HomeMy WebLinkAbout3 - Schoolhouse Square Senior
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: February 10, 2020
Item: Schoolhouse Square Senior Housing - Preliminary Plat, Final Plat, Special Use Permit, and
Site Plan #2020-05 - Real Estate Equities.
Planning Commission Action Requested
Review the following actions for development of a 90 unit independent living senior housing facility
as proposed by Real Estate Equities. The 2.07 acre property is currently owned by Schoolhouse
Partners LLC and generally located northwest of 10th Street and Ramsey Street:
1) Preliminary and Final Plat of SCHOOLHOUSE SQUARE 4TH ADDITION, a replat of two existing
outlots into a single lot of record.
2) Special Use Permit for construction of a building exceeding 40 feet in height within the RMU
- Residential Mixed Use Zoning District.
3) Site Plan for a four story senior housing building with underground parking.
Planning Commission Workshop
The Planning Commission held a workshop with the development team to review the concept plan
on January 13, 2020. The application has been revised to incorporate comments from the
Commission including elimination of the surface parking lot at 10th and Ramsey and creation of a
dog run and gazebo as a site amenity.
BACKGROUND INFORMATION
Comprehensive Plan
The property is guided Medium Density Residential within the current 2030 and draft 2040
Comprehensive Plans. The proposed use is consistent with the Comprehensive Plan.
Zoning
The property is zoned RMU – Residential Mixed Use. The proposed use and density are permitted
under the RMU Zoning District. A Special Use Permit is required to construct a building greater
than 40 feet in height.
Planning Commission Memorandum
Existing Condition
The western side of the site is approximately 10 feet higher than the northern and eastern sides
of the site. The site was mass graded as part of Schoolhouse Square in 2003. Scrub tree growth
has occurred since grading.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North 8th Street
Single Family Homes
Low Density
Residential
R-2
East Schoolhouse Square
Townhomes
Medium Density
Residential
RMU
South 10th Street
Single and Two Family homes
Low Density
Residential
R-2
West Commercial – Green Mill,
Premier Bank
Commercial C-3
History
The entire Schoolhouse Square site was acquired by Camegaran, LLC (Pat Regan) in 2002. A
Master Development Plan was created for a mixture of commercial and residential uses. The
senior housing site was originally planned as a four story mixed use building. Prior to Schoolhouse
Square Hastings High School and Middle School were located on the site.
Schoolhouse Square Development Plan Agreement
The City executed a Development Plan Agreement for the entire Schoolhouse Site on September
3, 2002. It serves as a master plan for site development by outlining uses, density, parking,
landscaping, and architectural style. The agreement allows up to 84 residential units. 12 units
were previously constructed leaving 72 units available for construction. The Development
Plan Agreement will need to be amended to accommodate the proposed density.
58 unit Condominium Building
In 2006 the City Council granted Site Plan and Special Use Permit approval to Real Life Cooperative
to construct a 58 unit four story building on the site. The approval has since expired.
Planning Committee of City Council
The Planning Committee of City Council (Chair Vaughan, Balsanek, and Leifeld) reviewed the
concept plan on July 9, 2019. The Committee generally supported the concept.
Neighborhood Meeting
Real Estate Equities held a neighborhood meeting on October 1, 2019 to discuss the proposal with
surrounding property owners. Approximately 12 people attending the meeting; mostly residents
of the adjoining townhomes. Discussion items included internal and external traffic, green space,
walkability, noise, snow removal, and maintaining long term use for affordable senior housing.
Tax Increment Financing (TIF)
Real Estate Equities has submitted an application to create a Tax Increment Financing (TIF) District
to maintain affordable rents for the project. The Planning Commission will be asked to determine
consistency with the proposed development to the general plan in a separate action later in the
meeting.
PRELIMINARY AND FINAL PLAT REVIEW
Request
Preliminary and Final Plat approval of SCHOOLHOUSE SQUARE 4TH ADDITION, A replatting of two
outlots into a single lot of record.
Streets
No new public streets are included as part of this plat. All access drives would be privately owned
and maintained.
Easements
Proposed easements must be modified as follows:
1) A drainage and utility easement must be placed over the infiltration vault to ensure access
for emergency service.
2) The perimeter drainage and utility easement must be increased to 10 feet along the most
northerly 150 feet of the western property line adjacent to Lot 8, Block 1, W C HERNDON
ADDITION.
Vehicular Access and Circulation
The site will utilize two existing private accesses to public streets, one to the east to Ramsey
Street through the townhome development. Both private accesses are part of the overall
Schoolhouse Square development and were designed to carry the additional traffic generated by
the proposal. Recording of easement to ensure access rights will be required as part of the plat.
No new external accesses are planned.
Park Land Dedication
The Park and Recreation Commission is scheduled to meet on February 11, 2020 to consider the
method for satisfying park dedication requirements. Payment of cash in lieu of land in the
amount of $99,000 ($1,100 x 90 units) is recommended.
Interceptor Sewer Fee
Payment of sewer interceptor fees in the amount of $43,560 ($485 x 90 units) is required prior to
release of the final plat mylars for recording.
Grading Drainage and Erosion Control
Grading Drainage and Erosion Control plans will be reviewed as part of the site plan.
Stormwater Maintenance Agreement
A stormwater access and maintenance agreement will need to be executed between the city and
the property owner prior to recording of the final plat mylars to ensure access for emergency
maintenance.
Development Agreement
The City and developer shall enter into a Development Agreement as follows:
1) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
RECOMMENDATION
Approval of the Preliminary and Final Plat is recommended subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
February 10, 2020
2) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
3) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
4) Payment of $99,000 ($1,100 x 90 units) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
5) Payment of $43,560 ($485 x 90 units) in sewer interceptor fees prior to release of the final
plat mylars for recording.
6) Recording of an easement to ensure ingress and egress between the proposed property,
Ramsey Street, and 10th Street.
7) Execution of a stormwater access and maintenance agreement between the City and
property owner prior to release of the final play mylars for recording.
8) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
9) Final approval of the Grading, Drainage, and Erosion Control Plan by the Public Works
Director.
10) A drainage and utility easement must be placed over the infiltration vault to ensure access
for emergency service.
11) The perimeter drainage and utility easement must be increased to 10 feet along the most
northerly 150 feet of the western property line adjacent to Lot 8, Block 1, W C HERNDON
ADDITION.
12) Approval is subject to a one year Sunset Clause; the plat must be recorded with Dakota
County within one year of City Council approval or approval is null and void.
SPECIAL USE PERMIT REVIEW
Request
Allow construction of a multiple family building exceeding 40 feet in RMU - Residential Mixed Use
Zoning District. The building is proposed to be 44’ 7” along the west elevation (facing Green Mill)
and 55’ 3” on the east elevation (facing the townhomes).
Ordinance Requirements
City Code Chapter 155.26, Subd. C(1) allows multiple family buildings greater than
40 feet in height within the RMU District upon issuance of a Special Use Permit (SUP).
Special Use Permit Review
City Code Chapter 30.02, Subd. E.2 – Board of Adjustment and Appeals - Special Use Permits
outlines specific rules and review criteria for the issuance of SUPs, including:
• Ingress and Egress\Off-Street Parking and Loading – The proposed use will utilize two
existing access points to City streets, with one each on Ramsey Street and 10th Street.
Existing access was designed in anticipation of development of this site. Site Parking is
adequate for the facility. Pedestrian access to the site from surrounding streets and
developments will be enhanced through a sidewalk connection to 8th Street to the north
and sidewalk connection to the remaining Schoolhouse Square development to the west.
• Refuse and Service Areas – Refuse and service areas will be located within the parking
garage of the proposed building.
• Utilities – Utility access and availability is satisfactory and will utilize planned connections
of the Schoolhouse Square development.
• Screening and Buffering – The site will be separated from adjacent residential uses
through tree, shrub, and landscaping. The site faces the rear garage doors of the
townhomes.
• Signs and Exterior Lighting – Any signage will be approved via an administrative permit at
a later date. Lighting adheres to maximum illumination requirements.
• Required Yard and Open Space – The building meets minimum building setback
requirements. Open space will be preserved north of the building to 8th Street. A dog run
area is proposed southeast of the building.
• General Compatibility with Adjacent Properties and the Surrounding Area – The property
is zoned RMU, the district is intended for higher density multiple family housing and to
serve as a transitional area between commercial and lower density residential. The
proposed development is consistent with the intent of the district and the original
development plan for Schoolhouse Square which contemplated a multi-story building in
the location. The proposal abuts the garages of adjoining western townhomes.
Recommendation
Approval of the Special Use Permit to allow a building over 40 feet is recommended
subject to the following conditions:
1. Conformance with the plans submitted with the Planning Commission Staff Report dated
February 10, 2020. Building height shall be no greater shown on the plans.
2. Approval is subject to a one-year Sunset Clause; if significant progress is not made towards
the proposal within one year of City Council approval, the approval is null and void.
SITE PLAN REVIEW
Streets
No new public streets. All access drives would be privately owned and maintained.
Vehicular Access and Circulation
Vehicular access reviewed as part of the plat.
Building Setbacks
Building setbacks to property lines meet minimum requirements as follows:
Required Provided
North - Single Family Homes 12 feet 12 feet
East - Townhomes 24 feet 50 feet
South - 10th Street 12 feet 130 feet
West - Green Mill-Premier Bank 5 feet 50 feet
Pedestrian Access
Pedestrian access is acceptable. Sidewalks will surround the building on three sides. A
connection to 8th Street on the north will be constructed. Due to the grade differential and stairs,
this will be closed during the winter months. A sidewalk connection will also be made to the west
liking to the commercial area of Schoolhouse Square and to other public sidewalks and trails.
Required Parking
Parking meets minimum requirements as follows:
Architectural Design
The building façade incorporates brick, two colors of lap siding and is intersperesed with many
window openings. Long building facades are segmented into smaller areas through variations in
building width. The building is four stories tall as viewed from the south and east, and five stories
tall when viewed to the east. The eastern building side exposes the underground parking garage
comprising of CMU split face block. The building drops to three stories when viewed to the north
due to the incorporation of a rooftop deck area. The building exceeds minimum architectural
materials standards.
Parking
Required Parking Number Requirement Needed Provided
Residential Senior Facility 90 units 1.0 per unit 90 114 (61 garage + 53 surface)
Landscape Plan
The development includes the creation of sidewalk extentions to 8th Street and Schoolhouse
Square Commercial, as well as a dog run area and gazebo near 10th and Ramsey Streets. Trees
will be planted every 20’ aong the eastern side of the building facing the townhome area and
every 30 feet along the 10th and Ramsey frontages. Specific landscape quantities area as follows:
Required Proposed
One tree per 4,000 s.f. of
paved surface – 8,655 s.f.
