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HomeMy WebLinkAbout[06c] Country Manor-Preliminary Plat, PUD �r car+z11 g g Planning Commission Agenda Item 6c t. 1'.Jos"loll MEETING DATE: May 23, 2016 AGENDA ITEM: Country Manor Senior Living Campus -Preliminary Plat&Planned Unit Development(PUD) Approval SUBMITTED BY: Community Development Department STAFF RECOMMENDATION: Conduct public hearing accepting any testimony and close public hearing tabling action until after the AUAR Update has been accepted by the Council. Before any land use approvals may be obtained, the update to the AUAR must be completed and the final document must be adopted by the City. PREVIOUS PLANNING COMMISSION ACTION: In 2005, the Planning Commission made a recommendation to the City Council to approve a rezone request from Agriculture to R-I Single Family Residential and to approve the PUD and Preliminary Plat. In 2006, a recommendation was made to approve an amendment to the PUD &Preliminary Plat to accommodate the construction of Kennedy Community School. BACKGROUND INFORMATION: Applicant Information: CM of St. Joe, LLC, Corey Gerads Owner/Developer Existing Zoning: R-1, Single Family Residential Proposed Zoning: R-3 Multiple Family Residential(Block 1, Lot 1) and R-5 Supportive Care District(Block 2, Lot 1) Future Land Use: Medium Density Residential Proposed Land Use: Community Oriented Mixed Use PUD Location: West of Jade Road and Kennedy Community School Special Information: Public Services: Fire Department comments are pending. Engineering comments are attached. Access: Access to the plat would be derived from County Road 121 (College Ave S) and Lanigan Avenue. A temporary private drive is proposed off of Lanigan Avenue to access lot 1, block 2. WCA/Wetland Setback: Wetlands have been delineated but a new delineation may be required. The City has a wetland ordinance requiring buildings to be at least 50 feet from the delineated wetland and drive and parking areas to be at least 75 feet from the delineated wetland. Overall Plat Information: Size Use Block 1, Lot 1 7.18 acres 2 Apartments -95 Units Block 2, Lot 2 22.05 acres Country Manor Campus— 144 Units Block 3, Lot 1-12 7,978 SF—11,475 SF Patio Homes Outlot B, D, F 29 acres Future Patio Homes & ROW Outlot A, C, E 69.31 acres Wetlands and Woodlands ROW 1.47 acres Right of Way Lanigan Avenue—66 feet has been dedicated for purposes of public right of way. The future Mulligan Loop proposes a 60 foot right of way. Lot Requirements would follow R-3 and R-5 District and PUD Agreement. Lot Width: The average lot width in the R-3 and R-5 district for multi-family/apartment is 150 feet and the minimum frontage on a street is 80 feet. The lots meets this minimum requirement. Lot Requirements for R3 PUD/Apartment- Front Yard Setback 30 feet Side Yard Setback 20 feet Rear Yard Setback 40 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 40 feet Lot Requirements for R5 PUD/Senior Apartment- Front Yard Setback 30 feet Side Yard Setback 20 feet Rear Yard Setback 40 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 40 feet Lot Width: The lot width minimum at the building line in this district for patio home development is 60 feet. Lot 16, Block 7 is 55 feet at the building line and therefore, does not meet this requirement. Lot Requirements for R5 PUD/Patio Homes- Front Yard Setback 25 feet Side Yard Setback 10 feet Rear Yard Setback 20 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 35 feet Trail and Sidewalk: An existing trail is along County Road 121. The City will require sidewalks on at least one side of the streets or a trail where appropriate and connections must be made to the existing trail. Park Dedication Information: Parkland dedication was previously fulfilled with the parkland adjacent to the Sauk River. Drainage and Utility Easements: According to the City's Subdivision Ordinance, drainage and utility easements are to be 10 feet on interior lot lines and along roadways and must be over ponding areas. The City is currently reviewing a change to require drainage and utility easements to be 6 feet on interior lot lines (more flexible) and 12 feet along the roadway. The proposed plat does not meet current or the proposed drainage and utility easement requirements. Add required drainage and utility easements along boundaries and over the pond across Block 7 (Outlot F) and add a 20 foot wide drainage and utility easement along the north lot lines of Lot 1, Block 3 and Outlot E for the existing water main parallel to the trail. ATTACHMENTS: Preliminary and Final Plat City Engineer Comments REQUESTED PLANNING COMMISSION ACTION: Staff recommends tabling of the preliminary plat and PUD based on the adoption of the final AUAR and the following conditions being met: 1. Meet the City's Subdivision Ordinance on Drainage and Utility Easements. Revise as accordingly and resubmit to the City. 2. Adjust Lot 16, Block 7 to be 60 feet wide at the building line (setback line) and verify that all other lots will be at least 60 feet wide at the building line. Revise accordingly and resubmit to the City. 3. All engineering issues are addressed(attached). The City Engineer will be present at the meeting as well. 4. Six foot wide sidewalks will be required on at least one side of the streets with the exception of Lanigan Avenue where trail is proposed on the west side. 5. The outlots will be required to go through final plat approval prior to development and public access will need to be secured at that time Cost of improvements, including but not limited to street, sidewalk, utilities will be the responsibility of the developer. 6. Resolution of issues identified by the Planning Commission Motionl: Move to Table the request for Preliminary Plat and PUD Approval for Country Manor Senior Living Campus. This page intentionally left blank m 2016 Westwood Professional Services, Inc. • 1311 Plat, Site, Grading &Utilitles for Country Manor St. Joseph, MN Prepared for: CM St. Joe, LLC Senior Liv40 ing PUD 10 8th Avenue South Bartell, MN 56377 Contact: Corey Gerads Phone: Email: corey@alliancebuildingcorporation.com Prepared by: Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. Project number: 0008495.00 Contact: William R. Huston Vicinity Map NO.I DATE I REVISION I SHEETS Not For Construction Preliminary Plans Plat, Site, Grading & Utilities for Country Manor Senior Living PUD St. Joseph, MN Date: 05/02/16 Sheet. 1 of 22 0008495CVP01.DWG Sheet List Table Sheet Number Sheet Title 1 Cover 2 Index Sheet 3 Site & PUD Plan 4 Existing Conditions Overall 5 Existing Conditions Detail A 6 Existing Conditions Detail B 7 Existing Conditions Detail C 8 Preliminary Plat Overall g Preliminary Plat Detail A 10 Preliminary Plat Detail B 11 Preliminary Plat Detail C 12 Grading, Drainage & Erosion Control Plan Overall 13 Grading, Drainage & Erosion Control Plan Detail A 14 Grading, Drainage & Erosion Control Plan Detail B 15 Grading, Drainage & Erosion Control Plan Detail C 16 Utility Plan Overall 17 Utility Plan Detail A 18 Utility Plan Detail B 19 Utility Plan Detail C 20 Profiles and Street Sections 21 Profiles 22 lPhasing Plan Vicinity Map NO.I DATE I REVISION I SHEETS Not For Construction Preliminary Plans Plat, Site, Grading & Utilities for Country Manor Senior Living PUD St. Joseph, MN Date: 05/02/16 Sheet. 1 of 22 0008495CVP01.DWG 0 2016 Westwood Professional Services, Inc. 