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CC Staff Report 03-12-20124 * 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 MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner DATE: March 12, 2012 ow SUBJ: Final Plat for Pioneer Pass 2 nd Addition, Planning Case #2010 -09 1d -1 PROPOSED MOTION "City Council approves the final plat for Pioneer Pass 2 nd Addition creating 53 lots and right -of -way for public streets subject to the conditions of the staff report." City Council approval requires a majority vote of City Council present. Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us Staff is recommending approval of the final plat for Pioneer Pass 2 nd Addition subject to the conditions of the staff report. BACKGROUND On September 26, 2011, the Chanhassen City Council approved Addendum A to the Development Contract; and approved Plans & Specifications for mass grading for Pioneer Pass Phase II. On September 13, 2010, the Chanhassen City Council approved the final plat for Pioneer Pass creating 41 single - family lots, a neighborhood park, right -of -way for public streets including the extension of Bluff Creek Drive from Bluff Creek Boulevard to Pioneer Trail, an outlot for access to the property to the east ( Outlot A), and outlots for future development ( Outlot C), a public park ( Outlot E), stormwater ponds ( Outlot D) and the Bluff Creek primary corridor ( Outlot B). Chanhassen is a Community for Life - Providing for Todayand Planning for Tomorrow PROPOSAL /SUMMARY Finance Phone: 952.227.1140 The applicant is requesting final plat approval for the second phase of Pioneer Pass, Fax: 952.227.1110 which includes 53 single - family lots and right -of -way for public streets including the extension of Hemlock Way from its current termination point to Bluff Creek Park & Recreation Phone: 952.227.1120 Boulevard. The entire development includes 94 single - family lots (see preliminary Fax: 952.227.1110 plat below). Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us Staff is recommending approval of the final plat for Pioneer Pass 2 nd Addition subject to the conditions of the staff report. BACKGROUND On September 26, 2011, the Chanhassen City Council approved Addendum A to the Development Contract; and approved Plans & Specifications for mass grading for Pioneer Pass Phase II. On September 13, 2010, the Chanhassen City Council approved the final plat for Pioneer Pass creating 41 single - family lots, a neighborhood park, right -of -way for public streets including the extension of Bluff Creek Drive from Bluff Creek Boulevard to Pioneer Trail, an outlot for access to the property to the east ( Outlot A), and outlots for future development ( Outlot C), a public park ( Outlot E), stormwater ponds ( Outlot D) and the Bluff Creek primary corridor ( Outlot B). Chanhassen is a Community for Life - Providing for Todayand Planning for Tomorrow Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 2 of 20 On July 12, 2010, the Chanhassen City Council approved the Preliminary Plat creating 94 lots, 4 outlots and right -of -way for public streets; a Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance for encroachment into the Primary Zone for the construction of a stormwater pond; an Interim Use Permit to allow site grading prior to final plat approval; and a Wetland Alteration Permit for the grading and filling of wetlands on site. On September 25, 2006, the Chanhassen City Council approved the Final Plat for Pioneer Pass (Planning Case 406 -09). However, the plat was never recorded nor was the development contract executed. The project was, therefore, voided. On April 24, 2006, the Chanhassen City Council approved the following: r' ,�&`*r n v c �' � r Vic:: � " yFO"ts�•r'a`° • r,c. Comprehensive plan Land Use Amendment from Residential — Medium Density and Office/Industrial to Residential - Low Density of the land within the Plat of Pioneer Pass except for outlots within the Bluff Creek primary zone contingent on Metropolitan Council review. (The Metropolitan Council subsequently reviewed the amendment and found it in conformance with the metropolitan system plans, consistent with the Regional Development Framework and that it has no impacts on the plans of other units of government.) Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G, Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM. (Ordinance #425) SUBDIVISION REVIEW The developer is requesting final plat approval, Pioneer Pass 2 nd Addition, to create 53 single - family lots as part of the 94 -lot Pioneer Pass development. In this phase, the city park will be final graded and the development will have city streets, sewer and water constructed for the north half of the project. The property is zoned Residential Low and Medium Density District, RLM, and is guided for residential low - density development. The proposed development is consistent with the zoning and land use for the property. It should be noted on the Pioneer Pass 2 nd Addition construction plans Title sheet that the required minimum side setback (house) is 10 feet, not 5 feet. Street setbacks are 25 feet with no exception for side (street) setback. In such instances, the lot has two front and two side setbacks. The minimum separation between houses is 15 feet. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 3 of 20 Cl7o The grading and retaining wall construction for this phase is being completed under Addendum A to the Pioneer Pass development contract, approved by the City Council on September 26, 2011. The grading done under Addendum A is covered by the security posted with the first addition. Material from the 2 nd Addition final plat area was placed in the city park on the west side of Bluff Creek Boulevard. The park property was not graded according to the approved plan due to placement of additional fill. Staff is working with the developer and the developer's engineer to resolve this issue. UTILITIES Trunk sanitary sewer and watermain to serve the proposed development were constructed with the 2005 MUSA Expansion Improvements, City Project 04 -05. Lateral sanitary sewer within the development will extend from the existing trunk facilities within Bluff Creek Boulevard. Due to the grade variation within the site, some segments of the sanitary sewer will exceed 16 feet in depth. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR 18. In order to minimize the depth of the pipe, lateral sanitary sewer will extend from Bluff Creek Boulevard, through Outlot B of the first addition, through the back of Lots 3 -5, Block 1, and through the side yard of Lots 5 and 6, Block 1 to Hemlock Way. The pipe between Lots 5 and 6 is between 20.6' and 28.7' deep. If the pipe needed to be repaired in the future, traditional open cut method would not be possible due to the proximity of the homes; therefore, this sewer segment must be installed within a steel casing pipe. Lateral watermain will extend from the existing eight -inch stub off of the trunk watermain within Bluff Creek Boulevard and the existing lateral within the first phase. The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $632 /unit = $33,496.00 Partial Payment of Watermain Hookup: 53 units x $1,715 /unit = $90,895.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 4 of 20 The developer will be responsible for extending lateral sewer and water service to the lots; therefore, the sanitary sewer and water connection charges do not apply. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. STREETS The developer proposes to extend Hemlock Way from the existing terminus in the first phase to Bluff Creek Boulevard, and construct two cul -de -sacs. The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. All public streets shall be 31 feet wide within a 60 -foot wide right -of -way. The Arterial Collector Roadway Fee will be waived since the developer constructed Bluff Creek Drive (a collector road) with the first phase improvements. ASSESSMENTS On September 13, 2010, the City Council approved the reapportionment of three assessments on the parent parcel of the Pioneer Pass development. The deferred assessments (with interest calculated to December 12, 2011) applicable to this phase are summarized as follows: 1. 