HomeMy WebLinkAbout03.10.26 Planning Packet
Meeting Location:
Farmington City Hall
430 Third Street
Farmington, MN 55024
PLANNING COMMISSION
Tuesday, March 10, 2026
7:00 PM
Page
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. Approve Planning Commission Minutes
Approve the minutes from the January 13, 2026 and February 10, 2026
regular Planning Commission meetings.
Agenda Item: Approve Planning Commission Minutes - Pdf
3 - 9
3. PUBLIC HEARINGS
3.1. 1. Preliminary Plat and Preliminary Planned Unit Development - Sawyer
Glenn
2. Rezoning of the Sawyer Glenn Development Property from A-1
(Agriculture) to R-2 (Low/Medium Density Residential
3. Comprehensive Plan Amendments from Medium Density Residential
to Low Medium Density Residential, MUSA Staging from 2030/2040 to
2020 and the Development Staging from 2030-2040 to 2020-2030.
Recommend approval of the Sawyer Glenn preliminary plat, preliminary
planned unit development, rezoning and comprehensive plan
amendments contingent upon the following:
1. The satisfaction of all engineering comments/requirements
including construction plans for grading, stormwater and utilities.
2. City Council approval of the rezoning of the development site
from A-1 (Agriculture) to R-2 (Low/Medium Density Residential).
3. City Council and Metropolitan Council approval of the 2040
Comprehensive Plan amendments to the Future Land Use
guidance, MUSA staging and development staging for the
development area to be known as Sawyer Glenn.
Agenda Item: 1. Preliminary Plat and Preliminary Planned Unit
Development - Sawyer Glenn2. Rezoning of the Sawyer Glenn
Development Property from A-1 - Pdf
10 - 70
4. DISCUSSION
Page 1 of 70
5. ADJOURN
Page 2 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Community Development
Subject: Approve Planning Commission Minutes
Meeting: Planning Commission - Mar 10 2026
INTRODUCTION:
Attached, are the minutes from the January 13, 2026 and February 10, 2026 regular
Planning Commission meetings.
DISCUSSION:
Not applicable
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the minutes from the January 13, 2026 and February 10, 2026 regular Planning
Commission meetings.
ATTACHMENTS:
January 13 2026 Planning Commission Minutes
February 10 2026 Planning Commission Minutes
Page 3 of 70
CITY OF FARMINGTON
PLANNING COMMISSION MINUTES
REGULAR MEETING
JANUARY 13TH, 2026
1. CALL TO ORDER
The meeting was called to order by Chair Rotty at 7:00pm
Members Present: Rotty, Tesky, Snobeck, Baerg, Windschitl
Members Absent: None
Staff Present: Tony Wippler, Planning Manager
2. APPROVAL OF MINUTES
MOTION by Windschitl, second by Tesky to approve minutes of Planning
Commission for December 9th, 2025, regular meeting. APIF MOTION
CARRIED
3. PUBLIC HEARINGS
NONE
4. DISCUSSION Side yard
4.1 Dakota Meadows Preserve 2nd Addition – Planning Manager Wippler
presented an application from Distinctive Land Development, LLC for Dakota
Meadows Preserve 2nd Addition final plat located near southeast intersection
of Denmark Ave. and 220th St. W and adjacent to Dakota Electric facility to
North and Dakota County Fairgrounds to east. Final plat to consist of 46
single-family lots on 18.96 acres.
Final Plat –
• 46 single-family lots are a part of 134 overall single-family lots
approved in preliminary plat for this development (42 lots approved
in 1st Addition).
• Dakota Meadows Preserve 2nd Addition final plat corresponds with
preliminary plat approved by Planning Commission on April 8th, 2025
and City Council on April 21, 2025.
• Lots range from 4,261 sq ft. to 7,182 sq ft., average lot in 2nd Addition:
5,219 sq ft.
• Minimum lot width: 40ft
• Development was approved as Planned Unit Development.
• Minimum Setbacks:
o Front yard: 20 ft (25ft on sidewalk side)
o Rear yard: 6 ft
Page 4 of 70
o Side yard: 5 ft
o Side yard corner: 15 ft
• Final plat contains 5 outlots (A-E)
o Outlot A- Combination storm water ponding and trail corridor.
o Outlot B- Remnant parcel and trail corridor.
o Outlot C- Combination storm water ponding and trail corridor.
o Outlot D- Future development phase.
o Outlot E- Remnant parcel and trail corridor
o Oulot A and C will be deeded to the City with this final plat.
Transportation and Access –
• 223rd St. W will be extended to east and tie into Deepwater Path at t-
intersection. Deepwater Path will extend north and south for future
access to adjoining property to the north and provide future access for
additional development phases to the south.
• Roadway right-of-way within development will be 60 ft wide, with
width of 29ft (face of curb to face of curb).
Parks, Trails and Sidewalks –
• City to accept cash-in-lieu of park dedication with this plat. Westview
Acres Park will service this development.
• 5ft wide sidewalk to be constructed on north side of 223rd St. W and
west side of Deepwater Path.
• 8ft wide bituminous path to be constructed between lots 8 and 9,
Block 1 and extend northwesterly from sidewalk on 223rd St. W. Trail
will follow northern boundary of plat to Ash St. (220th St. W).
Chair Rotty opened the discussion. John Anderson representing Capstone
was available for questions.
Commissioner Baerg asked about Outlot D timing, Mr. Anderson answered
that would be 3rd and final phase and based on current schedule this could be
in 2027.
Chair Rotty asked if any dewatering issues. Mr. Anderson said there were no
issues last summer dewatering that he is aware of. Chair Rotty then asked
how deep are they expecting to go for the pond, Mr. Anderson thought it
might be about 35ft.
Chair Rotty confirmed that Capstone agrees to all the conditions presented by
the City.
Page 5 of 70
MOTION by Snobeck, second by Baerg for favorable recommendation to City
Council for approval of Dakota Meadows Preserve 2nd Addition Final Plat.
APIF MOTION CARRIED
4.2 Recognize Outgoing Commission Members- Planning Manager
Wippler and Chair Rotty recognized service of Krista Tesky and Mitch
Snobeck.
5. ADJOURN
MOTION by Tesky, second by Snobeck to adjourn meeting at 7:13pm. APIF
MOTION CARRIED
Respectfully submitted,
Tony Wippler, Planning Manager
Page 6 of 70
CITY OF FARMINGTON
PLANNING COMMISSION MINUTES
REGULAR MEETING
FEBRUARY 10TH, 2026
1. CALL TO ORDER
The meeting was called to order by Chair Rotty at 7:00pm
Members Present: Rotty, Baerg, Ellis, Rutherford, Windschitl
Members Absent: None
Staff Present: Tony Wippler, Planning Manager
Jared Johnson, Planning Coordinator
1.1 Introduction of new Planning Commission Members- Planning Manager
Wippler welcomed new Planning Commission members Gary Rutherford and
Lisa (Elisabeth) Ellis.
1.2 Election of Officers – Planning Manager Wippler presented the request to elect
the Chair and Vice Chair for the Planning Commission. Commissioner Windschitl
nominated Dirk Rotty as Chair, Baerg seconded the nomination. Dirk Rotty
accepted nomination for Chair. Commissioner Baerg nominated Phil Windschitl
as Vice Chair, Chair Rotty seconded the nomination. Phil Windschitl accepted the
nomination for Vice Chair.
1.3 Appointments of Committees
• Empire/Farmington Advisory Committee (EFPAC) – Windschitl
• Castle Rock Discussion Group- Rutherford
• Eureka Farmington Planning Group -Baerg
• MUSA Review Committee – Rotty & Ellis
MOTION by Windschitl, second by Ellis to approve committee appointments. APIF
MOTION CARRIED.
2. APPROVAL OF MINUTES
January Minutes will be brought with February Minutes to the March Planning
Commission meeting.
3. PUBLIC HEARINGS
NONE
4. DISCUSSION
4.1 Zoning Amendment request- Barb Ackerman (Pilot Knob Properties, LLC.)-
5465 212th St. W. Planning Manager Wippler presented the request for
consideration of amending Section 10-5-15: MUCI-Mixed Use
Commercial/Industrial District to allow major auto repair as either a permitted or
conditional use or possible rezoning to commercial district. Planning Manager
Wippler did explain that the City may be reviewing in the 2050 Comprehensive Plan
and zoning code this year as well.
Page 7 of 70
Commissioner Windschitl asked if this lot is big enough to accommodate this type of
business. Planning Manager Wippler stated that the property at back would be able
to accommodate based off what he was told. Commissioner Windschitl then asked
about R&L Carriers and Marschall Lines Bus Company doing bus and semi-truck
repairs on their properties. Planning Manager Wippler explained that they do
repairs, but their primary function is to be a trucking company and a bussing garage
not a repair center. Commissioner Windschitl asked to clarify that the Ackerman’s
are looking to change the use for whole corner/property, Planning Manager Wippler
confirmed.
Commissioner Baerg asked if the bus company is zoned industrial. Planning
Manager Wippler did confirm it is.
Commissioner Ellis asked to confirm that the 3 ¼ acres of this property would only
have the road access that exists currently, Planning Manager Wippler stated that is
correct.
Commissioner Rutherford asked why this property was left as MUCI when the R&L
Carriers parcel was amended. Planning Manager Wippler explained that the
developer negotiated to have ability for some commercial uses.
Chair Rotty stated that this is going to be an important road/corner moving forward.
All committee members agreed that this request should be a part of the 2050
Comprehensive Plan review.
4.2 Open Meeting Law – Planning Manager Wippler presented the Minnesota State
Statute pertaining to open meetings for elected and appointed officials including city
councils and all boards and commissions. The open meeting law requires meetings
of public bodies to be generally open to the public.
• Prohibits actions from being taken at a secret meeting where public cannot
be fully informed of the decisions of public bodies or detect improper
influences.
• Ensures the public’s right to be informed.
• Gives the public an opportunity to present its views.
City staff are responsible for ensuring meeting dates, times, and locations are made
public in a timely manner. Planning Commission members are responsible for:
• Avoid gathering in a quorum (3+ members) outside of the regular meeting. If
a quorum is present at a social gathering, please do not discuss, decide, or
receive information on city business.
• There are few exceptions to the open meeting law. The exceptions usually
pertain to city council on a limited number of topics (i.e. labor negotiations)
that permit them to hold a closed meeting.
• Serial discussions between less than a quorum could violate the open
meeting law under certain circumstances. Avoid phone calls, email, text and
social media to discuss city business to avoid having a serial meeting. Have
these discussions during regular meetings.
Page 8 of 70
• Any person who intentionally violates the open meeting law is subject to a
civil penalty up to $300 for a single occurrence. The public body may not pay
the penalty.
5. ADJOURN
MOTION by Baerg, second by Rutherford to adjourn planning commission meeting
at 7:16pm. APIF MOTION CARRIED
Respectfully submitted,
Tony Wippler, Planning Manager
Page 9 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Community Development
Subject: 1. Preliminary Plat and Preliminary Planned Unit Development - Sawyer
Glenn
2. Rezoning of the Sawyer Glenn Development Property from A-1
(Agriculture) to R-2 (Low/Medium Density Residential
3. Comprehensive Plan Amendments from Medium Density Residential to
Low Medium Density Residential, MUSA Staging from 2030/2040 to 2020 and
the Development Staging from 2030-2040 to 2020-2030.
Meeting: Planning Commission - Mar 10 2026
INTRODUCTION:
Lennar, the developer, has submitted applications for preliminary plat, preliminary planned
unit development and rezoning for the Sawyer Glenn development. The proposed
development also requires amendments to the City's 2040 Comprehensive Plan.