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I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston Date 05/02/16 Ucam No. 44984 Checked: WRH Drawn: JSB Record Drawing by/date: Prepared for: SQL NA �010 f, 1000..'4' 413 '\SOIL BOUNDARY , 0-1 (TYP. �10, I r e, I 1111117 CM St. Joe, LLC 10 8th Avenue South SarteR, MN 56377 Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance SOIL NAME SOIL BORING 183 DASSEL BID I< GATE VALVE 413 OSAKIS WETLAND 465 KALMARVILLE HYDRANT ® STEEL/WOOD POST 566 REGAL WELL —o— SIGN—TRAFFIC/OTHER PoH POWER OVERHEAD MTL1 MAIL BOX PuG POWER UNDERGROUND 204C CUSHING STREET LITE n GUARD RAIL 292B ALSTAD GUY WIRE X FENCE LINE 41 B ESTERVILLE POWER POLE 1029 PITS/GRAVEL DECIDUOUS TREE LINE ❑E ELECTRIC BOX — — DELINEATED WETLAND M ELECTRIC METER ■ ■ SOIL TYPE BOUNDARY Q SANITARY MANHOLE ® CATCH BASIN 0 STORM MANHOLE 0 TELEPHONE BOX SOIL NAME HYDROLOGIC GROUP 183 DASSEL BID 281 DARFUR BID 413 OSAKIS BID 465 KALMARVILLE BID 543 MARKEY B/D 566 REGAL A/D 873 PREBISH BID 1018 UDIFLUVENTS 179B LANGOLA B/D 204B CUSHING B 204C CUSHING C 204E CUSHING C 292B ALSTAD C 41A ESTHERVILLE BID 41 B ESTERVILLE BID 1029 PITS/GRAVEL CW WATE R I %= e ---] 0' 200' 400' 600' NOT FOR CONSTRUCTION 0008495EXOAP01.DWG Date: 05/02/16 Sheet: 4 OF 22 Country Manor Senior Living PUD Existing Conditions Overall St. Iosevh, MN (D 2016 Westwood Professional Services, Inc. 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Prepared for: Senior Living PUD Existing ConditionsCM St. Joe, LLC Draw= Detail A 10 8th Avenue South Reond DrBvdM by�data Sartell, MN 56377 St. Joseph, MN o2016 Westwood Professional Services, Inc. Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance sX7082 1W n� �-r- n o . L -1 �/ \ D lTERLINE F DITCH _ 1-11 .r w !♦ \ �r ! o _ !♦ \< !� 413 1086 7 / ♦'t I I 2 •mo •• RY M ANHOLE 7SANITARY NHIEj =1075.69 _ \ Jr ` s lE 57.49 (SE) / , \ \ s9ti �� 1 \ TSIDE DROP / / 2098 ♦ 1 SOIL NAME ✓ ) 7� / - 57.39 (NW)10 ■ \\"\ lE= • / I A I, - SANITA Y MA HOLE ` O 4%- mm • l V ` \ i RE 1077:37 • \ + • ~ �7 / \ , ` �— � �� ♦ \ \ s qT d 1E=1058.72 (E) '0IC ♦ 1E-1058.62 (W) •�• 80 ♦ _ \ r S —� — S WA \ • �►!, 873 0 *010 ! loaa ✓ \ o L ♦ Z A 1100 \ \ / \ !r / On ' ,` v ♦ % —--- ----I--- AN_ r _i► �.�. 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SOIL NAME HYDROLOGIC GROUP 183 DASSEL B/D 281 DARFUR B/D 413 OSAKIS B/D 465 KALMARVILLE B/D 543 MARKEY B/D 566 REGAL A/D 873 PREBISH B/D 1018 UDIFLUVENTS POWER OVERHEAD 179B LANGOLA B/D 204B CUSHING B 204C CUSHING C 204E CUSHING C 292B ALSTAD C 41A ESTHERVILLE B/D 41 B ESTERVILLE B/D 1029 PITS/GRAVEL K>' CW WATER O SOIL BORING GATE VALVE 'SII' WETLAND HYDRANT 10 STEEL/WOOD POST WELL • —� SIGN—TRAFFIC/OTHER Poy POWER OVERHEAD MAII-1 MAIL BOX —PUG— POWER UNDERGROUND -3�- STREET LITE GUARD RAIL GUY WIRE FENCE LINE K>' POWER POLE DECIDUOUS TREE LINE El ELECTRIC BOX — — DELINEATED WETLAND 8 l.M l UM OM31IN 5T STORM MANHOLE TELEPHONE BOX 0' 100' 200' 300' NOT FOR CONSTRUCTION ` ` � � \ � � 0008495EXP02.DWG 4 Date: 05/02/16 Sheet: 6 OF 22 I hereby certify that this plan was prepared by me or under myI Revisions: direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston Date 05/02/16 License No. 44984 WRH Prepared for. Checked: WRH Drawn: JSB Record Drawing by/date CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Country Manor Senior Living PUD St. Joseph, MN Existing Conditions Detail B o2016 Westwood Professional Services, Inc. 7 a 'IT,4R10Y4 MANHOLE♦ RE -1069.91 ,� ♦♦ Oo IE=1055. 42 (S) � 1E=1055.32 (N) l � / � \ ♦ � F IN l � l\ FOP ♦� �� _ III •♦ \ Fi` . 41111 ANI TA E�I Q I " ♦♦' •♦� F°P``_1 ��• too I , 28 = '� I p • � � • � ♦ � w 1070 _ �-• IE;jIJ F01' 1055.62 J ,oto2 ) I I D , FOP , 10 10 OP 1070 6 68 �1 1 _ _ �J 1 I 41#1 4111 4111 10 SANITA Y MANHOLE--\ I I D 13 RE= 1072.04 i r I =1056.10 (S) 1E=1056.00 , (N) 7j�� � L � � �_ HH � 1 �' r / - ��• � � ^oma � `� �� I — r— � . SANI�ARY,aV NHOLE-'�I ♦ •• =.�.M °� m m rr ���w� � /10 RE= 1072.72 / r ♦— J D MIN NIMMMMMMMO Q A / / w \ / \ 10 1E=1056.32 (S) (0� � , IE=1056.22 (N) l e l ,, / �� �, / OI !? // 4111 10 SOIL BOUNDARY j ' ' • • 413 / -SANITARY AN�AbLE 0.� (TYP.) °j2 I \ � �! 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(SE) i 1E=10 .77 (SE) 1 ` 1E=1058.27 (M I SANITARY MANHOLE- % SANI TAR Y MANHOLE-"' RE= 1077.01 81 \ RE= 1075: 34 /E=1059.37 (E) 1 1E-1059.39 0 ST syl 1E=1059.27 (W) �6 0 ,(�) 1E=109, 01 (NE)---, ivyr � � • � .E S Sgti I y \ \ S8 . 1 Call 48 Hours before digging: 811 or call811.com Common Ground Alliance SOIL NAME HYDROLOGIC GROUP 183 DASSEL B/D 281 DARFUR B/D 413 OSAKIS B/D 465 KALMARVILLE B/D 543 MARKEY B/D 566 REGAL A/D 873 PREBISH B/D 1018 UDIFLUVENTS 179B LANGOLA B/D 204B CUSHING B 204C CUSHING C 204E CUSHING C 292B ALSTAD C 41A ESTHERVILLE B/D 41 B ESTERVILLE B/D 1029 PITS/GRAVEL CW WATER X 11111 1W 41F L.01 'V STos\ti SOIL BORING GATE VALVE �1� WETLAND HYDRANT 10 STEEL WOOD POST WELL POH • L , C RM L �Ml R RUST `� � may' I ` ; � � L 1 � —� SIGN—TRAFFIC/OTHER POWER OVERHEAD -MAILI MAIL BOX POWER UNDERGROUND 4C I / STREET LITE GUARD RAIL LO ,J \ GUY WIRE X FENCE LINE \ `109CL r I POWER POLE— DECIDUOUS TREE LINE ff] ELECTRIC BOX DELINEATED WETLAND ELECTRIC METER SOIL TYPE BOUNDARY \ I ♦M s SANITARY MANHOLE O ®CATCH BASIN \5T (� STORM MANHOLE � In IN 10;78 0' 100' 200' 300' ,... • ♦ �--� D TELEPHONE BOX (� °, ` � r 1 NOT FOR CONSTRUCTION Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoocips.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under myI Revisions:direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston 05/02/16 Ucense No. 44984 Designed: WRH Checked: WRH Drawn: JSB Remd Drawing by/date: Prepared for: CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 0008495EXP03.DWG Date: 05/02/16 sheet: 7 of 22 Country Manor Senior Living PUD Existing Conditions Detail C St. Ioseoh, MN 0 2016 Westwood Professional Services, Inc. LEGAL DESCRIPTION Outlots A, B, C, D and 0, RIVERS BEND, according to the plat of record in Stearns County, Minnesota BASIS OF BEARING Bearings shown are based upon the recorded plat of RIVERS BEND. The Southerly line of Outlot A (being the south line of the NE1 /4 of the NW1 /4 of Sec 22, Twp 124, Rge 29) bears North 89 degrees 14 minutes 39 seconds East. NOTES The lot dimensions and areas on this plan are Joe, LLC approximated. Refer to the Final Plat and supporting Sartell, data for exact lot dimensions and areas. Wetland boundaries in the northwest portion of the site were delineated by Bonestroo Rosene and Anderlik and Associates and confirmed by Stearns County Environmental Services on August 19, 2002. Wetland boundaries in the southeast portion of the t v7 site were delineated by WetTech Environmental and ° E confirmed by Stearns County Environmental Services on November 20, 2001. Both delineations used the routine determination method set forth in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, Waterways Experiment Station, 1987). 3 a Wetland Boundaries shown are as delineated as cited p above and modified as approved by Stearns County o Environmental Services and the U.S. Army Corps of Minimum Lot Area Engineers in a Wetland Replacement Plan Approved in Z 2005. Subject property appears to lie within "Other Areas" Zone X (areas determined to be outside the 0.2% annual chance floodplain) when scaled from Flood Insurance Rate Map Community - Panel Numbers 27145CO620E and 27145CO615E both dated 2/16/12. (Table A, Item 3) Site improvements and topographic features shown per plans provided by others. TYPICAL R-5 PUD LOT (No Scale) o U Joe, LLC 5 Sartell, T 5 0 �- c t v7 ° E L a w 6000 sf v ° Minimum Lot Area Oo J O D cn E ° o Min. Lot width E 6 in at front setback 0 60' ° 5 c ° JS o 1L,Q)a Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. ST JOSEPH TOWNSHIP \ N89°16'51 "E u 251- 55 _ C L_ U LEX FAMILY 2009 REV TRUST \ O \ ( IJL j —7j AL AL \ _ \ X \ILI ' \ OUMOT A v \( �N _J- SOUTHWEST LINE n -� OF OUTLOT A, ' \ J RIVERS BENDdL � 00� —A- — — — — �� NE �N C) OCQ / n HOVE GORDON R & SHIRLEY ✓ I \ V -0 \ Q V A �\ --EAST LINE OF SWI/4 NW1/4 ntQ O� /„ , L/ � \ � vIL_vl O 2k o q.