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1h-1. Pioneer Pass 2nd Addition Final Plat0 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner DATE: December 12, 2011 1A__2 SUBJ: Final Plat for Pioneer Pass 2 nd Addition, Planning Case 410 -09 PROPOSED MOTION "The Chanhassen City Council approves the final plat for Pioneer Pass 2 "d Addition creating 53 lots and right -of -way for public streets, plans prepared by James R. Hill, Inc., dated November 2, 2011, subject to the conditions of the staff report." City Council approval requires a majority vote of City Council present. PROPOSAL /SUMMARY The applicant is requesting final plat approval for the second phase of Pioneer Pass, which includes 53 single - family lots and right -of -way for public streets including the extension of Hemlock Way from its current termination point to Bluff Creek Boulevard. The entire development includes 94 single - family lots (see preliminary plat below). Staff is recommending approval of the final plat for Pioneer Pass 2 " Addition subject to the conditions of the staff report. BACKGROUND On September 26, 2011, the Chanhassen City Council approved Addendum A to the Development Contract; and approved Plans & Specifications for mass grading for Pioneer Pass Phase II. On September 13, 2010, the Chanhassen City Council approved the final plat for Pioneer Pass creating 41 single - family lots, a neighborhood park, right -of -way for public streets including the extension of Bluff Creek Drive from Bluff Creek Boulevard to Pioneer Trail, an outlot for access to the property to the east ( Outlot A), and outlots for future development ( Outlot C), a public park ( Outlot E), stormwater ponds ( Outlot D) and the Bluff Creek primary corridor ( Outlot B). Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Todd Gerhardt Pioneer Pass 2n Addition Final Plat December 12, 2012 Page 2 of 20 On July 12, 2010, the Chanhassen City Council approved the Preliminary Plat creating 94 lots, 4 outlots and right -of -way for public streets; a Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance for encroachment into the Primary Zone for the construction of a stormwater pond; an Interim Use Permit to allow site grading prior to final plat approval; and a Wetland Alteration Permit for the grading and filling of wetlands on site. On September 25, 2006, the Chanhassen City Council approved the Final Plat for Pioneer Pass (Planning Case #06 -09). However, the plat was never recorded nor was the development contract executed. The project was, therefore, voided. On April 24, 2006, the Chanhassen City Council approved the following: Un Comprehensive plan Land Use Amendment from Residential — Medium Density and Office/Industrial to Residential - Low Density of the land within the Plat of Pioneer Pass except for Outlots within the Bluff Creek primary zone contingent on Metropolitan Council review. (The Metropolitan Council subsequently reviewed the amendment and found it in conformance with the metropolitan system plans, consistent with the Regional Development Framework and that it has no impacts on the plans of other units of government.) Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G, Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM. (Ordinance #425) SUBDIVISION REVIEW The developer is requesting final plat approval, Pioneer Pass 2 Addition, to create 53 single - family lots as part of the 94 -lot Pioneer Pass development. In this phase, the city park will be final graded and the development will have city streets, sewer and water constructed for the north half of the project. The property is zoned Residential Low and Medium Density District, RLM, and is guided for residential low - density development. The proposed development is consistent with the zoning and land use for the property. It should be noted on the Pioneer Pass 2 Addition construction plans Title sheet that the required minimum side setback (house) is 10 feet, not 5 feet. Street setbacks are 25 feet with no exception for side (street) setback. In such instances, the lot has two front and two side setbacks. The minimum separation between houses is 15 feet. Todd Gerhardt Pioneer Pass 2 ' Addition Final Plat December 12, 2012 Page 3 of 20 GRADING The grading and retaining wall construction for this phase is being completed under Addendum A to the Pioneer Pass development contract, approved by the City Council on September 26, 2011. The grading done under Addendum A is covered by the security posted with the first addition. Material from the 2 " Addition final plat area was placed in the city park on the west side of Bluff Creek Boulevard. The park property was not graded according to the approved plan due to placement of additional fill. Staff is working with the developer and the developer's engineer to resolve this issue. UTILITIES Trunk sanitary sewer and watermain to serve the proposed development were constructed with the 2005 MUSA Expansion Improvements, City Project 04 -05. Lateral sanitary sewer within the development will extend from the existing trunk facilities within Bluff Creek Boulevard. Due to the grade variation within the site, some segments of the sanitary sewer will exceed 16 feet in depth. Sanitary. sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR 18. In order to minimize the depth of the pipe, lateral sanitary sewer will extend from Bluff Creek Boulevard, through Outlot B of the first addition, through the back of Lots 3 -5, Block 1, and through the side yard of Lots 5 and 6, Block 1 to Hemlock Way. The pipe between Lots 5 and 6 is between 20.6' and 28.7' deep. If the pipe needed to be repaired in the future, traditional open cut method would not be possible due to the proximity of the homes; therefore, this sewer segment must be installed within a steel casing pipe. Lateral watermain will extend from the existing eight -inch stub off of the trunk watermain within Bluff Creek Boulevard and the existing lateral within the first phase. The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $608 /unit = $32,224.00 Partial Payment of Watermain Hookup: 53 units x $1,618 /unit = $85,754.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. �.4 A x) E J � not be possible due to the proximity of the homes; therefore, this sewer segment must be installed within a steel casing pipe. Lateral watermain will extend from the existing eight -inch stub off of the trunk watermain within Bluff Creek Boulevard and the existing lateral within the first phase. The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $608 /unit = $32,224.00 Partial Payment of Watermain Hookup: 53 units x $1,618 /unit = $85,754.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 4 of 20 The developer will be responsible for extending lateral sewer and water service to the lots; therefore, the sanitary sewer and water connection charges do not apply. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. STREETS The developer proposes to extend Hemlock Way from the existing terminus in the first phase to Bluff Creek Boulevard, and construct two cul -de -sacs. The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. All public streets shall be 31 feet wide within a 60 -foot wide right -of -way. The Arterial Collector Roadway Fee will be waived since the developer constructed Bluff Creek Drive (a collector road) with the first phase improvements. ASSESSMENTS On September 13, 2010, the City Council approved the reapportionment of three assessments on the parent parcel of the Pioneer Pass development. The deferred assessments (with interest calculated to December 12, 2011) applicable to this phase are summarized as follows: 1. 2005 MUSA Area Expansion: $183,408.03 2. Bluff Creek Boulevard Improvements: $615,451.48 3. Highways 101 and 212 /Lyman Boulevard improvements: $114,938.97 The $913,798.48 in assessments and interest will be apportioned to the lots and blocks within the Pioneer Pass 2 nd final plat. Staff proposes to reapportion this assessment as follows: $913,798.48 - 53 units= $17,241.81 /unit These assessments are for 7 years at 6% interest. Reapportionment of the assessment requires a City Council resolution. The letter of credit will include $913,798.48 for the assessments within the Pioneer Pass 2 nd Addition plat. COMPLIANCE TABLE Area (s q. ft.) Width (ft.) Depth (ft.) Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25% side -5' (garage side), 10' (house side); rear -25 Bluff Creek Primary-40'; Coverage: 35% Ll B1 18,504 90 206 Corner lot, Bluff Creek Primary Zone L2 BI 13,460 80 185 Bluff Creek Primary Zone L3 BI 12,242 71 166 Bluff Creek Primary Zone L4 B1 11,710 70 155 Bluff Creek Primary Zone Todd Gerhardt Pioneer Pass 2 " Addition Final Plat December 12, 2012 Page 5 of 20 Areas . ft. Width ft. Depth ft. Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25'; side -5' (garage side), 10' (house side); rear -25', Bluff Creek Primary-40 ; Coverage: 35% L5 BI 13,355 71 158 Bluff Creek Primary Zone L6 B1 16,619 68 178 Bluff Creek Primary Zone L7 BI 20,252 68 210 Bluff Creek Primary Zone L8 B1 18,753 68 197 Bluff Creek Primary Zone L9 BI 12,167 71 163 Bluff Creek Primary Zone L10 B1 11,605 86 158 Bluff Creek Primary Zone L11 B1 11,359 85 156 Bluff Creek Primary Zone L12 B1 11,326 86 153 Bluff Creek Primary Zone L13 B1 11,501 86 160 Bluff Creek Primary Zone L14 B1 13,791 70 181 Bluff Creek Primary Zone L15 B1 16,668 67 191 Bluff Creek Primary Zone L16 B1 13,728 67 173 Bluff Creek Primary Zone L17 B1 12,517 67 159 Bluff Creek Primary Zone L18 B1 12,976 67 164 Bluff Creek Primary Zone L19 BI 13,297 67 162 Bluff Creek Primary Zone L20 B1 11,685 67 150 Bluff Creek Primary Zone Ll B2 13,449 90 149 Corner lot L2 B2 11,018 69 145 L3 B2 10,613 80 144 L4 B2 10,670 79 142 L5 B2 16,950 201 116 L6 B2 10,773 83 120 L7 B2 10,178 97 128 L8 B2 10,225 77 139 L9 B2 10,946 93 136 L10 B2 11,714 53 139 Lll B2 17,483 46 @ 142 L12 B2 13,391 46 @ 146 L13 B2 18,974 46 p 166 L14 B2 19,240 46 @ 161 L15 B2 11,493 102 145 L16 B2 9,912 71 135 L17 B2 9,426 68 125 L18 B2 9,275 68 123 L19 B2 13,223 80 138 Corner lot L20 B2 12,877 122 102 # Corner lot L21 B2 10,652 90 142 L22 B2 10,570 74 146 L23 B2 10,109 79 138 L24 B2 13,665 50 146 L25 B2 20,740 46 @ 152 Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 6 of 20 @ Meets the minimum 50 width at the building setback line. # Westerly lot line must be adjusted to create the lot front on the cul -de -sac street. By definition on a comer lot, the lot line that is shortest (121.69' vs. 121.95') is classified as the front. (Note: This revision may slightly alter the lot areas for lots 20 and 21.) REVIEW CONDITIONS OF APPROVAL The preliminary plat for Pioneer Pass creating 94 lots, 4 outlots and right -of -way for public streets, plans prepared by James R. Hill dated June 4, 2010, was approved subject to the following conditions: 1. Building Official: a. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. *This condition shall be modified as follows: Submit street names (streets A and B) to Fire Marshal and Building Official for review and approval. Currently not shown on revised plans received 11 -9 -11. The developer must provide street names for the two cul- de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. *This condition still applies. c. Demolition permits must be obtained before demolishing any existing structures. *This condition does not apply. Areas . ft.) Width ft. Depth ft. Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25'; side -5' (garage side), 10' (house side); rear -25', Bluff Creek Primary-40'; Coverage: 35% L26 B2 14,233 46 @ 149 L27 B2 13,246 46 @ 142 L28 B2 9,840 72 134 L29 B2 1 10,723 73 147 L30 B2 10,614 72 146 L31 B2 9,906 72 137 L32 B2 10,617 64 131 L33 B2 13,200 77 145 Corner Lot Right -of- Way 135,540 3.116 acres TOTAL 823,000 53 Lots and public streets on 18.89 acres @ Meets the minimum 50 width at the building setback line. # Westerly lot line must be adjusted to create the lot front on the cul -de -sac street. By definition on a comer lot, the lot line that is shortest (121.69' vs. 121.95') is classified as the front. (Note: This revision may slightly alter the lot areas for lots 20 and 21.) REVIEW CONDITIONS OF APPROVAL The preliminary plat for Pioneer Pass creating 94 lots, 4 outlots and right -of -way for public streets, plans prepared by James R. Hill dated June 4, 2010, was approved subject to the following conditions: 1. Building Official: a. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. *This condition shall be modified as follows: Submit street names (streets A and B) to Fire Marshal and Building Official for review and approval. Currently not shown on revised plans received 11 -9 -11. The developer must provide street names for the two cul- de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. *This condition still applies. c. Demolition permits must be obtained before demolishing any existing structures. *This condition does not apply. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 7 of 20 d. A final grading plan and soils investigation/correction report must be submitted to the Building Inspections Division before permits can be issued. *This condition still applies. e. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. *This condition still applies. f. Each lot must be provided with separate sewer and water services. *This condition still applies. g. The developer and /or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. *This condition still applies. . 2. Engineer: a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek property and the restoration with the homeowners association. *This condition no longer applies. b. The developer must obtain approval to complete the off -site grading required to construct a collector road - Bluff Creek Drive - to Pioneer Trail. *This condition has been met. c. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. *This condition shall be modified as follows: The developer must continue to work with staff to resolve the grading issue in the city park. d. Additional catch basins will be required along Street A. The number and location will be determined with the final plat submittal. *This condition has been met. e. The developer's engineer must work with City staff to improve the proposed drainage patterns at the back of Lots 11 through 14, Block 2. *This condition has been met. Todd Gerhardt Pioneer Pass 2 "a Addition Final Plat December 12, 2012 Page 8 of 20 f. A drain tile service stub must be provided for any lot that drains from the back to the front. *This condition does not apply to this addition. g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are a minimum of three feet above the high water level of the adjacent pond. *This condition has been met. h. Verify the first floor elevation of Lots 1 through 3, Block 1. *This condition no longer applies. i. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. *This condition still applies. j. Retaining walls constructed with the development will be the responsibility of the homeowners association. *This condition still applies. k. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR 18. *This condition still applies. 1. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe. *This condition still applies. m. The developer will install 12 -inch trunk watermain within Bluff Creek Drive. The City will reimburse the developer the cost difference between 8 -inch lateral and 12 -inch trunk watermain. *This condition has been met. n. A water service stub must be installed for the park area at a location acceptable to the Parks and Recreation Director. *This condition has been met. Todd Gerhardt Pioneer Pass 2 "d Addition Final Plat December 12, 2012 Page 9 of 20 o. A pressure reducing valve is required within the homes with a low floor elevation of 935 feet or lower. *This condition still applies. p. The developer shall install a pressure reducing valve vault in the southern portion of Bluff Creek Drive. The City will determine the location and design of the vault in conjunction with the final plat design. The developer will be reimbursed for the cost of the vault. *This condition has been met. q. The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility hookup fees will be collected with the final plat: For 2010, the portion collected with the development contract is $1,418 /unit of the sanitary sewer hookup fee and $3,775 /unit of the water hookup fee. *The condition shall be revised as follows: The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $608 /unit = $32,224.00 Partial Payment of Watermain Hookup: 53 units x $1,618 /unit = $85,754.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. r. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. *This condition still applies. s. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. *This condition still applies. t. Prior to final plat approval, the City and the developer must work with MnDOT to obtain the necessary approvals and /or agreements necessary to construct the portion of Bluff Creek Drive that will lie within the MnDOT right of way. *This condition has been met. Todd Gerhardt Pioneer Pass 2 °d Addition Final Plat December 12, 2012 Page 10 of 20 u. The grade of the public streets must be adjusted so that they do not exceed 8 %. *This condition has been met. v. The owner of the exception parcels should work with MnDOT, the County and the City to determine future access to these areas. *This condition still applies. w. The assessments shall be reapportioned according to the City Council resolution. Each lot within the Pioneer Pass final plat will be subject to a $16,313.55 assessment over 7 years at 6% interest for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements. *This condition shall be revised as follows: The letter of credit shall include $913,798.48 for the assessments plus interest accrued until December 12, 2011. x. Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements. *This condition no longer applies Based on review of the construction plans for the second phase of the development, staff is recommending that the following conditions be added: The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102, 107 and 114. The developer must work with the City on redesign of the pond outlet. 3. Environhiental Resource Specialist: a. The applicant shall plant 343 trees within the development. Each lot shall have a minimum of two overstory, deciduous trees planted in the front yard. *This condition shall be modified as follows: The applicant shall plant 343 trees within the development. Each lot shall have a minimum of two overstory, deciduous trees planted in the yard. b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and Outlot C. *This condition has been met. c. The applicant shall develop a restoration plan including native plants for the Bluff Creek Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek Management Plan Appendix C. The final plan must be reviewed and approved by Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 11 of 20 the City before installation. *This condition shall be modified as follows: The applicant shall be responsible for native plant restoration within the Bluff Creek Overlay District as per the approved landscape plan. Native seed mix shall be used on all disturbed areas within Outlots A and B. The applicant shall fully establish and maintain the restoration area until accepted by the city. d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings to shield the properties from oncoming traffic headlights. *This condition has been met. e. The applicant shall revise the landscape plan to show more variation in boulevard plantings. No more than 10 trees of a species may be grouped together. *This condition has been met. f. Tree protection fencing shall be installed prior to construction around all areas designated for preservation and /or at the edge of proposed grading limits. *This condition has been met. g. No burning permits shall be issued for tree removal. All trees removed on site shall be chipped and used on site or hauled off. *This condition has been met. Based on review of the plans, staff is recommending that the following condition be added: The applicant shall establish a native seed mix in the area below the retaining wall on lots 8 -17, Block 1. Native seed mix is not required above the retaining wall on lots in Block 1. 4. Fire Marshal: a. Additional fire hydrants will be required and some will need to be relocated. Contact the Fire Marshal for which hydrants are in question. *This condition shall be modified as follows: Add /relocate fire hydrants. Additional fire hydrants are required in the following locations: Between Lots 4 and 5 on Hemlock Way. At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock Way. Remove the hydrant between Lots 2 and 3 on Hemlock Way. Todd Gerhardt Pioneer Pass 2 " Addition Final Plat December 12, 2012 Page 12 of 20 b. Water main and fire hydrants shall be installed and made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). *This condition still applies. c. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). *This condition still applies. d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of an approved size, weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.). *This condition still applies. e. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during time of construction except when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). *This condition still applies. 5. Park Director: a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a combination of dedication and fee purchase for development and use as a neighborhood park. *This condition has been met. b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the planned connector street south to their respective connection points at the intersection of Pioneer Trail and Bluff Creek Drive. *This condition has been met. c. Install a sidewalk on Street D from Street A to Bluff Creek Drive. *This condition has been met. 6. Planner: a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth. *This condition shall be modified as follows: The westerly lot line of Lot 20, Block 2, shall be adjusted to create the lot front on the cul -de -sac street (Street B). Todd Gerhardt Pioneer Pass 2 " Addition Final Plat December 12, 2012 Page 13 of 20 b. A 30 dBA attenuation shall be provided by the building design and construction along with year -round climate control for the homes adjacent to the TH 212 /Pioneer Trail right - of -way. *This condition still applies. c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR. *This condition shall be modified as follows since 43.6 percent (41 lots /94 lots) of the project were developed with the first phase and the proportionate amount of fee paid ($10,315.00) and the balance of the project is included in this phase: The developer shall pay $13,334.00 as their portion of the 2005 AUAR for this phase of the project. d. The property owner may donate Outlots A and B to the City, or if retained under private ownership, dedicate a roadway /trail easement and drainage and utility easement over Outlot A, and conservation easement, trail easement and a drainage and utility easement over Outlot B. *This condition has been met. Based on review of the construction plans, staff is recommending the following condition be added: Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side (House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet. 7. Water Resources Coordinator: a. The HydroCAD model shall be revised to accurately reflect the post - development soil conditions or evidence shall be provided that soils post development will have a water transmission rate between 0.15 and 0.30 in/hr. *This condition has been met. b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI). *This condition still applies. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on Sheet 1.2 and other applicable plan sheets. *This condition has been met. d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent to the subject property on the plat and grading plans (20 -412). Todd Gerhardt Pioneer Pass 2 "a Addition Final Plat December 12, 2012 Page 14 of 20 *This condition still applies. e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement is required (20 -412). *This condition has been met. f. Wetland buffers must be planted with native vegetation per Section 20 -412. *This condition still applies. g. Make the Soil Boring report available to the City (18 -40). *This condition has been met. h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4 -30). *This condition shall be modified as follows: SWMP fees of $67,102.62 shall be paid for this phase of the development.prior to the recording of the final plat. i. The applicant or their agent must secure permissions from the Minnesota Department of Transportation to discharge subcatchment area 8S to MnDOT right -of -way. *This condition still applies. As stated in Section 18- 40(4)2v, Drain tile service must be provided to any lots where drainage is directed from back to front. This condition exists along Street B between lots 16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a known seasonally high water table less than one foot below the surface, drain tile shall be extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2. The soil boring report will be beneficial in making this determination (18 -40). *This condition has been met. k. The swale between Street B and Street C must be within a drainage and utility easement. Care should be taken to design the grading so that surface drainage from Street C isn't directed into the residences along Street B (18 -76). *This condition has been met. 1. The outlet for Pond 2 is to be moved as far west as is practical (19 -144). *This condition still applies. Todd Gerhardt Pioneer Pass 2n Addition Final Plat December 12, 2012 Page 15 of 20 m. Applicant must demonstrate how the City can access Pond 2 for future maintenance. *This condition still applies. n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet from the proposed location. Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). *This condition shall be modified as follows: Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver S WCD (18 -40). *This condition shall be modified as follows: A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD (18 -40). 1) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge Design Requirements), Part IV (Construction Activity Requirements) and Appendix A for the project. A narrative describing the timing for installation of all erosion prevention and sediment control BMPs required in Part III, Part IV and Appendix A must also be included in the SWPPP. p. Areas where proposed and existing grades are to be matched shall be done so that no concentrated flow conditions are created. These areas include, but are not necessarily limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail (18 -62). *This condition has been met. q. Type 3, weed -free mulch shall be used in outlot B. *This condition is still applicable. r. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff Creek Boulevard and proposed Street A (18- 62/63). *This condition still applies. s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be required on all backyard CB until final stabilization is achieved. *This condition has been met. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 16 of 20 t. After the slopes are graded but before the erosion control blanket and seed is placed, the use of silt fence with J- hooks, straw wattles, rock logs, bioroll or other BMP will be required to break up any run 75 feet or longer (18 -62). *This condition still applies. u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must clearly indicate that it is an impaired water for turbidity and that no discharge of untreated water will be allowed to the creek or to the fringe wetland (19 -145). *This condition has been met. v. A detailed turf establishment plan shall be provided (19 -145). *This condition still applies. w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled and the soil stockpile area(s) need to be shown on the plan (19 -145). *This condition still applies. x. Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone. *This condition shall be amended as follows: Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone before final Letter Of Credit reduction. RECOMMENDATION Staff recommends that the City Council approve the final plat for Pioneer Pass 2 " Addition, plans prepared by James R. Hill, Inc., dated 11/2/11, subject to the following conditions: 1. Building Official: a. Submit street names (streets A and B) to Fire Marshal and Building Official for review and approval. Currently not shown on revised plans received 11.9.11. The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. c. A final grading plan and soils investigation/correction report must be submitted to the Building Inspections Division before permits can be issued. Todd Gerhardt Pioneer Pass 2 "d Addition Final Plat December 12, 2012 Page 17 of 20 d. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. e. Each lot must be provided with separate sewer and water services. f. The developer and/or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. 2. Engineer: a. The developer must continue to work with staff to resolve the grading issue in the city park. b. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. c. Retaining walls constructed with the development will be the responsibility of the homeowners association. d. Sanitary sewer that is 16 to 26 feet deep must be SDR. 26; sewer in excess of 26 feet deep must be SDR 18. e. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe. f. A pressure reducing valve is required within the homes with a low floor elevation of 935 feet or lower. g. The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $608 /unit = $32,224.00 Partial Payment of Watermain Hookup: 53 units x $1,618 /unit = $85,754.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. h. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. i. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. The owner of the exception parcels should work with MnDOT, the County and the City to determine future access to these areas. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 18 of 20 k. The letter of credit shall include $913,798.48 for the assessments plus interest accrued until December 12, 2011. The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102, 107 and 114. m. The developer must work with the City on redesign of the pond outlet. 3. Environmental Resource Specialist: a. The applicant shall plant 343 trees within the development. Each lot shall have a minimum of two overstory, deciduous trees planted in the yard. b. The applicant shall be responsible for native plant restoration within the Bluff Creek Overlay District as per the approved landscape plan. Native seed mix shall be used on all disturbed areas within Outlots A and B. The applicant shall fully establish and maintain the restoration area until accepted by the city. The applicant shall establish a native seed mix in the area below the retaining wall on lots 8 -17, Blockk 1. Native seed mix is not required above the retaining wall on lots in Block 1. 4. Fire Marshal: a. Add /relocate fire hydrants. Additional fire hydrants required in the following locations. • Between Lots 4 and 5 on Hemlock Way. • At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock Way. • Remove the hydrant between Lots 2 and 3 on Hemlock Way. b. Water main and fire hydrants shall be installed and made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). c. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of an approved size, weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.). e. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during time of construction except when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 19 of 20 5. Planner: a. The westerly lot line of Lot 20, Block 2, shall be adjusted to create the lot front on the cul -de -sac street (Street B). b. A 30 dBA attenuation shall be provided by the building design and construction along with year -round climate control for the homes adjacent to the TH 212/Pioneer Trail right - of -way. c. The developer shall pay $13,334.00 as their portion of the 2005 AUAR for this phase of the project. d. Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side (House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet. 6.. Water Resources Coordinator: a. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI). b. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent to the subject property on the plat and grading plans (20 -412). c. Wetland buffers must be planted with native vegetation per Section*20 -412. d. SWMP fees of $67,102.62 shall be paid for this phase of the development prior to the recording of the final plat. e. The applicant or their agent must secure permissions from the Minnesota Department of Transportation to discharge subcatchment area 8S to MnDOT right -of -way. f. The outlet for Pond 2 is to be moved as far west as is practical (19 -144). g. Applicant must demonstrate how the City can access Pond 2 for future maintenance. h. Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). i. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD (18 -40). 1) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge Design Requirements), Part IV (Construction Activity Requirements) and Appendix A for the project. A narrative describing the timing for installation of all erosion prevention and sediment control BMPs required in Part IIl, Part IV and Appendix A must also be included in the SWPPP. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat December 12, 2012 Page 20 of 20 Type 3, weed -free mulch shall be used in outlot B. k. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff Creek Boulevard and proposed Street A (18- 62/63). 1. After the slopes are graded but before the erosion control blanket and seed is placed, the use of silt fence with J- hooks, straw wattles, rock logs, bioroll or other BMP will be required to break up any run 75 feet or longer (18 -62). m. A detailed turf establishment plan shall be provided (19 -145). n. A note needs to be included on the plan set that top soils are to be scraped and stockpiled and the soil stockpile area(s) need to be shown on the plan (19 -145). o. Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone before final Letter Of Credit reduction. ATTACHMENTS 1. Development Review Application. 2. Reduced Copy Pioneer Pass 2 nd Addition Plat. 3. Reduced Copy Pioneer Pass 2 nd Addition Final Sanitary Sewer, Watermain, Storm Sewer, Street Construction & Erosion & Sediment Control Plan (14 pages). g: \plan\2010 planning cases \10 -09 pioneer pass \pioneer pass 2nd addition \final plat 2nd add staff report.doc CITY OF CHANHASSENo 7700 Market Boulevard — P.O. Box 147 Chanhassen, MN 55317 — (952) 227 -1100 Planning Case No. 1 ,,!Tv OF CHMHASSEN F;ECr1VFCj NOV 0 8 2011 PLEASE PRINT DEVELOPMENT REVIEW APPLICATION PE,41NING' uI Applicant Na a and Address: Na Contact: scu% A t, Phone: 7S7-Z7-?.6607 Fax: 9SZ. 2z9. �a Email: Msons -f�� �r,��o��•�� Property Owner Name and Address: P �rr9�e so� - J ACK ur s fAA&I IA-2b CawAWY, /S9oo F �Y�..�a C a3.�s 112�v� Contact: 8ecu 9 s ro P Phone: 2, o. owt Fax: Email: ► Ib -0 w nmr laaAcksmt4 p g &�A NOTE Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment Conditional Use Permit (CUP) Interim Use Permit (IUP) Non - conforming Use Permit Planned Unit Development" Rezoning Sign Permits Sign Plan Review Site Plan Review (SPR)* _X Subdivision" - FiN 'r Temporary Sales Permit Vacation of Right -of -Way /Easements (VAC) (Additional recording fees may apply) Variance (VAR) Wetland Alteration Permit (WAP) Zoning Appeal Zoning Ordinance Amendment Notification Sign - $200 (City to install and remove) X Escrow for Filing Fees /Attorney Cost" - $50 CUP /SPR/VAC/VAR/WAP /Metes & Bounds - $450 Minor SUB TOTAL FEE $ ,3(S "° c. , An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing.'' ,a *Five (5) full -size folded copies of the plans must be submitted tincluding an 8 %" X 11" reduced copy for each plan sheet along with a digital copy in TIFF -Group 4 ( *.tif) format. * *Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED PROJECT NAME: 10 lE2.4 POR -.s 2 LOCATION: br'�L F C jj! ,, AC +6 A yl4EL&r— H6—S LEGAL DESCRIPTION AND PID: Art Aa)ge � # - Z S= G© 90 a TOTAL ACREAGE: WETLANDS PRESENT: X YES NO PRESENT ZONING: IC614 REQUESTED ZONING: 4 LA/t PRESENT LAND USE DESIGNATION: dkr "-r-txt_ -. — ag..! REQUESTED LAND USE DESIGNATION: - 40--1 REASON FOR REQUEST: 1"1— wT AWtrrc 4- -non-u - FOR SITE PLAN REVIEW: Include number of existing employees: and new employees: This application must be completed in full and be typewritten or cleady`'priMed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal, A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I arm making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name an4 I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Tide or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. r' Signa of nt / Oat i ature of Fee Owner Date g:�planlibrmatdcvelopm�nt review applicacioo,doc SCANNED PIONEER PASS 2ND ADDITION I I Tf`� h i- AT FLUFF / / aersan KNOW ALL PERSONS BY THESE PRESENTS nvt/111v,r TheI The Rylwd C.myS lrc.,eMayIwdcapaedort ab LNMWd C.Pmreort dohertby cerUfylln Ude plat wee prepares by me orwdermy direct ellperNieion thalane vll�Li� . -,,/ PJacgare Fmm Lard CanPany, e0.Eretaam lirmredliebiNty compmy, fee owners oflhe fdlowilg deudbed dWy Lirolmd LWd SUrveywin tM Rm ofMinrecdn tlw BdaplW ieacarea rep,eserLLadoN Oflhebmdery / I prOpedYSillwedin rile CauLLy oPCerver, Stale ofMwlemin town: y , 11m1 ell maNemdicW dale mWlebde as rorrealy dedgnaedonllda pld; lha all monaneNe depined muds C> / pld lwva bean s 3 0 3m. comely nawllldel orM year, - W to. 4 lMdariec aW wet landse PI.; dNM-N OaId C, PIONEER PASS. Carver COmay. Muulaeas SlameA Seaim 505.01, Sabel 3,woftlM else oPUda cedificde veehowneM labeledmrM1is plY; end ill public wayaae —Moll"woorldapler. aon Rave ro „ ° drM aam lobeeurveyed and pldledr PIONEER PA532ND ADDITION anddoee deVicdelo 1 / / r ')-�C: r --e..r - 1 eMe PMbtic Pa Pudic luethe public ways erdlMe dlain�eeM aWlyemmenMU Wie plM. - �.y M t L.—NO H lllv nvv, I ardd C. WaareaL Lord Slvwyo,, . M% xE � ar e. n t1a�w E JE nnn mNEn1 n. ,, t”. A. a5 Iow , whaeof, ceidT Rlao,IONA Inc., M l,Moi mlim Mae mueedth— be rauw TMINI-1) x,) Y P• a aEY ry0 peecwm al &wd by t CUT s _( � ae searoe3o'E r ilapropa MITI— lhie_day of W STATEOFMINNESOTA Omx2x A t,� Nn. n. sa / b9 � F, ae. _ — — — — The Ryland Oragt Me. COUNTY OF Tla faegdrlg iotttooent wee ""`Medged before me this deyof 20 rr /I�� S10}O6A01 � 00 X 00 �' ^. �JJ \\ By. nY xaola C. Paermn LaM SmYOya, ueeme NO. IZn4. j / \ry��1S6kA STATEOFF Nanry l'uNic, Comuy, Mintuam a o\ L:_ I I I / 1 2 1 0 F. a Thefaegoirlg inelnlman was eclmowledBedbaWremer %e aeyof 20 MY COnnnie ®onE�ryirtelenllery31.E0 \ _T I \ _�� A bm Ile fTM, RYlmd GootV ho,.a \ \ f'Ll MeryWdcotpowim.aewwrofdto c.woh- V1 N�E� w / S3 0 i0 I COUNTY SURVEYOR CARVER COUNTY, MINNESOTA. $ m 100 r'� PursavlWCligMtt395, MUmaaeLewa of l9)I, Ude pla Mae ben approved Nis_ day of IE9Mllrs �l,� // rNrppO W e ' yl NNNYPudic. p— W b� I S �, :'6 ` Coumy, Miluarola CO m rJv Ul ^I MYCOrralvedon EKpireelWmay 31.20_ Y 0 , / ,j Y�_ B TO Sohn E.FreemYw CMwr Cowry SUrveYa bW� m G \0 'i J / i� 1 MM N WI lnwdmewwLaeoLedd Pdemmaacgma FartleLWWCOmpmy .haeeaarodtiM p,e ,tobedt dby Uspropar CITY COUNCILOR THE CITY OFCRAVHASBEN ,hINN830TA. 1 c \0 \5 \' 1 I Paemal -1 Vuas FVmLmd Company L I - ��4 / // a S0 •S`V"00 —_ 1 1TdaplIIOfP10NEER DADDIT1pov ed pl by Ne City COUrci 'jr Chmluaeert MirnwaasangaeregWu nleeErlg held hddtNs thu dayofyoP 20.arduin I,i R S y1 0' - �,� I 505 %9'40 "E By eanpliMlce wkbDM prorddmeofMimM,aa saW«, seaion sos.o3, srbeiaidwz. AU morwrcm wiu b<adu 1 apecifladby d1e City Courc6 wdee seed onlMia pla, eccaNnglo Miwmom Saae 505.02, SLbNNdon 1. _de a \e 01 0 00 I "165.36 STATE OF SO e j 0 / I COUNTY OF MINN ESOTA CITY COUNCIL OF THE CITY OFCIIANIIASSEN ,MINNESOTA. l 0 .'P 0 d1 �/ s aw ' UrO s0 .11 / `ao ��: — NEt /I W x TN 27. T. lie n 20 The PmBd^B intooPMUxas kwwledged Wl01 methie dayof 1A L1J— — — — — 1 '— — 5 \_ / i ire ofPaem— um--d By. By. UJ eo I \1. �1 \ \/ a — — — — — — CanpwY.aMiweada MndledliebBitYwmpmry, mDehdfofUw canpmy. q Mara eat 1. 'CA / / {�I3b „s. I COUNTY AUDITORRREASURERCARVERC0UNfY, MINNESOTA I,R ry Ndery Public. DwedflanNlh ldlaxeapayable N aM P dory<en have bxnpdd falwncd d dbedmlkaPla. .. cmay,Mimaaaa Dmalma_&Y Mf m My C"'UtI ion Expireelarmely 31.20_ 1 5 r BY lip I C �J D � / / / rte' V LaudeEr¢ elan Co,,uCowly M,ilomteaaua c f �� I F - ; ] I I ♦� GO :j/ { COUNTYRECORDERCARVRRCOUNTY ,h NME3 A ft Ihreby cedirythat tNe plat ofPI0NEER PA5S2ND ADDITION wee Ned We dyof L� n \ 20 a dclock M. u Docmuem No Ld Mark LwWgan Carver COwLLy Recorder I L' S a 1 0 � 1 E CHANHAS F O, C S \ / BEARINGS ARE BASED ON THE NORM LINE Of NE I/4 E I Of THE NE I/4 OF SEC. RI T. R. 23 IO' W. IS VE (n� \ I I ASSUMED TO HA A SEARING 01 F N N 88°08'10' w. rl �— I� C I V F _ — _ _ — — — — NONE: REWIIWO INDICATES A PLAT MONUMENT 2 011 ANY STATUTE xE 1/4 a sEt iE e� R aiE ECORO NO DATE OF TH PLAT. SAID MON M I ENTS W V y 1/ 5l' L,Ey� 8 SHALL BE 1/2 INCH . 14 INCH IRON PIPES ll!! MARKED BY R.L.S. ND. 12294. SCIIE W IN FEET • KNOWS 1/2 tl1” MONUMENT FOUND CHANHASSE Aei N PI SS A 0 200 400 100 { I \ {I� ;, G IT DFr; p KNOWS 1/2 WON . 