishable" area from 2,000 to 1,500 square feet. D. Reduce the front brick/stone building materials requirement. For the new T -N lots, the proposal would reduce the requirement to 15% from the T -N standard of 20% and allow a further reduction to 10% when composite materials are used (e.g. Hardie or LP) rather than vinyl. ii. For the new R-1 sized lots, reduce the brick/stone requirement to 15% or 10% when using Hardie/LP siding or similar. E. Modify the garage -front door relationship. For both the small lot single-family and the R-1 single-family, accommodate a 6 -foot distance for garage -forward designs, rather than the T -N maximum of 5 feet. F. Modify the front facade width of livable space. The request would change the T -N standard of 12 feet of total front fagade to 40% or 50% of the total width of the front fagade standard. This change likely results in increased front -facing livable space. G. Modify the garage -front door relationship. The request would be similar to that of the T -N in that the front of the garage may not be more than at a proposed 6 feet rather than 5 feet forward of the home itself. 3 H. Modify landscape requirements. For the small lot single-family, the proposal would reduce the planting requirements of the T -N to instead require a minimum of three 3" caliper trees per parcel. (See staff note below). As with all Planned Unit Development, there is a requirement that the City consider flexibility from its generally applicable code provisions only when the proposed project can demonstrate aspects that do a superior job of meeting the City's development and land use goals than the project would if it were to meet the standards. The applicant has included an explanation of the various components of the project that they promote as the elements and amenities that justify use of PUD zoning and the flexibility proposed for the project. In this case, those aspects supporting the use of PUD for this area of Haven Ridge are generally identified as market demand for new single-family (detached and attached) development. Smaller parcel sizes are particularly highlighted as necessary to create neighborhoods and homes that are within financial reach of a larger number of single-family buyers. The increase in lot count helps to offset the costs of infrastructure, building costs, and other market factors that have pushed housing prices higher. In exchange for the accommodations noted, the applicant has also identified a series of enhancements they believe offset the flexibility being requested. These include retention and enhancement of the street system and pathway connections in this area, retention of the open space provisions of the original plat, and other factors. Comprehensive Plan Guidance and Requirements As noted above, the proposal falls within the range of density suggested by the 2040 Comprehensive Plan. It is important to note that since the 2040 Plan was written, the City has conducted other housing studies, including a recent study in 2023. Several elements of those studies have highlighted the City's interest in maintaining a land use pattern that includes a dominant supply of single family, owner -occupied housing, in addition to a full range of other options in the community. The 2023 Housing Study data further demonstrated a need for single-family lot inventory. The demand for such single-family housing continues to be healthy, based on many markers, although the larger -lot sizes in Monticello's zoning code and previously developed housing areas appear to conflict with the intent to deliver newer units at price points that the broadest sections of the market can meet. Planned Unit Development can support the City's efforts to balance continued single-family housing growth with ongoing neighborhood quality. It will be important for the City officials to highlight the specifics of the concept proposal for Haven Ridge West that are in support of the Comprehensive Plan goals and objectives. Concept Stage PUD Review As a PUD Concept Plan review, the first stage of review is not a formal land use application, but rather an opportunity to provide the proposer with City feedback on a potential development proposal prior to more formal zoning review and the extensive supporting materials that such reviews require. The 4 Planning Commission and City Council will have the opportunity to review the project, ask questions of the proposer, and provide comment as to the issues and elements raised by the project. Again, the proposer is also looking for specific feedback in the areas of PUD flexibility noted in their narrative. The neighboring property owners have been notified of the meeting, but it is not a formal public hearing. This memorandum provides an overview of the project and will serve as an outline for the discussion. No formal approval or denial is offered for a Concept Review. However, it is vital that Planning Commission and City Council members engage in a frank and open discussion of the project benefits and potential issues. The Concept Review process is most valuable when the applicants have the opportunity to understand how the City is likely to look at the project and the potential issues it presents. In this way, the subsequent land use and development details can be more finely tuned to address City policy elements. PUD Concept Review Criteria (1) Purpose and Intent The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re -apply under the standard applicable zoning district. (2) PUD Concept Proposal Prior to submitting formal development stage PUD, preliminary plat (where applicable) and rezoning applications for the proposed development, the applicant may, at its option, prepare an informal concept plan and present it to the Planning Commission and City Council at a concurrent work session, as scheduled by the Community Development Department. The purpose of the Concept Proposal is to: 1. Provide preliminary feedback on the concept plan in collaboration between the applicant, general public, Planning Commission, and City Council; 2. Provide a forum for public comment on the PUD prior to a requirement for extensive engineering and other plans. 3. Provide a forum to identify potential issues and benefits of the proposal which can be addressed at succeeding stages of PUD design and review. The intent of Concept Proposal review is to consider the general acceptability of the proposed land use and identify potential issues that may guide the City's later consideration of a full PUD application. The City Council and Planning Commission meet in joint session to provide feedback to the developer and may include an opportunity for informal public comment as they deem appropriate. Future Review and Land Use Application Process If the proposal proceeds, the following will be required land use applications: • Development Stage PUD/Preliminary Plat o Parks, Arts & Recreation Review and Recommendation • Rezoning to PUD • Final Stage PUD/Final Plat and Development Contract • Vacation of public ROW or easements, as necessary Staff Preliminary Comments and Issues The discussion of the use of PUD to accommodate the lot count and sizes proposed is a primary discussion point for the Planning Commission and Council. Beyond that consideration, site and building design elements evident at this point in the process include the following: The City should comment on the finished building square footage proposed. The use of a total finished square footage provides the City with a measure of usable square footage at the time of construction. Staff is supportive of the building materials flexibility proposed, with the understanding that the recommendation is that all of the front -facing building walls will be required to be Hardie/LP. iii. Staff is supportive of the garage -forward relationships as proposed, changing from 5 feet to 6 feet, with the applicant's notes that front porches and "similar features" — to be defined — are included as part of the building plans. The proposer should note that the City requires more detailed architectural and home design information in the subsequent applications. iv. Staff would recommend additional landscaping over that suggested by the proposer for both the townhome and T -N lot areas. This would include additional foundation planting for the townhome units, the addition of a specific quantity of shrubs for the T -N lots, as well as a requirement that at least 1 tree in the T -N and 2 trees in the R-1 are planted in the boulevard area of the lots. V. The proposer should consider an additional street connection between Elemore Avenue and Eisele Avenue to provide additional circulation in the T -N area of the plat. This would reduce the cul-de-sac length for Ehler Circle. vi. The PARC will review park dedication for the proposed plat. Staff would offer the following comments as related to parks and pathways: o The narrative notes that the concept plan includes 25 acres of "nature preserve". This area is a public water wetland and is not eligible for park dedication. However, the conservation of this wetland and the adjacent bordering pathway are a feature of the PUD. 0 o Park dedication credit is available for specific off-street trail construction, which will be identified as a part of the Preliminary Plat review, as well as for accepted land dedications on the plat. o Parkland area is noted adjacent to the existing Hunters Crossing Park. Credit for park dedication adjoining the Hunters Crossing park (resulting from the relocation of 85th Street) is not applicable unless the applicant can bury the existing power line to eliminate the separation between park spaces. o Staff recommends the addition of a trail along the wetland edge side of the townhouses in NE corner of the project. This was an inclusion in the original PUD and would be important for pathway connections in that area, particularly as the private street design eliminates the ability to install sidewalk. o An additional trail should be shown to cut through to the lift station location where there is currently a green space for utility access. vii. Tree preservation and wetland permitting review at Development Stage will be completed to verify no net loss from the originally approved plan. This will include a review of the accompanying grading plan. Wetland and conservation easements will be as required by City. This is an ongoing requirement for review. viii. Staff is comfortable with continuing rural section streets along 85th, Edmonson, and Eisele, with the understanding that shoulders will be added per Engineering requirements and the original EAW mitigation requirements, and turn lanes added as directed. ix. T -N District driveway widths may be allowed up to 24 feet, but no more, to retain available on - street parking for overflow visitors. X. Clustered mailboxes and utility box locations will be necessary and shown on the Development Stage PUD drawings to ensure retention of on -street parking availability. o As a planned unit development, staff would encourage the developer to consider the incorporation of site planning elements such as a common cluster mailbox area, entrance monuments, or other features to continue to support the identity of Haven Ridge West as a distinct neighborhood. xi. Grading, drainage, streets, and utilities are subject to the comments of the City Engineer's office. These comments include those related to transportation and utility improvements necessary for the development, including timing of installation. Summary As noted, the Planning Commission and City Council provide comment and feedback to the developer at the Concept Review level. City officials should identify any areas of concern that would require amendment to avoid the potential for eventual denial at the time of land use application, as well as any elements of the concept that the City would find essential for eventual approval. The staff comments in this report are intended to help highlight areas of discussion and provide a guideline for identifying positives and any required modifications to future Preliminary Plat and Development Stage PUD applications. 7 SUPPORTING DAT, A. Aerial Site Image B. Applicant Narrative C. Site Plan D. Phasing Plan E. Phased Grading F. City Engineer's Comment Letter and Plan Notes, dated February 29, 2024 G. Haven Ridge 2019 Approved Preliminary Plat H. Monticello 2040 Vision + Plan, Excerpts I. 2023 Housing Study— Review Pages 51-72 and 102-107 N Concept PUD for proposed Single -Family Residential Development Legal: Outlots F, G, H, I, J, K, L, Haven Ridge Created by: City of Monticello Haven Ridge West — Concept Plan PROJECT SUMMARY Twin Cities Land Development (TCLD) has entered into agreement to purchase and develop the remaining phases of Haven Ridge, originally platted and approved in 2019. TCLD intends to proceed with development in a substantially similar form, with updates to lot types based on current home -buyer's needs, proposed as Haven Ridge West (HRW). Haven Ridge West is designed as a new residential neighborhood for the City of Monticello, with a diverse mix of lot sizes totaling 298 homes. Proposed public land uses will include dedicated park lands for a future city park (-1.89 acres), green trail corridors (+/-2.7 acres), as well as approximately —25 acres of nature preserve, consistent with the originally approved plans. Table 1 demonstrates a comparison of the proposed area to be developed at Haven Ridge West (compared to the original approved plans for Haven Ridge): Table 1: Lots in Plan Comparison Previously Approved Haven Ridge* Proposed Haven Ridge West R3 - Attached Townhomes (26') 0 72 R3 — Attached Townhomes (32'— 37') 73 0 TN — Detached Single -Family (52') 0 66 TN — Detached Single -Family (62') 0 113 R1— Detached Single -Family (70'-80') 141 47 RA — Detached Single -Family (90'-100') 38 0 Total Residential Lots 252 298 *Table shows lots in TCLD land purchase area only; Does not include 1" and 2"d Addition lots, built by others. NARRATIVE Through the development of Haven Ridge West, TCLD aims to achieve mutually desired public benefits for both existing and new residents in Monticello. Through the creation of a new, thoughtfully crafted residential neighborhood, Haven Ridge West strives to execute the City's stated goals for Planned Unit Development (PUD) in the following manner: 1. Bring to market a variety of high-quality new -construction homes, introducing a mix of lot- and home - sizes that provide Monticello home buyers with a variety of options. Haven Ridge West proposes four distinct lot types, ranging from medium -density attached townhomes to large detached single-family lots. Each lot type can meet the needs of different types of buyers throughout their lifecycle ranging from first- time owners, young families and move -up buyers, as well as downsizers and retirees. 2. Promote development that is designed to reduce initial infrastructure costs and long-term maintenance and operational costs. Twin Cities home -buyers continue to seek attainable housing and find limited options available in today's market — adding additional compact lot options to the mix at Haven Ridge West allows maximum infrastructure efficiency and cost-sharing which helps to reduce the per -lot upfront construction cost, thus aiding to reduce land purchase prices per lot. Long-term, the costs of infrastructure Haven Ridge West — Concept Plan Submittal 2.5.24 maintenance and operation can be shared across a greater number of properties, which further reduces the cost burden for homeowners. 