2005 MUSA Area Expansion: $185,974.48 2. Bluff Creek Boulevard Improvements: $624,065.46 3. Highways 101 and 212 /Lyman Boulevard improvements: $116,547.12 The $926,587.06 in assessments and interest will be apportioned to the lots and blocks within the Pioneer Pass 2nd final plat. Staff proposes to reapportion this assessment as follows: $926,587.06 _ 53 units = $17,482.78/unit These assessments are for 7 years at 6% interest. Reapportionment of the assessment requires a City Council resolution. The letter of credit will include $926,587.06 for the assessments within the Pioneer Pass 2 nd Addition plat. COMPLIANCE TABLE Areas . ft.) Width (ft.) Depth ft.) Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25'; side -5' (garage side), 10' (house side); rear -25', Bluff Creek Primary-40' ; Coverage: 35% L1 B1 .18,504 90 206 Corner lot, Bluff Creek Primary Zone L2 BI 13,460 80 185 Bluff Creek Primary Zone L3 BI 12,242 71 166 Bluff Creek Primary Zone L4 B1 11,710 70 155 Bluff Creek Primary Zone Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 5 of 20 Area (s q. ft.) Width ft.) Depth (ft.) Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25'; side -5' (garage side), 10' (house side); rear -25 Bluff Creek Primary -40' ; Coverage: 35% L5 B1 13,355 71 158 Bluff Creek Primary Zone L6 BI 16,619 68 178 Bluff Creek Primary Zone L7 B1 20,252 68 210 Bluff Creek Primary Zone L8 B1 18,753 68 197 Bluff Creek Primary Zone L9 BI 12,167 71 163 Bluff Creek Primary Zone L10 B1 11,605 86 158 Bluff Creek Primary Zone L11 B1 11,359 85 156 Bluff Creek Primary Zone L12 B1 11,326 86 153 Bluff Creek Primary Zone L13 B1 11,501 86 160 Bluff Creek Primary Zone L14 B1 13,791 70 181 Bluff Creek Primary Zone L15 B1 16,668 67 191 Bluff Creek Primary Zone L16 B1 13,728 67 173 Bluff Creek Primary Zone L17 B1 12,517 67 159 Bluff Creek Primary Zone L18 B1 12,976 67 164 Bluff Creek Primary Zone L19 B1 13,297 67 162 Bluff Creek Primary Zone L20 B1 11,685 67 150 Bluff Creek Primary Zone Ll B2 13,449 90 149 Corner lot L2 B2 11,018 69 145 L3 B2 10,613 80 144 L4 B2 10,670 79 142 L5 B2 16,950 201 116 L6 B2 10,773 83 120 L7 B2 10,178 97 128 L8 B2 10,225 77 139 L9 B2 10,946 93 136 L10 B2 11,714 53 139 L11 B2 17,483 46 142 L12 B2 13,391 46 146 L13 B2 18,974 46 166 L14 B2 19,240 46 161 L15 B2 11,493 102 145 L16 B2 9,912 71 135 L17 B2 9,426 68 125 L18 B2 9,275 68 123 L19 B2 13,223 80 138 Corner lot L20 B2 12,877 122 102 # Corner lot L21 B2 10,652 90 142 L22 B2 10,570 74 146 L23 B2 10,109 79 138 L24 B2 13,665 50 146 L25 B2 20,740 46 @ 152 Todd Gerhardt Pioneer Pass 2 °a Addition Final Plat March 12, 2012 Page 6 of 20 @ Meets the minimum 50 width at the building setback line. # Westerly lot line must be adjusted to create the lot front on the cul -de -sac street. By definition on a corner lot, the lot line that is shortest (121.69' vs. 121.95') is classified as the front. (Note: This revision may slightly alter the lot areas for lots 20 and 21.) REVIEW CONDITIONS OF APPROVAL The preliminary plat for Pioneer Pass creating 94 lots, 4 outlots and right -of -way for public streets, plans prepared by James R. Hill dated June 4, 2010, was approved subject to the following conditions: 1. Building Official: a. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. *This condition shall be modified as follows: The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. *This condition still applies. c. Demolition permits must be obtained before demolishing any existing structures. *This condition does not apply. Area (s q. ft.) Width (ft.) Depth ft. Notes Code (RLM District) 9,000 50 110 Setbacks: Front -25'; side -5' (garage side), 10' (house side); rear -25', Bluff Creek Primary -40' ; Coverage: 35% L26 B2 14,233 46 @ 149 L27 B2 13,246 46 @ 142 L28 B2 9,840 72 134 L29 B2 10,723 73 147 L30 B2 10,614 72 146 L31 B2 9,906 72 137 L32 B2 10,617 64 131 L33 B2 13,200 77 145 Corner Lot Right -of- Way 135,540 3.116 acres TOTAL 823,000 53 Lots and public streets on 18.89 acres @ Meets the minimum 50 width at the building setback line. # Westerly lot line must be adjusted to create the lot front on the cul -de -sac street. By definition on a corner lot, the lot line that is shortest (121.69' vs. 121.95') is classified as the front. (Note: This revision may slightly alter the lot areas for lots 20 and 21.) REVIEW CONDITIONS OF APPROVAL The preliminary plat for Pioneer Pass creating 94 lots, 4 outlots and right -of -way for public streets, plans prepared by James R. Hill dated June 4, 2010, was approved subject to the following conditions: 1. Building Official: a. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. *This condition shall be modified as follows: The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. *This condition still applies. c. Demolition permits must be obtained before demolishing any existing structures. *This condition does not apply. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 7 of 20 d. A final grading plan and soils investigation/correction report must be submitted to the Building Inspections Division before permits can be issued. *This condition still applies. e. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. *This condition still applies. f. Each lot must be provided with separate sewer and water services. *This condition still applies. g. The developer and /or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. *This condition still applies. 2. Engineer: a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek property and the restoration with the homeowners association. *This condition no longer applies. b. The developer must obtain approval to complete the off -site grading required to construct a collector road - Bluff Creek Drive - to Pioneer Trail. *This condition has been met. c. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. *This condition shall be modified as follows: The developer must continue to work with staff to resolve the grading issue in the city park. d. Additional catch basins will be required along Street A. The number and location will be determined with the final plat submittal. *This condition has been met. e. The developer's engineer must work with City staff to improve the proposed drainage patterns at the back of Lots 11 through 14, Block 2. *This condition has been met. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 8 of 20 f. A drain the service stub must be provided for any lot that drains from the back to the front. *This condition does not apply to this addition. g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are a minimum of three feet above the high water level of the adjacent pond. *This condition has been met. h. Verify the first floor elevation of Lots 1 through 3, Block 1. *This condition no longer applies. i. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. *This condition still applies. Retaining walls constructed with the development will be the responsibility of the homeowners association. *This condition still applies. k. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR 18. *This condition still applies. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe. *This condition still applies. m. The developer will install 12 -inch trunk watermain within Bluff Creek Drive. The City will reimburse the developer the cost difference between 8 -inch lateral and 12 -inch trunk watermain. *This condition has been met. n. A water service stub must be installed for the park area at a location acceptable to the Parks and Recreation Director. *This condition has been met. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 9 of 20 o. A pressure reducing valve is required within the homes with a low floor elevation of 935 feet or lower. *This condition still applies. p. The developer shall install a pressure reducing valve vault in the southern portion of Bluff Creek Drive. The City will determine the location and design of the vault in conjunction with the final plat design. The developer will be reimbursed for the cost of the vault. *This condition has been met. q. The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility hookup fees will be collected with the final plat: For 2010, the portion collected with the development contract is $1,418 /unit of the sanitary sewer hookup fee and $3,775 /unit of the water hookup fee. *The condition shall be revised as follows: The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $632 /unit = $33,496.00 Partial Payment of Watermain Hookup: 53 units x $1,715 /unit = $90,895.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. r. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. *This condition still applies. s. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. *This condition still applies. t. Prior to final plat approval, the City and the developer must work with MnDOT to obtain the necessary approvals and /or agreements necessary to construct the portion of Bluff Creek Drive that will lie within the MnDOT right of way. *This condition has been met. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 10 of 20 u. The grade of the public streets must be adjusted so that they do not exceed 8 %. *This condition has been met. v. The owner of the exception parcels should work with MnDOT, the County and the City to determine future access to these areas. *This condition still applies. w. The assessments shall be reapportioned according to the City Council resolution. Each lot within the Pioneer Pass final plat will be subject to a $16,313.55 assessment over 7 years at 6% interest for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements. *This condition shall be revised as follows: The letter of credit shall include $926,587.06 for the assessments plus interest accrued until March 12, 2012. x. Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements. *This condition no longer applies. Based on review of the construction plans for the second phase of the development, staff is recommending that the following conditions be added: The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102, 107 and 114. The developer must work with the City on redesign of the pond outlet. 3. 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 shall be modified as follows: The applicant shall plant 343 trees within the development. Each lot shall have a minimum of two overstory, deciduous trees planted in the yard. b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and Outlot C. *This condition has been met. c. The applicant shall develop a restoration plan including native plants for the Bluff Creek Overlay district north of Block 1. The plant species shall be selected from the Bluff Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 11 of 20 Creek Management Plan Appendix C. The final plan must be reviewed and approved by the City before installation. *This condition shall be modified as follows: The applicant shall be responsible for native plant restoration within the Bluff Creek Overlay District as per the approved landscape plan. Native seed mix shall be used on all disturbed areas within Outlots A and B. The applicant shall fully establish and maintain the restoration area until accepted by the city. d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings to shield the properties from oncoming traffic headlights. *This condition has been met. e. The applicant shall revise the landscape plan to show more variation in boulevard plantings. No more than 10 trees of a species may be grouped together. *This condition has been met. f. Tree protection fencing shall be installed prior to construction around all areas designated for preservation and /or at the edge of proposed grading limits. *This condition has been met. g. No burning permits shall be issued for tree removal. All trees removed on site shall be chipped and used on site or hauled off. *This condition has been met. Based on review of the plans, staff is recommending that the following condition be added: The applicant shall establish a native seed mix in the area below the retaining wall on lots 8 -17, Block 1. Native seed mix is not required above the retaining wall on lots in Block 1. 4. Fire Marshal: a. Additional fire hydrants will be required and some will need to be relocated. Contact the Fire Marshal for which hydrants are in question. *This condition shall be modified as follows: Add /relocate fire hydrants. Additional fire hydrants are required in the following locations: Between Lots 4 and 5 on Hemlock Way. At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock Way. Remove the hydrant between Lots 2 and 3 on Hemlock Way. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 12 of 20 b. Water main and fire hydrants shall be installed and made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). *This condition still applies. c. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). *This condition still applies. d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of an approved size, weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.). *This condition still applies. e. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during time of construction except when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). *This condition still applies. 5. Park Director: a. Successful transfer of Outlot C (8.7 acres) to the City of Chanhassen through a combination of dedication and fee purchase for development and use as a neighborhood park. *This condition has been met. b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the planned connector street south to their respective connection points at the intersection of Pioneer Trail and Bluff Creek Drive. *This condition has been met. c. Install a sidewalk on Street D from Street A to Bluff Creek Drive. *This condition has been met. 6. Planner: a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth. Todd Gerhardt Pioneer Pass 2 "d Addition Final Plat March 12, 2012 Page 13 of 20 *This condition shall be modified as follows: The westerly lot line of Lot 20, Block 2, shall be adjusted to create the lot front on the cul -de -sac street (Street B). b. A 30 dBA attenuation shall be provided by the building design and construction along with year -round climate control for the homes adjacent to the TH 212/Pioneer Trail right - of -way. *This condition still applies. c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR. *This condition shall be modified as follows since 43.6 percent (41 lots /94 lots) of the project were developed with the first phase and the proportionate amount of fee paid ($10,315.00) and the balance of the project is included in this phase: The developer shall pay $13,334.00 as their portion of the 2005 AUAR for this phase of the project. d. The property owner may donate Outlots A and B to the City, or if retained under private ownership, dedicate a roadway /trail easement and drainage and utility easement over Outlot A, and conservation easement, trail easement and a drainage and utility easement over Outlot B. *This condition has been met. Based on review of the construction plans, staff is recommending the following condition be added: Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side (House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet. 7. Water Resources Coordinator: a. The HydroCAD model shall be revised to accurately reflect the post - development soil conditions or evidence shall be provided that soils post development will have a water transmission rate between 0.15 and 0.30 in/hr. *This condition has been met. b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI). *This condition still applies. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on Sheet 1.2 and other applicable plan sheets. *This condition has been met. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 14 of 20 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 still applies. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement is required (20 -412). *This condition has been met. f. Wetland buffers must be planted with native vegetation per Section 20 -412. *This condition still applies. g. Make the Soil Boring report available to the City (18 -40). *This condition has been met. h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4 -30). *This condition shall be modified as follows: SWMP fees of $67,102.62 shall be paid for this phase of the development prior to the recording of the final plat. i. The applicant or their agent must secure permissions from the Minnesota Department of Transportation to discharge subcatchment area 8S to MnDOT right -of -way. *This condition still applies. As stated in Section 18- 40(4)2v, Drain tile service must be provided to any lots where drainage is directed from back to front. This condition exists along Street B between lots 16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a known seasonally high water table less than one foot below the surface, drain tile shall be extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2. The soil boring report will be beneficial in making this determination (18 -40). *This condition has been met. k. The swale between Street B and Street C must be within a drainage and utility easement. Care should be taken to design the grading so that surface drainage from Street C isn't directed into the residences along Street B (18 -76). *This condition has been met. 1. The outlet for Pond 2 is to be moved as far west as is practical (19 -144). *This condition still applies. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 15 of 20 m. Applicant must demonstrate how the City can access Pond 2 for future maintenance. *This condition still applies. n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet from the proposed location. Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). *This condition shall be modified as follows: Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver 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) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge Design Requirements), Part IV (Construction Activity Requirements) and Appendix A for the project. A narrative describing the timing for installation of all erosion prevention and sediment control BMPs required in Part III, Part IV and Appendix A must also be included in the SWPPP. p. Areas where proposed and existing grades are to be matched shall be done so that no concentrated flow conditions are created. These areas include, but are not necessarily limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail (18 -62). *This condition has been met. q. Type 3, weed -free mulch shall be used in outlot B. *This condition is still applicable. r. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff Creek Boulevard and proposed Street A (18- 62/63). *This condition still applies. s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be required on all backyard CB until final stabilization is achieved. *This condition has been met. Todd Gerhardt Pioneer Pass 2 " Addition Final Plat March 12, 2012 Page 16 of 20 t. After the slopes are graded but before the erosion control blanket and seed is placed, the use of silt fence with J- hooks, straw wattles, rock logs, bioroll or other BMP will be required to break up any run 75 feet or longer (18 -62). *This condition still applies. u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must clearly indicate that it is an impaired water for turbidity and that no discharge of untreated water will be allowed to the creek or to the fringe wetland (19 -145). *This condition has been met. v. A detailed turf establishment plan shall be provided (19 -145). *This condition still applies. w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled and the soil stockpile area(s) need to be shown on the plan (19 -145). *This condition still applies. x. Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone. *This condition shall be amended as follows: Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone before final Letter Of Credit reduction. RECOMMENDATION Staff recommends that the City Council approve the final plat for Pioneer Pass 2 nd Addition, plans prepared by James R. Hill, Inc., dated 11/2/11, subject to the following conditions: 1. Building Official: a. The developer must provide street names for the two cul -de -sacs and revise the plat and plans accordingly. b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and street names only) for addressing purposes. c. A final grading plan and soils investigation/correction report must be submitted to the Building Inspections Division before permits can be issued. Todd Gerhardt Pioneer Pass 2" Addition Final Plat March 12, 2012 Page 17 of 20 d. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. e. Each lot must be provided with separate sewer and water services. f. The developer and /or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. 2. Engineer: a. The developer must continue to work with staff to resolve the grading issue in the city park. b. Retaining walls over four feet high require a building permit and must be designed by a Structural Engineer registered in the State of Minnesota. c. Retaining walls constructed with the development will be the responsibility of the homeowners association. d. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR 18. e. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe. f. A pressure- reducing valve is required within the homes with a low floor elevation of 935 feet or lower. b. The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of these fees will be collected with the final plat and is calculated as follows: Partial Payment of Sanitary Sewer Hookup: 53 units x $632 /unit = $33,496.00 Partial Payment of Watermain Hookup: 53 units x $1,715 /unit = $90,895.00 The remainder of these hookup fees will be collected with the building permit at the rate in effect at that time. The Met Council SAC charge will also be collected with the building permit. h. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. i. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. The owner of the exception parcels should work with MnDOT, the County and the City to determine future access to these areas. Todd Gerhardt Pioneer Pass 2 nd Addition Final Plat March 12, 2012 Page 18 of 20 k. The letter of credit shall include $926,587.06 for the assessments plus interest accrued until March 12, 2012. The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102, 107 and 114. m. The developer must work with the City on redesign of the pond outlet. 3. Environmental Resource Specialist: a. The applicant shall plant 343 trees within the development. Each lot shall have a minimum of two overstory, deciduous trees planted in the yard. b. The applicant shall be responsible for native plant restoration within the Bluff Creek Overlay District as per the approved landscape plan. Native seed mix shall be used on all disturbed areas within Outlots A and B. The applicant shall fully establish and maintain the restoration area until accepted by the city. c. The applicant shall establish a native seed mix in the area below the retaining wall on lots 8 -17, Blockk 1. Native seed mix is not required above the retaining wall on lots in Block 1. 4. Fire Marshal: a. Add /relocate fire hydrants. Additional fire hydrants required in the following locations: • Between Lots 4 and 5 on Hemlock Way. • At the northeast quadrant of the intersection of Bluff Boulevard and Hemlock Way. • Remove the hydrant between Lots 2 and 3 on Hemlock Way. b. Water main and fire hydrants shall be installed and made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). c. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of an approved size, weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.). e. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during time of construction except when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). Todd Gerhardt Pioneer Pass 2 "d Addition Final Plat March 12, 2012 Page 19 of 20 5. Planner: a. The westerly lot line of Lot 20, Block 2, shall be adjusted to create the lot front on the cul -de -sac street (Street B). b. A 30 dBA attenuation shall be provided by the building design and construction along with year -round climate control for the homes adjacent to the TH 212 /Pioneer Trail right - of -way. The developer shall pay $13,334.00 as their portion of the 2005 AUAR for this phase of the project. d. Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side (House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet. 6. Water Resources Coordinator: a. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI). b. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent to the subject property on the plat and grading plans (20 -412). c. Wetland buffers must be planted with native vegetation per Section 20 -412. d. SWMP fees of $67,102.62 shall be paid for this phase of the development prior to the recording of the final plat. e. The applicant or their agent must secure permissions from the Minnesota Department of Transportation to discharge subcatchment area 8S to MnDOT right -of -way. f. The outlet for Pond 2 is to be moved as far west as is practical (19 -144). g. Applicant must demonstrate how the City can access Pond 2 for future maintenance. h. Energy dissipation and soil stabilization best management practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18 -62). i. A SWPPP specific to this site shall be prepared and submitted to the City and Carver S WCD (18 -40). 1) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge Design Requirements), Part IV (Construction Activity Requirements) and Appendix A for the project. A narrative describing the timing for installation of all erosion prevention and sediment control BMPs required in Part III, Part IV and Appendix A must also be included in the SWPPP. Todd Gerhardt Pioneer Pass 2n Addition Final Plat March 12, 2012 Page 20 of 20 Type 3, weed -free mulch shall be used in outlot B. k. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff Creek Boulevard and proposed Street A (18- 62/63). 1. After the slopes are graded but before the erosion control blanket and seed is placed, the use of silt fence with J- hooks, straw wattles, rock logs, bioroll or other BMP will be required to break up any run 75 feet or longer (18 -62). m. A detailed turf establishment plan shall be provided (19 -145). n. A note needs to be included on the plan set that top soils are to be scraped and stockpiled and the soil stockpile area(s) need to be shown on the plan (19 -145). o. Signage for the Bluff Creek Overlay District must be posted on every other property corner and at major lot angle changes where residential yards meet the primary zone before final Letter Of Credit reduction. ATTACHMENTS 1. Development Review Application. 2. Reduced Copy Pioneer Pass 2 nd Addition Plat. 3. Reduced Copy Pioneer Pass 2 nd Addition Final Sanitary Sewer, Watermain, Storm Sewer, Street Construction & Erosion & Sediment Control Plan (14 pages). g: \plan\2010 planning cases \10 -09 pioneer pass \pioneer pass 2nd addition \final plat 2nd add staff report.doc CITY OF CHANHASSEWi, 7700 Market Boulevard - P.O. Box 14 7 ' Chanhassen, MN 55317 - (952) 227 -1100 Temporary Sales Permit Vacation of Right -of- Way /Easements (VAC) (Additional recording fees may apply) NOV .0 8 2011 DEVELOPMENT REVIEW APPLICATION PLEASE PRINT Applicant N XAxe!-�' e and Address: � owt> r� P2sE(1e4P_, -fA.) 5SS -14 Contact: 442e_ - _-,ouSTEG,A�b Phone: 95; Z_-,?. &607 Fax: 95Z. 2Z9. �o Email: �VISoK s-I �-� r�1�• awl Variance (VAR) NOTE Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment Conditional Use Permit (CUP) Interim Use Permit (IUP) Non - conforming Use Permit Planned Unit Development* Rezoning Sign Permits Sign Plan Review Site Plan Review (SPR)* _X Subdivision* - FiIu4L- P T X Escrow for Filing Fees /Attorney Cost ** - $50 CUP /SPR/VAC/VAR/WAP /Metes & Bounds - $450 Minor SUB TOTAL FEE $ aS�"°� 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 b'e subr�nit#ed tincluding an 8 %" X 11" reduced copy for each plan sheet along with a digital copy in TIFF -Group 4 ( *.tif) format. * *Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. Wetland Alteration Permit (WAP) Zoning Appeal Zoning Ordinance Amendment Planning Case No. 10 CITY OF CHANHASSGiN r_ HANHASS N PLAI'3lNIIv`G DI -f" Property Owner Name and Address: AE70! ;SQAJ - JA4c_&u.F_s f-A 4-1 LSD Lo, - 1, 15 " .MM, t A4A) 1 7 Contact: &444 r 9, s,. P Phone: Z, o. o7fa Fax: Email: Notification Sign - $200 (City to install and remove) SCANNED PROJECT NAME: PfQ±tiF-0- - Yf , 46Cht'r/0 LOCATION: _KL4ArF C- !t NthVA L "cl-- LEGAL DESCRIPTION AND PID: Anf- P/ . 09 © � o TOTAL ACREAGE; WETLANDS PRESENT: X YES NO PRESENT ZONING: E 6,141 REQUESTED ZONING: 4 L—� PRESENT LAND USE DESIGNATION: /� — Jew �,,►a /7- REQUESTED LAND USE DESIGNATION: °��' ��►t.r A'n�L ��'tJ4.! `� REASON FOR REQUEST: ^ f t�1}L A..wT A Pr�r yi'no•+.� FOR SITE PLAN REVIEW: Include number of existing employees: and new employees: This application must be completed in full and be typewritten or clearly'priMed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the. specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application. deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that L 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 Tide or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. Signa of AppOeint / lb atis ature of Fee Owner b g:%p1an.ibrmekdcve11DPM4W review application,duc SCANNED PIONEER PASS 2ND ADDITION THE ?fi�'E -:R�J, E : V 2f,. r,l,uMON' C] I I TH ` "R / nul�il llvly SEC. zi. s i t 1 �e� a xit t cONx[n ac . T. na /4 a - (raTO wr slac'uauacxN. xJ 1 _ _ v4 wain ste. 27. 1. De. R. 23 (raux0 c..sr wm .—EN') C) ' Imo' S �� 6 , f 0� 3 � X 01 5 �c j 'I Ary 3' 1 ' °O O poO F `� \ L._ 140 1( / I( / $�y� n O OP \ \\ '5 a J " m i k INSET A s1� ery a 1 H N ICI W of ro ` I g OFF B[E 15 m I N M� S' 1 r 11 $ I 4 / i 6��' n / l ryyb 1 $ BLUFF 'WEEK das e ,�e0'f I _x„165 36 40eE �,� �'� i — NE1i4 OF - H . 1.. pia N. 23 :) I �• 563�/o ras< � I fL 4 j Y O,SA I N I _ n i.�ie. 1 1 4 xi O 1 F. n ' I � Oi J J��i• / I Ld / tf'�(�NN OR`NN5�0 C M° p a y I (;, of te,I. � I I NE I twE, Tx[ F ffd 2x. ; s a 23 KNOW ALL PERSONS BY THESE PRESENTS TIW TTa Ryland Group, Nc., a Mmylmd cogmaion and PNeamJmqum Fmm Lmd Cwnpay, aMwievae IiIW1ed liability wnlpmty, fee owners oflM fdloWvg dacdbW property Mlumed N the COUNy OPCervsr. Slag oPM Wnemlm town: OMid C, PIONEER PASS, Caw CO,ay, MtNNS -ter Have cauw 11M mme to W el I Imdpaled m PIONEER PASS 2ND ADDITION addoevllemby dedkmeto Ne Pub@c P,PUdicuee the Wb &ways ad Ue drsingTe end uli@ty eaeemenM m crtaedon lbie plat. N wWMa wh,eof. said The Rylad Group, Nc., eMayleM corpotaioq Mae p��edllam PeeeNe m b vigred Dy a.paopa oNcerlhie my or m_ The Rylmd Grotgl Nc. By STATEOFMINNESOTA COUNTY OF TTM farog9111gvlmrmmnt wm mkwwledged befoatta llue dayof 20 of The Rylmd Group, br e MmylaWcolpoalim, m IA,III flhcoIpo,oi- MYCO Ntlmy Pudic, C J—I y 3 20 te nmiedon EKpirevlaaery 3l, 20_ N MWem odto of,ceid PmmmJmquev Feint Lent Coapwq. bin teumd Them plemas to W dgmd by ke pmpet -- JmgmaF —Lad Company L Herold C. PW=m do heaby ce0ily BML BBe pla Wee papamd by me or undernry dime ettpavieim tlm I an a "y Li—d Lmd Survey, N Ba State ofMbuamlm IJW Out plat is acomn NTNIN maBon of We bomwhoy y, Nat all rmUMmeUCW dMe aW lebely aro colanlYdeMgmledon NUe pa; Orx ell lronumeaa deeded wlhiv plat lave bem,wN W c,lealyml wvlunon yam; Bea all waerbouWviw udwH lands m dented m Miawade glaWee, Sa1md05.01, Subd 3, m ofNm dae ofBlu ceni @nKe ere elawn mtl lebded m Bda PW: ,dell pv,B< w�y�me drown andleMlW ,this pa. Hmdd C. Pelewal Lard Survey,, Licellm No IMM STATE OF MINNESOTA COUNTY OF The f,ag&,,E —IIe, wm ecInUlocIpd bef,e —Out day of 20 by H=ld C. Pete Lord Sutveym. Lwm No 12294. N,ay pudic, C—y, MimMada MY CmlmiWm Expirte l musty 31.20_ COUNTY SURVEYOR CARVER COUNTY, MINNESOTA. PorsuuN I. ChopMr MS.Mi.MNIL— of 1971,1141 pa IoI been approved lNe day of N_ By. John E.Fnenrya, Caw C,my Survey, CITY COUNCIL OF THE CITY OF CILANHA RIEN, MINNESOTA. Tlde pa ofPI0NEER PASS 2ND ADDITION Wr app UoI ant arcepW by the City COUrcB Oflhe City of Chwdunea, Mirvnama a a mgWa RRNUIE held I"_ day of 2t). disit, By canpiaKe withlhe powiom ofMiruwe,e SHUNT. S,uon 505.03, S",im. 2. All mminlenM will by eel m q.dfiW by NM City C,NCd and, acted on Nis pla, woo,&% to MiateMNa Rade 505.02, SUbNVieion 1. STATE OF MINNESOTA CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA. COUNTY OF The 1.