14 WCH IRON MONUMENT SET MD t InrA 200 Noo MARKED BY LICENSE NO. 12294. PIONEER PASS 2ND ADDITION INSET A N SC IN FEET 0 80 12D 1B0 1 lam - SO I.., D—AGE AND UFTLITY EASEMENTS ARE SNOW INM --L- L - -I - BEING 5 FEET IN WIDTH. UNLESS OTHERWISE INDICATED, ADJOINING SIDE LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWSE NDICATED, A—NING RIGHT OF WAY LINES AND REAR LOT LINES, AS SHOWN ON THE PLAT. BEHINDS ME BASED ON THE NORTH LINE OF HE 1/4 OF THE HE 1/ OF SEC. 27. T. "D, R 23 WHICH IS ASSUMED TO HAYS A BEARING OF N 88•0B *10" W. NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REWIRED LOCATION INDICATES A PLAT Md1UMENT THAT WILL BE SET MTHIN ONE YEAR FROM THE RECORdNO DAIS OF THIS PLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 12294. • DENOTES I/2 IN. IRON MDNUMENT FOUND .q BENCHMARK BM Q1: R.R. SPIKE SWIH FACE OF 1ST POWER POLE WEST OF DRIVEWAY - N. SIDE OF PIONEER TRAIL - ELEV.= 910.34 NANO 86 DATUM SM Y2: TOP ALUM R/W MONUMENT O SOUTH PROPERTY LINE ON PROPOSED R/W UNE. ELEV 913.67 NAND R6 DATUM o i i o BEING 5 FEET IN WIDTH AND ADJONING SIDE LOT LINES. AND 10 FEET IN WIDTH AND ADJOINING STREET LINES AND REAR LOT LINES. UNLESS OTHERWISE INDICATED ON THE PLAT. PIONEER PASS 2ND ADDITION CHANHASSEN, MINNESOTA FINAL SANITARY SEWER, WATERMAIN, STORM SEWER, STREET CONSTRUCTION & EROSION & SEDIMENT CONTROL PLAN FO RYLAND R HOMES -I-v OF CHANHASS!b99 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 pr(`F ='D PHONE: (952) 229 -6000 FAX: (952) 229 -6024 C.HANI- IASS' -N PLA„1NRIG D P TITLE SHEET SITE INFORMATION EROSION k SEDIMENT CONTROL DETAILS FINAL EROSION k SEDIMENT CONTROL PLAN SANITARY SEWER k WATERMAIN CONSTRUCTION SANITARY SEWER CONNECTION HEMLOCK WAY STREET A k STREET B STORM SEWER CONSTRUCTION STREET CONSTRUCTION HEMLOCK WAY STREET A k STREET B DETAILS LEGEND 1.1 1.2 -1.3 2.1 C N 2.2 3.1 3.2 i N N 3.3 4.1 -4.2 R 5.1 Z a w 5.2 y 6.1 -6.2 ti E_ 6! EXISTING ASPHALT SURFACE ^ I I EXISTING CONCRETE SURFACE E ( EXISTING GRAVEL SURFACE EXISTING DELINEATED WETLAND --- - WETLAND DELINEATION J$y O EXISTING TREE UNE /TREES lyl EXISTING WATERMAIN EXISTING SANITARY SEWER EXISTING SEWER n , F EXISTING OWRH OVERHEAD POKER E -no i LINE /POWER POLES N a � pF§ e � ® EXISTING WELL 3 a B � 5 6 E ST TELEPHONE PEDESTAL EXISTING G CURB § EXISTING FENCE '• • • EXIST HEAW -DUTY SILT FENCE F EXISTING SILT FENCE r f++r:• WI k. ;kW 1 E. ING SILT FENCE ST GRADING NEAW -DUTY e�ilR EXISTING TREE PROTECTION FENCE - EXSTING TEMPORARY ROCK TR CONSUCTION ENTRANCE z EXISTING TEMPORARY 2 SEDIMENTATION BASIN [--I EXISTING 10' AQUATIC /SAFETY A ;] BENCH (10.1 MAX SLOPE) EXISTING SEE O R MOOOT BLANKETY 3 EROSION CONTROL F • EXISTING WIMCO [pW� fl 2 6 BLUFF CREEK OVERLAY DISTRICT SIGN j1j O a �= x �--�- PROPOSED STORM SEWER (n ��— >+— >•w>• —r -1N— PROPOSED DRAINIILE -4 PVC SDR 35 - ar-w-+r-»--rr•n•w-- ra -+. -s PROPOSED ORAINTILE -4 PERFORATED PVC i - ----------•• -•- --- •------- - - - - -Y PROPOSED DRAINTILE SERNCE -4 PVC SOR 35 ^ 3 PROPOSED RIPRAP NW aA W If1 PROPOSED WATERMAIN W' �-�—� PROPOSED SANITARY SEWER z PROPOSED SANTARY SERWCE-6 SX.I -1 PIC SM M Q -------------- 49PROPOSEO WATER SERVICE-1 COPPER COPPER K PROPOSED CONCRETE SURFACE W PROPOSED CURB DRANN BY PROPOSED SEED k M4DOT CATEGORY 3 C.IIC ENO— CONTROL BLANKET(TO BE INSTALLED DATE AFTER COMPLETION OF UTILITY CONSTRUCTION) 11/2/11 ® PROPOSED HEAR YARD CB PROTECTION REVISIONS (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) PROPOSED DITCH BLOCKING -MRDOT TIDE 3 (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) (` % PROPOSED W1MCO (TO BE INSTALLED AFTER COMPLETION OF STREET CONSTRUCTION) PROPOSED HEAVY-DUTY SILT FENCE (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) PROPOSED HEAW -DULY SILT FENCE (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) FIPR P TN PROPOSED 25' MITIGATION BUFFER E C O. PROPOSE D MITIGATION AREA 21996_21 C] UNDISTURBED AREA 1 ' 1 I _ I / MINNESOTA OEPAR7,ME.9 OF / I '!Af4PORTATlO.: RIGHT OF/ IJOHN KI PL PROJECT CONTACTS = PROJECT ENGIN JOEL C. COOPER, PE. - JAMES R. NRL, INC. (952)- 890 -8044 (0) (612)-SDB-64aO ON) SCALE IN FEET DEVELOPER: MARK SONSTEGARD - LAND DEVELOPMENT MANAGER - RYLAND HOMES (952) -229 -600) (0) 0 150 300 450 CITY: PAUL OEHME - PUBLIC WORKS DIRECTOR /CITY ENGNEER - CITY OF CHANHASSEN (952) -227 -1169 (0) HPOES OFFICER: TOM SEIBRING -THOFW - MPCA (651) - 157 -2119 (0) 150 Leal C ONTRACTOR REPRESENTATIVE: TO eE DETERMINED ( % %X) XXX -XNN 1 Inch - ONTRACTOR SUPERINTENDENT: 10 BE DETERMINED To --m). 9=1 M 111,111.1.14"I"r I IT . . . . . . . . . . . . . . I . ....... . . . mm THIC COR4 OR MKV THE C—OR, APPROVAL C, CATCH BASIN INLET PRO R SACK TEMPORARY SEDIMENT TRAP — --------- FLARED END SEGTION INLE ON V Sp­ aR MIw..Rd ..... ...... aO.Ma IMDM _— ma Axaawa slow .,: EROSION -p CONTROL BLANKET - CA TEGORY 3 (TO K INSTALLED PER MANUFACTURE'S DNS) HORIZONTAL SLOPE GRADING CROSS SECTION PROFILE MEW DITCH CHECK - MrTDOT TYPE 3 . . ......... 6• ROCK LOG FILLED WITH 1 1/2 CLEAR ROCK uff �® , OA T�- —.E.: MARK —C— - LKHO DEVELOPMENT MANAGER - RVIAND HOMES .T, PAUL MTWE - MEKIC WORKS DIRECTOR /07Y ENCKHECA - Oly OE —EN NPCE OFFICER: TEDDI WIN NG-IROFIN - MRCA CONT RACTOR REPRESENTATIVE: To BE DETERMINED CONTRACTOR RIPERINT—NI: TO DE DETERMINED (952)-8-044 (0) (95 }229 -600] 0 (952 }227 -1169 I.) 1)-757-2719 (0) xxxx ... ) -Xxx-xxxx Ls A. - b g E ca� I; -! g 56 E . 111 Z Ad 0a 091 cm f w 2F 9 cn CCC555 A c) Vj D RAWN BY cj< DATE 1 1/2/11 R EVISIONS 1 1 CAD FILE 21996 PROJECT NO. 21996 1_ 2.1 I , , I :r = - - - -- = . = - -- f.7Re}[,�1DliFd��:7 MVV 21 ®'�Xy l 1� r' ■ IN ® �� �um I !VESTMENTS LLC 25.0221300 All NVE$TMEN 25.0221 NOTES N1TN SEED MIX 11-7E AFTER UTIUTY�CONSTRUCT0.V FACTOR MUST BE RESEEDED AND MULCHED 2. ALL REAR YARD CATCH BASINS MUST HAVE INLET PROTECTION INSTALLED ON THEM IuuENATELY AFTER INSTALLATION. 3. INLE CIIONTECTCN (RXICO) MUST BE INSTALLED IN ALL STREET CATCH BASINS UPON COMPLETON OF STREET Y, �ERm11U TRH COH S /C8 PROTECTON k EROSON CONTROL 0.AM(ET MUST BE INSTNLEO 5. ALL EMSTNG SILT FENCE OR EROSION CONTROL BLANKET TAHEN DOWN BY UTILITY — TRACTOR MUST BE REPLACED CR PUT BACK UP IMMEDIATELY AFTER UOUTY CONSTRUCDON.(INCIDENTAL TO CONSTRUCTION). . SOD MUST BE INSTALLED BERND ALL CONCRETE CURB N CUTTER /SIDEWALK AND ALL AREA DISTURBEO BY UTLITY — TRUCTION MUST BE SEEDED AND MULCHED WMEDIATELT UPON COMPLETION W PRI— UTILITY (GTE) CONSTRUCTION. M� 1T J A l i I vv LO - , AU A VESTMENTS LLC p 250221300 RO _ - -- ) SCALE IN FEET 0 100 200 300 1 NcN 100 feel BENCHMARK BM /1: R.R. SPIKE SOUTH FACE OF 1ST POWER POE WEST OF DRIVEWAY - N. SIDE OF PIONEER TRAIL - ELEV, 810.31 NAVD 88 DATUM BM #2: TOP ALUM R/W MONUMENT O SOUTH CAD FILE PROPERTY LINE ON PROPOSED R/W LINE. 21996- 22ERCU ELEV.= 813.67 NAVD 88 DATUM PROJECT NO. 21996 -21 2.2 W T �- — T DRAWN BY \ LA v / D CJK DATE \ / 11/2/11 REVISIONS JOHN KLINGELHUTZ' A v / II PID NO. 25.0270400 I, BENCHMARK BM /1: R.R. SPIKE SOUTH FACE OF 1ST POWER POE WEST OF DRIVEWAY - N. SIDE OF PIONEER TRAIL - ELEV, 810.31 NAVD 88 DATUM BM #2: TOP ALUM R/W MONUMENT O SOUTH CAD FILE PROPERTY LINE ON PROPOSED R/W LINE. 21996- 22ERCU ELEV.= 813.67 NAVD 88 DATUM PROJECT NO. 21996 -21 2.2 r z a W ?�.� a I ° go 9 80 CCQ x ��aiN S Pub � z z o cn a� DRAWN BY CJK DATE 11/2/11 REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 POND 2 OLE 866.5 IOOYR.HNL 870.0 40' BCOD BUILDING SETBACK LIMIT LINE .................... F / .........� �... 8 20' SCOD GRADING ...•,,�— tSIPo�iCTIiWt UNIT LINE �> 6M BLUFF "` K 6 F 9 -LK 8' Plt xw. OVERLAY dSIRICT 1 N RM TO SIR wRF �L:a1,n. {v Lounax t O AT. UNE (BCd1) : �\ . , %` loa i F ' ' LOT / i I 1I CO�N I P CTEO 7 MUST BE k TESTED BY 6• F� .�� / !SdLS ENGINEER. ^ ^` C � 7 i ' � �\ \ � � - y •z L. i i \ r ty -$ _ . SCME IN FEET 0 60 100 160 \ .L SO f.,1 ` \ i BENCHMARK \ f`�� ti ,1 / \(`�� ' BM YI: R.R. SPIKE SOUTH FACE OF 15i POWER POLE WEST OF OR VEwAr - N. SIDE OF i \ / p �\� ! yam'• \\` •1, // \ 2 Cl , / \\ PIONEER TRAIL ELEV- 910.34 NAW BS DATUM TOP ! 8M f2i ALUM R MONUMENT O SOUTH PROPERTY LINE ON PROPOSED R/w LINE. 'LE_ 913.67 NAW 88 DATUM r z a W ?�.� a I ° go 9 80 CCQ x ��aiN S Pub � z z o cn a� DRAWN BY CJK DATE 11/2/11 REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 HLMLUUK WAY 925 -$ _ . .... 925 Ww ! 920 ... .... .. .... , 920 915 .. .. - ... .. .... a .... 915 910 .. 910 I ,1 MSTINOTTERUNE I 6 PROPOSED CENIERUNE 905 II , 905 I , RCP ..... ! 900 900 895 ... ii II , E, 895 890 II II I � 890 885 L - -- —_ 17B B PVC SDR 36 a 040x _ .� __.� ._.._.. 