° _J I hereby certify that this plan was prepared by me or under myI Reviskma direct supervision and that I am a duly licensed LAND SURVEYOR under the laws of the State of Minnesota Shannon S. Bollman Date 05/02/16 Lmma Na 45873 � `S36o •s3 Call 48 Hours before digging: 811 or call811.com AL AL IL IL AL AL AL Common Ground Alliance DEVELOPMENT DATA k-, 1 LAND OWNERZDEVELOPER CM. St. Joe, LLC. IL IL IL IL IL IL IL � � 10 8th Avenue South /-1I IT/ /.) T /1 L,� / L_�, I i, Sartell, MN 56377 ti soo�'�. LQ J I I J\ LQR� \ PLANNER, ENGINEER. SURVEYOR A T � Westwood Professional Services, Inc. ^ c_ i L_� n f 1 I 3701 12th Street North, Suite 206 J +0 St. Cloud, MN 56303 320-253-9495 V VY \` SITE DATA C•B\S fi'�3, �, i l4� , 1 \ v �7 . G- v Existing Zoning: R-1 PUD C oI Proposed Zoning: R-3 h�683>.�� v'�; v�R-5 PUD Development Type: Planned Unit Development 4 S. F. ACRES± � �� / � J Patio Homes 1,091,358 25.1 MULLIGAN LOOP n Apartments 312,871 7.2 •^ry �� J �� _ Sr/Assisted Living 960,884 22.1 ory0 \ a V /„ TI „T h 047�9"/{� I Outlots 3,020,507 69.4 i I ^ ,� v� / L v I o h) 015 ° ''0 ROW 783,859 18.0 C�� I M — Q I 3 �ry 11 ° 153 - 2 63 8 ,N3� 28.28 WRH Checked: SSB Drawn: TTNB Record DmydM by/date: Prepared for: CARMELA ✓ MICK REV ]RUST CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 °1�'51�E LOTTING SUMMARY 65.4 / Patio Home Lots: 95 Apartment Lots: 1 O Sr/Assisted Living Lots: 1 O , Outlots: A, E, C /l l ITL !1 T /1 VV I L_V I •1I- bib 0 /8 37 �D'22 015 j0 B•,N 3256. 09'36 6h 4"W 0 66.7 111.92 r--A �� A L�1-F-I I V / t 1 �r 0 �n 1.,040.0 , O9 I,I 11:0512059 %10°O91 1"W ,o 97 B. CN�111. 1\IV\7° L -v • LEGEND Denotes 1/2 inch by 14 inch iron monument found 0" • 0' 200' 400' 600' NOT FOR CONSTRUCTION 0008495PPOAP01.dwg Date: 05/02/16 sheet: 8 of 22 Country Manor Senior Living PUD St. Joseph, MN Preliminary Plat Overall 0 2016 Westwood Professional Services, Inc. 210119* Subject property appears to lie within "Other Areas" Zone X (areas determined to be outside the 0.2% annual chance floodplain) when scaled from Flood Insurance Rate Map Community — Panel Numbers 27145CO620E and 27145CO675E both dated 2/76/12. (Table A, Item 3) 0' 100' 200' 300' Call 48 Hours before digging: 811 or call811.com q ST JOSEPH TOWNSHIP \ ��a, �� Common Ground Alliance J V0 0 11 N89 °1651 " 250.55 — WETLAND 5T STORM MANHOLE \ p ® STEEL/WOOD POST ❑r TELEPHONE BOX SIGN-TRAFFIC/OTHER D4 GATE VALVE MAIL MAIL BOX 1(5 HYDRANT STREET LITE O WELL 0 GUY WIRE POH POWER OVERHEAD K)J POWER POLE —PUG— POWER UNDERGROUND / ,,,-SQ. E❑ ELECTRIC BOX GUARD RAIL I \ \ 00 \ / ELECTRIC METER x FENCE LINE s OSANITARY DECIDUOUS TREE LINE ® CATCH BASIN DELINEATED WETLAND•R�+ ti _ r J BITUMINOUS SURFACE•, TYPICAL R-5 PUD LO 317 70 —1070-10� \A CN O ZR �1 1070 1068 r— C4 \ \ \ T T 'ci \ \ \�L_ -�� 1072 �\ CAN9�SE BACK LINE SANITAR(MA)4OLE -1070110/0. 25 / o \ 25 \ q - / J o \: / r \ S i N �� ° ` ✓ �/ // Z`-DRAINAGEA -U]fl@�-E-A.SEMENT\ \ � l I 89 65 74 so \ \ Fop �� lT Y MANHG L--_90 \ y � 5I / RE=1069.91 i OUTLOT C v 1055.42 (S) \ �� � `' 80 60 52 52 � lE M1055. 32 (N) 06 1.3 496,198.84 sq. ft. ,/ !' / �/L� ao 10 10,943 11.39 acres I J ! �� , °0 4 3 SQ. 3T. Q 0 --4 8 9,731 8, 536 2 4 4t - SO. FOP $ P 9,807 SQ. FT. FT. 8,264 1 n o w V SQ. FT. 54 9 SQ. FT 10,498 FOP 5� 4g 6p' SQ. FT. 2 10 8,822 h 8,527 �- WETLAND SETBACK LINE--\ / �g - 10 9 % SQ. FT. �� = �-- s$ SQ. F3 8 9,261 5& Ro / 9,177 8, 269 6 9,177 SQ. FT. J__ NOT FOR CONSTRUCTION ,� � ii �� 9, 0 SQ. FT SQ. Fr 1 SQ. FT oo,� Q el 12 Q. Fr. 56 2s ANI` Af?Y` MANHOLE , 3 9,020 56 34 79 92 1071.14 Q SQ. FT. 4 i 17 8, 382 Q u i / ,� / � `'d 13 56 I — R-440 3,246 1E=1055.72 s,. SQ. Fq rry L L/ 8,669 272 —�— Z=34 1,255.62 (N) 130 I ` �o C;1 SO. FT L 91, C i 5 60 � 107 / , D ( '�s 14 /R°25 — = I 282 0 I 4 ^^ ' I D 8.764 — / o,6 � 7,799 co FT. �^� q / -e43- I_ I N Q FT 30 / O 15 1 q8,247 / � � � LEX FAMILY 2 9 REV T�(ST ( 16 / ^ F1t3o / / v a SQ. ,FT �o I I L I 6 1;;4 �ry , 53 V0 TEMPORARY ROADWAY-� , / _ _ I SAND 1A;4NhYOLE- 7,so8 Ory°�� o o E SEMENT FOR CUL-DE-SAC, �` 8,225 I 4 / h sQ. FT -30 ^ a 9 NW COR SEC 22, �Il �I o I q I RE=1072.04 / ry �- D 1 0 _Iq-� Q. FT. l=1056.10 TWP4, GE 29 \ , C� 0 / I 6 1 I _ I =1056. (N) % q /' FOUND AST IRON MONUMENT l �/ _ _ —_— L-- I Q'F J °� 1C)l r N q I I T 132. --Z—�zJ S N/ Y, ANHOLE / —&V � 72-/ N89°28 E=1072. 8,152 4b/ — — — — _— 00 o N _ /6 \ 0 I I I 1E=1056.22 (N)) ��� Q. F0 X99 48 //,54 l . CO N00 00 00 W DQ 42 / �8, 787 . \ %� ❑ I��J �o� 8,1 n Q� 92.48 � � / O/ � / N SQ. FT. �� Q. '28 MA OrOLE �-WL TLA ETBACK LINE p� r OUTLOTA / �\N (% / ��' 0 10,4886 // -- -- --�— �01�---�---- SA-ANHOLE J 10 I R =10 2 l/ SQ. FT �' 8,034 f-10 56 (S) 936, 594.83 sq. / 3 lE= 56.83 (5)/ Q �?T=1 o J49 (N) v 4 Y(�N Id ./' o� i j <> � 8OUTLOT E 44.46 acres / 4 so3FTl6 �/ (/ I ` 'ro 3\(N) 587, 712.72 sq. ft® �,�°' 1 �� I I 7 I \ 13.49 acres \ WE TLA D SETBACK LINE--_/ /I o 5 20 sgoFr. p o 0 �9 I I 8,125 / 11 \ / /1 " \,' / GV SO. 9FT 0 16 ®vP j 380 15 a l I i I I m 0�29T k SQ FT I P _. / I I I I I\ 12 0, � �� �� � t 11.475 / 34,808 ( L �� r 1� -L — — — — — — — — 1 II FT.6 I / �� _ - / �o SA A Y �fANHOL \ / / DRAINAGE AND UTILITYCfASEMENT r'� r J — - f 10 qT I v 1 Q / II I�` / J ((ll l =1057.0'9 E W, SW, SE) q ( ) v / -EDGE OF WA TER / 1 r 80 \ i ON 3/8/201 \tA�j o�°%y ry 144 10. FT. p/�� I I \ Q 60,884 / / / \ 6 \ I 56 38 Q \� 1086 ti d f C) l / I o 2 , / /%_ ^ to a 7- 10,204 n I I 101 144 SQ. Fl. \ \ 115 \ \ \ \ 0008495PPP01.DWG n.t� 05/02/16 c) 22 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL SURVEYOR under the laws of the State of Minnesota. Shannon S. Bollman Date: 05/02/16 License No. 45873 wRH Prepared for: Checked:SSB Drawn: T" Record Drawing by/date CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Country Manor " ------ -- Senior Living PUD St. Tosevh, MN Preliminary Plat Detail A (No Scale) 0 U 5 5 o a o N�-0 Cn U qa� �, 6000 sf T p Minimum Lot Area o Q) Min. Lot width 0 in at front setback 0 60' c � O ++ U 5 n cco I5 N O Li 2 + Cn 317 70 —1070-10� \A CN O ZR �1 1070 1068 r— C4 \ \ \ T T 'ci \ \ \�L_ -�� 1072 �\ CAN9�SE BACK LINE SANITAR(MA)4OLE -1070110/0. 25 / o \ 25 \ q - / J o \: / r \ S i N �� ° ` ✓ �/ // Z`-DRAINAGEA -U]fl@�-E-A.SEMENT\ \ � l I 89 65 74 so \ \ Fop �� lT Y MANHG L--_90 \ y � 5I / RE=1069.91 i OUTLOT C v 1055.42 (S) \ �� � `' 80 60 52 52 � lE M1055. 32 (N) 06 1.3 496,198.84 sq. ft. ,/ !' / �/L� ao 10 10,943 11.39 acres I J ! �� , °0 4 3 SQ. 3T. Q 0 --4 8 9,731 8, 536 2 4 4t - SO. FOP $ P 9,807 SQ. FT. FT. 8,264 1 n o w V SQ. FT. 54 9 SQ. FT 10,498 FOP 5� 4g 6p' SQ. FT. 2 10 8,822 h 8,527 �- WETLAND SETBACK LINE--\ / �g - 10 9 % SQ. FT. �� = �-- s$ SQ. F3 8 9,261 5& Ro / 9,177 8, 269 6 9,177 SQ. FT. J__ NOT FOR CONSTRUCTION ,� � ii �� 9, 0 SQ. FT SQ. Fr 1 SQ. FT oo,� Q el 12 Q. Fr. 56 2s ANI` Af?Y` MANHOLE , 3 9,020 56 34 79 92 1071.14 Q SQ. FT. 4 i 17 8, 382 Q u i / ,� / � `'d 13 56 I — R-440 3,246 1E=1055.72 s,. SQ. Fq rry L L/ 8,669 272 —�— Z=34 1,255.62 (N) 130 I ` �o C;1 SO. FT L 91, C i 5 60 � 107 / , D ( '�s 14 /R°25 — = I 282 0 I 4 ^^ ' I D 8.764 — / o,6 � 7,799 co FT. �^� q / -e43- I_ I N Q FT 30 / O 15 1 q8,247 / � � � LEX FAMILY 2 9 REV T�(ST ( 16 / ^ F1t3o / / v a SQ. ,FT �o I I L I 6 1;;4 �ry , 53 V0 TEMPORARY ROADWAY-� , / _ _ I SAND 1A;4NhYOLE- 7,so8 Ory°�� o o E SEMENT FOR CUL-DE-SAC, �` 8,225 I 4 / h sQ. FT -30 ^ a 9 NW COR SEC 22, �Il �I o I q I RE=1072.04 / ry �- D 1 0 _Iq-� Q. FT. l=1056.10 TWP4, GE 29 \ , C� 0 / I 6 1 I _ I =1056. (N) % q /' FOUND AST IRON MONUMENT l �/ _ _ —_— L-- I Q'F J °� 1C)l r N q I I T 132. --Z—�zJ S N/ Y, ANHOLE / —&V � 72-/ N89°28 E=1072. 