CC Staff Report 09-13-20100
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: 952.2271110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
wwad.chanhassen.mn.us
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: September 13, 2010 OKCO
SUBJ: Final Plat for Pioneer Pass, Planning Case #10 -09
PROPOSED MOTION
"The Chanhassen City Council approves the final plat for Pioneer Pass creating
41 lots, 5 outlots and right -of -way for public streets, plans prepared by James
R. Hill, Inc., date stamped received August 20, 2010, 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 first phase of Pioneer Pass, which
includes 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, and outlots for
stormwater ponds and the Bluff Creek primary
corridor. The entire development will
eventually include 94 single- family lots (see
preliminary plat below).
Staff is recommending approval of the final plat
for Pioneer Pass subject to the conditions of the
staff report.
BACKGROUND
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.
4 'Lya �3. •• '
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 2 of 27
SUBDIVISION REVIEW
The developer is requesting final plat approval to create 41 single-family lots as part of the
Pioneer Pass development. In this phase, the city park will be graded, Bluff Creek Drive will be
extended to Pioneer Trail, the stormwater ponds will be installed, the wetland mitigation will be
created and the southern half of the development will have City streets, sewer and water
constructed.
PIONEER PASS
PIONEER PASS
INSET A
Wi A
CREEK BOULEVARD
zo
o
INSET
Y" INSET B
E
PIONEER PASS
INSET A
CREEK BOULEVARD
E
JAMES R
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 3 of 27
COMPLIANCE TABLE
Area (sq. ft.)
PIONEER PASS
Depth (ft.)
Notes
Code
(RLM
District)
INSET B
50
110
Setbacks: Front -25'; side -5' (garage
side), 10' (house side); rear -25', Bluff
Creek Primary -40' ;Coverage: 35%
L1 131
12,600
102
137
Corner lot
L2 B1
9,618
83
127
L3 BI
9,310
J a `- -, : ask. • > �_ b a sn.: ' ",^ to
124
, _
L4 B 1
9,498
72
131
L5 BI
10,701
e
137
' .::._» .. •� r �.
L6 B1
,. � is
}3
90
It
L7 131
9,745
67
128
COMPLIANCE TABLE
Area (sq. 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%
L1 131
12,600
102
137
Corner lot
L2 B1
9,618
83
127
L3 BI
9,310
78
124
L4 B 1
9,498
72
131
L5 BI
10,701
86
137
L6 B1
10,703
90
265
L7 131
9,745
67
128
L 8 B 1
11,074
67
142
L9 131
14,685
90
175
Corner Lot
Ll B2
12,600
83
138
Corner Lot
L2 B2
9,643
70
133
L3 B2
10,633
72
129
L4 B2
9,327
72
129
L5 B2
9,324
72
129
L6 132
10,625
71
130
L7 B2
10,660
72
128
L8 B2
11,462
106
145
L9 B2
15,043
121
170
Corner Lot
L10 132
13,772
164
119
L11 132
10,646
102
131
L12 132
10,625
88
130
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 4 of 27
GRADING
The current high point of the property is generally located east of the Bluff Creek Boulevard
roundabout. The site is currently being graded according to the Interim Use Permit granted on July
12, 2010.
The grading plan shows that a small area within K. Hovnanian's Liberty on Bluff Creek
development will be graded with the project. The developer is in the process of obtaining an
easement from the homeowners association to complete grading and restoration in this area.
Area (sq. 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%
L13 B2
10,625
82
130
L14 B2
10,625
86
130
L15 B2
10,624
81
130
L16 B2
9,909
77
130
L17 B2
11,723
86
142
Corner Lot
L1 B3
13,756
67
165
Bluff Creek Primary
L2 B3
14,285
70
187
Bluff Creek Primary
L3 B3
14,901
70
195
L4 B3
15,523
70
192
L5 B3
11,799
67
159
L6 B3
12,497
64
153
L7 B3
15,288
64
165
L8 B3
11,716
67
150
L9 B3
10,876
68
139
L10 B3
9,972
72
139
L11 B3
9,972
72
138
L12 B3
10,651
75
137
L13 B3
10,726
71
135
L14 B3
10,764
83
136
L15 B3
12,039
95
134
Corner Lot
Outlot A
38,344
Road Access for property to east, 0.88 ac.
Outlot B
747,538
Bluff Creek Primary zone, wetland
mitigation, storm water pond, 17.161 ac.
Outlot C
823,000
Phase 2 development area, 18.893 ac.
Outlot D
18,232
Storm water pond, 0.419 ac.
Outlot E
379,345
City Park, 8.709 ac.
ROW
284,201
6.524 ac.
TOTAL
2,761,224
63.389 ac.
Avg. Lot
size this
p hase
11,477
GRADING
The current high point of the property is generally located east of the Bluff Creek Boulevard
roundabout. The site is currently being graded according to the Interim Use Permit granted on July
12, 2010.
The grading plan shows that a small area within K. Hovnanian's Liberty on Bluff Creek
development will be graded with the project. The developer is in the process of obtaining an
easement from the homeowners association to complete grading and restoration in this area.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 5 of 27
MnDOT has approved the off -site grading required to construct a collector road (Bluff Creek Drive)
to Pioneer Trail. 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.
The low floor elevation of Lot 15, Block 3 must be minimum three feet above the 100 -year
elevation of the adjacent pond. This may result in changing the house style from a lookout to a
walkout.
The grading plan must be revised to show that the high water level for Pond 7 (Outlot D) does not
extend into the MnDOT right -of -way.
The grading within the park must be revised to eliminate the channelized flow to the creek.
Drainage and utility easements are required over all of the outlots.
RETAINING WALLS
The grading plan identifies a retaining wall on the northwest portion of the plat, about 100 feet east
of the temporary terminus of Hemlock Way. The maximum height of this retaining wall is four
feet; therefore, the wall must be designed by a Structural Engineer registered in the State of
Minnesota and a building permit is required.
Retaining walls constructed with the development will be the responsibility of the homeowners
association.
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 and watermain
within the development will extend from the existing trunk facilities within Bluff Creek Boulevard.
An additional lateral sanitary sewer connection is proposed from the existing 8 -inch stub at
Freedom Lane, within the Liberty on Bluff Creek development to the west.
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.
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.
A water service stub must be installed for the park area at a location acceptable to the Parks and
Recreation Director.
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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 6 of 27
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: 41 units x $608 /unit = $24,928.00
Partial Payment of Watermain Hookup: 41 units x $1,618 /unit = $66,338.00
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.
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 will construct Bluff Creek Drive from the existing roundabout to Pioneer Trail. The
southern 400 feet of this street lies outside of the plat and within Minnesota Department of
Transportation (MnDOT) right -of -way for Highway 212. Based on the final alignment of Highway
212, MnDOT has indicated that this right -of -way will likely be turned back in the future. Prior to
final plat approval, the City and the developer must work with WDOT to obtain the necessary
approvals and/or agreements necessary to construct this street.
The developer proposes to construct two public streets within this phase of the development. All
public streets shall be 31 feet wide within a 60 -foot wide right -of -way.
The owner of the exception parcels should work with MnDOT, the County and the City to
determine future access to these areas.
The Arterial Collector Roadway Fee will be waived since the developer will be constructing Bluff
Creek Drive (a collector road).
The10 -foot wide bituminous trail shall be constructed on the west side of Bluff Creek Drive;
sidewalk shall be constructed on the east side. Both the sidewalk and trail shall extend to Pioneer
Trail.
ASSESSMENTS
There are three deferred assessments (with interest) on the parent property:
1. 2005 MUSA Area Expansion: $301,044.41(principal amount)
2. Bluff Creek Boulevard Improvements: $1,017,682.41(principal amount)
3. Highways 101 and 212/Lyman Blvd. improvements: $188,659.46 (principal amount)
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 7 of 27
The September 13, 2010 City Council consent agenda includes the proposed reapportionment of
these assessments. If the consent agenda is approved, $546,582.48 (plus $122,272.88 interest as of
September 13, 2010) will be apportioned to the lots and blocks within the Pioneer Pass final plat
and $706,557.84 (plus $158,060.06 interest as of September 13, 2010) apportioned to Outlot C of
the Pioneer Pass plat. Staff proposes to reapportion this assessment as follows:
$668,855.36 - 41 units = $16,313.55 /unit
Outlot C: $864,617.90
These assessments are for 7 years at 6% interest. The letter of credit will include $1,253,140.32 for
the assessments within the Pioneer Pass plat.
GRADING, DRAINAGE AND EROSION CONTROL
Wetlands
In October of 2005, Graham Environmental Services delineated seven wetlands on the property
identified as the Peterson property. Of these wetlands, three are located on the subject property to
be platted as Pioneer Pass. Wetlands A, B, I and F were found to be jurisdictional wetlands in the
Graham report. Wetland A was mitigated for by the City of Chanhassen for the construction of
Bluff Creek Drive. Wetland I will be mitigated for as part of this project.
The mitigation area is to be located northerly on the property in that area which will be developed in
Phase 11. Because this area is not to be disturbed at this time and insufficient hydrology will be
available until then, the applicant is not planning on creating the mitigation area at this time. Under
the rules in effect at the time the wetland alteration was approved, the applicant can, at the discretion
of the LGU, delay mitigation provided that a letter of credit or other surety is secured equal to at
least 110% of the construction cost of the mitigation. The applicant has provided this in an
amendment to their letter of credit.
The current plan shows a buffer area around the Mitigation Area only, not the remaining wetlands
on the property. Chanhassen City Code requires that a buffer be preserved or created around all
wetlands on a property. Because this area was in agricultural production and is not likely to support
a community of native vegetation, the applicant will need to establish a native buffer. This will
need to be shown on the plans and buffer signs will need to be placed. The applicant will need to
work with City Staff concerning the purchase and placement of the signs.
Retaining Walls
The grading plan identifies a retaining wall as shown in red on the diagram below. The maximum
height of this retaining wall is 15 feet; therefore, the wall must be designed by a Structural Engineer
registered in the State of Minnesota and a building permit is required. The wall must be located
entirely on the private lots and not within the drainage and utility easement or the outlot.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 8 of 27
Surface Water Management Connection Charges
The applicant is proposing to develop this piece in two phases. The currently proposed phase has
13.545 acres of assessable area. Further, the applicant will receive credit for that area which is to be
treated by the proposed NURP basins — Pond 6 and Pond 7. This area is equal to 11.76 acres and
will have one outlet from the site. Total credit is $17,435.20 for the phase.
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single - family residential development rates of $2,540 per acre.
Assessable area is equal to the area of Blocks 1, 2 and 3 and the right -of -way less the public right -
of -way for Bluff Creek Boulevard. This net equals 13.545 acres. Therefore, the gross water quality
fees associated with this project are 13.545 acres multiplied by $2,540 /acre or $34,404.30.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage in
addition to mitigation for flood damage. Single - family residential developments have a connection
charge of $2,640 per developable acre. This results in a water quantity fee of $35,758.80 for the
proposed development.
SWMP Credits
This project proposes the construction of three NURP basins. The applicant will be credited for
50% of the water quality charge for each acre draining to a NURP basin on site. Sub - catchment
areas 2, 6, 7 and 9 are all treated in the three NURP basins. Credit for this treatment will be
$14,935.2 or [$2540(0.5)* 1 1.76ac]. There will be one outlet structure with BMPs for rate control
and the removal of floatables. This structure warrants a $2,500 credit.
At this time, the total net SWMP fee, due payable to the City at the time of final plat recording, is
$52,727.90.
Drainage
The applicant provided a summary of the HydroCAD model. While there is some change to the
watershed boundaries, approximately the same areas are draining to the same receiving waters post -
development as pre- development. They have reduced the 100 -year runoff rates in post -
development conditions. There are two exceptions to this. Subcatchment area 3S now runs west to
Bluff Creek Drive where the existing infrastructure appears adequate to handle this relatively minor
increase in discharge rate. The other exception is subcatchment 8S in the southeast corner. This
area will now discharge to MnDOT right -of -way. The applicant has received approval from the
Department of Transportation to redirect runoff to this area. The model has been revised to reflect
the post- development conditions which will be more similar to C hydrologic group soils.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 9 of 27
To avoid further degradation to the existing gully due to erosion the applicant has moved the outlet
for pond 6 per the direction of City staff. This new outlet also avoids additional encroachment into
the Bluff Creek Overlay District. Energy dissipation and soil stabilization best management
practices need to be employed so that new gullies, rills or escarpments do not form. Materials such
as Scour StopTM, Erosion Control Blanket P42TM, or other similar turf reinforcement mat products
shall be installed in conjunction with traditional rip -rap and this design must be provided to the City
for their review and approval. The establishment of woody vegetation in the form of dense shrubs,
such as sandbar willow, beyond the outlet would be strongly encouraged as well.
Bluff Creek Overlay District
The subject property is encumbered by the Bluff Creek Overlay District to the north, northeast and
southwest. While the mitigation area and stormwater pond will encroach into the Bluff Creek
Overlay District, this will not occur with this phase but rather upon development of the northern
portion of the property. By moving the outlet for Pond 6, encroachments into the Bluff Creek
Overlay District have all been avoided for this phase of development. The future proposed
encroachments will require a conditional use permit and a variance.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for
dewatering), Carver SWCD, Minnesota Department of Transportation, et al) and comply with their
conditions of approval.
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District (BCOD) by ordinance in 1998
to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through
the use of careful site design and other low- impact practices. This parcel is partially encumbered by
the Bluff Creek Overlay District. No alterations are allowed within the primary corridor or within
the first 20 feet of the setback from the primary corridor. All structures must meet the 40 -foot
setback from the primary corridor. If any alterations are proposed on property within the Bluff
Creek Overlay District, a conditional use permit must be obtained prior to alterations occurring.
All structures must meet a 40 -foot structural setback from the Primary Corridor boundary as
required by Chanhassen City Code. In addition, no grading is allowed within the first 20 feet of the
Primary Corridor. The applicant is proposing to construct a stormwater pond, a wetland mitigation
area and approximately 160 feet of sanitary sewer within the Bluff Creek Overlay District (BCOD).
No roads, lots or other infrastructure are to be placed within the BCOD. Because of the need to
mitigate, there is no reasonable alternative to creating on -site mitigation without encroaching into
the Primary Zone of the Bluff Creek Overlay District. This area is most likely to have suitable soils,
hydrology and vegetation for a successful mitigation area. At this time, there will be no
encroachment into the primary zone as this will happen with the subsequent phase. When this does
occur, as a condition of approval, the applicant will be required to develop a revegetation plan for
the Primary Corridor.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 10 of 27
WETLAND ALTERATION PERMIT
In May of 2006, the City as the LGU
responsible for the administration of the
Wetland Conservation Act, approved
the permanent impact of 0.47 acres of
Type 1, (PEMAf) Palustrine Emergent
Vegetation Seasonally Flooded, farmed
wetland. These wetlands were
identified as A and I in the Graham
Environmental Services (GES) report
and is shown to the left.
The originally approved development
plan and Wetland Alteration Permit
called for these impacts to be mitigated
on -site through the creation of 0.48
acres (20,909 ST) of new wetland credit
and 1.22 acres of public value credit in
the form of NURP ponds and wetland
buffer. The approved plan called for
10,190 square feet of wetland buffer and 43,124 square feet of ponding. Even though the MN Rules
changes in 2007 and much of this mitigation would not be eligible for credit, the Wetland Alteration
Permit was approved under the 2002 rules. However, Chanhassen Code, Section 20 -419, states that
"the permittee shall begin and complete the development authorized by the wetland alteration
permit within one year after the date the council approves the permit application." It has been four
(4) years since approval was granted.
The current plan proposes to create 18,464 square feet of new wetland credit. This is 2,445 square
feet short of the 20,909 square feet required by the approved replacement plan. The approved
replacement plan called for 10,190 square feet of buffer. The proposed plan shows 15,303 square
feet of buffer. In 2006, the Wetland Conservation Act required that at least the first 1:1 replacement
is new wetland credit. Mitigation Area #1 must be revised to provide no less than 20,909 square
feet of new wetland credit. This will meet WCA requirements. Under new State rules, stormwater
ponding would not be allowed for use as public value credits. Since a portion of the impacts have
already occurred prior to mitigation, the City may increase the replacement ratio. To mitigate for
these wetland losses, the applicant must create the 20,909 square feet of new wetland credit and
20,473 square feet of public value credit in the form of wetland buffer. This buffer area cannot
count the stormwater pond.