260 8 PVC SDR 26 O AOx _ _ _ '. _- i 183 8 PVC SDR 1 e 0.40% ----- _ _ . a o.ADx _ : I $ 880, n m '. 880 .. ,. E 875 875 r z a W ?�.� a I ° go 9 80 CCQ x ��aiN S Pub � z z o cn a� DRAWN BY CJK DATE 11/2/11 REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 POND 2 / OL.E 866.5 / , 1 , / ERLA DISTRICT CREEK • \ ♦ a v \ ♦ T 40' fiC00 BUILDING SCALE IN fEEi SERVICE LEGEND nl ITI /\T , 7 OV I \ E NE (EIv `\ \ 0 50 100 t50 I OOYR.HKL 870.0 j / ' \�` t ` \ w � SEIfiACK uM1 UNE V V I L . V I L. t , I . \ / DNE (eCOD) \ ♦ ,° \ ` . t 40' fiCOD ill, L INE \ v 6 1 1 I `4, 8 / +. \ w , 20 fiC00 AIMN(ix ♦ , ♦,: 1 hch - 50 lea s p y SEI9Atlt 11WIT LINE N t A l ..- ......... I r .. MWIT E V] ♦ ♦ BENCHMARK I. E "A— C 20' fiCOD GRADING ' \t ,..,.. , i ; ^ Y •,(�\ri , ♦"' w ( eM y UNIT DNE / 1 \ BM /1: R.R. SPIKE SOUTH FACE OF 1ST / x 4} w0.l 0.�I00.e�'••�..j V V L VJI•\ a a POWER POLE WEST Di DRIVEWAY - soMVM wewlE r CS wx OVERLAY 1' CT ' / `" % y� \\ wv'xo5.x ' wv wlQl 1 w� s / ``•., 9 N. ELEV, 910.14 NAV➢ W DATUM a e e pt nev. r PA]r vwar. UNE i ' 1 1 I ' e•_v k• axy j 4 laW •. ' �'\... / /\ P,.9. � 1 N. SIDE OF PINCER MONUMENT mL N mreFA ^N u _, ......_ _ ,.1 / '•. /a�� I BM /2: TOP ALUM R MONUMENT O LC ( 1 / '' SOUT c SOUTH PROPERTY LINE LE ON /' IG..,..,.,........11 1 ,........., rALLYFl�e / .'....,! _.l 14 I I 1 11 5 913.6]NAYD BB DATUM CAr i 4 wV vo�.e 1, L____ J PROPOSED R LINE. ELEV.- N // ' \ ` e• -II W. ,\t t - - - ��� /e'4V O.j �11� >.�J �8� / C . xe \ t � ° < ` ° s'� cseoxe r........ T I 1 ..... _.....,..Ii i.........aine.e .._...� ' / ] dw.m.. 16 .1 12 r 13 �yy T._..._.....„,,.._.,...I I T 1 ..._C1W (( 7.p ) N s voEa... wa "4ods I1 asnae /i w wV. e �ee2e 1 I ' a (N¢/° cv e• 011.1 a — y NI ' LwE NEw OA9S13 / ;» \ y / . \ / e} e \ /' e•. a . � I + (,`ig j y e'• e' I . ao�.e / � w o / / �a,!:F 2 w� le '�� } 'S.xi� 9 -,I A•eww r _ x e cn a».] V ....� �... . �. .. c� ( el � �. \\ z � F' =' ` \ ` 4} 11 \. ., 7 FM C M4 DI� I L._ - -'1 - ,.. ••..,.• /e. / 19 ZQ ,yC� Nom)/ \\ // =, ixJ ' / C OC �. I 0 � I ( aY 1 - -J I / ...WwEC. " / 'D a N cc .9'ei11s \��. / C/ ; 1 (�E➢1Ayt wA» � / �\ /f 6 , -� � - _ I I -- _ coxmACro io te � \\ 1 a DE (e• av "` u\ c ' �`\ \'c\, nax c � ' ,ew ,' \ \ \ w.mw w w /e• ov srA xa] f <� 6 l a b rw e c .x , TA -]eee e � canmA4idn TO iim\ i p J \ / 3 \ w >'s � / —� �HEML K AY""�"a �• /� < i i� \ TJ \y Ana a LLLwnax \ ,\ as � R \ xT J ill 0 "'b \\C•, ,, •' . �•> ��`. i sar" ..1r+ .9a]s wA» .. o �( �^ pro'.aS1e y ��`\ `.`"�v� ♦1 �� w�. 4137 "'ssral o Lx /i(, .�� ].w ' wA ».. -- 1 j } A.J / ° '� C 3 wV uM.0 V�l \ \ 4 / % / / ��� 0 19 2�'' w / 3 �\ 9 `\ / `` v' 8 n " I V x as! 3 3E�"��. 8 21 / / L`Wxwnmranro tmrY /'' '�� >i. taF y , U �> �4/ i v i ° \ , \ t3'i�. 22, ° ' c am �'�e \' �` �I. /•. ,,. ` O eN HEMLOCK WAY SSNH 6 55MH5 z= ' RILL11 ELEV 93a 69 BL0-12.00' RIM ELEW92407 BLO 1204 N E %59MH E %RM ElEV 92152 5 i w 925 �RV ...... .............................. .. t 920 !1' a p.5' \`. E' W MIN COYER /a 6 ... :: .. ... _ ... F Et 915 a , cn 214 6 PVC SOR 35 O 04 OS ` IS 7.5' WIN RCP O COVER IE. J F 910 DRAWN BY .. a .... ... .................. ... SO 35 ... A •1] 9 V ......... \ ' . ii PROPOSED C NTERUNE t . ` CJK p DATE 5 I 45pMEY 0 SODR 11/2/11 - :.. :., 3 ..:.. ::. ' .: , `„ I 9 905 905 REVISIONS ' 20 .52 O 5.762 i I: t� ' t I p`WDg1• 0 ;. . 1 � _ SRNC CFNTERLJNE _ �Q,'Sh 900 cotism CAM I I 0 MIN.; OVER h O A9 35 T M i ea �h 5 .._...... _._._. .,.._..... ...�__.. _ . _ .. II� ....I _7 1, m. _ _ \ , - P � .. �W 4' __ e� 0 .. ... ,... .. ..... ....... , n ........L `__...... $T ...._: .. 35 q 187 4 t6a .. .. ... 890 A F ILE C D LE N m 9)' -8' PVC I! 6 PM: MR 26 O 0 aDZ 219 9 6 - 2 2 55 . INVERT wh905.41(090P 58 -8 .PVC )) SOR 18 9DR 16 O 0 a02: �' i r ° PROJECT NO. 5 pp55 S. i. (a� 5 wWtT w - 68}07(9ROP eDw) - N - 689.)4 OOMx i RM1 INVERT -88916 1NKRT NW W- 690.02 21996 -21 I i I : 3 s 885 3.2 0 +00 1 +00 2 +00 3 +00 4 +00 5 +00 6 +00 7 +00 8 +00 9 +00 10 +00 11 +00 12 +00 M r4 I II I I ) 5 .- - 15 R t i 1 " 2 21 3 ' g R tc _ - b L C ' 1 21 c ING ` 16, C x \ A� < �``/ /� � N i . , 10 I ....... _........._t t .... !t ...'cs aor.a �\ w � e•. , \f. '/ i t t 1 1 V J.IaV �,, '� ` ,;' \\ " xn•eEw ' s a. �' �` � i \ e I [ I ca nai \. , - 'S '>x I ..eo iwx I c »n ° t , »a e• -u t;"eu5, '' 15 ) - Ind xsrxsL ) 24 e( ° e , xmucm ' _ ' x•een�'�- d ` � \ � ` / (NUxsox 9 ` wdo s ` , v ` 3 • l.n ozo s g s g v cc ED r,. I ee W.. ,a � \ 1°o:F..t \`� � �c d c \ \ wv��a \` \` ` \ ��• fE�l ' a [n. \ : 12 i w�%�`o us _ "' s . x• t \\ X 19 > ca sae W i ° r wnxxR �w - \ 1 ` , c O1 �e 1 ,- `srA ..a xr Rr I \ e /, '• II ' \ \\ caw ` ` ° fit I I es�x �� ^` . / t ' cs nrw w > a < ,� 20 wv� � -J "� \ \ "� \ 31 � I`i i xx`/ ��.; 18, ndx , ; - n ' \ \ �> ' as vn sr h, 30 , ,,� ' J mw eq ��\ (i:3 \ \\`• ` \�`� it -' \\ If[wxre°1su11 /T \\ ,1t1 .. a f IJ ( as s »a � � E s a r� \,�� \ 23 29 S 14 2 / / \ \c \\ \ .. _ _ ve' "."c`d 1 ass Q\ z - , 27 x s STREET A STREET B jJ SERNCE IFGENO A SSNH 18 i � E-1 BI�ELEQ ., S flIN ElEN.9]5 J6 � � U M 5... i BIA 12 Q0 \ \ 1 9308 d$ � �' qq e 930 c#e ° °� 940 I \$ s � 940 A �a GTING CENTERLINE IA t3 ooins Nuxu fi �m �7 rc& VJ K��i ' s 7A ...... .. < ♦ .. < .. 9r $ 925 925 wF[X 935 SRC 6 \\\ �.a 935 \ p H a 920 920 930 \ 930 p'+ a< \ N ! \\ w ! z [� 915 915 925 I 925 __._. 910 2 ' ° ' q � \\ < 910 920 a 920 DRAW BY e ._... .... .. ....... a� y; .�. PROPOSED CENTERLINE �... 6 At` ' Po 75 MIN 905 7 5' u $ _ e 905 915 k cn R 915 REVISIONS < SCAIE IN FEET 150 900 900 mm so lee' 910 910 0 5o ao .. L... .... ... ..:.. ww ! ,. ... . Mo .. .. I Is�cr _ ,o 21 RCP 895 ......_, mRye b 895 BENCHMARK 905 a RAP 905 BM /I. RR SPIKE SOUTH FACE OF 1ST POWER _ xw _. ..__. .._ ,. ......: B B� c� POLE WEST OF DRIVEWAY N. SIDE OF I PIONEER TRAIL - ELEV.° 910.34 NAVO M DATUM 8(30 BM 42: TOP ALUM R MONUMENT , 6 BOUIH i o rb' •umr�W .. ° ,rl ,R ., r S OR �S V Py 89O PROPERTY LIN ON PROPOSED R/W UNE. 900 �: ,y� ; n gpR��e• p 9O0 CAD FILE r '" "" ELEV.- 913.67 NAM 88 DATUM $ ^M'o 76 21996 -22SS ... J; ran a PROJECT NO. 885 w9TNw am 885 895 i I wERr xw W .xoou 895 21996 - 21 z z -.. 3.3 4 +00 3 +00 2 +00 1 +00 0 +00 4 +00 3 +00 2 +00 1 +00 0 +00 FES I �L— POND 2 \ \ OLE 666.5 100YR.HAL 870.0 R a' BC00 4R SETBACK , _ am 4. D I PA . 126 -86 II � INSTALL 4q TIES 99 W TRASHGUARD BE LAST'3 I • P cR /� i I 1 / 11 1 / 1 f, 7 6 URUTY TREK N MUST BED 5 CCMPACIED R TESTED BY SO ENONEE NOTES 1. ALL CIIENSIONS ARE TO THE BACK OF CURB UNLESS ONERMSE NOTED. 2. AWATC BENCH A STORMMATER POND AREA DISTURBED BY UTILITY CONTRACTOR MUST BE RESEECED AND MULCHED MTH APPROPRIATE SEED MX MMEOATELY AFTER UTILITY CCNSTMICTIOI. J ALL REAR YARD CATCH BASNS MUST HAVE INLET PROTECTOR INSTALLED ON THEN MMENATELY AFTER INSTALLATION. 4. INLET PROTECTION (-CO) MUST BE INSTALLED IN ALL STREET CATCH BASINS UPON COMPLETION OF STREET P CONSTRUCTI S. O'PR SI LT LT FENCE/YTCH CHECKS /CB PROTECTION N EROSION CONTROL BLANKET MUST BE NSTALLfD IMMEDIATELY UTILITY CONSTRUCTON 6. ALL EXISTING SILT FENCE OR EROSION CONTROL BLANKET TAKEN DOMN BY UTLITY CONTRACTOR MUST BE REPLACED OR PUT BACK UP IMMED AFTER UT CONSTRUCRON(INCDENTAL TO CONSTHUCTON) 3 EXISTINO CEINTERUNE t STA:S H 11 5 A -5+ 5 \ D.D 8 6 , _ am 4. D I PA . 126 -86 4 10 INSTALL 4q TIES 99 W TRASHGUARD BE LAST'3 P cR 0.3 3 O CAP . JONTS INV BB6 50 PLACE 32.0 CY. 1}P OL3 RIPRAIP B EAR — DLTER BLANKET AT FE H > \ A \ • \Y \ ClS OOSOx • ':��•� 905 905 (1 SCOO fRA01N0 Y . AS' 42 RCP PK : .. ll,MIT • \ 0 .,. OL30020x ; 900 6 PVC 1 VERT Bfi650 900 INVERT 42 86659 BM 11; INVERT 38'68900 - z, STA:S H 11 5 A -5+ 5 \ D.D 8 6 -913.47 RIM LEV 913.95 BD J50 PROPOSED F SiW o°M RNN 915 t 910 ^ z 20 -I5 RCP: Ctn B : QS O 1.71% 1+1 y m BPx 905 LL .. 8 IA W 900 d H E Z fi 8 w 16 II 1 17 I j REMOVE EX 15 FES 1 1 CONNECT TO EX 15' c IN 117 X S T 12+21, IS. 18 5[fib -11 +501 i CONTRACTOR TO VERIFY i ilifl , -•� -•� j • Vf. • �1 >•Am STA " a +3 , A:O32 E HR KO 1.'. in f l ° b � � `. F 6M1 O 4 t _�/ 2 / e n o 12 A MH +00 NO STAM tl 1] I 33 tIN °H \ 9 A V /-B MH s ; Ex a Plc ELI F7 • i , y���J ` 7 C : a y. / 1 9 /'1 no A.0+42 ,y. L 1 /� E I V YOV.>0 V V21] R y _ A Y I EX CB 101 ! .A \ (Q x ELEV. 920 4921 82 V L - 4 -"�$ W - ) �$Wtr _' - aa �i 5 .. f QEp 915 W a' .... w a i Z E I E E O ] a�]ha 910 - a �I \ am 4. D I PA BLD 4. .;• 4 10 \\ 910 TOBFIf - BLD 4.00 . \ EAR — • ` 28' -15 RCP \ A \ • \Y \ ClS OOSOx • ':��•� 905 905 (1 SCOO fRA01N0 Y . PK : 34 I5' RCP 5 O 6.26x ll,MIT • \ 0 SCALE IN FEET 50 100 900 6 PVC 900 �' �;* BENCHMARK BM 11; R.R. SPIKE SOUTH FACE OF 1ST POKER POLE WEST OF DRIVEWAY C& N. SIDE OF PIONEER TRAIL - ELEV.