%-4 hMMU 1— .d.oMedged beta lm lhie deyof 20_ by i. ofP—J Fenn Lend By. Hy. Compmy., Mir dh= d@"ty wmpmy, m um forth, co wy. m9w Maya Clerk COUNTY AUDTTOR?RP.ASUNER CARVER COUNTY, MINNESOTA. N,my Pudic, I Mmbymtilyllla twevpayable in ant pdoryaaa have been Pid fm Itd Ilt —ildm Bdv Pln. Comay,Mimmda Dazedllue_dyof 20_ My Cnnmumi0n Ewphm Jmma y 3l, 20_ By Laude EWIem Cmvm Colmy AoEtooTYm COUNTY RECORDER CARVER COUNTY, M IRMS— SCALE IN FEET 0 200 400 6m 1 Inch = 200 taut 1 hmeby caddy Bat Ihie pla ofPlON 20 a _ By: BEARINGS ME BASED ON THE NORTH LINE OF HE 1/4 OF THE HE 1/4 OF SEC. 27, T. 116. R. 23 yMICH IS ASSUMED TO HAVE A BEARING OF N SbtlS'10' W. NOTE: NO MONUMENT SYMBOL SHOMN AT ANY STATUTE REWIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET MNIN ONE YEAR FEW THE RECORDING DATE OF THIS PLAT. SAID MONUMENTS SNAIL BE 1/2 INCH A 14 INCH IRON PIPES MARKED BY R.L.S. ND. 12294. DENOTES 1/2 INN IRON MONUMENT FOUND O DENOTES 1/2 WON w 14 INN IRON MONUMENT SET AND MARKED BY LICENSE N0. 12294. EER PM32ND ADDITIONwm Ned Ida dayef aock_M. mDocumea NO. Mink L.Op- Cm Tar COlvey Recada =TTY OF CHANHASSEN RFI^EIVED 8 2011 CHANHASSEN PLAC NN°C DEPT PIONEER PASS 2ND ADDITION INSET A N SCALE IN FEET 0 60 120 180 I ANi - 50 1- ORNNAGE AND UTILITY EASEMENTS ARF S40WN TNUS II T-5 II BEING 5 FEET IN WIDTH. UNLESS OTHERWISE INDICATED. ADJOINING SIDE LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING RIGHT OF WAT LINES AND REAR LOT LINES. AS SHOWN ON THE PLAT. BEARINGS ARE BASED ON THE NORTH LINE OF NE 1 OF THE HE 1/4 OF SEC. 27. T. 116, R. J WHICH IS ASSUMED TO HAW A BEARING OF N 88'08'10" W. NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REWIRED LOCATION INDICATES A PLAT MONUMENT THAT — BE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THIS PLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 12294. • DENOTES '/2 IN. Niel M—..T FOUND JAMES R. PIONEER PASS 2ND ADDITION CHANHASSEN, MINNESOTA FINAL SANITARY SEWER, WATERMAIN, STORM SEWER, STREET CONSTRUCTION & EROSION & SEDIMENT CONTROL PLAN FO RYLAND R HOMES TITLE SHEET SITE INFORMATION EROSION & SEDIMENT CONTROL DETAILS FINAL EROSION & SEDIMENT CONTROL PLAN SANITARY SEWER & WATERMAIN CONSTRUCTION SANITARY SEWER CONNECTION HEMLOCK WAY STREET A & STREET B STORM SEWER CONSTRUCTION STREET CONSTRUCTION HEMLOCK WAY STREET A & STREET B DETAILS 1.2 -1.3 2.1 r 2.2 _ 3.1 3.2 N y 3.3 4.1 -4.2 ti � z R 5.1 s w 5.2 CD 6.1 -6.2 1 OF CHANHAS�t7b99 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 F FNn G2F- .C, =D PHONE: (952) 229 -6000 FAX: (952) 229 -6024 E. TING ASPHALT SURFACE cc g e' BENCHMARK BM /1. R.R. SPIKE SOUTH FACE OF 1ST POWER POLE WEST OF DRIVEWAY - N. SIDE OF PIONEER 1RAIL - ELEV.= 910.34 NAVD 88 DATUM BM b'2: TOP ALUM R/W MONUMENT O SOUTH PROPEfliY LINE ON PROPOSED R/vl LINE. ELEV.� 913.67 NAND 88 DATUM D % 6W% ANO UTJUTY EASEMENTS ii o I I o I BEING 5 FEET IN WIDTH AND ADJONING SIDE LOT LINES. AND 10 FEET IN WIDTH D ADJOINING STREET L AND EAR LOT LINES, UNLESS OTHERYASE INDICATED ON THE PLAT. ;HANHASS 'EN PLAtINIti3 DEP i F EXSTING CONCRETE SURFACE [L C EXISTING GRAVEL SURFACE EXISTING DELINEATED NETIAND WETLAND DELINEATION iv.+...vwvwvr. Y� O EXISTING TREE LINE /TREES EXISTING WATERMAIN EXISTING SANITARY SEWER _ EXISTING STORM SEWER E EXISTING OVERHEAD POWER a E�vo n _ UNE /POWER POLES {F O EXISTING WELL F a _ EXISTING TELEPHONE PEDESTAL 3 }S - EXISTING FENCE 6Ell ±+• •• EXISTING HEAVY -DUTY SILT FENCE 6ga'lj'1.1 EXISTING ALT FENCE 1 TEy p yyy PeMy YY+f yysyq� kl EXISTING POST GRADING HEAVY -DUTY SILT FENCE I ...,•..... v '� EYJSTINC TREE PROTECTION FENCE OP EXISTING I T.J CONS TRUCIIONE TRANCES z EXISTING TEMPORARY O SEGMENTATION BASIN E-I j EXISTING 10' AQUATIC /SAFETY A !2 BENCH (10:1 MAX SLOPE) vvll EXISTING SEED & M,IDOT s ��. BLANKRY 3 EROSION CONTROL F EXISTING ­CO 0 j N B BLUFF CREEK OVERLAY DISTRICT SIGN w S C�7 , > —� PROPOSED STORM SEWER cn PROPOSED DRNNTILE -4• PVC STIR 36 a mtf tf • +»- +�- w-- »•s- »-- »- -.- -+. PROPOSED DRAINTILE -4• PERFORATED PVC 3 O ' 0 � -- -- --- - -• - -• -- - - - - -- ♦PROPOSED DRAINTILE SERNCE -4• PVC SDP 35 PROPOSED RIPRAP (Y w -^ II PROPOSED WATERMAIN Iw PROPOSED SANITARY SEWER I cy +�`... •. � / PAOFOSEO SWI.WY 4R11R -6' S0lEN1 JOWL PVC SOR 16 0 SE-CE-l' -- 6PROPOSED WATER SECE -1 COPPER TYPE K PROPOSED CONCRETE SURFACE / A 1 8 c ® f PROPOSED CURB DRAWN BY PROPOSED SEED & ­DOT CATEGORY 3 C ER SIGN CONTROL BLANKET(TO BE INSTALLED DATE AFTER COMPLETION OF UTILITY CONSTRUCTION) 11/2/11 a_ -•- _ _ _ _ _ PROPOSED REAR YARD CB PROTECTION REVISIONS I I ® (TO BE INSTALLED AFTER COMPLETON OF / .'::ESGTA GEPAR:ME:;F CF / I TRA::SPORT:.:IO`: RK.I. OF/ IJOM KI UTILITY CONSTRUCTION) \ ^• PI ^' / PID NO. PROPOSED DITCH BLOC1GNG -M.DOT TYPE 3 (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) WIMCO / PROPOSED (TO BE INSTALLED AFTER COMPLETION OF STREET CONSTRUCTION) PROPOSED HEAVY-DUTY SILT FENCE (TO BE INSTALLED AFTER COMPLETION OF UTILITY CONSTRUCTION) (952) -e90 -6044 (0) PROPOSED HEAVY-DUTY SILT FENCE (61x)-308-6480 (M) (TO BE INSTALLED AFTER COMPLETION (952)- 119-600] (0) OF UTILITY CONSTRUCTION) (9sz) - xx] - 1169 (D) CAD FIi (65z) ]5] 1]I9 (0) /�' PROPOSED 13' MInGATON BUFFER 2199fi -22 (xxxj xzx - xxxx PROJECT OJECT PROPOSED MITIGATION AREA 21996 - UNDISTURBED AREA 1.1 PROJECT CONTACTS = PRO.ELi ENGINEER JOEL G. COOPER, P.F. -JAMES R. HILL, INC. SCALE W FEET DEWLOP MARK SONSTEGAND - LAND DE4ELOPMENT MANAGER - RYLAND HOMES 0 150 NO 450 OTr. PAUL OEHME - PUBLIC WORKS DIRECTOR /Ott ENGINEER - 0TY OF CHANHASSEN OF—It 1E00 SEIBRNG -THOW MPCA 1 inW - 150 leel CONTRACTOR REPRESENTATIVE. O BE DETERM CONTRACTOR SUPERINTENDENTI TO BE DETERMINED O r �:�wx .�mxx.mw 111 Ar MEMO= " REAR YA INLET PROTECTION O� .1 E..M E fATCH BASIN INLET PROTECTION SEDIMENT FILTER SACK ul-FA TEMPORARY SEDIMENT TRAP I -El A....E—E. Pm,9 `GSM 1E,N,LENE ENONF ENDING FLARED END SECTION INLET PROTECTION a� wwANU MaDa1c ERASION CONTROL BLANKET - CATEGORY 3 (TO DE INSTALLED PER MMUFAC'ELIRE'S SPECIFICATIONS) HORIZONTAL SLOPE GRADING CROSS SECTION PROFILE VIEW DITCH CHECK - MnDOT TYPE 3 ar idflfi�� AMEox.! u]F0.«TNY� 6• ROCK LOC FILLED Wl 1 1/2' DIEM 0.001( CATCH BASIN INLET PROTECTION - FlLTER AGGREGATE \ OA MMK SMSTE— - — —WWNT MMAGER - —D NODES PML MHWE - PLEVC W0RN5 —/aTY ENGINEER - Oly OF —A-N 4— M.' — DON R—M KPRESENTA— TO:[ DETE NED C-7—IM —RINTEN— M E DETERMINED (D) (—)-22-11. (0) (051 )-757-2719 (0) (xxx)-xxx-xxn (XXX)-XXX-XXM ?3 g E J J-1, . ' 2 )1 I [EZ �,; ti cm cn i I IS 1s I v I S I i I N I z�� CD & 8 & QiS J 0221 DEGLER ). �.40D Ir ■ uilf 1 IVESTMENTS LLC a €•��� 25.0221300 AU NVESTMEN 25.0221 NOTES _ AQUAT NEN SEED AFTER UDUBY CONSUTRILCIlTMiONON�ACTdt MUST BE RESEEDED AND MULCHED 2. ALL REAR YARD CATCH BASINS MUST HAVE INLET PROTECTON INSTAlEED ON THEN IMMEDIATELY AFTER INSTALLATION. 