HomeMy WebLinkAbout2024-11-20 Agenda Packet
M eeting L ocation: M unicipal Center
7100 147th Street West
Apple Valley, M innesota 55124
Nov ember 20, 2024
PLA N N IN G C O MMISSIO N T EN TAT IVE A G EN D A
7:00 P M
1.Call to Order
2.Approve Agenda
3.Approve Consent Agenda Items
Consent Agenda Items are considered routine and will be enacted with a
single motion, without discussion, unless a commissioner or citizen requests
to have any item separately considered. It will then be moved to the land
use/action items for consideration.
A.Approve Minutes of November 6, 2024 Regular Meeting
4.Public Hearings
5.Land Use / Action Items
6.Other Business
A.McDonalds Sketch Plan Review
Sketch Plan Review for a Proposed 3,859 sq. ft. McDonalds in Orchard
Place
LO C AT IO N: 15460 English Ave
PET IT IO N ER: McDonalds USA, LLC
B.Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, December 4, 2024 - 7:00 p.m.
Planning Commission - Wednesday, December 18, 2024 - 7:00 p.m.
C ity Council - Tuesday, November 26, 2024 - 7:00 p.m.
C ity Council - T hursday, December 12, 2024 - 7:00 p.m.
7.Adjourn
Regular meetings are broadcast, live, on C harter C ommunications C able C hannel
180 and on the C ity's website at www.applevalleymn.gov
I T E M: 3.A.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :November 20, 2024
S E C T I O N:Consent A genda
Description:
A pprove Minutes of November 6, 2024 Regular Meeting
S taff Contact:
B reanna Vincent, Department Assistant
Department / Division:
Community Development Department
AC T I O N RE Q UE S T E D:
Approve minutes of the regular meeting of November 6, 2024.
S UM M ARY:
T he minutes of the regular Planning Commission meeting is attached for your review and
approval.
B AC K G RO UND:
State statute requires the creation and preservation of meeting minutes which document the
official actions and proceedings of public governing bodies.
B UD G E T I M PAC T:
N/A
AT TAC HM E NT S :
Minutes
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
November 6, 2024
1. CALL TO ORDER
The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz
at 7:00 p.m.
Members Present: Jodi Kurtz, Paul Scanlan, David Schindler, Phil Mahowald, Jeff
Prewitt, and Douglas Hlas
Member(s) Absent: Becky Sandahl
City staff members attending: Community Development Director Tim Benetti, Associate
Planner Sydnee Stroeing, Assistant City Engineer Evan Acosta,
City Attorney Sharon Hills, and Department Assistant Breanna
Vincent.
2. APPROVAL OF AGENDA
Chair Kurtz asked if there were any changes to the agenda. – None.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan,
approving the agenda. Roll call vote: Ayes - 6 – Nays – 0.
3. CONSENT ITEMS
A. Approval of Minutes of October 2, 2024
MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler,
approving the minutes of October 2, 2024 and the 2025 Planning
Commission Meeting Calendar. Roll call vote: Ayes - 6 – Nays – 0.
4. PUBLIC HEARING
None
5. LAND USE
A. Orchard Path Phase 3
Associate Planner Stroeing gave a brief presentation.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 6, 2024
Page 2 of 3
Commissioner Prewitt asked for clarification on the existing and proposed trails on the
site.
Associate Planner Stroeing reviewed the master plan and stated that staff has encouraged
the applicant to include trails or a crosswalk in this new phase that connect to the existing
trails.
Commissioner Scanlan asked what signage would be on the site to keep traffic out of the
supply delivery area.
Associate Planner Stroeing said that an existing wayfinding sign for deliveries will be
demolished, and a new monument sign will be put in directing residents and deliveries.
Signage will be reviewed under a separate permit.
Commissioner Scanlan expressed concern for the close proximity of the parking lot
entrance to the entrance off of Cobblestone Lake Parkway.
Associate Planner Stroeing stated that access spacing is reviewed by the engineering
department and no concerns have been raised.
Assistant City Engineer Acosta said that access spacing was preliminarily reviewed in
2016 when Phase 1 was proposed. Staff is comfortable with the proposed access spacing.
Commissioner Scanlan asked for clarification on the berm height in relation to the
holding pond.
Associate Planner Stroeing stated that the berm was proposed to be 936’ high during
Phase 1 of the project and staff has remained consistent with that height. There will be a
line of evergreen trees planted on the berm for additional screening.
Commissioner Scanlan advised that the holding pond may be better suited for below the
parking lot.
The applicant, Jon Fletcher (Presbyterian Homes), was present for questions.
Commissioner Scanlan asked about types of care provided at the facility and if
rehabilitative, transitional, and hospice care are included.
Mr. Fletcher stated that rehabilitative and hospice care are available within the facility but
transitional care requires additional licensure for this community so that is not provided
here.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 6, 2024
Page 3 of 3
MOTION: Commissioner Prewitt moved, seconded by Commissioner Schindler, to
recommend approval of a site plan/building permit authorization to allow for construction
of a 75-unit addition to the Orchard Path Continuum-of-Care facility. Roll call vote: Ayes
– 5 – Nays – 1.
6. OTHER BUSINESS
A. Review of Upcoming Schedule and Other Updates
The next Planning Commission meeting is scheduled for Wednesday, November 20,
2024, 7:00 p.m. The next City Council meeting is Tuesday, November 12, 2024, 7:00
p.m.
7. ADJOURNMENT
Chair Kurtz asked for a motion to adjourn.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to adjourn
the meeting at 7:24 p.m. Roll call vote: Ayes – 6 – Nays – 0.
Respectfully submitted,
______________________________________
Breanna Vincent, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 11/20/2024 . Jodi Kurtz, Chair
I T E M: 6.A.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :November 20, 2024
S E C T I O N:Other Business
Description:
Mc Donalds S ketch P lan Review
S taff Contact:
A lex Sharpe, A I C P, City Planner
Department / Division:
Community Development Department
Applicant:
Mc Donalds US A , L L C
P roject Number:
P C24-17-M
Applicant Date: 60 Days: 120 Days:
AC T I O N RE Q UE S T E D:
No official action is required. T he owner wishes to introduce the project and receive
feedback from the Planning Commission prior to submitting a formal land use application.