8,152 4b/ — — — — _— 00 o N _ /6 \ 0 I I I 1E=1056.22 (N)) ��� Q. F0 X99 48 //,54 l . CO N00 00 00 W DQ 42 / �8, 787 . \ %� ❑ I��J �o� 8,1 n Q� 92.48 � � / O/ � / N SQ. FT. �� Q. '28 MA OrOLE �-WL TLA ETBACK LINE p� r OUTLOTA / �\N (% / ��' 0 10,4886 // -- -- --�— �01�---�---- SA-ANHOLE J 10 I R =10 2 l/ SQ. FT �' 8,034 f-10 56 (S) 936, 594.83 sq. / 3 lE= 56.83 (5)/ Q �?T=1 o J49 (N) v 4 Y(�N Id ./' o� i j <> � 8OUTLOT E 44.46 acres / 4 so3FTl6 �/ (/ I ` 'ro 3\(N) 587, 712.72 sq. ft® �,�°' 1 �� I I 7 I \ 13.49 acres \ WE TLA D SETBACK LINE--_/ /I o 5 20 sgoFr. p o 0 �9 I I 8,125 / 11 \ / /1 " \,' / GV SO. 9FT 0 16 ®vP j 380 15 a l I i I I m 0�29T k SQ FT I P _. / I I I I I\ 12 0, � �� �� � t 11.475 / 34,808 ( L �� r 1� -L — — — — — — — — 1 II FT.6 I / �� _ - / �o SA A Y �fANHOL \ / / DRAINAGE AND UTILITYCfASEMENT r'� r J — - f 10 qT I v 1 Q / II I�` / J ((ll l =1057.0'9 E W, SW, SE) q ( ) v / -EDGE OF WA TER / 1 r 80 \ i ON 3/8/201 \tA�j o�°%y ry 144 10. FT. p/�� I I \ Q 60,884 / / / \ 6 \ I 56 38 Q \� 1086 ti d f C) l / I o 2 , / /%_ ^ to a 7- 10,204 n I I 101 144 SQ. Fl. \ \ 115 \ \ \ \ 0008495PPP01.DWG n.t� 05/02/16 c) 22 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL SURVEYOR under the laws of the State of Minnesota. Shannon S. Bollman Date: 05/02/16 License No. 45873 wRH Prepared for: Checked:SSB Drawn: T" Record Drawing by/date CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Country Manor " ------ -- Senior Living PUD St. Tosevh, MN Preliminary Plat Detail A 0 2016 Westwood Professional Services, Inc. Call 48 Hours before digging: 811 or ca11811.com v 10 , / r — - ��/ I v /�=1057.9 W,sW,SE) T I \ Common G�.Ind Alliance �4 \ / 80- \ \ / / RSp / i i I 1 1 / /� / — I - lE J 99 (NE) Q ,-EDGE OF WATER / o f \ h L ' I /80 ON 3/8/201 fs ij 1j- �/ ` I c�, 74 12.237 o �j� �R `L'h 1 1 � � / 860,884 v o 38 1086 Q. FT N� \ ~� SQ. FT 56 / 11,736 x 13 SQ. FT. 8,825 2 " \ d J/ PJL/ o, 4 '`�� 12 SQ. F7 10,204 L 144 SQ. FT. 101 \ MANHOL 17 / � � ��N 16,469 ZSANITARY NHE N SQ. Fr. 1075.69 / s4. FT./ \ l l 1057..94, W� OU SIDED OP) / N 14 \ % / lE-1 057.49 (SE) / / / 13 �. 11,612 r /) / /1 57.39 (N / 10,285 / 1 ry 5 p / LO 145 SQ. FT W SQ. FT. 13 �i3 \ /� / SQ. FT. S 8,930 5 \ \ �� _ / 1/ / // / /y9 GDl 10 ry0 0 / U G 4 Q \� C �� / / / 27,5__ 63 / 4 15,J19 O 16 12 \� ` _ \ / \ SQ. FT �u SQ. F1'- SQ. FT. V \ s— _ ��// t D 10,374 -� s SQ. F6 ` _ ,BACK INE- / 1 \ / 1tj $s SO. Fr. A ----- \— — l \ \ \ � � W TLAND SE, s �- ANI TAR) MA HOL 8e O�a5 ss p\A X19 o sQ.6FT 5 i E=107737, \ / ��3738 // �� �,3o j V 00 �2 \ aT 1 E=1058.72 ) s,81s — �--� /'� C/ �� 2,56 R9 s9ti '8 1560 -- i ?lE=1058.62 w) F-- SQ. F S3 8,925 \ ![� 4 w l p \ ` / • 1 �9 SQ. FT. / 1 SQ. FT Q\ SQ. FT. 9,913 7-8 9 0 \ \ 1 "� ^ \.� 12 60 so?3+ SQ. FT ^ ^ 28 ��++ \ SQ. FT. 18, 628 10, s68 ^ ^ / 8,V 8 S, / 1 / S2,516Q. T hAT 7g 7 59 SQ. FT. 10,886 SQ. ST / I B r SAN 0 FT \ / 45 45 i� / 73 \ �� 7 SO. FT. _ Q �\ SQ. 73 FT. 60 — W9154 55 8, 009 Ca 8 9 >> o L �,� 10 6 A 1100 \ / ^ 8,924 I ^� SQ. 60 j 13 i S FTa - 9 / �� � 1 1s,oso NEARY sA / `j / 8, 924 SQ. FT. 9 63 I PROPOSED DRAINAGE --,I a sQ. Fn // 12,828 63 q0 ss 4 r / jI i SQ. FT 8 I 26 l � ` AND UTILITY EASEMENT �., (01' � r `, m SANITA �` MANHOLE � � 11,504 7 - I 11S 11 �\ f 1. l`,` —` 77 k RE=1077 8 SQ. FT 6 111 N 09 / � 00 N 10, 750 5 FT 9,� 0 1 / o ~ / 1058:37 ,(S) SQ. FT SQ928 ♦ ^ SQ928 � S R Y E=1058.27 ( sQ. FT MANH tE -� SQ. FT. r \ 70 / \ \ \ RE= 1075 34 /E=1 1 p96 9A 7770 1 \ 1 1059.39 (S) 1E=10 105 SJ el 1015 9,y A D A I /1100 � � / / � 0 � 120 � \-- \ ? Al ACK LIN / CRM LA J(MI R RUST �A / �� / / 09`, O `1 0- / 110 J \ (0 �f \ tc) 150 0 (01 / 1110 • P< O 1 1 1 Li r10 _� X x X x x p NOTES oo.y PP property Subject P Pro appears to lie within � ,� 1 l Other Areas, Zone X (areas determined to be outside the 0.2% annual chance floodplain) when scaled from Flood Insurance Rate Map Community — Panel J \ d Numbers 27145CO620E and 27145CO615E \ \ % L Hcu€. GORDON R & SH E J both dated 2/16/12. (Table A, Item 3) TYPICAL R-5 PUD LOT WETLAND ST STORM MANHOLE \ l \ \ S O 7 I (No Scale) 0 STEEL/WOOD POST ❑T TELEPHONE BOX / -V_ SIGN-TRAFFIC/OTHER D4 GATE VALVE 6 r LO �5 _MAIL MAIL BOX HYDRANT 5 ooa STREET LITE O WELL GUY WIRE saN SANITARY LINES a \ w � 6000 sf v � POWER POLE —war— STORM LINES Minimum Lot Areao \ - o� E❑ ELECTRIC BOX —PON— POWER OVERHEAD 04 E \ 0 1/ a o Min. Lot width E ELECTRIC METER Puc POWER UNDERGROUND o \ \ O p 6 at front setback E SANITARY MANHOLE GUARD RAIL %= \ O 1 T f 0' 100' 200' 300' �5 ® CATCH BASIN x FENCE LINE LE �LiL PROPOSED SANITARY JJ- DECIDUOUS TREE LINE NOT FOR CONSTRUCTION -7/ � '� \ O ° \ PROPOSED STORM DELINEATED WETLAND PROPOSED WA TER 1130• \ \ \ ° \ o � N2 2 _ \ 1 57 0008495PP02.dwg \ � � % � Country Manor vats: 05/02/16 sheet: 10 of 22 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional services, Inc. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEERunder the laws of thetate of Ivlinneaota.CM RevIsiom WRH Prepared for: St. oe LLC ,Detail 10 8th Avenue South Sartell, MN 56377 • Senior LivingPUD St. Joseph, MN Preliminary Plat B Drawn: TWB Shannon S. Bollman Daft 05/02/16 Liicense Na 45873 Record Drawling by/date: 0 2016 Westwood Professional Services, Inc. Vp_ '1�' SqN� 65 I T Y 4 ANH i 069 9 10 5.42 (5 [SQ6. lE 1055. 2 (N M co © M 3 n 536 L FT 8, 264 SQ. FT. 1 60 S TOtP IE=1055.72 -(4,7 1 f155. 62 (, I F__ 0' 100' 200' 300' I NOT FOR CONSTRUCTION RE=1072.04 l =1056.10 (S \ =1056. (N) WETLAND 5T STORM MANHOLE _ ® STEEL/WOOD POST ❑T TELEPHONE BOX Y ANHOLE E=1072.72 / —� SIGN-TRAFFIC/OTHER D4 GATE VALVE =1056.32 (S) =1056.22 (N) / MAIL MAIL BOX HYDRANT - — — — ` STREET LITE WELL GUY WIRE —POH— POWER OVERHEAD/ J MOLE -, 74.79 IOC POWER POLE —PUG— POWER UNDERGROUND '3 (S)/ J E❑ ELECTRIC BOX GUARD RAIL ,\(N)� ELECTRIC METER x FENCE LINE @ SANITARY MANHOLE— DECIDUOUS TREE LINE %s 11,4 ® CATCH BASIN DELINEATED WETLAND SQ. PROPOSED SANITARY BITUMINOUS SURFACE ' PROPOSED STORM PROPOSED WA TER �>> NOTES-�1(�,�� Subject property appears to lie within /SANITARY NH4LE- =1075.69 "Other Areas" Zone X (areas determined to IE 1 57.49 (SE) be outside the 0.2% annual chance / 71 57.39 (N floodplain) when scaled from Flood Insurance Rate Map Community — Panel Numbers 27145CO620E and 27I45CO615E \ / both dated 2/76/12. (Table A, Item 3) 0 0 r C14 TYPICAL R-5 PUD LOT (No Scale) o U 5 uy � o a� 5 N � � N E E U) F1 a W yr j U 6000 sf Minimum Lot Area OJ O E o Min. Lot width E �" l 6 at front setback `� Q 0 60' a= O C Y \ L 0 5 o J5 INO� 1 o Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under myI Reviskm8: direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota Shannon S. Bollman Dates 05/02/16 Lumm Na 45873 --SANITARY MAt/IOLE 107 0.25 /V Jj 10j0� , b G WM Checked- SSB Drawn: TTNB Record DmvdM by/date: Prepared for: 6° 22 SR 44, 0 13,083�1 / \ J 23 SQ. FT o1� 5�° <_ \ 10,746 LQ r \J T / I 4P� 5 L58.3�0 122, 4 11,5 .6015 B'0N0 3 7 C•,256 �P 51 X9,6 66• ,- SANITARY MANHOLE RE= 107 .78 I 1E=105777 (SE) IE=105167 (N W) lL=111.92 - R=640.00 A=10001`09 C.B.="S12059'17"IiT C =111.77 I 1 A CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Call 48 Hours before digging: 811 or call811.com Common Ground Alliance 0008495PP03.dwg Country Manor nate: 05/02/16 sheet: 11 of 22 Senior Living PUD Preliminary Plat Detail C St. Joseph, MN 0 2016 Westwood Professional Services, Inc. N WL=VARIES WATER SB -12 10:1 _ 3•� i 10' SB -13 2.0' CLAY LINER BENEATH OUTLET ELEVATION EXCEPT ON INFILTRATION BENCH. SB -15 LAST REVISED: Westwood POND BENCH oa 16 GD06 - LOT CORNER ELEVATION 00 I g g LOT NUMBER DRAINAGE ARROW REAR GROUND GRADEAT 983.0 �- WALKOUT/LOOKOUT (0.7' BELOW BASEMENT FLOOR ELEVATION FOR I �Wo I WALKOUT) 983.0 991.0 G MINIMUM BASEMENT FLOOR ELEVATION - w 3 FRONT GROUND GRADE rn Q > AT GARAGE DOOR -21 R = RAMBLER, GRADED FOR 7.7' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FRONT GROUND GRADE AT GARAGE DOOR. R(1) = RAMBLER, GRADED FOR 7.0' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FRONT GROUND GRADE AT THE GARAGE DOOR. LO = FULL BASEMENT LOOKOUT GRADED FOR 5.0' OF DIFFERENCE FROM THE REAR GROUND GRADE AT THE LOOKOUT TO THE FRONT GROUND GRADE AT THE GARAGE DOOR. W0= FULL BASEMENT WALKOUT, GRADED FOR 8.4' OF DIFFERENCE FROM THE REAR GROUND GRADE AT THE WALKOUT TO FRONT GROUND AT GARAGE DOOR. SOG = SLAB ON GRADE UNIT. WM, (1) THE NUMBER IN THE PARENTHESIS INDICATES THE NUMBER OF BLOCKS THAT THE GARAGE IS DROPPED. EACH BLOCK = 8" INDICATES A CUSTOM HOUSE PAD WHICH HAS NOT BEEN COMPLETELY GRADED OR PREPARED TO PROPOSED GRADE. ELEVATIONS AND HOUSE STYLES SHOWN ARE ENGINEERS SUGGESTED DESIGN FOR CUSTOM LOTS AND SHOULD BE VERIFIED WITH THE DEVELOPER. LAST REVISED: Westwood TYPICAL LOT os os oa GD25 i G� S,o �OP� �P4� Jho Q So, MiN�MUM / ROCK -12" MINIMUM J� WOODCHIPS -18 MINIMUM 1"-2" WASHED ROCK Lp ANO OR WOODCHIPS PER SPECIFICATIONS 18" MINIMUM CUT OFF TO MINIMIZE RUNOFF FROM SITE N07ES: 1. FILTER FABRIC SHALL BE PLACED UNDER ROCK/WOOD CHIPS TO STOP MUD MIGRATION THROUGH ROCK/WOOD CHIPS. 