3. Develop inviting and aesthetically pleasing design within the neighborhood, while diversifying the architectural qualities. The different lot types are grouped into smaller zones to create a sense of order, yet provides visual interest as pedestrians stroll through the changing streetscape. As a strictly land - development focused firm, TCLD sells lots to many different home-building companies, ranging from small, custom local shops to large national builders. Our flexibility to bring in multiple builders within each neighborhood eliminates repetition, allows a greater variety of architectural styles/home types, and creates significant character and articulation between lots. 4. Ensure high-quality construction standards and the use of high-quality construction materials. TCLD is a trusted residential developer in the Twin Cities with a proven track record that stands the test of time. Over the years, we have successfully brought numerous projects to life, earning a reputation for integrity, reliability, and exceptional results. Furthermore, TCLD is locally owned and operated — meaning that our team members live and work within the cities we build in, and we are personally invested in the quality and success of each project long-term. We carefully choose the unique home-building partners best suited to meet the specific needs of each community we develop. 5. Provide high-quality park, open space, and trail opportunities, while preserving natural resources. The design at Haven Ridge West takes into account the significant natural resources that exist on site today, including several large wetlands as well as groves of large trees; the placement of new homes and internal infrastructure has been shaped to protect these spaces and minimize impacts of construction. At the North-East end of the site, approximately 1.89 acres are proposed as dedicated park lands — our understanding is that the City's vision is to combine this land with the adjacent existing Hunters Crossing park area North, to allow for a future city park. At the south end of the site, approximately 25 +/- acres have been set aside as a natural open -space preserve. The proposed network of trails and sidewalks at HRW aims to provide regional connections and to open opportunities to meander through the neighborhoods and appreciate these natural amenities. Approximately 2.8+/- acres will be dedicated as trail corridor land, providing an expansive natural setting surrounding public trails. 6. Develop convenient and efficient infrastructure and a multi -modal transportation system that connects to the larger community. Haven Ridge West proposes to develop public infrastructure and street connections that are substantially similar to prior Haven Ridge plans approved to date by the City of Monticello and others. The proposed project includes the installation of a new roundabout at the NE corner of the site, which will realign and connect existing Fallon Ave NE and 85th St NE. This roundabout provides an important controlled access point for new residents, promotes traffic safety and slower speeds for the surrounding community, and facilitates the City's vision for future collector roads in this area. Internal roads are aligned to follow a logical and efficient pattern of travel. Sidewalks and trails woven throughout accommodate multiple modes of transit and pedestrian safety within and surrounding the project. Compared to previously approved plans, HRW does propose minor improvements to internal roads within the single-family area through the addition of two cul de sacs. This adjustment helps to break up the massing of internal blocks, which creates a more appealing public streetscape and enhances the value of lots for home buyers while providing the opportunity for more backyards to face ponds and natural spaces. Haven Ridge West — Concept Plan Submittal 2.5.24 Within the townhome neighborhood, HRW proposes to and adjust to private 24' streets, including 40+/ - on -street guest parking stalls throughout. The concept eliminates the through -street at the zone south of the roundabout, and proposes this private street ending as a cul de sac to eliminate cut -through traffic. HRW also proposes the removal of public sidewalks along the private streets. These changes aim to reduce paved area, increase green space for townhome residents, and reduce impacts to existing trees in this area. The proposed design will greatly improve the quality, charm, and privacy of the townhome neighborhood while creating a safer, more inviting space near nature for these residents to enjoy. CONCEPTUAL DEVELOPMENT SCHEDULE (conceptual, subject to change) Please see conceptual phasing exhibit which demonstrates how public and private development is intended to proceed, beginning with the public roundabout installation and a mix of adjacent lot types in Phase I. TCLD anticipates that mass grading could be broken out over two phases, with Phase I ground- breaking to begin in 2024, with a goal to deliver Phase I lots by late 2024 or early 2025. Our understanding is that a temporary lift station is needed to support future development in this area, which could be installed as part of Phase I or Phase II development. We anticipate the project would be built out in multiple phases over the next five years, with last lot sales to home builders in 2028 - 2029. ZONING — AREAS OF FLEXIBILITY REQUESTED The following tables demonstrate our understanding of the standard zoning requirements for each base lot type, as well as areas that Haven Ridge West requests flexibility from the standard. >> Townhome Lots — Proposed: 26' townhomes, Attached (3-, 4-, and 5 -units / bldg), private 24' roads. << R3 Base Zoning Requirement (TH 4-10 units/bldg.) Haven Ridge West Proposal Lot Width: Proposed Widths: - Minimum: 80 ft - 26' internal unit lots - 31' end unit lots Lot Area: Lot Areas (depth 85'): - Minimum: 20,000 sf - Internal Lots: 2210 sq ft - Net lot area / DU: 4500 sf max - End Unit Lots: 2635 sq ft Setbacks: Setbacks: - Front Yard: 30 ft - Front Yard: 25 ft to back of curb - Interior Side: 20 ft - Interior Side: 20 ft - Rear Yard: 30 ft - Rear Yard: 30 ft (to property boundary) Landscaping: Landscaping: - MF 1-4 units: 4.0 ACI canopy trees - Project proposes installation of 4.0 ACI (or 8.0 ACI for Corner lots) per building, meets standard per § 153.060 LANDSCAPING AND SCREENING. for MF 1-4 unit buildings. TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS Haven Ridge West — Concept Plan Submittal 2.5.24 R3 Base Zoning Requirement (TH 4-10 units/bldg.) Haven Ridge West Proposal Density: Density: - Gross: 3-7 Du/Acre - Gross: —6.11 DU / Acre - Max (w/o PUD): 4 DU/Acre (72 units / 11.78 acres) No flexibility requested Parking: Parking: - 2.5 spaces for each DU, of which 2 must be - Every unit will have a 2-car garage as well enclosed, plus 1 guest parking space for as private driveway (provides total of 4 every 4 units per § 153.067 Off -Street stalls per unit). Parking ordinance table 4-7 - Appx 40 +/- additional designated guest parking stalls provided at minimum 0.5 stalls per unit. No on-street parking allowed on private roads. No flexibility requested - Project meets requirement per § 153.067 Building Materials: - All building walls facing a public street shall Proposed TH project does not have any units be covered with stone, brick, cultured facing public roads. masonry simulating brick or stone, or other enhanced materials to an extent not less than 20% of the exposed wall silhouette area Roofs: - 5:12 pitch or roofline/building articulation OK, No flexibility requested Unit Sq Ft: - Minimum: 1000 sf finished / unit OK, No flexibility requested Garage Doors: - Maximum 16 ft width facing street. OK, No flexibility requested - No smooth panel doors Garage Setback: Garage Setback: 30 feet from ROW - 25' deep driveway to back of curb 35 feet from curb of private street - Proposed depth aims to preserve as much green space and existing trees as possible in the Townhome neighborhood Other: Significant Existing Tree preservation area - Special landscape features including water surrounding roundabout. features, recreational structures, patios, etc. Haven Ridge West — Concept Plan Submittal 2.5.24 >> 52' Lots — Proposed: 52' Single Family detached homes, standard public roads. << TN Base Zoning Requirement Haven Ridge West Proposal Lot Width: Proposed Lot Width: - Minimum: 55 ft - Minimum: 52 ft Lot Depth: - Minimum: 100 ft OK, No flexibility requested (minimum 130 ft) Lot Area: - Minimum: 5500 sq ft OK, No flexibility requested Setbacks: Setbacks: - Front Yard: 25 ft - Front Yard: 30 ft - Interior Side: 10 ft - Interior Side: 6 ft - Street Side: 20 ft - Street Side: 20 ft - Rear Yard: 30 ft - Rear Yard: 30 ft Floor Area: Floor Area: - 1,050 foundation - OK, no flexibility needed on Floor Area - 2,000 finishable - Request: 1500 finishable sq ft Building Width: - Minimum 24 ft OK, No flexibility requested Landscaping: - all plantings must be in the front or side yards, and all shrub and flower plantings must be in the front yard) Request: Project proposes Qty three (3) 3 -inch - No less than 60% of the square footage of trees per lot in lieu of garden/shrub/flower the front yard area shall be planted in plantings. garden meeting the following requirements: - Four caliper inches of canopy trees, which must be no less than three caliper inches at DBH at time of planting, plus two ornamental trees. Trees may be planted in front or side yard. - No less than one shrub per 20 square feet of front yard area. No less than one deciduous flower planting per 20 square feet of front yard area. Haven Ridge West — Concept Plan Submittal 2.5.24 TN Base Zoning Requirement Haven Ridge West Proposal Building Materials: A minimum of 20% of the front building Request: Brick/stone on front facade equal to at fagade of any structure in the R -A or T -N least 15% of all front -facing surfaces. zoning district, less the square footage area of windows and garage doors, shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from Request: If front fagade uses premium engineered the street shall meet this same standard material (such as Hardie Board or LP), reduce when consistent with the principal brick/stone to 10%. structure. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 10%. Driveways: - No private driveway leading to a garage OK, No flexibility requested may be more than 24 feet in width at the front yard property line. Garages: - An attached garage shall be included with all principal residential structures in the T- Request: Front entry doors no greater than 6 feet N district. farther back from the garage doors. - The minimum floor area for the required attached garage shall be 480 sq. ft. All other ok. - For front -loaded attached garages, no portion of any garage space may be more Project will include Usable front porches or similar than five feet closer to the street than the features. front building line of the principal use (including porch). Fagade: - The minimum width of the dimension of the principal building living area across Request: Livable portions of the home exposed to the front building line shall be no less the front street will achieve between 40% to 50% of than 12 ft., which may include a usable the width of the structure, with designs to be porch of at least 6 ft. in depth. approved through the PUD process. - The maximum building line of the attached garage may be no more than 20 ft. across the front building line. Parking: - 2.0 spaces for each dwelling unit OK, No flexibility requested § 153.067 Off -Street Parking ordinance table 4-7 Haven Ridge West — Concept Plan Submittal 2.5.24 >> 62' Lots — Proposed: 62' Single Family detached homes, standard public roads. << TN Base Zoning Requirement Haven Ridge West Proposal Lot Width: Proposed Lot Width: - Minimum: 55 ft - Minimum: 62 ft Lot Depth: - Minimum: 100 ft OK, No flexibility requested (minimum 130 ft+) Lot Area: - Minimum: 5500 sq ft OK, No flexibility requested Setbacks: Setbacks: - Front Yard: 25 ft - Front Yard: 30 ft - Interior Side: 10 ft - Interior Side: 6 ft - Street Side: 20 ft - Street Side: 20 ft - Rear Yard: 30 ft - Rear Yard: 30 ft Floor Area: Floor Area: - 1,050 foundation - OK, no flexibility needed on Floor Area - 2,000 finishable - Request: 1500 finishable sq ft Building Width: - Minimum 24 ft OK, No flexibility requested Landscaping: - all plantings must be in the front or side yards, and all shrub and flower plantings must be in the front yard) Request: Project proposes Qty three (3) 3 -inch - No less than 60% of the square footage of trees per lot in lieu of garden/shrub/flower the front yard area shall be planted in plantings. garden meeting the following requirements: - Four caliper inches of canopy trees, which must be no less than three caliper inches at DBH at time of planting, plus two ornamental trees. Trees may be planted in front or side yard. - No less than one shrub per 20 square feet of front yard area. No less than one deciduous flower planting per 20 square feet of front yard area. Haven Ridge West — Concept Plan Submittal 2.5.24 TN Base Zoning Requirement Haven Ridge West Proposal Building Materials: A minimum of 20% of the front building Request: Brick/stone on front facade equal to at fagade of any structure in the R -A or T -N least 15% of all front -facing surfaces. zoning district, less the square footage area of windows and garage doors, shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from Request: If front fagade uses premium engineered the street shall meet this same standard material (such as Hardie Board or LP), reduce when consistent with the principal brick/stone to 10%. structure. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 10%. Driveways: - No private driveway leading to a garage OK, No flexibility requested may be more than 24 feet in width at the front yard property line. Garages: - An attached garage shall be included with all principal residential structures in the T- Request: Front entry doors no greater than 6 feet N district. farther back from the garage doors. - The minimum floor area for the required attached garage shall be 480 sq. ft. All other ok. - For front -loaded attached garages, no portion of any garage space may be more Project will include Usable front porches or similar than five feet closer to the street than the features. front building line of the principal use (including porch). Fagade: - The minimum width of the dimension of the principal building living area across Request: Livable portions of the home exposed to the front building line shall be no less the front street will achieve between 40% to 50% of than 12 ft., which may include a usable the width of the structure, with designs to be porch of at least 6 ft. in depth. approved through the PUD process. - The maximum building line of the attached garage may be no more than 20 ft. across the front building line. Parking: - 2.0 spaces for each dwelling unit OK, No flexibility requested § 153.067 Off -Street Parking ordinance table 4-7 Haven Ridge West — Concept Plan Submittal 2.5.24 »80' Lots — Proposed: 80' Single Family detached homes, standard public roads. << Haven Ridge West proposes 80' lots with an R1 baseline for lot dimensions, as well as adherence to RA standard for architectural /building material requirements. R1 Base Zoning Requirement Haven Ridge West Proposal Lot Width: - Minimum: 70 ft. OK, No flexibility requested - Average: 80 ft. Lot Area: - Minimum: 10,000 sq. ft. OK, No flexibility requested - Average: 12,000 sq. ft. Setbacks: - Front Yard: 30 ft - Interior Side: 10 ft OK, No flexibility requested - Street Side: 20 ft - Rear Yard: 30 ft Boulevard Trees: SF/MF DUs (1-4 Units) - 4.0 ACI Canopy Trees or OK, No flexibility requested - 8.0 ACI Canopy Trees (corner Lots) Building Materials: A minimum of 15% of the front building fagade of any structure in the R-1 or R-2 OK, No flexibility requested Districts, less the square footage area of windows and garage doors, shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from the street shall meet this same standard when consistent with the principal structure. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 5%. - The Planning Commission may approve optional facade treatments prior to building permit through site plan review when additional architectural detailing so warrants. Such detailing may include usable front porches, extraordinary roof pitch or other features. Garage: OK, No flexibility requested - Min floor area: 700 sq ft - No portion may be more than 5 ft closer to the street than front building line incl porch Haven Ridge West — Concept Plan Submittal 2.5.24 RA Building Standards Haven Ridge West Proposal Building Standards: - [1]: For interior lots in R-1 and R -A OK, No flexibility requested districts, attached accessory uses shall be setback no less than 6 feet from the side - yard property line, provided that the sum Project meet RA standards for these building / of both side yard setbacks shall be a architectural details. minimum of 20 feet. - [2]: The required rear yard shall consist of OK, No flexibility requested. a space at least 30 -feet in depth across the entire width of the lot that is exclusive of wetlands, ponds, or slopes greater than 12%. - [3]: 2,400 square foot gross floor area excluding a basement or cellar for two story homes and a 1,600 square foot - foundation for multi-level, rambler and split entry homes. - [4]: Finishable square footage is exclusive of required attached garage floor area. - [5]: Roof gables, shed roofs, dormers and porch roofs to allow for a lower pitch to incorporate as an architectural feature, provided no such exempted roof areas shall comprise any more than 20% of the total horizontal roof area of a single family structure as measured from a bird's-eye plan view. Garage Setbacks: - No portion of any garage space may be Request: Front entry doors no greater than 6 feet more than five feet closer to the street farther back from the garage doors. than the front building line of the principal use (including porch). Building Materials: A minimum of 20% of the front building fagade of any structure in the R -A or T -N OK with 20% Minimum. zoning district, less the square footage area of windows and garage doors, shall Request: If front fagade uses premium engineered be covered with brick or stone. material (such as Hardie Board or LP), reduce Any attached or major detached accessory brick/stone coverage to 10%. building that can be seen from the street shall meet this same standard when consistent with the principal structure. - Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 10%. Haven Ridge West — Concept Plan Submittal 2.5.24 F'TCI TWIN CITIES LAND DEVELOPMENT ABOUT US The TCLD team has experience in every facet of Twin Cities real estate development, investment, and management. The project team has developed thousands of single-family and multi -family lots, establishing itself as the most prominent local lot developer in the Twin Cities. As a trusted residential developer, our track record speaks for itself. Over the years, we have successfully brought numerous projects to life, earning a reputation for integrity, reliability, and exceptional results. Our diverse portfolio showcases our ability to adapt to evolving market trends and deliver projects that stand the test of time. LOCAL DEVELOPMENT EXPERIENCE • • � I � as TJ Fast {fnaa4 LFKmngon * xrW.or � S � �^� Manix un � �, �•an If.naa am ]pip Coon RaPrda Linn I aFra r Jahe^irc .S1rr Prr�r o Wu¢ 9r oklyn Park G•ove .` arae r.i.. 0* pek ... �"1TrrG141h Haven+e D }r Nalene«� r. r+ae+ma � Minneapa9is aCe`": Fr 51 Paul e+rw^a V 'p Minnekonka ,.ra P"I 5: 9rr•dan¢s . ..... a werWO Earn Pra•+c v ulwmingl^.. Project Lots City Status t.e Cnewa 0R €egan r` 1 Forest Hill Farms 35 Forest Lake Completed r�ona - " ca�� Brnwalr � an•r. ,��, ,avr 2 Pleasant Creek 44 Prior Lake Completed wro nFprv�lry`9S r3 MrjBlOwn Headwaters 54 Forest Lake Completed ` Pnrx :ikr 4 Prairie Village 70 Hugo Completed R� Jord" STerritory 25 Prior Lake Completed J Lavr.nk 3ti y eL a n ^a^^ 6 Pines at Elm Creek 53 Plymouth Completed be4 Prune 7 Boulder Ponds 99 Lake Elmo Completed 8 Adelaide Landing 324 Hugo Active 9 Orono Preserve 39 Orono Completed 10 Brayburn Trails 255 Dayton Active 11 Glen View Farm 141 Woodbury Active 12 Oakwood Ponds 210 Blaine Active 13 Mill Pond 93 Blaine Active 14 Gateway 16 Grant Completed 15 Woods of Medina 16 Medina Active 16 Lexington Waters 272 Blaine Active 17 Anton Village 335 St. Michael Active 18 Evanswood 365 Maple Grove Active 19 Brayburn Trails East 146 Dayton Active 20 Trott Brook Crossing 275 Ramsey Active Haven Ridge West — Concept Plan Submittal 2.5.24 PROPOSED PROJECT - PROPERTY ADDRESS 8410 Eisle Avenue NE, Monticello, MN 55362 CONTACT INFORMATION Applicant/Developer: Twin Cities Land Development, 4800 Olson Memorial Hwy, Suite 100, Golden Valley, MN 55422 Ben Schmidt I ben@tclanddev.com 1612.716.3047 Carla Dunham I carla@tclanddev.com 1 612.408.1297 Website: www.tclanddev.com Engineer: Carlson McCain, 3890 Pheasant Ridge Dr NE, Suite 100, Blaine, MN 55449 Brian Krystofiak I bkrystofiak@carlsonmccain.com 1763.489.7905 Haven Ridge West — Concept Plan Submittal 2.5.24 e4otii 'QUO 0*_ Monticello Township Hall L— W 1 I I— Z �J U)CC I - LJ Hunters Crossing - / Park j 7- I � i I NEW Sic A cc Pond J-.................. --� I, lj 1f 1Wetland l 00 J V I� IN111111 miw �V 'I r I 1 f IIS y, 52' SINGLE FAMILY \ (Not to Scale) f \. i` 9,210 SF _ r � LOT AVERAGE rr� 7,280 SF LOT MINIMUM .. 40 x70 BLDG SIZE I / I � � 30' FRONT SETBACK —ROW CURB V�LOT SETBACK DATA FRONT: 30 FT. SIDE: 6 FT. " REAR: 30 FT. CORNER: 20 FT. 62' SINGLE FAMILY (Not to Scale) / — ----- ------30' MIN. REAR SETBACK Pond 10,190 SF — LOT AVERAGE - KZ_ 8,520 SF — LOT MINIMUM 50'x7O' BLDG Aro SIZE po s�F ,FOt FRONT I SETBACK ROW \ + CURB LOT SETBACK DATA \ FRONT: 30 FT. SIDE• fi FT ---30' MIN. REAR SETBACK i ! fl 11 i I I � 1 r I r i -------- --- l� — ---- — —- SITE DATA TOTAL LOT NUMBER 298 52 FT. LOTS 66 62 FT. LOTS 113 80 FT. LOTS 47 TOWNHOME LOTS 72 TOTAL SITE AREA (SF) ±6,135,561 TOTAL SITE AREA (AC) ±140.85 LOT AREAS 59.92 AC OUTLOT AREAS 55.61 AC INTERNAL ROW AREAS 14 12.49 AC EXTERNAL ROW AREAS 12.83 AC N 0 100 200 400 ( SCALE IN FEET ) REAR: 30 FT. CORNER: 20 FT. R1 - 80' SINGLE FAMILY (Similar to Adjacent Properties) (Not to Scale) FRONT: ---30' MIN. REAR I SETBACK 14,425 SF FT. LOT AVERAGE 10 12,000 SF CORNER: LOT MINIMUM FT. 60'x7O' BLDG 20 SIZE FUTURE ROUND–A–BOUT 6.95 AC (Not to Scale) 30' FRONT W Z SETBACK W W W0to — ROW CURB LOT SETBACK DATA FRONT: EDMONSON AVE. NE 2.15 AC SIDE: 30 FT. REAR: 10 FT. CORNER: 30 FT. R3 - 26' TOWNHOME 20 FT. J a EDMONSON AVE. NE 2.15 AC z w 85TH ST. NE 2.38 AC It 0 V �z� W — Z EISELE AVE, NE 1.35 AC �z R3 - 26' TOWNHOME X FUTURE ROUND–A–BOUT 6.95 AC (Not to Scale) W Z EXISTING ZONING A-0 W W W0to — GROSS DENSITY 1.79 DU/AC Z ca -- 10' MIN. REA o v (252 LOTS PER HAVEN RIDGE PRE–PLAT) F � AftM SETS CK Z UJ >Ix Q, M 1134'– 1 30' 5' �o W PROPOSED ZONING PUD BL )G PAD SIZE GROSS DENSITY 2.12 DU/AC 5' MIN. --� m -20 MIN. BET EN UNI S NET DENSITY 2.86 DU/AC SIDE z NET AREA 104.20 AC SETBACK a 0 J UNDEVELOPABLE LAND (EXCLUDED) -36.65 AC W Q� a EXTERNAL ROW AREAS 12.83 AC W c V Z W WETLAND AREAS 21.62 AC V � > WOODED AREA OUTLOT 2.20 AC — __25' M 14. FRONT ETBA K TO CURB LU O O TOTAL CENTERLINE LENGTH 9,110 LF LOT SETBACK DATA (INTERNAL CENTERLINES ONLY) NO TOWNHOME CL'S CL N o� J to In FRONT: 25 FT. LEGAL DESCRIPTION SIDE: 5 FT. OUTLOT E, OUTLOT F, OUTLOT G, OUTLOT H, OUTLOT I, OUTLOT J, DISTANCE BETWEEN BUILDINGS: 20 FT. OUTLOT K, OUTLOT L, HAVEN RIDGE, WRIGHT COUNTY, MINNESOTA. REAR: 10 FT. J a z w It 0 V �z� W — Z �z Z;� > X �7 Z) W Z i = W W W0to Z ca o v r o F � AftM U) W0 a, La n Z UJ >Ix Q, M C �o W � a" o m OD m 0 CO z W a 0 J a W Q� a o� W c V Z W V � > a z LU O O CL N o� J to In W ,Ln W 3: 0 D gn a 2 � Z �a J o N � W 2: > N � C V O 0 O Z O IH 00 H REVISIONS 1. 2. 3. 4. 5. 6. DRAWN BY: C# / RR ISSUE DATE: 02/05/2024 FILE NO: XXX Qy G0 V� �v 1 of 1 HAVEN RIDGE WE T MONTICELLO, MINNESOTA 194 MisSiss N Pp Ri �eR EA RD z W a � z 0 J Q L� W Z W > a N z o p 0 85TH ST. NE ST. NE w Q c� SITE z W VICINITY MAP NOT TO SCALE z 0 100 200 400 (IN FEET) Ly0 LV IJ BENCHMARKS 1. Minnesota Department of Transportation Geodetic GSID Station No. 93813 (MnDot S llllllli AR Y ELEVATION = 974.53 FT. 2. Minnesota Department of LARGE S.F. MEDIUM S.F. SMALL S.F. TOWNHOME TOTAL ;E I - 19 LOTS 16 LOTS 22 LOTS 57 LOTS ;E II 14 LOTS 26 LOTS 29 LOTS - 69 LOTS ;E III 19 LOTS 17 LOTS - 27 LOTS 63 LOTS ')E IV - 28 LOTS 21 LOTS - 49 LOTS ;E V 14 LOTS 23 LOTS - 23 LOTS 60 LOTS z 0 100 200 400 (IN FEET) Ly0 LV IJ BENCHMARKS 1. Minnesota Department of Transportation Geodetic GSID Station No. 93813 (MnDot Name Golf). ELEVATION = 974.53 FT. 2. Minnesota Department of Transportation Geodetic GSID Station No. 93803 (MnDot Name 8605 S) ELEVATION — 966.55 FT. 3890 Pheasant Ridge Drive NE, Revisions: Carlson Suite 100 I hereby certify that this plan, specification Print Name: Brian J. Krystofiak, P.E. Drawn: KRO 1 HAVEN RIDGE WEST • environmental MIN N 55449 or report was prepared by me or under my • engineering Phone: (763) 489-7900 direct supervision and that I am a duly Signature: Designed: BJK TWIN CITIES LAND DEVELOPMENT PHASING EXHIBIT of surveying Fax: (763) 489-7959 Licensed Professional Engineer under Monticello, Minnesota McCain ' www.carlsonmccain.com the laws of the State of Minnesota Date: 2/5/24 License #: 25063 Date: 2/5/24 1 HAVEN RIDGE WEST MONTICELLO, MINNESOTA VICINITY MAP NOT TO SCALE 0 100 200 400 (IN FEET) 11 BENCHMARKS I 1. Minnesota Department of Transportation Geodetic GSID Station No. 93813 (MnDot Name Golf). ELEVATION = 974.53 FT. 2. Minnesota Department of Transportation Geodetic GSID Station No. 93803 (MnDot Name 8605 S) ELEVATION = 966.55 FT 3890 Pheasant Ridge Drive NE, Revisions: Carlson Suite 100 I hereby certify that this plan, specification Print Name: Brian ]. Krystofiak, P.E. Drawn: KRO 1 HAVEN RIDGE WEST Pi •environmental MN 3) 49 di report ctsupewas isionaprepared thatIa runder my TWIN CITIES LAND DEVELOPMENT PHASED GRADING EXHIBIT Blaine, • •engineering Phone: (763) 489-7900 direct supervision and that I am a duly Signature: Designed: BJK of )McCain 'surveying Fax: (763) 489-7959 Licensed Professional Engineer under Monticello, Minnesota www.carlsonmccain.com the laws of the State of Minnesota Date: 2/5/24 License #: 25063 Date: 2/5/24 1 2 0 U z W CID U) z U) J 0 a a W z z 2 T W Z) z W a a z W X 0 wsb February 29, 2024 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Haven Ridge West Residential Subdivision - Concept Stage PUD Plan Review City Project No. 2024-07 WSB Project No. 024753-000 Dear Mr. Leonard: We have reviewed the Haven Ridge West conceptual stage PUD site plans dated February 13, 2024. The applicant proposes to construct a residential development consisting of 226 Single Family Units and 72 Townhome Units on a 141 acre parcel. The documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General & PUD / Preliminary Plat 1. City staff will provide additional comments under separate cover. 2. Coordinate with City staff to determine the potential need for oversizing the Lift Station to allow for additional growth in this area. Site, Street, & Utility Plans 3. Streets and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 4. The Fire Marshall and/or building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City's ladder truck. Provide a turning movement exhibit to show that a fire truck can access all building structures, cul-de-sacs, roundabout areas, and parking lots as applicable. Additional comments may be provided under separate cover. 5. With future submittals, provide a full civil plan set that includes an existing/removals plan, utility plan, more detailed site/paving plan, grading plan, erosion/sediment control, and standard details plan. If the project will disturb once acre or more, a SWPPP will be required consistent with the MPCA CSWGP standards. 6. The utility plan will need to show the existing and proposed sanitary sewer, watermain and storm sewer serving the site. Watermain looping may be required through the site to provide adequate fire flow supply. Additional utility stubs to adjacent properties may also M:\024753-000\Admin\Docs\2024-02-13 Submittal (Concept Plan)\_2024-02-29 Haven Ridge West Subdivision - Engineering Review Comments.docx Haven Ridge West Residential Subdivision Concept Stage PUD — Engineering Plan Review February 29, 2024 Page 2 be required to accommodate future looping connections. See comments on concept and record plans enclosed. Stormwater Management Below are General Stormwater Requirements for the Site: a. The applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City's Design Manual b. Infiltration is required for new developments. If infiltration is not feasible provide documentation on the rational before moving to additional BMP's c. The new site will need to provide onsite volume control for runoff of 1.1" over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. i. Water quality requirements will be considered met if volume control is achieved for the site. If volume control cannot be met then the development will need to show a no net increase of TSS and TP d. Rate control will be required for the new development. All rates must be equal or less than existing rates for each discharge location e. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. f. The site is outside of the DWSMA and is not subject to requirements of the City's Wellhead Protection Plan. 8. Two feet of freeboard is required for the HLW of a basin to the low opening of a structure. Two feet of vertical separation is also required from an area's EOF elevation to the low opening. 9. Include storm sewer sizing calculations with future plans. Refer to Monticello Design guidelines for Storm sewer requirements. 10. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 11. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 12. Final review of erosion control bmp's will take place with future submittals. Provide redundant perimeter control around all wetlands onsite. 