Loading...
041014 Special Planning2. ROLL CALL SPECIAL PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Thursday, April 10, 2014 5:30 p.m. 3. CONTINUATION OF CONSIDERATION of Planning Case PC 14-05, Request for a preliminary and final plat, site plan review, 10-foot rear yard setback variance and a 3- foot side yard setback variance for the construction of a 32-unit apartment building known as the Gates of New Hope, 9390-9398 — 27 Avenue North, Baruch Associates, petitioner 4. ADJOURNMENT MMBM The Planning Commission is an advisory body, created to advise the City Council on land use. The Planning Commission will recommend Council approval or denial of a land use proposal based upon the Planning Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Planning Commission holds informal public hearings on land use proposals to enable you to learn, first -hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staff's recommendations and answer any questions from the Planning Commission. 3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer questions from the Planning Commission. 4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The chair may set a time limit for individual questions /comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions /comments. 5. When recognized by the chair, the person wishing to speak is asked to come forward and to give their full name and address clearly. Remember, your questions /comments are for the record. 6. Direct your questions /comments to the chair. The chair will determine who will answer your questions. 7. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 8. At the close of the public hearing, the Planning Commission will discuss the proposal and take appropriate action. A. If the Planning Commission recommends that the City Council approve or deny a request, the planning case will be placed on the City Council agenda for the next regular meeting. Usually this meeting is within one to two weeks of the Planning Commission meeting. B. If the Planning Commission tables the request, the petitioner will be asked to return for the next Commission meeting. Meeting Date: April 10, 2014 Report Date: April 7, 2014 Planning Case: 14 -05 Special Meeting Petitioner: Baruch Associates / Aaron Baruch Address: 9398 - 27th Avenue N. Project Name: Gates of New Hope Project Description: Re- platting of the properties Iocated at 9390 -9398 - 27th Avenue for the purpose of constructing a 32 -unit apartment building on the property. Planning Request: Preliminary and Final Plat, Site Plan Review, 10 -foot rear yard setback Variance and a 3 -foot side yard setback Variance for the construction of a 32 -unit apartment building. Q Background At the April 1, 2014 Planning Commission meeting, the Planning Commission tabled Planning Case 14- 05 because of concerns related to the on -site storm water management. The Planning Commission wanted more information on how the rain water will be handled prior to making a recommendation on the proposal. At the April 1 Planning Commission meeting, the City Engineer stated that the proposed grading and drainage plans would adequately address the storm water issues on the property. He stated that the proposed use of the three infiltration basins, the downspouts running from the garage roof into the 12" PVC pipes, and the overall proposed grading of the property would improve the existing conditions on the property. Since the Planning Commission meeting, the City Engineer has visited the site and confirmed that the storm water issues experienced by the property to the east is caused by all of the properties in the area, and not the sole responsibility of the subject property. The City Engineer is confident that the proposed storm water measures as presented by the applicant will help correct most of the issues, but cautions that not all of the storm water problems experienced by the property owner to the east will be resolved because of the natural topography of the land in the area. At this time, the applicant would like to present the Planning Commission with a revised Site Plan that addresses some other concerns, but the proposed grading and drainage plan will remain the same. The applicant has also specially addressed all of the original conditions of approval, which is been attached to this report. Planning Case Report 14 -05 Page 1 4/10/14 II. Notification The Special Planning Commission meeting date was posted in City Hall, meeting all requirements for notifying the public of a special meeting. All attendees of the original Planning Commission meeting held on April I were notified by mail. Vill. Summary The applicant is requesting a preliminary and final plat approval in order to combine the properties located at 9390 -9398 — 27th Avenue in order to construct a 32 -unit apartment building on the site. In conjunction with the preliminary and final plats, the applicant has also requested a Site Plan Review to ensure that the location of the building, landscaping, parking, etc. meets all minimum city code requirements. The applicant is also requesting a 10 -foot rear yard setback variance and a 3 -foot side yard setback variance for the construction of the 34 -car parking garage. IX. Recommendation This proposal