2.2 Trees 3 Trees
One tree per 50 feet of lot
perimeter – 1,858 feet
37.2 Trees 37 Trees
One shrub per 40 feet of lot
perimeter – 1,858 feet
46.5 shrubs TBD
Tree plantings for the site are adequate. Specific shrub plantings have not been identified. The
developer will need to modify the landscape plan to include at least 47 shrubs prior to issuance of
a building permit.
Lighting Plan
Proposed exterior lighting levels are acceptable. Lighting must be no greater than 0.5 footcandle
of illumination when abutting residential propeorty and 1.0 footcandles when facing commercial.
Grading, Drainage, Erosion Control and Utility Plan Review
The Public Works Department is providing concurrent review of the Grading, Drainage, Erosion
Control, and Utility Plans. Site Plan approval shall be conditioned upon final approval of the
Grading, Drainage, Erosion Control and Utility Plan by the Public Works Director.
RECOMMENDATION
Approval of the Site Plan is recommended subject to the following conditions:
1. Conformance with the plans submitted with the Planning Commission Staff Report dated
February 10, 2020
2. Preliminary and Final Plat approval of SCHOOLHOUSE SQUARE 4TH ADDITION.
3. Special Use Permit approval to allow a building exceeding 40 feet in height within the RMU
Zoning District.
4. Execution of an amendment to the Schoolhouse Square Development Plan to allow the
number of housing units and building height proposed.
5. Revision of the Landscape Plan to include a minimum of 47 shrub plantings prior to
approval of the building permit.
6. Final approval of the Grading, Drainage, and Erosion Control Plan by the Public Works
Director.
7. All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
8. Disturbed areas of the site shall be maintained to the requirements of the City’s property
maintenance ordinance.
9. All Rooftop equipment shall be screened by a parapet wall or painted to match the
building.
10. Any uncompleted site work (including landscaping) must be escrowed at 125 percent of
the estimated value prior to issuance of a certificate of occupancy.
11. Construction of a private sidewalk connection to 8th Street. The stairway connection to 8th
Street does not need to be cleared of snow and may be closed during winter months.
12. Construction of a sidewalk connection from the west side of the building to provide
connection to existing sidewalks within Schoolhouse Square.
13. Approval is subject to a one-year Sunset Clause; if significant progress is not made towards
the proposal within one year of City Council approval, the approval is null and void.
ATTACHMENTS
• Site Location Map
• Site Plan
• Landscape Plan
• Architectural Elevations
• Civil Plans
LOCATION MAP
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NO T F O R CO NS T RUCTION Date
Drawn By
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Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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SD_1011" = 50'-0"1 Level 1 - Site Plan
19-02-J -Parking Schedule
Level Count
Level -1 61
Level 1 76
Grand total 137
19-02-J -Unit Mix by Floor
Name
Unit
Type Count Area Level Unit Type
Level 1
Unit 1-0 1BR/1BA 14 712 ft² Level 1
Unit 1-1 1BR/1BA 1 875 ft² Level 1
Unit 3-0 2BR/2BA 2 994 ft² Level 1
Unit 3-1 2BR/2BA 2 1,116 ft² Level 1
Unit 3-2 2BR/2BA 1 1,122 ft² Level 1
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Levels 2 - 3
Unit 1-0 1BR/1BA 15 712 ft² Levels 2 - 3
Unit 1-1 1BR/1BA 1 875 ft² Levels 2 - 3
Unit 3-0 2BR/2BA 5 994 ft² Levels 2 - 3
Unit 3-1 2BR/2BA 2 1,116 ft² Levels 2 - 3
Unit 3-2 2BR/2BA 1 1,122 ft² Levels 2 - 3
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Level 3
Unit 1-0 1BR/1BA 15 712 ft² Level 3
Unit 1-1 1BR/1BA 1 875 ft² Level 3
Unit 3-0 2BR/2BA 5 994 ft² Level 3
Unit 3-1 2BR/2BA 2 1,116 ft² Level 3
Unit 3-2 2BR/2BA 1 1,122 ft² Level 3
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Level 4
Unit 1-0 1BR/1BA 15 712 ft² Level 4
Unit 1-1 1BR/1BA 1 875 ft² Level 4
Unit 3-0 2BR/2BA 5 994 ft² Level 4
Unit 3-2 2BR/2BA 1 1,122 ft² Level 4
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Grand total 90
19-02-J -Unit Mix by Type
Name
Unit
Type
Coun
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1BR/1BA
Unit 1-0 1BR/1BA 59 712 ft²42,020 ft²
Unit 1-1 1BR/1BA 4 875 ft²3,500 ft²
63 45,521 ft²
2BR/2BA
Unit 3-0 2BR/2BA 17 994 ft²16,893 ft²
Unit 3-1 2BR/2BA 6 1,116 ft²6,698 ft²
Unit 3-2 2BR/2BA 4 1,122 ft²4,489 ft²
27 28,080 ft²
Grand total 90 73,601 ft²
19-02-J -Total Gross Area
Level Area
Level 4 22,564 ft²
Level 3 23,232 ft²
Levels 2 - 3 23,232 ft²
Level 1 23,238 ft²
Level -1 23,616 ft²
Grand total 115,882 ft²
53 Surface Parking Stalls adjacent to Building
36 Surface Parking Stalls at Lot A
Parking Ratio
150 Total Parking Stalls /
90 Total Units = 1.67 Stalls per Unit
Hastings Zoning
Zoning District -RMU Residential Mixed Use
155.08 SIGNS
(2) A, R, and PI Districts.
(a) Residential developments with 6 or more single-family or multiplefamily dwelling units may have 1 monument identification sign per the size indicated in
the table in division (D)(1)(e) above
Monument -Maximum Height -5 feet, Sign Face Size -50 square feet, Cap Height (max.) -8 inches
Wall -Maximum Size -Greater of 40 square feet or 5% of wall area
155.09 PARKING AND LOADING REQUIREMENTS
(B) Design requirements.
(1) Standard dimensions. 90 degrees, Curb Length 9.0 feet , Stall Length 18.0 feet, Aisle width 22 feet (Aisles that are note between 2 ros of 90 angel parking spaces may be 18 feet
wide.)
(2) Compact car deimatnsion. 90 degrees, Curb Length 8.0 feet, Stall Length 16.0 feet.
(3) Compact car parking conditions. Compact car parking may be provided if the following conditions are met.
(a) A maximum of 25% of the total number of required parking spaces may be used for compact cars, provided the total parking area has at least 20 stalls.
(b) Compact car stalls shall be clearly marked with directional signs as approved by the city.
(c) Compact car stalls shall be distributed throughout the parking area to have reasonable proximity to the structure(s) served by and shall not have generally
(D) Setbacks/buffers
(1) Access drives, driveways, and aisles shall not be allowed to intrude into a required parking setback except at the access point or where a joint drive serving more than 1 property will
provide better/safer traffic circulation
115.26 RMU RESIDENTIAL MIXED USE
(B) Uses permitted
(1) Mulitple-family dwellings;
(C) Uses by special permit
(1) Multiple-family dwellings greater than 40 feet in height as measured by the International Building Code.
(D) Building and site design.
Approvals granted through building permit, site plan, special use permit, or planned residential development shall require conformance with the Origianl Hasitngs Design Guidelines...
115.50 RESIDENTIAL LOT REGULATION
RMU District
Minimum Lot Area -12 d.u. per acre
Front -5
Inteior side -1/4 bulding height (maximum setback required shall be 15 feet, but in no case less than 5 feet).
Corner -5
Rear -1/2 building height
Height -40
115.52 Architectural Standards
(B) Applicability. Architectural standards in this section shall apply to the exterior construction of new commercial, industrial, institutional buildings, and the like, as well as multiple family buildings
exceeding 8 units, and as follows.
(3) Original Hastings Design Guidelines. Buildings and properties as identified in the Original Hastings Design Guidelines (adopted by the City Council on 5-5-2003) must adhere to the
requirements of the adopted guidelines in addition to the provisions of this section.
(C) General requirements.
(1) Building design and construction standards must be used to create a structure with equally attractive sides. Primary emphasis shall be placed on the most visible sides of a building.
(2) Primary building entrances must be clearly defined to promote visual interest and architectural presence.
(3) Large, uninterrupted expanses of a single building material shall not be permitted, unless the use meets the purpose or intent of this section as determined by the Administrative
Official.
(4) No wall that faces a public right-of-way, parks, the public view from adjacent properties or a residential use or district may have an uninterrupted length exceeding 100 feet without
including at least 2 of the following:
(a) Change in plane;
(b) Change in texture or masonry pattern;
(c) Inclusion of windows; and/or
(d) Equivalent change or incorporation
(D) Specific requirements
(2) Classes of material.
Class 1 -Brick, Natural Stone, Glass, Seamless metal panels, Other materials not llisted elsewhere as approve by the Administrative Official.
Class 2 -EIFS, Masonry Stucco, Specialty Intergral Colored Concrete Block, Archiecturally textured concrete precast panels, Tile, Other materials not llisted elsewhere as
approve by the Adminstrative Official.
Class 3 -Industrial grade concrete precst panels, Smooth concrete, Ceramic, Wood, Aluminum or Vinyl Siding, Other materials not listed elsewhere as approved by the
Administrative Official.
(3) Required combinations of materials
(c) Multiple-family residential builidngs exceeding 8 units.
1. Front facades, and side and rear facade visible from public right(s)-of-way, the public view from adjacent properties, parts, or residential uses or distructs must be
composed of at least 25% of Class 1 materials, and at least 25% of Class 2 materials.
2. Side and rear facades not visible from public right(s)-of-way,
parks, public view from adjacent properties or residential uses or districts may use any
combination of Class 1, 2, or 3 materials.
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS 94
UNIT SENIOR
APARTMENT
BUILDING
REAL ESTATE EQUITIES
345 ST. PETER ST. SUITE 1600
ST. PAUL, MN 55102
ADDRESS UNASSIGNED
01/31/20 SURVEY ISSUED
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Henry D. Nelson - PLS
17255
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
19325
HDN
TMB
MJA
01/31/20
SITE
PRELIMINARY
PLAT OF
SCHOOLHOUSE
SQUARE 4TH
ADDITION
1 OF 1
Outlots A and B, SCHOOLHOUSE SQUARE 3RD ADDITION, according to the recorded plat thereof, Dakota County,
Minnesota.
(Abstract Property)
LEGAL DESCRIPTION
GENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1. Prepared January 30, 2020.
2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the
fieldwork is unassigned. (PID No. 19-66902-00-010 as to Outlot A & PID No. 19-66902-00-020 as to Outlot B).
3. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986 Adjust).