It is recommended that the Planning Commission not state specifically whether or not they
would approve or deny the request, but rather, identify the specif ic zoning questions or
issues they might have with the proposed project.
S UM M ARY:
McDonalds USA, LLC has applied for a sketch plan review at 15460 English Ave. T his site
is located in O rchard Place at the northwest intersection of Pilot Knob Rd and 155th St. W.,
south of HealthPartners.
If the application proceeds, the following actions would be required:
Rezoning - the site is zoned "S G" Sand and Gravel and would require rezoning to "RB"
Retail Business to allow a C lass-II Restaurant with drive-through.
Subdivision by Preliminary Plat - T he applicant proposes to subdivide by preliminary
plat a 2.52 acre parcel into two lots. T he southern lot, adjacent to the intersection of
Pilot Knob Rd. and 155th St. W. would be 1.51 acres, leaving a smaller 1.01 acre site
to the north.
Conditional Use Permit - C lass-II restaurants require a conditional use permit for a
drive-through facility. McDonalds is proposing a single drive-through lane with escape
lane.
Variance - Class-II Restaurants require a 1,000' separation from residentially zoned
property. T he applicant is proposing an approximately 800' variance, allowing the
restaurant to be approximately 200' from a residential zoned parcel.
Site Plan and Building Permit Authorization - T he applicant is proposing a 3,859 sq. ft.
McDonalds on the site. T his process reviews the site plan, building elevations and
materials, landscape plan, and general utilities.
Final Plat and Development Agreement - T his application is submitted if the
preliminary plat and other processes noted above are approved. Final Plats are
reviewed solely by the C ity Council.
As noted above, the site is 2.52 acres and is located at 15460 English Ave. Access is
provided to English Ave via a shared driveway with Chafin Vet. N o additional access will be
permitted to City or C ounty roadways.
B AC K G RO UND:
Below are initial review comments by staff. Additional comments and specific details are
also included in the C ity Engineer's memo, which is attached to this report.
Comprehensiv e Guiding and Zoning
T he site is guided for "MBC " Mixed Business C ampus. T his designation was created
specifically for the remaining sand and gravel area as it transitions from an active mining area
into an area for "high quality setting" for office, light industrial, medical and commercial
retail. Specific areas, such as this site, were noted for commercial retail to be a focus.
As noted above, the site is zoned "S G" Sand and G ravel and will require rezoning.
Previously, the HealthPartners site to the north was zoned "LB" Limited Business. T he LB
zone is intended for uses which are "primarily office and professional services". T he site to
the west, C hafin Vet, was zoned "RB" Retail Business, which is intended to be the primary
retail zone within the C ity. Both of these zoning districts were determined to be consistent
with the guiding of the property.
T his site could reasonably be zoned either "LB" or "RB". However, if subdivided, staff
would recommend that this parcel seek the same zoning for both parcels to ensure setbacks,
etc. can be met for a potential use.
Subdiv ision by P reliminary P lat
T he site at 2.52 acres was originally anticipated for a single user, or a cohesive series of
users similar to the rest of Orchard Place to the south. T he division of this lot into two small
parcels may present challenges or limit the users now, and in the future, specifically, the 1.01
acre property to the north. With limited access, the site could also present internal traffic
concerns if the proposed user to the north were an intensive traffic generator.
Conditional Use P ermit
For a McDonalds to operate on this site, it would be required to be zoned "RB" Retail
Business as a C lass-II restaurant is not permitted in the "LB" Limited Business zone. T he
"RB" zone allows C lass-II restaurants, those with a grease hood and a drive-through, with a
conditional use permit (C UP). Conditional uses are those that are generally permitted within
the zone provided they can meet all performance standards and mitigate potential negative
impacts to surrounding properties. In this instance, a variance to the performance standards is
required due to the setback from residential properties. A dditional details about the variance
will be noted below.
T he C ity Engineer has reviewed the proposal in regard to traffic generation and stated that
there are no significant concerns for this site. If a high traffic generator user were proposed on
the remaining parcel to the north additional study will be needed as the traffic patterns in the
area were designed for high traffic generation, but the shared driveway access may not have
anticipated two higher generation users.
Setback to Residential Variance
As noted previously, a 1,000' setback is required for C lass-II restaurants from residential
parcels. T his parcel is approximately 200' from a residential parcel, which would require an
800' setback variance.
T he primary concerns for locating a C lass-II restaurant within close proximity to residential
are noise, traffic, and smell. T hese can potentially be mitigated in a number of ways with the
most difficult to mitigate being smell as it is generally subjective rather than being objective.
In the past, Apple Valley has typically placed conditions on the volume of menu-board
speaker or limited the hours of operation that the business can operate the drive-through.
Traffic is likely less of a concern at this site as the residential is across Pilot Knob Rd.
T he C ity has granted variances to the setback from residential in the past, particularly when
adjacent to significant roadway corridors such as C edar Ave. T he two most recent variances
have been for Popeyes and C hik-Fil-A . Additionally, this site currently has a berm on the
eastern side facing the residential. T his berm was installed as screening to the sand and
gravel mining operation. At this time, it does not appear this berm is proposed to be removed
due to significant fiber utility running through it.
T his site also differs from past sites. It is not located in Apple Valley's designated downtown
area and the site is developing after the nearby residential. In the examples downtown, these
sites already had similar uses developed before the residential homes were constructed.
Additionally, most of the sites which have received a variance had an existing Class-II
restaurant in closer proximity to residential than the proposed project. T he conditional use
permit will require notice to all properties within 350' of this site.
Site P lan
T he site plan submitted is for a 1.51 acre site with a 3,859 sq. ft. building. T he site requires
a 50' setback from Pilot Knob. T he site plan notes that a 50' building setback is also required
from 155th St. W. T his is incorrect, 155th St. W. is classified as a minor collector and
therefore requires a 40' building setback. T he site does not connect to surrounding sites well
or at least is unable to consider these connections at this early stage. T here is no shared
parking or access to the remnant lot to the north, nor is there a consideration how users could
walk from one site to the other.