Wetland Impact
New Wetland Credit
I Public Value Credit
A 527 SF
Not Applicable — mitigated for under previous plan
I 20,473 SF
20,909 SF
120,473 SF
Z 4,206 SF
Not Applicable — mitigated for under previous plan
TOTAL
20,909 SF
120,473 SF
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 11 of 27
This mitigation area must have its own detailed plan including two cross - sectional views, a
description of the soils and how they will be suitable to wetland characteristics, a detailed planting
schedule and vegetation management plan including annual benchmarks for plant establishment, a
discussion of the hydrology and supporting documentation that it will be adequate to support the
intended wetland conditions, a five -year monitoring plan consistent with the MN Wetland
Conservation Act, and surety money equal to 110% of the cost of the wetland and buffer creation.
Based upon preliminary review of the plan, it is unclear that there will be adequate hydrology
directed to the mitigation area to assure success.
The selected contractor and applicant must also provide the City with a signed Board of Soil and
Water Resources "Contractors Responsibility and Landowner Statement" form and a "Deed
Restrictions and Covenants" form.
Because of phasing the site development, the applicant is proposing to postpone the creation of the
wetland mitigation until Phase 2 of the project. In lieu of this, the applicant has amended the letter
of credit to include the estimated cost of wetland construction as provided by James R. Hill, Inc.
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: The north -south collector street shall be
shown as Bluff Creek Drive.
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 still applies.
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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 12 of 27
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 still 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 still applies.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
*This condition does not apply to this addition.
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 does not apply to this addition.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 13 of 27
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
minimum three feet above the high water level of the adjacent pond.
*This condition shall be revised as follows: The low floor elevation of Lot 15, Block 3
must be minimum three feet above the 100 -year elevation of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
*This condition does not apply to this addition.
i. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
*This condition still applies.
j. 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.
k. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
*This condition does not apply to this addition.
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 still applies.
m. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
*This condition still applies.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 14 of 27
n. A pressure - reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
*This condition no longer applies.
o. 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 still applies.
p. 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 $608.00 /unit of the sanitary sewer
hookup fee and $1,618.00 /unit of the water hookup fee.
*This 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: 41 units x $608 /unit = $24,928.00
Partial Payment of Watermain Hookup: 41 units x $1,618 /unit = $66,338.00
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.
q. 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.
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.
s. 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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 15 of 27
*This condition still applies.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
*This condition has been met.
u. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
*This condition still applies.
v. The outstanding assessments, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
This condition shall be modified as follows: 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.
Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA
improvements and Highways 101/212 and Lyman Boulevard improvements.
Based on review of the construction plans for the development, staff is recommending that the
following conditions be added:
a. The grading plan must be revised to show that the high water level for Pond 7
( Outlot D) does not extend into the MnDOT right -of -way.
b. The grading within the park must be revised to eliminate the channelized flow to the
creek.
c. Drainage and utility easements are required over all of Outlots A, B, C and D,
Pioneer Pass.
d. The 10 -foot wide bituminous trail shall be constructed on the west side of Bluff
Creek Drive; sidewalk shall be constructed on the east side.
e. Both the sidewalk and trail shall extend to Pioneer Trail.
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 front yard.
*This condition still applies.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 16 of 27
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
the City before installation.
*This condition still applies.
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 still applies.
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 still applies.
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 has been met.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 17 of 27
*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 still applies.
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 still applies.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
*This condition has been partially met and shall be modified as follows: Install a
sidewalk on Mayapple Pass.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 18 of 27
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
*This condition is not applicable in this phase.
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 night-
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 only 43.6 percent (41 lots /94 lots) of
the project is being developed at this time: The developer shall pay $10,315.00 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 still applies.
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.
c. 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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 19 of 27
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).
*This condition does not apply to this phase.
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20 -412).
*This condition does not apply to this phase.
f. Wetland buffers must be planted with native vegetation per Section 20 -412.
*This condition does not apply to this phase.
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 $52,727.90 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 has been met.
J. 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 still applies.
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).
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 20 of 27
*This condition does not apply to this phase.
1. The outlet for Pond 2 is to be moved as far west as is practical (19 -144).
*This condition does not apply to this phase.
m. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
*This condition does not apply to this phase.
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: The developer needs to show detail
drawing of discharge point and how energy dissipation will be achieved.
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (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) All surface waters and existing wetlands, which can be identified on maps
such as United States Geological Survey 7.5 minute quadrangle maps or
equivalent maps within one mile from the project boundaries, which will receive
stormwater runoff from the construction site, during or after construction.
Where surface waters receiving runoff associated with construction activity will
not fit on the plan sheet, they must be identified with an arrow, indicating both
direction and distance to the surface water. The SWPPP must identify if the
surface water is a special or impaired water.
2) 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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 21 of 27
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 is still applicable.
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 does not apply to this phase.
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 is still applicable.
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 is still applicable.
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 is still applicable
v. A detailed turf establishment plan shall be provided (19 -145).
*This condition is still applicable
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 is still applicable
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 22 of 27
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 is still applicable
y. Based on review of the construction plans, staff recommends the inclusion of the following
condition: Seed mixes shall be consistent with current MnDOTBWSR cooperative
mixes. See MnDOT publication Native Seed Mix Design for Roadsides and BWSR
State Seed Mixes: http: / /www.bwsi•.state.mn.us /native vegetation/state_ seed mixes.pdf .
RECOMMENDATION
Staff recommends that the City Council approve the final plat for Pioneer Pass, plans prepared
by James R. Hill, Inc., dated 7/16/10 revised through 8/18/10, and dated 8/20/10, subject to the
following conditions:
1. Building Official:
a. The north -south collector street shall be shown as Bluff Creek Drive.
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing structures.
d. A final grading plan and soils investigation /correction report must be submitted to the
Building Inspections Division before permits can be issued.
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.
f. Each lot must be provided with separate sewer and water services.
g. 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 coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 23 of 27
b. 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.
c. The low floor elevation of Lot 15, Block 3 must be minimum three feet above the 100-
year elevation of the adjacent pond.
d. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
e. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
f. 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.
g. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
h. 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.
i. 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: 41 units x $608 /unit = $24,928.00
Partial Payment of Watermain Hookup: 41 units x $1,618 /unit = $66,338.00
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.
j. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
k. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 24 of 27
1. 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.
m. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
n. 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.
Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements
and Highways 101/212 and Lyman Boulevard improvements.
o. The grading plan must be revised to show that the high water level for Pond 7 ( Outlot D)
does not extend into the MnDOT right -of -way.
p. The grading within the park must be revised to eliminate the channelized flow to the
creek.
q. Drainage and utility easements are required over all of Outlots A, B, C and D, Pioneer
Pass.
r. The10 -foot wide bituminous trail shall be constructed on the west side of Bluff Creek
Drive; sidewalk shall be constructed on the east side.
s. Both the sidewalk and trail shall extend to Pioneer Trail.
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 front yard.
b. 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
the City before installation.
Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
d. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 25 of 27
4. Fire Marshal:
a. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
b. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
C. 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.).
d. 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.).
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.
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.
c. Install a sidewalk on Mayapple Pass.
6. Planner:
a. 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.
b. The developer shall pay $10,315.00 as their portion of the 2005 AUAR for this phase of
the project.
c. 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.
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 26 of 27
7. Water Resources Coordinator:
a. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
b. SWMP fees of $52,727.90 shall be paid for this phase of the development prior to the
recording of the final plat.
c. 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).
d. The developer needs to show detail drawing of discharge point and how energy
dissipation will be achieved.
e. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18 -40).
1) All surface waters and existing wetlands, which can be identified on maps such as
United States Geological Survey 7.5 minute quadrangle maps or equivalent maps within
one mile from the project boundaries, which will receive stormwater runoff from the
construction site, during or after construction. Where surface waters receiving runoff
associated with construction activity will not fit on the plan sheet, they must be
identified with an arrow, indicating both direction and distance to the surface water.
The SWPPP must identify if the surface water is a special or impaired water.
2) 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.
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).
Todd Gerhardt
Pioneer Pass Final Plat
September 13, 2010
Page 27 of 27
g. Type 3, weed -free mulch shall be used in outlot B.
h. 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.
i. 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).
J. 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).
k. A detailed turf establishment plan shall be provided (19 -145).
1. 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).
m. 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.
n. Seed mixes shall be consistent with current MNDOT /BWSR cooperative mixes. See
MNDOT publication Native Seed Mix Design for Roadsides and BWSR State Seed Mixes:
http: / /www.bwsr.state.mn.us /native vegetation /state seed mixes.pdf .
ATTACHMENTS
1. Development Review Application.
2. Letter from Mark Sonstegard to Kate Aanenson dated August 18, 2010.
3. Reduced Copy Pioneer Pass Final Plat.
4. Reduced Copy Pioneer Pass 1 St (sic) Addition Final Grading, Drainage & Erosion Control
Plan.
5. Reduced Copy Pioneer Pass lst (sic) Addition Final Sanitary Sewer, Watermain, Storm
Sewer, Street Construction & Erosion & Sediment Control Plan.
gAplan \2010 planning cases \10 -09 pioneer pass\final plat \final plat staff report.doc
Planning Case No. C3 1 o -° Q 9
CITY OF CHANHASSEN
7700 Market Boulevard — P.O. Box 147
Chanhassen, MN 55317 — (952) 227 -1100
DEVELOPMENT REVIEW APPLICATION
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLADJNING DEPT
PKIN I
Prong O ner Name and Address:
K
Contact: Ma. k
Phone: Fax: q3 - - o H
Email:
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)*
!� Subdivision* - Yi1141 rla+
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 $ 2S00— pr( ce-= k4Q . '%
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.
*Five (5) full -size folded copies of the plans must be submitted, including 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 N
LOCATION:
LEGAL DES
TOTAL ACREAGE: ��
WETLANDS PRESENT: X YES NO
PRESENT ZONING:
REQUESTED ZONING: R �.M
PRESENT LAND USE DESIGNATION: c)117d /t — I /V
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST:
I Ann/ -ie.1 — & C
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly printed 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 am 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 and 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 Title 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.
Signature of Applicant
Signature of Fee Owner
Date
Date
g: \pian\forms \development review application.doc SCANNED
RYLAND
HOMES®
August 18, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Final Plat Application
Dear Ms. Aanenson:
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952 - 229 -6000 Office
952 - 229 -6024 Fax
www.ryland.com
Ryland Homes is pleased to submit to the City of Chanhassen a final plat application for Pioneer
Pass. This phase of the development includes forty one (41) single- family lots, the completion of
a collector street from Bluff Creek Boulevard to Pioneer Trial and the creation of the 8.7 acre city
park. Included with this letter please find the Final Plat Application Form, along with all of the
necessary plans and items required for final plat consideration.
Phase two development is scheduled to start in 2012 with the completion of the remaining fifty
three (53) lots.
If you have any questions with this application, please call me at (952) 229 -6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLAVINING DEPT
SCANNED
PIONEER PASS
.. Eramn n,,r ices, MnNm a .
LIJ
IJ
LI_
h
=7�
r Jv
'5
LIJ bW
\ J rA
Ar. /4 U nr
N
.—C IN ME,
D 200
PLOT A
EAYr uxf Or mE FE
.... �. 6
-• rua�iu Oi2AwTWmN A !1
+Y
�
'e
8E RINGS ARE BASED UN THE NORTH LIVE OF NE 1/4
DF THE NE 1/4 OF SEC. 2T, T. IH. P.. 2,1 WHICH it
ASSUMED TO HAVE A BEARING OF N RR•OR".0' w.
NOTE'. NU MONUMENT SnBOL SHORN AT ANY STATJTE
REWIRED LOCATION INDICATES A PLAT MONUMENT
MAT — BE SET YAIWN ONE YEAR FROM THE
h
SHALL RE 1/2 14 H OF . 1 INCH IRON PIPES xJMENTS
MARKED BY R.L S. ND. 12294.
6 DERGIES 1/2 NW IRW gq+UMENT FW4D
O DEND1E51 /. I"CH A :4 NLW RED MONRYNT SET AND
MARKED BY UCFHSE N0, 11294
KNOW ALL PERSONS BY THESE PRESENTS: Thal Tile. Ry4wd Omvp, He., nAknklM eapnaaon. aM
Petrron- Jnrgrcs Farm Lad Campwry, a MNlesan Ilmikd BabBNy rompam, ko mvrcrt of 0k f IbwJn6 de,aiked
pnlpeny shwaed iR the f2wmy of Caner, SWeM MlnrcaNl4 n wit
NortMAM Qlnnorof tlm Nnnhenet Qlalnr, Season 21, Township I IF. Rktke 23, Carver County, MlsAe sot
AM
Tltat panof IM SnWM•xa Qlmda Af dm Noldkwl Q,uIWr,SnIbn 21. Tmmdtip I Id, Rnnpe 23, CAMI
W VTNO.1 ,111[ MINNESOTADEPARTMENT ly,M SPORTATON RIGHT OF
WAY PLAT NO. IPA), aaannllnPto dk ra•.ordaf pMt Ihemnf. (. arvrr Caeny, MlnaMxa.
Hmecaemd rhowmw WM,rvnyaiAMIplmkdm PIONEER PASS,Amldob,.N, RV anddem —.the
Nlhlic Rx public IAU Ru9m' the sweep wldalni MIkMe Ihoewemm�M m shmvn on mice pint fix drduaDa am11u11Ny
purpaus.mty.
In wiwmsswbereM, said TN RYhrM Orwp, Inc, a h1AO'hvvl corpoanal, lu4 eauw41 them pmmMS Io 4,iprcd try
Ns proper MTiav Wis skYO! ,w_.
ilu Ry1AOd G-P, Inc.
By: it,
SI'ATEOFhfINNESOTA
CWNTYOF
The farepang IAMmmeM wm AckrwwkdPedbeBAA ire thn _ deynl ID_. by
Nr nrlhn Rylmd 4toW. IRrc,A
Maryinlulmgwmikn. on Mlalfof the anpamtkn.
Nom,y Publft,
CoonlY, MIT—A
MY (b—H1I on ExpNen J..13l, 20_
In 1W PR,IWW1qRR, rirm Wd Qmq+my, llmtaoseal tlra, present, 0 be A W by lice popnr
orFarmla_ da nr ,w_.
PenrumJM'gma Fmm Land Compwsy
By: Ill
SFATIO Al ItIESOTA
COUNTYCF
T%fofift instilmentwas eck— lod,'l bafem me lhk_ day n( ,211_, by
IU am ..AJagrca F.awL d
CanlnnY• a Mmrcmu IimNM Wbility rompeny, on behtlfof Ibe company.
Nanry PDbik,
Couky J 20 e
Ms' CommNelon EtpimrMJlnry]I, w_
1IR iby,,RRylhM I hove mrveyed AM plmW kA pmpenY rkudMl on abl, plot as 110NEFTf PASS; Iha( lhn 14,h
reMIMM+m W IM -"Y; Ibm All111 -1 we m1wily ahrvnsm 1W I t In fat eml hANheddOMn
nt;
ftHtii All wonuw- will M mrreWly placed In the WA dA, sG In mmkim M MI— Slalaks 303.0;
SIMNI -1; HIM IM mW11e b—dnry Rees Are careclly &.qR ekdm t" ,C n,i Ikn Ihem Art rw wet lnnds m
deRllyd W A111-1 Stiles 505.02, Snh1lNOOn I.o, pxblie biph —)soMi than ns A—
HAVId C. Paeraw, LAM SHw:yor. U.— No. 12M4
STA'r'E OF MINNFSOT'A
C(R.INTYOr•
The ImplitB lArlwmeet was ncknuwkdpM below me Wk dey of ,20_,
lN' HmRId C. PAIa,41tL Land snreewr, Ihkna No. 12PA
Nbtry PUblk,
CaImY, I 31.21J
MyCOmminbn Eapias nnlury 31.20_
COUNTY SURVEYOR, CAR VIER CT111NTT, MINNh'Sfyl',A.
PH,Rmt Io CTnpkr345,]HIM11aaImes of I W 1, wi, PFAI Ins been apprm'N thh dny'of
2JJ_
Ry.
k +hn G. Flremycr, GrverCOlwty tnrveyor
0 rY COUNC IL OF THE t.TTY OF CH:INHACSRN. h11N. F.SOTA.
This plot or PIONEUR PASS was App and A-ped by dte City CMMCB offM Chi' of Chanhasue, mi.—A.
a s 1 9Wa=fii l held to this_ dey If ,20_ -11, mmpllaww w11h IN, p *]—
fMf nrcsaa SIeN4A Settinn 505.03, SubdMH112. All NA WRA wRl be mt as tWdfk,l by' the City CmRdI and
es etam t on Ihk plM. MsaxdinP Io Ml m"m Btemle 511.,2, Sobdlvlshaa 1.