4. The Gross land area is 90,049 +/- square feet or 2.07 +/- acres.
5. Benchmark: MnDot Monument. At the junction of Hwy 61 & Hwy 55 in Hastings, at Hwy 61 milepost 117.0, 80.0
feet west of southbound Hwy 61, 30.0 ft north of westbound Hwy 55. 5.0 ft north of sidewalk, 9.3 feet east of a
witness post. Elevation = 781.82 (NGVD29)
Site Benchmark: Top Nut Hydrant & 185 +/- feet northwesterly of southeast property corner as shown hereon.
Elevation = 775.91 (NGVD29)
6.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood
Insurance Rate Map No. 27037C0276F, Community Panel No. 270105, effective date of March 16, 2016.
7. The field work was completed on June 28, 2019.
OWNER/DEVELOPER:
Real Estate Equities
345 St. Peter Street, Suite 1600
St. Paul, MN 55102
651-389-3800
Any current zoning classification, setback requirements, height and floor space area restrictions, and parking
requirements, shown hereon,was researched to the best of our ability and is open to interpretation. Per the City of
Hastings Zoning Map and City Code, on July 18, 2019, information for the subject property are as follows:
Zone: RMU Residential Mixed Use
Setbacks: Front 5 feet, Corner 5 feet, Interior side 1/4 building height, Rear 1/2 building height
Height: Forty (40) feet
The zoning setback requirements require an interpretation by the surveyor and are only partially shown hereon.
ZONING INFORMATION
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LOUCKS
CITY PLANNING COMMISSION OF HASTINGS, MINNESOTA
Approved by the planning commission of the city of Hastings, Minnesota, this _______ day of _________________________,
20______.
By: ___________________________________________
Chair
CITY COUNCIL OF HASTINGS, MINNESOTA
This plat was approved by the City Council of the city of Hastings, Minnesota, this _______ day of _________________________,
20______ and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd.2.
By: ___________________________________________By: ____________________________________________
Mayor Clerk
DAKOTA COUNTY SURVEYOR, MINNESOTA
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and
approved this _______ day of _________________________, 20______.
By: ___________________________________________
Todd Tollefson, Dakota County Surveyor
DAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS, MINNESOTA
Pursuant to Minnesota Statutes, Section 505.021 Subd. 9, taxes payable in the year 20______ on the land hereinbefore described
have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer has been
entered on this _______ day of _________________________, 20______.
By: ___________________________________________
Amy A. Koethe, Department of Property Taxation and Records
DAKOTA COUNTY RECORDER, MINNESOTA
I hereby certify that this plat of SCHOOLHOUSE SQUARE 4TH ADDITION was filed in the Office of the County Recorder for
public record this _______ day of _________________________, 20______, at ______ o'clock _____.M. as Document No.
____________________.
By: ___________________________________________
Amy A. Koethe, County Recorder
SECTION 27, TOWNSHIP 115, RANGE 17,
DAKOTA COUNTY, MINNESOTA
SI
T
E
VICINITY MAP
N
NOT TO SCALE
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
BEARINGS ARE BASED ON THE EAST LINE OF
SCHOOLHOUSE SQUARE HAVING A BEARING
OF SOUTH 00 DEGREES 16 MINUTES 31
SECONDS EAST
DENOTES FOUND ANOKA COUNTY
CAST IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 17255"
DENOTES FOUND "PK NAIL"
KNOW ALL PERSONS BY THESE PRESENTS: That Owner's Name, a type of company, fee owner of the following described
property situated in the County of Dakota, State of Minnesota, to wit:
Outlots A and B, SCHOOLHOUSE SQUARE 3RD ADDITION.
Has caused the same to be surveyed and platted as SCHOOLHOUSE SQUARE 4TH ADDITION, and does hereby dedicate to the
public for public use the drainage and utility easements as created by this plat.
In witness whereof said The Owner's Name, a type of company, has caused these presents to be signed by its proper officer this
_______ day of _________________________, 20______.
THE OWNER'S NAME
____________________________________________________________________________________________
Signature Printed Name, Title
STATE OF ______________________
COUNTY OF ____________________
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by Signer's
Name, as Signer's Title of The Owner's Name, a type of company, on behalf of the company.
____________________________________________________________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Henry D. Nelson do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed
Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical
data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set
within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the
date of this certificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat.
Dated this ________ day of _________________________, 20______.
______________________________________________
Henry D. Nelson, Licensed Land Surveyor,
Minnesota License No. 17255
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______,, by Henry D.
Nelson.
____________________________________________________________________________________________
Signature Printed Name, Notary
Notary Public, Hennepin County, Minnesota
My Commission Expires January 31, 2020
U.
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TENTH ST.
EIGHTH ST.
F.F.E.-775.40
G.F.E.-764.73
Pr
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Private Drive
Private Drive
18.0'
TYP.
9.0'
TYP.25.6'
VARIES
22.0'
GARAGE
DOOR
GARAGE
DOOR
5' WIDE
CONCRETE SIDEWALK
TAPER CURB TO FLUSH
TAPER CURB TO FLUSH
(3)-6" RISER
CONCRETE STEPS
5' WIDE
CONCRETE SIDEWALK
CONCRETE BLOCK
RETAINING WALL
(SEE GRADING PLAN)
CONCRETE BLOCK
RETAINING WALL
(SEE GRADING PLAN)
PROPOSED
BITUMINOUS
B612 CURB/
GUTTER TYP.
9.0'
9.0'
9.0'
9.0'
18.0'
9.0'
18.0'
25.5'
VARIES
25.5'
VARIES
25.7'
VARIES
R5.0'
R3.0'
R6.0'
R3.0'
R3.0'
R10.0'
10' CURB TAPER
FOR RAMP
16.0'
LOADING/
UNLOADING
HEAVY DUTY
CONCRETE APRON
CONCRETE PAD
FOR TRELLIS PATIO (SEE ARCH)
12.0'
12.0'
5.0'
H.C. SIGNAGE TYP.
TIE INTO
EXISTING CURB/GUTTER
3' CURB TAPER
3' CURB TAPER
3' CURB TAPER
FLAT CURB (SEE DETAIL)
9' CURB TAPER
FLAT CURB
(SEE DETAIL)
9' CURB TAPER
FLAT CURB
10' CURB TAPER
FOR RAMP
OUTDOOR PATIO
(SEE ARCH PLANS)
23
10
10
10
11
12.0'
15.0'
18.8'
18.8'
15.7'
5.0'
10.0'10.0'
32.0'
PROPOSED
BUILDING
B612 CURB
AND GUTTER
TYP.
EDGE OF
BITUMINOUS
PROPERTY LINE
EXISTING RETAINING
WALL (STONE)
EXIST
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EXIST
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PROPERTY LINE
PROOF OF
PARKING
CONCRETE PAD
FOR GAZEBO
(SEE ARCH)
5.0'
15.0'
10.0'
RESIDENTS
GARDEN
(OPEN SPACE)
DOG RUN
(FENCE W/ MULCH AND EDGER
9.0'
9.0'
STOOP AT DOOR
LOCATIONS TYP.
(SEE ARCH PLANS)
EXISTING RETAINING
WALLS
R40.0'
R6.0'
R3.0'
R3.0'CONCRETE PAD
FOR TRELLIS PATIO (SEE ARCH)
12.0'
12.0'
12.0'
15.0'
EXISTING RETAINING
WALL (STONE)PROPERTY LINE
N
SCALE IN FEET
0 20 40
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
SITE
PLAN
C2-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER THE
DETAIL SHEET(S) AND STATE/LOCAL JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
CURRENT ZONING: RMU RESIDENTIAL MIXED USE
PROPERTY AREA 90,049 SF (2.067 AC)
EXISTING IMPERVIOUS AREA: 9,337 SF (0.214 AC) (10.37%)
PROPOSED IMPERVIOUS AREA: 46,728 SF (1.073 AC) (51.89%)
TOTAL ABOVE GROUND PARKING: 54 STALLS PROVIDED
TOTAL UNDERGROUND PARKING: SEE ARCHITECTURAL PLANS
PROPOSED HANDICAPPED STALLS = 3 STALLS
REQUIRED HANDICAP STALLS FOR 51-75 STALLS= 3 STALLS
1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR
UNDERGROUND WORK.
2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT
OF CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS.
3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION
PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING THE
CONSTRUCTION PHASE OF THIS PROJECT.
4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS,
DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE
APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF
TRANSPORTATION STANDARDS.
5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR
CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6. ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE CONTRACTOR.
7. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE
CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD)
AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC
AT ALL TIMES.
9. ALL ROADWAY EMBANKMENT MATERIAL WITHIN PAVEMENT PATCHING AREAS OF EXISTING ROADWAYS SHALL BE PLACED IN LIFTS NOT TO EXCEED 8
INCHES AND COMPACTED TO A MINIMUM OF 100 PERCENT OF MAXIMUM DENSITY REGARDLESS OF DEPTH BELOW THE FINAL PAVEMENT SURFACE. THE
SOILS ENGINEER SHALL TAKE A MINIMUM OF 3 COMPACTION TESTS AT VARYING ELEVATIONS WITHIN THE PAVEMENT PATCH AREA.
DENOTES PROPOSED CONCRETE PAVEMENT
DENOTES PROPOSED BITUMINOUS PAVEMENT
SITE NOTES
SITE DATA
GENERAL NOTES
PAVEMENT LEGEND
DENOTES PROPOSED HEAVY DUTY CONCRETE PAVEMENT
INSET A:
IN
S
E
T
A
IN
S
E
T
A
2.9%
F.F.E.-775.40
G.F.E.-764.73
8.6%
5.
0
%
6.4
%
4.
8
%
3.3%
3.
0
%
5.
9
%
6.0%
5.7%
1.
0
%
1.0%
2.
0
%
0.
7
%
1.
0
%
1.1%
1.7%
Pr
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Private Drive
Private Drive
7
6
1
7
5
9
772
771
769
774
774
768
767
766
765
764
7
6
3
762
7
6
0
758
76
4
769772773
77
5
770
769
7
6
7
7
6
5
76
4
764
7
6
3
7
6
2
761
760
759
770
772
7
7
3
77
1
763.77
760.57
775.40
775.40
774.49
764.73 765.10
TW=770.00
762.24
764.73
774.38
775.40
775.40
773.15
TS=765.58
BS=764.75
764.30
764.20
FIRST FLOOR
FIRST FLOOR
GARAGE LEVEL
GW=758.40
774.00
774.50
773.80
774.54
774.80774.64
774.42
776.75
764.73
763.45
763.30
763.20
763.10764.67
773.32
757.97
762.47
762.88
762.49
762.39
764.53
762.42
764.73
768.00
765.00
763.51
764.65
764.06
764.42
763.60
756.57GW=760.00
761.91
GARAGE DOORS
764.73
GARAGE LEVEL
FIRST FLOOR
775.40
FIRST FLOOR
HI-PT
775.15
774.70
774.70
774.70
HI-PT
775.20
774.70 772.17
759.83
757.12
GW=775.50
TW=778.11
GW=777.00
GW=777.00
TW=777.00
TW=783.00
GW=777.00
774.90
773.03
773.07
773.18
774.85
774.90
773.60
775.30
776.12
775.25
775.25
771.07
769.88
775.00
777.30
773.67
773.37
773.96
773.96
773.89
773.86
774.67
774.47
773.87
773.87
774
773
77
4
0.7%
1.0%76977
2773
774.70 772.17
GW=775.50
TW=778.11
GW=777.00
774.90
774.85
774.90
775.00
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
3. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF PREMIUM TOP SOIL
AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED. VERIFY WITH LANDSCAPE PLAN.
4. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED
WALL COURSES).
5. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO.B1901326),
DATED 03/28/2019 AS PREPARED BY BRAUN INTERTEC FOR AN EXISTING SUBSURFACE SITE
CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
6. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
7. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
8. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
9. THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND
APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS AND THE NPDES
PERMIT FROM THE MPCA.
10. INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING
ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS AND TEMPORARY SILT PONDS MAY
BE INSTALLED AS GRADING OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS
THROUGHOUT THE GRADING PROCESS AND REMOVE WHEN TURF HAS BEEN ESTABLISHED.
11. THE CONTRACTOR SHALL ADHERE TO ALL REQUIREMENTS OF THE MPCA NPDES PERMIT. THE AREA
TO BE DISTURBED SHALL BE MINIMIZED AND TURF SHALL BE ESTABLISHED WITHIN THE TIME
REQUIRED.
12. GRADES SHOWN ARE FINISHED GRADES.
13. FINAL GRADING TOLERANCES ARE +/-0.1 FEET TO FINISH GRADES.
14. UNDER PAVEMENTS COMPACT THE UPPER 3 FEET OF SUBGRADE TO 100% STANDARD PROCTOR
DENSITY AT OPTIMUM MOISTURE CONTENT AND 95% STANDARD PROCTOR DENSITY BLOW THE
UPPER 3 FEET OF SUBGRADE. OUTSIDE PAVEMENT AREAS COMPACT EMBANKMENTS TO 95%
STANDARD PROCTOR DENSITY.
15. THE CONTRACTOR MUST HAVE A CITY LICENSE.
16. A CITY RIGHT-OF-WAY PERMIT IS REQUIRED PRIOR TO WORKING WITHIN CITY ROW.
17. TURF REINFORCEMENT MAT (TRM) SHALL BE LANDLOK 450, AS MANUFACTURED BY PROPEX
GEOSOLUTIONS, OR APPROVED EQUAL. THE CONTRACTOR SHALL FOLLOW ALL OF THE
MANUFACTURERS INSTRUCTIONS FOR INSTALLATION.
18. STRUCTURAL RETAINING WALL, FENCING AND HANDRAIL DESIGN BY OTHERS. REFER TO
ARCHITECTURAL PLANS.
19. UPON COMPLETION THE OWNER MUST SUBMIT AN AS-BUILT SURVEY OF THE PROPERTY,
IMPROVEMENTS AND UTILITY SERVICE LINES AND STRUCTURES: AND PROVIDE CERTIFIED RECORD
DRAWINGS OF ALL PROJECT PLAN SHEETS DEPICTING AND ASSOCIATED PRIVATE AND/OR PUBLIC
IMPROVEMENTS, REVISIONS AND ADJUSTMENTS PRIOR TO ISSUANCE OF THE CERTIFICATE OF
OCCUPANCY. THE AS-BUILT SURVEY MUST ALSO VERIFY THAT ALL PROPERTY CORNERS HAVE BEEN
ESTABLISHED AND ARE IN PLACE AT THE COMPLETION OF THE PROJECT AS DETERMINED AND
DIRECTED BY THE CITY ENGINEER.
20. INSPECTION FOR THE PRIVATE SITE IMPROVEMENTS MUST BE PREFORMED BY THE DEVELOPER'S
DESIGN/PROJECT ENGINEER. UPON PROJECT COMPLETION, THE DESIGN/PROJECT ENGINEER MUST
FORMALLY CERTIFY THROUGH A LETTER THAT THE PROJECT WAS BUILT IN CONFORMANCE WITH
THE APPROVED PLANS AND UNDER THE DESIGN/PROJECT ENGINEER'S IMMEDIATE AND DIRECT
SUPERVISION. THE ENGINEER MUST BE CERTIFIED IN THE STATE OF MINNESOTA AND MUST CERTIFY
ALL REQUIRED AS-BUILT DRAWINGS (WHICH AR SEPARATE FROM THE AS-BUILT SURVEY).
GRADING & DRAINAGE SPECIFICATIONS
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
N
SCALE IN FEET
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INSET A:
F.F.E.-775.40
G.F.E.-764.73
Pr
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Private Drive
Private Drive
4
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GARAGE
DOOR
GARAGE
DOOR
5'R
EDGER TYP.
EDGER TYP.
GAZEBO BY OTHERS
RETAINING WALL
(SEE CIVIL)
RETAINING WALL
(SEE CIVIL)
SOD TYP.
SEED
SOD
SOD
SOD
SOD
SOD
SOD
FOUNDATION
PLANTINGS
(SEE LEGEND)
DOG RUN
GAZEBO
SEED
4
TA
1 GAZEBO BY OTHERS
SEED
SEED
DECIDUOUS TREES QTY COMMON NAME BOTANICAL NAME CONT SIZE
AM 6 ARMSTRONG MAPLE Acer freemanii `Armstrong`B & B 1.5"Cal
BL 21 BOULEVARD LINDEN Tilia americana `Boulevard`B & B 1.5"Cal
IH 5 IMPERIAL HONEYLOCUST Gleditsia triacanthos `Impcole` TM B & B 1.5"Cal
NM 1 NORTHWOOD MAPLE Acer rubrum `Northwood`B & B 1.5"Cal
SKH 3 SKYLINE HONEYLOCUST Gleditsia triacanthos `Skycole`B & B 1.5"Cal
EVERGREEN TREES QTY COMMON NAME BOTANICAL NAME CONT SIZE
BS 3 BLACK HILLS SPRUCE
FULL FORM
Picea glauca `Densata`B & B 6` HGT
CONIFEROUS SHRUBS QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE
TA 4 TECHNY ARBORVITAE Thuja occidentalis `Techny`10 gal 48"HGT
PLANT SCHEDULE
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.19325
PJD
DDL
DDL
01/16/20
-
LANDSCAPE
PLAN
L1-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
INSET A:
IN
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A
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME
FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE
PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR
MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE
ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST
TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE
UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL
INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE).
ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT CUT THROUGH ROOT
SYSTEMS OF ANY EXISTING TREES TO REMAIN.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER EXISTING ELEMENTS BASED
UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY
ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO
FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO
MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY
LANDSCAPE ARCHITECT.
IRRIGATION NOTES:
VERIFY EXISTING/PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM COMPLETE LIMITS OF
IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN AND
SPECIFICATION AS A PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE
LANDSCAPE ARCHITECT PRIOR TO ORDER AND/OR INSTALLATION. IT SHALL BE THE LANDSCAPE
CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED/SEEDED AND PLANTED AREAS ARE
IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING
FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN IRRIGATION SCHEDULE
APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT. THE SYSTEM SHALL INCORPORATE A RAIN
SENSOR INTO IRRIGATION SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED REGULARLY UNTIL
PLANTING/SOD/SEED HAS BEEN ESTABLISHED.
SOD
TURF SEED
LANDSCAPE REQUIREMENTS:
PARKING LOT LANDSCAPE REQUIREMENTS:
PAVED SURFACE REQUIREMENT - (1) TREE PER 4,000 SF OF PAVED SURFACE
(NEW PAVED SURFACE = 8,655 SF)
REQUIRED: 2 TREES
PROPOSED: 2 TREES
PERIMETER LANDSCAPING - (1) TREE PER 50 FEET AND (1) SHRUB PER 40 FEET (PERIMETER = 1,858 LF)
TREES REQUIRED: 37 TREES
TREES PROPOSED: 37 TREES
SHRUBS REQUIRED: 46 SHRUBS
SHRUBS PROPOSED:46 SHRUBS MINIMUM FOUNDATION SHRUBS TO
BE DISPLAYED IN FUTURE PERMIT SET)
FOUNDATION PLANTINGS - THIS AREA WILL INCLUDE
A FULL COMPLIMENT OF DECIDUOUS AND
CONIFEROUS SHRUBS HIGHLIGHTED WITH
PERENNIALS. A DETAILED PLAN SHOWING LOCATION
AND SPECIES WILL BE PROVIDED FOR PERMIT SET.
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.19325
PJD
DDL
DDL
01/16/20
-
LANDSCAPE
DETAILS
L1-2
PERENNIAL PLANTING
SCALE: 3/4" = 1'-0"Perennial.Dwg
LOOSEN ROOTS OF
PLANT MATERIAL PRIOR
MULCH - 3" MIN. DEPTH - SEE NOTES OR SPECS.
EDGER - SEE NOTES OR SPECS.
12" DEPTH (MIN). LOAM PLANTINGSOIL - SEE NOTES OR SPECS.
VARIES
SEE PLAN
TO PLANTING
EDGE VARIES - SEE PLAN
2
L1-2
REFER TO PLAN
18" MIN.
SCALE: 3/4" = 1'-0"
SHRUB PLANTING DETAIL
SHRUBS TO BE PLACED SO THATTOP OF CONTAINER SITS FLUSH
WITH PROPOSED GRADE.
MULCH - 3" DEPTH - SEE NOTES OR SPEC.
LANDSCAPE FABRIC - SEE NOTES OR SPEC.
EDGING MATERIAL - SEE NOTES OR SPEC.
EDGE VARIES - REFER TO PLAN
PLANTING SOIL - SEE NOTES OR SPEC.
LOOSEN ROOTS OF ALL
CONTAINERIZED PLANTS.SCARIFY BOTTOM AND SIDES OFHOLE PRIOR TO PLANTING
BUILDING WALL (TYP)
1
L1-2
LANDSCAPE INSTALLATION:
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION
WITH OTHER CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING AND
CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
WHERE SOD/SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED
SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC.
SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE AREAS
NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED AND MULCHED AS PER
MNDOT SPECS.
SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALL BE
LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SOD SHALL BE STAKED
TO THE GROUND.
ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE
AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF
NURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS SHALL HAVE AT LEAST
5 CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH. ORNAMENTAL
TREES SHALL HAVE NO V CROTCHES AND SHALL BEGIN BRANCHING NO LOWER
THAN 3' ABOVE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN
BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE.
ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES
SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL FORM, NATURAL
TO THE SPECIES, WITHOUT PRUNING.
PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN
QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES.
NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS
REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR
PRIOR TO THE SUBMISSION OF A BID AND/OR QUOTATION.
ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN.
ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED
IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT
MUST BE NOTIFIED.
ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A 27-3-3
SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE
MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FOR SUMMER
AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR 27-3-3 AT 6 OZ
PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL
APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER.
ALL PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS,
AND/OR VINES SHALL RECEIVE A MINIMUM OF 12" DEPTH OF PLANTING SOIL
CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45 PARTS PEAT OR MANURE AND
10 PARTS SAND.
ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL
FLAGGING AND LABELS FROM PLANTS.
WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN
CALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF
CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS
TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING AFTER
5-1.
BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, AND
ANNUALS WHERE BED MEETS SOD/SEED UNLESS NOTED OTHERWISE.
ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED
HARDWOOD MULCH WITH NO WEED BARRIER.
ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH
AND FIBER MAT WEED BARRIER.
ALL TREES TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO
MULCH IN DIRECT CONTACT WITH TREE TRUNK.
SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER
MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS.
MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED/INDICATED
ON DRAWING OR IN SPECIFICATION.
IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY
DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE
CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT,
SURVIVAL OR GUARANTEE, HE MUST BRING THESE DEFICIENCIES TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND/OR
INSTALLATION.
CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER
ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY
INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF
VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE
SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL
PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING, BUT NOT
NECESSARILY LIMITED TO, PRUNING, FERTILIZATION AND DISEASE/PEST
CONTROL.
CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE
CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE.
WARRANTY (ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL
BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER
THE COMPLETION OF PLANTING OF ALL LANDSCAPE MATERIALS. NO PARTIAL
ACCEPTANCE WILL BE CONSIDERED.
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANT
MATERIAL INSTALLATION AND SEED/SOD PLACEMENT IS FROM THE TIME
GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER 1.
FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15; DORMANT SEEDING IN THE
FALL SHALL NOT OCCUR PRIOR TO NOVEMBER 1. FALL CONIFEROUS PLANTING
MAY OCCUR FROM AUGUST 15 - OCTOBER 1 AND DECIDUOUS PLANTING
FROM THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES
IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING BY
THE LANDSCAPE ARCHITECT.
LANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS SATISFACTION THAT SOIL
AND COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER
DRAINAGE AT AND AROUND THE BUILDING SITE.
Deciduous Tree.DWG
DECIDUOUS TREE PLANTING DETAIL
SCALE: 1/2" = 1'-0"
2x ROOT BALL WIDTH
CONTRACTOR IS RESPONSIBLE FOR TESTINGPERCOLATION RATES PRIOR TO PLANTING.NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY IFPOOR DRAINAGE EXISTS.
SET PLANT ON UNDISTURBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIORTO PLANTING
EDGE VARIES - SEE PLAN
WOOD STAKE (OPTIONAL)
MULCH - 4" DEEP. NO MULCH IN CONTACTWITH TRUNK - SEE NOTES OR SPECS.
ROOT FLARE EVEN WITH OR JUST ABOVE GRADE.
SAFETY FLAGGING - ONE PER WIRE
TREE WRAP TO FIRST BRANCH
16"x2" POLYPROPYLENE OR POLYETHYLENE STRAP
WATER TREE THOROUGHLY DURING PLANTINGOPERATIONS. PLACE BACKFILL IN 8-12" LIFTS ANDSATURATE SOIL WITH WATER. DO NOT COMPACTMORE THAN NECESSARY TO MAINTAIN PLUMB.
CUT BACK WIRE BASKET
PRUNE DAMAGED AND CROSSING BRANCHESAFTER PLANTING IS COMPLETE.
THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING ALL TREES IN A PLUMB POSITIONTHROUGH THE WARRANTY PERIOD. STAKING ISSUGGESTED, BUT NOT REQUIRED. ANY STAKINGMUST CONFORM WITH PRACTICES AS DEFINED INA.N.A. GUIDELINES FOR STANDARD PRACTICES
BACKFILL WITH IN SITU TOPSOIL
4
L1-2Coniferous Tree.DWG
CONIFEROUS TREE PLANTING DETAIL
SCALE: 1/2" = 1'-0"
2 x ROOT BALL WIDTH
THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING ALL TREES IN A PLUMB POSITIONTHROUGH THE WARRANTY PERIOD. STAKING ISSUGGESTED, BUT NOT REQUIRED. ANY STAKINGMUST CONFORM WITH PRACTICES AS DEFINED INA.N.A. GUIDELINES FOR STANDARD PRACTICES.
PRUNE ANY DAMAGED BRANCHES AFTERPLANTING IS COMPLETE.
16"x2" POLYPROPYLENE OR POLYETHYLENE STRAP
SAFETY FLAGGING - ONE PER WIRE
BACKFILL WITH IN SITU TOPSOIL
WOOD STAKE (OPTIONAL)
EDGE VARIES - SEE PLAN
CONTRACTOR IS RESPONSIBLE FOR TESTINGPERCOLATION RATES PRIOR TO PLANTING.
NOTIFY LANDSCAPE ARCHITECT IMMEDIATELYIF POOR DRAINAGE EXISTS.
ROOT BALL SET ON UNDISTURBED SUBGRADE
SCARIFY BOTTOM AND SIDES OF
HOLE PRIOR TO PLANTING
WATER TREE THOROUGHLY DURING PLANTINGOPERATIONS. PLACE BACKFILL IN 8-12" LIFTS ANDSATURATE SOIL WITH WATER. DO NOT COMPACTMORE THAN NECESSARY TO MAINTAIN PLUMB.
MULCH - 4" DEEP - SEE NOTES OR SPECS. MULCHMUST NOT BE IN CONTACT WITH TRUNK.
3
L1-2
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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SD_500
12" = 1'-0"2 View from 10th Street
R e v . N o .
R e v i s i o n
D a t e
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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12" = 1'-0"
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Images
Checker
Author
SD_501
R e v . N o .
R e v i s i o n
D a t e
12" = 1'-0"1 View from West - Entry
12" = 1'-0"2 View from Southwest
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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12" = 1'-0"
1/
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Author
SD_502
R e v . N o .
R e v i s i o n
D a t e
12" = 1'-0"2 View from Northeast
12" = 1'-0"3 View from Southeast
12" = 1'-0"1 View from North
12" = 1'-0"4 View from East
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.0 7.17.2 7.27.3 7.47.3 7.2 8.08.0 4.0 4.14.2 7.2
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.2 7.1 7.47.07.3 8.0?7.3 7.28.07.2 4.0
4.0
4.15.1
8.1
8.0
44
'
-
6
3
/
4
"
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.07.2 7.3 7.17.4 8.08.0 7.3 7.2 7.2 7.27.24.04.2
?
5.15.1
8.1
EXTERIOR MATERIAL TAG KEY
7.2 CFB TRIM BOARD -COLOR: DARK BRONZE
7.0 CFB LAP SIDING / TRIM -6" AND 4" EXPOSURE -
COLOR: COBBLE STONE
7.1 CFB LAP SIDING / TRIM -COLOR : RUSTIC SERIES,
SUMMER WHEAT
MASONRY:
METALS:
OPENINGS:
SIDING:
8.0 VINYL WINDOW / SLIDING GLASS DOOR -COLOR:
LAMINATE BRONZE
4.0 BRICK, SIOUX CITY -COLOR: NAPA VALLEY SMOOTH
IRONSPOT
7.3 CFB TRIM BOARD -COLOR: COBBLE STONE
7.4 CFB TRIM BOARD -COLOR: RUSTIC SERIES, SUMMER
WHEAT
8.1 ALUMINUM STOREFRONT -COLOR: ANODIZED
BRONZE
5.0 PREFIN ALUM RAILING -COLOR: DARK BRONZE
4.1 CMU SPLIT FACE -COLOR: ESPRESSO
4.2 CASTSTONE SILL/CAP. COLOR -BEDFORD
LIMESTONE
5.1 PREFIN ALUM TRELLIS -COLOR: DARK BRONZE
5.2 PREFIN ALUM CANOPY -COLOR: DARK BRONZE
8.2 OVERHEAD DOOR -COLOR: DARK BRONZE
5.3 PREFIN ALUM RAILING -COLOR: DARK BRONZE
MATERIAL PERCENTAGES -SOUTH
BRICK
WOOD LAP SIDING
GRAY LAP SIDING
GLAZING
CFB TRIM
CMU BLOCK
TOTAL
AREA %
100%
767 ft2
262 ft2
960 ft2
707 ft2
380 ft2
-
3078 ft2
25%
8%
32%
23%
12%
-
MATERIAL PERCENTAGES -WEST
BRICK
WOOD LAP SIDING
GRAY LAP SIDING
GLAZING
CFB TRIM
CMU BLOCK
TOTAL
AREA %
100%
4,333 ft2
9,96 ft2
5,781 ft2
4,240 ft2
2,145 ft2
-
25%
6%
33%
24%
12%
-
17,495 ft2
MATERIAL TOTAL PERCENTAGES
BRICK
WOOD LAP SIDING
GRAY LAP SIDING
GLAZING
CFB TRIM
CMU BLOCK
TOTAL
AREA %
100%
9,962 ft2
3,587 ft2
13,371 ft2
9,627 ft2
4,832 ft2
22%
8%
30%
22%
11%
44,440 ft2
3,061 ft2 7%NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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Checker
Author
SD_503
3/32" = 1'-0"1 Elevation 1 - South
3/32" = 1'-0"2 Elevation 2a - West
3/32" = 1'-0"3 Elevation 2b - West
R e v . N o .
R e v i s i o n
D a t e
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.27.27.17.4 7.0 7.3 7.27.24.1 4.0 7.3 4.24.2 5.1
5.3
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level -1
89'-4"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.27.2 7.1 7.47.0 7.3?8.0 8.04.04.24.1 7.25.1 7.2
7.4 7.2 7.1
8.2
8.18.1
?
5.15.3
55
'
-
2
3
/
4
"
Level 1
100'-0"
Levels 2 -3
110'-7 7/8"
Level -1
89'-4"
Level 3
121'-3 3/4"
Level 4
131'-11 5/8"
Truss Brg.