- 910.34 NAVD 88 DATUM 895 , - - - 895 )1\ BM 12: TOP ALUM R/W MONUMENT O SOUTH PROPERTY LINE ON N • ` • \ • \A • \ V \ � PROPOSED R/W LINE. ELEV. 913.67 MAW `° • \ v •` • \ r • \ ` \N 88 DANM .� \ \N DATE / n 1 � 11 DB PVC F 111 i0 A T7P 1 1 OY I 1 1 14 1 I REM TEUPdA j L' TTLE E T NpA EON 4.\ �/. 12 i i 13 1 � Ye PYCO -913.47 RIM LEV 913.95 BD J50 PROPOSED F SiW o°M RNN 915 t 910 ^ z 20 -I5 RCP: Ctn B : QS O 1.71% 1+1 y m BPx 905 LL .. 8 IA W 900 d H E Z fi 8 w 16 II 1 17 I j REMOVE EX 15 FES 1 1 CONNECT TO EX 15' c IN 117 X S T 12+21, IS. 18 5[fib -11 +501 i CONTRACTOR TO VERIFY i ilifl , -•� -•� j • Vf. • �1 >•Am STA " a +3 , A:O32 E HR KO 1.'. in f l ° b � � `. F 6M1 O 4 t _�/ 2 / e n o 12 A MH +00 NO STAM tl 1] I 33 tIN °H \ 9 A V /-B MH s ; Ex a Plc ELI F7 • i , y���J ` 7 C : a y. / 1 9 /'1 no A.0+42 ,y. L 1 /� E I V YOV.>0 V V21] R y _ A Y I EX CB 101 ! .A \ (Q x ELEV. 920 4921 82 V L - 4 -"�$ W - ) �$Wtr _' - aa �i 5 .. f QEp 915 W a' .... w a i Z E I E E O ] a�]ha 910 - a �Y, \ PROPOSED CENTERNNE 5 DRAWN BY 15 905 C& 21 �' DATE X5 0 5 DB PVC F 111 i0 A T7P \ 1 \ W K � Ye PYCO 900 REVISIONS ._.._. ... _ D. .. _ ..... .... ___........�. - .,� , .... 1 _ __.. _ :. _ .. 15 F :. ..... cy 895 11S -3L1 RCP tt3 0,0,]0 BB 2] RCP ttJ o 0.]4x 126' -36 RCP ttl 0 O 40x ' _ Y - l6 P1C � �Ep� IO / 26'-16 RCP A PJA C CENTERLINE 890 ;�]" CLS O O36x B PVC' CL3 O 0 34x H ` .: .} ':. 5 Eg �� & yy � 885 yyII ,: ..._ r � h. .. ... 2C99fi 7 6 ap,P,ap � , y S 1 m ha' Y- a PROJECT NO 21996-21 0 S5:.5S EE_ 555 SEEEE 5ia .EX 5 5? :'880 a8 _ _ I I I I 1 1 1 1 1 i \\ MIT" 1 0\ S i lr I, ,ill.Y PES,zo.l. I F 1 - _� REEKI '' ' 18 \ \;\ L H I >t SHeF�4 14 c n d li W CBMN 119 N 1 c 11 1 11 1 1 \ \`\ L \ CBNN ��q \ \`\ `` :i• `W�" ° / ,9 `�� .r % rr w> S H ( ] POND 2 MITIGATION AEA pl I V 1 \ LOT COPNER) 1 OL£ 866.5 b OLE 8651 IL 1 1 It 2 1 \\ \•:. ^`\\\\\�� - `, \ 9L j IOOYR.HW- 670.0 .B 100YRH%L 8664 15 20 � 11 .d A' FES 18 SF N ay UT L. IIL Ie L''• ` '� `\\ \\ H tiT �i • - I I I J 21 Fy � z R HER O \ \ \ \ \ \ \ \\ 22 \ \ \` \\ \\ �``� 9 `/� " ✓^ �'qY � SC \ $ l.O B .P /; r ' \ ` \\ ; '►' °' -[ \ `\ \\ , QF.F ,S ; `:/ \ aq v) ALE IN FEET V 23 0 50 ,ao Iw ; �' 33 %" °r° z = u 24 I I 4 I l T I T`�„ \. BENCHMARK ' '•�````� \ \ \\` x clo"i _ -} ." ` $ '• '1 BM /I. 1,R, SPIKE SOUTH FACE OF 111 POKER 32 ` ^ \ \ �i ' I I 1 1 j I ` �• \ I POLE WEST OF DRIVEWAY - N SIDE OF I I 1 11 1 I CCBBN" IOC \` PIOJEER 1RML - EIEV.- 91031 NANO 88 DATUM ° � y' /C *• I 1 V 4 I I 1 1 1 SiA -Se89 �d \ 9 • i ii 1 1 3 4 5 a \ 25 31 L 1 1 1 1 .�f. BM 92. TOP ALUM R/W MONUMENT 0 SW111 T \ \ {{ 2 I CSMH 105 PROP ER 9t3.6] NANO HB /"\LINE. i /" \\ \\ \\ \`\ I I C I 1 1 I g L 3 NV — 0 6 U O � \ \ \ \ \ \ JRN CB pp98 I I 9 1 L \ L P • LL �j `` / L {� 1 LOT CdtNER 26 ' 1 28 10 $ Rf I I I 9 11 27 z V z �19 NNONS RE TD IHE\ 1 2 A U _ � 1 I BACK OF CURB UNLESS O—SE NOTED x7. - -/ 1 \ 1$ 2 Aannc BENCH k sTORUwnrtR POND AREA wBTURBEO BY DTlum caxmACioR MUST BE RESEEDED AID MULCHED WIN APPaaPwATE sEEO IV IuucO ATEtr AFTER UNITY caNSmucnaN. Q+ V] 1 / \\ \ �\ J BASINS ALL REAR YARD CATCH wuS7 HAVE INLET PROTECTION INSTALLED ON NEW IWNEDATELY AFTER MISTALLARON. Q Tn z L 1 1 1 1 I \ \ \ \1 \L\ INLET PROTECTION (WHOO) MUST BE INSTALLED W ALL STREET CATCH BASINS UPON COMPLETION OF STREET CONSTRUCTION. Z . `Z. p g ERWH I I L 1 1 6 I II IIL '/�/ \ \\ \ s ALL PROPOSED SLi FENCED TCH CHECHS /CB PROTECTION k EROSON CONTROL BLANKET MUST BE I NSTALLED IuuEwArzLr Una UTILITY coxsmucnoN. s U ( 1! 15 Z 8 ALL EASING SLT FENCE OR EROSION CONTROL BLANKET TAKEN OOWN BY UNITY CONTRACTOR MUST BE REPLACED OR FLY BACK UP 11MATELY AFTER UTIL CONSTRUCFORDNCOENTAL TO CONSTRUCFM) 1 INSTALLED BI -.i11 `C L SOD "UST BE BEHIND ALL CONCRETE CURB k GUTTER/SIDEWALK AND ALL AREA DISTURBED BY UTILITY MUSI BE MEMO AND CHED MMEDAIE VATE UTILITY (GTE) CONSTRUCTION. i \ 1 \ CB 106 EASTING , P.' $ CB 113 W RIM ELEV 919.80 IERNN€ : g S ..... .. W BLD ] 50 - RIN E 6U 923 70 � rE %19nNG CENIERNNE S 920 .��� ........ 920 885 mc�e 885 925 Y�� // dg' m � W o 925 \` PROPOD N7N SE F N 915 rrvTER9E 915 880 880 920 920 a Sy - (PROPOSED - SS J CENIERIWE DRAWN BY 910 s 910 875 � Ni°B ' I " : 9N9T— I8 TES 120 W/ :. 875 915 915 c,m .. ..... ..... ........ ` .. ... ..... ..... .. .. .... .TRAINOUARD: ilE'lA9F..y... 0�5X f - JOINTS. INV -86630 PLACE DATE \ 10.0 CY. OF CUS RIPRAP k 11/2/11 FlLTER BLANKE AT MS REIVISIONS 905 905 870 , _._ I 870 910 _ 910 s I .. _ ...._. _._ s __ ..... _ _ _. ._..__ ....._ _ _ �'\ EN510JG ' t \ - CENIFAIJNE - ` 7� ! 900 o e ti0R 900 865 865 905 5• " ° "E e r 905 .. ... 6 895 _ - _ _ 895 860 INST: 2 FES na wt 860 900 900 TRA91l.UARb. nE LAST j i JOINTS_INV +89C.00.RLACE J i 10.0 CL3.RIPRAP. k 36'- IH•iRCP .. I. ... FlLIER BLANKET AT FES CS O 0568 - V-15' HOPE 1 30. IS RCP ,9 $ 0 2.18X $ C'S O 1.001E a 'g' 1 96 F 890 890 855 $ 855 895 R 3 895 z - •...... . , .. ... ..:........ .: r T. PROJECT NO i z p 5 5 13 S IS 9 219 21 885 _�� 885 850 _ :�� 850 890 z 890 I � i 1 _ i�� )Is€ I I; 1 I I 2 11 3 --- --' 17 ! Y I 4 I II I I 5 ) �If tl I i i r- _J L L---- - - - - -1 L' - - - 2 -- J 111 - - -- 10 ,1 , 11 16 `, \`'1 \1'1 - - --, 1 `\ = \ 1 ) `' 00000 STREET B I E 1 1 1 \ `\ 6 \ \_. \\ � i 1 , ` I ITT - .v T - ^` `` 10+33.24 HEMLOCK WAY / /\�� ` C r 1 ,, 1 1 VV o +ao ao S ML A IL ILL k= ' \ `\ 16 \ 7+ }583 NE4L WAY R i V t 1 8 10 \\ `\ \ `\ \\\ ` ` A A f,E� I z 23 S \" " </ �9 \ a SS 24 n 33 \ N r cc A1RMOUNTAB ` CONC 1. 71 9 TTER Y" ^\ \ ' SURNWNi CONCRETE \ ' d y I '� I i • - MRET A GU rYP). r/ CRITTER (TW). i hr31 12 � 1 ' � / c - �--- � � 1 � \` 18 �`\ 25 � t is 4+18.98 S R�EET 1 ' 17 \ j `" -' '' p / Jo RAD. 30 i CENTER WL -OE -S C 1 \ ' - - _ _ -'` \\ \ \ tV t� •y 11 ; % "" 15 29 \ 4 +18.91 S ET 8 13 I I 1 .- \`` ` 21 ` \ 26 ; /,/ «fin 1 '\ CENTER W; -OE -SAC !1 I ` \`\ 1 ) ^ \\ \ L \ a g 11 irisD �` 14 T/= � �l 23 STREET B 24 \`\ \`\\ \ `\ ` ` t - j'., R ��• °� ° a' "s - STREET A n " 955 - 955 Z O ... NOTES ,,,,,,: 1. ALL pu—ONS BROWN ARE TO THE BACK OF WRB UNLESS 950 950 A „ 935 935 ..:: .<. ..... DMERMSC NOTED. ......... .... A ..:..... H 2 8818 CONpiETE OURS R GUTTER (TYP) AT ALL INTERSECRON RAVI F \ AND cATa aasxs cuss oMERMY xorzD 930 930 3. T E—TION AT INTERSECRON RADI AND CATCH BASNE TO BE TOP 0 .' 945 A� z .... ` ... .._ : ...... ,. b' 18 CURB N WT1ER UNLESS OMERWSE NOTED. .,. ) i 945 Z: E Oa M AU- RSECRON RAp BE A 26 RAD (TTPJ M ACK TO E B `\ i CV A of WRB NIE UNLESS O.ERMSE l0 NOTED i Z G 5 INLET PROTECRp1 (MUW) MUST BE INSTALLED °V ALL STREET CaiCH 92 w6lo � 5 925 B LNS UPON COMPLET N O STREET CONSTRUCRp. 940 „ { %ISRNG C(N GUTIER /9DE E... 940 i () e Y B SOD MUST BE INSTALLED BEnNO ALL —REIC WRB Y J / // %ISRNG CENTEfl4N,E WALK AND ALL AREA DISTURBED BY UTILITY uUST BE SEEDED AID M CONSMUCRON (] �F F� `\ ULCHED IMNFCIAIELT UPON COMPLETION OF W W 920 920 PR YA E vRM (GTE) DaNSwDDT ON 935 i 935 C4 a � W PRd+OSEO CEN1ERl1NE 5: z 915 a 915 N 930 _ wi - g ::.. 930 ........... _ _ _ _ _ _ _ _ _ _ _ 910 g DRAWN Y . 910 925 925 R c K e > ._ .... ... , >. PROPOSED GuiTERMNE DATE n 1/2/11 905 905 920 8 REVISIONS 1 00 PN 2,OD SCALE IN FEET C 900 : - ': 9o31iJ p3� ¢EV 900 o so tm 150 915 <'. 915 ........ ... ... a. vc =lso.6o,' ...._ . In..... .. ...... 1MN =SO Ie°I o .. i .... _` ....... M 1 iJ ao 895 " - 895 BENCHMARK 910 3 - �W P. 9 m v ' \ \ 2 910 rc -_ _ (t: R.R. SPIKE SOVTH FACE OF 1ST POWER - - _,_. t " "' _'' ( 14 ' M _r° y y P LE ST PIONEER MAIL OR al- 91U 34 NAVD 88 DATUM ; } * 5 ` BM /2: TOP ALUM R/W M N UMENT ED R UiH F 890 \Z •� 89� PROPERTY N 0 /W LINE 9�5 ( 905 CAD FILE t a .... ..> ... e _ :.. ELEV. 91J 6I NA. 88 DATUM' I - \' 21996 - 22STR 1, 885 a ass 900 <' 3 s PROJECT NO. soo 21996 21 E 5.2 4 +00 3 +00 2 +00 1 +00 0 +00 4 +00 +00 2 +00 1 +00 0 +00 olm mar I " lu— 'I t ; �� � ,aLL.rt i nw, �e .a[ . I * � Ilff I ami;� I . . . ..... ............. . , mv F71 L A 12M at if ii ............ �, is vui I & Z I ­ Z.A ' . ­ I Ind Nw E H Z. EQ 0 ff al z 25. �� � ,aLL.rt i nw, �e .a[ . I * � Ilff I ami;� I . . . ..... ............. . , mv F71 L A 12M at if ii ............ �, is vui I & Z I ­ Z.A ' . ­ I Ind Nw E H Z. EQ 0 ff al z ............. �J .... ...... ! i � lz 5 0 IF C\l Mg 14 13. 04 z 2 U. DRAWN BY CJK DATE 1 1/2/11 REVISIONS CAD FILE 21996-22DU PROJECT NO. 1:2� ,