(TTY COUNCIL OF TOE ll'1 "Y OF CHANHA SRRN, MINNESOTA.
RY B,Y
Mato' Ckrk
couN'rl'AUUI'f1.1H, CARVER('. UN'FV MINNESOTA.
IMmhy anity lhMlmespnyMkb mdpdoryenn hav<ban pnM for lend2,cdbedm W,pia[ Uated
tnn_aAynr _.w_.
By
MMk Wndpan.0 m,QwmyAMlnr
COUNTY RF.CORUFR, CARV ER I:OUNfY.MIM4ES(YrA.
I ikmby a011ythet lids plat of PiONFER PASS was flkdthfs dy,f ,w_ m
ddc k _ M. AI T t,NND, l Na. _
By
GO W. Fit— Ir.. Caver CsonlY Reconkr
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLA4JNING DEPT
SCANNED
I / i
SCANNED
PIONEER PASS
PLAT FILE NO.
C.R. DOC. NO.
INSET A
SCALE P! FLEW
D 50 3:4
—1. = 16 1-
BEARINGS ARE BASED UN THE NORTH LINE
OF NE 1/4 CF THE NE 1/4 OF SED. 27, T.
116, R. 2.3 VAIICH IS ASSUMED TO HAVE A
BEAH:ND OF N BA•OA'!0' 'N.
R =Sap .00 ,
NOTE. NO MONUMENT S— 9HOM AT ANY STATUTE
REOUIRED LOCATION INDICATES A PLAT MONUMENT
p>a22
\�
THAT — BE SET —N ONE TEAR FROM THE
RECORUINO DATE OF THIS PLAT SAID MONUMENTS
;HALL BE 1/2 INCH x 14 INCH IRON -ES
MARKED BY R.L.S. NO 12194.
gZ
J
N2 � � -' � s
'�S>•
• nfNOTES 1/2 " R04 MONLM NI FOONL'
p •
�_ X
F/)
0 DENOTES 1/1 NOR x 14 INCH IPM MM; BIT ;ET AND
"W
R =42
147.
A ,
'., q? .d•' �,
MAR ED BY 01£NSE ND. 12294.
- - 245.59 N00 °2 -
-
/
; rain uuulwM uwnacHT
0
_ ............._ . . _i�.._..
1e1._a�.m
9>J
y e 51
s BLUFF CREEK BOULEVARD
sJ9b
A
aryy �
tttlMU WJWUUMUUNUNF.T - - -�"
v
j �
/
3
OUTLOT E
h�
0o
ay
°b
-
-
1
a0.00 <
5
589 °30'S'W
�-
1224.67 S00 °2905 E
-�
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLANNING DEPT
JAMES R. HILL INC.
—T 2 OF 0 BMEETH
SCANNED
I PLAT FILE NO.
PIONEER PASS ICR DOC. NO.
253.89 N00 '26
. ... ... ...
INSET Q
2
V 171.84 S08-5
'y ac
4 -
5 .,A. IN 'U,
6 3
A!
7
— AND U-TYEI—AENTS
AGE S,o-
gi
- F
I 9 Al
1
bl: 9
-J L 1.
1 6
n
BE ING 5 FEET IN —M. UNLESS
OTHERVAS INDICATE, ADJOINING
SIDE LOT LINES. AHO BEING 10 FEET
8
��4 VA , UNLESS —RAISE
Z\ S OCATED, AMONING R G- OF VVAY
-4" <1 \4 ONES AND REAR LOT LINES, AS
HOV ON ME PLAT
0, 10
7
>
8 AAMCS ARE BAS. ON — NOR LINE OF NE 1/ —CH 4 OF THE IS HE 1/ ASSWED 4 OF TO SEC
2
116. N, 2 A
"'A 2 1 OF 4 w
6
6 EOVIRED LOCATION INCICATES A PLAT MONWENT
-ks—
w NOTE N ONUMENT S�GNRQL SHOM AT ANY STAMTE
I)
THA MILL BE SET —N ONE YEAR FROM ME
RECOR INO DATE OF THIS PLAT. SAIO MONUMENTS
s I 13 A S H ALL BE 1/2 INCH . 1 INCH IRON PIPES
i I \ 12 ATHED BY RLS. NO. 72294.
5 1 3 -', . \
N DENOTES 1/2 14-H I RON MOMMENT POUND
0 DENCRES 1/2 INCH 14 NCH IRON URNW- SET AND
BY NO. 12294.
14
4
13 a 1
4
A
0
i'
CITY OF CHANHASSEN 15 .. ; l ° J.
RECEIVED 3 IN 3 14
0
or
15
AUG 2 0 2010 2
X--
CHANHASSEN PL, DEPT - � c
T- -115 40-00
17
:
- R:420
00
JAMES R. HILL, INC.
—ET 0 O 0 —
SCANNED
PIONEER PASS 1ST ADDITION
CHANHASSEN, MINNESOTA
FINAL GRADING, DRAINAGE & EROSION INDEX
SIT SHEET 1.1
CONTROL PLAN
SITE INFORMATION 1.2 -1.3
FOR EROSION k SEDIMENT CONTROL DETAILS 2.1
FINAL GRADIN DRAINAGE & 3.1 -3.3
RYLAND HOMES
EROSION CONTROL PLAN
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 STREET PROFILES 4.1 -4.2
PHONE: (952) 229 -6000 FAX: (952) 229 -6024 FINAL LANDSCAPE PLAN 5.1
DETAILS 6.1
O � A VRLIIY CASEMENFS
5�•
i I
BEING S FEET 1. ... AN. ADJOINING
SIDE LOT UNES AND 10 FEET IN NipTH
A ND ADJOINING STREET LINES AND
P EAR 101 LINES.. UESS OTNERWIGE
INDICATED ON E PLAT,
BENCHMARK
SM Ct RR. SPIKE SOUTH FACE. OF 1ST POWER
PDX WEST OF ORIvEWAY - N. SIDE OF
P IRAL - CLE— 910.:14 MAW BS OATUM
SM 02 PROP " UNE ON PROPOSED R/W LINE.
ZI.M 91567 NAW 0 DATUM
Y
�' A„P,
UM CITY
SETBACKS
_
PROJECT CONTACTS
I'NaEOr Er+r+.NEE.
LS
roEE c —ER. P.E. - IAM R. IIAL. INN
- 600 -
(652) 6064 (0)
F
ES FEET
1
!E Hi
(612) - M— N)
SIDE (HOUSE)
S FEET
SCALE' N FEE-
O\S10F
MARK SOUS -AND - LAND OEVCLOPMENI MAN—R - R— HOMES
(951)- 2.ITGO (0)
SIDE F6ARACE)
$ tEE1
,
;A'
r O PA .. PUBLIC WDNi1S OIRECI II71 ENGINEER -Ott OF —A65EN
(95:)•127••1166 (0)
SIDE (STREET)
REM
20 FE.E.T
25 FEET
1 IPFA - 150 bAt
NP 0E6 OfF1O.R:
CCwIIACiOR fiYRESENTAtIVE:
COti1RAC *OR V PFAWTENONT
E. -' p... —A
TEOOI gBR'N
—11 KUM— - GOBUZINSKI Y SONG
:AM .. ODOM— k SONS
(GV1 751.216 (0)
(6121- 262 -585R
(1121-490-6500
0\
( "Ne:1SPOK:f:10`: R;iIR OF, JOIN KI
In No.
/ I
LEGEND
EASING ASPHALT SURFACE
_=N
N
cn Mai
G Z
cc :w
.
E %STING CONCRETE SURFACE
EASIINO GRAVEL SURFACE
COSTING DEUNFATF.D WETLAND
...
K AND DELINEATION
O METING TREE LINO /TREES
1 -TING CONTOUR
1
!E Hi
z
/-•
CASTING SMEARY
A
ESTING SANITARY E.R
>$ STORM SEW T.R
-0
EA* NO
O
EI0STI0 OVEPHEAO POWER
Q
— '�
•
UNF./I+OWEP PO.ES
EASTING NEIL
E--1
B • EISMNG ELEPHONE PEDESTAL
::.a•x.xa•:xn.xnax•.x•a•.x•ax . a xaex
EAST, G FENCE
B MIND SOL BORING
A
ki
1000
s
.s
BLUFF CREEK OVERLAY DISTRICT LION
PROPOSED RF.TNNING WALL
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED ORAINTILE
PROPOSED RPRAP
F
E" ' + ' 9 ' [
i G Q It
T--I W IT:
g
1 1PIMM
PROPOSED SPOT ELF.—ON
PROPOSED CONCRETE SURFACE
PROPOSED ASPHALT SURFACE
a
Ey a
W
PROPODED A NOPE NON - PERFORATED
PROPOSED CURB
W
.....x.
PROPOSED HEAVY -DUTY SILT FENCE
:f
•.•_+ +uux+
.•- PROPOSE•D SILT FENCE
Q
-•"
ROPORD HEAVY -OUYY SILT FENCE
(10 BE INSTALLED AFTER COMFLE110N
1--1
LL
OF GPADING)
DRAWN BY
CUR
PROPOSED SILT FENCE
INSTALLED GE
Of GRADING)c�R COMPLE110N
DATE
7/16/10
. .. PROPOSEO TREE PROTECTION
FENCE
I�-
- - -� -- - - - -
-�- TEMPORARY SEDIMENTATION GAS WTLET PIP:
PROPOSED TEMPORARY ROCK
REVISIONS
_
IE^
CONSIRUCTION ENTRANCE
PROPOSED TEMPORARY
Oro /IC NEr .1— a
s. w SnBTT MEA-
4..._
SCEWA N'FAIIOI BASIN
PROPOSED 10 AOUARC /SAFETY
r—s
BEND. (10:1 MAX SLME)
a /I1�Ia —Pax
UNDISTURBED AREA
ROPOSEO SEE. k —.1
CATEGORY 3 EROSION COLIRUL
Fin /lo xsv Cx
BLANKET
PROPOSED REM YARD CB PROTECTION
PROPOSED DITCH BLOCKING(MPDOT
TOPE 3 TO BE INSTALLED AEMN
COMPLETION OF GRADING)
PROPOSED WJMCO
CAD FILE
21996 -21TS
.........._......._ n
FUTURE STORM SENFA
PROJECT NO.
FUTURE CONCRETE SURFACE
21886-21
1.1
r �
a p An
t >t
�
a
.v
1 � 1
r �
a p An
.v
y k"
t *�
USGS MAP
I inch = 1000 feet
BENCHMARK
OM n: R.R. SLAKE S-11 FACE OF IST POKR
POIE WEST OF DRIVEWAY - N. SIDE OF
PIONEER —L. - EI.E— 910.3u NAM 8a DAI M
8M 02: W AEDM R/w MWUUMENY a SW
PP,DPFRTY IJNE ON PROPOSED R/W tJNi.
EIEV.v 913.6] NAW 89 DATVu
H,drdoile Sea Ore., Sell Tert—
A Sand, loamy sand
or sandy loam
a Sit barn or laps
C Sandy day loan
o Clay loom, Wty day loom, sandy day, sity day, or day
fj
S 7
z
a � �
SOIL GROUP MAP
1 inch - 200 feet
i �s��
cv
a�
g
E
r o
s
,
till
( {fl`1f Xi;
t _�
#- I�fJt tr
{..
f
f
X0 1 f
rYfffJ
fJJr �� 7((.
• �1,
�}
lrra
M -Mol f f f
r '
,,, C •4 y ff5JN�l J£.ty..:!f
�!!f'
L�'t J {$ i ); .'r .t, t
fi � ��Y. �'. rr
1
:rt .i:. f f lfP� %Y \
' ?..r...-,• - {r:
a+✓� ( / '' /a!{ ! ♦
H' �� :$ � .�f��r.:�frt;
� � i.
� ..
rl t'� f � � � �� �. �
� °�'
,r,..
►J ,! /'- � '� �4t' + i �} a
t
'� �sp��'�, r, it � h.'.mY� �� r ,'e t� � �1�
, 71
3
�
w
} �! ? I
; Si '•r z ;i.
f Sa a .s? ;� 1, ',:"� .e y^ .{,.,'..
' `i'ly,C
"!'
Fi S
* 't
, �
/ _! 2 �'.f`yf id
.4"s!
'p•1 rH, � §5�. 1i'•' r rs7�.:�`�,�• i ,y l�.?�y
€
•y � �k'�,
YY �1
_'3 1 may.
te
`
r
... •. ', .'.
� .
y f i x ." rv"y
'Y .;.� a ..l
Or
r
f{r><
�J
:
I
1 JI
1
t
Z.
ORAVM 8Y
DATE
`:
.,
...
EXISTING m DRAINAGE
,. .... ,. „
:,: . ..m � i " .'�
PROPOSED DRAINAGE
..•,
EMSIO
RESASIONS
1 inch = 200 feet
1 inch = 200 feet
BENCHMARK
OM p1: R.R. SPIKE SOUTH FADE OF 1ST POM
POLE MIST OF DRIVEWAY - N. SIDE OF
i
MONEF.R TRNI - ELEV.. 910.34 NANI Pe OATUM
9M /2: TOP PLUM R/W MONUMENT O SOUTH
PROPERTY UNE ON PROPOSED R/M' UNF..
913.4) NAVO W DATUM
CAD ME
21996 -21SI
PROJECT NO.
21996 -21
is
T Z-- -
Me
c d 0
E�99
M. w=
T
T
fty
T Z-- -
Me
. .. . ......
CATCH BASIN INLET PROTECTION SEDIMENT FILTER SACK
E
TEMPORARY SEDIMENT TRAP
l -V �Zwf It J K.7 li " .: b57 M
� _.
riw
FLARED END SECTION INLET PROTECTION
TREE PROTECTION FENCE
Inl
raa Saar s• mrm--.
EROSION
ANKFT—C HORIZONTAL SLOPE GRADING
(TO K IMALU PtR D MANUFACTURE'S !MO
pMlgx I . IRE.—T
CROSS SECTION PROFILE VIEW
DITC CHECK — MnDOT TYPE 3
c d 0
E�99
M. w=
Cc IE
. .. . ......
CATCH BASIN INLET PROTECTION SEDIMENT FILTER SACK
E
TEMPORARY SEDIMENT TRAP
l -V �Zwf It J K.7 li " .: b57 M
� _.
riw
FLARED END SECTION INLET PROTECTION
TREE PROTECTION FENCE
Inl
raa Saar s• mrm--.
EROSION
ANKFT—C HORIZONTAL SLOPE GRADING
(TO K IMALU PtR D MANUFACTURE'S !MO
pMlgx I . IRE.—T
CROSS SECTION PROFILE VIEW
DITC CHECK — MnDOT TYPE 3
n,01 AmCa L. avM
cw
=IT P..TrC;: " 7111 ' .TER A.Zll gg
P.J 0
Ong a S ri
p o
12R�
DRAWN BY
CJK
T. 9 1
DATE
y
7/16/10
REVISIONS
PROJECT CONTACTS
--, CI—FR "m 0 -.r..
.1,. IAtJi. -IMC. �—IC M)RXS DAC.CTW/01Y j.,- EM - 07Y IW CII—A-A
ll�— --: IX.1 - —A
C MAMR REM EII.IIA: =11 s.s
—A-
014
(T.)
c d 0
E�99
Cc IE
n,01 AmCa L. avM
cw
=IT P..TrC;: " 7111 ' .TER A.Zll gg
P.J 0
Ong a S ri
p o
12R�
DRAWN BY
CJK
T. 9 1
DATE
y
7/16/10
REVISIONS
PROJECT CONTACTS
--, CI—FR "m 0 -.r..
.1,. IAtJi. -IMC. �—IC M)RXS DAC.CTW/01Y j.,- EM - 07Y IW CII—A-A
ll�— --: IX.1 - —A
C MAMR REM EII.IIA: =11 s.s
—A-
014
(T.)
BENCHMARK OF
BUI #I: R.R. SPIKE ROTH FACE OF iST I`OWER
POLE WE T OF DRIVEWAY - N BM 12 PIO EE R
TAIL EL E , 9 SO HAVO 0e DATUM = AE I�
NE 0 I 130
-- ELM. MAT NAVD Be DATUM
d :,b
1
PROP U ON PO OSED P/r!
.;b y y
f1
Ind �
\
��b �;5 � •v sv % ,{ �' ♦ B 926.7 �' I , ' $ \ ca �
�ooA C :ff 0756 .3 9J7,.�. i ` -- 1\ \ \ \ ^y 1• �1 g
- ONTRACTOR $H .