141'-0 3/4"
7.2 7.0 7.37.1 7.47.27.2 7.3 7.24.24.0 4.17.2
EXTERIOR MATERIAL TAG KEY
7.2 CFB TRIM BOARD -COLOR: DARK BRONZE
7.0 CFB LAP SIDING / TRIM -6" AND 4" EXPOSURE -
COLOR: COBBLE STONE
7.1 CFB LAP SIDING / TRIM -COLOR : RUSTIC SERIES,
SUMMER WHEAT
MASONRY:
METALS:
OPENINGS:
SIDING:
8.0 VINYL WINDOW / SLIDING GLASS DOOR -COLOR:
LAMINATE BRONZE
4.0 BRICK, SIOUX CITY -COLOR: NAPA VALLEY SMOOTH
IRONSPOT
7.3 CFB TRIM BOARD -COLOR: COBBLE STONE
7.4 CFB TRIM BOARD -COLOR: RUSTIC SERIES, SUMMER
WHEAT
8.1 ALUMINUM STOREFRONT -COLOR: ANODIZED
BRONZE
5.0 PREFIN ALUM RAILING -COLOR: DARK BRONZE
4.1 CMU SPLIT FACE -COLOR: ESPRESSO
4.2 CASTSTONE SILL/CAP. COLOR -BEDFORD
LIMESTONE
5.1 PREFIN ALUM TRELLIS -COLOR: DARK BRONZE
5.2 PREFIN ALUM CANOPY -COLOR: DARK BRONZE
8.2 OVERHEAD DOOR -COLOR: DARK BRONZE
5.3 PREFIN ALUM RAILING -COLOR: DARK BRONZE
MATERIAL PERCENTAGES -NORTH
BRICK
WOOD LAP SIDING
GRAY LAP SIDING
GLAZING
CFB TRIM
CMU BLOCK
TOTAL
AREA %
706 ft2
501 ft2
815 ft2
626 ft2
324 ft2
23%
16%
26%
21%
10%
130 ft2 4%
3101 ft2 100%
MATERIAL PERCENTAGES -EAST
BRICK
WOOD LAP SIDING
GRAY LAP SIDING
GLAZING
CFB TRIM
CMU BLOCK
TOTAL
AREA %
4,157 ft2
1,828 ft2
5,816 ft2
4,054 ft2
1,982 ft2
20%
9%
28%
20%
9%
2,931 ft2 14%
20,769 ft2 100%
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
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As indicated
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Checker
Author
SD_504
3/32" = 1'-0"1 Elevation 3 - North
3/32" = 1'-0"2 Elevation 4a - East
3/32" = 1'-0"3 Elevation 4b - East
R e v . N o .
R e v i s i o n
D a t e
PAGE 1 OF 1Drawn By: SANDY Date:1/16/2020 Scale: AS NOTEDRevisions# Date Comments
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4
SILT FENCE
TYP.
BIO-ROLL
TYP.
ROCK CONSTRUCTION
ENTRANCE (TYP.)
INLET PROTECTION
(TYP.)
SILT FENCE
(TYP.)
EXISTING
STORM
CATCH BASIN
EXISTING
STORM
CATCH BASIN
76977
2773
LOUCKS
W:
\
2
0
1
9
\
1
9
3
2
5
\
C
A
D
D
D
A
T
A
\
C
I
V
I
L
\
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d
w
g
S
h
e
e
t
F
i
l
e
s
\
C
3
-
2
S
W
P
P
P
Pl
o
t
t
e
d
:
0
1
/
1
6
/
2
0
2
0
1
1
:
1
3
A
M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
STORMWATER
POLLUTION
PREVENTION
PLAN
C3-2
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
INLET PROTECTION
SILT FENCE
ROCK CONSTRUCTION
ENTRANCE
SWPPP LEGEND
NOTE:
CONTRACTOR TO CONSIDER USING TEMPORARY CHAIN LINK FENCE
AROUND ENTIRE SITE FOR PROTECTION OF PROPERTY AND PEOPLE
USING ADJACENT SIDEWALKS.
BIO-ROLL
EROSION CONTROL MAT
INSET A:
IN
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8
A
M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
STORMWATER
POLLUTION
PREVENTION
PLAN
C3-3
1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING APARTMENT BUILDINGS, SURFACE
PAVEMENTS, AND UTILITIES.
2.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:
1.INSTALL VEHICLE TRACKING BMP
2.INSTALL PERIMETER EROSION CONTROL AROUND SITE
3.DEMO AND GRUB SITE
4.STRIP AND STOCKPILE TOPSOIL
5.REMOVE UTILITIES
6.CONSTRUCT STORMWATER MANAGEMENT FACILITY/FACILITIES
7.ROUGH GRADE SITE
8.IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE
9.INSTALL UTILITIES
10.INSTALL BUILDING FOUNDATIONS
11.INSTALL CURB AND GUTTER
12.INSTALL PAVEMENTS AND WALKS
13.INSTALL MINOR UTILITIES
14.FINAL GRADE SITE
15.REMOVE ACCUMULATED SEDIMENT FROM STORMWATER SYSTEMS
16.SEED AND MULCH
17.WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT FENCE AND
RESEED ANY AREAS DISTURBED BY THE REMOVAL.
3.SITE DATA:
AREA OF DISTURBANCE:1.51+/- AC
PRE-CONSTRUCTION IMPERVIOUS AREA:0.21 AC
POST-CONSTRUCTION IMPERVIOUS AREA:1.07 AC
GENERAL SOIL TYPE:SEE GEOTECHNICAL EVALUATION REPORT
4.THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT
FENCE, ETC. BEFORE CONSTRUCTION BEGINS.
5.ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) SHALL BE STABILIZED BY SEEDING OR SODDING
(ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OR OTHER EQUIVALENT
CONTROL MEASURE.
6.ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS
CAN NOT BE GREATER THAN 75 FEET.
7.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE
STABILIZED. INLET PROTECTION WITH IN RIGHT OF WAY TO BE CONSISTANTLY MONITORED TO MAKE SURE
INLET PROTECTION IS IN GOOD WORKING ORDER AND EMERGENCY OVERFLOWS ARE NOT BLOCKED BY
DEBRIS.
8.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN
SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT
SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE
STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES.
9.SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT
POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.
10.SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS.
11.EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE.
RUNOFF MUST BE PROPERLY CONTAINED.
12.NO ENGINE DEGREASING IS ALLOWED ON SITE.
13.THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE FOR
COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR (CONTRACTOR) WHO
SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE FOR PARTS II.B., PART II.C, PART II.B-F, PART V, PART
IV AND APPLICABLE CONSTRUCTION ACTIVITY REQUIREMENTS FOUND IN APPENDIX A, PART C. OF THE
NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE OWNER FOR COMPLIANCE WITH THOSE PORTIONS
OF THE PERMIT.
14.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF
TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR
MORE OF THE FOLLOWING CONDITIONS HAVE BEEN MET:
A.FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. HAS BEEN ACHIEVED ON ALL PORTIONS OF THE
SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.
B.TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A.INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED.
B.EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24
HOUR RAIN EVENT.
C.STABILIZED AREAS: ONCE EVERY 30 DAYS
D.FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E.INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE
NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S)
CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE
ACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR
PERIOD.
16. MINIMUM MAINTENANCE
A.SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR 1/3 FULL;
WITHIN 24 HOURS
B.SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME.
REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF DISCOVERY.
C.SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D.CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24 HOURS.
E.PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER
THAN 12" IN 24 HOURS
F.STREETS TO BE SWEPT AS NECESSARY TO LIMIT DEBRIS FROM REACHING STORM INLETS WITH IN
RIGHT OF WAY.
G.CONTRACTOR SHALL BE RESPONSIBLE TO INSPECT AND MAINTAIN INLET PROTECTION PLACED
WITHIN THE PUBLIC RIGHT OF WAY UNTIL FINAL STABILIZATION IS ACHIEVED. CONTRACTOR SHALL
CONSISTENTLY MAKE SURE INLET PROTECTION IS IN GOOD WORKING ORDER AND EMERGENCY
OVERFLOWS ARE NOT BLOCKED OF DEBRIS.
17.THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE
KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL
CONTROL OF THE SITE AS SITE CONDITIONS REQUIRE, OR AT THE DIRECTION OF THE CITY.
18.OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL INSPECTIONS
AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED
CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE
RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION.
19.SWPPP MUST BE AMENDED WHEN:
A.THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS
THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE
B.INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER
QUALITY STANDARDS.
C.THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT
CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.
19.CONCRETE WASHOUT AREA
A.CONTRACTOR TO PROVIDE PREFABRICATED CONCRETE WASH-OUT CONTAINER WITH RAIN
PROTECTION PER PLAN.
B.CONCRETE WASH-OUT TO BE IDENTIFIED WITH SIGNAGE STATING "CONCRETE WASHOUT AREA DO
NOT OVERFILL".
C.CONCRETE WASHOUT WATER NEEDS TO BE PUMPED WITHIN 24 HOURS OF STANDING WATER IN
WASHOUT AREA.
20.IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE
CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
21.PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24
HOURS AFTER CONNECTION TO A SURFACE WATER.
22.FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETED AND THAT
DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE
EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY
BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT
CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY.
23.RESPONSIBILITIES
A.THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND THE
PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE:
CONTACT: __________________________________
COMPANY: __________________________________
PHONE: __________________________________
B.THE CITY REQUIRES THAT WSB & ASSOCIATES TO PREFORM NPDES INSPECTIONS DURING THE
CONSTRUCTION PHASE. THE COST OF THE INSPECTIONS WILL BE PAID FOR BY THE OWNER. THIS IS A
REQUIREMENT FOR RELEASE OF THE BUILDING PERMIT.
CONTACT:__________________________________
COMPANY: __________________________________
PHONE: __________________________________
24.THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILT
DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS.
SWPPP NOTES
SITE VICINITY MAP
CONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAP
N
ESTIMATED QUANTITIES
DESCRIPTION UNIT
TEMPORARY ROCK CONSTRUCTION ENTRANCEEA
SILT FENCE LF
INLET PROTECTION EA
QUANTITY
2
185
17
EROSION CONTROL BLANKET SF NA
BIO-ROLLS LF 865
APPROXIMATE
LOCATION OF
PROJECT SITE
*
N
*
APPROXIMATE
LOCATION OF
PROJECT SITE
1.0
M
I
L
E
S
REF.
DNREF.