13. Provide a full geotechnical report to verify soils and groundwater elevations within the site. Traffic & Access 14. The development of 226 single family homes and 72 townhomes are expected to generate over 2,500 daily trips. A traffic study was completed in 2018 for the entire development area and recommended the improvement of nearby intersections. Although the current concept plan proposes more lots than were contemplated at that time, the current progress and proposed improvements to these nearby intersections will alleviate the impact of the additional lots. It is our opinion that a revision to the original traffic study is not necessary at this time. Haven Ridge West Residential Subdivision Concept Stage PUD — Engineering Plan Review February 29, 2024 Page 3 15. The applicant is proposing one access point along Edmonson Avenue, two access points along 85th Street NE, and one access point along Eisele Avenue NE into the single family home phased areas. One access is proposed for the townhomes along Eisele Avenue. Two driveways are proposed for the other townhome phased area, one along the realigned Fallon Avenue and the other along 85th Street NE. Street access spacing, grades, and sight lines will be reviewed with future submittals. 16. Pedestrian sidewalks and trails appear to provide connectivity throughout the site and connect to existing facilities. See additional comments from City staff under separate cover. Wetlands & Environmental 17. Any permanent or temporary impacts to wetlands proposed as a result of cut/fill impacts from construction must be permitted via the Wetland Conservation Act (WCA). The wetland delineation for this project was reapproved on January 8, 2024 and will expire on January 8, 2029. It appears that Wetlands 1-4 and 12-13 will be impacted by this development. 18. The City requires wetland buffers and setbacks from existing wetlands and these will need to be incorporated into future development plans. A more detailed review of the development plans will be completed when the applicant submits complete civil plans and a stormwater management report. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 612-419-1549 if you have any questions or comments regarding the engineering review. Sincerely, WSB ;� L James L. Stremel, P.E. Senior Project Manager UJ LLJ �--- cu 1 SII li a 1 + 1 � � ,..,� � J - � • - . � Ll /r Hunters Crossing Parkk/ — Monticello Township Hall f ! ��❑❑❑❑❑❑ _ [11101011-Y. j ❑ oodi0 [1 [1 F] 7 11 Area Outlot � ALL] ] i ❑ / ' _J+ 01 . . . . . . . F1 11 71 _J El . I I I I I 52' SINGLE FAMILY (Not to Scale) -30' MIN. REAR SETBACK 9,210 SF LOT AVERAGE 7,280 SF LOT MINIMUM 40'x74' BLDG 51ZE 30' FRONT r SETBACK ROW CURB LOT SETBACK DATA FRONT: 30 FT. SIDE: 6 FT. REAR: 30 FT. CORNER: 20 FT. 62' SINGLE FAMILY (Not to Scale) -30' MIN. REAR SETBACK 10,190 SF LOT AVERAGE 8,520 SF LOT MINIMUM 50'x70' BLDG 517E 30' FRONT SETBACK ROW CURB LOT SETBACK DATA FRONT:, 30 FT. SIDE: 6 FT. REAR: 30 FT. CORNER: 20 FT. II R 1 - 80' SINGLE FAMILY (Similar to Adjacent Properties) (Not to Scale) 30' MIN. REAR SETBACK 1 14,425 SF LOT AVERAGE 12,004 SF LOT MINIMUM 60'x70' BLDG SITE DATA SIZE 30' FRONT TOTAL LOT NUMBER 298 I SETBACK 52 FT. LOTS 66 ROW 62 FT. LOTS 113 CURB 80 FT. LOTS 47 LOT SETBACK DATA -- _ TQWNHOME LOTS 72 -__- FRONT: 30 FT. TOTAL SITE AREA (SF) ±6,135,551 SIDE: 10 FT. TOTAL SITE AREA (AC) ±140.85 REAR: 30 FT. * - LOT AREAS !;9.92 AC CORNER: 20 FT. OUTLOT AREAS 55.61 AC INTERNAL ROW AREAS 12.49 AC EXTERNAL ROW AREAS 12.83 AC EDMONISON AVE. NE 2.15 AC 85TH ST. NE 2.38 AC EISELE AVE. NE 1.35 AC R3 - 25' TOWNHOME FUTURE ROUND–A–BOUT 6.95 AC (Not to Scale) 0 100 200 400 ( SCALE IN FEET } am EXISTING ZONING A-0 GROSS DENSITY 1.79 DU/AC (252 LOTS PER HAVEN RIDGE PRE–PLAT) PROPOSED ZONING - PUD GROSS DENSITY 2.12 DU/AC NET DENSITY 2.86 DU/AC NET AREA 104.20 AC UNDEVELOPABLE LAND (EXCLUDED) -36.55 AC EXTERNAL ROW AREAS 12.83 AC WETLAND AREAS 21.62 AC WOODED AREA OUTLOT 2.20 AC TOTAL CENTERLINE LENGTH 9,110 LF (INTERNAL CENTERLINES ONLY) NO TOWNHOME CL'S LEGAL DESCRIPTION OUTLOT E, OUTLOT F, OUTLOT G, OUTLOT H, OUTLOT I, OUTLOT J, OUTLOT K, OUTLOT L, HAVEN RIDGE, WRIGHT COUNTY, MINNESOTA. 5' MIN. SDE SETBA{ LOT SETBACK DATA FRONT: 25 FT. SIDE: 5 FT. DISTANCE BETWEEN BUILDINGS: REAR: 10 FT. J a z w F 0 Fe LU � LOz LU � f U �7 1z LU > Zf U1 LU Q m p Z o _J a oU 0 t w L, n z LU 7 0 CD 1 U ro 0 LUL o ~00 Cis x M /to Q to N p AeZ M W a ❑ J a a W� H 0 � W ~ ° CU Z Z �+ 0 W ❑ z W c) d � N GN Z3 J U] Ln W Ln ra M W o p v = C Z 2 � J 0 � E — W D M"II p o CD Z q H 00 H REVISIONS I. 2. 3. 4. S. 6, DRAWN BY: C# RR ISSUE DATE: 02/05/2024 FILE NO: XXX nnet VV rL 1 of 1 HAVEN RIDGE 2ND ADDITION SANITARY SEWER, WATER MAIN, STORM SEWER AND STREET CONSTRUCTION PLANS MONTICELLO, MINNESOTA 19q MIS$/S$IPPI Ri �R N s y 851H ST. NE �w s1 NE SITE z. VICINITY MAP NOT TO SCALE _--� --- —--- ---- T I6 6 v7 ( 32i 33 '4e • 50 �a • g NOTE: PLANS SHALL COMPLY WITH THE REQUIREMENTS IN • v. THE CITY OF MONTICELLO GENERAL SPECIFICATIONS 316 2 i1� r x2$� ( AND STANDARD DETAIL PLATES FOR STREET AND ms 362�ra s, b •• ••.��,( - UTILITY CONSTRUCTION. v363 Iz 364 j 336 366 365 , � Mqy� 356 337 zl 311 413 36J 338 257 Y it u 310 368 357 oiowu oiK x • SHEET INDEX 4,2 36 356 39 256 a9 14a - . . 41 1 COVER 70341 259 ----------------------- ----------- --- - ---- ---- 306 1103 z 342 . --�_-- 2 INDEX .I 2e 2fi0 i 3-4. SANITARY SEWER AND WATER MAIN 366 411 351 3 5-7. STORM SEWER t 8-9. STREET CONSTRUCTION �I 374 6 10-11. TRAIL CONSTRUCTION ass 12-19. DETAILS 405267 376 r .3I 266 j ---------------------------------- N 37J 3J6 j lac 69 I 29 76 40a sal J' jIj 9114 397 zll77 0 150 300 600 29s 6 CALL BEFORE YOU DIG 27a 94 3 6 (IN FEET) 279 ss JU. K 61 26` i- BENCHMARKS 9229' ------------- -_--_ ,. Minnesota Department of Transportation y f Geodetic GSID Station No. 93813 (MnDot f Ij Name Golf). 289 zea as '- Know what's below.---'-�� ELEVATION = 874FT. Call before you dig. I I ��.� _-__-- ____-___-_-_ 2. Minnesota Department of Transportation ---"-- -_-- Geodetic GSID Station No. 93803 (MnDot ---- I Name 8605 S) The subsurface utihtyinformation shown on this plan is utility Quality Level D. This quality level was determined according to ELEVATION 966.55 FT. the guidelines of CI/ASCE 38-02, entitled "Standard Guideline for the Cal 'et and Depiction of Existing Subsurface Utility Data." 1 I 7. 7/18/23 Revise Owne r & Servi a Icvations per pad revision 3890 PHEASANT RIDGE DR NE Ihereb certify that this plan, Print Name: Brian 1. Krystogak, P.E. Drawn: NJP Revisions: City TAMARACK LAND — HAVEN RIDGE, LLC 1 CARLSON hereby y p p 5/5/21Per Per Comments HAVEN RIDGE 2ND ADDITION lNGINEERING SUITE 100 Or report was prepared by me Or under my 2. 5/24/21 Per City Comments SURVEYING BLAINE,BLAINEMN55449 dinsetsupervl5lonand[hatIamaduly Signature: //- Designed: SIK 3.6/7/22 Per New Lay 1536 Beachcomber Blvd. COVER of ENVIRONMENTAL TEL783A89.7900 UcensedProfes5lonalEngineerunder� a.6/20/22Revi5eshts.3-7 Per City Comm entr Monticello, Minnesota 19 M � CAIN FAX 783.489.7959 the laws of the State of Minnesota Date 3/10/21 License # 25063 Date 3/10/21 5.7/15/22 Revise sht. 10 & 11 Per Existing Tell Location W a co n ia, MIN 55387 CARLSONMCCAIN.COM 6. 7/27/22 Revise sht. 3,4,5,6,7,10 Per City Comments sere o.t•. miraiza r:Voe.v6g1-m66vos6-mo.—W o.oaeme dwwmv�znd xddn-7056-xo..r 2nd.dw9 T 7 8" G.V. <O & BOX 2 HYDRANT W/G.V. 8"X6" -TEE 16'-6" DIPCL.52 GND. EL. 963.0 5&W=2+40� INV -953.6 �I CS=963.6 INV=953.8 gy5 Z CS=963.3 G J S&W=3+64 INV -954 0 ID 8" 22.5* BEND8" 22.5* BEND 12"X24" � S&W=1+17 S&W=0+6o INV=952.4 THE UTILITY AS -BUILT ELEVATIONS. ALL EXISTING ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION. 1 O , INV -952.6 CS=962.6 CS=962.4 S&W=0+20 INV=952.4 S&W=1+53 NV=953.6 ,9&W=0+35 INV -952.8 4.0 G 964.0 C5=962.4 7. CS=962.8 G 96 SANITARY RISERS SHALL BE INSTALLED AT THE MAIN, AND AT THE PROPERTY LINE PER CITY DETAIL 3004 964 0 S&W=3+75 WATER SERVICES FOR LOTS 17-20, BLOCK 2 SHALL BE LOWERED 2' BELOW THE STORM SEWER & INSULATED. S 8" G.V. 10. TRACER WIRE SHALL BE INSTALLED WITH ALL PVC WATERMAIN. TRACER WIRE SHALL BE INSTALLED WITH ALL SANITARY & BOX j� G INV=952.6 S&W=0+94 x'64 7 `••� 9 96 CS=962.6 INV=953.3 G o ®, 13 ° /s O & BOX 4'0 CS=963.3 96, INV=953.8 o cs=ss3.e 8"X6" -TEE �' \ � ° 1 4 10 N. 12"x8" REDUCER 7 2,\v � g65� 1 � �� �6�5 Ics=9ei 9 12"X24" � THE CITY WILL NOT BE RESPONSIBLE FOR ANY ADDITIONAL COSTS INCURRED THAT ARE ASSOCIATED WITH VARIATIONS IN HYDRANT W/G.V. THE UTILITY AS -BUILT ELEVATIONS. ALL EXISTING ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION. NV=953.2 CROSS (PLUG 24� 26'-6" DIP CL.52 3. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR 26 UNLESS OTHERWISE NOTED. GND. EL. 962.0 4, S&W=1+53 NV=953.6 S&W-3+24 5. NORTH / 7. CS=96'.6 STA. 4+50 M I CONNECT TO EX. 12" DIP WM W/12" G.V. & BOX. REMOVE & DISPOSE OF EX. 12" DIP WM AS REQUIRED. I REMOVE &J DISPOSE OF EX. 12" G.V. & BOX PROTECT EX. STORM SEWER 9y S&W=2+37 INV=953.6 \\ 5 CS=9fi3£ n \ 96 S&W=2+99 Irr \ \ \ p CS=9GD,'2 S&W=3+56 � cs=9699 MH STA. 0+75 \ \ 12 SAWCUT, MILL & REMOVE & DISPOSE OF EXISTING BITUMINOUS. 24" PLUG REPLACE W/EQUAL SECTION. 0 25 50 100 (IN FEET) 110, - -9-6 4 ,p / S&W=0+63 NV=952.5 �5=962.5 S&W=3+34 V = 952.1 CS=962.7 n 1. Minnesota Department of Transportation Geodetic GSID Station No. 93813 (MnDot Name Golf). ELEVATION = 974.53 FT. 2. Minnesota Department of Transportation Geodetic GSID Station No. 93803 (Mn Dot Name 8605 S) ELEVATION = 966.55 FT. S&W=2+62 INV=953.1 CS=963.1 87TH STREET NE GENERAL NOTES: 1. THE CITY WILL NOT BE RESPONSIBLE FOR ANY ADDITIONAL COSTS INCURRED THAT ARE ASSOCIATED WITH VARIATIONS IN HYDRANT W/G.V. THE UTILITY AS -BUILT ELEVATIONS. ALL EXISTING ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION. 8"X6" -TEE 2• THE CITY SPECIFICATIONS REQUIRE THAT SANITARY SEWER AND STORM SEWER REQUIRE TELEVISING. VIDEO FILES SHALL BE PROVIDED TO THE CITY FOR REVIEW. 26'-6" DIP CL.52 3. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR 26 UNLESS OTHERWISE NOTED. GND. EL. 962.0 4, WATER SERVICES SHALL BE 1" COPPER TYPE K AND SHALL HAVE 7.5' MINIMUM COVER. S&W-3+24 5. SANITARY SEWER SERVICE WYES ARE STATIONED FROM THE DOWN STREAM MANHOLE. 6s° INV=953.2 6. C5=96 SANITARY SEWER INVERTS ARE SHOWN DOWNSTREAM OF THE CURB STOP. 7. SANITARY SEWER & WATER SERVICES SHALL BE CONSTRUCTED 11' BEYOND THE R/W. 11 ° S&W=2+59 8. SANITARY RISERS SHALL BE INSTALLED AT THE MAIN, AND AT THE PROPERTY LINE PER CITY DETAIL 3004 9sx cs=ssa.i 9• WATER SERVICES FOR LOTS 17-20, BLOCK 2 SHALL BE LOWERED 2' BELOW THE STORM SEWER & INSULATED. S 8" G.V. 10. TRACER WIRE SHALL BE INSTALLED WITH ALL PVC WATERMAIN. TRACER WIRE SHALL BE INSTALLED WITH ALL SANITARY & BOX SEWER SERVICES IN ACCORDANCE WITH STANDARD DETAIL PLATE 3005 (SEE SHEET 14 & APPENDIX D OF THE CITY'S 2 GENERAL SPECIFICATIONS). T S&W-2+01 11. B�' 96SICS=963.5 PLACE POST AT EACH SANITARY SEWER DRAINTILE CLEANOUT ° 8" G.V. Edi o ®, 13 ° /s O & BOX \ S&W=1+39 HYDRANT W/G.V. \a ; 7 96, INV=953.8 o cs=ss3.e 8"X6" -TEE �' \ � ° 1 4 HYDRANT W G.V. / 12'-6" DIP CL.52 - ° 8"X6" -TEE GND. EL. 963.3 965 SINV 953.7 0+55 8" 22.5* 6'-6" DIP CL.52 s&w=o+s6 8 BEND GND. EL. 962.2 NV =953.6 0 CS=B l 9. '9ss S&W=1+55 B \ 6R� 10 G 1 ° S& =0+82 8" 22.5* INV=953.1 s Op INV=953.1 13ENDCS=963.1 G S&W=1+97 C O \ INV =953.5 G CS=963.1 9 8 S&W=1+01 INV=952.5 9y �( as a 64_ CS=963.5 96 \OT g"<b INV=952.5 CS=962.8 16 S C5=962.5 n (i 1.7 •. �P G \q... ,!� C' `SO 11 96�i r 96 N 6� S' SP S&W=1+31 0 p os 1 7 1$ �PJG �� \ r721 INV=953.9 G \ '6 a C5=983.9 G, ,;{, c • � m.. •• 12 S S&W=0+4996A� 'tip 20 gyk5 M{V=953.6 13 7' - -.-,a*o° ,,ff) CS -963.6 G _ _ Or 't c< <' �v0 A _ 72 \ 0T pT 19 NV=9535 S&W=1+1596? INV=953.3 07 D pT A 0 C5=963.5 ` CS=963.3 G 1 z1 `t g6p 18 S& 1+61 (` 7.5' MIN. 4.0 NV=952.9 955 s&W=0+7o G 5 - 16 17 Syn o CS -962.9 STA. 9+75 MH INV=953.0 9 CS=963.0 &W=0+54 '0 G 964.0 G S&W=2+01 9640 INV=952.7 STA. 14+34 MH 9 INV=952.8 ds=962.8 S& +9 S&W=0+56 CS=962.7 4 INV=952.6 - -- --- IN52. V=9. STA. 11+00 MH o Cs -s62. C5=9626 MH q STA. 12+25 8 7 MAINTAIN 24" 970 FROM 970 7 SEWERA&OINSULATESTORM (SEE DETAIL) MH RE=961.65 MH RE=962.40 RE=963.53 MH MH RE=961.79 12 BLD=8.99' 11 BLD=10.45' MH RE=961.50 9 BLD=13.48' MH RE=961.65 RE -96180BLD=16.75' 4 965 10 BLD =10.90' 8 BLD=13.33' 7H BLD 64.08' 965 PROPOSED GRADE 960 ,_ _- -- PLACE HIGH 960 15" STM SWR PLACE HIGH CROSSING POINT OF WM EXISTING GROUND //---_ -'________________ ------ --PL7a6E HIGH POINT OF WM AT HYD TEE. POINT OF WM, AT HYD TEE. r'- ---- ----- 7.5' MIN. AT HYD TEE. -_ 955 CONNECT COVER 955 TO EX. 12" 15" STM SWR CROSSING 8" PVC C900 WATERMAI 15" STM SWR CROSSING MAINTAIN POSITIVE GRADE ON WATERMAIN - -- --- DIP WM EX. 12'• I -__,� 0DIP-W 34-8PVC SDR 35 ® 0.40% 16" STM SWR w�o on E 950 45' VERTICAL BENDS '8 124PVC SDR 35 ®0.409* 396'-8" PVC SDR 35 ® 0.407 CROSSING ^ � ± n ± o b 12"X24" AS REQUIRED 124 -8 PVC J N + + aO 'tO 945 CROSS (PLUG TO 18" MAINTAIN 24" SEPARATION SDR 35 ® 0.40 124'-8" PVC SDR 35 ®0.40% 209 -8 PVC SDR 35 (, 0.407; 945 24" NORTH) LOWER WATERMAIN MAINTAIN VERTICAL SEPARATION BETWEEN SANITARY SEWER SERVICES & WM FROM STORM SEWER & INSULATE (SEE DETAIL) 8" SAN SWR 45' VERTICAL CROSSING 940 AS B EQUIRED 45* VERTICAL 940 940 AS REQUIREDENDS LOWER WM TO PROVIDE 24" w SEPARATION FROM STORM SEWER 3 vwi z vwi z to z w 3 w N 3:z 935 & INSULATE (SEE DETAIL) a0 a0 a0 00 00 aD a0 a0 a0 00 00 a0 a0 00 935 I I O OO 0b MN I I 00 n(O I I NN OOl I I NN 1q:M I 00n I I 11 1 NN 000080 a0 Obn c`1 00 0) 00 0000 r- r- c0 (O CI i In NN LO ) Coal a)0) �0) 0)CbC OI O) O) O) C00 O) Coal O) O) Cl) O) O) O) O) it 930 > » > » Az » » »> _5D Z zz z zz zz z zz ENGINEERING CARLSO N SUIT PHEASANT RIDGE DR NE SUITE 100 I hereby certify y that this plan, specification Print Name: Brian ]. Krystofiak, P.E. or report was prepared by me or under my Drawn: BJP R. 5/5/na: 1.5/5/21 Per City Comments s 2.5/24/21 Per City Comments TAMARACK LAND - HAVEN RIDGE LLC HAVEN RIDGE 2ND ADDITION SANITARY SEWER & 4 SURVEYING- MSCAIN ENVIRONMENTAL BLAINE, MN 55449 TEL 763.489.7900 FAX 763.489.7959 dire supervision and that I am a duly Signature: 2 sed Professional Engineer under Date: 3/10/21 License Desl ned: B]K g Date: 3/10/21 3. 6/7/22 Per New Layout 4.6/20/22 Revise WM along Fallon to 24" 5.7/27/22 PerClyComments 1536 Beachcomber Blvd. Monticello, Minnesota WATER MAIN of 19 save *ere. 0 /,823 ::vobsVoai - oSOVosS - monticeila oronerties\wtl c3a\engineenng,fnai CARLSONMCC:AIN.COM unirty,2na aeainon,2os6 utinry 2no. helaWsoftheStateofMnnesota 5. 7/18/23 Revise Owner & Service Elevations Waconia, MN 55387 „ �„� LL SEE SHEET 8 SEE SHEET 9 SAN SERVICE SERVICE t t ,r - ��� Br�N SERVICE t t SERVICE _ _ _ _ _ _ _ _ _ _ _ _ _ _ - ! BLOCK 1 LOT 5 TIE K , LOT 10 TIE t t _ r r - __- BLOCK 3 LOT 4 'ME WK 3 LOT 12 TIE - -- - - - - --� ' ! 2 ' MH 12 1 t- - - �� - - I t l f ' CB 269 1 1 I f ` . r .,� I SAN SERVICE I I 1 142 MH 12 1 HYDRANT t r_• --- S - r I 8. HYDRANT t 1 I CB 258 1 ! ! # `� 1 I I BLOCK 4 LOT E . 112 CB 225 1 _ _ _ _ _ J - OCKr� 1 TIE I MH 24 ` t I 1 1 1 ! O r 1 I 127' NW GARAGE ER o L WYE STA. 1 +4�_ ___ J TA�1# r- 1 IrI►IH 22 I I I STA. 0+47 t t f STA. D+7�4 $AN SERVICE i 1 1 0 1 154' SW GARAGE RNER a- I _ - - _ - ! I I =945.6 t ! =948.1 ! + t � �, 0 K 3 LOT 1 TIE 1 MH 23 1 I t SERVICE I I LOCK 3 LOT 11 TIE ! ISAN SERVICE 1 I WYE STA 1 +5d . r 0 1 I 1 I STA. 0+59 I I t I 75' HYD 1CJ I BLOCK 1 LOT 4 TIE I I I� 0 MH 2641 1 =944.9 1 1 I I t LOCK 3 LOT I TIE 1 Qp CB 259 ' 1 I IBLOCK 4 LOT � T g�.5 1121 HYDRANT 1 T- n I 1 5 CB 2638 1 1 I l 1 1 SAN SERVI I t� 1" CB 269 1 f I A. 1+ 1 198 MH 25 1 7.27' MH 12 1 I STA. 1+ 1 I I 1 II BLOCK 3 L l TIE t 97 HYDRANT f L_ _-_ 46.5 1 1- I - 129 MH 25 1 I 1 WYE STA. 2+21 1 1 1 =944.2 1 1 I I I 142 HYD 1 , VIPIFE - - - , ._.. _ _ _ _ _ WYE STA 0+91 J L- - _ - -. - _ -J I I I I 1 1 1 1 1 _ -'- � .. L -- - - _ - _ - _ _ - _ J SAN SERVICE I I 1 I I I 1 148 MH 23 '- Sr�►T - - - — ------- BLOCK 3 LOT 1 1TIE ` SERVICE I t I _� 'I"+3 i y J 13 6 n n 17 -7 � 0 , z n r BLOCK 1 LOOT 3 TIE 32' CB 263B 1 I K 3 LOT E 4. 