The subject property currently consists of four parcels totaling 73.28 acres and is located
near the northwest intersection of CSAH 50 and Flagstaff Avenue and is directly south of
the Farmington High School. The southern half of the site is relatively flat with the elevation
of the site rising towards its northwestern corner. The site contains an agricultural ditch that
runs north and south on the eastern half of the site. The east branch of South Creek runs
through the southern half of the property.
DISCUSSION:
As shown on the preliminary plat (attached), the developer is proposing 215 single-family
lots spread over the 73.28 acres. The gross density for the development is 2.94 dwelling
units per acre and a net density of 4.6 dwelling units per acre. The property is currently
zoned A-1 (Agriculture). The developer is requesting the property be rezoned to R-2
(Low/Medium Density Residential) and be approved as a planned unit development. The
R-2 zone allows for a density range between 3.5 - 6.0 dwelling units per acre. The
preliminary plat also includes 4 outlots (labeled A-D). The outlots consist of a combination
of stormwater facilities, wetland/floodplain, trail corridor and remnant land.
The proposed standards for the development are:
Minimum lot width: 42 feet
Page 10 of 70
Minimum lot depth: 135 feet
Minimum lot area: 5,670 square feet
Front yard setback: 25 feet
Side yard setback (interior): 6 feet
Side yard setback (corner): 20 feet
Rear yard setback: 25 feet
The lot sizes range from 5,670 square feet up to 23,560 square feet in size. The average lot
size within the development is proposed at 7,237 square feet.
Access and Transportation
Access to this development is proposed from three access points - the extension of both
208th and 209th Streets W from the Whispering Fields development located to the east,
along with the extension of 211th Street W along the southern border of Regetta Fields. All
street sections, with the exception of 211th Street W from where it currently terminates at
Flagstone Way in Regetta Fields to just before Fairfield Drive, provide for a 60-foot-wide
right-of-way with 30-foot-wide roadways. 211th Street W provides for a 70-foot-wide right-
of-way and a roadway width of 41 feet before it neckdowns to a 60-foot-wide right-of-way
and 30-foot-wide roadway at Fairfield Drive.
Parks, Trails and Sidewalks
Sidewalks are provided on one side of every road within the development in accordance
with city code.
Trail will be provided from the end of the cul-de-sac (209th Street W) though Outlot A and
a portion of Outlot B. This trail section will connect into the existing trail that was
constructed with the Whispering Fields and Regetta Fields developments. Trial will also be
provided on the south side of 211th Street W and will extend north to the existing trail
located on the west side of the Regetta Fields development.
The developer is showing Outlot D (0.84 acres) as parkland to be dedicated. The Parks
and Recreation Commission has reviewed the preliminary plat and determined not to
accept Outlot D as park dedication due to the location of wetland within the outlot.
Section 11-4-9 (B)2(c) does not allow for park dedication credit for wetlands among other
things. Therefore, the city will be taking cash-in-lieu of parkland dedication with this
development.
Preliminary Planned Unit Development
This development is being proposed as a planned unit development to allow flexibility with
the bulk standards within the R-2 zoning district. The flexibility and or changes being
requested are as follows:
Reducing the minimum lot area to 5,670 square feet (typical minimum is 6,000 sf)
Reducing the minimum lot width to 42 feet (typical minimum is 60 feet)
Page 11 of 70
Increasing the building coverage percentage for lots to 45% (typical maximum is
35%)
Increasing the minimum front setback to 25 feet (typical minimum is 20 feet)
Rezoning
As previously mentioned, the 4 parcels that make up the Sawyer Glenn development are
all currently zoned A-1 (Agriculture). The developer has requested that the parcels be
rezoned to the R-2 (Low/Medium Density Residential) zoning designation. Approval of the
preliminary plat will be conditioned upon the City Council approving the requested
rezoning.
Comprehensive Plan Amendments
Three amendments to the City's 2040 Comprehensive Plan are necessary for the Sawyer
Glenn development as proposed, those amendments are as follows:
As previously mentioned, the development site consists of 4 parcels of land. The
northern 2 parcels are guided Medium Density Residential and the southern 2
parcels 2040 City's the in Residential Medium Low as guided are Density
Comprehensive Plan. The future land use map (attached) must be Amended to
redesignate the northern 2 parcels of the development area from Medium Density
Residential be the with line in would to Residential. Density Medium Low This
proposed rezoning.
The MUSA staging map (attached) will need to be amended. The northern 2 parcels
of the development site are currently shown to received MUSA designation in 2040
and the southern 2 parcels of the development site are currently shown to receive
MUSA designation in 2030. The MUSA staging map will need to be amended to show
all 4 parcels with MUSA designation of 2020.
be the change to amended must The map staging development (attached)
development timeframe for the northern 2 parcels in the development area from
2030-2040 to 2020-2030. The southern 2 parcels are currently shown in the 2020-2030
development timeframe.
Approval of the preliminary plat will be conditioned upon the City Council and ultimately
the plan above-mentioned the comprehensive approval Council Metropolitan of
amendments.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Recommend approval of the Sawyer Glenn preliminary plat, preliminary planned unit
development, the rezoning and comprehensive plan amendments contingent upon
following:
1. The satisfaction of all engineering comments/requirements including construction
Page 12 of 70
plans for grading, stormwater and utilities.
2. City Council approval of the rezoning of the development site from A-1 (Agriculture)
to R-2 (Low/Medium Density Residential).
3. City Council and Metropolitan Council approval of the 2040 Comprehensive Plan
amendments to the Future Land Use guidance, MUSA staging and development
staging for the development area to be known as Sawyer Glenn.
ATTACHMENTS:
2026-03-02 Sawyer Glenn - Prelim
2026-03-02 Sawyer Glenn - Landscape
2040 Future Land Use Map
2040 MUSA Staging Map
2040 Development Staging Map
Page 13 of 70
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PROJECT COORDINATES
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W93° 12' 17.39"
PROJECT NO.
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PRELIMINARY PLAT
SAWYER GLENN
FARMINGTON, MINNESOTA
LENNAR
16355 36TH AVE N SUITE #100, PLYMOUTH, MN 55446
PHONE: 612-590-0531
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GENERAL CONTRACTOR REPRESENTATIVE:TBD - TBD
PROJECT ENGINEER:
CITY ENGINEER:
952-890-6044 (O)JOHN BENDER, P.E. - HILL, INC.
PROJECT CONTACTS
JOHN POWELL, P.E. - CITY OF FARMINGTON
DEVELOPER:STEVE TROSKEY - LENNAR 612-590-0531
651-280-6841
651-757-2859NPDES OFFICER:ELLIE BERGFALK - MPCA
LEGEND
SITE
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 300 600
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
LOCATION MAP
1" = 2000'
INDEX
TITLE SHEET C0.0
EXISTING CONDITIONS C1.0 - C1.4
PRELIMINARY PLAT C2.0 - C2.3
EROSION CONTROL PLAN & NARRATIVE C3.0 - C3.6
GRADING & DRAINAGE PLAN C4.0 - C4.4
TEMPORARY DITCH GRADING C4.5
WETLAND IMPACT PLAN C4.6
FEMA FLOODPLAIN MITIGATION C4.7
UTILITY PLAN - SANITARY SEWER & WATERMAIN PLAN C5.0 - C5.4
UTILITY PLAN - STORM SEWER PLAN C6.0 - C6.4
CONSTRUCTION DETAILS C7.0 - C7.5
TREE PRESERVATION PLAN C8.0 - C8.3
EXISTING TELEPHONE BOX
EXISTING ELECTRIC TRANSFORMER BOX
EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
EXISTING SIGN
E
EXISTING OVERHEAD POWEROHPOHPOHP
EXISTING OVERHEAD UTILITYOHUOHUOHU
T
TV
PROPOSED CONTOUR923
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
PROPOSED DITCH CHECK - POST
GRADING/UTILITY CONSTRUCTION
PROPOSED SILT FENCEooooooooooooooooooooooooooooooooooooo
PROPOSED SILT FENCE POST CONSTRUCTION
PROPOSED WIMCO OR EQUAL
POST STORM SEWER CONSTRUCTION
PROPOSED YARD CB INLET PROTECTION POST
STORM SEWER CONSTRUCTION
PROPOSED TEMPORARY ROCK
CONSTRUCTION ENTRANCE
PROPOSED MNDOT "MESIC INSLOPE" SEED MIX
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED CURB & GUTTER
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED RETAINING WALL
PROPOSED EROSION CONTROL BLANKET
PROPOSED MNDOT "WET DITCH" SEED MIX
EOF PROPOSED EMERGENCY OVERFLOW
ooooooooooooooooooooooooooooooooooooo
PROPOSED GRADING LIMITS
PROPOSED SILT FENCE HEAVY DUTYllllllllllllllllllllllllllllllllllll
PROPOSED AQUATIC BENCH
PROPOSED TURF REINFORCEMENT MAT (TRM)
PROPOSED WETLAND FILL
PROPOSED WETLAND BUFFER WB
F WB
F
PROPOSED POND MAINTENANCE ACCESS
Pa
g
e
1
4
o
f
7
0
95
0
960
970
980
950
95
0
950
950
960
960
960
960
960
96
0
960
960
960
960
960
96
0
96
0
96
0
9
6
0
970
970
97
0
98
0
952
95
2
952
952
9
5
4
954
954
954
954
954
954
9
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4
954 954
954
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9
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4
9
5
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9
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4
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6
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6
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6
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6
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8
958
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962
96
2
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6
2
964
964
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966
966
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6
6
968
968
9
6
8
9
7
2
972
972
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9
7
2
9
7
2
972
97
2
9
7
4
974
974
974
97
6
9
7
6
97
8
944
946
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950952
950
950
950
950
950
9
5
0
95
0
950
950
950
950
9
5
0
9
5
0
950
950
944
944
944
94
4
944
94
4
944
94
4
94
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94
4
94
4
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9
4
4
94
6
946
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94
8
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0
94
2
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940
940940
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94
0
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94
0
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942
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0
9
4
0
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940 940
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940
940
940
940
9
4
0
936
936
936
936
936
9
3
6
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936
936
93
6
936
9
3
6
936
93
6
9
3
6
93
6
936
9
3
6
936
936
93
6
936
936
938
938
93
8
938
938
938
938
938
938
9
3
8
938
938
9
3
8
938
938
9
3
8
938
93
8
938
93
8
93
8
93
8
938
9
3
8
93
8 93
8
93
8
942
942
942
94
2
942
94
2
942
94
6
94
0
942
94
2
942
942
942
942
942
94
2
94
2
9
4
2
94
2
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94
2
942
9
3
4
9
3
6
934
9
3
4
934934
9
3
4
93
4
9
3
4
934
934
934 934 934
934 934
9
3
4
9
3
4
934
93
4
934
934
934
9
3
4
934
932
93
2
932
930
930
92
8
93
0
93
2
93
4
93
6
936
93
8
9
3
6
954
948
9
4
8
948
93
6
932
9
3
2
9
3
2
9
3
0
9
3
2
932
9
3
2
934
934
932
934
9
3
4
9
3
6
932
9
3
2
934
93
2
93
2
9
3
2
9
3
2
9
3
2
93
2
92
2
92
4
92
6
92
8
93
0
93
2
93
2
934
934
9
3
6
94
0
93
2
93
2
92
2
92
4
92
6
OH
U
OH
U
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X
X
X
X
X
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
I I
I I I
I
I
I I
I
>>
>
>
>
>
>
>
>
>
>>>
>
>
>
>
TV
S
S
TV
T
V
TVTV
TV
D
S
D
D
D
D
EOF
938.7
EOF
938.7
EOF
933.6
G
G
G
G G G G G G G G G G G G G G G
ST-9
GW 922.5
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
ST-7
GW 927.4
ST-8
GW 928.5
ST-10
GW 929.0
ST-11
GW 928.1
ST-12
GW 925.3
D
SS
XXXXXX
X
X
X
X
X
X
FE
M
A
Z
O
N
E
A
E
RE
G
U
L
A
T
O
R
Y
FL
O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
BM #1
TNH=942.29
BM #2
TNH=949.18
EOF
932.9
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
BU
R
N
S
V
I
L
L
E
,
M
N
5
5
3
0
6
PH
O
N
E
:
9
5
2
-
8
9
0
-
6
0
4
4
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N
N
A
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R
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3
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5
3
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I
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E
#
1
0
0
P
L
Y
M
O
U
N
T
H
,
M
N
5
5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
3
3
2
\
P
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E
-
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N
S
\
2
4
3
3
2
E
X
C
.