2. WOODCHIPS USED FOR CONSTRUCTION ENTRANCES MUST BE 80% NOT LESS THAN 2 -INCHES AND NOT MORE THAN 5 -INCHES. NO CHIPPED -UP MANUFACTURED WOOD AND/OR CHEMICALLY TREATED IS ALLOWED. 3. ENTRANCES MUST BE MAINTAINED REGULARLY TO PREVENT SEDIMENTATION ON PUBLIC ROADWAYS. FUGITIVE ROCK OR WOODCHIPS WILL BE REMOVED FROM ADJACENT ROADWAYS DAILY OR MORE FREQUENTLY AS NECESSARY. 4. LENGTH AND WIDTH TO BE ADJUSTED FOR SITE CONDITIONS. LAST REVISED: Westwood CONSTRUCTION ENTRANCE 04/27/12 GD05 WOVEN MONOFILIMENT (36" WIDE) 5' STEEL T -POST F' L� FLOW _ PONDING HEIGHT 6'-0" FILTER FABRIC, ATTACH MAX. SECURELY TO UPSTREAM SPACING SIDE OF POST WITH 5' STEEL 3-501b TENSILE STRENGTH T -POST PLASTIC ZIP -TIES PER POST WITHIN TOP 8" OF FABRIC. RUQ STANDARD DETAIL TRENCH WITH NATIVE BACKFILL "FABRIC 12" MIN. SLICED INTO SOIL WITH COMPACTED NOT- BACKFILL 1. INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN ACCUMULATED TO 1/3 THE HEIGHT OF THE FABRIC OR MORE. 2. REMOVED SEDIMENT SHALL BE DEPOSITED TO AN AREA THAT WILL NOT CONTRIBUTE SEDIMENT OFF-SITE AND CAN BE PERMANENTLY STABILIZED. 3. SILT FENCE SHALL BE PLACED ON SLOPE CONTOURS TO MAXIMIZE PONDING EFFICIENCY. 4. ALL ENDS OF THE SILT FENCE SHALL BE WRAPPED UPSLOPE SO THE ELEVATION OF THE BOTTOM OF FABRIC IS HIGHER THAN "PONDING HEIGHT". 5. "HEAVY DUTY" IS SAME AS MACHINE SLICED ONLY HAND INSTALLED. MACHINE SLICED SILT FENCE LAST REVISED: 03/03/08 1ft&#MW1 (HEAVY DUTY) GD03 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. e- I General Erosion Control Notes 1. ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED. 2. REFER TO THE FINAL PLAT OR SITE PLAN FOR CURRENT HORIZONTAL SITE DIMENSIONS AND LAYOUT. 3. THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS 4. THE CONTRACTOR IS TO CONTACT GOPHER STATE "ONE CALL" FOR UTILITY LOCATIONS AT 454-0002. 5. ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL. TEMPORARY PONDING, DIKES, HAYBALES, ETC., REQUIRED BY AGENCIES/OWNER SHALL BE INCIDENTAL TO THE GRADING. 6. THE GRADING CONTRACTOR MUST BE AWARE OF ALL EXISTING AND PROPOSED UTILITIES. 7. ALL CONSTRUCTION SHALL CONFORM TO LOCAL AND STATE RULES INCLUDING THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota. William R Huston Dam 05/02/16 Limm No, 44984 ' OL < � ) a 16 o � a r a1, 07�06B 8. ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS. 9. POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES. THIS INCLUDES MAINTAINING DITCH FLOW FROM THE EAST SIDE OF PROJECT, THROUGH THE PROJECT, TO THE NORTHWEST CORNER OF SITE WHERE DITCH EXITS SITE. 10. ALL EXPOSED SOILS MUST BE STABILIZED WITHIN 14 CALENDAR DAYS OF ROUGH GRADE COMPLETION UNLESS OTHERWISE DIRECTED BY THE ENGINEER. ALL STOCKPILES MUST HAVE ADEQUATE SEDIMENT TRAPPING SYSTEMS INSTALLED AROUND THEM. 11. THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR TEMPORARY DITCHES, PIPING OR OTHER MEANS REQUIRED TO INSURE PROPER DRAINAGE DURING CONSTRUCTION. LOW POINTS IN ROADWAYS OR BUILDING PADS MUST BE PROVIDED WITH A POSITIVE OUTFLOW. 12. PUBLIC STREETS USED FOR HAULING SHALL BE KEPT FREE OF SOIL AND DEBRIS. STREET SWEEPING SHALL BE CONCURRENT WITH EARTHWORK ON SITE. 13. HAULING HOURS MUST BE CONFIRMED WITH THE CITY PRIOR TO BEGINNING WORK. 14. MATERIAL STORAGE AREAS WILL BE SELECTED DURING CONSTRUCTION. EQUIPMENT STORAGE AREAS WILL BE SELECTED DURING CONSTRUCTION. 15. WASTE STORAGE AREAS WILL BE SELECTED DURING CONSTRUCTION (DUMPSTERS, CONSTRUCTION DEBRIS STOCKPILES, TOILETS, AND WASHOUTS). wRH Prepared for: Checked: WRH Drawn: JSB Record Drawing by/date CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 I ITi nT ,_57n�_ Grading Notes Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance 1. ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED v SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED. b . 2. REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS AND LAYOUT. 3. THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION. 4. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN. 5. ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. 6. POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES. 1 1 s� 106a� Legend EXISTING PROPOSED _980_ -980- ---982- ---982---- 10111. --982- STo J WA T SAN SB -19 ►► PROPERTY LINE INDEX CONTOUR INTERVAL CONTOUR CURB AND GUTTER POND NORMAL WATER LEVEL STORM SEWER FLARED END SECTION (WITH RIPRAP) WATER MAIN SANITARY SEWER GRADING LIMITS SOIL BORING LOCATION Soil Boring Summary BORING WATER SB -12 1.5' SB -13 2.5' SB -14 3' SB -15 8' SB -16 - SB -17 - SB -18 7.5' SB -19 - SB -20 - SB -21 - SB -22 - L__ 0 1 !1 0' 200' 400' 600' NOT FOR CONSTRUCTION Country Manor Senior Living PUD St. Joseph, MN 0008495GDOAP01.DWG Date, 05/02/16 Sheet: 12 of 22 Grading, Drainage & Erosion Control Plan Overall 2016 Westwood Professional Services, Inc. WATER Grading Legend 1.5' SB -13 EXISTING — — PROPOSED — — PROPERTY LINE —980— —980— INDEX CONTOUR —982— X982— INTERVAL CONTOUR -16 — CURB AND GUTTER — POND NORMAL WATER LEVEL sro ►► p STORM SEWER ® — FLARED END SECTION (WITH RIPRAP) war — WATER MAIN sAN — SANITARY SEWER — GRADING LIMITS 91.00 r91-00 SPOT ELEVATION 1.50% FLOW DIRECTION R E.O.F. EMERGENCY OVERFLOW g 050 0' 100' 200' 300' �e SB -19 SOIL BORING LOCATION NOT FOR CONSTRUCTION Soil Boring Summary BORING WATER SB -12 1.5' SB -13 2.5' �e 3' SB -15 8' SB -16 — SB -17 — �e 7.5' SB -19 — SB -20 — SB -21 — SB -22 — BORING WATER SB -12 1.5' SB -13 2.5' SB -14 3' SB -15 8' SB -16 — SB -17 — SB -18 7.5' SB -19 — SB -20 — SB -21 — SB -22 — Call 48 Hours before digging: 811 or ca11811.com _ ' Common Ground Allis , Vj � o E o /- \ �. \ _ / 'oma \ \ �\ L� / I —1070- r —1068 � - \ 1068�-- \ \ �� T a Ti n T a \\ \ \\ / 1072 �. TURN LANE ^0�y�0)4 ,o, � (ONSTRU TI N 1p �/ / Sal 1 J^- `1070t 72 1074.54 o \\ PON -106-106 / TOP=104750 �� 7 HWL=1873.54 / / / 1072 �� I SILT FENCE NWL=1072.00 —� OUTLOT C ,/ / 4 496,198.84 sq. ft. v' / PH 1 Ute\ 91.39 acresI J / �� — _ plc 4 0 3 pHPH ^ \ C a —_ I'll, 5 c 1 7 2 1 J / 6 G 107 / PH PH PH� G G 2 � F� LAND BUILDING SETBACK , o 10 9 8 7 (TYP.)/ 2 X11 G 7. 1 ,• G G 1076 G =TLAND UNDARY I (TYP.) �j 0 NF L 4 15 ' 0 LEX FAMIL Y 2 9 REV T ST (� 16 69 I TEMPORARYn I 1 CUL—DE—SAC — _ / J j- 0 I J l �I / 7 J I I 1076 / / I Z I I _ — 4t 3,48 �/` _ 8 i — \ �\ / I I L-- y---�zJ 8 BITUMNOUS AIL ' — \ 1078. / 9 L I I I (TYP.) Q 99 --- 9 rh 90 Q 42 5 co / I ❑ �iJ — I / ' / Ol I f i / \ ^ A01--L—---�---- / ^ OUTL T A 9,936,594.3 sq. d=am Q C v 4 50' WETLAND BUILDING SE CK 44.46 acres / I 1 I I /�587,712.12 OUTLOT TYP.) / G4 . �� / —7 / / I I / i \ G 58 93.497acre' ft0' / /� , . �. 10 o�ti 1 III o POND -105 -- 7'— /L — \� 12 / TOP=1078.00 SO' \ X08 �O / �/ �� / nT rn 2 �.� 2 �� old \'1 (> C) I) I l� 2 \ 3 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston Date 05/02/16 Limm No. 44984 L =h =h =i_ =h 1-- ----1 11 —1 1 1-1 I ` /' p WL=1076.83 70 / a N L=1074.00 �8 I o BOT=1068.00 1078 L � I �-- I~ / % � -- , I , � � \ �� I I I ��j �� I - EDGE OF WATER / / I ON 3/8/201 F / \ �' a � 1 ' 40,2 / ONE '�_ , �/ �/ "Je c \ 01/� _ G Country Manor Date: 05/02/16 sheet: 13 of 22 wTH Prepared for:Ge & Senior LivingPUD rading, Drains g,� CM St. Joe. LLC Erosion Control Plan ZiPaWIL' 1m DMW�a ��� 10 8th Avenue South Detail A Record Bartell, MN 56377 St. Joseph, MN o2016 Westwood Professional Services, Inc. Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance ice,- i u � / � i �c -EDGE OF WA TER ( \ ON 3/8/201 i POND 105 \ I X44 1 1 TOP=1078.00 I1082 \ \ ~ — HWL=1076.83 r I \ \ NWL=1074.00 12 I'2 \ O BOT=1068.00 / 1 � G ,44 1pa� \ \\ \\ �� ONE \1 r 13 ^� p8 � � A ✓ 15 c / '�10 12 \ X45 1�g r _ // � /' \ I ` l >. �► \ 5 � 8 / \ 'o --- — -- — — — — d i o 0 I— —1080— 7 I — \ g 9 -1090— l� X12 ♦� 28 m 0 / —1100-1-07�— 7 C Gci / 8 WETLAND Y ST DING �5€1164CK / s / J TYP.)