SD_5042
SD_503 2
SD_504
1
SD_503
1
garage
entry
566 ft²
Core/Elev
22,840 ft²
Garage
make-
up air
bike
mech
36
12
13
SD_503 3
SD_5043
210 ft²
Stair
garage
entry SD_5042
SD_503 2
SD_504
1
patio
SD_503
1
1,116 ft²
Unit 3-1
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
2,187 ft²
Corridor
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
608 ft²
Core
994 ft²
Unit 3-0
999 ft²
Club Room 993 ft²
Fitness
276 ft²
Stair
994 ft²
Unit 3-0
SD_503 3
SD_5043
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
714 ft²
Art/Hobby357 ft²
Office/Mail
640 ft²
Lobby
1,116 ft²
Unit 3-1
1,122 ft²
Unit 3-2
875 ft²
Unit 1-1
276 ft²
Stair
1,978 ft²
Corridor
SD_5042
SD_503 2
SD_504
1
SD_503
1
820 ft²
Core
276 ft²
Stair
1,116 ft²
Unit 3-1
1,116 ft²
Unit 3-1
SD_503 3
SD_5043
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0 994 ft²
Unit 3-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
276 ft²
Stair
1,122 ft²
Unit 3-2
875 ft²
Unit 1-1
SD_5042
SD_503 2
SD_504
1
SD_503
1
828 ft²
Core
SD_503 3
SD_5043
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
276 ft²
Stair
712 ft²
Unit 1-0
714 ft²
Patio
720 ft²
Club Room
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0 994 ft²
Unit 3-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
712 ft²
Unit 1-0
994 ft²
Unit 3-0
2,100 ft²
Corridor
276 ft²
Stair
1,122 ft²
Unit 3-2
875 ft²
Unit 1-1
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
Co
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1/32" = 1'-0"
1/
1
6
/
2
0
2
0
2
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1
2
:
4
5
P
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8
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Area Plans
Checker
Author
SD_102
1/32" = 1'-0"1 Level -1
1/32" = 1'-0"2 Level 1
1/32" = 1'-0"3 Levels 2 - 3
1/32" = 1'-0"5 Level 4
R e v . N o .
R e v i s i o n
D a t e
NO T F O R CO NS T RUCTION Date
Drawn By
Checked By
Project Number
1301 American Blvd. E.
Suite 100
Bloomington, MN 55425
tel: (612) 879-6000
fax: (612) 879-6666
www.kaaswilson.com
Co
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1" = 100'-0"
1/
1
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0
2
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1
3
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2
2
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Shadow Studies
Checker
Author
SD_103
1" = 100'-0"1 Site Area Plan - Spring Equinox 9am
1" = 100'-0"2 Site Area Plan - Spring Equinox 12pm
1" = 100'-0"6 Site Area Plan - Summer Solstice 4pm
1" = 100'-0"4 Site Area Plan - Summer Solstice 9am
1" = 100'-0"5 Site Area Plan - Summer Solstice 12pm
1" = 100'-0"3 Site Area Plan - Spring Equinox 4pm
1" = 100'-0"7 Site Area Plan - Fall Equinox 9am
1" = 100'-0"8 Site Area Plan - Fall Equinox 12pm
1" = 100'-0"9 Site Area Plan - Fall Equinox 4pm
1" = 100'-0"10 Site Area Plan - Winter Solstice 9am
1" = 100'-0"11 Site Area Plan - Winter Solstice 12pm
1" = 100'-0"12 Site Area Plan - Winter Solstice 4pm
R e v . N o .
R e v i s i o n
D a t e
F.F.E.-775.40
G.F.E.-764.73
Pr
i
v
a
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e
D
r
i
v
e
Private Drive
Private Drive
SAN
INV=750.26
COORDINATE EXACT
INVER AND LOCATION
WITH MECHANICAL
47 LF OF 8"
PVC @ 2.00%
6" DIP
CONNECT 8" SANITARY
SERVICE INTO EXISTING
MANHOLE SERVICE AT
749.32. FIELD VERIFY
EXACT INVERT.
6" FIRE SERVICE.
COORDINATE EXACT
INVERT AND LOCATION
WITH MECHANICAL
6" DOMESTIC SERVICE.
COORDINATE EXACT
INVERT AND LOCATION
WITH MECHANICAL
CONNECT 6" FIRE AND
DOMESTIC SERVICE TO
EXISTING LINE WITH
GATE VALVE PER CITY
STNADARDS
6" DIP
4" RIGID PIPE
INSULATION
N
SCALE IN FEET
0 20 40
LOUCKS
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/
1
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/
2
0
2
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1
1
:
8
A
M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
SANITARY
SEWER AND
WATERMAIN
PLAN
C4-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4. ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8. PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
9. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
11.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
12.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
13.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
14. ALL ROADWAY EMBANKMENT MATERIAL WITHIN PAVEMENT PATCHING AREAS OF EXISTING
ROADWAYS SHALL BE PLACED IN LIFTS NOT TO EXCEED 8 INCHES AND COMPACTED TO A MINIMUM
OF 100 PERCENT OF MAXIMUM DENSITY REGARDLESS OF DEPTH BELOW THE FINAL PAVEMENT
SURFACE. THE SOILS ENGINEER SHALL TAKE A MINIMUM OF 3 COMPACTION TESTS AT VARYING
ELEVATIONS WITHIN THE PAVEMENT PATCH AREA.
15. UPON COMPLETION THE OWNER MUST SUBMIT AN AS-BUILT SURVEY OF THE PROPERTY,
IMPROVEMENTS AND UTILITY SERVICE LINES AND STRUCTURES: AND PROVIDE CERTIFIED RECORD
DRAWINGS OF ALL PROJECT PLAN SHEETS DEPICTING AND ASSOCIATED PRIVATE AND/OR PUBLIC
IMPROVEMENTS, REVISIONS AND ADJUSTMENTS PRIOR TO ISSUANCE OF THE CERTIFICATE OF
OCCUPANCY. THE AS-BUILT SURVEY MUST ALSO VERIFY THAT ALL PROPERTY CORNERS HAVE BEEN
ESTABLISHED AND ARE IN PLACE AT THE COMPLETION OF THE PROJECT AS DETERMINED AND
DIRECTED BY THE CITY ENGINEER.
16. INSPECTION FOR THE PRIVATE SITE IMPROVEMENTS MUST BE PREFORMED BY THE DEVELOPER'S
DESIGN/PROJECT ENGINEER. UPON PROJECT COMPLETION, THE DESIGN/PROJECT ENGINEER MUST
FORMALLY CERTIFY THROUGH A LETTER THAT THE PROJECT WAS BUILT IN CONFORMANCE WITH
THE APPROVED PLANS AND UNDER THE DESIGN/PROJECT ENGINEER'S IMMEDIATE AND DIRECT
SUPERVISION. THE ENGINEER MUST BE CERTIFIED IN THE STATE OF MINNESOTA AND MUST CERTIFY
ALL REQUIRED AS-BUILT DRAWINGS (WHICH AR SEPARATE FROM THE AS-BUILT SURVEY).
UTILITY NOTES
CBMH 1
RIM=757.12
INV=753.50
SUMP=749.50
75 LF OF 12"
STORM @ 1.00%
18 LF OF 12"
STORM @ 3.88%
12" INV=752.80
CBMH 2
RIM=759.83
INV=755.83 W
INV=753.82 S
CBMH 3
RIM=772.17
INV=768.17 W
INV=756.99 E
CBMH 4
RIM=774.70
INV=769.34
CBMH 5
RIM=774.70
INV=769.73
CBMH 6
RIM=774.70
INV=769.95
CBMH 7
RIM=774.70
INV=770.70
22 LF OF 12"
STORM @ 1.00%
39 LF OF 12"
STORM @ 1.00%
64 LF OF 12"
STORM @ 1.83%
58 LF OF 12"
STORM @ 2.00%
16 LF OF 12"
STORM @ 2.00%
42" PERFORATED NORTH
INFILTRATION VAULT
(4) 70' - 42"
PERFORATED CMP
@ 0.00% WITH (2) HEADERS
INV=752.80
ROCK INV=752.30
(SEE DETAIL)
6 LF OF 12"
STORM @ 2.00%
12" INV=755.30
ROOF DRAIN
INV=755.42
COORDINATE WITH
MECHANICAL
6 LF OF 12"
STORM @ 2.00%
12" INV=755.30
ROOF DRAIN
INV=755.42
COORDINATE WITH
MECHANICAL
6 LF OF 12"
STORM @ 2.00%
12" INV=755.30
CB 8
RIM=764.30
INV=755.42
SUMP=751.42
6 LF OF 12"
STORM @ 2.00%
12" INV=755.30
CB 9
RIM=763.60
INV=755.42
SUMP=751.42
50 LF OF 42"
SOLID CMP @ 0.00%
42" PERFORATED NORTH
INFILTRATION VAULT
(4) 150' - 42"
PERFORATED CMP
@ 0.00% WITH (2) HEADERS
INV=752.80
ROCK INV=752.30
(SEE DETAIL)
B
A
C
D
E
F
G
H I
12" INV=754.00
33 LF OF 12"
STORM @ 1.09%
CONNECT 12" STORM
INTO EXISTING CB
INVERT AT INV=753.64
STMH 10
RIM=771.01
INV=767.92 E
INV=767.82 SW
EITHER ADJUST EXISTING
MH TO RIM ELEVATION
OR REPLACE STRUCTURE
STMH 11
RIM=773.67
INV=767.64 N
INV=767.64 W
EITHER ADJUST EXISTING
MH TO RIM ELEVATION
OR REPLACE STRUCTURE
4" RIGID PIPE
INSULATION
F.F.E.-775.40
G.F.E.-764.73
Pr
i
v
a
t
e
D
r
i
v
e
Private Drive
Private Drive
ACCESS RISER (TYP.)
ACCESS RISER (TYP.)
N
SCALE IN FEET
0 20 40
LOUCKS
W:
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8
A
M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
STORM SEWER
PLAN
C4-2
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION.
2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4. ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
8. PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP 6" TO 8" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" TO 8" DIAMETER
9. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
11.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
12.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 7.5 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
13.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
14. ALL ROADWAY EMBANKMENT MATERIAL WITHIN PAVEMENT PATCHING AREAS OF EXISTING
ROADWAYS SHALL BE PLACED IN LIFTS NOT TO EXCEED 8 INCHES AND COMPACTED TO A MINIMUM
OF 100 PERCENT OF MAXIMUM DENSITY REGARDLESS OF DEPTH BELOW THE FINAL PAVEMENT
SURFACE. THE SOILS ENGINEER SHALL TAKE A MINIMUM OF 3 COMPACTION TESTS AT VARYING
ELEVATIONS WITHIN THE PAVEMENT PATCH AREA.
15. UPON COMPLETION THE OWNER MUST SUBMIT AN AS-BUILT SURVEY OF THE PROPERTY,
IMPROVEMENTS AND UTILITY SERVICE LINES AND STRUCTURES: AND PROVIDE CERTIFIED RECORD
DRAWINGS OF ALL PROJECT PLAN SHEETS DEPICTING AND ASSOCIATED PRIVATE AND/OR PUBLIC
IMPROVEMENTS, REVISIONS AND ADJUSTMENTS PRIOR TO ISSUANCE OF THE CERTIFICATE OF
OCCUPANCY. THE AS-BUILT SURVEY MUST ALSO VERIFY THAT ALL PROPERTY CORNERS HAVE BEEN
ESTABLISHED AND ARE IN PLACE AT THE COMPLETION OF THE PROJECT AS DETERMINED AND
DIRECTED BY THE CITY ENGINEER.