-
EROSION CONTROL PROTECTION a
FOR ALL TEMPORARY TOPSOIL
s° r
STOCKPILES LOCATED ON—SITE. ' 1 0
2. BLUFF IS AN
1 •
WATER FOR C AND IMP
'DISCHARGE WATER WALL BE ALLOWED!
REEK OR TO THE FRINGE
WETLAND
b s�fi
,! PoSER OUT.ET , \ �1 , \' yAA.O <8 y J� w ..\ 1 t t
PEA DETAIL ON (' �.•, d Tj '', x\ !
lz E
>• : v wr
,� ? \ i t '•,� _. ` � � w . t `� .. S _ t \ � � U
o l 5 t P
. w tT c m 12 t q
W a
R
t 14
OAR
57 toe 3 t \
,: Y 34 $� 1 Q DRAWN BY
OATS
OUTLOT El { P , �Q 'ov w a _ "� ° N927.0 7/16/10
RENSIONS
UTLOT D nno rc.� ul au.
si m.w n an a.w.s
;x.., r d t t 2 n, I .�:� Ij IDs p 16 -1. \ C4 �\ x : l I w ei;no"m• -11.7
' fd �*S � � i .V. , I I - «f _ 1 1 R€ � • b T \ � / 11 "w '
1 �
. • . , ',.. ` ; : i f t ; 7 FILE
Nei 1_ 1, 1 , °ao• �
4 � BLU
' ,. ' : ; i • 0 ,``• 1 - - ._1r . s. 1 4
1
PROJECT NO.
sr - to , 21998 -21
;
r \
'.. •, ',...:..�� � -1" nos , it
k
1. CONTRACTOR SHALL PROVIDE
EROSION CONTROL PROTECTION
FOR ALL TEMPORARY TOPSOIL
STOCKPILES LOCATED ON-SITE.
2. BLUFF CREEK IS AN IMPAIRED
WATER FOR TURBIDITY AND NO
>., DISCHARGE WATER WILL BE ALLOWED'
'-TO THE CREEK OR TO THE FRINGE
WETLAND
Dv
.... ... ....
p
PND
. 927.0
AWL 93
UTLOT
\ ql!E 5-r- - 0. 1 MA l , gn
J, am 1p,
� R—owdlo
raw
.. ....... .
.59pM m
Z -1. N ........ ..
I :.1 I I, ��II I I,. � � I ITSY�r
q
7
3
-R) A I
P Al - it
_', /,
IN NI
0 0 S SCA E IN MET
DO 15D
1
I.t
"ENCHMARK
J
LF�
OM It: R.R. VINE SM114 FACE W IST POWER
PME WEST OF DRIVEWAY - N. SIDE OF
PIONEER MAIL - EIT.V, 910.34 NAM) N DATUM
16
11. Cl! TOP ALUM R/W MONUMENT 0 SOUTH
1. CONTRACTOR SHALL PROVIDE
EROSION CONTROL PROTECTION
FOR ALL TEMPORARY TOPSOIL
STOCKPILES LOCATED ON-SITE.
2. BLUFF CREEK IS AN IMPAIRED
WATER FOR TURBIDITY AND NO
>., DISCHARGE WATER WILL BE ALLOWED'
'-TO THE CREEK OR TO THE FRINGE
WETLAND
Dv
.... ... ....
p
PND
. 927.0
AWL 93
UTLOT
\ ql!E 5-r- - 0. 1 MA l , gn
J, am 1p,
� R—owdlo
raw
.. ....... .
.59pM m
Z -1. N ........ ..
I :.1 I I, ��II I I,. � � I ITSY�r
q
N5
E g
7
A
-R) A I
P Al - it
_', /,
IN NI
0 0 S SCA E IN MET
DO 15D
1
I.t
"ENCHMARK
J
OM It: R.R. VINE SM114 FACE W IST POWER
PME WEST OF DRIVEWAY - N. SIDE OF
PIONEER MAIL - EIT.V, 910.34 NAM) N DATUM
o • 1
11. Cl! TOP ALUM R/W MONUMENT 0 SOUTH
0
0
PROPERTV UN ON P OPOSED R/W UNE.
ELEV 03.67 NAY 00 DAN.
N5
E g
t \ q +t q1
S � \ q
\
\ a — j r EOF e s
m 1 fi `„ V
PIE
�.
,'1117 �_ ,i✓T
� *ptMa
Y
REVISIONS
.
i
n A I fv { A I ET ^ \
II'VIVI_vt.
en o Pew a�NFr arc1
_•J
��S I
' 1� CONTRACTOR SHALL PROVIDE
�m xl
'
EROSION CONTROL PROTECTION
_
,
FOR ALL TEMPORARY TOPSOIL
I I
'
`STOCKPILES LOCATED ON- SITE.
l
I '"1 50 feel
i
I
i 4 >, a�
1
J
UM 01. POLE SPINE S011 VEDA OF
D
P NEST DRIVEWAY - N. N, SIDE IDE OF
2. BLUFF CREEK IS AN IMPAIRED
i jl \
PIONEER TRAIL IL - FLF.V.• 9 O.SA NAVV 80 DATUM
WATER FOR TURBIDITY AND NO
CC
G zJ E 9
^ `I
,`DISCHARGE WATER WILL BE ALLOWED,.
`
PTO THE CREEK OR TO THE FRINGE
WETLAND
OUTLOT F /
�
/
I
ST_ 1 07
z z
t \ q +t q1
S � \ q
\
\ a — j r EOF e s
m 1 fi `„ V
PIE
�.
,'1117 �_ ,i✓T
� *ptMa
(
-
w
•
1
m
i
I 011 TLOT •' C
p ,
i
r '
e p
Y
REVISIONS
.
i
n A I fv { A I ET ^ \
II'VIVI_vt.
en o Pew a�NFr arc1
_•J
��S I
12
�m xl
_
SCALE W FEET
I I
0 50 100 150
l
I '"1 50 feel
i
I
i 4 >, a�
1
J
UM 01. POLE SPINE S011 VEDA OF
D
P NEST DRIVEWAY - N. N, SIDE IDE OF
CAD FILE
21 998 -21 0
i jl \
PIONEER TRAIL IL - FLF.V.• 9 O.SA NAVV 80 DATUM
PROJECT NO.
CC
G zJ E 9
^ `I
M
. 9S
PON
U I D
`
(
-
w
•
1
m
i
I 011 TLOT •' C
p ,
i
r '
e p
Y
REVISIONS
.
i
n A I fv { A I ET ^ \
II'VIVI_vt.
en o Pew a�NFr arc1
_•J
��S I
j
�m xl
_
SCALE W FEET
77 E
iI
I I I I I I I I I I I I
F
i
1 �,J
INVESTMENTSILLC
- '1 . ZO OO �.
O w add , yp o0
aar
REVISIONS
.
i
n A I fv { A I ET ^ \
II'VIVI_vt.
en o Pew a�NFr arc1
El.ro SP4'Ca (AA
a 3+0 abV IER qtt
wNMWg
_
SCALE W FEET
I I
0 50 100 150
l
I '"1 50 feel
I
i 4 >, a�
1
J
UM 01. POLE SPINE S011 VEDA OF
D
P NEST DRIVEWAY - N. N, SIDE IDE OF
CAD FILE
21 998 -21 0
PIONEER TRAIL IL - FLF.V.• 9 O.SA NAVV 80 DATUM
PROJECT NO.
'� c.
OM y], TOP ALUM N MONUMENT 9 SOVTN
NE
PROPERtt LINE PROPOSED N/W ONE.
21998 -21
3.3
.J
� \ ELEV.a 913.01 NA. ND 80 DAIUU
.........
915
910 x �I 910
PROFOSeo ._7
905 905
I � I 1 +23 tlo PN CJ {
900 9 ], s � a. PN v 4 900
M 938 E
895 _ 895
890�� 890
14+00 1 +00 18+ 1 +00
71 a 5 l �l
EMST
PROPOSW CEMERWdE
r
�:...._ .......
Nw, 01 .PN t �
�.` 940.62 N RV. I
Q
ffi
5 +00 5 +00 .m 7+00 8 +00 9 +00
BLUFF CREEK BLVD
BLUFF CREEK BLVD
Sn
UNE
000 PN
37 8 N H(EV,
C.10000'
12x00. PA
971.62 pN [tEV, :
M -0.
E � •a.
d
a
V
955 C S
OG J r
950 ...�
945
�7
940
C13 �
EF s . IJ
Ill
�Y�
m i
4g lif
W
REVISIONS
CAD FlLE
21996 -21PRF
PROJECT NO.
21998 -21
4.1
}j
W
8
730. PIA
g s
f2
F
i
94] 9.2 N ElEV "
q
S C
„; -
vc Is000'
930 .
._... . 1 '
'
- _
- _ .
_ 9
930
925 �
�. ?
'-
_.
925
920 9
920
_ .
.. _ ,...
......__.
d . . 133000
94RT3P)1
N
— EWi. ,
l
4
1
� I
i
i
u�
8
X
�
± .
.........
915
910 x �I 910
PROFOSeo ._7
905 905
I � I 1 +23 tlo PN CJ {
900 9 ], s � a. PN v 4 900
M 938 E
895 _ 895
890�� 890
14+00 1 +00 18+ 1 +00
71 a 5 l �l
EMST
PROPOSW CEMERWdE
r
�:...._ .......
Nw, 01 .PN t �
�.` 940.62 N RV. I
Q
ffi
5 +00 5 +00 .m 7+00 8 +00 9 +00
BLUFF CREEK BLVD
BLUFF CREEK BLVD
Sn
UNE
000 PN
37 8 N H(EV,
C.10000'
12x00. PA
971.62 pN [tEV, :
M -0.
E � •a.
d
a
V
955 C S
OG J r
950 ...�
945
�7
940
C13 �
EF s . IJ
Ill
�Y�
m i
4g lif
W
REVISIONS
CAD FlLE
21996 -21PRF
PROJECT NO.
21998 -21
4.1
930 .
._... . 1 '
'
- _
- _ .
_ 9
930
925 �
�. ?
E O3RN0 CE E( wt
_.
925
920 9
920
_ .
.. _ ,...
71 a 5 l �l
EMST
PROPOSW CEMERWdE
r
�:...._ .......
Nw, 01 .PN t �
�.` 940.62 N RV. I
Q
ffi
5 +00 5 +00 .m 7+00 8 +00 9 +00
BLUFF CREEK BLVD
BLUFF CREEK BLVD
Sn
UNE
000 PN
37 8 N H(EV,
C.10000'
12x00. PA
971.62 pN [tEV, :
M -0.
E � •a.
d
a
V
955 C S
OG J r
950 ...�
945
�7
940
C13 �
EF s . IJ
Ill
�Y�
m i
4g lif
W
REVISIONS
CAD FlLE
21996 -21PRF
PROJECT NO.
21998 -21
4.1
BLUFF CREEK BLVD
Sn
UNE
000 PN
37 8 N H(EV,
C.10000'
12x00. PA
971.62 pN [tEV, :
M -0.
E � •a.
d
a
V
955 C S
OG J r
950 ...�
945
�7
940
C13 �
EF s . IJ
Ill
�Y�
m i
4g lif
W
REVISIONS
CAD FlLE
21996 -21PRF
PROJECT NO.
21998 -21
4.1
V
955 C S
OG J r
950 ...�
945
�7
940
C13 �
EF s . IJ
Ill
�Y�
m i
4g lif
W
REVISIONS
CAD FlLE
21996 -21PRF
PROJECT NO.
21998 -21
4.1
STREET A
STREET D
•
vil
�" N�
{
�
1
X
w
A4
�
�i�i
�i
I t
960
.......... a.00. PyT
�.. _
_ - ? _...
..
..
. _.._ •.... ,. .. ....
_ 960
954. N E1EY.
0)
�
i
i
w _000�oo
z,
r
I
!
955
..... _ _
__. i EOrnNO aRrcRUNE
PROPOSED
_
-C *RUNE
_
955
8 g
950
8
-- —
, ,
. n.5
950
945
945
�eek_�
�
940
:.
a
8� !
S
r
val
I
I
940
935
I
�
_ �._. -
gopx
-
bNFi•E"
_
_
___..
_
_
935
.
970 k3
M o�af�
r e
930
_. ....
...
;..
_
�.
} ..
930
925
5
i
f
925
I
Rs
920
E
?
920
O +DO
1 +00
2:P
+0
44-00
- 5+00
6 +00
STREET D
SCALE W FEET
0 I W
200 ]00
1 Ma. 100W
-;1
Landscape Notes: DEVELOPMENT WIDE LANDSCAPE PLAN:
�, v. w.✓ vrwMaw��wr +rwrrwrr"brrrrw ✓�«rws9wr✓w�✓wr
r•. w+ � .srw.�++�u.✓w.✓r✓+a..U..�✓s�«{w �• �� «✓• +�mw wa�w"s " rr w�.M' ✓«.�«"�uwrnrwu«�
rB� .rr taN N�w.1..r.wrwNrr
PLANTING PALETTE: w
ID OLMN:
COMMON NAME IATW NAME BOE MW.) ROOT I COMMEM
CIXlU'FAWBTReb
A
B
C
1]
316
3112
BAIBAM Fq
NORWAY pPRUCE
BUCK NIUB BPPUL£
AMU B.H.nU
PMUMfU
Pkw12 Wr.a
SHOT.
pNOf.
pNOT.
Bb
Bb
pb
FULL FpiM
FLLL FORM
iW.iOpM
D
DECauous
9l
meb
A- PBiE
PHU
NGT.
0412
9FECBV =W FUL Ppp1
F
G
41
0
x]w
REOMDNOUHOEN
COMMON NACKeERRT
nq. MMNOB.n.cPRN'
CN9.NNBNW4
x.s•cu.
26•
eb
Bb
F.uTNrnRnL
H---L
H
AUTUMN ALAS MMIE
nli'd.0 ��
2vmp
Bb
N
HEALM .
x
112
OIBCOVERY e1M
Ulmw U"IBMM w.
IRNNU 9Mmary
WCAL.
BBB
HEALTHVIFULL
K
WNLE
OUmw.M
31.9' CN..
BBB
PR
L
45
{9
FALL FIESL-
FIESTA BULS
AUruaYUMn eNI.Y
26•CAI.
Bhp
UM
HFALTHYFULL
W
B
BUROAK
WXRE9PPE pWW
Owms m.aetry.
B m N
29'CAL.
x•CAL
Bb
BBB
ePRINOgp
SOMEC
O
]
PRAtaEFlPE CRABAPPLE
e
MRp %AUHfM
TCAL
B
NFALTNYBl1LL
OECK)UW09MUb
O
R
8
10 IBANn OpOWOl.O CamU.MU. tUrT
912 AAIENCANCRMlbRRT0UN1 Vb.rwn BlNpirn
712 COMMIXI PUI9PIP LBAC 0 WANY
BOAI
xOAL
xpu
POT HFALTHYRULL
POT HPKTHYFVLL
PoT NPKTH=
CONIFEROUS TREE PLANTING - SECTION
L.
C1 �g
a 5j
0
a �
K
Ah4i
S.1
A -° Are�r, o
—A— „rFxK�,nglB ra,
�u�rw: uxifss Noorm xwox til rKSC od.` oDauGns
M'. xl'VOxWlln N' LN5' OMIN+CPAR ID URIV.'F. INf
D�C Cx°LL' CiGVAKN Nona' SK2N M P[OaaFC UxDLx
AP,M �o, ; b MF r�Dx YD x,,,,DRN�ND ANY
px�(vN( b >, -. N GnFS uCTAO MG DP
� B00 -ibi -nab).
ux'o a.alxo v*ias wni -cnK un�i5ry ccwM
-: o 'Jxbrwpna.
. u(<c«s5nxrpx As CAFIW SGP ow ¢v. wNmACi DoanfNrs
WALL . RRRO u ACCNAUpf MM A(c ovtA aCCV[RPMaS
A All l01 AxD [AB(xcxi gMMVp58 MC SU0.ECt ro nNAt v5A1
Ov'L WiM Wt N�a.N ° OL ra,iLN v[ Qy rK 4x0
W' -A Rw ms "no "owiw x'N°aiw:wo�xi '° rzo MD
xucnox lxmAx'
ar.
n
A. iWPO4 A 5[pYLNiAnCN 8ABN8 AND WYI'ALL 5'ACUR[S
A. wu' ° i i x c °1 + Av r PO MD �ax . w 'L' AN
C (aww rnumRUn�ax).
° n s�ixmRwp a w� �, scAa
` cwsralpnbx.