provides an opportunity for redevelopment of a redevelopment priority in the city. The proposed building and site design meet the objectives of the city's Design Guidelines. For these reasons, staff recommends approval. Preliminary and Final Plat Staff finds that the combination of the existing lots meets the city's zoning and subdivision standards and recommends approval subject to the following conditions: The applicant shall pay a park dedication in the amount of $8,100.00 prior to recording the final plat. 2. The plat and title is subject to the review and approval of the City Attorney. Site Plan Review In conjunction with the preliminary and final plat approval, staff recommends the site plan be approved subject to the following conditions: 1. A demolition permit will be required for the removal of existing structures and utilities on the site. All existing site utilities to be removed must be appropriately disconnected / capped. 2. Applicant shall provide a detail of the recreational area surfacing, play equipment and grills for city review and approval. The recreational area must be properly fenced to control access. A fence detail must be provided for city review. 3. The site plan must illustrate ADA accessible sidewalk connections. The sidewalk connections shall be provided to the outdoor recreational area, and safety measures (e.g. crosswalk, striping and signage) shall be implemented in the parking lot to provide safe pedestrian movement across. 4. All construction drawings must be adjusted to account for the increase in the aisle width to 24 feet for the four parking stalls north of the surface parking lot. Planning Case Report 14 -05 Page 2 4/10/14 5. The grading, drainage, stormwater treatment plans shall be subject to review and comments of the City Engineer. 6. A detailed planting and maintenance plans for the bio- filtration basins must be submitted for city approval. The maintenance plan shall address the efforts to insure that the basins function, and that the landscaping in maintained in an attractive and managed appearance. A maintenance plan /agreement for the stormwater storage and filtration facility must be submitted and approved by the city. The agreement shall then be filed with the county recorder to run with the title to the property. 7. The City Fire Inspector and City Engineer shall review and comment on the acceptability of the utility plans, hydrant location and fire connection location. 8. A sign permit must be obtained. 9. The applicant shall provide lighting cut sheets illustrating the light fixtures, pole heights, of wall exterior light fixtures. All light must comply with the cutoff standards of the New Hope City Zoning Ordinance. 10. The applicant shall submit a revised photometric plan that dictates the light intensity readings along the north property line. 11. The driveway apron to the site does not meet existing sidewalks at grade, a condition which must be revised to allow for continuing ADA accessible pedestrian ways around the perimeter of the site. 12. The applicant shall enter into a development agreement prepared by the City Attorney that outlines all conditions of approval and secures all site improvements. 13. Per Hennepin County requirements, the existing concrete driveway apron along 27th Avenue shall be removed and replaced with concrete curb by the developer prior to an overlay project scheduled for late summer 2014. In addition, any utility excavations planned as part of the development that affect the county road pavement should be completed prior to the county's overlay project. Attachments: Application Revised Site Plan a Applicant narrative addressing the Conditions of Approval Planning Case Report 14 -05 Page 3 4/10/14 Preliminary and Final Plat Staff finds that the combination of the existing lots meets the city's zoning and subdivision standards and recommends approval subject to the following conditions: 1. The applicant shall pay a park dedication in the amount of $8,100.00 prior to recording the final plat. As the applicari.t, I agree to pay the park dedication fee of $8,100. 2. The plat and title is subject to the review and approval of the City Attorney. As the. applicant, I agree to incorporate required changes requested by the city attorizey. Site Plan Review In conjunction with the preliminary and final plat approval, staff recommends the site plan be approved subject to the following conditions: 1. A demolition permit will be required for the removal of existing structures and utilities on the site. All existing site utilities to be removed must be appropriately disconnected / capped. A der'riolition plarr will be applied for either iri conjunction with the buildiiky permit or as a separate applicatiol'i. 2. Applicant shall provide a detail of the recreational area surfacing, play equipment and grills for city review and approval. The recreational area must be properly fenced to control access. A fence detail must be provided for city review. The playground equipnzeiit, fend ig and surface rriaterial should be selected and details will be supplied Pr City r'em 3. The site plan must illustrate ADA accessible sidewalk connections. The sidewalk connections shall be provided to the outdoor recreational area, and safety measures (e.g. crosswalk, striping and signage) shall be implemented in the parking lot to provide safe pedestrian movement across. `This plait will be revised and resubrr'ritted for city r 4. All construction drawings must be adjusted to account for the increase in the aisle width to 24 feet for the four parking stalls north of the surface parking lot. All plains shall be adjusted to reflect the appropriate aisle width. 