Pedestrian connection within the site could benefit from additional study. T he proposed
sidewalk connection from English Ave is only 4' wide and immediately adjacent to the curb,
which does not create a welcoming walking environment. T he sidewalk in front of the store,
and connecting to 155th St. W. is proposed to be 8' wide, which is sufficient when a vehicle
can park against the curb line. T his allows a vehicle to overhang the sidewalk without
impeding pedestrian traffic. T he C ity and Engineer and Planning have also agreed that a trail
connection to Pilot Knob road will be required. T he majority of those walking to this site will
be from the trail along Pilot Knob. Pedestrians are not encouraged to cross 155th St. W. in
the middle of the block and are instead directed to this trail crossing.
T he parking stall depth appears to be 1/2 inch short of requirements. C ode requires that
parking stalls be 18.5' deep when adjacent to curb and only 18' is shown. At this time staff
cannot definitively state whether the proposal will meet parking requirements due to the
submission not including an interior layout. However, with 43 spaces provided the site should
be able to meet requirements.
Landscape P lan
T his project will be required to meet the code requirement of 2.5% of the means construction
cost of the building being applied to installed landscaping. Additional information is required
to determine if the proposed landscape plan will meet this requirement, but it appears that this
plan would be sufficient from past reviews. Due to light and noise the applicant should
consider screening bushes on the berm, particularly at the west end of the drive-through.
Additional screening may be a future condition of approval for the C UP.
Building E lev ations
Originally McDonalds proposed elevations with hardi-plank exterior siding. Citing that this is
a commercial zoning district, staff worked with McDonalds to improve the exterior finishes
of the building to a face brick over the vast majority and small EF IS sections as accent
materials in limited locations. T his improvement is more cohesive to the overall development
in the area. One additional item of note, for consistency with past development, a condition
will be added that all utility boxes on the exterior of the building be screened.
Below are items and questions to facilitate the Commission's discussion:
1. Does a "RB" Retail Business zoning designation fit for this location?
2. Does the subdivision cause the C ommission any concerns about future use, and if so,
are there any suggestions for mitigation when they submit a formal application?
3. What concerns does the setback variance present to the C ommission? Are there
suggestions for mitigation?
B UD G E T I M PAC T:
If approved, park dedication will be required for both of these properties. It is unclear at this
time if park dedication will be collected for the remnant lot at the time of platting or deferred
to building permit. T he McDonalds lot will be required to pay park dedication with the
platting process.
AT TAC HM E NT S :
Area Map
Z oning Map
Aerial Photo
Plan S et
Applicant L etter
Memo
155TH ST W
E
M
B
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P
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PILOT KNOB RD
152ND ST W
EMORY AVE
154TH ST W
ENGLISH AVE
153RD ST W
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EMORY CIR
PILOT KNOB RD
SITE
Proposed McDonalds15460 English AveGuided "MBC"Mixed Business Campus
¯
^0 200 400 Feet
RB
LB
RB
PD-
849
PD-856
PD-856
PD-703
155TH ST W
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152ND ST W
EMORY AVE
154TH ST W
ENGLISH AVE
153RD ST W
PILOT KNOB RD
PD
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849PD-856
PD-703
SITE
Proposed McDonalds15460 English AveZoned "SG"Sand and Gravel
¯
^0 200 400 Feet
SG
SG
155TH ST W
E
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ENGLISH AVE
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PILOT KNOB RD
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Proposed McDonalds15460 English AveZoned "SG"Sand and Gravel
¯
^0 200 400 Feet
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59
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NORTH
VICINITY
N.T.S.
SITE
APPLE VALLEY, MN 55124
MCDONALDS
15865 PILOT KNOB ROAD
PRELIMINARY SITE DEVELOPMENT PLANS
Know what'sbelow.
before you dig.Call
SITE BENCHMARKS:
(LOCATIONS SHOWN ON SURVEY)
SBM #1 I.M. WITH CAP. NORTHEAST CORNER OF SITE.
ELEVATION=947.97
SBM #2 I.M. WITH CAP. SOUTHWEST CORNER OF SITE.
ELEVATION=942.14
BENCHMARKS
C0.0
CO
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155TH STREET W
PI
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150TH STEET W
157TH STREET W
UTILITY AND GOVERNING AGENCY CONTACTS
SURVEYOR
TRUE NORTH SURVEYS
5503 W PONDEROSA DR.
HORACE, ND 58047
TELEPHONE: (218) 230-4358
CONTACT: NICHOLAS R. STATTELMAN, LS
OWNER / DEVELOPER
MCDONALD'S USA, LLC
110 NORTH CARPENTER STREET
CHICAGO, IL 60607
TELEPHONE: (312) 599-2876
CONTACT: ROBERT YAGUSESKY
CITY ENGINEER
CITY OF APPLE VALLEY
7100 147 STREET W.
APPLE VALLEY, MN 55124
TELEPHONE: (952) 953-2400
CONTACT: BRANDON ANDERSON, P.E.
PLANNING AND ZONING
CITY OF APPLE VALLEY
7100 147 STREET W.
APPLE VALLEY, MN 55124
TELEPHONE: (952) 953-2575
CONTACT: ALEX SHARPE, AICP
PUBLIC WORKS
CITY OF APPLE VALLEY
6442 140TH STREET W.
APPLE VALLEY, MN 55124
TELEPHONE: (952) 953-2400
CONTACT: MATT SAAM
POWER COMPANY
DAKOTA ELECTRIC
4300 220TH STREET W.
FARMINGTON, MN 55024
TELEPHONE: (651) 463-6212
CONTACT: COREY WILLERT
NATURAL GAS COMPANY
CENTERPOINT ENERGY
TELEPHONE: (612) 861-8456
CONTACT: AL JONGERIUS
TELEPHONE
CENTURY LINK
TELEPHONE:(800) 475-7526
PROJECT TEAM
CIVIL ENGINEER / LANDSCAPE ARCHITECT
KIMLEY HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100
ST. PAUL, MN 55114
TELEPHONE: (651) 645-4197
CONTACT: ELI SANKEY, P.E. / HYLLESTED, PLA
GEOTECHNICAL ENGINEER
UES
477 PARKLAND DRIVE
SANDY, UT 84070
CONTACT: THOMAS M. VICK, P.E.