Mn NNxi t [RPmN
.ru R.iiroi�.v: AL answf ca±CAl�;ass
KcESSAxY .x aom TO BR AR On A u cr ADU.PUSr nawm.
A Cdlma lAGL1K3 SNAU Bf — . r BY MC
wxgAC DP
AE SpPUC mAauc rRATpxs. ANr 11-
dlSML 5RaG1 M[ ro BE afYOVm A6 CNLLD rM 1 nl[SE rUNB
a a:iciia er ° iwc eA.- .a. wn rwc+on's
n.EN "I w �v nocn ,ae w ,cconoMn'
Nwai ADIN. BYs
I n¢ ecxs+ :i¢AS m¢s ro +n z Lr
b xAY51, br �M twavvd.
�P o•.!^^ Sala rxax -_ca
AT ttamC,n .:M 190tlfD �r - a �: rI.Rx4NID [D
SeL
Al iwA o %rnoae ^ vo l -1 I1- oK vi:a�uce 1
nxcx —A, cDNrzxr
N I I C OVµ�wry��tU " A UNVUx oP pb; p' SIA.AAD PROCIW DO PY,'
D FD x NIfAS BCLOw M[ UaPFR T-c "0" b SUBORAq: K
R'A S KT. wAK OR VANKMC IArR. ML cPNmACroN wAl
�x "Kr TM *xAi w.l sau Bc xoi umL iNlw mafr rfaaxiAa rwns
L = oL�,b,AKMO �a nM D,. ,i,vaB ��i
Das,r
a [ w nn A //p U gq xc iaeRMa ° ray wrsc � alNf of
SLA AcCOWA wSM nfSF VLM9 un YEGM.,n E TV
xDw��Li°
A
�e"ezo ° c s i. r iila 5 S" �` °R As o *wig dnco
7F xCf+Kxc "" A.S. Am05 sU,
A
?, w ARrw xx( MO OCNVTY KCDS i0 Bf te—. D
T. � N11rYx wNl rDUNUA'nOx
C�[v�npiR. � w *� Or YSR WALL BF AnuKp
1 -1 S ', 'D B° ,uOr M fO FO q <w51RU C�M I W IxD DC a ML NAvu0v vD!' YAPO SSMACRV 0'.. r0 !Hf. PlAaa.R 1. v'fVW
+P A-'. FAµV UrNSJp MIF q]l cG:dnw6 M[ FNdw twC0
"99D, x[v'90xaAWn pY i0 M CA. P U.. spin
+ 0. 'K COUpnavS 4x0 —A. [ n4 au50 a M
W[ MEAv
'C d+[arICHlY xOnn. n:r raSANYp Nn:
q _
, . Ox 2MUSYESpv� 0 0 FVnU µ [C. All D:biuxe[D
a eP, s fr:s.Al wwl Be IT.. . R iaDO uIR ° AT
" A ' 1.IA Mus suu BL uwwm 'nrN nr Mf �
e[ vli�rz +ni.:i i pus -P. AU. n'iw uor "Ra -AT-
nl.
.1. A frt ° n'Bm''AAw C '', SN.B i �i �u�neo
v0 BC lAND AttD wiD�M VUD SiV awWE d.J %.. Diq aN
w $aiADL[ xFAxS R1Nx XCdxO MRR up54.Bw I,
Mr ✓ M1ACiCn i Cd+ur uWO " M.AS.
O T, Sxu �B[ Lu' St M td *N0a °A ORCR�aR
AA d DL�Pw ON 1.,: .11
00 Oi E *AgavEp BNUI Bf K -SQAW +Y +NE
InACi0R;1 L'AM.xe[.
I. , x —.1. FARYiK LOTS AID IQLS UT- TOR wat[53
x[YS INM axc CDxS1NUCINMI vrf vKY a' px T AND
t' vTf w p x0.w fpl Mr. vn' er. a5�' rYSP B,PfA.R
I wD n 0.l0' rpr LNpBCM[D /AVw MEAS
SP.ELYS_f- B91E$.
MFM Aa0vOFD M JAYC5 KKL q�C M ql Y ABWTT BBD" �iNEVRM
Is rwu°[�o w � wua wi L c"Diia ° v °n'avws alDw�
-.. b'-'--- --
I� f
C — _...._.'..... . _ ........ +..._..........
._s i
RAMP) FR SECTION (F)
RAMBLER LOOKOUT SECTION (LO)
RfI�- •. R d AM9LER SIDE LOOKOUT SECTION (SLO)
RAMBLER WALKOUT SECTION (WO)
RAMBLER SIDE WALKOUT SECTION (SWO)
LOT BENCHING DETAIL
RECOMMENDED HOUSE TYPES
J pnw «4 b6
g t q WlW rrwW1 LA- .M'�o[x '[LLVA _
Swo 1�� a w um�"'ivw� � w'�w'o nN�rcn WT
irr "�anfVm , wti r A g"[A•'
SLU A. ra Awe a o.+wSKs
x650 MRC'AI�S,r'/�iA m Y Srui
)
E
PMOPOfED OSxlaia v�P
,w ,< �-9206
� ENBTwO OrNTWP
srosAa onAHAa ( 920.0 malm a.Be Divncx
RWO afw.o�om NwQ rwf
wazsrro aMAx aoB�82B.0 rnsco aADB aAVATwn
AMY;m gbvEWAY (Bi0 Sli) SETt � �)
FSYVARpS�
Ai 101 CanA[ aROPq<D a0w
2**6 asxmf DR.,
5 -100' ( STATION
TYPICAL LOT
t
w6
'I^ m
4� r
Tr
M ® AAN w .n
.� ®..
ALL 3:1 SLOPES MUST BE EITHER SEEOED
k STABILIZED NT01 FIBER BLANKET OR, IF
SOBDINO, THE SOD SHALL DE STAKED (TW.)
PROPOSED BUILDING
SITE
ORAOC
uilrimu�"'�
5Ld1- Sil[PT BACMNa. YAlDtl4
Sgwmb
Al
(ro ' TD ac"xe °r mnm e: ms am®l
M TO MOOIw[ w YJlCT YARAAL)
BUILDING SITE & TR T e- RAD O !RECTON DETAI
-.l
.� ®..
ALL 3:1 SLOPES MUST BE EITHER SEEOED
k STABILIZED NT01 FIBER BLANKET OR, IF
SOBDINO, THE SOD SHALL DE STAKED (TW.)
PROPOSED BUILDING
SITE
ORAOC
RFNCHMARK
RL( IN: R.R. SPIKE SWRi FACE Of 1ST POWER
POLE. 'MT OF DRIVEWAY - N. SIDE OF
PIONEER TRAIT. - ELEV, 950.34 NAM 08 OATDM
0(A 12. ROPF.RTY LANE ON PROPOSED R/w LINE.
rt.= 913.0) NAVD M DATUM
AWANc
xCKH 0
1 D F SWAM B[NC11 ME Pap "D DE
%NRE �' .. RW NO. J50 SEW
3 IN, —A. B[NGI xEFD xDT BE SCW W.
b
Yr OLE I / -FINISHED GROUND
uilrimu�"'�
5Ld1- Sil[PT BACMNa. YAlDtl4
Sgwmb
Al
(ro ' TD ac"xe °r mnm e: ms am®l
M TO MOOIw[ w YJlCT YARAAL)
BUILDING SITE & TR T e- RAD O !RECTON DETAI
RFNCHMARK
RL( IN: R.R. SPIKE SWRi FACE Of 1ST POWER
POLE. 'MT OF DRIVEWAY - N. SIDE OF
PIONEER TRAIT. - ELEV, 950.34 NAM 08 OATDM
0(A 12. ROPF.RTY LANE ON PROPOSED R/w LINE.
rt.= 913.0) NAVD M DATUM
AWANc
xCKH 0
1 D F SWAM B[NC11 ME Pap "D DE
%NRE �' .. RW NO. J50 SEW
3 IN, —A. B[NGI xEFD xDT BE SCW W.
b
Yr OLE I / -FINISHED GROUND
PIONEER PASS 1ST ADDITION BTIESHEET
SITE INFORMATION 1.2 -1.3 y
CHANHASSEN, MINNESOTA EROSION & SEDIMENT CONTROL DETAILS z1
FINAL SANITARY SEWER, WATERMAIN, STORM
FINAL EROSION k SEDIMENT CONTROL PLAN 2.2
SEWER STREET CONSTRUCTION & EROSION & S BLUFF CREEK BLyUWA1ERMAIN CONSTRUCTION 31
BLUFF CREEK BLVD 3.2
SEDIMENT CONTROL PLAN HEMLOCK WAY 3.3 pC� 9 ti
HEMLOCK WAY 3.4
FOR MAYAPPLE PASS 3.5 4
RYLAND HOMES � EEf CONSTRUCTION N 4.1 -4.4
E \
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 BLUFF CREEK BLVD 5.1
sr Asa PHONE: 952 229 -6000 FAX: 952 229 -6024 BLUFF CREEK BLVD 5.z cc
HEMLOCK WAY 5.3
PASS .
_ MAYAPPLE 5 4
DETAILS 8.1 -
8.2
SITE
II CMSTNG ASPHALT SURFACE
IJ mom E%ISRNG CONCRETE SURFACE
1
t F.XISTNC GRAVEL 'SURFACE
1
. m ,: - I I •••j ' f / � E %ISnNG DELINEATED WETLAND y t E
i ' - . -� WE TL JELINEA'IION j , !
b 5 F i 9
_ f 1, 7
F �) EVS1114 REE C T LINE /TREES SCS�C�
y O EASING WATERMAIN 8xj
lL SANITARY SEWERED1��
7]
CX STING STORM SEWER
E.".G O Il
uN E
• - Y-:RNF.AU POWs
'••'" ° .... �. %: kV I F. /POWER P(XF.S
E
-tr+,: _. ....: f Ir J` 1 `., o EX WELL
____ .•A]
__________ ,
1 -SING TELEPHONE PEDESTAL
13 �� y
°q � EIC N NG FENCE
CURB
- y • 1 I s \1 OV I EtlSRG Q
SITE MAP \ EnSTNG H E AV fEN E SILT FENCE
...:.:.....: .
- ' -- " - s- �•' '4' 1 s r '\ E%ISIINC POST GRADING SILT FENCE ^
....:.. :::....: ' Fi
NO BcJ9[ r..Ea ...._.__. ^ .^ x
.f, rr C3^ - - - '- EXISTING TREE PAR SEDI MENTATION
FENCE
v
( ^' EXISTING TEMORARY SEDIMENTATION
W1LEi P VIPE
s1GRU sEWEe STRUCTURE SCHEDULE {.� rr .\ I 1 ;. T 01"1 ,r.-`� CO G
3 I .>; ( A oT0 ,:�f NSTRUCTON ROCK
f,�i1l
x rH EXISTING TEMPORARY S [�•]]
i I - - •• '
SE
DIMENTAnON BASIN 3 p
EXISTING 9 J
r m d •- r_r : :
BENCH (10:1 4AX ETM g
e v. _v I J i : L. -o• _ XISnNG SEED k MAOOi
_v ¢,.» - - I BLANKERY 3 EROSION CONTROL
CATEG
i ^\ ' I 4_ E %ISTNG WTMCO ^C"
✓ w
mea x. `r r.v �.�{ 1 T I !
b \ i BWFF CREEK OVERLAY DISTRICT SIGN
-^'' W �A LS
- PROPOSED STORM SEWER W
f 2 A L °•r• ''':� — r• — �•••m� PROPOSE. A' PERFORATED URAINT.LE w
PROPOSED RIPRAP
PROPGRED WATERMAIN Q
"` ` "•a .�- -v ... ±" , PROPOSED SANITARY SEWER
1 A •a ' "'° "' -- PROPOSED SANITARY $ERNCE -a PVC $OR 26
a
f
- - - -- - - - -1 M(111$1 WATER S011E -1' COPIER TYPE. k
Nll PROPOSED CONCRETE SUNFACE DRAWN BY
G A 4ESM[NA 1 Dj - OPOSEO ASPHAL SUCE CJK
IR T RFA n22 .sOO DATE
��Jff . PROPOSED CURB 8/20/10
I ' PROPOSED SEED k MADOT CATEGORY 3 REVISIONS
EROSION CONTROL BI.ANXET(TO BE INSTAIAEO
AFTER COMPLETIDN OF UnUTY CONSTRUCTION)
OR I Afl A unu EASEUEN]S MINIMUM CITY SETBACKS PROPOSED REAR YARD CB PROTECTION(TO
Aef oW ®
FRONT 25 FEET BN y1: R.R. SPIRE INSTALLED ATTER C PUETION OF UDUTY NE SOUTH FACE OF 1ST POWER CONSTRUCTION)
SIDE (HOUSE) 5 FEET PEE WEST OF ORAIEWAY - N. SIDE OF PROPOSED DITCH BLOCKING(MADOT TYPE
SIDE (GARAGE) 5 FEET PIONEER TRAIL - ELEV.- 910.34 NAND BB DATUM 3 TO BE INSTALLED AFTER COMPLETON
L5 SIDE (STREET) 20 FEET /W MONUMENT O SOUTH Df UTILITY CONSTRUCTION)
SCALE IN FEET BM A2: TOP ALUM R
O 150 300 450 REAR 25 FEET RROPER LINE. ON PROPOSEp R/W LINE E`i PROPOSED WMCO(TO BE INSTA0E0 AFTER
ELEV.• 913.67 NAND 06 DATUM COMMF,TION OF MEET CONSTRUCTION)
'
P 1 WcM1 •ISO 1.0 PROPOSED HEAVY -DUTY SILT FENCE iD
r - ' ' = BE INSTALLED AFTER COMPLETION OF
.__. PROJECT CONTACTS UTILITY CONSTR1CFDA)
GOPHER STATE ONE STATE ONE C� L2D : ^T DI NEEH G . G. CDC-ER. .POPE$ Ii. I,:A. NC
CALL 1TI HWRS BffORE YOU DICI (9'v2)- HSD -S•]Aa (0) PROPOSED SILT FEN (T BE INSTALLED
IWW OTY AR 651 - 154 - 0022 ( I .C^.,tl -GXLO (M7 AFTER COMPIETON OF UTILITY CONSTRUCTgA) CAD FILE
BEING 5 fEEr w WIDTH AND ADJOINING MN. T0U TREE 1_6pp_252 - 1166 'R, acxs EG U Nu D'ti on k MANAS. K .. +e4f5 (52) .S� — (0) 21996 - 21TSU
AND LOT ONES. AND 10 FEET IN WIDTH -, SE G WXixS PR :COX ul
r E. n. a C - Iu cIrh —=N (5. > / 169 (0) PROJECT NO.
AND AD ON NG S MEET LINES AND C G EA n a G TROP' MP A ESt, ]5] 2JIB (0) FUTURE S ANIT ARY
REAR LOT LNE% UNLESS OTHERWISE n. FIFA) xxx��%%%N '^-""- '"` —' ---' FUTURE SANITARY SEWER
INDICATED ON THE PLAT.
�;XUTPACIOi W ..R. TND.,':'. T. FF (YFRrNNFD (x %XJ %xx %%% %v FUTURE STIX4M SEW¢! 21996 -
CCC =- J
FUTURE CONCRETE SURFACE 1.1
�T ,..,, � r ! ,� f .;..ei ' �R � �.., '�J � 1 � ' -�•-l- �ik'rial F,.. g
I EE Cry r yE
GROUP
g
"" S IL G OUP '
CIO
f t r # A r J�rr 1 N
g $
s NIQ r � a
> t 1 ,
B /D
v
y ..� i J >t y ✓ j 1 �" f i j I j • SOID • I I ROVP 11
i ✓�� l 11.• T I C, y � i 1 GROUP - i
1
r.. 111i' oft
A BALAwp /.^raJSl i f ♦
w
r �
A' TM WIL K \
,! ¢E
�.:'
= %'+•^` s
) e
r
��. !.. e$ I L 'w, {~ •,,,� ' � 1 l � ,.. SOIL GROVP c \ r } j E 7 O
Cn
lit
i L YY
w
.'' , .r� .t /i•rt )y { % B /o' 1 �"'. " ' r y "�'` ."�� 1& v� ' �8
4 / " 17 � 3 f ti
USGS MAP
1 Inch 1000 feet / f ~�� O
- a
9° S01 }
DR AVVN BY
SOIL GROUP MAP DAT
CJK
DATE
1 inch = 200 feet 8/20/10
z n REVISIONS
BENCHMARK
OM y): R.N. SFKE SOOT! FALL OF 1ST POWER
aqE W.5T DE DRIVEWAY - N. SIDE OF
PIONEER TRAIL - ELE- 910.30 NAVD 86 DAT1M H drdeale Sol Groue Sol Tatum
8M 12: TOR ALUM R/W MONUMENT 0 $D
PROPERTY UNE ON PROPOSED R/W UNE. A Sand, loamy land, or WDdy 100.