3. INLET PROTECTON (WIMCO) MUST BE INSTALLED IN ALL STREET CATCH BASINS UPON COMPLETION OF STREET CONSTRUCTION. INMEDIA L TI FENCE/01 gUCTON E /CB PROTECTION k EROSION CONTROL BLANKET MUST BE INSTALLED 5. ALL EKISTNC SILT FENCE ON EROSION CONTROL BLANKET TAKEN DOWN BY UTILITY CONTRACTOR MUST BE REPLACED OR PUT BACK UP IMMEDIATELY AFTER UTUTY CONSTRUCTON.(INODENTAL TO CONSTRUCTION). B. SCO MUST BE WSTALLEO BEWND ALL CONCRETE CURB k GUTTER /SIDEWALK AND ALL AREA DISTURBED BY UTILITY CONSIRUCTpN MUST BE SEEDED AND MULCHED IMMEDIATELY UPON COMPLETION OF PRIVATE UTILITY (GTE) CONSTRUCTION. gmm "v W z� SCALE IN FEET 0 100 200 JOE, I Inch - 100 fat BENCHMAR SM il: R.R. SPIRE SCUM FACE OF 1ST POWER POLE WEST OF DRIVEWAY - N. SIDE OF PIONEER TRAIL - ELEV.= 910.14 NAVD 66 DATUM 6M #2: TOP ALUM q/W MONUMENT 0 SOWN CAD FILE PROPERTY LINE ON PROPOSED R/W LINE. 21996- 22ERCU ELEV.= 913.67 NAVD 88 DATUM PROJECT N0. 21996 -21 2.2 TRANSy ORT ' 0 >: R Grfi ^F/ I JC DRAWN BY \ \ / DATE \ / 11/2/11 REVISIONS II JOHN KLINGELHUTZ PID NO. 25.0270400 I ,• BENCHMAR SM il: R.R. SPIRE SCUM FACE OF 1ST POWER POLE WEST OF DRIVEWAY - N. SIDE OF PIONEER TRAIL - ELEV.= 910.14 NAVD 66 DATUM 6M #2: TOP ALUM q/W MONUMENT 0 SOWN CAD FILE PROPERTY LINE ON PROPOSED R/W LINE. 21996- 22ERCU ELEV.= 913.67 NAVD 88 DATUM PROJECT N0. 21996 -21 2.2 I \ I � 8 1 "�^ I j \ i / POND 2 � / OLE 866.5 IOOYR.HWL 870.0 nl I IT nT C; / / vvlL.vl 6 40' BC00 BUILOINO SE1BA(]( UNIT UNE 20' 9000 LiTA01N0 / �` PPIMe UNIT UNE / ONA p B' 61UB BLUFF CREEK OVERLAY DISTRICT -x�y, 1'7 LOCAIIeI EiE Ana UNE (8000) 925. LOT ME SCALE IN FEET y U Utt TREN MUST BE 0 SO 100 150 COa1PACTEO k TESTED BY !SOILS ENGINEER. 7 BENCHMARK /, / 1 BM #H RR. SPIKE SOUTH FACE OF 1ST POWER POLE WEST OF DRIVEWAY — N. SIDE OF / 'A`• PIONEER TRAIL ELEV.- 910.34 MAW 88 DATUM \ \ \ \Y' BM 12: TOP ALUM R/W MONUMENT Y SOUTH PROPERTY LINE ON PROPOSED R/W LINE. ELEV.� 913.67 NAVO 88 DATUM I \ I � 8 1 "�^ I j \ i / V cc w z y w Y z 5 E - eg B9�F'e UA zo 0 '� O A U gz z� og W. a� a W d wa 2 a � DATE REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 A c N.. 925. SCALE IN FEET 0 SO 100 150 7 BENCHMARK /, / 1 BM #H RR. SPIKE SOUTH FACE OF 1ST POWER POLE WEST OF DRIVEWAY — N. SIDE OF / 'A`• PIONEER TRAIL ELEV.- 910.34 MAW 88 DATUM \ \ \ \Y' BM 12: TOP ALUM R/W MONUMENT Y SOUTH PROPERTY LINE ON PROPOSED R/W LINE. ELEV.� 913.67 NAVO 88 DATUM V cc w z y w Y z 5 E - eg B9�F'e UA zo 0 '� O A U gz z� og W. a� a W d wa 2 a � DATE REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 N.. 925. 925 920 920 915 915 1 � f 1 f 910 I 910 11 NBRNGi CEN EflUNE'. ... PROPOSED B'. Pyc II \ t CENTERLINE 905 ...... 1t E% 24 "'. 1 .. II RCP .: II 900 :. ii, 900 :.. ...... I,I u . ...... i 895 .. ... 1 ii - ,. ..... .. 895 890 .. II ..... .� ., ... it ., ..,.. e .. 1. ,.:.4 ((( e .... , r . .. e ..... ... ..... c - 890 260 B PVC SDR 28 a IOx B PVC SDR t e 0.40x ^ 885 . .. . _... .... g' 1]BB PVC SDR 35 a 040x - - I _ .. a T _ 3 _ 885 e 0 4ox i g8 880 880 Z �' 1875 :. z'. � � � 875 V cc w z y w Y z 5 E - eg B9�F'e UA zo 0 '� O A U gz z� og W. a� a W d wa 2 a � DATE REVISIONS CAD FILE 21996 -22SS PROJECT NO. 21996 -21 3.1 POND 2 / UM R/W MONUMENT O OLE 866.5 / 1 I BLUES CHEEK ♦ \ \ \ ♦ \ \ ♦ p' BCOO D � E 1OD 150 IN EE SERNCE LEGEND nl ITI /�T �� 7 \�� I f001R.HWL 870.0 V V 1 L.V F a / 1 1 11 OVE (SC STRICT ♦ 10' 8000 \ ♦ \� \\ � I � � .. \ \ ♦ \ \ ♦ TBACK UYI IJNE � BVILOING \ 6 1 \// O (8C00) \ ± ♦ \ \ ♦ 20' 8 N 000 OTiA01 I dw srro A SETBACK LIMIT ONE N \\ ,..A ..... r ' .e UNIT GRADING UyE SE w \ ♦ �...' 1 nce . 50 leel GS p0.0 dp S C N 20' SC00 \ 1 .. �., .... .. /� T� \ �\I - \ . ♦ �` BENCHMARK )) rn Ju°ryilaN Er _ / \ 1 � /.. BM Af: R.R. SPIKE SOUTH FACE Or 1ST wvie.s11cw YNlllaE ' UNIT ONE / N C » G �e 0.J / carom !� "•�..// / � / . V V L. VI,\ a WER POLE NEST OF DRIVEWAY - l.J BLUFF CREEK / PO CC f, \ ((�� )) �pw.php� N. SLOE OF PIONEER TRAIL OVERLAY DISTRICT / ` , J: ( 0. \ wv S I wV. WGl a w4. e06.S / / G>H/pM \ / ^,. y j ; 11 ELEV. 910.31 NAVD W DATUM ONE (8000) T,\ e� •' -aZ A•eon 1 IC (( ` j % 1 \ \" ( 1 1 BM /2: TOP Y AL / `\ .., ..., .1 1... I I�. xV1.e \ ' 1 ' )1 % / 1 1 1 SWTH PROPERLY ONE ON S' • Ix[ x caPU = \ wv. x�w \G, "... ." L -- -- ...J / / I. .In.. -q. i 1 14 115 S EL Gvm / ....� / / �. ; •_. �� PROPO NU BBLOATUM EV. LNI •�' / `\\v\ / �/ \ \ e' -ILA ••.. \\ \. e• a IFS %"..,.,I 1 T 1 1 1 ..,,..1 1 G x y ° < 00].1 H16 1 I 13 1 CI x2, ( 1i. I I 16 r 17 /' • / B , e, ewV an 3�1 c � r a�) "i e I J //7/ \ N Y / I e PVC^ • / L Y D . �, MN ' 1 Gt e h 0v 1I. xV. o�.n I GS xM I / cey. / \� l S S�) 1 I )!¢S / G /I p g[ 1N W fU� E m) \ TE e0�e I (wcu1A. IIE'e OASNEn 1 1 A'BDID ` wv )_ _{a ♦_:J_ W en ` e•. e•LEE ' 1".,�.e I 11;. e• fEx � ,9de � d•`fa / / � r: 9 - 1 \ 9a _ 4 5 - - 15 2 3 I I I I j l I I I I \ y ��/ � i i 1 i i 2 i i _ 6 L \ 1 i - ' 1 G \\ ` X - - - - -- - - -- ... - - ® r - - -- 8 1 11 7 \ c -- 10...., .., I 1 11 ..111..:., X. \ \9 w6 1 1 .. i \ ....... 1 4 _\ cc sat GNNaN S , wy] \ G ; 11 ( a 0 mtsw ° • J \` w4 i.• i G Hr 1 1 V 1 \ � \ \" 15 j 1 \- 23 . -`, \ ; ; ' \ \ "�T � s'' '' � ;k hl ID \ ..._.� w t: ° 1 S w sliaN \11G \ �' �. � - � c � i € fr<]':o,a, '�c 1:021 FP:35°d'dNi xsawo rN J I .,. A \\ ` °'° \\ w. a0. : S Ga ]taR i ( / ° Rt900.W •` \ \.. -_ - L ° n�' 11 -__ -- d R t ' \ v / '' L YR�O \ \ ) \"' ' � \ \ d) N I assl�a.aa RaY Rr ) _ -_ z $. �- I \ s] h)] \ v]IGR9 r d �w'�' 1 i i •�. (e • l i _ m \ \c s ns \\ \ w�: s°a° ` ' •y,.e \ a `�9,. �' I, 1 `t we'a5 1 11 • '' it • t \ w.. :re umaA c ''' "' \ \ `"f J \ \ I , ,.. ,G .R \ GVa - GS / 3 w , � \ 19 12 25 � 2 { �I�QOJY�B _ I1G •\1 SaA \ \L w. 9 \ \ \', Y (e[ 9W) Mb cJ]S°X) RT 1 / i � \ \;G G;]pTl \ �• \1 \ \/ i /° l ( N ssRe ca NT 1 1 w w > \` _- 20 s]iia],\,.. s� \ R. �; . . J , ]. � iaw •. ° n A r • w: 3n 11 �° \�.,• 18 _ - ' A >d3 - v Av u•w] A .1..03 w L 31 > Hv° m f >.>o L 1 v L •h i��; j / (c nromaJ,.,; ..... ;. ' , v \ w \ v �:,, ..... ••� \ 1 1 1 T I T� v l \ ,R 1 6 22 srsw. n V 30 1 ` J \ ' \ 1,. \ \ ' (C piLN110N7 \ / '•� -.. (' ' / \ \ w wv uaf i (f 0] \ \ 1 1 ) ` \\ \ Ns a] 2s 'Y �\ \\ 13 \\ \. �� .�..... ... .. \ \\ � -/ � \.. �\ \\ \ \`L \ \ rG: \` 2 \wbR. oia.T � c i:n ° 1 W ° � ) \ t — 7' • — - � ���" - �F °��5� ,. M "- . \ \'^ G, S\ \ sxrtxasxJ 24 (f \ \\ \ \ c 'Sjf � 1 \c wj2: I , 28 ) \• >\ / � \QP 65y aA L } z z N 1 .a" STREET A ..��,..'' STREET B n SERVICE LEGEND SSMH 18' E"1 RIM ELEY' : -RIM EIEAA.9]9:36 5 A [� BLD 12 QO': m 8i RIM LEV-' 1 s sr;RdN j t z 3 8 8 930 WN 930 b 940 \ 4 +' 73 940 A� F o ` \\ SANG CENTERLINE a . L m 1 � • CV \\\ a IA GI rc s• Pw mx 925 925 935 935 3 E. \ k 920 .. 920 930 \ 930 p: W a \ v 915 915 925 5 92 a 910 2Jh W 910 920 a 920 DRAM BY Q A \ .. ...�..... _ .. t .. ... t CJ( PROPGSED 11/2X11 M O DATE e CENTERLINE 905 ? „u�"6” 905 5 i�'" 'cow 91 915 REV SIONS t — _.. s� t t SCALE IN FEEL �.... 150 0 50 1 O' .. - \ \.... ' 00 ] 900 900 a . SO leer 910 ...... ... I .... ........ ... ..... .. ..... ., i �... O 'ow u3 i ... S. PP \\ 910 895 a 2r Ra w «'I 895 BENCHMARK 905 ! 5 0F 905 ........:: ..... ._._. ._ ._ ....._ _ _T.._. q L ..�. BM /I: RR. SPIKE SOUTH FACE Of 1ST POWER " • -" ........: " '.. - L m ^itlWi POLE WEST OF ORIEEW - N. SIDE Of + d PIONEER TRAIL - ELEV..- � 910.34 NAYD SB DATUM p(30 � BM /2: TOP ALUM R/W MONUMENT O SOUTH h, CAD FILE (J ....... D a3 P YC 890 PROPERTY UNE ON PROPOSED R/W LINE. 900 I 8 9OO • $ 1J' "072 mw, ELEV.�913.67 NA 88 DATUM "i " "'H m �ry2g 21996 -22SS ... .. JX ww PROJECT NO. 885 895 1 8 8 5 1 -- 3 :: NNAT HW �� °9002 �M I 3 1 NtfRT NW gpp,� 895 21996 -21 3.3 4 +00 3 +00 2 +00 1 +00 0 +00 4 +00 3 +00 2 +00 1 +00 0 +00 NOTES . ALL DIMENSIONS ARE TO THE BACK Of WR8 UNLESS OTHERWSE NOTED. 2. AWADC BENCH B SIORNWATER POND AREA DISNRBEO BY UTILITY CONTRACTOR MUST SE RESEEDED AND MULCHED MTH AP%YOPRIAIE SEED MIX IMMEOATELY AFTER UTILITY CONSTRUCTION. 3. ALL REAR YARD CATCH BASNS MUST HAVE INLET PROTECTION INSTALLED ON MEN NMMEOAIELY AFTER NSTALLATON. 4 INLET PROTECTION (WIUCO) MUST BE INSTALLED IN ALL STREET CATCH BASINS UPON COMPLETION OF STREET CONSTRUCTIO—, 5, ALL PRCPDSED BIT FEHCE/— CNECKS /CB PROTECTION Y EAOgW CWTROL BLANKET MUST BE WSTALLED IMM EDIATELY AFTER UTUTY CONSTRUCTION. 