Sheet List Table
Sheet Number Sheet Title
C0.0 COVER SHEET
C1.0 GENERAL NOTES
C1.1 ALTA SURVEY
C1.2 ALTA SURVEY
C3.0 SITE PLAN
C5.0 GRADING PLAN
L1.0 LANDSCAPE PLAN
L2.0 LANDSCAPE DETAILS
A2.0 BUILDING ELEVATIONS
A2.1 BUILDING ELEVATIONS
A2.2 BUILDING RENDERINGS
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GENERAL CONSTRUCTION NOTES
1.THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE LATEST EDITION OF THE
STANDARD SPECIFICATIONS OF THE LOCAL JURISDICTION AND STATE DEPARTMENT OF TRANSPORTATION
AND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK. UNLESS OTHERWISE NOTED,
ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS.
3.PERFORM ALL WORK IN COMPLIANCE WITH APPLICABLE CITY REGULATIONS, STATE CODES, AND O.S.H.A.
STANDARDS. THE CONTRACTOR IS RESPONSIBLE FOR FURNISHING THE NECESSARY MATERIALS & LABOR
TO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS, AND IN
ACCORDANCE WITH THE SPECIFICATIONS AND REQUIREMENTS OF THE APPROPRIATE APPROVING
AUTHORITIES.
4.CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES,
STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL.
5.THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISE
NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02,
ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATA
BY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TO
THE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY
VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING
UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY
ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S
RESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE,
THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE
CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.
THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURRED
BECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FOR
TEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING OR
RELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED AND
THEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK.
6.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY
HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING
WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES
PRIOR TO BEGINNING CONSTRUCTION.
7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS AND
BONDS IF REQUIRED PRIOR TO CONSTRUCTION.
8.THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE
CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL
CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS.
9.ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE
OWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGN
ARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER.
10.ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE
OWNER DIRECTLY FROM THE TESTING AGENCY.
11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION
WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATE
CONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THE
OWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILT
DATA SHALL BE COLLECTED BY A STATE PROFESSIONAL LAND SURVEYOR WHOSE SERVICES ARE
ENGAGED BY THE CONTRACTOR.
12.ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL
DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL
BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED.
13.ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THE
APPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN
ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF
ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION
OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN
IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY
OBLIGATION TO PAY FOR A RELATED CHANGE ORDER.
15.SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THE
DOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACT
THE ENGINEER AND OWNER.
16.CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THE FOLLOWING
ACTIVITIES: PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION, ASPHALT
INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION,INSTALLATION OF STRUCTURES,
CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK INSTALLATION, CONNECTIONS TO WATER AND
SEWER MAINS, TESTS OF UTILITIES.
EROSION CONTROL NOTES
1.THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL
PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS
OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.
2.ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION
SHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE NATIONAL
POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIAR
WITH THEIR CONTENTS.
3.BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL
REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT
ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER.
4.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THE REQUIREMENTS OF THE
AUTHORITIES HAVING JURISDICTION, AND SHALL MAINTAIN COMPLIANCE WITH APPLICABLE LAWS AND
REGULATIONS FOR THE DURATION OF CONSTRUCTION.
5.THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSION CONTROL BMP'S AS
NEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENT DISCHARGE FROM THE CONSTRUCTION SITE. LOG
AND RECORD ANY ADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANS
WITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER.
6.BMPS SHOWN ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION
PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALL
JURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL
STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED
BY A CERTIFIED PERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF
A 0.5-INCH OR GREATER RAINFALL EVENT.
7.EROSION & SEDIMENT CONTROL BMPS SHALL BE MAINTAINED IN ACCORDANCE WITH THE FOLLOWING:
7.1.INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS
OF UNDERMINING OR DETERIORATION.
7.2.ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO VERIFY THAT A HEALTHY STAND OF
VEGETATION IS MAINTAINED. SEEDED AREAS SHOULD BE FERTILIZED, WATERED AND RE-SEEDED AS
NEEDED. REFER TO THE LANDSCAPE PLAN AND PROJECT SPECIFICATIONS.
7.3.SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE
REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE.
7.4.THE ROCK CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL
PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC
ADDITIONS OF ROCK TOP DRESSING AS CONDITIONS DEMAND.
7.5.THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR
PARKING AND STORAGE). THIS MAY REQUIRE PERIODIC ADDITIONS OF TOP DRESSING IF THE
TEMPORARY PARKING CONDITIONS DEMAND.
7.6.PERFORM ALL MAINTENANCE OPERATIONS IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2
CALENDAR DAYS FOLLOWING THE INSPECTION.
PAVING AND STRIPING NOTES
1.ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAY
SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE LOCAL CITY OR COUNTY SPECIFICATIONS
AND STANDARDS, OR THE STATE DOT SPECIFICATIONS AND STANDARDS IF NOT COVERED BY LOCAL CITY
OR COUNTY REGULATIONS.
2.ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUAL
ON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS.
3.CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKING
STALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUS
STRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS.
4.ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB.
5.THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET.
6.ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINT
SEALANT.
7.THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS IN
THE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE.
8.CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCE
BY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS.
9.ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THE
CONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER.
10.BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A).
GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL
CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES
EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO
CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING
STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL
BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER
IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR
CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.
11.MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET.
GRADING AND DRAINAGE NOTES
1.GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND
PROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION.
THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES.
2.THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S AS
NECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASS
STAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS.
3.CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THAT
SURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTOR
SHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADING
DISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OF
PAVEMENT OR UTILITIES.
4.CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS,
POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBED
DURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TO
MATCH THE PROPOSED FINISHED GRADES.
5.BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THAT
THE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALL
BE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLY
INSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED.
6.CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETION
OF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BE
REGRADED AND SODDED.
7.AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TEST
AND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAIN
TOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELY
NOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED.
8.WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL
SAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME
TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED.
9.THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OF
CONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURES
SHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDE
POSITIVE DRAINAGE FLOWS.
10.IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS.
THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY
EXCAVATION.
11.FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL
AGENCY OR TO STATE DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE
JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL
GOVERN.
12.ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS
SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND
MAINTAINED UNTIL GROWTH IS ESTABLISHED TO MINIMUM COVERAGE OF 70% IN ALL AREAS. ANY AREAS
DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE
CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR
SEEDED AND MULCHED AS SHOWN ON THE LANDSCAPING PLAN.
13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING AND
SCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHER
SUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNING
REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION.