ELEV.• 913.87 NAW 88 0ATU4
B Sgt loom or loam
C sand day loo,,,
D Clay loam, .nty doy loom, randy day, arty day, or cloy CA 9 E
6 -21
21
u' PROJECT NO.
21996 -21
i.
%
IV aa
rrr,
�1Yr rrT
fJr;'lrn
rr .
I
6•
f rrr, „ri5 y ■�
.gR 1,.4'2 • !r f y�\
—iY '�rrr r 6 Fr
+.
f4<:
R Q
f
EXISTING DRAINAGE
1 inch = 200 feet
z
RFNCH LARK
BM p1: R.R. SPIKE Sc 1 FACE Of 1ST POWER
POLE WEST OF DRIVEWAY — N. SDE OF
PIONEER TRAR — ELAN- 910.34 RAW ee DATUM
BM #2: TOP ALUM R/W MONUwAT O 5OUTN
PROPERTY UNE. ON PROPOSED R/W UNF..
EIEY.. 913,67 NAVO e6 DATUM
C.V
b�
i I lid
t
J !-i, f
z y y
9 F
�i
z �
ll
W
6/20/10
RENSIDf.15
PROJECT NO. ■ t
2199621996 -21
/.3
PROPOSED DRAINAGE
1 inch = 200 feet
z at
am"LAMINT,
CA %1, 9
=Ur
sr
N rP — . 7
CATCH BASIN INLET PRoTEcnON - SFOIME14T I'll TER RACK
TEMPORARY SEDIMENT TRAP
rLW
FLARED EF�CFCTION IN FT PRO noN
TREE PROTECTION FENCE J' 'o-. . — we
CONT EROSION 1A.K11CA..R1 I
(TO BE INSTALLM PER UANUMMME'S PECIIII(ATIONS) HOR GRADIN
I WEW
CROSS SECTION PROFILE NEW
DITCH CHECK - MnDOT TYPE 3
PROJECT CONTACTS
-4cy --
CAT, . L — .TEc,: 7,,LL — AGG — REGATE
V UF 11 .f
. . . .. ...... .....
11 � O'Ni
- O. C—. P.E. -- JAWSR. HiLt. I NC.
m o
mm- i., -
,131%;
J
M
)IM 13IN: -K S%M.— - LAND D(.WLOPWF.Nt MAN-11 - RYD -(.�
P.IL .1likil. - -X W0 l 01, IX C,,,
NPOES OF'F'ICER: 11.
TO (,01A., M
(fill) 6480 (M)
(651)-757-2719 (0)
1,2=:,,,
c*
(D �-
E
jib
Z;rr
m
UMAX.
A
i
i
7
OUTLOT C
r �\
I
1 i �
I � i
I i 1
\ 11 111
\ IR 1\
\ 1 11 1
\ T
\
Nom
WN CH
AQUATIC —.I Y STOPM lC N RG 06NPBC0 BY
UTlltt E LATE MUST TIM BC MO MULED MM
1A 6TUI C MTC SLED IMMEBIAIEIY AFTE UTI L CONSTRUCTION. Ci
2� 2 ALL REM YBRO CATCH BASINS MUST HAYS INLET PROTECTION y
NSTALLED ON TNEM IMMEOATELY AFTER NSTAL..LTON.
L S NUT PROTECTION (MMOD MUST BE INSTALLED IN ALL STREET �_ w I S
i CATCH OASINS UPON CON —TION M STREET CONSTRUCTION. V)
L_� ( A OPOSEO 511 FENC[/O TON — XIIS /CR PROTECTION k
f
.. ROSION CONTROL BL NNET MUST BE NSTALLOO IMMEMATIly AFTER N m
UTllry CONS`NL.ODN. 6
P 1 - 1. A. CIL—C SIT PENCE OR EROSION CON.01 ....IT TNtFN /k/
0 BY — CONTRACTOP MUST BE —CED OR — BACK Y�
( UP MMENATMY — UTU11 CONSM 1 ON (INODENTN. 10 1y
CONSTRUCT.) yl `j
Y 6. SOD MUST BE NSTALLED BEWND ALL CONCRETE CURB k y 44JJ Y
\ i CIITTF.R/90EWM.N MO ALL AREA PSNRRCD BY
CONSTRUCTION MUST BE CO. Sl AND MULCHED yUTA)yLY UPON (n
F Co_". OF PRIVATE UT", (OlE) gW$TRW:TION Y '
L $CNE IN FEET s
\ 0 60 L2D LBO
..........
' 1 Ina . 60 RR61
BENCHMARK
( BM YU R.R. SPINE SOUTH FACE OF 1ST POWER
POLL WEST OF DRIVEWAY - N. SIDE OF
PIONEER 'IRAIL - ELEV , 910.74 NAW AB (IANM
BM Y2 TOP PLUM R/W MONUMENT O SOVT1
PROPERTY LINE ON PROPOSED R/W UNE.
\� b ELE— 91;167 NAW BB OAHU "will
1 11 =60 R
? �
°
o
� 1 " ` ISM
F
P. x
� A4 � x3,$ i•'A'�'k3� ��� � � � T
Yi E/V � q�Q
d
DRAWN BY
CJK
N'
DATE
8/20/10
ya'
REVISIONS
. I
I
CAD FILE
J�F
PROJECT NO.
` I
21996 -21
12
1 1935
OUTLOT E
3
OU�L(01T b"
2
N
N
CREEKg
1 1935
OUTLOT E
OU�L(01T b"
N
OUTLOT C
$C IN FEET
cl, 15• Rw
UM #I: R.R. SPIKE SOU� FACE OF IST P(AVER
P ' DRIVEWAY
OLE H EST 0,
P clt�. - H. SIDE 01'
10IIEC. 1-1. 910.3 NAVD BH 0-1.
T RCP
-
BLUFF CREEK BLVD
BM 02• OP ALUM R/W MO WENT & SCI.I�
P
E L E T 913.6) 1. 1 ZA W I B O DI C % Mi /w I I W C
... . ........ .. . ..........
. ...
....... .. ...... .........
. . .......
FAjM(, C W?Mux:g
........... ....
2
........ . .......... .
. .......... ..
955
950
. ......... t T ...
.... . ... . ... . . .......
... ............... .. . ..... .... ...........
. . ..........
.. . . ..... ..................
......... . .
i FIR TERLINE
CP
-- 7 — 7
7
9451
...... . ..... . ..
. ...
. ... ....
. . . ......
2 Dip
7
935
. . ........
7, ._1
2 RCP
............ .........
. ... . .................
. ................... . -
........ .....
... ....
....... . ........ ........ ........
.....
.
..
.... ...... .
930
211 pvc `CR
. ........ . .......... ........
. ..... .............
J ........... . . ......
.. ...........
Sm
............ . . - ............. .
. ..........
......... . ... ...........
1 ...... . ..... . ........
925
— F
OUTSIDE
VA I
I.....
, , ,_ .....— .- m --,_,
T-9
IM Rr 1.
915
F00 1+00 2+00
3+00 4+00
5+00 6+00
11+00 12+00
DRAWN BY
CJK
DATE
8/20/10
REVISIONS
CAD FILE
2199S-21SS
PROJECT NO.
21996 - 21
1 1930
1
- - - - - - -- - -- 1
-
-- 4
o/
FS
A
5
12 °t � � a J
� #
J'h I
m 3 13 NS.
i5
%
-6
16
17
O�'
7
'2q
1211
8
01
A
OUTLOT C
1 0 N
i 11*11
.
VF
IN
14
z
15 1 1 � BENCHMARK
0
_3 ON #1: RA. SPIKE SOUTH FACE OF IST POWER
POLE WEST OF DRIVEWAY - N. SIDE OF SCAL IN FEET
to�
- ELEV I.
P IONEER TRAIL ., 910.34 NAVI) W DAWN o 1.
OT D aN '2; TOP ALUM L R 1 4 E W MONUMENT 0 SOUTH
ON PROPOSED R/W UN I ML
PROP E.
WAY 913.67 NAV) 88 DATUM
I'D
8
r
Si
t
n I
945
.............
4 . .. ... ...........
.....................
..... .... -
PROPOr! CENTER �E
. ............. . .. ..... ..... . ... ..............
';i
-22.05
. ..........
94.5
U
940
- 240
935
x w.
oo
935
P4
eENTERUNE, f
R
.1p
930
r4sTIN0
.
930
ORAVT BY
C K
.... . ...... ..... . . ..... . ....
..... .........
..........
.. . ....... ....... ....... ..... - ...
........... . .. -T-
. . ... ............
DATE
4
8/20/10
REMSIONS
925
...
. . . ........ ... ......
-------
d ... . ......... ..... .
925
at
920
1111 11
,
.......... ........ . ... . ..... .. . .......... I ... .....
... .......
. . .......... ........ . ..
PW - mR25 Q O;tOI
" ---- 7 - . .........
R 201*
' --o- "PVC.
SOJV 2V� *-0:40V . . .....
220
SOX 35 v
915
i4V: R 35 9 o..
..........
— ---- --
915
a
CAD FILE
21996-21SS
910
........ ......
. ....... .... . %
. ... ....... ..... .... .... .... . ... . .....
. . .........
910
—
PROJECT NO.
21996-21
q
si
905
25+00 _4;LO0
3+00 2+00
21+00 20+00
la6O
18+00
' � -------- 'I r --------- - - - (�
II I -
1
I 2 11 1
3 4
OUfiLOT E ',
—'L... —..._. ..
8 f .... ,, .. -
t SI `
':: x v' i NDE LEOEN
ti e•. r >4 I S I e}80 1 1 u
�ii M>'.A �.XI. 1 (IiG 1 Gt «AEA y
i Dy 2 R_
3 xe W
_ D
/' / i; �,y en> i t aU WEB __ _ _ -_ -J L- __ - -.1 i �• ' I .,,,,' • a Do1wnG11
/ / �, WVWnF> O,t..'�' '� ' � •..J L -- `"^.; \ 1' ex1 1• i+FE Y Wn01ro uK � � Ai V
Y
7 — WA � -' -�� _ —- - -- --- — —
- 6 F'•STMIM« - w
MwLax rA>)i
e -a K• eEw� '', „- nA -lweo' ,�
; i m""�' Y
SCALE x FEET 8Ce e
8 i e
OU Tl OT E \ 8
�I
7 /7 t` '.� . BM Yt: R.R. SPIRE SOUIN FACE OF IST POWER 4
} V \ PONE WEST OF DRIVEWAY - N. NDE
7 OF
MOWER FRAIL - ELEV.- 910.36 NAW 88 DATUM
x
OM M]: TOP ALUM R/W MONUMENT O SW1N
` PROPERTY I1NE ON PROPOSED R/W UNE. O
HEMLOCK WAY ELEV. � 913.67 NA`. PB DATUM A
1 t SEMN 7 -
945 t g I 4 E10STING GENTEAL «E I I d Yd
1 ._'d !. 945 .i
qq - __.... {. _. yq o
� .�'1
21 M
_..
F
940 ( 1 ( } i 940
1 . , 1.
935
935 a
r • ROP
( • i � jjl j , 444 o
930 930 .�
1
I
I
925
'.
-
75
j
I Tg�
I �E
F
��
:
1. ;..:.....
:925
DRAWN BY
..... .i
_ _ .�_..._
......,�
"*
b Y
_i.HA
4_ _
8
1
i I _
+ .� ...._
...I I
_
c ,nc
920
- »r /'•
L 1
2 .6 PC
90
50 2 6.* O �i
R 119
8
C -SDR 20
•OIOF
j
I
-'
920
6%40/10
REVISIONS
-
=
t
._
915
1
j
I
1
'�•
i
r I
I
I � _ i
i. t�
f
910
I
'
I
910
.;,
z
- ... _.__...
r.
F .,..
905
_ _ _
;._. _
1 _
_ t
_
---
;
905
CAD s
N
------
h.
...
zt
;
I
'
PROJECT NO.
21996 -21
900
._
900
a.a
9
OUTL OT E J:.>
<
Ind
51 X
4 --- — ----- ------
--- co)
7
2 E g
V
2 . ...... 7
w.% r---
9
8
n 11i- 5.919.0 % ------------
dtl 4
a ?,
SCAu IN FEE'
D 50 Im 15o
N.1— IAM Gj
5 50
12
A,
BENCHMARK
O
RIM 11; R R. SPIKE SOU� FACE OF 1ST POWER
P POU WEST OF DRIVEWAY - A. SIDE OF
I IONEER TRAIL - ELEV.- 910.34 NAW U OM� 0
14 AL 1W
R/W UNE,
I� 1 F- 15 , ` " \ \ \; J ` ' \ 6 PROP ly LINE PRCPOS�I)
LLEI.�
u, , MO 0`,
67 N— 88 DA I
MAYAPPLE PASS
r
955 V iEgi' 84
955
. ..... . ... . . ......... .
Qln
... .......
E. InNO OENIE�JNE
71-INE >i
Ali
950
....... ...... ... .
. ....... 950
7.
0 0.
945
945
P4
r
DRAWN BY
....................... ... I ...........
940 .... . ... . ...... . .. ...... ..... . . ..... .... . ........ . ......... ... . ... . ....... ... . ......... ............. . . .. , ... ......... . ......... ......... ......... . . . 940 cjK
DATE
/20/
935 ---
935 REMSIONS
. .... . .... ... . .......... ..... . .......... . . .......... . . . .. . ..... .....
A .
8
- I x 930
..... .. ...... ..... ....... ..... . ...... .............. . .............. I
.. . ......... I . . ..... . .... . .......... ... - ........ . .... . . ... . .... ........ .. .
-:9 925
925 —4 b.
920
920 CAD FILE
9 21996 -21SS
PROJECT NO.
a
-21
915
21996
3.5
I I 91
I I �. 1 ,5
6 +00 7t00 6+00 4+00 -- =+Do 2+00 1+00 0+0 1 i ,
1 1945
915
NOTES
. ALL Dwaxvas — TO IN, A. or axe DR... -P..
N OTED.
-ITY UST BL' MIDFD AND MULCHED —
,--.A. SEED MIX IMMEDIATELY AFTER UTILITY DONSIRUCDON,
3 ALL REAM YARD CATCH BASINS MUST NAYS INLET PROTECTION
'STALLED ON DIEM - FoATEL' AFTER NSTALLATON.
ET PRORCTION (N1MC0 UST BE WST — IN ALL STREET
CATCH BASINS UPON COMPL DON OF STREET CO.NST DRON.
S. ALL PROPOSED SILT FENCE/OITa CHECKS /CB PROTECTION A
DIGSON CONTROL BLANKET MUST BE LNSIALLED IMMEDIATELY AFTER
L_ CONSTRUCTION.
DOYM tl1LI CONINACTOfl A
W09 REPL ACED OR PVT BACK
UP - EDUTELY A UWW CRSI FOK(INCIOENTAL TO
COt1S1AUCD0V).
7. SCO MUST BE MSTALLED BURNO ALL CONCRETE: MRS A
aTfER/SIDE -1 AND ALL — pSTWBED BY UDLITY
COMMTON OF PRIVATE UTILITY (GTE) CONSDNCDON
OUfLO,T
I I y
I i 1 I
\ ++ 1
T
f
�
SCALE IN PEST
D u Too uD
E41 Irol
BENCHMARK
DM pT: f OF ORIWWAY °f - T POWER
N. SIDE OF
\ ++
\ \ Y\
1 \ (
\ T T
PIONEER TRAIL - ELEV.- 910.34 RAW BE DATUM
BM p2 TOP ALUM R/W MONUMENT 0 SOUTH
PROP RV LINE ON PROPOSED R/w UNE.
ELEV.� 91367 NAW Be DATUM
rzmrw
y
In
I
IA.
I
r
A
I �
955
� : {
_ _
'
_ ��
7-
W _
��
X11 ' ,�
�.:.
j
�.
�
-
Pt
::.....
950
IS. D33
1A
_
_.....
.._..
0.5 0 I OOR _
f
t2P X 18 .RCP W
O
PROPO
I
21 RCP..:
a•vQb o f OOP'_.
46
0.4
St' RCP
o LQ? E
0CP"
CT 3 0 19= !
a' PM
cPRRA°PDESE° _
4
I
NOTES
. ALL Dwaxvas — TO IN, A. or axe DR... -P..
N OTED.