5. The grading, drainage, stormwater treatment plans shall be subject to review and comments of the City Engineer. As the applicant my engineer will zvorlc zoith the city engineer to address the concerns in regards to ally grading, drainage, stormzater treatment plans maintaining solely to the property itself. A detailed planting and maintenance plans for the bio- filtration basins must be submitted for city approval. The maintenance plan shall address the efforts to insure that the basins function, and that the landscaping in maintained in an attractive and managed appearance. A maintenance plan /agreement for the stormwater storage and filtration facility must be submitted and approved by the city. The agreement shall then be filed with the county recorder to run with the title to the property. As applicant I agree to enter into a standard cite/ storm.water agreement that outlines the maintenance plan for• the. filtration basins. 6. The City Fire Inspector and City Engineer shall review and comment on the acceptability of the utility plans, hydrant location and fire connection location. All constniction plans zoill be designed to incorporate the recommendations of both the Fire inspector and the cite engineer. 7. A sign permit must be obtained. A sign permit ?vill be applied for prior to the installation of site signage. 8. The applicant shall provide lighting cut sheets illustrating the light fixtures, pole heights, of wall exterior light fixtures. All light must comply with the cutoff standards of the New Hope City Zoning Ordinance. These items zoill be selected and the details provided for city rcz)iezo. 9. The applicant shall submit a revised photometric plan that dictates the light intensity readings along the north property line. The pholom.etric plan has been revised to comply with city regl.iirenrents in this area. 10. The driveway apron to the site does not meet existing sidewalks at grade, a condition which must be revised to allow for continuing ADA accessible pedestrian ways around the perimeter of the site. All sidezoallc connections on7 and armind the site zt , ill be ADA compliant. 11. The applicant shall enter into a development agreement prepared by the City Attorney that outlines all conditions of approval and secures all site improvements. As aplrlicarrt I altiree to enter inter a dcvelopnrent agrceinent as drafted by the city attoolcy after revieur. 12. Per Hennepin County requirements, the existing concrete driveway apron along 27th Avenue shall be removed and replaced with concrete curb by the developer prior to an overlay project scheduled for late summer 2014. In addition, any utility excavations planned as part of the development that affect the county road pavement should be completed prior to the county's overlay project. As the applicant I will direct my en.gi and contractor to complete the work abOVe prior to the overlay project scheduled firr late sainin.er'014 pending the development goes torzoard. SANDBLAST REDWOOD SIGN (2 COLORS) "4 5AP-5 ® 2' -0" O.0 12" GONC, BLOCK 2 1 4 .1 2' -6 X 21 -6„ X 1' - o ki CONC. PAD W/ 3 " 4'5 EA. WAY 1�'10NU1 & IAN eE CT I CAN SCALE= 3/6" = I° -0" 9 24 X 36 SCALE IN FEET SCALE: 3/16" = I' - 0" 6 11 X 11 0' 1/4' ,z' 11 r S = 7 SANDBLAST REDWOOD SIGN GATES OF NEW HOPE NEW HOPE. MN NEW CONG. - DRIv'Eu)AY APRON - ADA ACCESSIBLE PRECAST CAP SOLDIER COURSE BRIGK TO MATCH BUILDING ROLOCK COURSE GRADE 12 r - 10NUt - I NT eIC-�N EL V. SCALE: 3/0" = I' -0" 24 X 36 SCALE IN FEET SCALE: 3/16 = 1' -0" 11 X 17 0 1/¢ 1 , 2 , 1 1 i,4NITS 10 - ONE BEDROOM UNITS 19 - TWO BEDROOM UNITS 3 - TWO BEDROOM W/ DEN UNITS 32 UNITS TOTAL PARKING 38 - SURFACE PARKING STALLS 34 - CxARAGE PARKING STALLS 12 PAR<fNG STALLS TOTAL FENCE 11 1 1 24' :J - IV VVI•V. 31 -0" PAWING 5ET -E3ACK WALK CONC. STEPS m 1 2 4 �J ------ - - - -__- ------------ - - - - -- ---------- °----------------- - - - - -_ _------------------- - - - - -- -- - - - - -- --- L - - - - -L -- - - -' -- - - - -"` -- -- - -- - -- ° - - -- - - - - - -- - - - - - - - - - - - - - -- - - - - - -- - -- -- -- - - - - - - -- - -- - -- - - -- -- -- -- - -- - -- -- - -- -- - - -- - °° -- -- - - -- - -- - -- -- -- ° -- -- -- - -- - -- -- -- -- - - - - -- 5 E ,4,cj ELEVAT SCALE: 1/8" = P -0" g 24 X 36 SCALE IN FEET SCALE- 1116° V - 0" 1! X 1'f V 4- g. 16` wo s: - OWN = - Ri -� iii GATES OF NEW TITLE SHEET, NOTES s LEGEND NEW MME MINNESOTA r J ■ 1 EXISTING OVERHEAD ELECTRIC >-- EXISTING UNDERGROUND TELEPHONE —�> —>> — EXISTING UNDERGROUND CABLE pr EXISTING TELEPHONE PEDESTAL ml EXISTING ELECTRICAL PEDESTAL p EXISTING CABLE PEDESTAL Q, EXISTING UTILITY POLE x�x EXISTING LIGHT POLE — » — » —» EXISTING STORM SEWER A EXISTING WATER MAIN —> EXISTING SANITARY SEWER EXISTING FORCEMAIN Q EXISTING STORM MANHOLE m EXISTING CATCH BASIN 930 EXISTING FLARED—END SECTION X920.60 EXISTING GATE VALVE EXISTING HYDRANT EXISTING WELL Q EXISTING SANITARY SEWER MANHOLE B3O.... EXISTING CONTOUR X 920.99 EXISTING SPOT ELEVATION X9D7 42 BIT EXISTING SPOT ELEVATION (MATCH INTO ELEVATION) EXISTING BITUMINOUS EXISTING BITUMINOUS (TO BE REMOVED) 1 EXISTING TREES >-- EXISTING TREES (TO BE REMOVED) —�> —>> — EXISTING RETAINING WALL .