d
w
g
-
3
/
0
2
/
2
0
2
6
0
8
:
1
9
A
M
24332 EXC
C1.0
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
LEGEND
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 150 300
EXISTING TELEPHONE BOX
EXISTING ELECTRIC TRANSFORMER BOX
EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
EXISTING SIGN
E
EXISTING OVERHEAD POWEROHPOHPOHP
EXISTING OVERHEAD UTILITYOHUOHUOHU
T
TV
NOTES:
1.THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS ON THE PLANS WERE
PROVIDED BY HILL, INC. ON 10/28/2025. THE DEGREE OF ACCURACY OF THE
EXISTING CONTOURS SHOWN ON THE PLAN IS EQUAL TO ± ONE HALF THE
CONTOUR INTERVAL.
2.FEMA FLOOD DATA EXPORTED ON 12/01/2025.
3.TREE DATA PROVIDED BY MIDWEST NATURAL RESOURCES, INC. ON 12/05/2025.
4.WETLANDS PER KJOLHAUG ENVIRONMENTAL DELINEATION (PENDING APPROVAL).
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
Pa
g
e
1
5
o
f
7
0
95
0
960
970
980
950
950
960
960
970
952
952
9
5
4
954
954
9
5
4
956
956
956
958
958
962
964
966
968
9
7
2
9
7
4
97
6
97
8
944
946
948
950
952
950
950
950
950
94
4
944
94
4
944
94
6
946 946
94
8
948
948
952
952
952
94
2
940
940
940
942
93
6
9
3
6
938
9
3
8
938
942
94
2
942
94
6
94
0
93
8
954
948
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
I I
I I
>
>
>
>
>
>
>
>
>
>
>
>
>>>>>>>>>>>
>
>
>
>
>
>
>
>
>
>
TV
S
>>
S
TV
T
V
D
D
D
D
EOF
938.7
I
>>
19" BOX ELDER12" ELM21" ELM21" ELM12" ELM
12" ELM
12" ELM
13" MULBERRY
13" BOX ELDER
8,7,6" SOFT MAPLE
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
D
EX CBMH
RE 943.28
IE 939.74 (12" N)
IE 939.69 (15" S)
EX CBMH
RE 943.36
IE 938.93 (15" N)
IE 939.35 (12" E)
IE 938.90 (18" S)
EX CBMH
RE 940.57
IE 937.00 (18" N)
IE 937.42 (12" E)
IE 936.68 (24" S)
EX CBMH
RE 940.43
IE 936.30 (24" N)
IE 936.20 (27" S)
EX CBMH
RE 940.58
IE 936.09 (27" N)
IE 937.03 (12" E)
IE 935.90 (30" S)
SUMP 932.75
EX CBMH
RE 939.59
IE 935.67 (30" N)
IE 935.67 (30" S)
EX FES
IE 935.64 (30")
EX CBMH
RE 943.34
IE 940.46 (12" E)
IE 940.46 (12" S)
EX FES
IE 942.75
EX STM 123 (54" ID)
RE 954.00
IE 945.81 (30" W)
IE 945.81 (30" E)
EX STM 124 (54" ID)
RE 957.00
IE 947.84 (30" N)
IE 947.83 (30" E)
OCS 1
RE 948.86
IE 948.00 (8" S)
SUMP 945.00
OCS 1A
RE 950.42
IE 947.50 (8" N)
IE 945.00 (18" S)
EX STM 122 (72" ID)
RE 949.55
IE 944.05 (18" NE)
IE 943.00 (30" W)
IE 943.00 (33" S)
SUMP 940.70
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
BU
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N
S
V
I
L
L
E
,
M
N
5
5
3
0
6
PH
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:
9
5
2
-
8
9
0
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6
0
4
4
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P
L
Y
M
O
U
N
T
H
,
M
N
5
5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
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0
2
6
0
8
:
1
9
A
M
24332 EXC
C1.1
EX
I
S
T
I
N
G
C
O
N
D
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T
I
O
N
S
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
1
6
o
f
7
0
950
944
94
6
94
8
936
938
94
0
94
2
940
936
93
6
93
6
936
9
3
6
938
938
93
8
938
93
8
9
3
4
9
3
6
934
93
4
934
934
934
9
3
4
934
932
93
2
92
8
93
8
93
6
932
9
3
2
934
9
3
2
934
93
2
93
2
9
3
2
92
2
92
4
92
6
92
8
93
0
93
2
934
934
9
3
6
94
0
92
2
92
4
9
2
6
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
I I I I
I
I
>
>
>
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V
TVTV
D
S
EOF
938.7
8,7,6" SOFT MAPLE
20" BOX ELDER
25" BOX ELDER
8,7,6,5" BOX ELDER
12" BOX ELDER
12" BOX ELDER
13,10,9" BOX ELDER
12" BOX ELDER
12" BOX ELDER
12" BOX ELDER
16" BOX ELDER
12" BOX ELDER
ST-9
GW 922.5
ST-4
ST-7
GW 927.4
ST-8
GW 928.5
ST-11
GW 928.1
ST-12
GW 925.3
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FE
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A
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O
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E
A
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Y
FL
O
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D
W
A
Y
EX SSMH
RE 935.44
IE 920.63 (W)
IE 920.53 (SE)
BLD 14.46'
10" PVC PLUG
IE 921.37
10" PVC
8" PVC C-900
EOF
932.9
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
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N
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,
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5
5
3
0
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P
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4
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6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
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c
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2
4
3
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2
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2
0
2
6
0
8
:
1
9
A
M
24332 EXC
C1.2
EX
I
S
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I
N
G
C
O
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T
I
O
N
S
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
1
7
o
f
7
0
940
94
0
9
3
6
936
936
936
93
6
9
3
6
938
938
9
3
4
934
934
934
93
4
93
2
932
930
930
92
8
93
0
93
2
93
4
93
2
9
3
2
9
3
2
9
3
0
9
3
2
932
9
3
2
934
934
9
3
2
93
2
93
2
9
3
2
9
3
2
9
3
2
93
2
92
4
92
6
92
8
93
0
93
2
93
2
93
2
93
2
92
2
92
4
92
6
OH
U
OH
U
OH
U
OH
U
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U
OH
U
OH
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X X X
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
>>
>
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>
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>
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TV
EOF
933.6
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
X
X
X
X
X
X
X
X
FE
M
A
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O
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E
A
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G
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A
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O
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FL
O
O
D
W
A
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FE
M
A
ZO
N
E
A
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FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
EX FES
IE 930.14 (21")
EX FES
IE 930.21 (21")
EX OCS
RE HIGH 933.59
RE LOW 932.86
IE 930.69 (21" W)
EX FES
IE 927.27 (30")
EX FES
IE 926.93 (30")
EX FES
IE 926.99 (30")EX FES
IE 926.89 (30")
EX OCS
RE HIGH 933.25
RE LOW 932.76
IE 930.39 (21" W)
EX FES
IE 927.00 (84")
EX FES
IE 926.82 (84")
EX FES BOX
(5' H x 8' W)
IE 926.57
EX FES BOX
(5' H x 8' W)
IE 926.48
EX FES BOX
(5' H x 8' W)
IE 926.24
EX FES BOX
(5' H x 8' W)
IE 926.34
EX WATER LEVEL ±930.4
(10/28/25)
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
BU
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L
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,
M
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5
5
3
0
6
PH
O
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5
2
-
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9
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0
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P
L
Y
M
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T
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,
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4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
3
3
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d
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3
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2
0
2
6
0
8
:
1
9
A
M
24332 EXC
C1.3
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100
50' MN BUFFER LAW BUFFER FROM OHW
100' VRWJPO PRINCIPAL CONNECTOR BUFFER FROM OHW
50' MN BUFFER LAW BUFFER FROM OHW
100' VRWJPO PRINCIPAL CONNECTOR BUFFER FROM OHW
Pa
g
e
1
8
o
f
7
0
944
94
4
940
940
940
940
940
940
940
9
4
0
9
3
6
936
936
93
6
936
936
93
8
93
8
938
9
3
8
93
8
93
8
93
8
942
94
2
94
2
9
4
2
94
2
942
94
2
934
934
934
934
9
3
4
9
3
4
934
93
4
92
8
93
0
93
2
93
4
92
2
92
4
92
6
OHU
OHU
OHU
OHU
I I I I I I I I
I
I
I
G G G G G G
SS
>
>
>
X
X
XXXXXXXXXXXXXXXX
X
X
X
X
X
X
X
X
XXXXX
FEMA ZONE A
EX SSMH
RE 940.96
IE 918.69 (W)
IE 917.94 (E)
EX SSMH
RE 942.30
IE 916.15 (W)
IE 916.05 (S)
8" PVC PLUG
IE 916.01
8" PVC PLUG
IE 918.99
8" PVC SDR 268" PVC SDR 26
8" PVC C-900
BM #1
TNH=942.29
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
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M
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5
5
3
0
6
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5
2
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CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
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3
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2
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1
9
A
M
24332 EXC
C1.4
EX
I
S
T
I
N
G
C
O
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D
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T
I
O
N
S
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
1
9
o
f
7
0
The West 889.80 feet of the Southwest Quarter of the Southeast Quarter of Section 27, Township 114,
Range 20, Dakota County, Minnesota.
And
That part of the Northwest Quarter of the Northeast Quarter of Section 34, Township 114, Range 20,
Dakota County, Minnesota, described as follows:
Beginning at the northwest corner of said Northwest Quarter of the Northeast Quarter; thence
South (assumed bearing) along the West line thereof 1062.04 feet; thence South 83 degrees 15
minutes 00 seconds East 895.96 feet; thence on a bearing of North 1181.34 feet to the North line of
said Northwest Quarter of the Northeast Quarter; thence South 89 degrees 05 minutes 57 seconds
West along said North line 889.86 feet to the point of beginning.
And
All that part of the Southwest Quarter of the Southeast Quarter (SW1/4 of SE1/4) of Section
Twenty-seven (27) Township One Hundred Fourteen (114) North, Range Twenty (20) West, Dakota
County, Minnesota, according to the government survey thereof, ling East of the West 889.80 feet
thereof.