-- \4-71 8 G 1 76 / .� O C M 7 N109 ! f 1 J_ �7 0 \ `� 4 c o o / l ` N PH P5H 3 / w n / 9 /'001U96 ( / log \ _� \ 0.1000" 1 \ \ \ %4// BITUM Il, \ \ / r .111 �� / -\ �� ✓ �—� 0 All •1 / IN, 1 �r /, 2 \ / / \ �-- /oo,�. / 9 4.83 s . /` 1 y CRM LA JIMI R RUST 1 / / _�• �.r `1094, IQ 'loll, X111 o ���o 1 O X O \ % O \ H GORDON R& SH E J y 17p Soil Boring Summary � \ k / ✓ \ \ 4 \ 1 \� \ s `, ft \ ` \ � \ l �� Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. 1130 \ \ I hereby certify that this plan was prepared by me or under myI Revisions: direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston Dam 05/02/16 Lio nse No, 44984 wRH Prepared for: Checked: WRH Drawn: JSB Record Drawing by/date BORING WATER SB -12 98� 1.5' SB -13 982 2.5' SB -14 3' SB -15 8' SB -16 — �a ® — SB -18 war 7.5' SB -19 — SB -20 SANITARY SEWER — SB -21 — SB -22 11 — wRH Prepared for: Checked: WRH Drawn: JSB Record Drawing by/date BORING WATER SB -12 98� 1.5' SB -13 982 2.5' SB -14 3' SB -15 8' SB -16 — SB -17 ® — SB -18 war 7.5' SB -19 — SB -20 SANITARY SEWER — SB -21 — SB -22 11 — Grading Legend — — — — PROPERTY LINE 98� x-980— INDEX CONTOUR 982 -------982--, INTERVAL CONTOUR CURB AND GUTTER POND NORMAL WATER LEVEL STo ►► STORM SEWER ® FLARED END SECTION (WITH RIPRAP) war WATER MAIN • SAN ► SANITARY SEWER GRADING LIMITS 9x 1-009X 11 SPOT ELEVATION 1.50% FLOW DIRECTION R E.O.F. EMERGENCY OVERFLOW 85-00 SOIL BORING LOCATION 0' 100' 200' 300' NOT FOR CONSTRUCTION 0008495GDP02.DWG Country Manor nate: 05/02/16 sheet: 14 of 22 Senior Living PUD Grading, Drainage & Joe, CM St.LLC Erosion Control Plan 10 8th Avenue South Detail B Sartell, MN 56377 St. Joseph, MN 0 2016 Westwood Professional Services, Inc. Fpp p p 4 3 L PH r\ _ i 76. G G c G G .0 �` FpP .\� 24 Q I 3 � ILT FENCE � _ F (TYP.) 00 0 D � n/l f � v `Fos `�. 10 ]0 10 1068 N 44 , / ` OP I F-- E-=- I E. 0. POND TO BE D 1 5X p ~ 6 INFILTRATION SHELF 106$ / � 10 1 _ I / 50' WETLAND �\ Q ~ � LI 6 O v BUILDING SETBACK r– TYP. ~ \ / -�00HHCO co co/ Q— 1 2 J � 8 �_,\ ,iia/ — — — � � � Q Q 9 — to 5? —/\ \ I oo l EDGE OF WATER ----------- l POND -103 s �/^o ON 3/29/2076 TOP= 1069.50 WETLAND BOUNDARY �o �/ HWL=1068.84 NWL=1064.50 (TYP.) �/ ( / / BOT=1058.50 Not D-105 TOP -1078,00 ^17 I\ –� HWL=1076 OUTLOT E v , (� POND / P� '` � 11 587, 792.72 sq. ft,.1' . �`'.� , I \ C�` NWL=1074. 93.49 acres I / I �5 7 ,Q�g A 7 121tv BOT=1068.0 O I� �--. I 8 7 74 ./'�fir v l T_ l=1 p <El�ly P0R'ARY�PON D TO7 6 > p REMAIL% ASoNATURAL 0 8 BITUMINOUS TRAIL WATER F�EA,T REQ / YR.) ' I —5 \ 10! a \ - EDGE OF WA TER / J �s G Row v �o l L l / /1 I \ i ON 3/8/207 i1J 21 F i 113 � G 22 /1'076.7 25 3 o \ d 6 7 8 PH I 1 2 l '► G - G G 28 / 2s P / r p,. g' Y A 1 --` / 8 GPH PnHf o � � � 7 6 G r 1 � 6 1 ' G G l 01 \ \ Q Prf 70"6 1 a V y\078l IL ` C RM LA JI(MI R RUST \\ 1 I 4 l o \ 111109CL r J I / \ 1 101,$ o Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under myI Revisions: direct supervision and that I am a duly licensed PROFESSIONAL Mi ENGINEER under the laws of the State of nnesota William R Huston Dam 05/02/16 License No, 44984 wRH Prepared for: Checked: WRH Drawn: JSB Record Drawing by/date: Soil Boring Summary BORING WATER : -12 1.5' SB -13 2.5' SB -14 3' SB -15 8' SB -16 – SB -17 – SB -18 7�5' SB -19 WATER MAIN SB -20 SAN – SB -21 – SB -22 9�9X – BORING WATER SB -12 1.5' SB -13 2.5' SB -14 3' SB -15 8' SB -16 – SB -17 – SB -18 7�5' SB -19 WATER MAIN SB -20 SAN – SB -21 – SB -22 9�9X – Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance Grading Legend — — — — PROPERTY LINE —980— X980— INDEX CONTOUR X982—-982- – INTERVAL CONTOUR CURB AND GUTTER POND NORMAL WATER LEVEL SToL-j INI STORM SEWER ® FLARED END SECTION (WITH RIPRAP) WA T- WATER MAIN SAN SANITARY SEWER GRADING LIMITS 9�9X 1-00 SPOT ELEVATION 1.50% FLOW DIRECTION R E.O.F. EMERGENCY OVERFLOW 0 Q� SB -19 SOIL BORING LOCATION X I %=��� � 0 !1 0' 100' 200' 300' NOT FOR CONSTRUCTION 0008495GDP03.DWG Country Manor Date: 05/02/16 sheet: 15 of 22 Senior Living PUD Grading, Drainage & Joe, CM St.LLC Erosion Control Plan 10 8th Avenue South Detail C Sartell, MN 56377 St. Joseph, MN o2016 Westwood Professional Services, Inc. I 1LLLv T L v T , \� \ L_l/ LEX FAMILY 1009 REV TRUST OUTLOT A �n 1, 936, 594.83 sq. ft, - 44.46 t,44.46 acres i / J 3 14 \ 13 � � +-�I � \ l l-�l �,� i� 4 12 lJ l L_ � Z < 41 2 6 io / / � I . Westwood I hereby certify that this plan was prepared me or under AL Revisions: direct supervision and that I am a duly licensese d PROFESSIONAL ENGINEER under the laws of the State of Minnesota Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com William R Huston Westwood Professional Services, Inc. Daft 05/02/16 License No. 44984 ' CARMELA J MICK REV TRUST 1\ 1 I 11 I \ 1___j - /�111/ / j ___1 I 1 n l lT/ 1 -T- LJ V / L_L/ l FpP � Dewed: WRH Cbe&.ea: WRH Drawn: JSB Record Drawing by/date: Prepared for: r CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance General Watermain & Sanitary Sewer Notes 1. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES. 2. ALL SANITARY SEWER AND WATER MAIN MATERIAL AND INSTALLATIONS SHALL BE PER CITY REQUIREMENTS, MINNESOTA PLUMBING CODE, AND IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA. 3. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY FEDERAL, STATE AND LOCAL PERMITS FOR THE PROPOSED WORK OR VERIFY WITH THE OWNER OR ENGINEER THAT PERMITS HAVE BEEN OBTAINED. PERMIT FEES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR UNLESS OTHERWISE ARRANGED WITH THE OWNER. 4. ALL PRIVATE UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE APPROPRIATE UTILITY COMPANY. THE CONTRACTOR SHALL COORDINATE THE SERVICE LINE CONSTRUCTION WITH THE UTILITY COMPANIES. 5. CONTRACTOR SHALL OBTAIN ALL NECESSARY CITY PERMITS FOR UTILITY CONNECTIONS, AND UTILITIES SHALL BE INSPECTED AND APPROVED BY THE CITY. THE CITY SHALL BE NOTIFIED 48—HOURS PRIOR TO COMMENCING WITH THE UTILITY CONSTRUCTION OR ANY REQUIRED TESTING. CONTRACTOR SHALL NOT OPERATE, INTERFERE WITH, CONNECT ANY PIPE OR HOSE TO, OR TAP ANY WATER MAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE TO BE THE RESPONSIBILITY OF THE CONTRACTOR. 6. WATER MAIN LENGTHS AS SHOWN ARE APPROXIMATE HORIZONTAL LENGTHS. ALLOW FOR ADDITIONAL PIPE WHEN INSTALLING ON SLOPES OR WHEN DEFLECTIONS ARE REQUIRED. THE JOINT DEFLECTIONS SHALL NOT EXCEED THE MAXIMUM RECOMMENDED BY THE PIPE MANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS. FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED IN WATER MAIN CONSTRUCTION. 7. PROVIDE WATER MAIN THRUST RESTRAINTS PER CITY STANDARD REQUIREMENTS. 8. A MINIMUM VERTICAL SEPARATION OF 18 INCHES IS REQUIRED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORM SEWER. THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITHIN 10—FEET OF THE CROSSING. INSULATE CROSSINGS WITH STORM SEWER. 9. DUCTILE IRON WATER LINES SHALL BE CLASS 52, PER AWWA C115 OR C151. COPPER WATER LINES SHALL BE TYPE K PER ASTM B88. PVC WATER LINES SHALL BE PER AWWA C900 AND INSTALLED PER AWWA C605 IF ALLOWED BY CITY. 10. ALL WATER LINES SHALL HAVE 8' MINIMUM COVER. INSULATE WATER MAIN IF LESS THAN 8' OF COVER. INSULATION SHALL BE DOW STYROFOAM HI BRAND 35 OR EQUIVALENT, WITH 4 INCHES OF THICKNESS. 11. SANITARY SEWER PIPE OUTSIDE THE BUILDING ENVELOPE SHALL BE POLYVINYL CHLORIDE (PVC) SDR 26 OR SCHEDULE 40 PER ASTM D2241. SANITARY SEWER PIPE WITHIN 5 FEET OF BUILDING AND UNDER FOOTINGS SHALL BE PVC SCHEDULE 40 PER ASTM D2665. ALL PLASTIC SANITARY SEWER SHALL BE INSTALLED PER D2321. SOLVENT WELD JOINTS MUST INCLUDE USE OF A PRIMER WHICH IS OF A CONTRASTING COLOR TO THE PIPE AND CEMENT. ALL SANITARY SEWER SHALL BE TESTED ACCORDING TO MINNESOTA RULES, PART 4715.2820. 12. ALL NONCONDUCTIVE PIPE SHALL BE INSTALLED WITH A LOCATE (TRACER) WIRE PER MINNESOTA RULES, PART 7560.0150. 