--x =--- EXISTING FENCE �. EXISTING WETLAND 1 PROPOSED WATER PIPE >-- PROPOSED SANITARY SEWER PIPE —�> —>> — PROPOSED STORM SEWER PIPE —mow— - - -- ea PROPOSED DRAINTILE AND CLEAN —OUT ELEC PROPOSED ELECTRIC SERVICE GAS PROPOSED GAS SERVICE s TEL PROPOSED TELEPHONE SERVICE PROPOSED STORM MANHOLE (] PROPOSED CATCH BASIN A PROPOSED FLARED--END SECTION g PROPOSED CATE VALVE PROPOSED HYDRANT Q PROPOSED SANITARY SEWER MANHOLE 928 PROPOSED CONTOUR 930 X920.60 PROPOSED SPOT ELEVATION (GUTTERLINE, BITUMINOUS SURFACE, OR GROUND SURFACE UNLESS OTHERWSE INDICATED) g PROPOSED SILT FENCE CG% PROPOSED DIRECTION OF DRAINAGE PROPOSED BITUMINOUS PROPOSED CONCRETE PROPOSED RIP — RAP PROPOSED FILTRATION MEDIA PROPOSED INLET PROTECTION PROPOSED HEAVY —DUTY PAVEMENT PROPOSED ENKAMAT GMM THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE. THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE UTILITIES. CALL "811" FOR EXISTING UTILITIES LOCATIONS PRIOR TO ANY EXCAVATIONS. THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF EXISTING SANITARY SEWER, STORM SEWER, AND WATER MAIN AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF INSTALLATIONS_ INSTALLATIONS SHALL CONFORM TO THE CETY STANDARD SPECIFICATIONS AND DETAIL PLATES. THE CONTRACTOR SHALL NOTIFY CITY PUBLIC WORKS DEPARTMENT A MINIMUM OF 48 HOURS PRIOR TO THE INTERRUPTION OF ANY SEWER OR WATER SERVICES TO EXISTING HOMES OR BUSINESSES. STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLIC STREETS OR WITHIN PUBLIC RIGHT —OF —WAY. NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF CONSTRUCTION. ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY COMPANY. olm a lumen REMOVAL AND DISPOSAL OF EXISTING STREET MATERIALS AS REQUIRED FOR CONSTRUCTION IS CONSIDERED INCIDENTAL. SAW —CUT EXISTING BITUMINOUS AND CONCRETE CURB TO PROVIDE BUTT — JOINT, RESTORE DISTURBED STREET OR DRIVEWAY TO EXISTING OR BETTER SECTION. BACKFILLING OF CURB IS INCIDENTAL TO CURB INSTALLATION. FOUR INCHES OF CLASS 5 UNDER CURB IS INCIDENTAL TO CURB INSTALLATION. CURB ENDS SHALL TERMINATE IN A THREE —FOOT BEAVER TAIL. STREET AND UTIUTY CASEMENT 'ICIN■ i M" 2mth. A- N V'rYt c"qn Avc N E III Ave N I e9t?a Ave 'i Z T Y "• _169. a °' :nN'»e•r � � S L 2L- Ave N To E m PSS EXIST. CON(- SIDEWALK s,a ro � 'A�.a,is � saz.a'a saa.�e M ST. RETAINING WAu t.oa na t G cw. i U EXIST. RETAiNENG WALL I III - 946.77 x X 94 ^.r.21 x 945.48 • 947.23 946.33 x ^ _ t x 946.72 947.1 f x 947.29 x 947.47 x P 7.63 / REMOVE EXIST. TREE (TYP) , I -94508 x544.86 9k450 i 3I I i x 4_ E . x947.;? '' - x945.31 1 .,� I 4 '�1 :. !xf .. ..`L .� 9� G;•9y p.. 1$TG 56 f.vJ E� \ry 1 Qs q � �},,, $ 947 �aL4 -?• �' �' *F•_� t �'i, , .. � ��4"' �a�':j�c• raRL CE2 ;� a _ 1 G. _ J � , �CEy 9 S v 4 `- ^ 'P. R P PS % A -°i2G 943.51 x. x$47.83 x547,48 X46 9e?.28 348 23 ..5'. 342.4° i✓ ti AS H70 AS, - 1 . ASH15 °' 947.S7 A A15 1 1 - , SH�C7 � 9 x 944 - 39 X 946.52 940.52 •_ � RSHIS A..H15 x94 1 3 x 948 -1+z x 947.81 REMOVE EXIST RETAINING WALL Q A57f1 - 947.47 x 9o- 13 a^ REMC7VI x 94s.4a x 348.64 x 442.94 v q 1 0 948 90 949 29 { 94 9.26 942.` - �3 x 942.05 M14H7 CIO x947.94 947.$4 d.SH15 t- f ,'� Jj x &47:81 x943. Bf1 aCr Ir 948 -31 x 948 13 947.19 ✓ r` " r - ,+''' 1 - lljl -94&82 !r ari q *8V x .47.74 I TifMfN QLI S' 1�'},{¢ }I�I,C a REMOVE EXIST CONC. , a4 a 4 42 ` 949.53 9 8.33 - DRIVEWAY APRON j\ 9 ; Sz_.�_r.s - - 94 Q ` 646.q, ,. x 9 48. 66 dC x94 43 y . REMOVE E3'`tJhM?1rJkfi "PJ.RrI'•:1rW -, 4 I ASH15 948.51 :4 _ � 947.!76 947.93'` \ sb 948.02 - - --* 949.51 948.84 • \�-I� AbHt x 0 5 48.35 x949.'.:75 4 _ WALL TOP \ '^ .. MAPLE32 f .%49.28 - 948.2'2 i x 942 x 946.24 99 REMOVE � � r{ :,48.82 EXISTING BUILDING -, ' =49 64 947 Q;! 447.68 # , � #9398 t a°� ASH10 MAF ° _E32 i E \^ \ 949,35 1 '14271 I� rn � ^\ ♦ I 546. : .` .\ I I $`U LDING {{ � : 1 4 x92.7.85 X99 _ 943.13 WCO'J 94 til ff 0 x FEhrc 4 _ '`` 8 $ \ 67.90 x 945 68 - 4 15` �Y WALLT01� 948.89 •SPRUCE15 I 94729 x ti +5.56 ; \. '349.70 948.34 - -� 1 _ 4 942.91 -949.37 ' f, .4 v - � REMOVE EXIST. +, Q WkLNUT12 ,. "HC�u.r•lo I \ ^� \ RETAINING WALL J q i 4 Ai FLE12 948,16 1 44 - 1 1B V x 847.31 944.e5 I BX e 168O I ! 94847 jam. �\ EXIST T 1 d { d I ( 8 x 947.61 # -�; j x_946.26 x'34323 x 94:'113 947.50 Z ,1947.59 x x 941 .22 +1; I II. • .,,•17.57 x 947.21' .947.18 1 947.79 ~ '� I . 9a4.4B ar `r" EMOVE EXIST- UNDERGROUND ELECTRIC" F wc'�I j I 742^2 ^ I� := F. REMOVE EXIST. WATER SERVICE x94s.7s r ' EMOVE g °6 J x EXIST. WATER SERY9CE 945.87 .,650 - I - 946.24 CP ".BAPPL`� - x 944..T.4 9 :5.82 x 943.27 W'A 'JAPLE4- ° - _ REMOVE EXIST. TREE 46 �� 1r; 14 x541.13 946.c4 9 5 (TYP) ° 1 f ,Fl x 948 -E.B b 94_' 23 EMOVE EXIST. 1j F.. 940.6) Y CD I 343 28 v ' 946,73 :.5.35 r I 2_e SI C4 ELM42 TNHXYZ 1 I - HYC 4 R s'� ' w * +EXIST. WAlIER SER CE �\� xa44.L4 I x946.31 * *EXIST. SAN SERVICE TO" PLUGGED X44.19 * *EXIST. WATER SERVICE TO BE PLUGGEQQ e43 ^33 & IABANC}OkVED Ex C8* I j 4 TO BE PLUGGED & ABANDONED & ABANDONE1f ] �.