5+ 0 0 c I Jy t U V `�' 1 1 1 1 I 1 1 -- �� � �� '� [ � f• 14��� .56 ! 153 HYDRANT -4 7 HYDRANT 1 I MH 22 I L _ - a��,,� - _ - - - - MH -25 MH -75 `+ 133' MH 13 1 CD A STA. D+ 1 1 ' MH 264 �- M- _ - -El E L E AV E ;I . I 'NYE STA. 2+96 1 t � - 943.8 - J L - _ - - _ J - Iwo --2+T � _ _ M 23 r SERVICE 1 I 1 SAN SERVICE I I 1 I SAN SSEJJ I I ISAN SERVICE ! I I . W 1 131 +n►� 1524 U C BLOCK 5 LOT 61 1 IBLOCK 5 LOT I ME f (BLOCK 5 LOT 1 TIE `moi-sffmCE- _ _ - _ - 1 1;5 00 -44 ,� I _ - -, 1 52' MH 23 I f f10T CB 2fi8 1 1 1 145' MH 25 1 I 1 BLOCK 5 LOT 1 1 TIE I " 2 I BLOCK 1 LOT 1 TIE 1 - -_ 1 1 , I! l f l l I 184 MH 25 1 I 1 �i9 HYDRANT -1 -- _- _ _ _ _ "1 r 1 1 77 MH 24 I 1 I 1208 CB 272 I j 1 WYE STA 3+ CB 272 I I I Ii 42' MH 26 I I 4 I o - �42' MH 13 1 CE 1 1 +. WYE STA. 0+35 I WYE STA. 1+ I I I SAN=948.8 I ! 1 1 + W 11 1 1 1SAN=945.5 1 I CEI j SAN=946.4 I 1 �41i .0+7D IISAN SERVI 1 I SAN SERVICE f I 9 .�VY� A._ I�+1 B_ I o r__--- r___ _ r_ -� LOCK 5 LDT 1 ITIE 1 1 I IBLOCK 5 LOT!J IT1E f 1 K TIE f 1 I I I • W o SAN SERVICE 11 1 6 MH 22 1 1 1 1 1 I BLOC 5 LOBI i 1 SAN SERVICE I I I I SAN SERVICEI . `1 j 1 BLOCK 5 LOT TIE 1 1 6' MH 23 1 1 11 1 1 121, SE CORNER 1 125' CB 2721 1 I f BLOCK 5 LOT 1 0 TIE I I BLOCK 5 LOT 31E I SAN SERVICE ` - r j 96' MH 22 1 I STA. 0+421 11 L _ _ _ _ J E27 NE SCORNER ` - J L 1D I ! 1 55� C8 272 1 1 75� MH 28 1 - I =944.8 1 i WYE ►. + 'WYE-ST►� f l I I I 1 I SAN SEW -- - - SAID 945,9 _ _ _ _ _ J I I I BLOCK 1 LOT 1 TIE 7 r ! 27 MH 2631 1 82 HYDRANT 85 P.P. NW . 149 MH 15 ERVICE I STA. 1 1 SAN SERVICE 1 1 1 BLOCK 5 LOT �# _ SAN=948.8 I WYE STA 2+84 I WYE STA 1 +, ! I =944.4 BLOCK 5 LOT � E 1 s _ _ X947_3_ -I � - _ _ - _ - 84 HYDRANT LO¢ 5 LOT 1 TIE' I I 1 1 169 MFS 23 �1 - J L SAN= 948.BJ 1 WYE STA. D+42 78' / CB 2638 I I I I �� MH 22 1 1 1 1110' M H 22 NOTE L� ! 1 1 PLACE WATER SERVICES I a OD 99V MH 13 1 I I I SWYE STA. x+31 11 1 1 WYE /STA. 1 + + . a STA. 0+84 I I I 1 SAN=944.6 1 11 11 1 '#945.0 BELOOR W STORM7SEWER & 10 N � I I 3 0 0 50 100 150 SCALE IN FEET VICINITY �-----J L— — ----- 1 L_--- V NOTE: SEE SHEET 8 NOTE SERVICES PLACE SANITARY SEWER SERVICES 4" PVC SDR 26 SANITARY SEWER FOR LOTS 1, 2, 3, & 4 BELOW 1 " TYPE K COPPER WATER STORM SEWER EISELE AVENUE UNLESS NOTED OTHERWISE SCALE: 1 ": = 50' HORIZ. 1 ": = 5' VERT. : cc : :.........:.........._.................. �....... �: �................."....•••.......................... _........._. rte• ..................".•••••..._........._........."........."........."...•••-....•••.....•-•••......:.........:........._.........:... + �a : .0 L0 : : : N : a) Q: r+ o c: : Ug55:oC14 n o °Q a ................... ......�......:............................. . .. ............. ....r� l]� Q . :+ �........ �_ ......... _ .. ..._ . . ....... . On Mo _ tp : + _ ¢ : : r7 1 ::�N C))~ cn .... 96�...............• 96a .......:......... _ : "........ �......�u--• :-...... _......... �...... �.. ...................._.... . .:.........:.. . ...... ••- : Mr = ...... .....--- ........ `....,... .........�.... �.........�...-.• ........... -955....... .........:................... .......... .......... ..;J...... ......._... ..I:I ......._.........: ........ + :216 LI" '! ;.........:........ - 950.. .'........._................... . _.......... ..._: '`- .:.................:.......................................:..........:......... _........._SDR 35:C� PVA--�CC��-.••••• •........: �$�...... ". �. 371 LE „ 45% RECORD • PLANS: I 8vG O. 9 L� I� a° LF a" PVC : - SDR 5 -0 Contractor:: LaTour: Construction Inc. PVC0.56% 249 LF : : 1: tF � - SDR 35 ;� 0.� %� 0- Cons. Ction Observer: 8 PVC DR 26 0.62% �.. �. ................._................ ,� ......_.. ...._.. ..... • • . . .........:...945.. _ .... SDR �s. � .��a�-..... _ .... _ ......... :Assoc.: _ Bryon Irmo 0.39 : N - I°i Pipe Manufactures: C30 : : : z: ; r �, RC . PIPE &: STRUCTURES: CRETE�C �... w..............._........._.........�.........�.._..... ..... :......... ¢..... ............... .......... :.....• h.I_�'....... . w...... ........._ .........:......PSC PiPE�-RDauprply Wat�rWark�....... } z . WATERMAIN: AMERICAN DUCTILE IRON PIP z II z z - BRAS:S: A.Y.: McDONALD : ......... ......... ......... ......... ......... ...... • •-:.......... ......... .........:..................:....................... _ .........................., ..........• .................... _ ......... _ ......... _ .........:........ GATE. VALVES:_ AMERICAN FL�IIV . CONTROL r 130+00 131 +0O 132+00 133+00 134+00 135+00 136+00 1 37+00 138+00 139+OD 140+00 141 +0❑ = 10-2006S: 353 Revisions Date: Description: By: Date: Description: By: 11/1/04 CITY COMMENTS DFD - 4/18/05 CITY COIMNTS - 2nd ADDITION DFD DFD 4/21/05 HYDRANT IACATION t 1/24/07 RECORD DRAWINGS BB I hereby certify that this plan was prepared by me or under my direct supervision and that I am a Ucensed Professional Engineer under the �laws of the State of Minnesota. Scott Harri Date: 4/14/05 Reg. No. 13394 Designed By: I Drown By: Checked By- Schoell & Madson, Inc. Engineering ■ Surveying a Planning qW Soil Testing • Environmental Services www.echoelmadean.com 110580 Wayzata Boulevard, Suite 1 554 Third Street NW, Shite 100 Minneapolis, Minnesota 55305-1525 Inc Fiver, Minnesota 5533D-" phow (952) 546-7601- fax (952) 546-9065 phorw (763) 241-00 - fax- (952) 546-906.5 HUNTERS CROSSING, LLC 9174 ISANTI ST. NE BLAINE, MN 55449 17631 786-5177 Project Na ne/Locetim- HUNTERS CROSSING; HUNTERS CROSSING 2nd AbDITION Monticello Minnesota Date 9/24/04 Sheet Title: Street: SANITARY SEWER 1 21 EISELE AVENUE of SMI Project Number: 63981-001 SEE SHEET 8 i LaT S--C.S. T1E - - ----------- F 1Z B 225 L----_______- ------------ 1 LOT 4-C.S. 71 R ¢2s'12 low L_-_ -- 13-C.S. TIE 1ao A I � L------------ J __ _ _� 1 DONT 2—C.S. TIE I k8. �T 12"x8" TE 1 - I -- I I � r K1 Lar 1-C.5.�1E7 4TMH13 8 ' 10DRAHIT ■� I x L L---__- L I SEE SHEET 8 LOT 10-4�h% TIE ' INH 12 • FIYDRANT ► �~ _ L_____----___� 1 g -3 4-C.S. TIE II 31 ! ! 1W MH 264 { 1 41 22 1 1 t, 7'B I 11 `• INH 23 1BLOCK 3 1 { 1 {! 11 1 23-- om 3 LOT S. 71E I > > I CB 2638 { { I 3 LOT •& 'OE — x I HYDRANT INH 22 1 1 8" GATE VALVE I 57' MH 264 } , INSTA. i 19.04 B CK I r� f i STA. 138+36 I I ` z � � _ 963 ELEVA : . 17 •S• 4 E f 4 1 Ff YD�RANT a" GA ALVE 1f 2W i i ► I ELEVATION: W&98 8"x6" I d3' CS 268 1 1 1 d" GATE VALVE 1 11'-6" l 1 8740 TEE BLOCK 3 4-C.& TIE I 1 + I I 111 -d DIP 37' HYDRAN I I 1 1 3 L CO 11-C.& TIE MH 24 I l BLOCK 3 f 3-C.S. TIEi t772�'HYDRAf# I BLOCK 1 -C.S. 7I. J L _ 2M L 350NMI CORNER SEE SHEET 9 1 - .. { v + 2 LOUR { AER TIE ? r NE GARAGE ! 211 NW GARAGE I "' 2 LOT 1 " " I 0 9 NE isAiLl�tsE { 4 L8x8 TEE -J 3W- SAR" t. 77 YLL R - �; <; LA" fin e , • , , GAT ' 15' 8 :GATE VALVE G•Vy --� r— ----7 r —- __-- I r_ HYDRANT I 5 LOT 7 S. TIE I I � r - - - , F C I � i 1 5 LOT B r -� 1 30' INH 23 I 9, SE i SACK 5 Lai' S. TIE I 5 LOT 1 4-C.S. TIE 1 �' MH 26 { _ 111 1 I NEGAMA4lRNER 171 @ CB 272 i { 1 #H 25 { { 1 bO' P.P.- NMI QUOil _ - 14D' HYDRANT o' INI I 1117' CB 272 I I I 5 LOTI T 1 i 11 I I I I I I I I 6_� 1 5 LOOT S. TIE 1 { I 1 { { ! , { 'PLOCIC 5 Lala) 1 .S. TIE '1 'yAH 2 MH 23 I I i 1 Z'1288 I I � i f 1 �{ I I STA. 1 I I 1 1' 119'1 22 1 1 1 I f 7 1 272 I I 1 5 Laf .S. T1E I 1 1 S G.V. 71E 1 BLOCK LIO7 .& TIE $ � 1 I I � ! 1 I I I { • . 35' MH 13 ' INH 22 1 1 ' 42" Ir H 23 I I 1 1, � I I BLOCK 5 LOT 1 +C.S. TIE d" G�1 V I I 1 OCK--i — — J L _ _ _ _ _ _ J neo I�YDRANT 1 1 � � ! " 17' INH 263 { 25' IrM•f 20 1 1 I 7�5 1 1 8 W I i 1 1 1 1 1 - - - - - — - - - - - - - L - - _ _ -` ` J I 1 36' � 2d I 1 11'-a" DF( 1 1 1 I I { __- -� L-_ 1 I I 5 LOT 3-Q TIE 1 z3 NOTE - _ _ _ K 5 1-C• 'ME 1 1 , , 14 24 PLACE WATER SERVICES :LII � 2 .�-f � 1 1 FOR LATS fi 7 8 9& 10 I �d4 1 1 1 Mi IL _ _ _ J I _ , ^ `` J L 1 1 1 1 1 BELOW STORM SEWER - - - - - - - �NOTE' NOTE I PLACE SANITARY SEWER SERVICES SERVICES FOR LOTS 1, 2, 3, & 4 BELOW 4" PVC SDR 26 SANITARY SEWER STORM SEWER EISELE AVENUE 1 " TYPE K COPPER WATER UNLESS NOTED OTHERWISE i o i0 R ' iR GATEIVALVE RLUGL' —' I14 56F`Uj_ 75 W 0 50 100 150 SCALE IN FEET VICINITY MAP SCALE: 1": = 50' HORIZ. 1":= 5' VERT. PROPOSED CE :...... .........:......._.........:.........:.........:........ ........... ................... ..........�....................................�.........�..................�.........�............ PI�OPOSED.�.........;........ ..._........................................ ....... ....... 15" RCP: .........:..... ... t., Ln ..:.........�.........:........ .._...... ........_........._....... :...._ �.........�... �......... ....:..........:...... ........._......... ............................ z LOWER 8" DIP -WA R N WM 8" DIP CL 52 PROVIDE 1NSULATON BELOW STORM :S R ................ ... _ ..... 9ETV... PIPES ...... ... .. MAINTAIN 18" l.. ......................:......... _ .........:.................. _ ...... ......... _...................................... . •GL�ARANEE • ���• - :...... ... .......:......... ��.. , ; : - - ..... _ . :... .........:..... :...... .......................................:..........:.......... ........................ .........RECORD PLANS ............... Coritractori LaTour Construction: Inc. Construction Obsetver, WSB & Assoc. ■ Bryvn Amo: :. ....._..................:........._.........:.. .. .. .. ._............ ..............�.....:.........:,.............................:.........:.........�......... .........�.....��...... :........ - -P•Fpa • MAhufa-dturs' it WATER SERVICE UNDER STORM - SEWER. INSULATION BETWEEN RC PIPE A STRUCTURE& CRETEX - COPPER SERVICE AND STORM . PVC PIPE, HDSupiy Wa erworksW4TER SERVICE OVER STORM SEWER.: INSULATION AND- ION BETWEEN = WATERMAIN� AMERICOM-DU4'TILE' -IRON PIF ........._........._........._........._........._ ...................._..... - •COFFER' SER�IICEAIVf�'STDRIpI ........_.................................. ....._.... _...._...................._ ..........,........._...---..._ ........._........._.........: ........._ ......... BRASSI A.Y. McDONALD :GATE VALVES: AMERICAN FLOW CQNTRO .........:..............................:.........� .........� .........:............... ........._...................:.........:.......... .........�......... :.........:.........:...................... .......�........................................................... .........�....10-2oo.�.... :......... :........ 130+00 131+00 132+00 133+00 134+00 135+00 136+00 137+00 138+00 139+00 140+00 14-1+00 W 365 Revisions Date: Description: By: Date: Description: By: 11/1/04 CITY CoiOIB M AFD 4/18/05 CITY COt[kMM - 2nd ADDITION DFD 4/21/05 MRANT LOCATION DFD 1/24/07 RECORD DRAMGS BE 1 hereby certify that this plan was prepared by me or under my direct supervision and that I am a licensed Professional Engineer under the laws of the State of 1[innesota. AMA Scott Barri Date: 4/1405 Reg. No. 13354 I Designed By: I Drawn By: I Checked By: Schoell & Madson, Inc. Ener woo 8WVW lft ■Pix "* Sod ToOft • Envlronrrwdel Sernlps rrrrwAdwehiadvonccm MW wayuta SmA+►ud &ft 1 564 Third Sheet NW, euft too A6IMq.^ 11hweota S M5 Ek Fear, Fhweota 553* -WW MW'.5W7M - fu 00 54"M Omw (763)24H= - fax MW 54"IM HUNTERS CROSSING, LLC 0174 1sAMM sT. W BLAW, M 66446 17631 763-6177 Pr*d NEW MMWT=8 CROSSMI MMJMTERS CROSSING 2nd A61TION Yontloollo umnoaot■ DaW 9124144 Shoat Titian a" WATERMAW 1A 21 EISELE AVENUE SKI Project Number: 63981-641 CONTRACTOR: LATOUR CONSTRUCTION INC. CONSTRUCTION OBSERVER: RYAN MELHOUSE PROJECT ENGINEER: PAUL CHERNE MANHOLE MANUFACTURER: COUNTY MATERIALS CORPORATION RCP MANUFACTURER: COUNTY MATERIALS CORPORATION PVC PIPE MANUFACTURER: NORTHERN PIPE PRODUCTS DIP PIPE MANUFACTURER: STAR PIPE PRODUCTS BRASS PIPE MANUFACTURER: MUELLER VALVE MANUFACTURER: TYLER PIPE FITTING MANUFACTURER: GPK PRODUCTS, INC. I � I I I 78.1 I 46.0' PVC 56.0' 1"K 41.5' PVC 31.0' 1"K O O 420' PVC INV: 948.9 520' 1"K STA: 0+60 41.0' PVC CS: 958.6 5 INV:948.6 STA:0+07 \ \\ H-9 7 6 7 51.0 1"K 41.5' PVC 40.0' PVC \ \ 111.7 \ \``8_1_,0 8 8"X6" TEE W/6"GV CS: 959.2 51.5' 1"K 50.0' 1"K SEE SHEET 5 'LO INV: 949.2 STA:2+79 CS: 959.2 INV: 949.2 CS: 958.9 INV: 948 948.9 19'-6"DIP CL52 ® 5+0' 1 924 STA. 1+55 STA:0+7144. o NE QUADRANT OF c -.- .43 1+4.00 37.2 123.8 1 665 I r 1 ;38 jr1 aMosa L- + OD THN. ELEV.-960.16 ....................................................................................................................................................................................................................................................................................................................... EBE LE AV 3+00 GRAPHIC SCALE IN FEET .................................................................................................................................................................................................................................................................................................. ...................................................................................................................................................................................................................................................................................................................... 975 :::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::....: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: :::::::::: .. 975 00 m ......... ......... ...............N..............................................................................................................................................................0.............................................................................................. ......... ......... ...............w............................................................... n......................................................... ............ ::.:.........:.........:.........:.........:.....: ......... ......... ......... ......... ..... ........ ......... g::........:.........:...� ... m.............................................................................................. .............................................................................................. ,T_ .............� 9............................................................... .................................................. (nm0.8 o2 / \ . ......... ......... ..............:z:::.........:.........:.........:.........:.............. ......... ......... ......... 970 :......... ......... .........:.: .. I ......................................................... m.. ,......................................................... 9 i7l.el....................................................z........................ 3 125744.3 59 8•GVI I \I1 . 970 ....................:.........:............ ......... ......... ......... .. r.. ...................................................... ri.. ......... ......... ......... 1 1 109 � .....................A..e ..., AD: ...A. ., .O.......... ..........^ CS: 958.8 ......... ......... ......... ......... ......... ......... 2 ......... ......... ......... : : : : ......... ......... ......... .: ro 40.0 INV:948.8STA: SID CS: 959.4 .. W. ........ ..........�.�. ..:ri ........ ..........w CS: 958.9 ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... ...... ......... .......: oD m :...... ......... 