13. POST INDICATOR VALVES SHALL BE CLOW F-5750 (OR EQUIVALENT) MEETING AWWA STANDARD C509 AND CITY STANDARDS. VALVE TO BE MECHANICAL JOINT RESILIENT WEDGE GATE VALVE. POST TO BE ADJUSTABLE FOR 8 FEET WATER MAIN DEPTH. THE ELECTRICAL ALARM SWITCH SHALL BE PART NO. PCVS2 (OR EQUIVALENT). 14. AFTER CONSTRUCTION IS COMPLETED, THE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS—BUILT RECORD OF UTILITY CONSTRUCTION. THE AS—BUILT SHALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES TO THE PLAN. CONTRACTOR TO VERIFY WITH OWNER OR ENGINEER WHETHER A PLAN WITH POST—CONSTRUCTION ELEVATIONS IS REQUIRED. 15. ALL MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05 FEET. RIM ELEVATIONS ON PLAN DO NOT REFLECT THE SUMPED ELEVATIONS. 0' 200' 400' 600' NOT FOR CONSTRUCTION Country Manor Senior Living PUD St. Joseph, MN 0008495UTOAP01.DWG Date: 05/02/16 Sheet: 16 OF 22 Utility Plan Overall o2016 Westwood Professional Services, Inc. / SANITA Y MANN E - _ , \ RE=1069 97 2 /E 1055.42 (­, v RE=107 79 IE '055.32 (N) 1 E= 057.21 ) \ IE = 057.11 ( 5 4 3 1 6 � 2 \ \ \FOP \ \ FOP 7 i �P Q O / HU( O q V � =1074.19 -10 + =1056.72 W IE=1055.72 S, o IE=1056.9 (E) �� IE=1055.62 (N) MH -3 I 4 RE=1075.69 IE=1057.91 (W) I IE=1057.81 (E) I I k 5 v ----I Ll - 6 3 SANl1T4f I OLE RE= 10 I{ \ \ / \ \ _ -- ----------- E=1056.10(S)1=6001E5.(N) t 7 - "" -� 2I S�NITARY MANHOLE-' 8 RE=1072.72 IE=1056.32 (S) I /l EDGE OF WATER - - - ----- _ _ _ _ --- 1E-1056 22 (N) � � _ g9 _ - - 48\ X54 � � � / ON 3/29/2016 , IS 9 - ARY MAN OLE l - - - - _SANITARY MANHOLE --_10 RE=10 2 E=1074.79 IE 1056 (S) �I� � � l . 1056.83 (S) IE=10 `;/49 (N) OUTLOT E / \ .�POND �x 6173,\(N) �' / 11 587, 712.72 sq. ft. \ / 13.49 acres F URE OUTLET STRUCTURE BY / I it _ 18 19 -24 � ------- I �� 12 / uv i r 17 6 X088 RE=1077.30 I I I I I I I�������11 II / MH -23 IE=1065.30 (S) \ / :J SANITARY �ANHOLE RE= 78.22 20 lI \ �� RE -1077.26 � - l�j=1057.09 1JW,SW,SE) / IEE1064 444 SW) 16 / I � t . 99 (NE) I I - EDGE OF WATER / ON 3/8/20 15 21 RE=1076.73 14 / IE=1 1.93 (NE) 13 22 IE=1061. 3 (SW) / 12 23 / / 7 SA Tib MANHOL / � � RE=1 87 �ON / 24 / SANI TAR P /�4,ANHZE - �� 2 �� /E= 6 7 /� / / R� 1075.69 / / IE -1057.49 (S- , ` / I 1057.94 {QC OU SIDE D OP) / 25 / 1057.39 (N 3 E=1057.84 NW) \ \ / // 26 / / / 15 4 10 27 14 5 ANITARY MA r -21 i' E=1077.373 / Z13 6 E=1058.72 ( EE 1060.4 / I 7 i IE -1058.62 IE=1060.3 (S) / 12 /8 9 28 29 qN 30 / �P L \ 10 - o 9 Y S 8 \ SANITA Y MANHOLE 76 U I 1 SANITARY MANHOLE RE= 7077.8 5 43 RE= 1074.78 I =1058.37 (S) IE=1059.77 (SE) \ 4 E=1058.27 ( ) SANI TAR YE A 07201 r 1E=1059.67 (NW) SANITA Y MANN LE - 1 \ RE= 1075 34 /E=1059.37 (E, STo S9ti I =1059.39 (S) IE=1059.27 (W) / lE 1059.01 ( , E) �yT \ I =1058.91 (W) E ST S9ti \ I I STO N I CARMELA J MICK REV TRUST I I I I I �'j 1 ' 1 Westwood Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my I direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota William R Huston 05/02/16 Ltce:tse No. 44984 wRH Prepared for: wed: WRH Drawn: JSB Record Drawing by/date: CM St. Joe, LLC 10 8th Avenue South Sartell, MN 56377 Call 48 Hours before digging: 811 or call811.com Common Ground Alliance Utility Legend - - - - PROPERTY LINE SAN) SANITARY SEWER FM FM SANITARY SEWER FORCE MAIN Sro� STORM SEWER WA T- I WATER MAIN wAr� I�� HYDRANT >< GATE VALVE ® FLARED END SECTION (WITH RIPRAP) 0' 100' 200' 300' NOT FOR CONSTRUCTION 0008495UTP03.dwg Country Manor Date. 05/02/16 sheet: 19 of 22 Senior LivingPUD ..y Unlit Plan Detail C St. Joseph, MN DRAFT COPY SUBJECT TO CHANGE VNiHOUT N0710E t; o o ^� � -�^i ; a� S ��,n LQ `�x � � `` o� � � �n N E a�� c cg ro �n "� o 'g g " $a N' v �, �°�• `�+ i ,��e " �o� a 3•F o' � Q � 2 r � m o^ � �� � � 3' 2 n � �^�•m n n � � � o B �,�,"4 o �g m 3 y o 1c"9 � gcn N � G � `�� y t W t ^ W O 0 � O : i �4 A �� m y 0 o S� rS � � � �� y �� t o �� � � � � : o 3 n n g � o o �� � �� o � ; qo � ° a ;• "° � s°. 3 $ s� � �� 0 � O O y O Q^VI S � � � N• � �g a °� Z 2 3 �� S �� ° � �` �� ° � o'; o �. 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'..il � �r�;.�'� ".� I � � ' "�i '� ,k � �'''� �`��-. � f � '�� . . �� I� ' i��� � I � ` '� � }�H� k�� - �,� �r�g �� , ;� � s � ,;� � � � �� � , ��. �� _ � �� i � � �"�, ������ ����� r�`1�.�f(�Iilil��`� �. ��., �r����° ,:. � D � _. ... - � �4� . ,.., , a. � ... _ .., d ., �,� L) m � � COUNTRY MANOR �,�x��n ,u _:.<� � ,�_,o� „>„_ ��� h_<_„ h ,h �� ,r.� x�� w ��� � � nzm -..0 r�. . ex� ,v:�rasin i ��.�.<��tidn n'u.��,n«�i.i�o��n.s��orH.ins�,� i W NoarH STJOSEPHCAMPUS I�GLTATCI1tteCtS ..,.ei n :.o � N �' STJOSEPH�MN P,oien�. ,_>� c.,�„��i�r.�n�_c�r,�h�n��..,..n.c. ��rF _ .., . I -A ,����� N��N���������0�N� ����� � ����������������������� TO: JudyVVeyrens City Administrator FROM: Randy Sobort. PE DATE: May 10. 2016 RE: St. Joseph, Minnesota 2O1GCountry Manor Senior Living PUD Preliminary Plan and Plat Review SEH No. STJOE GEN D155 I reviewed the preliminary plat and plans dated May 2, 2016, from Westwood Professional Services, and I have the following comments: Preliminary Plat 1. The original wetland delineation boundaries referenced on the plat were performed in 2001 and 2002, and the original Wetland Replacement Plan was approved in 2005. Wetland delineations are typically valid for a period of 5 years and updates may be required by the County. 2. Reference is made in the notes on sheet 8 that the "subject property appears to lie within 'Other Areas' Zone V on the FIRMs dated February 16, 2012. 1 could not corroborate the reference. Please submit supporting documentation as it appeared the site was outside the flood hazard areas. 3. The existing storm water pond otthe southwest corner ofCR121and Jade Road and the large existing wetland west ofthe pond are proposed within the some Out|ot E. In order for the storm water pond to be considered a public (City) pond, it should be dedicated to the City in a separate out|ot. 4. (When final platted) dedicate public drainage and utility easements along the west and south lot lines within Lot 1. Block 1. Lots 5-7. Block 5. and Lots 4-5. Block Gwhere wetlands have been delineated. 5. (When final platted) confirm the minimum lot width requirements are satisfied at the front setback lines at Lots 4.5.10-14. Block 4; Lots 5-6. Block 5; Lots 7-11, Block 3. O. A 20-foot wide drainage and utility easement should be dedicated along the north lot lines of Lot 1. Block 3. and OuUot E for the existing water main ponsUe| to the trail. 7. The proposed temporary cul-de-sac at Mulligan Loop will come within close proximity to an adjacent wetland. The ordinance identifies a 75-foot setback from wetlands for"the construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer." If considered applicable, the temporary cul-de-sac should be constructed approximately 150 feet further southwest along the street alignment to satisfy the intent of the buffer/sepa ration requirements. 8. Mulligan Loop and 2 nd Avenue have the potential to serve as a neighborhood residential street serving both a section of the senior housing campus and the Lex Family Trust parcel to the north. In this nontext, the ordinance would require dedication of 66-foot wide street right-of-way, similar to the dedication of Lanigan Avenue, rather than the proposed 60-foot wide right-of-way (see comment 12). Q. The original preliminary plat for Rivers Bend provided for ofuture street right-of-woyacross from Nolan Court that connected to the Carmela Nick Rev Trust property to the south. The right-of-way Short Elliott Hendrickson mo,1ouuoamAvenue South, p.o. 00x1r1r.at.o/ouu. mwasxuo'1r1r asx /aunequal opportunity employer | www.eemnoznm 1 xou.00u.*xuu 1 800.572.0617 1 320.229.*301 fax 2O1GCountry Manor Senior Living PUD May 1O. 2O1G Page should be identified now on the preliminary plat. At the time of final platting, consideration may be given todedication as on out|ottothe City for future street reservation vvhen* it could potentially beconveyed back tothe developer inthe form ofodevelopable lot inthe event the future street is not extended osplanned. 