�, x94s.52 jm "�' x.14585 '44.P, x943.67 ! _ g \G 'EXIST_ N SERVICE EMOVE EXIST. SIDE1 x945.3 - �'i43.4" �� TO BE PLU lGE� - 941.75 F'ENCEWOXC Z REQUIRED FOR I a3 1 943.20 & ABANDONED PP SEWER INSTALL, 94 3. .8 9 40.76 4.01 , 9437 • _ �. w .. ,�r .. 942.F3 i '1 1 - 3. • ---�I. I I I _ 1 IS 4 _ ` A . r .h mac' y - . 4 r -43.82 214. - 3 6 -. . 941 z7 �O�- >> > > > » > >. » >• -» - >9 "'•> 3�T ??� frt534i6�* EX 12 RCP ` F. ' a< F ti AAH 195;1 `� ° v 1 RCP --� � �- a >_ T G - `T.X tAH '1 e EX I Lx A.N H 1.s �l .�:. .. k'L s.. ./ _. - a\ R[A� ' - C+ 41 " N EMOVE EXIST SIDEWALK REMOVE EXIST CONC > I F 1 �° c; 3 5H" 4 a :• -'; �. '� + G Rll 0 93-; 59` 1 � .S.s, �� C" -'" N "I , +L N'" AS REQUIRED FOR DRIVEWAY APRON EMOVE REQUIRED EXIST SIDEWALK I `I� � >.' STORM SEWER INSTALLATION 27TH AVENUE EN f E N. W RRQUIRED FOR �sy ,r V V ATERMAIN INSTALLATION (MEDICINE LA ROAD - CNTY RD. 70)� x NOT FIELD VERIFIED I I f SILT FENCE f -- - _ - - - -- - I -947 946 `` I �{{ 947.504 947.40 947. I ° �` - - - -- -945-- - - - - -� I I ! I / 944 NORTH POND? s ! �<WHWL=gr45.5 f -- I 947.40 \ CRE`-TJCN AFEA I- as 4_1. I f w W m m - .. . ,I I L_ \\ II 948 I TAPER CURB HEIGHT 947.34 I I FROM 6 TO 0" 945. 9 9 46.12 94 .35 947.30 I 1 945.5 1 .3 %' 4� 0.5 9 6.46 ' 447.10 I I ADA ACCESSIBLE RAMP 946.80 -- -- - - 1 INSTALL COMMERCIAL 46. CONCRETE DRIVEWAY APRON 9 -- -947 -1 948.00 AT NEW ENTRANCE. U C O O (Do - (INSTALL NEW CURB TO + O O O - MATCH EXISTING) [ - O O O u O 948.00 - - - I r O Q 9vy i ane N .ter _rip I i � S` Ff ROCK CONSTRUCTION 000 O O 00 i 947 85 I{ F J ENTRANCE 947.75 6 I 4 - 946. 0 94 .02 9° 947 42 'tt 44.90/ 9 GARAGE rn I TAPER CURB HEIGHT I / - 9 8.04 - - - "° FF£ - 948.00 FROM 6" TO CC) 948.04 X11- ct: I 0 I �v 9 8.40 I 948.40 -- - __j� I I I �r- - - - -�\ ! 948.40 { I/ = 1 5tk z I .fir m j i SEE RAMP DETAIL BIKE RACK I I 1 I ! 1 4 I rn l •v W � W w - i t I as � _ �� b I � - I ° PROP. APARTMENT BUILDING I { I W1 �I k i ,�• n FFE = 948.50 I 1 6' WIDE EMERGENCY OVERFLOW J ELEV 946 -00 gy b I rn c PROVIDE ENKAMAT OR OTHER a Y m I I I I { ENGINEER -- APPROVED HEAVY -DUTY I ¢ TURF RE INFORCEMENT MATERIAL FOR I z I i l �• y y � { I I DISTURBED AREAS IN OVERFLOW I I 1: 1 \\ \ - - - - _ - 948 946.00 - I f -- - - - - -- -947 - - -- �- �; 946 <�z —« —« �/ SILT FENCE . _ q -_ � --- -- ' -------- ----- - - - - -- 9 -- ------------- - - - -_- �� 946 _ E.: CB I - _- - - - - 944 z 944 m w?�i F;.WL X943. 9.. ----- - - - - -- ILL ZZZ G f ' '•�,C - Sna , n� �< �.,f ` y / f�l - - 934.tJ" EX IA61 'I9r,5 RM PROP SIGN INV e t yr c s I ti'v g3 11 27TH AVENUE N. ("MEDICINE LAKE ROAD - CN TY RD. 70) 1 * NOT FIELD VERIFIED k; I �I EE II I � PiN - - - - -- - "x8TEE--- - - - - -- - - - - -- ------- - - - - -- - NEENAH R4341 C STING ; ' C /0 3V IF GB # ' 27 "4) it i t « « — « — i RIM 45 5D 6` C/O INV 942$(12 ") �� INV 943 0 (6 ") - -- - - -- - - y- - � - - I ` If I I 1 I ri I S t ma 07 < c� I / *CONNECT TO EXIST. WATERMAI ' I 3' (WIDE CU" DRAIN (SEE DETAIL) - 6" DIP WATERMAIN YDRANT / f J �IF— = = JCREATI-0 R�A� L J 1� VE GARAGE FFE = 948.00 W/ 12 "x6" TEE & SLEEVE c EENAH R3067 CASTING C) ( 4 CB #2 (48 "0) __RLM 944.80 * *CONNECT TO EXIST. WATERMAIN r INV 341..57 W/ 12 "x6" TAPPING VALVE & SLEEVE IF APPROVED BY PUBLIC WORKS DIRECTOR j I i i1 q k v t4s 5 I I I I+ I l I I I } [7y I I I v _ I IF � \ A q 4 LL_ sr Tz - - - -- 8' -12" HOPE I - - -' i___ -- 1.22q a - { PROP $IG I s 4 GONNCT TO EXIST C ` W/ 15" HDPE E^! 12' F: SAP "AH "3.. Ir +M 943 BB* INv 926 07 -E" 'J': 9 1 55--N FIRE DEPARTMENT CONNECTION OUTLET CONTROL STRUCTURE (54 "0) RIM 945.50 (GRATE) INV 940.34 -N (12 ") INV 940.00 -S (12 ") PROP. APARTMENT BUILDING INV 9430.00 -N (6 ") FFE = 948.50 EXTEND SAN SEWER & WATER -6' WIDE EMERGENCY OVERFLOW SERVICE INTO BUILDING AT LOGATION DETERMINED BY OWNER ELEV 946.00 PROVIDE ENKAMAT OR OTHER 4" VALVE ENGINEER - APPROVED HEAVY -DUTY & BOX TURF RE- INFORCMENT MATERIAL FOR 4" DI DISTURBED AREAS IN OVERFLOW DOMESTIC IX ECH ROOM -- �' -' --- - - - - - -- - - - - - -- -- --- - - - - -- - - -_ - RIM 943.70 P V -- - - - -- JWV -939 - - - - -- ------ - - - - -- - -- - 35 -= -t -2'. :9 << - -- 95' 6" DRAINTILE - - -- -- -« --' - --------- 6 "4 TEE - - - -- ---------------------- __ -- 11VV - - - - - -- - 5 x 42.$0 - -- ---- - -- - - - - -- ------- - - - -- ----- - - - - -- ° - - -- - - - - --- - - -- TEL - - - -- T — — - - -- TEL L 1 I I 41 v I 1 I v _ •'7r � i t 7 y 27'-15 HDPE 0 0.59% > > > ->> ->> >> Ex '-- CONNECT TO STRUCTURE CONNECT TO EXIST WATERMAI WITH 6" DRAINTILE JV/ 8 "x6" TEE & SLEEVE REDUCED TO 4" ORIFICE INSIDE STRUCTURE 27TH AVENUE N. ('MEDICINE LAKE ROAD - CN TY RD. 70) * NOT FIELD VERIFIED RIM 946.00 INV 942-90 r 5' - 12" PVC 0.309 SS'�g" PVC 9.31 C/o RIM 947.00 INV 944.00 100' - 12" F 0 0.52% 5� 0.ti C� CONNECT DOV TO 12" PVC ( C/O RIM 947.00 INV 943.48 I I� I I 00' -i12" F ' < I I r . 0 I � r I 1` /0 RIM 9 i INV 9• ` C/O #1 �\ � -- o M _3j7..cm INSTALL 6" VALVE & BOX Chi PROPERTY LINE CONNECT TO EXIST MH- 'Ih/ 8" OUTSIDE DROP _ INV 929 70 - (CORE DRILL_ R£- CONSTRUCT MH. INVERT AS REQUIRED RFSTnPF' FXI9TING STREET. SIDEWALK & RIM c INV 9 6 31' -8 I � . s t t IN . 