6 ALL ELSTINO SRl FENCE OR EROSION CWTRO BLANKET TAKEN DONN By UTILITY CENTRACTOR MUST BE REPLACED OR PUT BACX UP IMMEDIATELY AFTER U71LITY CONSTRUCTION.(INSCEITAL TO CONSTRUCTION) 7. SCO MUST BE INSTA.LEO BEHIND ALL CONCRETE OIRB k CUTIER /SDEWALK AND ALL AREA OSIURBEO BY UTIITY CONSTRUCTION MUST BE SEEDED AND MULCHED ME—EL UPON COMPLETION OF PR VATE UTLTY (GTE) CONSTRUCTION. FES 99's: OLE ION 9651 A #11> \ \ I u 1 BW-4. 0 - BLO 4 CBNH Il �p 3. t ♦ R BLD 350 �' 39. V V• �18,4645F t.J \I \La�l� L 4�1IH l0O r OVERLAY OSIRI TAY \ \. \a' 3 6 S�A.o+ i� 910 oar - a9.ga 10 915 PROPOSED mxo BLD •�'� y OD " ° "' F 'XM1° 915 C j \ 695 NSIiam PROPOSED CENTERLINE .. .... .... 695 890 E- O O6.5 M' BCCD BDIIOINO \ \\ ` LE 6 10OYR.HW h L 670.0 ' R;P, SETBACK LIMIT UNE \ • \ \ X�.' Ne /�� 28' 15 RCP QS 00 905 \ \ 905 910 910 z H N Pq 2L BC00 GRADING \ • SCALE IN FEET �FVC 3 5 O 8.285 NY 11D.zD \ 1\ A i N L�N(T,UNEE \ .. r 0 50 1W 900 a P 0VC S a O I ]13 900 905 P 6 P 905 a 126•_36• •.* BENCHMARK 1RASNGl1ARD RE " S i -,-, INSiAll 4y 99 'A�/ AST/3 Ek CBMH 101 pyC z g Q w ` JONTS. INN. 586.50 PLACE 32.0 CY OF CW RIPRAP 0 BM fit; R.R. SPIKE SOUTH FACE OF 1ST R aa POWER POLE WEST OF DRIVEWAY - 5 n S O ek y N Y : ,0h I N. SIDE O' PIONEER TRAIL ELEV. 895 5 EX RIM E4 62 EV 921 � F w .. 920 695 900 900 N 1 1 1 1\ BM 12: ✓ 1 I \\ 1 1 1 0. I 7 TOO- 910.31 NAND BB DATU. M TOP ALUM R/W MONUMENT O SOUTH PROPERTY LINE 011 PROPOSED R/W LINE. ELE— 913.6] NAVE BB DATUM \ ' a `. \ . \ a ` \ \ Y \ \� ` \ a Y a \ \ \ \\ • \ \ \ \ , �' ZQ ... J J ry Cl 6 1 i . 865 Wn ��� \\ \ \\ UTILITY TEEN RUST BE CONPACIED k TESTED BY \L SgLS ENgNEF1R.. I At' - RCP f ilI 1 \ N rt \ 9 4'�� r 915 1 ERT�Bfi6.S0 \ \�• \ \ j L_- __'°..- 5TA:5 +38% // E - , �/ I _ 111 j I I 1 I I 15 EQFg - � a £ i / h 5 - PEAT VE IENPOiARY IrI 1 1 4 1 1 1 16 1 sS \ SEOINENTATON I 11 I I n i t 1 1 1 1 1 I I j 1 7 I I %PE /'/ I 1 G 13 I I 1111 1 I I I REMOVE EX 15" fE40 1 I G -�- - - - - -- I '�� H b •. ` \ ^•_��� I ` STM] +5] i I I 1 1 DRAINTII!? ISSTAILED BY I l 1 GRADING ; � I M 1 liRACTdt 1 ; I 1 1 CONNECT TO EX IS' 1 1 1 116A I I I STORM SEV,£R.pE��9 1 1 Eg 10 +99 j AHIIf501 I STM12 +25, 18.0' ELEV. 9 Td2 1 � 5 ^ .____J CONTRA 1 T0 . . E ..... ., I SWH 101 \ ' • 3 6 S�A.o+ i� - �- _ 1 g _..e Ra -Y 900 7 < z 2 4 �` h• 695 eux o 5 A_o PROPOSED CENTERLINE .. .... .... 695 890 E- O 3 7 X�.' Ne /�� A 0+4 S r A STA:1H 1 5 IA' � 1 9 STA.0+42 A 890 33` xP� /; - 9 �CV 885 20 L / T 42 NY 11D.zD \ 1\ A i a 880 �� WS 126•_36• 880 1RASNGl1ARD RE " S i -,-, INSiAll 4y 99 'A�/ AST/3 Ek CBMH 101 O O.A05 z g Q JONTS. INN. 586.50 PLACE 32.0 CY OF CW RIPRAP 0 �: -:: & 675 ek : ,0h 875 870 EX RIM E4 62 EV 921 � F w .. 920 3 x V �1 920 ... ... r z 865 Wn ��� m 865 At' - RCP ��m rt cu O 0.20% 4'�� 915 1 ERT�Bfi6.S0 INVERT N2 88859 .INVERT 36'185900 i 860 :. ..... ., .. ,. .. // .... g �1 1 915 W A BT 3 pq 910 / O6 M6 5 . sSR 910 W a 9O5 PROPOSE CEN ER NE' I i ��S a9� i DRAWN BY i 905 DATE 11/2/11 900 '.. IY P 0 _.... \ _..... . - . „,�,_ .. .... e P30� I.... - 900 RE 510N1S \ ..._ �� \ e . _. _ W 0 284% 895 ILI ' O 40X : >' 113 -]Q RCP C43 0,0,]0 aA 41 �3 o O.747R r8 PVt I I I 895 126' -p6 RCP CL3 O \ 69O .. % 26'- ]6 ' RCP Y" ,X9' -3fi RCP W [d511NG �+ -az CENTERUNIE ? 890 0.365 6 P...^ C1300]IS . I I I . 885 - _ p� Y 8 m $ N & I �y I q 665 CAD FILE 21996 -22ST PROJECT NO. 880 �u K 21996 -21 7 880 4.1 I SWH 101 \ • RIM ELEV 89 42 BD 1042 900 8 W es_ rcm 900 695 i PROPOSED CENTERLINE .. .... .... 695 890 890 EXISTING CENTERLINE 885 885 a 880 �� WS 126•_36• 880 1RASNGl1ARD RE " S i -,-, INSiAll 4y 99 'A�/ AST/3 O O.A05 JONTS. INN. 586.50 PLACE 32.0 CY OF CW RIPRAP 0 675 RLIER BLANKET AT FEB. : ,0h 875 870 870 865 m 865 At' - RCP 1 cu O 0.20% 660 1 ERT�Bfi6.S0 INVERT N2 88859 .INVERT 36'185900 i 860 V POND 2 �E 4 OLE 865.5 ry j IOOYR.HIYL 870.0 .Y np \ \� 1 _ G nI ITI 0T VvIL.VI j L, \ I \. I II ;1, 3 II 4 5 1 I 2 1 1 I I_ y 11 Lai CORNER I 11 11 Ilo II r - - --- 10 coRRER LOT 10 11 11 8 I I 9 11 I 12 16 I 19 SiA:94 &` 'o S F 13 Loi U I /" , 4 C In N � I MITIGAYION Af�EA` 1 , 1 1 1 ,` ` OLE 8651 IOOYR HWL 865.4 ~ , 5 ` 1 ` L \\ '•R %•. _ \ 18464 SF 1 I i 20 1 '1 21 to ;•;:`, Lai1CORNER '! SCALE IN FEET ISO 0 50 1 \` ., , J' 00 ) \ e fx I � 1 I coon - w laa 24 33 K f ::: a S a M #I WN C ARK - - - -. -) ` N FIO� a 32 BM /1. R.R. SPIKE SOUTH FACE OF POWER ` P ICH NEST O DRIVEWAY - N. N. SIDE Of ✓ \ ```� `''; C \+ PIWEER TRAIL - EIEV, 910.34 NAVD 8L_ DATUM ON 12: P R O P R 9Y36NN N PRO DA SOUTH 2C.� 3, PROPERTY LINE ON PROPOSED R/W LINE. I V \ \ \ 29 \�c 26 28 i� aEaaSg 27 6 " C t U 19 ' NOTES A \ � -.' ..: wti � A � 1. ALL DIMENSIONS ARE TO THE 9.AO( OF CURB UNLESS OTHE SE NOTED. ^ P 18 2. AWa11 BENCH k ITORMWATER POND AREA DSIURBED BY 1111 CONTRACTOR MUST BE RESEEDED AND MULCHED IT" 11—Al SEED MIK WMEDATELY AFTER U-1 CONSTRI111. < �+ U3 3 17 J. ALL BEAR YARD CAPON BASNS MUST HAVE WLET PROTECTION INSTALLED ON THEM IMMEDIATELY AFTER INSTALLATON. 4. INLET PROTECTION (IIMCO) MUST BE INSTALLED IN ALL STREET CATCH BASINS UPON COMPLETION OF STREET CONSTRUCTOA. z- i z 5. ALL PROPOSED SILT FENCE/DITCH CHECKS /CB PROTECT- k EROSION CONTROL BLANKET MUST BE INSTALLED IMMEDIATELY AFTER UTILITY CONSTRUCTION. CV 3 V 2 B. ALL EX ENT FENCE OR EROSION CONTROL BLANKET TAKEN OOWN By UDUTY CONTACTOR MUST B RE-0 OR PUT BACK UP IMMEDATELY AFTER UTUTV CONSIRUCTON(MODENTAL TO CONSTRUCTION). 8 ]. SOD MUST BE WSTALLED BEHIND ALL CONCRETE WPB k 1i1T1EP/9DEWAlK AND ALL AREA DlG7URBED BY UTUTY C q TON MUST BE SEEDED AND MILLIGHED IMMEDIATELY OMPLETON OF PRIVATE Ullltt (GTE) LCNSTRUCTON. $ - CSI To 3� i - R ELEl 923,]0 - , -EpSll a a F a = 885 ` �� 885 925 _L L'$�� W i . f O NG CENIERUNE 925 Z E 880 880 920 920 O P CENTFAIJNE 1 .. TSJ F3 ND CENIEflUNE DRAWN BY 875 - INSTAL_ le PES 120 W/ 875 915 .. Ee 915 cx .........i161SHWARD: TIE AST L 5.. .. . . . ................... . .. ... JLRNIS.INV.pe66J0 PLACE �.. K DATE 10,0 CY. OF CIU RIPRAP..k " FA TER BLANKE AT FES 670 , 870 910 v 910 REVISIONS �asnRO CFNTEBIJNE ` 865 865 905 she 905 ...... , ... .......... { ...... .._ . ......._ Ee 4JZ ... INST— 15 FES LIB W/ 860 TRASHWARD nE AST a 860 900 900 m TS..INV 8fi4.00 PLACE .. - 100 CY. of CL3 flIPRAI'. k 35'-18* RCP N FILTER BKEi AT fE5 CLS O 05Bx 31 15 HOPE 50 15 RCP 216x L_5 1 g CAD FILE 855 $ $ n 855 895 g� 895 21996 -22ST 1 1 n T E K #a u PROJECT NO. 650 850 890 a 690 21 4 2 21 7 920 1915 910 905 900 895 - 885 — r )I I 1 2 3 4 5 -- 17 ' .. - ab � L ------- ---- - - - - -J 16 �--- _— __�\< \` �� '/ �� 10 i11 \ I -- 0 00.00 SRKEi B ``�% <___________ .xa LDCIC } 1 1 1 `\` \ 6 \(. V J` IO+s] xEY 1 1 \ \ � 0 +00.00 SIREY} A \ IU I �.'(/ k -'' . FT SF AA16 BS _ xEYL ` 21 c. `\ \\�` ff 1 I� 1Q 2 22 I nd NO 33 cc /!( V \ suRUauxi coxalElE qqq (�: "] I' SURYWNTAB LMCRETE 19 \ `\ `\ CURB r GUTTEq (rm). 18 25 \i M w / c \ 31 \` \\ 11F I ;N1A I IN 4 +18.99 STREET 1' `I \ I 1 7 ]0' RAD. { k „ (; I ( CENTER NL -OE -S C ,•n 1 ` , \ \� \ \ \ `\ \ l gyp I 1 \` 7 r — \ \ 1 1 16 11 \ \ , ^ ` i i \ \\ 15 \ il� \` \`\ 11 \ I \ \I 1Tj J `' \\ `\ `� ^ 29 I IIJ X I V ^ ' \ \ C ' -1 f + +19.97 5 T B \ \ 1 � T 13 ' 1 ` \`\ 1 \\ _J _- 21 \ 25 A % .g \ 1 CENTER CUB DE -SAC 2 \�```\ \ 71\ T . 27 '.�'� 23 STREET B �Bt ��ra = N10 24 e= i��` STREET A 955 Z o a N o a m 935 935 NOTE ou EN90N8 SNOWH AE 10 THE BAIX a ELRB UNLESS 950 950 A zm OME-SE NOTED. i A EQ � O E 8819 EG CRE1E CURB t GUTTER (—) Al ALL INTERSEGROM RANI AND 4NS UNLESS OMERMISE NOTED V V j 930 �, 930 of apie s cunfR " u sE Niiss l aTH' D ERweE ° Noifo BASNS io BE TOP 945 - 945 Z$E E - I Oa ,...... ... .. .. .. ... ` F M 1 ALL NTERSECTION RAgI TO BE A ZO' flAD US (rmJ TO ME BACK I �� CV Sz � �N'Ijtl ' OF CURB UNLESS OMEflWSE NOTED \\ 41 e 925 925 5 NLET PflO fOT10N (WN O) MUS Bf WSTALLEO N A L S BEET CAT H � BASINS UPON CONPLETWN OF STREET CONSTRUCTION. 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