And
All the part of the Northwest Quarter of the Northeast Quarter (NW1/4 of NE1/4) of Section
Thirty-four (34), Township One Hundred Fourteen (114) North, Range Twenty (20) West, Dakota
County, Minnesota, except that portion thereof lying South of the Southerly right-of-way of State
Trunk Highway No. 50 and Further Excepting therefrom that portion of said Northwest Quarter of the
Northeast Quarter described as follows:
Beginning at the Northwest corner of said Northwest Quarter of the Northeast Quarter; thence
South (assumed bearing) along the West line thereof 1062.04 feet; thence South 83 degrees 15
minutes 00 seconds East 895.96 feet; thence on a bearing of North 1181.34 feet to the North line of
said Northwest Quarter of the Northeast Quarter; thence South 89 degrees 05 minutes 57 seconds
West along said North line 889.86 feet to the point of beginning, Except that part platted as
"Regetta Fields".
PROPERTY DESCRIPTION
PROJECT NO.
24332-00
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
29
9
9
W
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S
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.
R
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4
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ZONING INFORMATION
A-1 (AGRICULTURE)CURRENT ZONING:
PROPOSED ZONING: R-2 (LOW/MEDIUM DENSITY RESIDENTIAL)
LOTS
GROSS DENSITY
(TOTAL UNITS/GROSS AREA)
LOTS
R.O.W.
EXISTING ROADS (C.S.A.H. NO. 50)
SUBDIVISION ROADS
OUTLOTS
OPEN SPACE (OUTLOTS A-C)
PARK (OUTLOT D)
TOTAL
215 LOTS
2.94 D.U./ACRE
35.72 ACRES
16.36 ACRES
(5.43 ACRES)
(10.93 ACRES)
21.20 ACRES
(20.36 ACRES)
(0.84 ACRES)
73.28 ACRES
MINIMUM SETBACKS PROVIDED
FRONT
SIDE (HOUSE & GARAGE)
SIDE (STREET)
REAR
25 FEET
6 FEET
20 FEET
25 FEET
LOT DATA
NO. OF LOTS
SMALLEST LOT SIZE
LARGEST LOT SIZE
AVERAGE LOT SIZE
215 LOTS
5,670 S.F.
23,560 S.F.
7,237 S.F.
SITE DATA
GROSS AREA 73.28 ACRES
MINIMUM LOT REQUIREMENTS PROVIDED
LOT SIZE
LOT WIDTH
LOT DEPTH
5670 S.F.
42 FEET
135 FEET
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CAD FILE
12/23/2025
DATE
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OH
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>>>
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TV
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EOF
938.7
EOF
938.7
EOF
933.6
G
G
G
G G G G G G G G G G G G G G G
ST-9
GW 922.5
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
ST-7
GW 927.4
ST-8
GW 928.5
ST-10
GW 929.0
ST-11
GW 928.1
ST-12
GW 925.3
W
B
F
W
B
F
WBF
WB
F
WB
F
WB
F
WB
F
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F
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WB
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WBF
D
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A
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FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
BM #1
TNH=942.29
BM #2
TNH=949.18
EOF
932.9
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15
16
26
27
28
29
30
31
32
33
34 35 36 37 38 39 40 41 42 43 44 45 46 47 48
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 28 29 30 31
32
33
34
35
36
37
38
39
40 41
42
53
52
OUTLOT B
OUTLOT A
OUTLOT D
OUTLOT C
OU
T
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B
1
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6
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21
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POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
POND 3P
BTM 923.0
OLE 933.0
HWL 934.5
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
POND 4P
HWL 931.0
B-B HWL 933.2
lllllllllllllllllllllllllllllllllllllllll
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
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EXISTING TREELINE/TREES
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EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
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EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
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EXISTING OVERHEAD UTILITYOHUOHUOHU
T
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PROPOSED CONTOUR923
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
PROPOSED DITCH CHECK - POST
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PROPOSED SILT FENCEooooooooooooooooooooooooooooooooooooo
PROPOSED SILT FENCE POST CONSTRUCTION
PROPOSED WIMCO OR EQUAL
POST STORM SEWER CONSTRUCTION
PROPOSED YARD CB INLET PROTECTION POST
STORM SEWER CONSTRUCTION
PROPOSED TEMPORARY ROCK
CONSTRUCTION ENTRANCE
PROPOSED MNDOT "MESIC INSLOPE" SEED MIX
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED CURB & GUTTER
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED RETAINING WALL
PROPOSED EROSION CONTROL BLANKET
PROPOSED MNDOT "WET DITCH" SEED MIX
EOF PROPOSED EMERGENCY OVERFLOW
ooooooooooooooooooooooooooooooooooooo
PROPOSED GRADING LIMITS
PROPOSED SILT FENCE HEAVY DUTYllllllllllllllllllllllllllllllllllll
PROPOSED AQUATIC BENCH
PROPOSED TURF REINFORCEMENT MAT (TRM)
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
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938.7
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ST-1 ST-2
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953.5S
LFE 954.0953.5
953.1S
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952.8S
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952.5S
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949.7S
LFE 950.2949.7
948.3S
LFE 948.8948.3
946.8S
LFE 947.3946.8
945.3S
LFE 945.8945.3
944.3S
LFE 944.8944.3
944.0S
LFE 944.5
944.0
943.7S
LFE 944.2
943.7
943.5S
LFE 944.0943.5
943.2S
LFE 943.7
943.2
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941.1
940.7
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940.4
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4
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4
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943.6 5+00.00
90' VC
(941.82)
941.85
HP
38+51.21
953.69
LP
47+07.00
942.10
34+00.00
200' VC
(950.69)
950.25
38+50.00
200' VC
(954.06)
953.69
44+00.00
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(950.04)
949.34
46+42.00
200' VC
(941.48)
942.55
LP
13+70.00
940.03
LP
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HP
12+15.00
940.80
12+15.00
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(940.96)
940.80
13+70.00
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(939.88)
940.03
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HP
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944.81
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955.1
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5
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9
5
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6
95
5
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0.75%
0.7
5
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0.
7
5
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3.54%
2.
5
0
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0.
7
0
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7
0
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7
5
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0.85%0.60%
939.8
EOF
940.5
EOF
943.7
EOF
944.7
942.3
953.5
953.2
952.8
952.5
952.2
951.9
951.5
951.0
950.4
949.6
948.6
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5
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940.3
939.2
939.3
939.1
938
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5
941.4
941.1
939.8
943.0
EOF
942.1
EOF
941.3
EOF
948.1EOF
952.2EOF
953.5
943.9944.4
943.5943.5944.0944.9946.5947.6948.5949.4950.5
951.4950.0951.0951.9952.8951.2952.1953.0953.9954.7955.2
955.5
EOF
956.6
955.5
EOF
956.5
956.1
956
.
0
96
9
.
9
95
5
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6
96
7
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2
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4
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953.4
952.5
951.6
953.1
952.3
951.4
950.5
951.7
950.9
950.0
949.7
948.7
947.5
946.3
EOF
953.8
EOF
952.5
EOF
951.3
EOF
948.0 EOF
940.5
94
5
.
6
9
94
8
.
1
9
95
0
.
2
5
95
1
.
4
4
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2
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9
4
953
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5
9
953.60
952.96 952.23 951.50 950.77 949.34 946.50 943.33 942.10 942.67
943.42
EOF
942.4
EOF
941.0
EOF
939.8
EOF
941.9
EOF
946.3
EOF
946.7
EOF
946.1
940.9
EOF
941.9EOF
944.3
EOF
942.7EOF
945.4
942.3
941.3
940.3
941.6
940.3
945.6 944.7 943.2 944.6
94
6
.
9
EOF
945.5
950.5950.5 94
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1
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5
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1
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1
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7
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6
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951.8945.2 944.5950.1 943.6949.0 942.5946.6 941.5942.5
EOF
956.1
944.3 944.0
2+15.00
90' VC
(939.82)
939.97
9+00.00
90' VC
(944.97)
944.81
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956.5
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
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939.0
EOF
940.0
EOF
938.8
EOF
939.7
948.6
947.4
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945.2
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943.6
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948.0
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943.9
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940.3
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940.1
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941.1
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EOF
942.1
EOF
940.9
940.2 939.4
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EOF
940.4
POND 2P
BTM 920.5
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BTM 923.0
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HWL 934.5
EOF
936.5
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940.5
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EOF
932.9
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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3
2
9
3
2
93
2
92
4
92
6
92
8
93
0
93
2
93
2
93
2
93
2
92
2
92
4
92
6
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
X X X
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
>>
>
>
>
>
>
>
>
>
>
>
>
>
>
TV
EOF
933.6
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
WBF
W
B
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
X
X
X
X
X
X
X
X
FE
M
A
Z
O
N
E
A
E
RE
G
U
L
A
T
O
R
Y
FL
O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
131415
16
17
18
19
20
21
22
23
24
1
2
0+
0
0
7
8
9
7
8
9
10
10
11
12
OUTLOT B
OUTLOT C
6
7
21
1
T
H
S
T
FA
I
R
F
I
E
L
D
D
R
FEN
W
A
Y
L
N
>>>>>>>
>
>
>
>
>
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>
>
>
>
>
>
>
>
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>
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2
.
6
S
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4
3
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6
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9
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1
94
2
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6
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6
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E
9
4
3
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94
2
.
6
94
2
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3
S
LF
E
9
4
2
.
8
94
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.
3
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9
4
2
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4
94
1
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9
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3
.
0
S
LF
E
9
4
3
.
5
94
3
.
4
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E
9
4
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94
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3
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8
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4
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2
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9
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.
7
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7
S
94
1
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3
94
0
.
7
94
0
.
4
939
.
9
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.
5
939
.
1
940.4
940.8
941.1
940.4
940.8
941.2
94
1
.
8
94
1
.
6
HP
18+60.00
942.37
LP
24+25.00
938.47
LP
13+15.58
938.68
13+00.00
150' VC
(938.34)
938.69
18+60.00
90' VC
(942.54)
942.37
(938.30)
938.47
0.
7
5
%
0.75%
0.
7
5
%
0.
7
5
%
1.14%
EOF
938.8
94
2
.
6
94
0
.
6
93
7
.
0
93
7
.
0
937
.
0
937
.
0
940.4
941.3
0.7
2
%
938.7
938.7
938.7
938.7
938.7
939.48
938.69
939.09
939.84
940.59
941.
3
4
9
4
2
.
0
9
94
2
.
2
4
941.4
9
940.7
4
939.9
9
939
.
2
4
93
8
.
5
2
936.0
936.0
935.7935.7
939.1
935.7
939.5
935.0
939.9
935.8
934.0
934.0
POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
929.3
G
G
G
G
G
G
G
GG
G
G
94
1
.
6
0
94
0
.
7
1
93
9
.
9
9
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
7.9
%
8.1
%
7.8
%
7.9
%
5.2%
6.5%
7.9%
8.3%
6.9%
7.0%
7.2%
94
1
.
2
94
1
.
7
94
2
.
0
942.9
942.5
942.1
942.1
941.8
941.
4
EOF
938.2
938.7
EOF
938.2
940
940
942
9
4
2
932
934
936
938
940
922
924
926
928
930
938.7
93
4
93
6
93
8
93
2
93
4
93
6
93
8
92
2
92
4
92
6
92
8
93
0
930
932
930932934
93
0
93
2
930 932
93
0
93
2
930932
93
0
93
2
93
0
93
2
934
936
938
932
934
936
938
93
0
93
2
93
4
930
93
2
93
4
92
4
92
6
92
8
93
0
92
2
92
4
92
2
92
4
92
6
92
8
93
0
93
2
93
4
93
6
938
934
936
938
94
0
94
0
942
942
94
2
94
2
94
2
934
9
3
4
9
3
6
93
8
940
9
4
2
94
2
94
0
93
8
EOF
938.9
EOF
938.6
EOF
933.6
934.6
934.6
934.6
934.6
934.5
934.6
POND 4P
HWL 931.0
B-B HWL 933.2
DUAL CULVERTS
SERVE AS EOF 929.3
936
938
932
940
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oooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooo
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ooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooo oooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooo
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
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.