10. (When final platted) dedicate a 10 foot drainage and utility easement along the plat line abutting 12mAvenue SE (Jade Rood). 11. While the existing pond across Block 7 (Out|ot F) is not intended to be o storm water treatment pond, consideration should be given todefining itwithin onout|otoreasement boundary to protect the pond from encroachment by filling/building activity on the adjacent lots. Grading, Drainage, and Erosion Control Plan 12. Mulligan Loop is proposed as a 32-feet wide local residential street within a 60-foot wide right-of- way, onditvviUonoommodoteon-stn*etporkingonon|yonesideofthestn*et (seenomment8). Further consideration should be given todesignation osoneighborhood residential street and meeting the street width standards thereof(3G-feetwide stn*et. 66-feet wide right-of-way). 13. As proposed, Mulligan Loop does not provide for any sidewalk or connection to the trail along CR 121. 14. Storm drain inlet spacing should generally not exceed 400 lineal feet along the street and not exceed 3cfsper inlet (ex. east side ofLanigan Avenue, north side ofK4uUigon). 15. No geotechnical report or preliminary pavement design (pavement structural section) accompanied the submittal. Public streets shall meet a minimum 9 ton pavement design. 16. Limited proposed grading information for the senior housing campus accompanied the submittal. Greater detail for the grading improvements otthe senior housing campus and parking lots shall besubmitted with the final design. 17. Proposed driveway slopes from the garage floor tothe street gutter were not annotated onthe grading plan. The proposed house pad elevations and street grades (in several instances along Lanigan and Mulligan) would appear to result in steep driveway grades (> 8%). Revievv/revisethe street and house pad elevations tolimit driveway grades to1O96orless. Utility Plan 18. The proposed water distribution system along the streets will provide adequate fire protection (hydrant coverage) for the detached patio homes. Hovvewar, the water main provides limited to no nowansge for the principal senior housing "cross-shaped" struntun*s, particularly on the south side of the campus. Additional water main looping and fire protection coverage is recommended at both the interior and southern sides ofthe campus. 19. The City's 2OOGWater Distribution System Study envisioned o 10-innh water main would eventually beconstructed between 3mAvenue SVVand Jade Road toloop the trunk water distribution system on the north side of 1-94. Considering the departure from the original Arcon River Bend development plan, the proposed site plan will impact the ability to loop the water distribution system as the area tothe south of the site develops. Consideration should be given to providing a 1 0-inch water main on 2 nd Avenue and on Mulligan Loop, south of 2 nd Avenue, and dedicating a utility easement across Outlot A between the Mulligan Loop cul-de-sac and the Shirley and Gordon Hove pon:e|to south. Other water main alignments that will facilitate looping may exist considering the recommendation above incomment 18. 20. Submit additional utility detail for the site utilities proposed for the senior housing campus facility. rjs/dg Enclosure n: Terry Thene. City ofSt. Joseph (w/enn|osun*) Therese Haffner, City ofSt. Joseph (w/ennlosure) ���� `����� N��N���������0�N� ����� � ����������������������� TO: Randy Sobort. PE FROM: April A. Ryan, PE DATE: May G. 2O1G RE: St. Joseph, Minnesota 2O1GCountry Manor Senior Living PUD Preliminary Plan HHReview Comments SEH No. STJOE GEN D155 Provided are preliminary Hydrologic/Hydrology review comments for the Country Manor Senior Living PUD Stormwater Management Report, dated April 22, 2016. These comments are based on the information that was submitted and the stage of preliminary project design. The comments are not inclusive and additional comments or changes to the comments may be made as more detailed design information issubmitted. K4ycomments are osfollows: 1) The NPIDES permit requires the retention of the water quality volume (WQV) of one inch over the impervious area, not the treatment of the water quality volume as the report may suggest when identifying that pond 103P has sufficient dead storage to treat the one inch WQV. 2) Sufficient information has not been provided indicating what the site impervious amount or water quality volume is for the proposed development. The current method utilizes the impervious percentage based on weighted curve numbers which does not always accurately reflect actual impervious amounts (see note 10). 3) |fsite constraints exist that limit the effectiveness ofoninfiltration system, ossuggested, then alternative treatment options should be considered with preference given to filtration techniques, followed by rate control BK4Ps (i.e. wet basins). Multiple smaller water quality treatment methods are preferred over larger systems. Water quality modeling may need to be provided to verify treatment effectiveness ofthe proposed alternative systems. 4) The proposed development directs over GOacres ofdrainage tothe existing Jade Road pond. Information will need to be provided verifying the pond meets the current NPIDES wet pond requirements and the City ofSt. Joseph pond requirements. 5) Based onthe grading and drainage information provided, the proposed Jade Road pond outlet is shown to be lower than the downstream east culvert elevations. This will need to be corrected. G) The report identifies the use of a sand shelf to aid in infiltration within the Jade Road Pond. /\ number of concerns and questions arise with adding a sand shelf to an existing wet sediment basin. Design information will be required to verify the sand shelf meets the NPIDES infiltration requirements and designed according to the MN Stormwater Drainage Manual. Current modeling ofthe sand shelf includes infiltration for the entire pond. Infiltration will need tobelimited toonly the shelf area that isshown tomeet the infiltration design standards. mxn,ts/nnuHenu,/oxenn/no..1ouuoamAvonuoaoum P.O. Box 1717,atCloud, MN 56302-1717 asx /aunequal opportunity employer | wwv.eemnoznm 1 xouoou.*xuu 1 8005720617 1 888.908.8166 fax Country Manor Senior Living PUD May G. 2O1G Page 7) The report identifies software limitations as a reason for not meeting the rate control requirements. We believe this could be corrected by making adjustments tothe model and by updating/creating sub-catchments to more accurately and better compare the existing and proposed conditions (emamp|e: splitting existing catchment 2Stocreate areas comparable to proposed conditions). 8) The proposed model includes storage capacity for the wetland area upstream of the Neary Street culvert. Tomore accurately compare the existing and proposed conditions, the storage area either needs tobeincluded inthe existing conditions model orremoved from the proposed conditions model. Q) The proposed aesthetic pond located south of Outlot A provides a level of detention in existing conditions and, therefore, should beincluded inthe existing conditions model. 10) Modeling currently combines developed and undeveloped on*os into one sub-catchment in certain situations (1 03S and 105S for example). Doing this creates weighted curve numbers which do not accurately reflect actual conditions. We recommend modeling impervious surfaces and pervious surface in separate sub-catchments and at a minimum model developed and undeveloped areas separately. 11) Information will need to be provided verifying that the pond 106P and 105P meet the current NPIDES wet pond requirements and the City of St. Joseph pond requirements. 12) Stornlwotertn*otment facilities and drainage nonwayonnes, ditnhes, svvo|es, etc. need to be located within public right-of-way, outlot, or dedicated drainage and utility easement along with adequate access tothe facilities. This page intentionally left blank