92J VF. ` C/O #1 �\ � -- o M _3j7..cm INSTALL 6" VALVE & BOX Chi PROPERTY LINE CONNECT TO EXIST MH- 'Ih/ 8" OUTSIDE DROP _ INV 929 70 - (CORE DRILL_ R£- CONSTRUCT MH. INVERT AS REQUIRED RFSTnPF' FXI9TING STREET. SIDEWALK & ROCK CONSTRUCTION ENTRANCE N.T.S. 1. AGGREGATE SHALL BE THE FOLLOWING: 1 " -1.5" DOUBLE WASHED STONE -OR- 1/4"-1/2" WASHED RI',ER RUN PEA GRAVEL 2. WELL- BLENDED FILTRATiON MEDIA TO BE COMPRISED OF (BY VOLUME): 50 -709 CLEAN CONSTRUCTION SAND (AASHTO M -6 OR ASTM C -33, GRAIN SIZE 0.02 0.04 ") 30 -50% ORGANIC LEAF COMPOST: MnDOT GRADE 2 COMPOST 3. NO MINING OF SANDY SOILS ALLOWED IN BASIN. 4. FINAL GRADE ONLY UPON STABILIZATION OF UPSTREAM AREAS. 5, BASIN TO REMAIN UNLINED, 6. PROTECT BASIN FROM RUN -OFF DURING LOT CONSTRUCTION ACTIVITIES. EXCA'.ATE BASIN TO FINAL GRADE ONLY UPON STABILIZATION OF CONTRIBUTING DRAIN GE AREAS. 7. USE LOW- IMPACT, EARTH MO' 1NG EQUIPMENT (#AOE TRACK OR MARSH TRACK EQUIPMENT, OR LIGHT - EQUIPMENT WITH TURF -TYPE TIRES.) PRO'.IDE 4" CLASS 5 UNDER CURB (TYP) 1/2"R 3'R 1 2 "R �3 3 /4 "/FT. / NOTE: FOR MECHANICALLY LAID CURB, SHOE MAY BE TILTED. 8612 CONCRETE CURB & GUTTER N .T.S. PLANT MATERIAL TOLERANT OF INUNDATION AND DM'' (NATIVE PLANS RECOMMENDED — SEE PROVIDE 3" FIBROUS SHREDDED NOTE ABOVE RIGHT) USE IN COMBINATION WITH WOOD CHIPS AROUND NEW MnDOT SEED MIX 328 (APPLICATION RATE. =88 PLANTINGS i LEIS /ACRE). IIII' `— EROSION CONTROL BLANKET SUITABLE FOR SEEDING (E.G. (E.G. STRAW — COCONUT BLANKET) NOTE: ALLEVATE ANY COMPACTED SOILS (BY 1 1 1 f "I °-*� - r USING A PRIMARY TILLING OPERATION SUCH AS CHISEL PLOW, RIPPER OR G ILER} 6 TO 6" MIN. DEPTH PRIOR TO PLA � � PLANTING MEDIA 'I I hI I In I — I I I I IN -SITU SOILS 18" WELL- GRADED PLANTING MEDIA (SEE NOTE #2) AGGREGATE BED W/ 6" PERFORATED DRAINTILE (SEE DETAIL AT RIGHT) BIO FILTRATION BASIN 3' g^ FLOW LINE 6 " CURB CUT B„ 3, 4" CONCRETE (3A32) 4" CLASS 5 AGGREGATE BASE CONCRETE SPILLWAY TYPICAL SECTION VARIES SEE PLAN ill =1111 IIII° „. III =t111 X 101 -111 � � = CONCRETE SPELL WAY RIPRAP (CL kl) GEOTEXTILE FILTER FABRIC NOT E , . OUTSIDE OF BID- FILTRATION BASIN, USE SOLID PIPE WITHOUT ROCK AND FABRIC. SEE PLAN FOR LOCATIONS. NOT TO SCALE N.T.S. WELL — GRADED PLANTING MEDIA (SEE NOTE y2) ;• 6" PERFORATED DRAINTILE - AGGREGATE (SEE NOTE #1) NON -WOVEN GEOTEXTILE (MnDOT �2' MI TYPE 1) OVER AGGREGATE CURB DRAIN OPENING N.T.s. THE FOLLOWING PLANTINGS ARE TO BE PLACED 1N BIO- FILTRATION BASINS UNLESS OTHERWISE APPROVED BY THE CITY OF NEW HOPE: RED MAPLE RIVER BIRCH RED CHOKEBERRY BUTTONBUSH TUSSOCK SEDGE PURPLE CONEFLOWER NEW ENGLAND ASTER MARSH MARIGOLD AMERICAN HIGHBRUSH CRANBERRY SWAMP MILKWEED RED TWIG DOGWOOD BLACK CHOKEBERRY QUANTITIES TO BE DETERMINED AND APPROVED BY THE CITY OF NEW HOPE DEFLECTOR PLATE OVERFLOW (1) CENTER OF FILTER ASSEMBLY "- OVERFLOW 02, - TOP OF CURB BOX _10" FILTER ASSEMBLY RB SCORE WITH STIFF- BRISTLED BROOM PERPENDICULAR TO TRAFFIC MEMBRANE CURING COMPOUND 4" CONCRETE WALK 4" COMPACTED AGGREGATE EGATE BASE APPROVED GRANULAR SUBGRADE EXTEND WIRE INTO T SUPPOR' ANCHORAGE IN -SIT CLEAN WASHED ROCK 11 7/z R ini 7112 PLAN 3" 18" SECTION HORSESHOE DETAILS J. �r PRECAST INVERT SHOULD BE 7/2 DL'AMETER OF PIPE AND BENCHES SLOPED 2" TOWARD INVERT. / rt -21 / ALL DOG HOUSES SHALL BE GROUTED PRECAST 8' -114 BEND (EPO)CY COATED) ON THE INSIDE AND OUTSIDE. INTEGRAL WITH SASE SECTION r rrrT�w � L0.S T ItEYISION: ,�- SANITARY SEWER DROP INLET March 21)OB MANHOLE pIATE 1`40. CITY OF NEW HOPE, MN SAN -4 6" DIAMETER ORIFICE INV 940.34 12" OUTLET PIPE 54" Var ies Square off points I A - -� Q Truncated plastk domes shall on sidewalk —� De `r be yellow Neenah R 4994 pedestrian ramp minrtnum A 4" Conc, idewalk appr equ Plate Dr approved equal. Vanes r �' oaooao ooneos � �J - oaa000 aaaa oo _ 004oaa qo Oa Ov d aa¢oao — loo 000a oa000 f ��r Face of ~ -- Varle A1� Curb PLAN A Max. slope 10:1 Round all sloped Top of Curb intersections i I i 1 Varies 5 -0 I Varies SECTION B -B Design Street Grade I COncrC1E - Max 50.1 Sidewalk 12'.1 � — F1aX.24,1 L��•' f , 4" Concrete 8618 curb & gutter 4" fine filter aggregate (MNDOT 3149) or SECTION A —A Class 5 aggregate 1 00 0 A crushed lirrlestone quarry or recycled equal (NTNDOT 3138). PEDESTRIAN CURS RAMP LAST PEW510NI DETAILS March 2ai1 stamftc, ,!' - PLATE W. CITY OF NEW HOPE, MN sTR -� 6ffel 1/2" STL. PLATE GRATE DETAIL 'A –A" RIM - 945.50 TOP OF WEIR WALL 58 "0 O.D. ELEV= gE5.10 SEE DETAIL 1/4 %1" FLAT STL. 6" DRAIN TI LE IN" 943.07 HINCE ASSEMBLY MINIMUM OF 2 HINGES REQUIRED (4) 1/2 "0 -13 UNC HEX HEAD STAINLESS STL. BOLTS WITH NUTS AND WASHERS 5/8"0 SMOOTH RND. STOCK 12" PIPE 4 O.C. BOTH STAYS 57 "0 (2) PIECE 5/8" ROD POND SKIMMER GRATE 'o I ca nc rete C✓o ' and Gulter .�, " •clr. ..� be R" I .i c Fima 5" 0t romp �c nggregale base (iea 5L-L , ON t No Scale U' 6" Cass s'+Secsorernert for Pay r A Cxpon5ic Joint El 7 .. ` A R �'arioble� 12" ypinal is .