2025-12-30 REV WETLAND BUFFER
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C3.3
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100
ER
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&
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6
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93
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X
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FEMA ZONE A
BM #1
TNH=942.29
1234567891011121314
0+00
211TH ST
>>>>>>>>>>>>>>>>>>>
HP
8+95.64
942.36
LP
13+15.58
938.68
LP
4+32.87
940.27
4+00.00
150' VC
(940.00)
940.33
9+25.00
150' VC
(942.62)
942.32
13+00.00
150' VC
(938.34)
938.69
0.75%
0.50%1.14%0.50%
1.14%
1.28%
940.33940.50941.00941.50942.00942.36941.77940.62
939.48
938.69
939.09
938.6
938.5
938.7
938.1
939.1
937.6
939.4
936.6
939.7
936.6
939.6
935.7
939.0
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939.1
935.7
939.5
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940
940
940 942942
934
936
938
940
942940
938
EOF
938.9
EOF
938.6
oooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooo
oooooooooooooooooo
o
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
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S
T
C
.
R
.
4
2
,
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U
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24332 ERD
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SITE
1-MILE RADIUS
USGS MAP
1" = 2000'
USDA SOIL MAP
1" = 400'
ESTIMATED EROSION AND SEDIMENT CONTROL QUANTITIES
CONSTRUCTION ROCK ENTRANCE EA 1
STANDARD DUTY SILT FENCE LF 10,600
HEAVY DUTY SILT FENCE LF 3,800
MNDOT SEED MIX MESIC INSLOPE (GENERAL MIX)AC 43.0
MNDOT SEED MIX WET DITCH (STORMWATER BASIN)AC 4.5
MNDOT SEED MIX WINTER WHEAT (TEMPORARY CROP COVER)AC 21.5
REAR YARD INLET PROTECTION EA 39
WIMCO OR APPROVED EQUAL INLET PROTECTION EA 67
DITCH CHECKS - MASS GRADING EA 28
DITCH CHECKS - TEMPORARY DITCH GRADING EA 35
EROSION CONTROL BLANKET - MASS GRADING SY 9,800
EROSION CONTROL BLANKET - TEMPORARY DITCH GRADING SY 18,700
TURF REINFORCEMENT MAT (TRM)SY 300
SAWYER GLENN - FARMINGTON, MINNESOTA
These plans shall be considered part of the project Storm Water Pollution Prevention Plan
(SWPPP.) A copy of the SWPPP shall remain on site throughout active construction.
PROJECT SUMMARY
SAWYER GLENN is a single-family residential development project. The project includes
construction of building pads, streets, utilities and stormwater management basins.
TYPE OF PROJECT: Platting and development of 215 Single-family Residential Lots
TYPE OF WORK: Clearing and grubbing, demolition of existing houses, mass grading, utility and
street construction and installation of phone, communication, gas and electric utilities.
TOTAL SITE AREA:73.3 AC OR
67.8 AC EXCLUDING LAKEVILLE BLVD R/W
TOTAL DISTURBED AREA:63.9 AC (INCLUDING 3.0 AC OFFSITE)
EXISTING IMPERVIOUS AREA:0.0 AC
PROPOSED (DESIGN) IMPERVIOUS AREA:30.0 AC
IMPAIRED WATERS: There are impaired or special waters within a 1-mile radius of the site. An
unnamed Creek has an EPA-approved impairment for: Benthic macroinvertebrates
bioassessments; Dissolved oxygen; Fecal coliform; Fish bioassessments; Total suspended solids
(TSS).
UNNAMED CREEK 0.46 MI
These impairment(s) are considered to be construction related parameters and require the
additional best management practices (BMPs) found in items 23.9 and 23.10 of the permit if the
project has a discharge point on the project within 1 mile (aerial radius measurement) of, and
flows to the impaired stream.
23.9:
Permittees must immediately initiate stabilization of exposed soil areas, as described in item 8.4,
and complete the stabilization within seven (7) calendar days after the construction activity in
that portion of the site temporarily or permanently ceases.
23.10:
Permittees must provide a temporary sediment basin as described in Section 14 for common
drainage locations that serve an area with five (5) or more acres disturbed at one time.
TROUT STREAMS & TRIBUTARIES: There are trout steams and/or tributaries within a 1-mile
radius of the site.
TROUT STREAM:
M-049-012 0.46 MI
TROUT STREAM TRIBUTARIES:
M-049-012-002 0.15 MI
M-049-012-002-001 0.41 MI
M-049-012-000.5 0.68 MI
M-049-012-003 0.93 MI
M-049-012 0.93 MI
M-049-012-001 0.95 MI
Projects discharging to trout streams must incorporate the additional best management
practices (BMPs) found in items 23.9, 23.10, 23.11 and 23.12 of the permit if the project has a
discharge point on the project within 1 mile (aerial radius measurement) of, and flows to the trout
stream.
23.9:
Permittees must immediately initiate stabilization of exposed soil areas, as described in item 8.4,
and complete the stabilization within seven (7) calendar days after the construction activity in
that portion of the site temporarily or permanently ceases.
23.10:
Permittees must provide a temporary sediment basin as described in Section 14 for common
drainage locations that serve an area with five (5) or more acres disturbed at one time.
23.11:
Permittees must include an undisturbed buffer zone of not less than 100 linear feet from a special
water (not including tributaries) and must maintain this buffer zone at all times, both during
construction and as a permanent feature post construction, except where a water crossing or
other encroachment is necessary to complete the project. Permittees must fully document the
circumstance and reasons the buffer encroachment is necessary in the SWPPP and include
restoration activities. This permit allows replacement of existing impervious surface within the
buffer. Permittees must minimize all potential water quality, scenic and other environmental
impacts of these exceptions by the use of additional or redundant BMPs and must document this
in the SWPPP for the project.
23.12:
Permittees must design the permanent stormwater treatment system so the discharge from the
project minimizes any increase in the temperature of trout streams resulting from the one (1) and
two (2) year 24-hour precipitation events.
A mandatory Stormwater Pollution Prevention Plan (SWPPP) review is required by the MPCA if
the project will disturb over 50 acres and has a discharge point on the project within 1 mile (aerial
radius measurement) of, and flows to the impaired water. Owners must submit the application
for coverage and the SWPPP at least 30-days before the construction start date. The SWPPP
can be attached electronically when using the online application.
ENVIRONMENTAL REVIEW
No environmental reviews were performed for the site, nor were any required by the City of
FARMINGTON or for other agency approvals.
CONSTRUCTION PHASING
Mass grading will be one phase. Site grading and demolition may occur simultaneously. Mass
grading is anticipated to take 3-4 weeks, which will include the construction of the stormwater
basins. Utility installation will immediately follow grading. Upon completion of utilities, street
construction will take place. Final construction work prior to home construction includes
installation of phone, cable, gas and electric utilities, as well as retaining wall construction.
PERMANENT STORMWATER TREATMENT SYSTEMS
Three stormwater basins will provide treatment. Pond 1 will be located south of the proposed
lots along the north side of the west-east ditch. Pond 2 will be located east of Pond 1 and Pond 3
will be northeast of Pond 2. Due to shallow groundwater, each basin will be a wet pond with
storage meeting NURP standards. A skimming outlet control structure (OCS) with an orifice will
be installed in each pond to provide rate control. Pond 3 will drain to Pond 2 and Pond 2 will
drain to the southern remnant of the north-south ditch. Pond 1 will discharge to the west-east
ditch.
MPCA STORMWATER PERMIT - RESPONSIBILITY
LENNAR is the Owner for the development. The owner will apply for the Stormwater Permit and
shall remain responsible for implementation of the SWPPP until final stabilization and filing of the
N.O.T. or Subdivision Registration Form. Residential sites are required to file a Subdivision
Registration Form through the MPCA for ownership changes. Prior to terminating permit
coverage for a single residential lot or lots, temporary erosion protection and downgradient
perimeter controls shoule be established and an MPCA Homeowner Fact Sheet should be
distributed.
OWNER:
STEVE TROSKEY - LENNAR - 612-590-0531
PERMITTEE:
TBD - TBD - %%
OPERATOR(S):
Name - Name - XXX-XXX-XXXX
ENGINEER:
JOHN BENDER, PE, Proj. Mgr - Hill, Inc. - 952-890-6044
LGU CONTACT:
JOHN POWELL, P.E. - CITY OF FARMINGTON - 651-280-6841
MPCA COMPLIANCE:
ELLIE BERGFALK - MPCA - 651-757-2859
The Contractor shall follow the implementation sequence as described on these plans.
Amendments shall be made as site conditions change. Amendments shall be reviewed by the
engineer.
IMPLEMENTATION OF THE SWPPP
The GENERAL CONTRACTOR (GC) or their subcontractor is responsible for implementation of
the SWPPP. Contractor has or will provide trained personnel responsible for inspection of
erosion and sediment control BMPs. Either the Contractor or their subcontractor will provide
trained personnel responsible for installing and maintaining erosion and sediment control BMPs.
Long term operation and maintenance of the permanent stormwater management system will
the responsibility of City of FARMINGTON.
DOCUMENTATION OF TRAINED INDIVIDUALS
Prior to start of construction, GC and/or their subcontractors shall ensure they have proper
documentation for all individuals involved in implementing the SWPPP, as well as all involved
individuals as described in section 21 of the General Stormwater Permit.
SWPPP Design: JOHN BENDER, PE, training by University of Minnesota “Design of Construction
SWPPP, 6/1/2024-5/31/2027. Instructor: John Chapman (Online).
SWPPP Contact for Contractor: Name - XXX-XXX-XXXX
Alternate SWPPP Contact for Contractor: Name - XXX-XXX-XXXX
REQUIREMENTS FOR NOTICE OF TERMINATION (NOT)
Before submitting the NOT to the MPCA, the permittee must meet the following requirements:
1.All construction activity associated with the project must be completed.
2.All pervious surfaces must be stabilized with permanent vegetative cover having a growth
density of 70% of the expected full growth density (unless a specific area of the site
specifies no vegetation) and it must be uniform.
3.The stormwater treatment system (basins, pipes, structures, ditches, swales, etc.) is
cleaned, removing all accumulation of sediment and debris.
4.All synthetic erosion and sediment prevention BMPs have removed.
RECORD RETENTION
During construction, the Contractor must retain a copy of the SWPPP and any amendments
thereto on site at all times (or on the portion of the site for which the Contractor has control.)
The SWPPP may be kept in a designated repository, in the construction field office or in an
on-site vehicle during normal working hours. Copies of all maintenance records, inspection
reports shall also be retained on site with the SWPPP.
Upon completion of all construction and submittal of the NOT, the Owner shall retain the
SWPPP documents for no less than three years, including the final SWPPP, other stormwater
related permits, inspection and maintenance records, SWMP operational and maintenance
agreements, and any other documents or binding agreements that relate to the operation and
maintenance of the SWMP.
GC and/or their subcontractors shall ensure they have proper documentation for all individuals
involved.
POTENTIAL FOR EROSION AND DISCHARGE OF SEDIMENT
There is moderate potential for erosion to occur. Certain portions of the site have grades
exceeding 5% and shall be closely managed to prevent erosion. Temporary sediment traps or
basins shall be considered in the final SWPPP implementation. Redundant protection is required
along all wetlands. Contractor shall be required to appropriately manage individual
erosion-prone areas, using BMP's suitable for the particular application.