-ITY UST BL' MIDFD AND MULCHED —
,--.A. SEED MIX IMMEDIATELY AFTER UTILITY DONSIRUCDON,
3 ALL REAM YARD CATCH BASINS MUST NAYS INLET PROTECTION
'STALLED ON DIEM - FoATEL' AFTER NSTALLATON.
ET PRORCTION (N1MC0 UST BE WST — IN ALL STREET
CATCH BASINS UPON COMPL DON OF STREET CO.NST DRON.
S. ALL PROPOSED SILT FENCE/OITa CHECKS /CB PROTECTION A
DIGSON CONTROL BLANKET MUST BE LNSIALLED IMMEDIATELY AFTER
L_ CONSTRUCTION.
DOYM tl1LI CONINACTOfl A
W09 REPL ACED OR PVT BACK
UP - EDUTELY A UWW CRSI FOK(INCIOENTAL TO
COt1S1AUCD0V).
7. SCO MUST BE MSTALLED BURNO ALL CONCRETE: MRS A
aTfER/SIDE -1 AND ALL — pSTWBED BY UDLITY
COMMTON OF PRIVATE UTILITY (GTE) CONSDNCDON
-- F5
N v
Ind z
E'
0 O
'n^. �UEA M�E
S
W W
QI O n
■ REVISIONS ■
PROJE
21998 -2E
wt
OUfLO,T
I I y
I i 1 I
\ ++ 1
T
f
�
SCALE IN PEST
D u Too uD
E41 Irol
BENCHMARK
DM pT: f OF ORIWWAY °f - T POWER
N. SIDE OF
\ ++
\ \ Y\
1 \ (
\ T T
PIONEER TRAIL - ELEV.- 910.34 RAW BE DATUM
BM p2 TOP ALUM R/W MONUMENT 0 SOUTH
PROP RV LINE ON PROPOSED R/w UNE.
ELEV.� 91367 NAW Be DATUM
IA.
r
A
I.......:
955
� : {
_ _
_ ��
7-
W _
��
X11 ' ,�
�.:.
j
���.
::.....
950
_ ... . ... . ... .. ....
...
_
_.....
.._..
PROPO
1
PRCPO GRADE j,
GRAI9ESE0
945
cPRRA°PDESE° _
INSTitLL�27' FAEIOO tw/ I
' 1RA ARD. T UST 3 i
I
�
- PRITPOSE9
�.�
_ .
940
YY
i.Lma
T 1
._:_.. .
935
o- t
as ol3.iB�iE
!
STIR
28' -12' RCD
I .
4 HNLP Bid., I.
>. T\ ... • .......
8 PVLI
_ .
j
GRADE
.._._
:
............I.
.. ...
_
o I:OD1L
Y .. 3f -12, REP,
930
1
'._
1 DIP
118 RC CL3 o 0 s°{ ,�
1
-
e- PVC
.... ... ,_ ..,� ... ...... ..
..
.. .....
..._....... T
... _ ........
�1
925
I
I
PSc:
�
N
I
r
920
-- F5
N v
Ind z
E'
0 O
'n^. �UEA M�E
S
W W
QI O n
■ REVISIONS ■
PROJE
21998 -2E
wt
NOTES
1. U. OuK a' N510NS NNE YU 1HE BACK a1NB UNLESS UTNf .
NBTW..
2 A.A. BC-I A STOANAATER POND AREA OSA—D BY
APP N I
ftlATE SEE % MMml TTLY A F AND ULCNED
T N W1M
AfIFA URUIY CONSIRUCRON.
N ALL REAR YARD CATO N BASINS MUST HAVE INLET PROTECTION
STAUFUI ON THEM INNLIHATCLY AFTER NNSTALLAHCN.
LET PROTECTION COI INSTALLED IN ALL STREET
fATCN o—S UPON N LETOI N IST B[ OF STR..T CONSTRUCTION.
S ALI. PROPOSED $Al FRNCE/1)'aN CHECKS /C9 PAOTECTION A
EN." CONTROL B,.vl MUST BE INSTALLED IMMEDIATELY AFTER
611LITY CONSTRUORON.
6, ALL ECSTNO 9LT FENCE OR EROSION OONTRM 8. KEY TAKEN
DOWN BY UTILITY CONTRACTOR MU91 BE REPLACED CK PUT BACK
UP IMMEDIATELY AFTER UALIIY CONSUUCTON.(INCIDUTAL TO
CONBiRUC11oN).
7. SOD MUST BE INSTALLED BEHIND ALL CONCRETE CURB A
WTTER /ODE. AND ALL AREA DISTURBED BT UTLITY
WN91RUCTION MUST BE SEEDED ANO MULCHED IMMEDIA1ELV UPON
CONPLERON OF PRIVATE URUTY (OTE) CONSTINUCTIOR.
N
SCALE IN FEET
0 SD O 50
FN. 50 Mt
BENCHMA PME O AC
PEST OiORIVE O Yf T
N. SIDE OF
MONEER TRNL -• ELEV.. 910.30 RAW 06 DAWN
BM ; 121 TOP ALUM R/W MONUMENT 9 SOUTH
PROPERLY UNE ON PROPOSED R/W LINE.
ELlY.� 913.6! N BB DAWM
I
_ s
{
-' - - - -'
1 4n
BLD 7 I
......- .; ...:.y
STA 16.93
14
..... .._ ..
¢
J
SkA _�
00 ° rRR*HWL 9JD.
..
0. �
SE
- --
OUTLOT D
caw 125
;-
I
....
ST..10.95
CIEW 120
FES 200 STA13.00
1
�.
FES Q0
W¢TALL Ri' FES JOO W/
` TRASH WARD. 12 LAST3 -!
-3pNTS iNV..9 }].00 PLACE;
21' RCP
0V�
I
_
t ...._
925
FILTER MARKET AT FES.
]' ✓� %
M. 129
STA.13+00
1$OiCY, a CLJ RIPFtAA..tI
- NLTER OLANNET AT PCS..
-
- \ IF RT POND 8
\ OLE 917.0
:j
I
` !
1 ,
100YR.HWL 920.9
N A
US 0
\ FES 900
_ OUl'L0�'
Ib L ��
920
; ;CONa Ij0
-
\FEES
a9 19 PCp
CLS 9 1 BOx
!
500
1 L L
-
9170
-
\ \\
\
LIL
-
915
_._... . _ .._. ..
\ 1
- - n
_.. -
. 9691
jONl
ex ARAP
I
NOTES
1. U. OuK a' N510NS NNE YU 1HE BACK a1NB UNLESS UTNf .
NBTW..
2 A.A. BC-I A STOANAATER POND AREA OSA—D BY
APP N I
ftlATE SEE % MMml TTLY A F AND ULCNED
T N W1M
AfIFA URUIY CONSIRUCRON.
N ALL REAR YARD CATO N BASINS MUST HAVE INLET PROTECTION
STAUFUI ON THEM INNLIHATCLY AFTER NNSTALLAHCN.
LET PROTECTION COI INSTALLED IN ALL STREET
fATCN o—S UPON N LETOI N IST B[ OF STR..T CONSTRUCTION.
S ALI. PROPOSED $Al FRNCE/1)'aN CHECKS /C9 PAOTECTION A
EN." CONTROL B,.vl MUST BE INSTALLED IMMEDIATELY AFTER
611LITY CONSTRUORON.
6, ALL ECSTNO 9LT FENCE OR EROSION OONTRM 8. KEY TAKEN
DOWN BY UTILITY CONTRACTOR MU91 BE REPLACED CK PUT BACK
UP IMMEDIATELY AFTER UALIIY CONSUUCTON.(INCIDUTAL TO
CONBiRUC11oN).
7. SOD MUST BE INSTALLED BEHIND ALL CONCRETE CURB A
WTTER /ODE. AND ALL AREA DISTURBED BT UTLITY
WN91RUCTION MUST BE SEEDED ANO MULCHED IMMEDIA1ELV UPON
CONPLERON OF PRIVATE URUTY (OTE) CONSTINUCTIOR.
N
SCALE IN FEET
0 SD O 50
FN. 50 Mt
BENCHMA PME O AC
PEST OiORIVE O Yf T
N. SIDE OF
MONEER TRNL -• ELEV.. 910.30 RAW 06 DAWN
BM ; 121 TOP ALUM R/W MONUMENT 9 SOUTH
PROPERLY UNE ON PROPOSED R/W LINE.
ELlY.� 913.6! N BB DAWM
I
_ s
{
I
_ :......._'
1 4n
BLD 7 I
......- .; ...:.y
._�
GRADE
oa�u P , _ t _ .......
..... .._ ..
¢
&
.
..�, .
..
930
INSTALL 9 fES 200 W/
DRUM I
PROP pp
GRAD 1E 1
I
....
II�
I
1RASNWARO. TIE UST 3
JG I�% 9NV..925M PUCE
�.
I
W¢TALL Ri' FES JOO W/
` TRASH WARD. 12 LAST3 -!
-3pNTS iNV..9 }].00 PLACE;
".
......
I
_
t ...._
925
FILTER MARKET AT FES.
..
1$OiCY, a CLJ RIPFtAA..tI
- NLTER OLANNET AT PCS..
-
:j
PROPOSED-1
GRADE
` !
1 ,
US 0
920
a9 19 PCp
CLS 9 1 BOx
!
a
t
-
9170
-
!W97.1LL 12 IFTS 300
tRASdW ne utt
O1]A
-
915
_._... . _ .._. ..
.� -._ _ . . ...
- - n
_.. -
. 9691
jONl
ex ARAP
-
I
I I
(
.
x, RGP
-2 0901E 4
ipo
4TER ET Ai FE9.
h
:
}
-TRASH AR0. TIfi T
.101N IRV eF
F � KCY A4 F��6.�
- ........ ..
. -. '.
1 _
gi
_
.,:.
-. -
910
I'
CP_
d
_.._
43'-1
I as 99
RCp
oox
_:
TIN
_
905
f
I
_ ..: ;
.
900
I
18
I
A �� RR
#g !
f -.
e
8
895
! �ggL
890
NOTES
1. U. OuK a' N510NS NNE YU 1HE BACK a1NB UNLESS UTNf .
NBTW..
2 A.A. BC-I A STOANAATER POND AREA OSA—D BY
APP N I
ftlATE SEE % MMml TTLY A F AND ULCNED
T N W1M
AfIFA URUIY CONSIRUCRON.
N ALL REAR YARD CATO N BASINS MUST HAVE INLET PROTECTION
STAUFUI ON THEM INNLIHATCLY AFTER NNSTALLAHCN.
LET PROTECTION COI INSTALLED IN ALL STREET
fATCN o—S UPON N LETOI N IST B[ OF STR..T CONSTRUCTION.
S ALI. PROPOSED $Al FRNCE/1)'aN CHECKS /C9 PAOTECTION A
EN." CONTROL B,.vl MUST BE INSTALLED IMMEDIATELY AFTER
611LITY CONSTRUORON.
6, ALL ECSTNO 9LT FENCE OR EROSION OONTRM 8. KEY TAKEN
DOWN BY UTILITY CONTRACTOR MU91 BE REPLACED CK PUT BACK
UP IMMEDIATELY AFTER UALIIY CONSUUCTON.(INCIDUTAL TO
CONBiRUC11oN).
7. SOD MUST BE INSTALLED BEHIND ALL CONCRETE CURB A
WTTER /ODE. AND ALL AREA DISTURBED BT UTLITY
WN91RUCTION MUST BE SEEDED ANO MULCHED IMMEDIA1ELV UPON
CONPLERON OF PRIVATE URUTY (OTE) CONSTINUCTIOR.
N
SCALE IN FEET
0 SD O 50
FN. 50 Mt
BENCHMA PME O AC
PEST OiORIVE O Yf T
N. SIDE OF
MONEER TRNL -• ELEV.. 910.30 RAW 06 DAWN
BM ; 121 TOP ALUM R/W MONUMENT 9 SOUTH
PROPERLY UNE ON PROPOSED R/W LINE.
ELlY.� 913.6! N BB DAWM
� WAWj EKyST 7,'
" NTS INV 0pe f{ PLACE
10 CY OE CLt AIPRAE t
1� 9LAFMEf AZ:fES. -
u nEV f
9 o Spx M112' DIPS
! a 0 &ao I
REVISIONS
PROJECT NO.
21996 -21
4.2
I
_ s
{
sq
f
DRUM I
I
....
INSTALL to
REVISIONS
PROJECT NO.
21996 -21
4.2
NOTES
7 -----------------
1. All .—ON1 ARE TO TIE E— Of GURB INUI. GTHIR1
HE-.
I
�. ..A.0 E.G. lk E.N.-TE. — ARCA U.SlUR.E. 91
UTUET GGN—c— UCl BE C�EGEG AND MULCHED
APPBORRIXIE ELED - MNEGIAIELY AFTER UTILITY CONISINUCRIX.
- - - - - - - - - - -
4
5. ALL HEAR YARD CATCH BASINS MUST HAW INUT PROTECTION
INSTALLED ON THEM IMMEDIATELY AFTER INSTALLATION,
123
T
4� GIDON �MAACO) RE INSTILLED I ALL. GTRCCT
LINE
10
AI S I O
C V DIMPLE ON
1. N. OF SWEET CONSIftGRUN,
1. ALL HNO—D — lE.CE/D.TGN CHECKS/. P.—CRON
�DN CONTREL ER MUST BE INSTALLED WMEERAMY AFTER
4
5
U _ c-RE-ON,
6. ALL � SDNG SLT RENCE OR VICSON CONER01. SLANKV TAKEN
3 X
2
0 — .1 .1— GGITRAG TOR MUST BE REILACED . PUT IIACI
P IMMED'AlELY AFTER TUT`F CONSTRUCTURI(INCIDENT& 10
C .s.L.E.q
COMIN 12
7. SGO MUST BE INSTALLED B—D ALL CONCRETE CURB
12
K AND ALL AREA WMROW BY UlDUfY
CONSTRUG BEEDED AND Ull.,D ..CVATELY LIGH
C."'ON OF PA-1 vNUET (GTE) co—Rucim.
6
3
fl-
T COFINfat 1 1 ,
1,
FILE R13.67 N— 88 DATGM
, 15 C 2
1 1 S -2 7 7
16 1 1"
17
OT D
SIA —,I 1 8
----) w
-
24 RGPI 9
10
SC IN FEET
OUTLOT C
&N
SO 1.1
1 I'D
STA
13
BENCHMARK
BW #1: R A. !DFIKE SOUTH ACE OF ISE POWER
POLE %EST OF ORIW.WAY - R. SIDE Of
14 �, I ''I - I- ,-
I
z
0
PIONEER TRAIL - ELEV, 910.34 NA� 86 DATUM
EM lZ T0P ALU R/W M�VMENT * SOUTH
PROPERTY LINE CH PROP D R/W UNE.
a
FILE R13.67 N— 88 DATGM
OT D
&N
N;
IIN
955
.. ...........
. ......... I I ..........
. ..... . . ..........
... ............
......... .
955
245
.................. . .
. ....... .... ...................... .
...........
T
PRGIR
GRAD
04
950
950
940
940
T,
945
945
935
13
_5
*A.
940
940
930
. .....
k
.... ......
30
DR
CJK
DATE
8/20/10
935 .........
. .......... i . ............ . ........
HDKRII:�.�IZX
.......... . ..
93 5
925
:: .: I ... . ........
.... ........
PT - .... .......
925
REMSIONS
A ,
9-30
.... ..... .... .....
4
..
............. ..
930
920
.. . ........... .......... ..... .
12
T
. . . ............
.
.. ......... . ... .
. .. . .........
_O
925
925
915
915
92 0
920
910
910
CAD FILE
.... . . ............ . . .......
........ . ....... .... . ........... ...........
I ... . ........ ...
. ......
_g
. .....
21996-21ST
i
PROJECT NO.
2496-21
91 5
.__1905
j
24+00 2
NOTES
SOME IN FEET
ISO
_ �— F I t -------- � r ----
= I
----- I
t. A(y OYEHSOHS ARE TI) iXE BACK Di WPB UNLESS OTNFRW9E Ol.
11
SO ISO
`
V
'I'
ACUATC DB.. 6 STORMWAIER R.. [ SFD .1 T.TY DONTR C I Wdi 50 11
. AND YULEO W APPROPRIATE SEED IM
T TY BE CONS'PUC RESEED CN K YEC RELY AFTER
USnON.