0+29 ......... ......... .........:... INV:949.3 CS: 959.3 INV: 948.9 P1 ::......................................... ...........:......... 45.0' PVC STA: 2+68 INV: 949.3 STA: 1+67 STA: 0+80 41 p' pyp ....................:.........:............ ,Z 35.0' 1"K I � I I I 78.1 I 46.0' PVC 56.0' 1"K i \ 6 58.4 \ \50.5 \ CS: 958.5 \ INV: 948.5 STA:Cl \ O'PVC \ 7 27.0' 1"K \ 128 54. \\ \ CS: 958.6 \ \\ INV:948.6 $ STA:1+13 38.5' PVC CS:959.0 26.5' 1"K INV: 949.0 STA: 2+29 45.0' PVC 35.0' 1"K 42.0' PVC 43,5' PVC 425' PVC 42.5' PVC 52.0. 1"K 53,5' 1'K 525' 1"K 52.5' 1"K CS: 959.3 CS: 959.5 CS: 959.1 CS: 958.7 INV: 949.3 INV: 949.5 INV: 949.1 INV: 948.7 SEE SHEET 6 11 I STA: 601 1 STA, +44 1 1 STA:1+66 STA: 0+82 1 . _ I I I I 144' 1 1 s+oa.00 130.2 19 .0 2 0 1 11203.5 131.0 I I * I j Ilkt�l 1 _ 420J I/ 4F =- _ 47.5 �1 124. - - i 46.0 \ 1�15.0' 4 1 II 3 19 \ CS: 959.2 \ 5J 1 C: 958.9 INV:949.2 8 INV:948.9 STA: 2+52 \ CS: 958.6 STA:0+15 39.0' PVC INV: 948.6 �'S� PVC 29.0' 1"K 4ST0.0' +10 "K O 29.5' 1 30.0' YK 8 -X6 -TEE W/6 -GV 15'-6"DIP CL52 STA: 6+69.6 ^Ce ^ THN. ELEV.-960.79 CONNECT TO EXISTING SANITARY SEWER STUB CONTRACTOR TO SALVAGE & RELOCATE EXISTING HYDRANT. CONNECT TO EXISTING WATERMAIN W/GV _ r % - I T a'cv / v T I vl 1 193.9 2123.2 1 1 277.5 1 35 I jT j CS: 959.0 1 1 CS: 958.8 INV:949.0 INV: 948.8 y� STA: 1+76 STA:0+95 41.0' PVC 420' PVC 31.0' 1"K 320' 1"K y HYDRANT 8"X6"TEE W/6"GV ^ 18' 6"DIP CL52 STA: 12+10.1 TNH. ELEV.-960.38 0 GENERAL NOTES: 1. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR -26 2. SANITARY SEWER SERVICE WYES ARE STATIONED FROM DOWN STREAM MANHOLE. 3. WATER SERVICES SHALL BE 1" COPPER TYPE "K" W/ 7.5' MINIMUM COVER. 4 SANITARY SEWER INVERTS ARE SHOWNAT THE PLUG END 41.5 PVCSEE 31'5' " 1K 41.5' PVC 31.0' 1"K CS: 958.9 O 420' PVC INV: 948.9 520' 1"K STA: 0+60 CS: 958.6 5 INV:948.6 STA:0+07 \ \\ H-9 7 6 7 43.5' PVC \ 1 \ \ 111.7 \ \``8_1_,0 CS:958•7 8"X6" TEE W/6"GV _ - Y •'��.;,:. 'LO VIE 3' BEL �/ TOP OF NUT HYDRANT i \ 6 58.4 \ \50.5 \ CS: 958.5 \ INV: 948.5 STA:Cl \ O'PVC \ 7 27.0' 1"K \ 128 54. \\ \ CS: 958.6 \ \\ INV:948.6 $ STA:1+13 38.5' PVC CS:959.0 26.5' 1"K INV: 949.0 STA: 2+29 45.0' PVC 35.0' 1"K 42.0' PVC 43,5' PVC 425' PVC 42.5' PVC 52.0. 1"K 53,5' 1'K 525' 1"K 52.5' 1"K CS: 959.3 CS: 959.5 CS: 959.1 CS: 958.7 INV: 949.3 INV: 949.5 INV: 949.1 INV: 948.7 SEE SHEET 6 11 I STA: 601 1 STA, +44 1 1 STA:1+66 STA: 0+82 1 . _ I I I I 144' 1 1 s+oa.00 130.2 19 .0 2 0 1 11203.5 131.0 I I * I j Ilkt�l 1 _ 420J I/ 4F =- _ 47.5 �1 124. - - i 46.0 \ 1�15.0' 4 1 II 3 19 \ CS: 959.2 \ 5J 1 C: 958.9 INV:949.2 8 INV:948.9 STA: 2+52 \ CS: 958.6 STA:0+15 39.0' PVC INV: 948.6 �'S� PVC 29.0' 1"K 4ST0.0' +10 "K O 29.5' 1 30.0' YK 8 -X6 -TEE W/6 -GV 15'-6"DIP CL52 STA: 6+69.6 ^Ce ^ THN. ELEV.-960.79 CONNECT TO EXISTING SANITARY SEWER STUB CONTRACTOR TO SALVAGE & RELOCATE EXISTING HYDRANT. CONNECT TO EXISTING WATERMAIN W/GV _ r % - I T a'cv / v T I vl 1 193.9 2123.2 1 1 277.5 1 35 I jT j CS: 959.0 1 1 CS: 958.8 INV:949.0 INV: 948.8 y� STA: 1+76 STA:0+95 41.0' PVC 420' PVC 31.0' 1"K 320' 1"K y HYDRANT 8"X6"TEE W/6"GV ^ 18' 6"DIP CL52 STA: 12+10.1 TNH. ELEV.-960.38 0 GENERAL NOTES: 1. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR -26 2. SANITARY SEWER SERVICE WYES ARE STATIONED FROM DOWN STREAM MANHOLE. 3. WATER SERVICES SHALL BE 1" COPPER TYPE "K" W/ 7.5' MINIMUM COVER. 4 SANITARY SEWER INVERTS ARE SHOWNAT THE PLUG END 41.5 PVCSEE 31'5' " 1K 41.5' PVC 31.0' 1"K SHEET 5 8 X8 CROSS BEND JSUT BEFORE THE RISER PIPE. HYDRANT 31.5' 1"K 5. SANITARY SEWER & WATER SERVICES SHALL BE BENCH MARK 8"X6" TEE W/6"GV CONSTRUCTED 11' BEYOND RIGHT-OF-WAY. TOP OF NUT HYDRANT 19'-6"DIP CL52 ® NE QUADRANT OF c -.- 0 25 50 100 87TH STREET NE & EBERSOLE AVE. STA:0+59.0 ELEV.=959.34 THN. ELEV.-960.16 ....................................................................................................................................................................................................................................................................................................................... EBERSOLE AVE. GRAPHIC SCALE IN FEET .................................................................................................................................................................................................................................................................................................. ...................................................................................................................................................................................................................................................................................................................... 975 :::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::....: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: :::::::::: .. 975 ......... ......... ...............N..............................................................................................................................................................0.............................................................................................. ......... ......... ...............w............................................................... n......................................................... ............ ::.:.........:.........:.........:.........:.....: ......... ......... ......... ......... ..... ........ ......... g::........:.........:...� ... m.............................................................................................. .............................................................................................. ........ ......... ........................................................................ .............� 9............................................................... .................................................. ...... ........................ ................................................................................................. w........................................................................................................ . ......... ......... ..............:z:::.........:.........:.........:.........:.............. ......... ......... ......... 970 :......... ......... .........:.: .. I ......................................................... m.. ,......................................................... .. ........:...,.n.I wz...........: vi 31: W..........0...,.�.................................................. i7l.el....................................................z........................ ..........:.........:.........:................ w ..:........:.........:..: �. I .....................m .:.........:.........:.........:.........:.........:.........:.........:.........:......... fn.el............................................................................................. .,.�................................................................................... .......... . 970 ....................:.........:............ ......... ......... ......... .. r.. ...................................................... ri.. ......... ......... ......... ......... ......... ..,..,..,t .........A..e '. ................................................ W' .. ......... ......... ......... ......... � .....................A..e ..., AD: ...A. ., .O.......... ..........^ ......................................................................... ap W. ......... ......... ......... ......... ......... ......... (n ............................ .........I*.I........ ......... ......... ......... ......... : : : : ......... ......... ......... .: pp ......... ......... ......... O ......... ......... ......... ......... ......... ......... ......... ".�.........h.N .P.NeO GO atr ........ONO.. .OMGo .... SID ......... ......... ......... ......... ......... ......... ......... ......... .. W. ........ ..........�.�. ..:ri ........ ..........w •::.:.........:.........:.........:.........:.........:.........:...................:.........: ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... ...... ......... .......: oD m :...... ......... ......... ......... .........:... w•:::.........:.........:.........:.........:.........:.w.^ .......... P1 ::......................................... ...........:......... <. �., ....................:.........:............ ........................................................ .... ........ ................................................. . . .................... ........................................................................ ............................ t ......... ......... ......... ......... ......... ......... ......... ........................................................................ 965 ... ......... ......... :.........:.........:.........:.........:. ...................................................... F...................................................... o...................................................... ........................................................ ...... :......: •.^ �....... ._.......:..:.........:.........:.........:.........:.:z.o...................................................................., y�tizzz ........ .............................................. .r.............................................. .................................................... .. ......... ......... ......... ......... ........ ........ : ::........:......... .F.................... .................... ........................................................................ .F.................................................................... ...................................................................... ......................................................................... .................. ro.. r; .................. ao.w d, a................... .�� Co .................. 965 ......... ......... ......... . . rx m ?::•......... ......... ......... ......... ........ . rl. - ........ z i z z o:m ?:?::.:.........:.........:.........:.........:: R ] >.>. ............ 1r m z.z.. ... ......... ......... ......... ..... .XISUND ..I ...... ......... �m---- zz• ........ ......... ........ .... ...GROUND................. _�;z z. . ...... ......... ........................................... ............................................................................ ......... ......... ......... ..... ....... .ROPOSED.................................................. ::::::::: ......... ......... ........: ::::::::: LOWER: TO: MAINTAIN : :.:.........:.: ::::: ::::::::: :::::::: :..... ......... ........ :::::::: ::::::: :.. GR.ADE.................:::::: ::::::::: ::: ::: ::::::::: 960 :......... ......... ......... ....................................... ::GRADE :..:.........:....................................... ..................................................... .................. .............. .........:...:18' SEPARATION.: INSULATE:: ::.........:.: :.....:.........:........ ....... ..... ......... .. ....... :. x:::....:::717_ :-.7 ::.........:... .........: ....... 960 . .. . ............ .. ......... ......... ............................ ....... . ......... ::::::::: .... WATERMAIN PER CITY PLATE 2006:: ......... ......... ......: :..... ...... ......... ........ ... ........ :::::::::::::::::::::::::::::::::.............. .... ......... ......... ..................................... .. .................... .... ......................................... ............................................. ........... :. ........ ......... : .. ...... ...................... ................................. ........... ......... .......................... ......... ......... ....... :::::::::::......................................�.... ....._ ............... 955 :::::::::: .. . ......:.. ..........:.........:...: .. ...... ..:.........:.........:.........:......... ......:.........:......... ..7. .........:.........:.........:.......N07T'-. II::::::::::::�........ 955 ................................. EkISTiN MIN .... ...... ...... ........... :MIN :....:::........ ...'Il'..':'.......':'....... ... .. .. .. .... :...: :.. :: .... .. .... :.::GROUND. . :.. .... ...7.5. COVER.:::: ... .. .... .. .... ... .. ... .. :... :.. ... .... .... :COYER: ... ....CONNECT.TO•EXISTING 8"DIP.. :. ... ... .... ... II....: . . .. ... ......... ... .. ......... ............... ... ..... ......... ... .. ......... ............................................. . .... .. ...... . ... ... ...... ........................ .. .... .... ...................................... ......... ......... ......... ... .:: ..... ......... ..... �..... ....... ......... ........ .......::WATERMAIN. CONTRACTOR: TO: .......................FIELD:YERIFY .. ......... ... ... ......... ......... 11:...:.........:.........:.......... . ................ ........... - �....... ..................... c0..... LOCATION:. ............... .. �_.. 950 ::::::::::.....�........... z..... X.... ... :....::::::::.... :::::::: ::::::::::::::::::::::: .............................. . :::::::::::::::II::::::::::::::::::::::::: :::::::::tl::::::::::::::::::::::::: 950 :::::::: ................................ :::::::8 :DIP:CL52.WM....:......::: .... :::: :::::::.... ............ ............. ........... . ..... ...................R::::::::::::::::::::'::' ....................�.-.-.. �.... ................... ....�_ ............................ ................ ............. ........ ......8"DIP CL52. WM............................. ......................:6)F.•a• `:7 OP.WM...I.I................................... ................................ ...................... ................................ ......................:: ..................... ............... ............................... .... - _ :: ................................................... ::::::-::::..:::::..... ::::::: ..... ..... ..:::::::: .......................................................... ....... ................................................CONN......... ..... . •. ........::.� NOTE. ..... ::I:I::....................... .....ICI......................... ........................................... ................................................. _pg� ._. ...B.PVC: SDR .35.0•&69pf........ 293' ............. ............. .................................. ................................... ........ .......... ::::::::::::::::::::::::::::::CONNECT:TO:EXISTING::. ...............................................................SANITARY :::::::m SEWER:... :......:..::I:I:::::::::::::::::::::::::... ......,t....................................... ; 945 .......................................................................p :........................................................................................................ ...................•.. SEX::::::::::::::::::::::::.93 .......:.::...... " ................ ._ ............. :: ............:::::::::::::: ................... :::::::::::::::::::::::::::::CONTRACTOR:TO . ............................... FTELb::::.. .. ....... ::::j°.::::::::::::I:I:::::::::::::::::::::::: ...X> ............................................... 945 ..................................................................................................0 8. 1?VC SDR. 35 ................. 658%:................... 8... SDR •35' O .................. RI A VE . FY. LOC . TION. df........ ......................... �+- ... .. z::::::::::::I:t :::::::::::::::::::::::: ....................................................................................................os :::::::::::::.135.-. ..PVC:SDR 35.0 . ................ .....ELEVAHON........... ..............ICI........................ .......................................... .................................................................................................................................................................... ........ ......... ......... ......... ......... ......... ......... ......... ......... ......::::::::::::::::::::::::::::::::::::........................................ ......... ......... ......... ..............................0:52x................ ......... ......... ......... ... 300.._.8. PVC. ............ SDR. 35.0.969% ............. --.�--_.-... - .................................. _ .. ......... ........ ......... ......... ......... ......... 940 :......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ...... ......... ......... ......... ...... LOWER WATERAkAINSERVICE:::::::::::::::::::::::::::::::::::::0.52X::::::::::::::::::::::...............::::::::::::::::::::: ....... EC-SD:3:::::::..................... 940 ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... ....... .....::3':BSI.OW:STORM :RIBS:...:.........:........ ....... ....... ....... ....... ........:8•PVC•SDR•35 ............. ....................... . ......... ......... ......... ......... ........................................................................................................................................................................................................ .................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... .. ... %.............................. ......... ......... ......... .. ...................................................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................... 935 : :::::::: ::::::::: ::::::::: ::::::::: ...................................................................................................................................................................................................................................................................................................................... ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ::::::::: ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......: . 935. -0+50 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+50 7+00 7+50 8+00 8+50 9+00 9+50 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 14+00 PIONEEReneneering RECORD PLAN 12-5-17 S458 03-]ENa1171-,11 2422 (651)681-1914 Fas:681-9488 'l mby«mrymmflmplw esp.T&.dby N- �m.maQ my ai.aso�aem d.- Paultcneme &1-17 ycn®enw s.lzs-vRrcmdPlm 2 8-j7C.ry Cmm�1� Dew 0628-2017 SANITARY SEWER & WATERMAIN NOVAK-FLECK INC. FEATHERSTONE 3RD ADDITION 4 OF 17 MenotaH Heights,Me Mendota Heights, MN 55120 w.ioneeren .com w P g em ndaty U...dPmf aoelPngmeer the laws We S1me Mimmvola Reg. No. 19960 pew 628-2017 3.9-15-171.. Sero. ar GV. 4.9-21-17 Revised Serv. STA °eug"ea PJGJnm.1 C'ONSTRUC'TION 8857 ZEALAND AVE N. BROOKLYN PARK, 55445 MONTICELW, MINNESOTA miler of of prawn MSN ©2017 Pioneer P.&-ing, P.A. co M cY CV 9E N tn di, Lr] "o v F, In nco I M 9n Wm IM kLf) ZelZ Cy NO W 2 rx <'o wW EM Ina n co 04 c' NwIN 9i Q6 aN 0,6 � 0 u v B"'; q JJ 6. _ BENCH MARKS CAST IRON MONUMENT, NORTH 1/4 OF SECTION 3, TOWNSHIP 121, RANGE 25 ELEV.=958.03 CAST IRON MONUMENT, WEST 1/4 OF SECTION 2IRTOWNSHIP 121, RANGE 25. ELEV.=976.37 8" G. V. & BOX 'i. 9 0+30, 10.0' L L _ AKERN A . _i 1+ j I 1+1,0 8 p C DI-- P� + FUTURE WIN - TEMPORARY------_---- ------------------------ � HYDRANT i E �� GND. EL. 964.4 ' "r-*� -I- t+ 1+75, 10.O'RT 18"X 6" 3 I �=" I I I 1. TNH. EL 966.34 j REDUCER +72, 10.0'RT III j` a. 0 11W 25 50 GRAPHIC SCALE IN FEET I EAKERN AVENUE SEE SHEET 9 FOR STORM SEWER & SHEETS 11 de 13 FOR STREET CONSTRUCTION 19 L -__ 8"x 8" TEE 21+44, 10.0' LT 1 2 �-- 119.1 �� 78.3' F , 84.5 3fl.2� 42.0' 64.4' s 134.3 181.0' s , 132.0' 99.6' 39.3' L 4 55.9' 43.2'21 92 7' s 35&W=1 +54 1 I i 17 I J 19 80f i &W=3+7b I i ' k i ; � A + ', I n ' E E &W=C+7 ; CS= 968- i i I I s F i4 I 11_ &W=1+ 9 ` _ A&W=2-t01\ } W=2+ 3 I i+1 � _ ,; �S= 963 I 1 CS= 96 1 32 COP,PT E �S�BcW-�•0+69 `; i _ f C�=99.1 CS-9fiC. 3 `� 1 COP 2 C PE , I i� =958. CSS 9 8.45 E ' 2'�COPPERR i 6 PP i ' E ■ j E F ' i 1 \\ I E I �t i It i 33 C4aP E _ �i3 OP ER ! i . I i i ; t ./I __-_ I s` i - - -- i ____- - _ --- _ _ ___ -- -- _ - - _ _ �_ �.I ----- - - ' - - _� TYP W - 1 I 18+0[] �t9+00 - � � �� "I W - _ I- W - _ _ -- - r �-� - ; 66.4 C- --- -.- \;--_- - - } t --_------- , F - .-.---rT_--- -, -1 , _l i. T�--� II ?- I I i � : L -� I 9 8" G.V. I ; & �OX �' I �E l f s3.z• &W=1 +9� E 21 +0 143. ' ; L. 75.0 i t &W=1+d7 f I; C5=959. r i i t1. i j! S&W=0+55�i,P_ I ;� i i S 2+ 5 1 a I E CS- 958.6 i I E 52 COPP I �. 1. � CSS 958.4 � 52' COPPER � [i C5� 961.0 � 52 COPPE A 117.8' 53 COPIER d 43.9' 3 4 123.7 2 T 89.8' YY 4 28.9' T L 1 108.9' W SEE LEFT <<- '/ a co 2 CONTRACTOR: S.R. WEIDEMA CONSTRUCTION OBSERVER: KAREN LUDVIGSON PROJECT ENGINEER: PAUL J. CHERNE, P.E. MANHOLE MANUFACTURER: ROYAL CONCRETE PIPE, INC. RCP MANUFACTURER: ROYAL CONCRETE PIPE, INC. PVC PIPE MANUFACTURER: NORTHERN WATER WORKS DIP PIPE MANUFACTURER. CLOW BRASS PIPE MANUFACTURER: FORD VALVE MANUFACTURER: TYLER PIPE FITTING MANUFACTURER: NORTHERN WATER WORKS. <<<< TEMPORARY HYDRANT GND. EL 969.7 8" G. V 24166, 19.9"R:F0 25 50 100 & BOX 24+47, 10.0'RT TNH. EL. 97128 6iiE���� l -79t 1O' LT GRAPHIC SCALE IN FEET I I ! 151 1 1 1 j GENERAL NOTES: I I ( 1.) SANITARY SEWER SERVICES SHALL BE I . 1 4" PVC SDR -26. I I I J I J 2.) SANITARY SEWER SERVICE WYES ARE STATIONED FROM DOWN STREAM MANHOLE. 2�+ 15 3.) WATER SERVICES SHALL BE 1" COPPER TYPE "kf" W/ 7.5' MkNiMUM COVER. k•JAI 4.) SANITARY SEWER INVERTS ARE SHOWN AT THE � F __�l _�___- "I -_! -__----/----I ':,1 I ! BEND JUST BEFORE THE RISER PIPE. I� }� E l ff 1 /\i"' ! ; / ' 5.) SANITARY SEWER & WATER SERVICES SHALL BE 1 [ 1[ , . Sf&W=1+�i 4 , : I CONSTRUCTED 11 BEYOND RIGHT-OF-WAY. &jl:�--COPF6 0+68 / , CS= 968. i 1' 965x1 E\ 53' COP R � E J J< 8"X 6" ' I' f I I F l t i 1 7s 2' Z REDUCER , V 2 3 125-9' 24+53, 10.0 RT 32.7' 98.6' (f) Z L 21+83. 22' RT -M HYDRANT W/ G.V. Q 8"x 6" TEE W 32'-6" DIP, CL. 52 OPEN CUT WATEREMAIN ACROSS GND. EL. 964.2 EDMONSON AVE. REMOVE AND REPLACE TNH. EL. 966.24 EXISTING PAVEMENT PER 0TY STANDARDS ❑NE LANE SHOULD REMAIN OPEN DURING U11UTY CROSSING $ 7TH STREET _NE . _ _ ... .. _ ... -........ _ - - - - - - - . . . . . . . . . . . . . . . . . . . . . . ............ . .... . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . ... . .. .... .. _ _ _ _ _ ......... . . . . . . .. .:.... ... : : _ r . _ r = - .. _ . r . . . - - - - - - - - - - - - _ ' - : : - _ - _ .. _ - - - - - . - - . - - . . _ : _ I . . . . . . _ . . . - _ _ _ _ . _ _ _ _ - _ _ _ _ _ . . . . . . . . . . . _ _ _ . _ _ _ _ _ . . . . . _ . . - _ _ _ _ _ _ - _ _ _ _ _ _ _ _ . _ . _ _ _ _ . . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . - _ . - . . . _ _ _ . - _ _ _ _ _ _ _ _ _ _ _ _ _ _ . . . . _ . . _ _ _ . . - _ _ _ _ _ _ . . . . . . _ _ _ _ _ _ _ _ _ _ _ _ r - - _ . . _ _ _ _ _ _ _ . - _ _ _ _ _ _ _ _ _ _ _ . . . . . _ _ -• - _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ _ .. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . . . _ _ _ _ - _ _ _ _ _ - - - - - - _ _ - . - . . . . . . . . . . . . . . . . . . . _ • . . . . . . . - . . . . . . _ _ _ - . _ _ . _ _ . _ _ - . _ _ _ . _ . _ . - . . . . . . . . . . . . . - _ _ _ _ _ . . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - . . _ _ . _ • - _ _ _ _ _ . _ _ . _ . . . . . . . . . . . . - . . . . _ _ _ _ _ _ - _ . . . . . - . _ _ _ _ . _ _ J _ _ _ _ _ _ . _ _ _ _ . . . . . _ . . . - - - . . - _ _ _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ . . . - _ - _ . . . . . . . - . . - - _ _ _ _ _ _ _ _ _ - _ _ _ _ . _ _ _ - _ _ _ . _ . . . . - . . . _ _ _ _ _ _ - . . . . . . . r . . . - . . . , _ - _ _ _ . - • . _ - . . - - • - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . . - . . _ _ - . _ . . . . . . _ . _ _ _ _ . _ _ _ . . _ _ . _ ... �. . . . . . . . . . n . _ _ _ r - -- - - - .... - - - - - - - - - - - - - - - - - r r r r r r . r . r r r . n n . . . _ . . . . . . - . . r . . - . _ . - - _ - - - - - - - - - - - - - - w - r r . - - _ r _ . r - - - - - r - . . . . _ _ . . . . _ . - .. _ . - . . - . . . . . . . . . - . - . . . . - . . - . n _ . . - - _ - _ - . . . . . . . _ r . . - - _ _ _ _ _ _ _ - _ r r . . . . . . . . r . - r r r r r r . . . . . . �` . . _ _ . _ . . - . _ _ _ - - _ r ....... - - . . _ - - - - r - . r _ . - w . . w _ - _ w _ r . _ . _ r . . . . . . _ _ - _ . _ - _ _ _ _ _ _ _ _ _ . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ _ _ _ _ _ _ _ _ _ _ . _ . . . . . . . . . . . . . . . . r _ _ - _ _ . - . _ _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ _ _ _ . • • _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ - . - - . . . . . _ _ . . . . . . . _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ `_� t - . . . . . _ _ . . _ _ _ _ _ _ _ . _ . . . . . . . - _ _ _ _ _ _ . _ . . . . . . . . . . . . . . _ . _ - - • - _ _ _ _ - . _ _ . _ _ - _ _ . _ _ _ _ _ _ _ . . . . . . . . . - _ • . • . . . _ _ . - . _ . . . . . . . _ _ _ _ _ _ . _ _ _ _ _ _ _ _ . _ _ _ _ . . . . . n . - _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ . - . _ _ _ _ _ _ _ _ _ . _ _ . _ _ _ _ _ . - _ _ . - _ _ _ . _ _ _ _ _ _ . _ _ �_- _ _ _ _ _ _ - _ ...................... _ _ _ . ........... r _ _ _ _ _ _ . . _ _ _ . _ _ _ ------------ -- - ....._.........__. __._.._..._ - •- --'------------------•--•------........._...---------------- -•----------- r ::::::-• - ---•--::::::::- r ::: ---------•---•--- -::: ::::::::::: - .. - = _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . . . . . . _ . _ : _ . . - _ _ _ _ _ _ _ . _ _ . . . . . - . . . _ . _ _ _ _ - _ - _ . . - , _ _ - _ . . . . . . . . . . . . . _ . _ . _ - _ - . . . . - . . - _ _ _ _ . . . . . . . . . . . . . . _ - . . _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ _ _ _ _ _ - _ . . _ _ . . . . . _ _ _ - _ _ . . . _ . . _ _ . . . _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ _ _ - _ . • _ - _ - . . . . . . . _ _ _ _ _ _ _ _ . - --------------..-.........._........---._.._n__.......:-------:::...:::::::::::::::::::----------------:::::::.......:-------:::::::::::::::::::::::::::::::::::::::::_----------- E ::: ....... - - - ..------....._.... .._..n...... 965 - 965 --••------------.........._..._...... ---. ...••_....-•-----------------------------------------------r------------------ - - - -- PRv_�$EV:M4VF:----------------.--r------------------- ______..::--------- -----------------------------------:::::.-------------...:.:-------------- = - - = .- - - - - - - - - = ------ - - . . . . . . I - - - - - . . - - = - - _ - _ • • - - = - - . . . w w = : - - - - - - - - - - _ - - - . . . . . . . . . . . . , . , . - - - • - ' • - - . - • - - . . . . . . . . . - - - - - - - - - - . ' . - • - - - . . . - - - - - . • . . . . _ . . . - . _ -� � -- --•. -- - - - - - - - - . - - - - - - - - - - : : : : : : : - - ` : . : _ : : : : : - - - - : : : : : : : : : : : : : : : : : : : : : : : : : ••- -� _ ........ ........ - M -M-..._ .....--------... - -•---•-•............. - xls?I'JItIG:!GR4tJN0-•--------------'--•---•-•---- �-- ---:::::::::::::::::: �. ::::::--- ::::::: . =- ------•:-........r........-- _..... - - . . . . . _ _ . . . . . . . . . . . . . . . . . _ _ _ _ _ _ _ - - - - - - - - _ . _ _ _ _ _ _ _ _ _ _ _ _ r _ . . . . . . . - . . . . . _ - - _ . _ _ �~ _ M- �_ _ - _ _ _ . . . _ _ _ _ _ r - _ _ _ - _ - _ _ _ _ _ _ _ _ _ _ _ _ _ n - - _ . - - . - - - - - - _ _ _ r"� _ _ - _ _ _ _ _ _ _ _ - - . . _ . _ _ _ _ _ _ _ - _ _ _ _ _ _ - _ _ _ . . . : . - - - - - - - - _ . . . . . • _ . . . _ . . . . . - . . _ . . . _ _ _ . _ . . mmmmm _ _ , _ - _ _ . _ _ _ _ _ _ _ . _ _ _ _ _ _ _ _ . _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ . _ _ _ _ . . . . _ _ . - . . _ . . . . _ _ . . . . . . _ . . . . . . -, . . . - " 4 _ _ . m� M-- ,� _ y � f. M . . . . . _ - . _ _ _ _ _ _ _ _ _ . • - - - - - _ - _ _ . - _ _ _ _ . _ _ _ _ _ . . . . . . . . . . - . _ . _ . _ _ _ _ _ _ _ _ _ . _ _ _ . • _ r . _ _ _ . . - . - n - - - - - - - _ _ . . . . . . . . _ _ . - . . . . . . . . . . . . . � y.� . - . . . - - - - - - - - - - - - - - - • • - • - - .. . _ - - - - M M 964 -------- - -. a. _....._..... - ............................... --:'-"-'.-M"::- ---............----_-....--_--_---- ------.-.-_-__--.-----.-r........._.........----._.-_-_-_-_-.-__-__------------ .__...--__--_--964... - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . . - . . . _ .7• IitV■ _ r r _ . _ _ - r - - - - _ _ - . r - _ - _ _ _ - _ - . - . . . . - w - w - r . - _ _ _ _ r _ . ---P"- Y - - - 4 . - . -i! M -Mm mmm.mmmm M. _ _ _ _ _ _ . _ . . - . _ _ _ _ _ _ _ _ . . . . . . . . - _ • . _ STFA- . _ _ _ _ . . . _ _ _ _ . _ _ . _ _ _ _ _ _ _ _ _ . _ . . _ . . _ . . . . . . . . . _ r y _ _ _ . _ _ _ . _ _ _ _ __ _ _ _ _ • _ _ . . _ . _ _ _ _ _ _ rE� - r _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - -, -- --•- -. ,:� ....._.---CG - ROSSING :::-- - :::::--------:::::::::--•-•-•-••-•---•---•----•^--••-•-••---...._..- - ----- ---... - --..----'-- - .................-- •------ - M -M -. .........-._ ......_... ,. .._••••-•---_..---•------------ _...- •--�- •-•-•- ----- --- - QSSiNG- - :::::M-::::::::::::::::::::::::::::--:::::: -m-M:::::::::::::::,:::::::::::::::.-.------- - ---•------•.. ... --D :CL.- � ..---••-•••-- - ----------...-------•..... ............. --- - ..... - ---•:::------- :..:MMMMM-::::::::::::::::::MMM.MM:::..... ::: :::-.MMM..M..M.M.MWIMMW.- - ... .._.. _. - ------ ...�......... ..._......... ----- .. - - -- - =- �. _55-- --- 955 ---------------------------------------- ------------------------------------------------------------- - ---------..__----------------:::--_----------..-=---:--------- .rr--- ------:------ :^�:-----:::::::::. :- - - - - =�=..__._...._.....__ ..-..n_. ..._..__...--------•-----•-------•---.. .....----•-•- ---- --------7.35- --•-•---•--- -- -.....-----..-••- ._.------------- - ...._ - - :::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::: ::.M::::::::: .:::::: _ - :.:_4 f ::::::M....... • ::5 :- - ---... :x .._...._.. - - - -- - cE cavo ,l : ----- - . _........._ •--•------ ••_ -_-•--..-.................. .,. - - • - -- - --- - --:::::::- " 1P:C :' :: :':.-MM...:: Y '==:-:::::::::::::::::::::::::: ALL TRAFFIC o sH►laa. . _ • - • - - - - - - - - - M. M. - - �- �- VATH MINNESOTA MUTCD LAYOUT 4i _ ------------.........'F.+...............___. .......-.. ---- •---.--.............. _........- .1.......-.T1+11.... -----••-•---•-----...__...-- $------- - .. _........=�...__........ ... -- - -- ROAD - - - - - :j - ------------::':::::::::::::::::::::::::::::::::::::::(:}-:::::::: RCISS]IVG:::::::::::::::::: '- - - -•---:::::::::::::::M :::::.. -::-MMMMM......MM..:---____......-.. - -- - g [�------•--•._-....._.. .i... - - ----- •- -i---- -- ..:::.:.:::::::- - - .... - --- 1n0o SCH�OI_ BLVD --••--=---- ------ •------•• ---...... - ...... -----------'- - -- - - ..._........._ - ----- ......----- .•------ [SET - • . - . . . . . . - - - - - - - . . - - - - - - - - - - - - - - - - - .. - _ _ . _ . . _ _ - - - - - - - - - - - - - - - - - - - _ , - - - - - . . . . . . - . . . - - . . . . _ _ _ _ - • - - - - - - - - - - - - - _ - - - - • - - NO SCALE . - - - _.......