•' ,. r 12" rt ` 6" Aggrogntc 6ase��_ CONCRETE DRIVE t � COMMERC {CFTY OF NEW �— CASTING AND ADJUSTMENT PIPE CONNECTION R RINGS AS SPECIFIED. PER SPECIFICATIONS MANHOLE STEPS, 16" ON CENTER. r 27 l ` V VARIES 2(Y 8 8" TEE V VAR 81, C9W S SECTION COATED) PIPE SHALL BE CUTTO BE 2" INSIDE ` F HORSESHOES A I S ' MANHOLE AT THE PIPE'S MIDPOINT ti ` FILLED WITH MORTAR �r PRECAST INVERT SHOULD BE 7/2 DL'AMETER OF PIPE AND BENCHES SLOPED 2" TOWARD INVERT. / rt -21 / ALL DOG HOUSES SHALL BE GROUTED PRECAST 8' -114 BEND (EPO)CY COATED) ON THE INSIDE AND OUTSIDE. INTEGRAL WITH SASE SECTION r rrrT�w � L0.S T ItEYISION: ,�- SANITARY SEWER DROP INLET March 21)OB MANHOLE pIATE 1`40. CITY OF NEW HOPE, MN SAN -4 6" DIAMETER ORIFICE INV 940.34 12" OUTLET PIPE 54" Var ies Square off points I A - -� Q Truncated plastk domes shall on sidewalk —� De `r be yellow Neenah R 4994 pedestrian ramp minrtnum A 4" Conc, idewalk appr equ Plate Dr approved equal. Vanes r �' oaooao ooneos � �J - oaa000 aaaa oo _ 004oaa qo Oa Ov d aa¢oao — loo 000a oa000 f ��r Face of ~ -- Varle A1� Curb PLAN A Max. slope 10:1 Round all sloped Top of Curb intersections i I i 1 Varies 5 -0 I Varies SECTION B -B Design Street Grade I COncrC1E - Max 50.1 Sidewalk 12'.1 � — F1aX.24,1 L��•' f , 4" Concrete 8618 curb & gutter 4" fine filter aggregate (MNDOT 3149) or SECTION A —A Class 5 aggregate 1 00 0 A crushed lirrlestone quarry or recycled equal (NTNDOT 3138). PEDESTRIAN CURS RAMP LAST PEW510NI DETAILS March 2ai1 stamftc, ,!' - PLATE W. CITY OF NEW HOPE, MN sTR -� 6ffel 1/2" STL. PLATE GRATE DETAIL 'A –A" RIM - 945.50 TOP OF WEIR WALL 58 "0 O.D. ELEV= gE5.10 SEE DETAIL 1/4 %1" FLAT STL. 6" DRAIN TI LE IN" 943.07 HINCE ASSEMBLY MINIMUM OF 2 HINGES REQUIRED (4) 1/2 "0 -13 UNC HEX HEAD STAINLESS STL. BOLTS WITH NUTS AND WASHERS 5/8"0 SMOOTH RND. STOCK 12" PIPE 4 O.C. BOTH STAYS 57 "0 (2) PIECE 5/8" ROD POND SKIMMER GRATE 'o I ca nc rete C✓o ' and Gulter .�, " •clr. ..� be R" I .i c Fima 5" 0t romp �c nggregale base (iea 5L-L , ON t No Scale U' 6" Cass s'+Secsorernert for Pay r A Cxpon5ic Joint El 7 .. ` A R �'arioble� 12" ypinal is .•' ,. r 12" rt ` 6" Aggrogntc 6ase��_ CONCRETE DRIVE t � COMMERC {CFTY OF NEW ZI { LLJ W d criI t t � I a I____ _____ ___ _ r _ _ __ _ _ _________ _ --------- , \\ I 1 ° I � 0 F�CREATION AREA L -J II i I � \ \ / 1 I i` __ -- -- - - - - -- ----------- L - - IL 4, I� 9 + t v I ^, a. e 6 4 c 1 1 RM : TSY I 4 < i, BARK MULCH YP AMC ARJ DB ----- - - - - -- �« SE -------------- - \ 1 / ! \ + I I / r r / x IST. TREES W/ SIZE (VOTED f �) N L, Y' INA —I , GATION ZO Q BHS - - -- -. -.. ®HSO - -- ®H5 ��Ga `�� GARAGE QWO FFE = 948. DO Q W0 Wf) 9 0 ii I I 1 I m I R SWO �p VII t l m l I E xI STI R I PROP. APARTMENT BUILDING 06HS E RLi ' i ' FFE = 948. SQ 6HSO J P I I I R I I 1 I I �HS I f x � 1 Li416SCAPE EDGING L.I� - m 1 v m I I I I I I d 1 1 1 I 1L 1\ \ --- - - - - -- / o I I < + ----- - - - - - - - S] I \ i e ____ __ _ _ _ -- - - - -- - - II y < as ub -- - _ y !I <4A f - --- ,_ -�` -_ -- - - - -S- -S - - - - -- -- RL-- -- -- - - - - - - - - S _ t�l_ Cj i;°1r} FC r BHS _ -- - -- - -- -- - -- --1 S 4 -- __-__ .__--- - - - - -- _ a t �� _- _- _----- '------------- ` - - - -' -__ -. °__-- _.-__- _°_ _ - - ___ - FC PROP FIGN - t � + 4 27TH A VENUE N. (MEDICINE LAKE ROAD - CCV TY RD. 70) 11.1'�:il I }. STAKE ANOfOR MARK ALL PLAN PLANTING LOCATIONS PRIOR TO INSTALLATION. OWNER TO APPROVE ALL LOCATIONS PRIOR TO INSTALLATION. ALL PLANTS MUST BE HEALTHY, 'AGOROUS MATERIAL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE LANDSCAPE LEGEND. ALL TREES MUST BE STRAIGHT T4UNK£D AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BETS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. ALL TREES MUST BE PLANTED, MULCHED, AND STAKED AS SHOWN IN THE DETAILS. MULCH: SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLANTING BED: AND FOR TREES. UNLESS INDICATED AS ROCK MULCH ON DRAWINGS. USE 4" FOR TREES, SHRUB BEDS, AND 3" FOR PERENNIAL,'GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED. PLANTING SOIL SHALL HAVE A PH RANGE OF 5.00 TO 8.00. SOIL SHALL BE DECOMPACTED AND FREE OF STICKS, STONES. AND OTHER DEBRIS. SOIL SHALL CONTAIN NO LESS THAN 5X 01 COMPOST AND 25:. SAND. FOR PLANTING OF SHRUBS, PERENNIALS, AND ORNAMENTAL GRASS., A MINIMUM OF 6" OF TOPSOIL SHALL BE PLACED ON THE AFFECTED AREAS BEFORE INSTALLATION. FOR ESTABLISHMENT OF TURF, A MINIMUM OF DEPTH OF 4" OF TOPSOIL SHALL BE PLACED ON THE AFFECTED AREAS BEFORE INSTALLATION OF SOD OR SEED. SOIL SAMPLES SHOULD BE SUBMITTED WITH AMENDMENT PROCEDURES INDICATED PRIOR TO INSTALLATIONS. THE CONTRACTOR SHALL BE RESi FOR COMPLYING 649TH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. PLANTING SOIL FOR Ti SHff'JL.S AND GROUND CO',ERS: FERTILE FRIABLE LOAM CONTAINING A L13ERAL AMOUNT OF HUMUS AND CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITH MN /DOT SPECIFICATION 3877 TYPE B SELEC7 TOPSOIL. MIXTURE SHALL BE FREE FROM HARDPACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS, ETC. SOIL MIXTURE SHALL H A'.i A PH BETWEEN 6.1 AND 7.5 AND 10 -0 -10 FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARO. IN PLANTING BEDS INCCRPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED BY ROTOTILLING IT INTO THE TOP 12" OF SOIL. MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PCRTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL. BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE— SETTING PLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONSIBLE FOR KEEPING THE TREES PLUML THROUGHOUT THE GUARANTEE PERIOD, WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATION= OF HEAT STRESS SUCH AS WILTING LEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED, CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER WHERE IRRIGATION SYSTEMS ARE INSTALLED, SAID