UTU
I 1434 REAR YARD CATCH BASNS MUST HAVE INLET PROTECTON INS 11" ON THEM 0M n: R.R. SPIKE SOUTH FACE Of 1ST POWER
♦ R~, ', �'
n �
\
CONN 101
y
E,
;J
---------- ----------- _ / / 1 I
i' -,
/ _ — —
1 I I 3
1 I j MYEGAIELY AFTER INSTALLATION.
N PPOTCCTION (OMM) MUST BE WSTALLED IN ALL STREET CATCH BASINS
ON GOYP..— D" STREET CONSTRUCTION.
1 I
S..W. PPOPOSF.D SILT FENCC/DITOI CHECKS /CO PROYECYWN M EPD$ION CONTR01.
POLE WEST OF ORIVEWAY - N. BIDE a STA.12456
PIONEER TRAA. - ELEV, 910.34 NAND 88 OAIUM
1Y A ,'
BM /2: TOP ALUM R/W MONUMWT O SCUM
PROPERTY UNE ON PROPOSED R/W UNE. l
NAVO
•_
= \
yy
N
I I 1
OU LOT E I' i !
1 1
1
I % BLANKET MUST BE INSTALLED IMMEDIATELY AFTER UTUTY CONSTRVCTION.
I 4 B. ALL EASTWO SLT FENCE OR ER090N CONTROL BUNKET TAKEN 00W BY UTUTY
ELEV,. 913.67 68 DATUM
.'
B I
I
1 I 1 CONTRACTOR BE REPLAC. DR PUT BACK UP DAMMIATFI.Y AFTER UTIUTY
N i j C CDNSYAU"cN OR MST TO CONSTRUCTION).
CBA.5
+37 1 1 / 7. 90D MUST SE INSTAL BEMND ALL CONCRETE CURB 4 WiTER/SIDEWAUK AND
l� 1 I I I 1 1 ; ALL APLA 0'M GEA BY UTIVTY CONSTRUCTION MUST DC .�DED AND MUI.ORM
lA 1 �H -. _ J L - I % 11YAE (ELY WON COMPLETION OF PMVAiE UTUtt (CM) fANB1PVCn ON.
�'CBMH \\ ,
107 N` ER\
FUf . LOT COR
�/� S¢
to
c6uH IN
LOT eoRHER 7
STA.15438' ----------
NA S' !
STMI4480 F BTA 0437
CB NH '05
- `, L, s •lr_
-�- 't `
STA.0 ^
' I J
I `
i
^` ;�
/STA.13450 9 CB 109
- LOT CORNER
V V>
'; -- i
5 ..'
``VA
Q
-_
/
"� v � O
10
' i 3
` ` \L
` L `\ 1
9
' \\
TEMPORARY FES c' {/f I
%. .. STA 2+25. 6.0 RT $ \
\ \ �-R'�
`L `` <' \`1
\
f OUTLOT E
\
2
8 's8�
z
- -J
950
ss
....
f
�� g 'n
'g
1 9
�`8!
��M
y
54
95U
A U
...... .... ,�
I
. .... ..:
qq
..... m
3 q
q
d
_
t
7 6 7, E St
of
qM
9 LEErui
945
t
t
.._....._.. _. _ ....... .:......._...
........._
.......: ._...
a
...:...
.......:..
p
i. ...
_ .....: j
945
ti O
E)QSFNC
(.BADE
940
..... ..........
A�"DE"°
d
bsc9
i �...
I
. 1 ......
I
1. >
I
I
940
P4 b
935
r
T A Y
PROPOSED
935
N a
44-
^
!
g
A
i
E 12
L
930
INSTALL TEMPORARY IS
FES W TRA
PROPOSED
e z. a
,1 y9�`
7b t7 RCP
C494,O:I7x
^.. •
I ..
2e 2 _ -.,
.- - - ......:
T
.'. -...._
..
I.. .... ....
. Y
......:..
_..... .....
930
07
�0E O K
- U1ADE i f
A 1 E �
6' DIP
I
p 7:W%
36p ^ty
NEE
r
DRAWN Y
R 9
925
RIPRAP k TIM B
TIM R LANKET
..........�i FES .,.......
....... A :....
4 yM1l
' d5 c
�
33.et2' R
DI
�:
t
_
6
�
�
�
925
CJK
1PQ 1
.. _.. .1:
.
CL3�0664
d
...
O6
_ _ __
PVC
...
'.
._...
_ ...
�
I.. ,
......
....._...
i �. ..
A % .:,
`,. x - ?� B.. vIN� .''_Be•
vc 1
DATE
6
REMSIONS
920
.,........ '.....
-
-{I
920
915
F
-'
,:.• (, i
I
I
915
M5 4`a � ox
910
............
......
'
I
_
910
905
.?- :W.
-._ 1 ..,.
_.. r i .
-::�
�_ _.Im,.__
_ T._
....._._...
4
�
c __
.... r _ ..........::.
_. _
��.'
_ _
l}
_ ._ _ �._......... _t._
-t,.
I
_ _ _ _
905
AD FILE
21896 -21ST
1 900 1
I a
I ! E
i a
a ,
x
L,....
I
PROJECT NO.
-
21996 21
$ I
-900
4.4
A k 0. 11
ED 0,11
2 OUTLOT D o. 2
15
L ---- ---
– CON
R "CREW
PED AN C CONSTRU
CONSTRUCT CREEK 6 L AN RAN,
61 CRETE
30* At ---- B CUA $ 9 6 UTTER (TVP).
f I -----
10 BIT14NW5 TRAIL -
OUTLOT E
OUTLOT C
5' CONCRETE I
CURB & CUTTER (TYP)
Be'. CONCRETE S`OEWA`X
9.99.28 MUFF CREEK OLVO
CURB DATA N
A 7.69 37, ""OC' WAY
MAYAPPLE PASS J
L. SIRE
MEEK
T.229.25 ME I- vvv �CV-U-T
10
O-OAETE 861 CONCRETE
Bela CONCRETE PEDESTRIAN CURB III GuTTEA (TYP).
oun & CUTTER (TTP) AMP
71
-
RAMP
D/c Aw a/c A.
5 C ONCRETE
SIOEW— NOTES
CURB DATA 1. AU. OVIENSIONS SI— "E 10 7IIE DAM Of MAD UNUF�SS
A -2 O—WISE NOTOD.
11 2,34
BEGIN S . A-70T1 MAD . CUTTE A' RADII
_
TDI —Ex r 4�, 41
LDN
OONCREYE OS A an.$ UNLESS q..00% C,U. IN FEET
T-197.50
DECK 10' 3. M EU.—ION —U�CIO. RA. AN. .1. IUSUIS ED W. TOP SO 100 ISO
OUTUM 0, OF ." A.
S t 91" OUTLOT c AK 1 50 1.1
1.1&10 —.I— RAM 10 BE A JO BACK
UNIE35 —... NOTED.
I. 4, NU`T 111TECTON 31 MUST BE I"ITAIUET, I Slll�l CA T, C ,. DETA 1I1E*At.K
BEGIN a , , VW SECEON BENCNAIARK
BLUFF CREEK BL - I BASKS UPON COMPAW OF STREET MUSTAUC1104. &I "of"V XX OETAIQ
OT I, BM 01: R.R. SPIKE SOU� PACE OF 1ST POWER
SAWCUT 33 LF EX BITUMINOUS ..... W DOD MUST K UIDT— BE ALL CEIACAETE MAD & 5' CONCRETE SIDEWALK LOCATION lo' erumiNous PDX WEST OF DRIVEWAY - N. SIDE OF
REMOVE. DISPOSE OF OFFSJTE. US n T VIOEWAIJ( AKO A11 MIKA 1ADRARDED Y UTUTY CON PIONEER TRAIT. - ELEV.. 910.34 NAW ED, DATUM
D, OF BLUFF CREEK BL
FIELD VERIFY & MATCH BWFF EECDED AND U... Im"WAM, UP. MNP;.E1
CREEK BLVD ER. BITUMINOUS. #2: TOP No UMENT III "'
"W
,RO,AW. TY LINE W E 91167 ON PROPOSED R/W LINE.
E
BLUFF CREEK BLVD 91167 MAUD 118 DATUM
14
IN
A
955 . . ......
............ I ................... . ........ .. ........ t . .......... . ..... ......... . . ..... .. .. . ..... . . ....... 955
...... .... .
9.
............ 950
950
... ......... . ... ... ............. . ... ... .... .. . ...... . ...............
. . . ......... PR . . .......... . .. ...... ....
T
pi
945 945
tqo)m PM
940 DO
... ...... . ---o0i ..... .... .... . . .... . ... ....... ...... .... ... . ... ..
.... ..... . . ..... . ...... P. ... . ...... 940 222 Pp FAEV 7.00;0,D Am
vc-loo
ll+.)O.(O P
M-O.w
935 1 931.52 IVI CLEY.
.... ........ .... . .. .... ....... ......... ..... ...... . ..... . ... ... 935
. ........... . ............... .... . ... ...... ......
t V_JOO . .... ..
930
. ................... I.. . ......... . . .. . ... . .......... . ...... .............. . ... . ....... . ...... .... - ... . ..... . ....... .. . ............ . ... . 9,30
. ... ...... ............. . . . j ...........
........... . . ...... ........ .. ..... .........
t
a
925
........... . ..... . .... ...... I .. ........ ... 925
.... . .... ....
. ..... ..... ........ . . .... .... ...
7
920 01
.......... . .
... ............. ...... ..... 920
A
9
9115
m i
9
8 9 3
A, .4 -------
- - - - - - - - - - - - - - - - - - -
----------
---
3
4
--------- -
I u
2
N x
4
5
A
11
3
� ;
MYAWR PA
s EYE
4 1
12
6
12+3!L03 INEOIN CONST.
13
SURMOUNTABLE CRETE
CURB WFTERt Q CONCRETE
M NLdl? — WAY -
SUMM—TABLE
CURB WTTM (TYP). 12+55.0
•
7
20 A
CONCRETE
17 16
—.—LE
'CURB GUTTER (TYP).
�.
INSTALL 2- SALVAGED
20' RA
9 5+0.26 HEIM 5' CONCRET� 8 PERMANENT BARRICADES �. j '
2 WAY
-9.28 SuFF EEX 8L SDEWALX .
30' Rn
(—I , - , , \ 9
10
N
NOTES
OUTLOT E 8
—SONS SNU- nRE TO ME BACK 1Y' C.AtB U—SS
NO—
13
NO 5'
CURE . OATEN (—. Al R-
D N
AN — U NLESS OTIER"SE U,
8, Rw
C ONCRETE
15�
101
1� .1 I—SECII. N.11 .0 C�TUN B�— TO BE TOP
OF � — —4 & W— UNIE —.0. Now.n.
I.— or
I CURB UNLESS OTNm%w oTO,
S. Nal OTVQ&(..CO US' SINEEI CA'ICN
�`OpJ( 1
SCA 1. FEET
0 SO 100 1 1 so
SO I..
z
E z
Q 0
TC IN ALL
ONSM—
BENCHMARK
C LOT D
6, Sw MUST BE INS— DEN- ALL —BE. OURS
W M /SU)C� AREA DISTURSED By UTUITY 0NSTPJC7IGN
UT. U.— -WATELY UPON IOUPLETON Ol
_TE uBuw (BIE)
R. ft R.R. -I.E IACI Of IST 10W.
POLE WE T OF DRPvtWAY - N. SIDE OF
NONEER FIRML - ELEV, 9%0.34 NA� W DATJM
_�UTLOT
W C11ON
GM 12: TOP ALUM R/W MONUMENT 0 SMITH
HEMLOCK WAY
tUMVIEVI 0 DETAIL)
PROPERTY LBIE ON PROPOSED R/- UNE.
ELE— 91�.87 HAW OR DAWN
a=NCRETE SIDE
945
T
�77-77 - 1 ". I- � I I I ..,: .1-1-1-1- L ............... �i
.. ..........
PRWOM
90i
T
9
112 IR
1�1..J-
.M2 a V.
-
. .........
. ..... . ..........
. ..... . ........ . ..... . ....
.............
940
j
t ook
M._1 5o
940
r.
P.
DRAWN BY
CJK
935
24 00
935
W 75.00'
ks-O w
..................
.... .. ........ ........
. ... . ..
.. ........... .
......... . ..
..
S OATE
/20/10
930
f
REVISIONS
X .. ....... ....... . ..... . ......... ... .........
uui�
......... .
t:
... . . .... .....
IIIN. CENI�RJNEl i
I
. ...... . .....
..... ...... . ..........
...... . .......
930
925
aw
... . .......... . .................... . . ... . ..........
..... . ..... .
..... . .......... . ... i .......... . .......... ......... . ...
. . .....
............
.. .... .....
. .........
925
920
4 ..... . .... . .
. .........
........ ......... ........ ........... ... . ..... .
....
.... ... .....
.......
T
.......... .. . ....... .
.
920
915
T
'N
915
CAD FILE
21996 -215TR
*2
PROJECT NO.
910
1 1
i
p
910
21096 21
L=
22+00
21+00 1 Tm
16+00
15+00
14+00
Ind
j5
■ REVISIONS ■
PROJECT NO. 0 1
NOTES
1
.,BON9 AM `0 Nc .—B,
2W RAO.
R.
011. —MV. —F� (11 �41 AII —1
7
BA 11,11EIFIl "THERANSE 0.
AN X Cl LI CATCH -- ON Al —MECT. R-I AN. —. B.. TO C TOx
DUTLOT E
OBR, .
1. --PON ... 10 O< A 70 IAD- (TYP.) T. n6 SACK
o,HE
v C,,M, vN,.ESS % Nom.
6
P— (AB..) -Qwt M,NBF"—N —�N
—B OF —BTRV0—
EMLOO
—90.20 H W 1.
IAJmRftDiEW
5. wl U III— MININD Al4 CQVCRSR. .11
LN AND ALL AREA DISTURBED BY — —SPRIC'FOR
AND �C 110 1—DIAMY UPON COMPIZTON OF
I, _ U71fl7y ( GTE)
4
, NTA
1 ,
IBLE 1 CRE
'CURB
2 3 TTER T'r
- - - - - - - - - - -
- - - - - - - -
- - - - - - - - - - - - - - -
%
I
3 i
- ----- i
N
I
AD
V `- ----
- ----- - - -- - 77
---- ---
4
bw LE ccHc�
CURB ' W TAA MR (TYP). 10
x I
8+OB.W WAYAPPt.E P 4
90 8FF OEM N)
6#78 w O
SCALE IN FOEt
50 f00 1S0
2
12
BENCHMARK
RM #I: R.R. SPINE SCV� FACE OF 1ST POWER
6
POLE WEST OF ORIVE— - N. SIDE OF
PIONEER FRAIL - ELEV. 910.34 NAW 88 OAIUM
13
To, R/w mo VmENT 0 sou�
PRO, �RTY UNE ON PROPOSED R/W LINL
ELEV. 914.67 NAW all DATVM
MAYAPPLE PASS
4 M
960
............. ....................... ..... .. . .. ... . ............... ........ 4+o)
t
954.03 P.0
Pm
EUV�,
... ....
... ..........
... I ..... . -
. . .............. q.. ............ . . ......
. ...... .....
.......... . . ........ . ....... .. . ....
... . . ......... I . ...... ......
955
w-;Oo.00
. . . . ....... ....... .. . ..... . ........ ...... .
9 PROP6SED CEN HE
.... . ...
.
..... ........ . ... .. . ........ ... . ..... .....
.......... . . ........ . ...........
..... .... ........ . ... - . .......... . .
.
950
+
....... .... . ............. ....... ....
so V,
945
WARP Ok T
2
....
.......... . ....
...... ... .. ... ..... . .... ....
.... ......
........... .. ................ ..................... .............. .
+0
�1lr
940
243.84 P
W; ... ........
-
-----
. . ...........
4
....... ....
.. ..... -
..... . .... ... . .......
INA Mr
C
1
935
... ............
...
. ...... .............
93
ELEV.
............
1 50;W
9-30
...... . ... . . .......... .
......... . ..... ..... ... .........
.... ... .........
. . . . ...... . .......... . .......... . ... ............ . ... . ..... . ..
925
I
1.7—
1
�
�— •-j -- -.-
��
;
i I. I
I. j �
(
i s
8 i, I
� I
920
tl
4'
+00 +00 8+00 ---D+oo 4+00
3+00 2+00
Ind
j5
■ REVISIONS ■
PROJECT NO. 0 1
m ga 5-i Mz
� a- _ e X: a.
Mw l-
... ... . . ..
t H
Wil
'TR
W
MjEm��
r --4
.... ... ....
O LE O
sill
4m
co
E
H
a ��
as
RIES
I ffe
. ..... ..
e
----------
JDy
jJ
RIES
I ffe
. ..... ..
e
----------
JDy