14.SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS
OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION,
SEDIMENTATION OR TURBID DISCHARGES.
15.THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTING
AREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALL
ALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTED
AND PROPERLY DISPOSED OF IN A LEGAL MANNER.
16.THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S
RECOMMENDATIONS AND STATE DOT SPECIFICATIONS.
17.PAVEMENTS SHALL BE INSTALLED IN ACCORDANCE WITH THE RECOMMENDATION OF THE SITE SPECIFIC
GEOTECHNICAL EVALUATION REPORT AND CITY & STATE DOT SPECIFICATIONS.
18.SPOT ELEVATIONS REPRESENT THE FINISHED SURFACE GRADE OR FLOWLINE OF CURB UNLESS
OTHERWISE NOTED.
19.LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN.
20.IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONS
AND CONSTRUCTION DOCUMENTS.
21.THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALL
REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUT
COMPENSATION.
22.BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE.
23.ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS.
ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET.
24.ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT AND
STORMWATER POLLUTION PREVENTION PLAN (SWPPP) FOR STORMWATER DISCHARGE ASSOCIATED WITH
CONSTRUCTION ACTIVITIES.
25.ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS
GRADE.
WATER STORM SEWER & SANITARY SEWER NOTES
1.THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES,
AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR
SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF
TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETE
ACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THE
CONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THE
CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE
MOST STRINGENT SHALL GOVERN.
2.ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL
COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE
NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET.
3.THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE.
4.DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'S
SPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUG
WHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACES
WIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE
PLUMB AND LOCATED ACCORDING TO THE PLANS.
5.ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S
RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I.
PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONS
WHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED.
ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROM
THE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE.
6.WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TO
COMBUSTIBLES BEING BROUGHT ON SITE.
7.ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BE
COMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'S
SPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY
REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN.
8.UNDERGROUND UTILITY LINES SHALL BE SURVEYED BY A STATE LICENSED PROFESSIONAL LAND
SURVEYOR PRIOR TO BACK FILLING.
9.CONTRACTOR SHALL PERFORM, AT THEIR OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE
SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOT
BE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ON
GRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNER
AND JURISDICTIONAL AGENCY AS REQUIRED.
10.BETWEEN WATER AND SEWER MANHOLES AND PIPES, CONTRACTOR SHALL PROVIDE FOR A MINIMUM
HORIZONTAL CLEARANCE OF 10-FEET AND A MINIMUM VERTICAL SEPARATION OF 18-INCHES.
11.IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE
CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY
TO RETURN IT TO EXISTING CONDITIONS OR BETTER.
12.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GASKETED AND/OR GROUTED TO ASSURE
CONNECTION AT STRUCTURE IS WATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN
STANDARDS AND SPECIFICATIONS.
13.UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORM
SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC
BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL
BE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BE
ADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE.
14.TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THE
CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT
EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A
REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.
15.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO
SAME.
16.ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERT
OUT.
17.ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORM
STRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 2.0% SLOPE, UNLESS
NOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN.
18.PROVIDE INSULATION OF UNDERGROUND ROOF DRAINS AND SANITARY SEWER SERVICES IF ADEQUATE
FROST DEPTH CANNOT BE PROVIDED.
19.THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARE
TO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS.
20.THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE AND
BELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY
TO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OF
CONSTRUCTION.
21.A MINIMUM SEPARATION OF 5-FEET IS REQUIRED BETWEEN UNDERGROUND UTILITIES AND TREES UNLESS
A ROOT BARRIER IS UTILIZED.
22.GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITY
COMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATE
FINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES.
23.COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION.
24.ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONS
ARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH AND
SPECIFICATIONS.
25.REFERENCE ARCHITECTURAL PLANS (BY OTHERS) FOR EXACT BUILDING DIMENSIONS, MATERIALS
SPECIFICATIONS.
26.REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS.
27.CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR FOOTING AND FOUNDATION PAD
PREPARATION SPECIFICATIONS.
28.CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR ROUTING OF PROPOSED ELECTRICAL &
COMMUNICATIONS SERVICES AND SITE LIGHTING LAYOUT.
THIRD PARTY SUPPLEMENTAL INFORMATION
KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS
CONTAINED WITHIN SUPPLEMENTAL INFORMATION PROVIDED BY THIRD PARTY CONSULTANTS.
1.BOUNDARY & TOPOGRAPHIC SURVEY
PERFORMED BY: TRUE NORTH SURVEYS
ADDRESS: 5503 W PONDEROSA DR. HORACE, ND 58047
PHONE: 218-230-4358
2.CONSTRUCTION TESTING
TEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO:
·DENSITY TEST REPORTS
·BACTERIOLOGICAL TESTS OF WATER SYSTEM
·PRESSURE TEST OF WATER/SEWER
·LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS
·ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITY
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12.93'
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30.06'
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15' BUILDING SETBACK
EXISTING D&U
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15' BUILDING
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PROPOSED 10'
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PROPOSED MONUMENT OR PYLON SIGN (MAXIMUM 110 SF)
25' LANDSCAPE BUFFER
EXISTING D&U
EASEMENT
15' LANDSCAPE BUFFER
5' LANDSCAPE BUFFER
PROPOSED MAINTENANCE,
ACCESS & UTILITY EASEMENT
PROPOSED McDELIVERY
PICK-UP STALLS
50' BUILDING SETBACK
PROPOSED 10'
D&U EASEMENT
PROPOSED TRASH
ENCLOSURE AND SHED
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PROPOSED McDELIVERY
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PROPOSED FULL ACCESS
PROPOSED PROPERTY LINE
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AREA: 1.01 AC (43,965 SF)
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59
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M
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PROPOSED CURB AND GUTTER
PROPERTY LINE
SETBACK LINE
STANDARD DUTY ASPHALT PAVMENT
SEE DETAILS FOR SECTION
HEAVY DUTY ASPHALT PAVEMENT
SEE DETAILS FOR SECTION
CONCRETE SIDEWALK
SEE DETAILS FOR SECTION
HEAVY DUTY CONCRETE PAVEMENT
SEE DETAILS FOR SECTION
LANDSCAPING
SEE DETAILS FOR SECTION
LEGEND
C3.0
SI
T
E
P
L
A
N
NORTH
0
GRAPHIC SCALE IN FEET
201020 40 Know what'sbelow.
before you dig.Call
R
POTENTIAL FUTURE CONCRETE SIDEWALK
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120'
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MCDONALD'S
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59
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NORTH
0
GRAPHIC SCALE IN FEET
20
10 20 40
GRADING PLAN NOTES
1.PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS
AND BUILDING PERMIT REQUIREMENTS.