SYSTEMS SHALL HAVE WATER SENSOR Di TG AVOID OVER4nATERING AND TIMING DES. "CES TO ENSURE IRRIGATION IS CONDUCTED DURING THE HOURS PERMITTED BY THE CITY WATER RESTRICTION REQUIREMENTS - ALL DISTURBED ARE; '^ TO BE TURF SEEDED, ARE TO RECEIVE 4" TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. ALL WORK TO BE GUARANTEED FOR A PERIOD OF ONE YEAR BEGINNING AT TIME OF ACCEPTANCE BY OWNER. CONTRACTOR TO MAKE ALL REPLACEMENTS IN A TIMELY MANNER. ALL MAT €DIALS SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. WHEN STAKING OR GUYING OF TREES IS REQUIRED, IT SHALL OCCOR SO AS NOT TO CREATE ANY HAZARDS OR UNSIGHTLY OBSTACLES, ALL WARES SHALL BE ENCASED IN HOSE TO PRE4'ENT TREE DAMAGE, PRUNE EVERGREEN TREES ADJACENT TO PARKING STALLS AS NEEDED TO AVOID LIMBS BRUSHING AGAINST CARS. * ji \D PLAN B" 2 —PLY NYLON STRAPS DOUBLE STRAND 12 GAUGE WIRE PAINTED FLUORESCENT ORANGE WHITE FLAGGING TREE Wi 4 INCHES MULCH 4 INCH DEEP SAUCER 8' STEEL TEE POST— 3 REOUIRED AT 120' BACKFILL MIX UNDISTURBED SUBSOIL REMOVE BURLAP & ROPE FROM TOP 1/3 OF THE BALL NOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. NE01090VS TREE NUML NOT TO SCALE 1. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING 2, TRIM OUT DEAD WOOD AND WEAK AND 'OR DEFORMED TWIGS. DO N T CUT A LEADER. DO NOT PAINT CUTS. 3, SET PLANT ON UNDISTURBED NATIVE SOIL OR THOROUGHLY COMPACTED BACKFILL SOIL. INSTALL PLANT SO THE RJOT FLARE IS AT OR U' TO 2" ABO:E THE FINISHED GRADE. 4. Pi PLANT IN PLANTING HOLE WITH BURLAP AND WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN APPROX 12" OF THE TOP Of ROOTBALL, WATER PLANT. REMOVE TOP 1/3 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP 1 Or THE BALL. REMOVE ALL TWINE. COMMON TBFA !'UMNO BE«IL NOT TO SCALE - 4 INCHES MULCH ( SEE LANDSCAPE NOTES FOR TYPE CF MULCH ) IF SHRUB IS B & B, THEN z .12" REMOVE BURLAP & ROPE FROM TOP 1/3 OF BALL SYMBOL DECIDUOUS TREE 0 EVERGREEN TREE_ ORNAMENTAL TREE TO' SYMBOL DECIDUOUS SHRUB EVERGREEN SHRUB PERENNIALS rJ� C TOTAL TOTAL PE NOTE: GUY - 4SEMBLY OPTIONAL BUT CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR MAINTAINING TREE IN A PLUMB POSITION FOR THE 5. PLUMB AND BACKFILL WITH BACKFILL DURATION OF THE GUARANTEE PERIOD SOIL 6. WATER TO SETTLE PLANTS AND FILL t- :JI05. GUY ASSEMBLY- 16" POLYPROPYLENE OR 7. WITER WITHIN TWO HOURS OF POLYETHYLENE (40 1 1 -1/2" WIDE INSTALLATION. WATERING MUST BE STRAP (TYP) DOUBLE STRAND 10 GA WIRE, SUFFICIENT TO THOROUGHLY SATURATE 2 -7' ROLLED STEEL POSTS (MnDOT 7401) ROOT BALL AND PLANTING HOLE. ® 180' O,C. (SEE STAKING DIAGRAM) 8. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. COORDINATE STAKING TO INSURE UNIFORM ORIENTATION OF GUY LINES AND STAKES 12 STAKING 01_AGUM GUY WIRE WITH WEBBING FLAGGINGr ONE PER WIRE +' -6" SHREDDED BARK MULCH E— EXISTING GRADE ' MINIMUM 1/2 WIDTH OF R00T BALL 3 e PLANTING SOIL MIXTURE (SEE SPEC.) un f01 ( UNDISTURBED OR STABILIZED SUBSOILS COMMON TBFA !'UMNO BE«IL NOT TO SCALE - 4 INCHES MULCH ( SEE LANDSCAPE NOTES FOR TYPE CF MULCH ) IF SHRUB IS B & B, THEN z .12" REMOVE BURLAP & ROPE FROM TOP 1/3 OF BALL SYMBOL DECIDUOUS TREE 0 EVERGREEN TREE_ ORNAMENTAL TREE TO' SYMBOL DECIDUOUS SHRUB EVERGREEN SHRUB PERENNIALS rJ� C TOTAL TOTAL PE I _ 90.00 0. 00 0. 00 0.00 0.01 0.01 0.02 0.02 0.03 0.08 0.13 0.20 0.22 0.17 0.12 0.08 0.08 0.10 0.12 0.10 0.06 0.04 f 0�OO 0.03 0.04 0.05 0.06 0.1 0.19 • .46 * 0 7 0.84 0 - 59 0.31 0.20 0.25 0.36 0.46 0.38 0.20 0.09 0.01 0 02 0,03 •O.OS \ 16 �0 2 0.25 0.24 0.22 0.44 1.38 3.62 41.20 2.09 0.82 .56 0.68 1.36 1.84 - 3.37 0.59 0.22 1 *0 • {{LnnL'�'� 4 .57 1. .15 0. 3 I .Q3 .07 0.18 _ 2 0.48 2.01 8.20 11.24 • 3.39 1.46 0.97 2.41 4 -41 8.49 -rr 0.12 0.25 0.64 1.11 1.B4 2.224 1.82 2.54 1.48 1.34 2.25 8.66 11.47 4.562.18 2.74 2.37 6.1Q x "'8.39 " 6 -26 1.20 0.2 0.38 0.69 1.08 '1.69 2.66 3.35 2.92 3.93 2.39 1.95 1.88 2.24 2.90 • 3.94 2.85 4.29 2.40 2.59 2.98 " i.82 0.65 0.45 i I �i0.35 • 0.55 0.87 1.27 1.89 2.69 2.45 2.53 1.74 1.55 3.48 1.64 2.01 2.77 2.35 2.53 1.54 1.14 0.80 • 0.57 1.18 2.131 "0.28 " 0.40 0.63 0.92 1.96 2.83 2.29 2.64 1 -46 1.10 1.05 • 1.14 1.93 2.95 2.13 *2 8 " i.35 0.79 0 56 0.52 2.18 8. I I " D_18 0.29 0.58 1.16 2.06 1.82 1.54 2.15 1.81 1.01 " D_90 1.25 2.19 1.97 1.43 2.05 1.80 0.86 0.46 0.34 1.29 3. I X0_]2 0 -23 0.5D 1.08 1.32 1.18 '1.08 • 1.36 " 1.37 " 0.9a 0_77 • 1.16 1.38 1.24 1.03 1.29 1.30 0 -62 0.37 0.21 • 0.27 0.53 " 0.08 " 0.18 0.40 0.58 0.66 0.64 0.64 0.69 0.69 0_69 0.69 0.69 0.71 0.66 " 0.63 0.68 0.71 0.57 0.31 0.15 0.09 0.10 i r 0.06 0.13 " 0.22 0.29 0.32 0.32 0.35 0.34 0.36 0.75 -8.91 0.50 0.36 0.33 0.3b 0.39 6,_83 1.09 0.21 0.10 0 -05 0.04 + 0.04 0.07 0.11 0.13 " 0.15 0.15 0.17 0.16 0.19 0.36 1.58 0.26 0.18 0.16 0.18 0.2D 1.33 0.40 " 0.13 0.06 0.04 0.03 ❑ O © p 9_03 0 _ " .0 i i f i 1 I 6 0.07 " 0.08 1 0.08 0.09 0.11 0.12 0.10 0.09 " 0.08 0.09 0.08 0.06 0.04 0.03 0.02 O +7 Q`z �� 0.01 0.00 0." _00 Scale: 1 inch= 30 Ft. L uminaire Schedule Calculation Summary Symbol Qty Label Arrangement Lumens _ LLF Description babel CalcType Units A.vg Max Min Avg /Min Max /Min __ - - n nn U E IV _A - 3 ee S as a -.a 7 nn _00 Scale: 1 inch= 30 Ft. L uminaire Schedule Calculation Summary Symbol Qty Label Arrangement Lumens _ LLF Description babel CalcType Units A.vg Max Min Avg /Min Max /Min __ - - n nn U E IV _A -