GENERAL CONSTRUCTION SEQUENCING
1.Install perimeter control. Install inlet protection on existing structures.
2.Perform any clearing, as needed.
3.Grade temporary ditching and install ditch checks and erosion control blanket.
4.Perform demolition and debris removal.
5.Place topsoil perimeter berms and stabilize with seed and mulch.
6.Grade stormwater basins. Perform mass grading. As sheet drainage patterns develop, place
silt fence or filter dikes as necessary to dissipate sediment transfer.
7.Construct utilities and pavements.
8.Construct buildings and structures.
9.Install phone, cable, gas and electric utilities.
10.Stabilize basins and swales with final stabilization. Stabilize landscape areas with final
permanent vegetation, landscaping or turf. Stabilize future development areas with temp
seed and mulch until final site development stage.
GUIDANCE FOR TIMING OF BMP INSTALLATION
Prior to Start of Construction
1.Install all new perimeter control BMPs as specified on plans prior to start of construction.
Ensure that all existing perimeter control BMPs are functional.
2.Install or establish stabilized construction entrance.
3.Install protection devices on existing ponds, outlets, storm sewer inlets, etc. prior to start of
construction.
4.Install sediment control practices on down gradient site perimeters.
During Construction
1.Identify topsoil stockpile locations and stabilize with temporary seed and mulch.
2.Areas in which construction becomes inactive must have stabilization commence
immediately and be completed no later than 7 days after construction activity in that area
has either temporarily or permanently ceased.
3.Provide temporary or permanent energy dissipation at all pipe outlets within 24 hours of
connection to a Surface Water.
4.Minimize active construction areas. Where possible, establish final grade and stabilize with
permanent vegetation, particularly around stormwater basins, filter strips, berms, etc.
5.During grading construction, utilize street “hold down” areas for sediment trapping. Direct
overland construction runoff towards stormwater basins to the fullest extent practicable.
6.After construction is completed and grades are certified in a particular area of the site,
review that the area is ready for permanent vegetation or other permanent cover.
7.Identify locations where topsoil stockpiles will be placed for builders. Stabilize with
temporary seed and mulch and install perimeter control around stockpile circumference.
Stockpiles shall be located outside of natural buffers or surface waters, included stormwater
conveyances, unless there is a bypass in place.
During Inactivity or After Construction
1.Areas in which construction becomes inactive must have stabilization commence
immediately and be completed no later than 7 days after construction activity in that area
has either temporarily or permanently ceased.
2.Final stabilization cover types are shown on Sheets C3.0 - C3.4 of the plan set. Final cover
consists of vegetation, paved or gravel surfaces, sod, landscaping and buildings.
3.At the point where vegetated cover has achieved 70% of expected full growth density and is
must be uniform, vegetated areas can be considered fully stabilized. Removal of synthetic
sediment control BMPs can be initiated.
4.Basins that have received sediment deposits shall be re excavated to plan grade, removing
accumulated sediment. Verify final grade and basin capacities.
5.Inlet protection devices can be removed from structures as the attributing drainage area
becomes fully stabilized.
6.Maintain street and drive sweeping activities until construction activities are fully
completed.
EROSION CONTROL BMPs
The construction plans anticipate the use of, but are not limited to, the following Erosion Control
BMPs:
1.Stabilized Construction Entrance
2.Temporary straw mulch as needed.
3.Seed and mulch
4.Erosion Control Blanket
5.Turf Reinforcement Mat (TRM)
6.Rip rap
7.Minimize active or disturbed work areas
SEDIMENT CONTROL BMPs
The construction plans anticipate the use of, but are not limited to, the following Sediment
Control BMPs
1.Sediment traps constructed in street subcut or other strategic locations.
2.Rock filter dikes in street subcut.
3.Utilize permanent stormwater basins as Temporary Sediment Basins.
4.Silt fence at project perimeter or toe of slopes.
5.Inlet protection on existing catch basins.
6.Inlet protection on existing culverts.
7.Inlet protection after utility construction.
8.Rock checks or bio roll checks.
9.Linear control along back of new curb and gutter or concrete (bio-roll or silt fence).
10.Post construction silt fence along normal wetted perimeters of basins, filter strips, and
ditches.
11. Routine street sweeping adjacent to construction entrance.
Refer to plans for designated locations of BMPs, details and implementation notes.
All BMP's selected and implemented shall be appropriate for the time of year, the current site
conditions and for the estimated duration of use.
Enhancing sedimentation with the use chemicals and chemical treatment systems is NOT
anticipated for this project.
BASIN AND TRAP DEWATERING BMPs
Should the need arise for basin or trap dewatering, Contractor shall utilize a floating skimmer
pump intake, such that the water is drawn from the surface of the basin. Pumped effluent shall
be discharged, to the extent feasible, over well-vegetated upland areas. Effluent shall not be
discharged into Surface Waters in a visually turbid state. Turbid effluent shall be filtered with
mechanical devices, chemical filtering, or a combination thereof, until it is no longer visually
turbid.
POLLUTION CONTROL BMPs
BMP's and good housekeeping should be implemented to prevent spills, pollutants or chemicals
from entering the drainage system.
1.Fueling: A fixed fueling station is not anticipated. Contractor will be required to implement
BMPs for onsite re-fueling of equipment.
2.Concrete Washout: Refer to MPCA's recommendation for concrete washouts. The
developer has the ability to adjust location or to provide alternative washout containment.
3.There is not an anticipated need for storing chemicals, paints, solvents or other potentially
toxic or hazardous materials on site. If at some point there is a need to store them on site,
they must be stored in a receptacle or container capable of retaining spills. The container
must be fenced and locked from unauthorized access.
4.Portable toilets shall be positioned and secured to prevent tipping over.
SEED & MULCH SPECIFICATIONS
Seed placed for permanent cover or final stabilization requires 6” minimum topsoil cover.
Exception: Infiltration basins - see basin details for soil type). Multiple site visits will be required
to accommodate permanent or temporary stabilization as required during the phases of
construction. Refer to MnDOT Seeding Manual, Latest Edition for more details.
1) General Mix
A.Seed: MNDOT Mesic Inslope (MI) at a rate of 65 lb/acre
B.Fertilizer: Type 1 20-10-20 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 1 at a rate of 2 tons/acre
2) Stormwater Basins
A.Seed: MNDOT Wet Ditch (WD) at a rate of 35 lb/acre
B.Fertilizer: Type 3 slow release 22-5-10 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 3 at a rate of 2 tons/acre
3) Temporary Cover Crop
A.Seed: MNDOT Winter Wheat (WW) at a rate of 100 lb/acre
B.Fertilizer: Type 1 20-10-20 NPK at a rate of 200 lb/acre
C.Mulch: MNDOT Type 1 at a rate of 2 tons/acre
4) Hydro-Seeding (Stockpiles)
A.Seed: MNDOT Two-year Cover Crop (TCC) & Hydraulic Mulch at a rate of 10 lb/1000 gal
B.Fertilizer: Type 3 slow release 10-10-10 NPK at a rate of 50 lb/1000 gal
C.Mulch: Type Hydraulic Mulch at a rate of 350 lb/1000 gal
D.Water: 875 gal/1000 gal
E.Apply at 6000 gal of Slurry per acre
INSPECTION AND MAINTENANCE OF BMPs
Routine Inspection
1.Rock Entrances - Inspect weekly. If rock becomes filled with sediment and tracked material
to the extent the purpose ceases to function, remove the contaminated rock and replace
with new rock.
2.Stabile Concrete Entrance - Inspect weekly. Remove dirt and debris and sweep regularly to
control dust.
3.Silt fence - Inspect weekly, particularly for damaged sections, breaches, down-gradient
areas, flow concentration points, scour areas and sections adjacent to sensitive areas.
Where capacity is filled to more than 50% of depth, sediment shall be removed to restore
capture capacity.
4.Sediment traps and basins - Inspect weekly. Where capacity is filled to more than 50% of
depth, sediment shall be removed to restore capture capacity within 72 hours of discovery.
5.Inlet Protection - Inspect weekly or more frequently as needed after multiple rainfalls less
than 0.5”. Verify intake capacity is not compromised. Where capacity is filled to more than
50% of depth, sediment shall be removed to restore capture capacity.
6.Slope - inspect steep slopes for rills and gullies, often forming after placement of topsoil,
seed and erosion control blanket. As a guide, repair and re stabilize eroded areas where rills
exceed 6” in depth.
7.Inspect other site-specific BMP's on a weekly basis minimum.
Rain Event Inspection - Mandatory, within 24 hours after a rain event 0.5” or greater. Complete
all items associated with Routine Inspection. Furthermore, inspect site for breaches, failures,
scours and gullying. Take corrective actions as necessary to restore functionality to the BMP's. If
a given situation is discovered to be prone to repetitive failure, advise the Engineer and
Contractor for SWPPP and BMP amendments.
ADDITIONAL SWPPP NOTES
1.All Erosion and Sediment Control facilities shall be maintained by the Contractor during the
construction operations. Any temporary facilities which are to be removed as called for on
these plans and specifications shall be removed by the Contractor at the time directed by
the engineer. The Contractor shall then restore the subsequently disturbed areas in
accordance with these plans and specifications.
2.Wherever practical and feasible, the Contractor shall protect and preserve existing natural
trees, grass and other vegetative cover in effort to provide natural buffering and filtering of
runoff.
3.Contractor shall be adaptable in adjusting construction schedules in anticipation of weather
forecasts of precipitation, in order to minimize risk of erosion and sediment transport.
4.It is the responsibility of the Contractor to keep public streets, travel ways, parking lots and
trails utilized for ingress to and egress from the construction site free of dirt, sediment and
debris, resulting from construction activity. Cost for this shall be considered incidental to
the contract.
5.Adequate control of dust shall be maintained by the Contractor. Cost for dust control shall
be considered incidental to the contract.
6.Perimeter controls shall not be removed until final stabilization of areas draining toward the
control devices.
7.When temperatures do not exceed 40° F, areas that require seed and mulch stabilization
shall be dormant seeded. Application rate shall be two times the normal rate. No dormant
seeding shall be done on ice or snow greater than 2” in depth.
8.Any areas that were seeded that do not achieve 70% coverage and/or uniform coverage
shall be reseeded at the Contractor's expense, where coverage limitation is caused by lack
of seed germination and growth.
9.The normal wetted perimeter of the last 200 linear feet of ditches must be stabilized within
24 hours after connecting to surface water or property edge.
10.Temporary sediment basins are required for the site if 10 or more acres drain to a common
location.
11.Solid waste must be stored, collected, and disposed or properly.
12.Topsoil shall be stockpiled for later respread & stabilized as per Note #7 under "During
Construction".
13.Where vegetation will be established and where compaction is not required for structures
or infrastructure, compaction of soil shall be minimized.
STORMWATER BASIN MAINTENANCE
All stormwater basins within the project will be owned and maintained by the City. Suggested
practices are as follows:
1.For the first three years after construction, basins should be inspected for obvious signs of
erosion, such as gullies, rills or sediment plumes. Identify the cause and take corrective
measures such that grades are restored and surfaces re-established with appropriate
vegetation.
2.During the first year after final stabilization, mow the slopes of stormwater basins,
approximately 30-day intervals, 6”-8” high. Over-seed any areas not fully established.
3.Inspect for sediment accumulation at the pipe outlets into the pond at the completion of
sod installation of last lot in plat. Remove sediment. Re-inspect every 3-5 years.