2.CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO
WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS.
3.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.
4.FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES.
NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING
THE PROPOSED DESIGN OF THE PROJECT.
5.IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY
FOR SUB-BASE.
6.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO
HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES.
WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE
EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING
PAVEMENT.
7.ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS
ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED
8.EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY
ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE
CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE.
9.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND
GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO
COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT
AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS.
10.MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT
GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE
GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER.
11.INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED
CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED.
12.GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING
DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS:
ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12).
SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%.
LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%.
ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY
DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED.
SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA
COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY
LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE
ACCEPTED FOR ADA COMPLIANCE ISSUES.
13.UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE
AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL
CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES
OF TOPSOIL.
14.EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS.
REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY
SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS.
PROPOSED STORM SEWER
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR
928
925
PROPOSED SPOT ELEVATION100.00
LEGEND
PROPOSED HIGH POINT ELEVATION HP:0.0
PROPOSED LOW POINT ELEVATION
PROPOSED GUTTER ELEVATION
PROPOSED TOP OF CURB ELEVATION
PROPOSED FLUSH PAVEMENT ELEVATION
LP:0.0
G:0.00
T:0.00
PROPOSED EMERGENCY OVERFLOW ELEVATION
T/G:0.0
EOF:0.0
0.0%PROPOSED DRAINAGE DIRECTION
ME:0.0 MATCH EXISTING ELEVATION
PROPOSED STORM MANHOLE (SOLID CASTING)
PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)
PROPOSED STORM SEWER CLENOUTCO
D
PROPOSED RIDGE LINE
PROPOSED SWALE
PROPOSED TOP/BOTTOM OF WALL ELEVATION TW:0.0
BW:0.0
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GR
A
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P
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A
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LIMITS OF DISTURBANCE
LANDSCAPE KEYNOTESLANDSCAPE LEGEND
EXISTING DECIDUOUS TREE TO REMAIN /
PROTECT IN PLACE (TYP.)
PROPOSED OVERSTORY TREE (TYP.)
PROPOSED CONIFEROUS TREE (TYP.)
PROPOSED ORNAMENTAL TREE (TYP.)
PROPOSED SHRUBS (TYP.)
PROPOSED PERENNIALS AND GRASSES (TYP.)
EDGER (TYP.)
APPROXIMATE LIMITS OF SEEDING/ SEEDING
ALL DISTURBED AREAS (TYP.)
SOD (TYP.)
A
LANDSCAPE KEYNOTES
EDGER (TYP.)
DOUBLE SHREDDED HARDWOOD MULCH (TYP.)
ROCK MULCH (TYP.)
SOD (TYP.)
A
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MCDONALD'S
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PROPOSED MONUMENT OR PYLON SIGN (MAXIMUM 110 SF)
PROPOSED TRASH
ENCLOSURE AND SHED
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MINIMUM COST OF LANDSCAPE REQUIRED: $62,500 = $2,500,000 APPROXIMATE
CONSTRUCTION COST x 0.025
LANDSCAPE ISLAND AREA REQUIRED:409 S.F. / 2% PARKING LOT AREA
LANDSCAPE ISLAND AREA PROVIDED: 1,287 S.F. / 12% = (1,287 S.F. / 20,484 S.F.)
LANDSCAPE ISLAND TREES REQUIRED:3 TREES / (409 S.F. / 150 S.F.)
LANDSCAPE ISLAND TREES PROVIDED:4 TREES
LANDSCAPE SUMMARY - RETAIL BUSINESS ZONE
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DOUBLE SHREDDED HARDWOOD MULCH
NOTES:
2X ROOT BALL WIDTH
PREPARED PLANTING BED AND
BACKFILL SOIL
(THOROUGHLY LOOSENED)
NOTES:
1.SCARIFY SIDES AND BOTTOM OF HOLE.
2.PROCEED WITH CORRECTIVE PRUNING OF TOP AND ROOT.
3.REMOVE CONTAINER AND SCORE OUTSIDE OF SOIL MASS TO REDIRECT
AND PREVENT CIRCLING FIBROUS ROOTS. REMOVE OR CORRECT STEM
GIRDLING ROOTS.
4.PLUMB AND BACKFILL WITH PLANTING SOIL.
5.WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILL
VOIDS.
6.BACK FILL VOIDS AND WATER SECOND TIME.
7.PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS
SOIL MOISTURE IS EXCESSIVE.
8.MIX IN 3-4" OF ORGANIC COMPOST.
1.SCARIFY SIDES AND BOTTOM OF HOLE.
2.PROCEED WITH CORRECTIVE PRUNING.
3.SET PLANT ON UNDISTURBED NATIVE SOIL OR
THOROUGHLY COMPACTED PLANTING SOIL.
INSTALL PLANT SO THE ROOT FLARE IS AT OR UP
TO 2" ABOVE THE FINISHED GRADE WITH BURLAP
AND WIRE BASKET, (IF USED), INTACT.
4.SLIT REMAINING TREATED BURLAP AT 6"
INTERVALS.
5.BACKFILL TO WITHIN APPROXIMATELY 12" OF THE
TOP OF THE ROOTBALL, THEN WATER PLANT.
REMOVE THE TOP 1/3 OF THE BASKET OR THE TOP
TWO HORIZONTAL RINGS WHICHEVER IS
GREATER. REMOVE ALL BURLAP AND NAILS FROM
THE TOP 1/3 OF THE BALL. REMOVE ALL TWINE.
REMOVE OR CORRECT STEM GIRDLING ROOTS.
6.PLUMB AND BACKFILL WITH PLANTING SOIL.
7.WATER THOROUGHLY WITHIN 2 HOURS TO
SETTLE PLANTS AND FILL VOIDS.
8.BACK FILL VOIDS AND WATER SECOND TIME.