16. INSPECTION FOR THE PRIVATE SITE IMPROVEMENTS MUST BE PREFORMED BY THE DEVELOPER'S
DESIGN/PROJECT ENGINEER. UPON PROJECT COMPLETION, THE DESIGN/PROJECT ENGINEER MUST
FORMALLY CERTIFY THROUGH A LETTER THAT THE PROJECT WAS BUILT IN CONFORMANCE WITH
THE APPROVED PLANS AND UNDER THE DESIGN/PROJECT ENGINEER'S IMMEDIATE AND DIRECT
SUPERVISION. THE ENGINEER MUST BE CERTIFIED IN THE STATE OF MINNESOTA AND MUST CERTIFY
ALL REQUIRED AS-BUILT DRAWINGS (WHICH AR SEPARATE FROM THE AS-BUILT SURVEY).
UTILITY NOTES
ACCESS RISER RIM ELEVATION
RISER NO.ELEVATION
A 758.83
B
C
D
E
F
759.17
762.16
763.87
764.10
764.43
G
H
765.48
770.40
I 769.86
STORM SEWER SCHEDULE
STRUCTURE NO.CASTING MANHOLE SIZE
CBMH 1 R-3067
CBMH 2 48" PRECAST
CBMH 3 48" PRECAST
CBMH 4
CBMH 5
CBMH 6 48" PRECAST
CBMH 7 27" PRECAST
R-2560-EA
CBMH 8 27" PRECAST
CBMH 9 27" PRECAST
STMH 10 48" PRECASTR-1642
STMH 11 48" PRECASTR-1642
48" PRECAST
48" PRECAST
48" PRECAST
R-2560-EA
R-2560-EA
R-2560-EA
R-2560-EA
R-2560-EA
R-2560-EA
R-2560-EA
LOUCKS
W:
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3
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1
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:
8
A
M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
HASTINGS
APARTMENTS
REAL ESTATE EQUITIES
579 Shelby Ave, St. Paul, MN 55102
HASTINGS, MN
01/16/20 CITY SUBMITTAL
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 SANITARY & WATEMAIN
C4-2 STORM SEWER
C8-1 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
19325
PJD
DDL
PJD
01/16/20
-
CIVIL
DETAILS
C8-1
STANDARD GUTTER
8"A
6"
13.5"
12" RAD.
24"B624
B618 18"
B612 12"
CURB
TYPE "A"
MIN. OF 4" AGG. BASE
UNDER CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
3/8 " LIP
3" RAD.
1
3
3" RAD.
AGG. BASE
VARIES
PAVEMENT SECTION VARIES
SEE PAVEMENT SECTION DETAIL
SLOPE GUTTER TO
MATCH PARKING LOT
DRAINAGE
(3/4" PER FT. TYP.) TIP
GUTTER OUT AS REQ'D
B6 STYLE
CONCRETE CURB
AND GUTTER
MINIMUM 1'
BEHIND BACK
OF CURB
7"
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2009LOUCKS
SLOPE GUTTER TO MATCH
PARKING LOT DRAINAGE
(3/4" PER FT. TYP.)
TIP GUTTER OUT AS REQ'D
PAVEMENT SECTION VARIES
MIN. OF 4"
3/8 " LIP
MINIMUM 1' BEHIND
BACK OF CURBAGG. BASE UNDER
CURB (IF TOTAL
THICKNESS OF
SECTION ALLOWS)
7"
12"8"
AGG. BASE
VARIES
1/2" RAD.
20"
FLAT CURB AND
GUTTER (12")
SPECIFICATION NOTES:
1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A
MEMBRANE CURING COMPOUND PER MNDOT 3754.
2. EXPANSION JOINTS AT MAX. SPACING OF 200'.
3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.
DRAWN 2/2016
LOUCKS PLATE NO.
2012LOUCKS
8" COMPACTED AGGREGATE BASE CL. 5 OR 2
MN/DOT 3138
APPROVED SUBGRADE
FINISHED GRADE
8" CONCRETE MN/DOT 2301
CONCRETE PAVEMENT
SECTION
NOTES:
1. CONCRETE 6" THICK OR LESS SHALL BE REINFORCED WITH WELDED WIRE
FABRIC OR REINFORCING BARS. CONCRETE 7" THICK OR GREATER SHALL
BE REINFORCED PER GEOTECHNICAL RECOMMENDATIONS.
2. SAWED OR FORMED CONTROL JOINTS SHOULD BE INCLUDED FOR EACH
225 SQUARE FEET OF AREA OR LESS (15 FEET BY 15 FEET).
3. SAW CUTS SHOULD NOT CUT THROUGH THE WELDED WIRE FABRIC OR
REINFORCING STEEL AND DOWELS SHOULD BE UTILIZED AT FORMED
AND/OR COLD JOINTS.
DRAWN 12/2016
LOUCKS PLATE NO.
2033LOUCKS CONCRETE SIDEWALK
SECTION
4" CONCRETE WALK
MN/DOT 2521
4" GRANULAR MATERIAL
MN/DOT 3149
DRAWN 12/2016
LOUCKS PLATE NO.
2034LOUCKS
1'
-
0
"
ACCESSIBLE ROUTE
L
SE
E
P
L
A
N
8'-0"8'-0"8'-0"9'-0"
C
18
'
-
0
"
C
TYPICAL ADA PARKING
4" WIDE PAINTED
LINES, TRAFFIC
WHITE
4" WIDE PAINTED LINES,
18" O.C., @ 45 TRAFFIC
WHITE
(AISLE TO CONTAIN THE
DESIGNATION "NO
PARKING" COMPLYING
WITH MSBC 1341.0502)
HANDICAP SIGN (TYP)
(SIGN TO COMPLY WITH MINNESOTA
RULES 1341.0502
DRAWN 12/2016
LOUCKS PLATE NO.
2036LOUCKS
TC=0
GL=-0.5
TC=0
GL=0
TC=0
GL=0
TC=0
GL=-0.5
1'
-
0
"
ACCESSIBLE ROUTE
SE
E
P
L
A
N
HANDICAP SIGN/BOLLARD (TYP)
(SIGN TO COMPLY WITH MINNESOTA RULES
1341.0502
TC=0
GL=0
TC=0
GL=0
TC=0
GL=0
TC=0
GL=0
B612 CURB
& GUTTER
FLAT CURB
TC=0
GL=-0.5
TC=0
GL=-0.5
TC=0
GL=-0.5
FLAT CURB B612 CURB
& GUTTERB612 CURB
& GUTTER
FULL HEIGHT CURB WITH FLAT CURB AT ACCESS AISLE
FULL HEIGHT CURB ENTIRE WIDTH OF HC STALLS
VANACCESSIBLE
60
"
-
6
6
"
48
"
12" DIA.
36
"
TYPICAL ADA PARKING
SIGN / BOLLARD COMBO
12x18" STANDARD HANDICAP PARKING
SIGN WITH SEPARATE 'VAN ACCESSIBLE'
PANEL. WHITE LEGEND ON BLUE
BACKGROUND. USE HARDWARE PER
SIGN SUPPLIER'S RECOMMENDATIONS.
HC SIGNAGE PER MINNESOTA
RULES 1341.0502
12x6" STANDARD 'VAN
ACCESSIBLE' PANEL. WHITE
LEGEND ON BLUE BACKGROUND
2" DIA. 6' LONG MIN.
GALVANIZED SCHEDULE 40
STEEL PIPE. EMBED IN
CONCRETE FILLED BOLLARD
6" DIA. SCHEDULE 40
GALVENZIED STEEL PIPE 6'
LONG MINIMUM
HEAVY DUTY HDPE DOME TOP
DECORATIVE SLEEVE BLUE IN COLOR.
AVAILABLE FROM
BOLLARDSNSLEEVES.COM OR EQUAL.
COMPACTED OR
UNDISTURBED SUBGRADE.
NOTES:
1. BOLLARDS TO BE PLACED 12" BEHIND
BACK OF CURB.
2. MAINTAIN PLUMB UNTIL CONCRETE IS
SUFFICIENTLY CURED.
3. HOLD CONCRETE FOOTING BELOW
GRADE OF FINISHED CONCRETE TO
CREATE FINAL PAVING PATTERN AS
SHOWN ON PLANS.
DRAWN 12/2016
LOUCKS PLATE NO.
2038LOUCKS
6"
PARKINGVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATION
42" NORTH INFILTRATION
STORM VAULT
LOUCKS PLATE NO.
NOTES
1. CONTRACTOR SHALL INSTALL REQUIRED CMP, PIPE BENDS AND TEES
TO CONNECT PIPES AT THE LIMITS OF THE UNDERGROUND PIPE SYSTEM
FOOTPRINT. (SEE UTILITY PLAN)
LOUCKS
42" CMP 42" CMP
FREE DRAINING ANGULAR
WASHED STONE 2" TO 3" MAX.
PARTICLE SIZE NO
CARBONATE
42"
NO FILTER
FABRIC
SEPARATOR
ON THE
BOTTOM
12"21"42" CMP
FILTER FABRIC
SEPARATOR
6"
IE= 752.30
IE=756.30
IE=756.80
(4) ROWS OF 42"
PERFORATED
CMP WITH (2)
HEADERS SEE
SHEET C4-1 FOR
BOTH NORTH
LAYOUTS
21"
IE= 752.80 6"
TYPICAL WATERMAIN
INSULATION
W.M.
WATERMAIN PIPE
STORM SEWER PIPE
STORM
SEWER
VARIES
VARIES
6" MIN.
12" MAX.
6" MIN.
12" MAX.
4"
4"
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
16'
8'
DRAWN 2/2016
LOUCKS PLATE NO.
4608LOUCKS
WATERMAIN UNDER SEWER
DEFLECTION
12"O.D.12"
TRANSITION TO SPECIFIED
DEPTH (TYPICAL). INSTALL 45°
VERTICAL BENDS WITH MEGA
LUGS AS REQUIRED.
MINIMUM 6" OF
COMPACTED SAND
ABOVE & BELOW
INSULATION
ONE PIPE
LENGTH
4" FLAT SHEET EXTRUDED
POLYSTYRENE FOAM INSULATION,
DOW HIGHLOAD 40 RIGID BOARD,
OR APPROVED EQUAL.
OVERLAP INSULATION AT JOINTS.
18" MIN
SEPARATION
PROPOSED
SEWER
DRAWN 2/2016
LOUCKS PLATE NO.
4611LOUCKS