4.Inspect inlets and outlets for blockage or debris buildup annually. Remove debris as
necessary to allow for inlets and outlets to function as designed.
5.Verify basin design capacity after 15 to 20 years of service.
TURF AND VEGETATION MAINTENANCE
Year 1
a.Establishment (spring seeding)
1.Prepare site: Late April-May
2.Seed: April 15th - July 20th
b.Maintenance
1.When vegetation reaches 10-14 inches tall, mow down to 6-8 inches. The site shall be
mowed at least 3 times from the planting date until September 30th. Mowings will be
approximately 30 days apart.
2.Weed Control - mowing should help control annual weeds.
c.Establishment (fall seeding)
1.Prepare site: Late August - early September
2.Seed: September 20th - October 20th
3.The following spring is Year 1 in the maintenance plan.
d.Evaluation
1.Cover crop growing within 2 weeks of planting (except dormant plantings).
2.Seedlings spaced 1-6 inches apart in drill rows.
3.Native grass seedlings may only be 4-6 inches tall.
4.If there is a flush of growth from foxtail, etc., mow as necessary.
Year 2
a.Maintenance:
1.When vegetation reaches 10-14 inches tall, mow down to 6-8 inches. The site shall be
mowed twice between June 1st and July 31st. Mowings will be approximately 30 days apart.
2.Weed control - Mowing should help control annual weeds. Spot spray thistles, etc. 1 time
between August 1st and September 30th once vegetation has grown back after the second
mowing.
b.Evaluation
1.Cover crop will be gone unless winter wheat is used in fall planting.
2.Grasses forming clumps 1-6 inches apart in drill rows, but still short.
3.Some flowers should be blooming (Black eyed Susans, Wild Bergamot, etc.)
4.If there is a flush of growth from foxtail, etc., mow site to a height of 6-8 inches.
Year 3
a.Maintenance:
1.Spot spray perennial and first-year biennial weeds. Spot mow annual and second-year
biennial weeds. Spot treatments must occur once every 3 to 5 weeks from June 1st to
September 30th. At least three treatment cycles must be completed during this date
window. Treatments must occur before weeds set seed.
b.Evaluation:
2.Planting should begin to resemble a prairie, with tall grasses, flowers, etc.
GENERAL PERMIT NOTE
VISIT THE MPCA WEB SITE FOR THE LATEST INFORMATION ON THE CONSTRUCTION STORMWATER
PERMIT: https://www.pca.state.mn.us/business-with-us/construction-stormwater
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1.1 Permit Coverage. [Minn. R. 7090]
1.2 This permit is required for construction activity that results in land disturbance of equal to or greater than one (1) acre or if a
project is part of a common plan of development or sale that ultimately will disturb greater than one (1) acre, and authorizes,
subject to the terms and conditions of this permit, the discharge of stormwater associated with construction activity.
[Minn. R. 7090]
1.3 Construction activity covered by this permit cannot commence until coverage under this permit is effective as described in
item 3.3 through 3.4 or, if applicable, until the Minnesota Pollution Control Agency (MPCA) has issued an individual National
Pollutant Discharge Elimination System (NPDES)/State Disposal System (SDS) construction stormwater permit for the project.
[Minn. R. 7090]
1.4 This permit covers all areas of the State of Minnesota except land wholly within the boundaries of a federally recognized
Indian Reservation owned by a tribe or a tribal member or land held in trust by the federal government for a tribe or tribal
member.[Minn. R. 7090]
1.5 Coverage under this permit is not required when all stormwater from construction activity is routed directly to and treated by a
"treatment works," as defined in Minn. Stat. Section 115.01, subd. 21, operated under an individual NPDES/SDS permit with a Total
Suspended Solids (TSS) effluent limit. [Minn. R. 7090]
1.6 This permit covers ongoing projects covered under any previous construction stormwater permit that are not complete on
the issuance date of this permit. Permittees must either remain in compliance with the previous permit and terminate
coverage within 18 months of the issuance date of this permit or comply with this permit, including updating the
Stormwater Pollution Prevention Plan (SWPPP), within the 18-month period. Permittees of previously permitted projects
are not required to incorporate any additional requirements regarding the permanent stormwater treatment system
included in this reissued permit. [Minn. R. 7090]
1.7 Coverage for projects that extend beyond the expiration date of this permit remains effective for a grace period of 18
months.If Permittees cannot complete projects during the grace period, the MPCA will extend coverage under the next
permit and permittees must comply with the requirements of the new permit including updating the SWPPP. Permittees
are not required to follow changes to the permanent stormwater treatment section of the next permit. [Minn. R. 7090]
2.1 Prohibitions and Limitations of Coverage. [Minn. R. 7090]
2.2 The owner must develop a complete and accurate SWPPP that complies with item 5.2 prior to submitting the application for
coverage and starting construction activity. Failure to prepare a SWPPP prior to submitting the application may result in
permit revocation. [Minn. R. 7090]
2.3 This permit prohibits discharges of any material other than stormwater treated in compliance with this permit and
discharges from dewatering or basin draining activities in accordance with Section 10. Prohibited discharges include, but are
not limited to, wastewater from washout of concrete, stucco, paint, form release oils, curing compounds and other
construction materials, fuels, oils, or other pollutants used in vehicle and equipment operation and maintenance, soaps or
solvents used in vehicle and equipment washing and maintenance, and other hazardous substances or wastes. [Minn. R. 7090]
2.4 This permit does not authorize stormwater discharges related to the placement of fill into waters of the state requiring
local, state or federal authorizations (such as U.S. Army Corps of Engineers Section 404 permits, Minnesota Department of
Natural Resources (DNR) Public Waters Work permits or local governmental unit (LGU) Wetland Conservation Act
replacement plans or determinations). [Minn. R. 7090]
2.5 This permit does not authorize stormwater discharges associated with industrial activity except for construction activity.
Permittees must obtain coverage for discharges associated with industrial activity under a separate NPDES/SDS permit once
day-to-day operational activities commence even if construction is ongoing. [Minn. R. 7090]
2.6 This permit does not authorize discharges from non-point source agricultural and silvicultural activities excluded from
NPDES permit requirements under 40 CFR pt. 122.3(e). [Minn. R. 7090]
2.7 This permit does not authorize stormwater discharges to Prohibited, Restricted, Special or Impaired waters unless
permittees follow the additional stormwater requirements in Section 23. [Minn. R. 7090]
2.8 This permit does not replace or satisfy any environmental review requirements including those under the Minnesota
Environmental Policy Act or the National Environmental Policy Act. The owner must verify completion of any environmental
review required by law, including any required Environmental Assessment Work Sheets or Environmental Impact
Statements, Federal environmental review, or other required review prior to applying for coverage under this permit. If any
part of your common plan of development or sale requires environmental review, coverage under this permit cannot be obtained
until such environmental review is complete. [Minn. R. 7090]
2.9 This permit does not replace or satisfy any review requirements for discharges adversely impacting State or Federally
designated endangered or threatened species or a designated critical habitat. The owner must comply with the National
Historic Preservation Act and conduct all required review and coordination related to historic preservation, including
significant anthropological sites and any burial sites, with the Minnesota Historic Preservation Officer. [Minn. R. 7090]
2.10 This permit does not authorize discharges to wetlands unless the permittee complies with the requirements in Section 22.
Coverage under this permit cannot be issued until the requirements for wetland permits, decisions, other determinations,
or the mitigative sequence required in section 22 have been finalized and documented. [Minn. R. 7050.0186]
3.1 Application and Coverage Effective Date. [Minn. R. 7090]
3.2 The owner and operator must submit a complete and accurate on-line application with the appropriate fee to the MPCA for
each project that disturbs one (1) or more acres of land or for a common plan of development or sale that will ultimately
disturb one (1) or more acres. [Minn. R. 7090]
3.3 For projects or common plans of development or sale that disturb less than 50 acres or do not discharge stormwater within 1
mile (aerial radius measurement) of a special or impaired water, permittees do not need to submit the SWPPP with the application.
Permit coverage for these projects is effective upon application and completing the payment process. [Minn. R.7090]
3.4 For certain projects or common plans of development or sale disturbing 50 acres or more, the complete SWPPP must be
included with the application and submitted at least 30 days before the start of construction activity. This applies if there is
a discharge point on the project within one mile (aerial radius measurement) of, and flows to, a special water listed in item
23.3 through 23.6 or an impaired water as described in item 23.7. Permit coverage for these projects is effective upon
submitting the application and complete SWPPP, completing the payment process and receiving a determination from the
MPCA that the review of the SWPPP is complete. The determination may take longer than 30 days if the SWPPP is
incomplete. If the MPCA fails to contact the permittees within 30 days of application receipt, coverage is effective 30 days
after completing the payment process. [Minn. R. 7090]
3.5 The application requires listing all persons meeting the definition of owner and operator as permittees. The owner is
responsible for compliance with all terms and conditions of this permit. The operator is responsible for compliance with
Sections 3, 4, 6-22, 24 and applicable requirements for construction activity in Section 23. [Minn. R. 7090]
3.6 Permittees will receive coverage notification in a manner determined by the MPCA. [Minn. R. 7090]
3.7 For construction projects where the owner or operator changes (e.g., an original developer sells portions of the property to
various homebuilders or sells the entire site to a new owner), the current owner and the new owner or operator must
submit a complete permit modification form provided by the MPCA. The current owner and the new owner or operator
must submit the form prior to the new owner or operator commencing construction activity or no later than 30 days after
taking ownership of the property. [Minn. R. 7090]
3.8 For construction projects where the owner or operator changes, the current owner must provide a SWPPP to the new
owner and operator that specifically addresses the remaining construction activity. The new owner or operator can
implement the original SWPPP, modify the SWPPP, or develop a new SWPPP. Permittees must ensure their activities do not
render another party's erosion prevention and sediment control BMPs ineffective. [Minn. R. 7090]
4.1 Termination of Coverage. [Minn. R. 7090]
4.2 Permittees must submit a NOT within 30 days after all termination conditions listed in Section 13 are complete.[Minn. R. 7090]
4.3 Permittees must submit a NOT within 30 days after selling or otherwise legally transferring the entire site, including permit
responsibility for roads (e.g., street sweeping) and stormwater infrastructure final clean out, or transferring portions of a site to
another party. The permittees' coverage under this permit terminates at midnight on the submission date of the NOT.[Minn. R.
7090]
4.4 Permittees may terminate permit coverage prior to completion of all construction activity if they meet all of the following
conditions:
a.construction activity has ceased for at least 90 days; and
b.at least 90 percent (by area) of all originally proposed construction activity has been completed and permanent cover has
been established on those areas; and
c.on areas where construction activity is not complete, permanent cover has been established; and
d.the site complies with item 13.3 through 13.7.