9.PLACE MULCH WITHIN 48 HOURS OF THE SECOND
WATERING UNLESS SOIL MOISTURE IS EXCESSIVE.
10.FINAL LOCATION OF TREE TO BE APPROVED BY
OWNER.
PLANTING SOIL
AS SPECIFIED
ON CENTER SPACING
PER PLANT SCHEDULE.
EXTEND HOLE EXCAVATION WIDTH
A MINIMUM OF 6" BEYOND
THE PLANTS ROOT SYSTEM.
FINISHED GRADE
EDGER, AS SPECIFIED
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TREE PLANTING DETAIL
SCALE: N.T.S.L2.01 SHRUB / PERENNIAL PLANTING DETAIL
SCALE: N.T.S.L2.02
MULCH
3/16" X 5" STEEL EDGER
12" STEEL EDGER SPIKE
TURF/SOD
SUBGRADE
12" STEEL EDGER SPIKE
3/16" X 5" STEEL EDGER
4'
MULCH
TURF/SOD
TOP OF EDGER TO BE
FLUSH WITH SOD
PLANSECTION
STEEL EDGER DETAIL
SCALE: N.T.S.L2.03
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NOTE:
1.EXTENDED EXCAVATION AND BACKFILL SOIL TO A POINT DOWNSLOPE
EQUAL TO OR LOWER IN ELEVATION THAN THE BOTTOM OF THE HOLE
DIRECTLY BENEATH THE PLANT TO INSURE ADEQUATE DRAINAGE IN
HEAVY SOILS. GRANULAR SOIL MUST BE ADDED AS BACKFILL IN AREAS
OF POOR DRAINAGE.
STEEP SLOPE PLANTING
SCALE: N.T.S.L2.04
EXISTING GRADE
CUT AREA
PLANT ACCORDING TO
PLANTING DETAILS
APPLICABLE AS SHOWN
BACKFILL AREA
PLANTING
1.CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL
UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL.
2.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.
3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN
THE IMMEDIATE AREA.
4.ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY
BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR.
5.PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF
THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING.
REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING.
6.ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE SHALL
ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:
ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.
ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.
ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.
ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.
CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO
LESS THAN 5:3.
7.PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENT
VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.
8.PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.
9.INSTALL PLANTS BY PLANT INSTALLATION PERIOD INFORMATION IN THE LATEST STANDARD PLANTING
DETAILS FROM MNDOT. PLANTINGS BEFORE OR AFTER THESE DATES ARE DONE AT RISK.
10.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IF
NECESSARY; TEMPORARY ONLY.
11.PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLARE IS LOCATED AT THE TOP OF
THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT
COLLAR/ROOT FLARE. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLARE
SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.
12.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART
PEAT POTS.
13.PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR
BRANCHING OF EXISTING AND PROPOSED TREES.
14.WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.
15.STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR.
SOIL
16.TOPSOIL SHALL BE LOCAL FERTILE AGRICULTURAL SOIL FREE OF SUBSOILS, ROCKS LARGER THAN ONE
INCH, CLAYS, PLANTS, WEEDS, ROOTS AND OTHER IMPURITIES. PH VALUE TO BE BETWEEN 5.4 AND 7.0.
REMOVE DEBRIS AND WEEDS FROM SUBSOIL. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS
AND 12" DEPTH TOPSOIL FOR TREES, SHRUBS AND PERENNIALS. LIGHTLY COMPACT TOPSOIL AFTER
PLACEMENT AND PROHIBIT CONSTRUCTION TRAFFIC FROM AREAS WITH TOPSOIL.
17.THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO
PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY
SOIL AMENDMENTS.
18.BACKFILL SOIL AND TOPSOIL TO ADHERE TO MNDOT STANDARD SPECIFICATION 3877 (LOAM TOPSOIL
BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH,
SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR
ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS.
MULCH
19.MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING
BEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH. DOUBLE SHREDDED
HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND
ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH DOUBLE SHREDDED HARDWOOD MULCH. MULCH TO
BE FREE OF DELETERIOUS MATERIAL AND NATURAL IN COLOR (DYE-FREE), OR APPROVED EQUAL. ROCK
MULCH TO BE TRAP ROCK, BUFF LIMESTONE, RIVER ROCK, 1 1/2" DIAMETER, AT MINIMUM 3" DEPTH, OR
APPROVED EQUAL. APPLY PRE-EMERGENT HERBICIDE PRIOR TO MULCH PLACEMENT PER
MANUFACTURER RECOMMENDATIONS, USE PREEN OR PRE-APPROVED EQUAL. ROCK MULCH TO BE ON
COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH AND
FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS
(WHERE APPLICABLE).
EDGER
20.EDGING TO BE COMMERCIAL GRADE COL-MET (OR EQUAL) STEEL EDGING; 3/16" THICK x 5" TALL, COLOR
BLACK, OR SPADED EDGE, AS INDICATED. STEEL EDGING SHALL BE PLACED WITH SMOOTH CURVES AND
STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH TOP OF EDGER AT GRADE,
FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE
POSSIBLE. WHERE EDGING TERMINATES AT A SIDEWALK, BEVEL OR RECESS ENDS TO PREVENT TRIP
HAZARD. SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN
MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS
NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE).
SEED/SOD
21.ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BE STANDARD
MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE
RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED.
SEED AS SPECIFIED, PER MNDOT SPECIFICATIONS AND SUPPLIER/MANUFACTURER RECOMMENDATIONS.
IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN.
IRRIGATION
22.PROVIDE NEW IRRIGATION SYSTEM, OR MODIFY EXISTING IRRIGATION PER OWNERS DIRECTION TO ALL
PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR.
LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL
PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS,
AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING
STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL
PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM
THE GENERAL CONTRACTOR. SYSTEM SHALL INCLUDE A RAIN SENSOR AND APPROPRIATE TECHNOLOGY.
ESTABLISHMENT
23.PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR
IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR.
24.REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS
ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION.
WARRANTY
25.REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.
26.MAINTAIN TREES, SHRUBS, SEED AND OTHER PLANTS UNTIL PROJECT COMPLETION, BUT IN NO CASE,
LESS THAN FOLLOWING PERIOD; 1 YEAR AFTER PROJECT COMPLETION. MAINTAIN TREES, SHRUBS, SEED
AND OTHER PLANTS BY PRUNING, CULTIVATING, AND WEEDING AS REQUIRED FOR HEALTHY GROWTH.