---... .. --- •-------..... __ n- -•--------....-._ ••--r.-......._.._....-•••-••. ._..........•---------•--- _�-��Y--- --•----- :.... .....r....--..._ _ -- �i RDI1� :: CLOSED - . . - - - - • - - - - - - - - - - • - - . . - . . _ . . . . . . • - - - - - - - - - - - - • - - • - - - - - - - w • • - • • - • • • • . : : : : : : : . . . . .... . .. - - - . : : - ¢ ,WF�111 W - ::::::::::-M:::::::_-• :::::..:::....:.M -----------------------•----•••-•---••--...... a -- ----- -- ----------•-------------------...._..........-•--•---------•'-- - - :::::--•••--- Q - - 945 ......_..._ - ....._......._--------._.-... -- -----.................................... :-:::::::::::::::::::::::::::::::::::::::::__:::::::::::::-----:::::::----=------------------------------------ -� �o�---__945_.r :.__-----_--:--:::::::::::::-=---------------:::::--------:-:--::---_----M:...-:::-:---_:-:-:.....:---------_---------_-_--= - .-.---...----------------...._.....••••-..........._... ...--•••-•....---.-:-:::: :: :::::::::::::::: s�Te ��` z ::: _.................... ---••-»---- - - - - ----.....-'------'=-----------------:::-------=------------5 LO ------------------------.--------------::::::::------------:::::::-------::::---:::::.:-..------:..-----• - - - -- �s� z --- - . . .:.w ...... : ...... :::::::- ----------- : --------- . .. -- --- ---- :''w ---- :::'':::::::: - ---E ............. : ....... - ...... :::::::: -: .: - - --------n..............._.. - - •------ - --- -- ------ :::---- - :::::::::: ::... .. ::::::--------- - --•----:::--------------- - ::::::..-, .-.:: ------ W.:::-•-----•-•--- --------------•-•-::::--:-:-..•- ----- - --- 85TH 5 ST NE •- - 44:::::::::::::::::::::::::....:----------------::-------------W--------:------=-------..:..... -----=---------- - - ---- - - „_.,,,.,,.,_ ---....._.-------.------.._..---•••--'-'---:-::...... :::_.g4�--= ----------------- -----------------.--------------------------------------------------------n__._.__._.------------_..----- ` _ - - . - - ' . . . . . : : . . . . . . . . : . . . . . . . . - - - - - - - - - _ - . - _ _ = - - - - - - - - - . . _ . _ _ - . . . . . . . . . - . . . . . . . _ • - - - - - - - _ _ _ . . - . . - . _ , _ _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - , . _ _ _ _ _ _ _ _ _ _ _ _ _ _ - . . _ - . . _ _ - _ _ _ _ _ _ _ - _ _ _ . . (V� lZM . - • . . . . . . . . . . . _ . . • - - _ _ . - - - - _ _ _ _ _ _ _ _ - _ _ _ _ • - _ - • . . _ - - _ - _ . - _ - - - - - - - - - - - - - - - - - - • • _ - - , , - . - , . _ _ - • _ - - - . . - . . • - - - • - • • - - - . . . . - . . . . • • - • - - - - . _ _ _ _ . - - - - - - - - • - - - - . • . • _ _ - - - . r _ _ _ . . - . . _ _ . . . . . - . . . . _ . _ . _ _ . _ _ _ _ _ - _ _ _ _ _ _ . _ - - . - . _ _ _ _ _ _ . . . . . . . . . . . . . . . . . -�' AHM . . . . . . . _ _ . . . . . _ _ _ _ _ _ . _ _ _ - . . - - - _ _ _ _ _ _ _ _ . r - - - . - - - i - • • • • - • _ _ - _ _ . . . _ . . - _ _ _ _ _� - _ _ _ _ _ _ _ _ _ _ _ . . . . . . . . _ . . . . . . . . . - . . . . . r . _ _ _ _ _ _ _ _ - _ . _ _ _ _ _ _ _ _ _ _ _ - _ _ _ - . _ . _ _ _ _ _ - _ _ _ _ � _ _ _ _ . . . `-...___•______.________......-...._......______...__...____.___........__......_........._..__....____._..._._.____....w......._..._____ ..................._......` '___.___..-._.......______ �� 1x00 ... - - _ - - - . . . . . . . . _ . . . - - - - - - - . - . . . . - - _ _ w _ . _ _ . - . _ _ - - _ _ - - - - _ _ _ - - _ - - _ _ _ _ - . - - - _ . . _ . . . . - . . _ . . . . . - - - - - - - - - • - - . . . . . . _ - _ _ _ _ [� . . ....._..----•--• --•......--------------..--------::::::.----•-:::--:-::::::---------:---:-----------:::-....-::::-::::::::::::::::::::::::::::::::::::::::::::::::.-----:--::::::::::::::::.--.-==--::::::::::::: �`� o= RAFF ONTROL DURING - - - - - - - - - -- - --------------------------------------------------------------------------- ..- - - - - -- T IC C ------------------.-------------------.--.-.-..-..-..._--•------._..._......-....--......-._ ... ... - ._.......- - - ---•• �. -.. :� :::::::---:::::::::::: :::::: :: = ..:........... - -.........._----------------------......_........._....._..._.....--•------ - ------ -::::::--:---:-:::::----::-'-:-:::::::::::::-- C, �° OPEN CUT UTILITIES CROSSING ::_SCALE: : ::::::::::-----------------:------:::::::::--:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::-_::::::::;:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::_.::::::-------•:------..._..---'--•----------------- ON EDMONSON AVENUE ::: `" _---•-•--:----:::::::::::...._--------------- - - - - :: :-•-----:::: - :::---- - :: - - -----'--•----•----•--:::::::::...:----:...:..---•---------•-------------•--•-• --------•-- - --•--•»---::::_ .._ H ------- -....... -----•-••------•-----------•----..----.---------------•...-.------------'•----------'..._.-.--------........-----..........-.-------•' ----------- --------- - - - -------:::::::...*--•----:"-----••------------...__::::----- ----- : -- - - -- I --------- ............... - -- ...-----....... - ...._ -- -....... ::::::::-'::':------------:_.::::::::-:::::::::::---::::::--------------- -- - I- - - -• -- ...-- --- ----- - •----------..._.... - -- -.... .---------- - - 1 =5❑ --------------+aa......r.r.r----::: --- �+oa -- .-------+o�..._.-----------------------�+oo-------------i8+o--------------is+43a--------------zo+oo------------- Z+oo----------- - - -+oo--------------�3+0�-----_...___-r4+v�.rr__r_r_.....25+00_ _____ P12NEERengineering 4. RELOCATE MH 20. 3.PERRELOCATED A; ED HYDRANT AND CORRECTED GRADE BETWEEN MH 18 8119 RECORD PLAN 01/26/07 1. M CITY COMIAENTS 5. ASBUU,T. � CFVIL FNGINEFR.S LAND PLAN_IMMS LAND SURWYORS LAl IDVC' AIU p1'FS I hereby certify that this plan was prepared I Revisions nam 6�j05 SANITARY SEWER GOLD NUGGET DEVEL: OPMENT,1 NC. FEATHE STONE SECOND ADDITION 2422 Enterprise Drive 201 85th AvF;rtueN.V1+. a or under my direct stapervision and that I Nasse 1.07R71D5 5.01/26/07 Mendota Hei hts, MN 55120 Coon Rapids Office Cann Rapids, MN 55433 Paul 1. ch 2.09/13/05 Designed PJC 8857 ZEALAND AVE NORTH 6 O 14 g Pt a duly Licensed Professional Engineer 3. 03 j j(5 ��]' (651)681-16414 Pax:681 }488 (763) 783-1880 FW783-1883 =laws laws of the State of Minnesota Reg. No. 19860 Date - 07105 4.04/19106 Drawn SAG & ■ ■ ATE BROOKLYN PARK, $OTA 55445 MONTICEI LD+ MINNESOTA CALL BEFORE YOU DIG The subsurface utility inforr Quality Level D. This quoin the guidelines of CI/ASCE 38-02, entitled "Standard Guideline for the Colleotlon and Depiction of E=isting Subsurface Utility Data." HAVEN RIDGE MONTICELLO, MINNESOTA leq M/�Sslnal RiyER N 55 85N ST. NE w sT NE SITE - VICINITY MAP NOT TO SCALE 0 150 300 600 (IN FEET) BENCHMARKS 1. Minnesoto Deportment of Transportation Geodetic GSID Station No. 93813 (MnDot Name Golf). ELEVATION = 974.53 FT. 2 Minnesota Department of Transportation Geodetic GSID Station No. 93803 (MnDot Name 8605 S) ELEVATION = 966.55 FT. SHEET INDEX 1. COVER 2. OVERALL BOUNDARY 3. EXISTING CONDITIONS INDEX 4-7. EXISTING CONDITIONS 8. PRELIMINARY PLAT INDEX 9-18. PRELIMINARY PLAT 19-20. REMOVALS PLAN 21-24. PRELIMINARY SITE & UTILITY PLAN 25. GRADING INDEX 26-38. PRELIMINARY GRADING & EROSION CONTROL PLANS 39-41. DETAILS T1—T8. TREE PRESERVATION PLAN L1-1-8. LANDSCAPE PLAN //�� suvu rneasan[ rcia9e unve Ne, nevi:ion,: D E N A L I INVESTMENTS i C� Carlson SUite 100 I hereby certify that this plan, or under my Print Name: fa Drawn: 1. 9/13/19 Per City Comments 1 I environmen al I Blaina, (7 3) 19 ^'^T I or report was prepared by me or under my I 12.1/9/20 Per City Comments I I HAVEN RIDGE I COVER I • •engineering phone: (763)469-7900 tlirec[supervisionandthatlamaduly Signature: a 2 Designed: BJK 1313 Hillwind Road of Mc in I ' Surveying Fax: (763) 489-7959 Licensed Professional Engineer under Monticello, Minnesota the laws of the State of Minnesota Date: 4/5/19 license #: 25063 Date: 4/5/19 Fridley, MN 55432 / 41 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM I I Policy 2.1. Neighborhood Strategy2.1.1- Adopt zoning regulations Diversity & Life -Cycle Housing • • that allow for a wider diversity of housing types, identify character defining features and O O • • • • • - • Sustain a diverse array of encourage a center of focus for • - - • • - neighborhood character and each neighborhood. • • • • . - housing types throughout . • • • • • - - • • • Monticello. These will range from • • - - • - . • estate residential to established Strategy2.1.2- Encourage opportunities for residents to stay in Monticello, with additional O �a - • - - • • - • • • • - • traditional neighborhoods, to options for estate residential, senior living, and • • . - • • • • • new planned subdivisions and other life -cycle options. Strategy2.1.3 - Amend zoning regulations as • • • . - - • • - conservation development, and • . - • - • • - - • • neighborhoods oriented around r or actiity rthat • .. •• • necessary to allow for small -lot single family homes, neo -traditional housing styles, cottage O • ' -•• • - • , , • The unique design elements homes, accessorydwellingunits (ADUs), and - • • . • • . • define each neighborhood should mansion style condos. . • • • • be protected and enhanced in the future including its housing stock, Strategy 2.1.4 - Encourage housing options which incorporate Universal Design to promote O (0) parks and public infrastructure. housing equity in choice. Strategy2.1.5 - Consider allowing Accessory Dwelling Units (ADUs). O Monticello's neighborhoods help define the city's form and sense of place. The city's neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello residential areas is to make each neighborhood "complete" — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as an identifiable center and gathering place for its neighbors and future residents. MONTICELLO 2040 COMPLETE NEIGHBORHOODSCHAPTER MONTICELLO 2040 VISION + PLAN IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM IMPLEMENTATION Polity2.2. Neighborhood Centers Strategy2.2.1- Encourage and support location of public facilities including schools and parks O close to neighborhoods to make them easily Enhance or create identifiable accessible by walking or bicycling. "centers" in each neighborhood Strategy2.2.2 - Ensure all neighborhoods have which serve as local gathering places. Neighborhood centers may take a variety of forms as public access to healthy food, including community gardens and farmers markets, through a food O O uses such as parks, Community security assessment. Small scale food stores and centers, Or Schools; neighborhood neighborhood markets should be a permitted >�a shopping districts; or any other use in the Mixed Neighborhood designation. public space where residents Can Congregate. Strategy2.2.3-Design sidewalks and pathways that enable safe crossings of major O roadways in getting to and from nearby points of designation. Po ity2.3. Strategy2.3.1- Establish incentives and Neighborhood Reinvestment allowances to facilitate design improvements to buildings and properties in the Traditional O O Encourage continued reinvestment Neighborhood designation and older areas of in Monticello's neighborhoods the city. by private property owners and through capital improvements. Strategy2.3.2- Create gateways and While the basic land use pattern incorporate other urban design elements in in many neighborhoods is already residential or mixed neighborhoods with new set and will be maintained, their signage and streetscape features such as branded street signs and streetscape amenities. continued improvement and O (3) evolution should be viewed an important part of the City's sustainability initiatives. IMPLEMENTATION IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM MONTICELLO 2040 VISION + PLAN Policy 2.4. Connectivity Strategy2.4.1- Invest in improvements which make Monticello's neighborhood streets Improve the ability to travel safer and more convenient for walking and through neighborhoods and between neighborhoods on foot, bicycling. The pedestrian and bicycle networks in Monticello's neighborhoods should reflect O bicycle, or automobile. Street universal design principles that make the City layouts should facilitate pedestrian more accessible for seniors and others with mobility limitations. Cul-de-sacs and dead -ends travel and connect neighborhoods should be avoided if they require circuitous with nearby services to the greatest routes for pedestrians. extent feasible. Strategy2.4.2 - Consider use of natural, non -motorized open space corridors, such as utility easements and waterways, as another method to connect the City. Policy 2.5. Safe and Strategy2.51- Implement measures to slow Secure Neighborhoods down or "calm" traffic on local streets by using design techniques and measures to improve O Maintain infrastructure and traffic safety, provide eyes on the street, improvements that promote and enhance the quality of life in safety and make residential Monticello's neighborhoods. neighborhoods safe and Inviting places. Strategy 2.5.2 - Maintain communication and O partnership with Wright County Sheriff's Office. Strategy 2.53 -Consider access to school facilities through the Safe Routes to School O planning principles when designing new neighborhoods. Policy2.6. Strategy2.6.1- Review plans for new Residential Compatibility development in consideration of adjacent Ensure residential neighborhoods residential uses and require measures that reduce any potential impact to residential and uses are adequately buffered neighborhoods such as lighting, outdoor from adjacent uses with conflicting speakers, or sports courts. Continue use of O operational characteristics such as proper buffering such as fences, barriers, ((( ))) landscaping, and separation. noise, odors, vibrations, lighting or truck traffic. MONTICELLO 2040 VISION + PLAN IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM 202 IMPLEMENTATION Policy 2.7. Locations for Higher Strategy2.7.1-Amend the Zoning Map to be Density Housing consistent with the Future Land Use Map and identify areas where mixed -density residential Generally, locate new higher uses are appropriate. density housing and mixed use development in proximity to Downtown where there is good access to parks and open space, proximity to local -serving commercial uses, and proximity to the transportation network. O �i Consider impacts to over concentration of multi -family uses in specific locations. Conversely, the City should discourage the use of vacant sites with these attributes for new low employee intensity or low value land uses. Policy 2.8: Equitable Planning Ensure that no single neighborhood or population group is disproportionately O a impacted by flooding or environmental burdens, city services, incompatible uses, neighborhood constraints or potential hazards. Policy 2.9 - Neighborhood Design Strategy2.9.1- Integrate open space, parks, Support the development of street trees, landscaping, and natural features into Monticello's neighborhoods to enhance O neighborhoods with a strong set of their visual quality, create inviting and safe amenities which enhance quality spaces, and improve access to nature of life, retain residents and support and recreation. continued investment. Strategy2.9.2- Create and maintain a Neighborhood Conservation Overlay zoning district to identify areas that should O be developed in a manner consistent with conservation style development. 202 IMPLEMENTATION