RESTORE PLANTING SAUCERS. TIGHTEN AND REPAIR STAKE AND GUY SUPPORTS AND RESET TREES
AND SHRUBS TO PROPER GRADES OR VERTICAL POSITION AS REQUIRED. RESTORE OR REPLACE
DAMAGED WRAPPINGS. SPRAY AS REQUIRED TO KEEP TREES AND SHRUBS FREE OF INSECTS AND
DISEASE. REPLENISH MULCH TO THE REQUIRED DEPTH. MAINTAIN LAWNS FOR 60 DAYS AFTER
INSTALLING SOD INCLUDING MOWING WHEN SOD RECITES 4” IN HEIGHT. WEED PLANTING BEDS AND
MULCH SAUCERS AT MINIMUM ONCE A MONTH DURING THE GROWING SEASON. PROVIDE A MONTHLY
REPORT TO THE OWNER ON WEEDING AND OTHER MAINTENANCE RESPONSIBILITIES.
LANDSCAPE NOTES
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APPLE VALLEY McDONALD'S DEVELOPMENT |
APPLE VALLEY, MN | 10/22/2024
A2.2BUILDING RENDERINGS
kimley-horn.com 767 North Eustis Street, Suite 100, St. Paul, MN 55114 651 645 4197
October 22, 2024
Alex Sharpe & Planning Commission Members,
City of Apple Valley
7100 147th Street West
Apple Valley, MN 55124
RE: Proposed McDonald’s Restaurant – Sketch Plan Review Request
Dear Alex and Planning Commission Members,
On behalf of McDonald’s USA, LLC, Kimley-Horn requests a Sketch Plan review for a proposed
McDonald’s restaurant located in the northwest quadrant of 155th Street and Pilot Knob Road, Apple
Valley, MN. We are requesting that this Sketch Plan Review be scheduled for the regularly scheduled
Planning Commission meeting on November 6th, 2024.
The proposed development site is an outlot within Orchard Place North, bounded by 155th Street to
the south, Pilot Knob Road to the east, Health Partners to the north, and the Vet Clinic to the west.
The ±2.52-acre outlot is planned to be subdivided into two parcels of approximately 1.51 and 1.01
acres, respectively. The McDonald’s restaurant is proposed to be located on the southern subdivided
lot. Both parcels will share access via a drive connected to English Avenue, which will serve as the
sole point of entry to the site.
The proposed McDonald’s building will be approximately 3,859 square feet, featuring a drive-through
on the south side of the restaurant. The development will include surface parking for 43 spaces
designated for customers and staff, as well as necessary utility connections and landscaping
improvements. Stormwater management for the site will be handled off-site in a regional basin
located west of English Avenue.
Based on preliminary discussions with the Planning Department, we understand that the project will
require the following entitlements:
Rezoning to Retail Business (RB)
Preliminary and Final Plat
Conditional Use Permit for a Class 2 Restaurant
Buffer Variance to Residential
McDonald’s, along with the development team, is excited about this project and looks forward to
presenting our preliminary documents for your review.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Eli Sankey, P.E.
CITY OF
MEMO
Public Works
TO: Alex Sharpe, AICP, City Planner
FROM: Evan Acosta, Assistant City Engineer
DATE: October 30, 2024
SUBJECT: McDonald’s Sketch Plan Review per plans dated 10/22/2024
Alex,
The following are comments regarding the McDonald’s Preliminary Plans dated October 22, 2024. Please
include these items as feedback to the Sketch Plan Review.
General
1. A stormwater maintenance agreement will be required as part of the development
agreement.
2. Plans should include reference to all used City of Apple Valley standard detail plates. All
Standard detail plates should be shown in the details section of the plans.
Permits
3. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor and any other required permits prior
to construction.
4. Department of Labor and Industry (DOLI) shall review private utilities.
5. A right of way permit will be required for all work within public easements or right of
way.
6. A Natural Resource Management Permit (NRMP) will be required prior to any land
disturbing activity commences.
7. The applicant will be subject to the requirements of the State NPDES Construction
Storm water Permit. The applicant must provide proof of permit.
Site
8. Site plan subject to City Engineer’s approval.
• A sidewalk connection from project area to the trail on Pilot Knob Rd is required.
• Sidewalk immediately adjacent to curb and gutter (no boulevard) must be 6’ in
width.
9. Include Auto turn drawing for service and emergency vehicles entering and leaving the site.
10. A traffic Impact Study has been previously completed including traffic volumes from the
project area consistent with the proposed use.
11. Show easements on the site/grading and utlity plans. Permanent structures are not
allowed in drainage and utility easements or private storm water facilities.
Grading & Drainage Plan
12. Final Storm Water Pollution Prevention Plan (SWPPP) shall be included with plans and shall be
reviewed and approved by City Engineer.
13. Final Grading Plans shall be reviewed and approved by City Engineer.
Storm Sewer
14. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and
approved by City Engineer.
Sanitary Sewer and Watermain
15. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final
construction plans and approved by City Engineer.
16. All water mains located within right of way and public easements for purposes of connection
to public infrastructure shall be ductile iron pipe and meet all City standards.
• The sanitary sewer and watermain crossing through the “Remaining Development
Area” will need to be public mains designed to City Standards.
Landscape and Natural Resources
17. Comments will be provided with final landscaping plan.
I T E M: 6.B.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :November 20, 2024
S E C T I O N:Other Business
Description:
Review of Upcoming S chedule and Other Updates
S taff Contact:
B reanna Vincent, Department Assistant
Department / Division:
Community Development Department
AC T I O N RE Q UE S T E D:
N/A
S UM M ARY:
Next P lanning Commission Meetings:
Wednesday, December 4, 2024 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, November 6, 2024.
Site plan, variance applications due by 9:00 a.m. on Wednesday, November 20, 2024.
Wednesday, December 18, 2024 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, November 20, 2024.
Site plan, variance applications due by 9:00 a.m. on Wednesday, December 4, 2024.
Next City Council Meetings:
Tuesday, November 26, 2024 - 7:00 p.m.
T hursday, December 12, 2024 - 7:00 p.m.
B AC K G RO UND:
N/A
B UD G E T I M PAC T:
N/A