After permit coverage is terminated under this item, any subsequent development on the remaining portions of the site will
require permit coverage if the subsequent development itself or as part of the remaining common plan of development or
sale will result in land disturbing activities of one (1) or more acres in size. [Minn. R. 7090]
4.5 Permittees may terminate coverage upon MPCA approval after submitting information documenting the owner cancelled
the project. [Minn. R. 7090]
5.1 Stormwater Pollution Prevention Plan (SWPPP) Content. [Minn. R. 7090]
5.2 The owner must develop and implement a SWPPP. The SWPPP must include items 5.3 through 5.26. [Minn. R. 7090]
5.3 The SWPPP must incorporate specific Best Management Practices (BMP) used to comply with the requirements of this
permit. [Minn. R. 7090]
5.4 The SWPPP must include a narrative describing the timing for installation of all erosion prevention and sediment control
BMPs and a description of the permanent stormwater treatment systems. [Minn. R. 7090]
5.5 The SWPPP must include the location and type of all temporary and permanent erosion prevention and sediment control
BMPs along with procedures used to establish additional temporary BMPs as necessary for the site conditions during
construction. Standard details and/or specifications for BMPs must be included in the final plans and specifications for the
project. [Minn. R. 7090]
5.6 The SWPPP must include the calculations and other information used for the design of temporary sediment basins and any of
the permanent stormwater treatment systems required in Section 15. [Minn. R. 7090]
5.7 The SWPPP must include estimated quantities anticipated at the start of the project for the life of the project for all erosion
prevention and sediment control BMPs (e.g., linear feet of silt fence or square feet of erosion control blanket). [Minn. R. 7090]
5.8 The SWPPP must include the number of acres of impervious surface for both pre- and post-construction. [Minn. R. 7090]
5.9 The SWPPP must include a site map with existing and final grades, including drainage area boundaries, directions of flow
and all discharge points where stormwater is leaving the site or entering a surface water. The site map must indicate the
areas of steep slopes. The site map must also include impervious surfaces, soil types and locations of potential pollutant-
generating activities as identified in Section 12. [Minn. R. 7090]
5.10 The SWPPP must include a map of all surface waters, existing wetlands, and stormwater ponds or basins that can be
identified on maps such as United States Geological Survey 7.5-minute quadrangle maps, the National Wetland Inventory
map or equivalent maps and are within one mile (aerial radius measurement) from the project boundaries that will receive
stormwater from the construction site, during or after construction. The SWPPP must identify if the surface waters are
special or impaired waters. [Minn. R. 7090]
5.11 The SWPPP must include a site map showing construction activity areas that are adjacent to and drain to Public Waters for
which the DNR has promulgated "work in water restrictions" during specified fish spawning time frames. [Minn. R. 7090]
5.12 Permittees must identify locations of 50' buffer zones as required in item 9.17 and 100' permanent buffer zones as required in
item 23.11, on plan sheets in the SWPPP. [Minn. R. 7090]
5.13 If permittees determine compliance with the following requirements is infeasible, they must document the determination in
the SWPPP:
a.temporary sediment basins as described in Section 14; and
b.for linear projects, if the permanent stormwater treatment system cannot be constructed within the right-of-way, a
reasonable attempt must be made to obtain additional right-of-way (item 15.9); and
c.buffer zones as described in item 9.17 and item 23.11. [Minn. R. 7090]
5.14 If permittees determine that a temporary sediment basin is infeasible as described in item 14.10, the SWPPP must describe
the alternative BMPs used. [Minn. R. 7090]
5.15 Where systems cannot meet the full volume reduction requirement on-site, (e.g., the site has infiltration prohibitions, see
item 16.14 through item 16.21) the permittee must document the reasons in the SWPPP. [Minn. R. 7090]
5.16 The SWPPP must include any stormwater mitigation measures proposed to be part of the final project in any environmental
review document, endangered species review, archeological or other required local, state or federal review conducted for the
project. For purposes of this permit, mitigation measures mean actions necessary to avoid, minimize, or mitigate for impacts
related to erosion prevention, sediment control, the permanent stormwater treatment system, pollution
prevention management measures and discharges associated with the project's construction activity. [Minn. R. 7090]
5.17 The SWPPP must describe the methods used for permanent cover of all exposed soil areas. [Minn. R. 7090]
5.18 Permittees must identify the locations of areas where construction will be phased to minimize the duration of exposed soil
areas in the SWPPP. [Minn. R. 7090]
5.19 For projects with a discharge point on the project within one (1) mile (aerial radius measurement) of and which flows to an
impaired water, permittees must identify the impaired water(s), and any United States Environmental Protection Agency
(USEPA)-approved Total Maximum Daily Load (TMDL) for the pollutant(s) or stressor(s) described in item 23.7. Permittees'
identification must include those TMDLs approved at any time prior to permit application submittal and are still in effect.
[Minn. R. 7090]
5.20 Permittees must document in the SWPPP, all trained individuals identified in item 21.2. Documentation must include:
a.names of personnel required to be trained; and
b.dates of training and name of instructor(s) and entity providing training; and
c.content of training course.
If permittees do not know the names of the individuals at the time of application, the permittees must ensure they
document training before construction activity commences. [Minn. R. 7090]
5.21 The SWPPP must identify a person knowledgeable and experienced in the application of erosion prevention and sediment
control BMPs who will coordinate with all contractors, subcontractors, and operators on-site to oversee the
implementation of the SWPPP. [Minn. R. 7090]
5.22 The SWPPP must describe any specific chemicals and chemical treatment systems used for enhancing the sedimentation
process and how it achieves compliance with item 9.19. [Minn. R. 7090]
5.23 The SWPPP must identify the person(s), organizations, or entities responsible for long-term operation and maintenance of
permanent stormwater treatment systems. [Minn. R. 7090]
5.24 The SWPPP must describe methods to minimize soil compaction and preserve topsoil. Minimizing soil compaction is not
required where the function of a specific area dictates compaction. [Minn. R. 7090]
5.25 The SWPPP must include any site assessments for groundwater or soil contamination required in item 16.15.[Minn. R.
7090]
5.26 The SWPPP must account for the following factors in designing temporary erosion prevention and sediment control BMPs:
a.the expected amount, frequency, intensity, and duration of precipitation; and
b.the nature of stormwater runoff and run-on at the site, including factors such as expected flow from impervious surfaces,
slopes, and site drainage features; and
c.the stormwater volume, velocity, and peak flowrates to minimize discharge of pollutants in stormwater and to minimize
channel and streambank erosion and scour in the immediate vicinity of discharge points; and
d.the range of soil particle sizes expected to be present. [Minn. R. 7090]
6.1 SWPPP Amendments. [Minn. R. 7090]
6.2 One of the individuals described in item 21.2.a or item 21.2.b or another qualified individual must complete all SWPPP
changes. Changes involving the use of a less stringent BMP must include a justification describing how the replacement
BMP is effective for the site characteristics. [Minn. R. 7090]
6.3 Permittees must amend the SWPPP within 7 days to include additional or modified BMPs whenever there is a change in
design, construction, operation, maintenance, weather or seasonal conditions having a significant effect on the discharge of
pollutants to surface waters or groundwater. [Minn. R. 7090]
6.4 Permittees must amend the SWPPP within 7 days to include additional or modified BMPs whenever inspections or
investigations by the site owner or operator, USEPA or MPCA officials indicate the SWPPP is not effective in eliminating or
significantly minimizing the discharge of pollutants to surface waters or groundwater or the discharges are causing water
quality standard exceedances (e.g., nuisance conditions as defined in Minn. R. 7050.0210, subp. 2) or the SWPPP is not
consistent with the objectives of a USEPA approved TMDL. [Minn. R. 7050.0210]
7.1 BMP Selection and Stormwater Management. [Minn. R. 7090]
7.2 Permittees must select, install, and maintain the BMPs identified in the SWPPP and in this permit in an appropriate and
functional manner and in accordance with relevant manufacturer specifications and accepted engineering practices to
minimize the discharge of pollutants in stormwater from construction activities. Examples of stormwater management
practices for this section include but are not limited to wet sedimentation basins, temporary depressions to hold
stormwater, stormwater routing, dikes, berms, pumping, and stormwater treatment BMPs. Permittees must phase and
incorporate stormwater management principles as the construction progresses. Unless infeasible, temporary or permanent
wet sedimentation basins (when required, see section 14 and 15) should be constructed as a first step in the process and
stormwater routed to these. [Minn. R. 7090]
7.3 Permittees must not disturb more land (i.e., phasing) than can be effectively inspected and maintained in accordance with
Section 11. [Minn. R. 7090]
7.4 If permittees will be using some type of erosion control netting on the site as part of the soil stabilization techniques,
permittees are encouraged to use products that have been shown to minimize impacts on wildlife. The U.S. Fish & Wildlife
Service recommends using types of netting practices that are considered "wildlife friendly," including those that use natural
fiber or 100 percent biodegradable materials and that use a loose weave with a non-welded, movable jointed netting.
Products that are not wildlife friendly include square plastic netting that are degradable (e.g., photodegradable, UV-
degradable, oxo-degradable), netting made from polypropylene, nylon, polyethylene, or polyester. Other recommendations
include removing the netting product when it is no longer needed. More information may be found at:
https://www.fws.gov/initiative/protecting-wildlife/make-change-wildlife-friendly-erosion-control-products. There also may
be State, Tribal, or local requirements about using wildlife friendly erosion control products. See Minnesota Department of
Transportation requirements at: https://www.mndot.org/environment/erosion/rolled-erosion-prevention-products.html.
[Minn. R. 7050]
8.1 Erosion Prevention Practices. [Minn. R. 7090]
8.2 Before work begins, permittees must delineate the location of areas not to be disturbed. [Minn. R. 7090]
8.3 Permittees must minimize the need for disturbance of portions of the project with steep slopes. When steep slopes must be
disturbed, permittees must use techniques such as phasing and stabilization practices designed for steep slopes (e.g., slope
draining and terracing). [Minn. R. 7090]
8.4 Permittees must stabilize all exposed soil areas, including stockpiles. Stabilization must be initiated immediately to limit soil
erosion when construction activity has permanently or temporarily ceased on any portion of the site and will not resume for a
period exceeding 14 calendar days (7 days for sites discharging to special or impaired waters, see section 24). Stabilization must
be completed no later than 14 calendar days after the construction activity has ceased. Stabilization is not required on
constructed base components of roads, parking lots and similar surfaces. Stabilization is not required on temporary stockpiles
without significant silt, clay or organic components (e.g., clean aggregate stockpiles, demolition concrete
stockpiles, sand stockpiles) but permittees must provide sediment controls at the base of the stockpile. [Minn. R. 7090]
8.5 For Public Waters that the Minnesota DNR has promulgated "work in water restrictions" during specified fish spawning time
frames, permittees must complete stabilization of all exposed soil areas within 200 feet of the water's edge, and that drain to
these waters, within 24 hours during the restriction period. [Minn. R. 7090]
8.6 Permittees must stabilize the normal wetted perimeter of the last 200 linear feet of temporary or permanent drainage
ditches or swales that drain water from the site within 24 hours after connecting to a surface water or property edge.
Permittees must complete stabilization of remaining portions of temporary or permanent ditches or swales within 14
calendar days (7 days for sites discharging to special or impaired waters, see section 24) after connecting to a surface water
or property edge and construction in that portion of the ditch temporarily or permanently ceases. [Minn. R. 7090]
8.7 Temporary or permanent ditches or swales being used as a sediment containment system during construction (with
properly designed rock-ditch checks, bio rolls, silt dikes, etc.) do not need to be stabilized. Permittees must stabilize these
areas within 24 hours after their use as a sediment containment system ceases. [Minn. R. 7090]
8.8 Permittees must not use mulch, hydromulch, tackifier, polyacrylamide or similar erosion prevention practices within any
portion of the normal wetted perimeter of a temporary or permanent drainage ditch or swale section with a continuous
slope of greater than 2 percent. Examples of acceptable erosion prevention practices include blankets, poly, riprap, etc.
[Minn. R. 7090]
8.9 Permittees must provide temporary or permanent energy dissipation at all pipe outlets within 24 hours after connection to a
surface water or permanent stormwater treatment system. [Minn. R. 7090]
9.1 Sediment Control Practices. [Minn. R. 7090]
9.2 Permittees must establish sediment control BMPs on all downgradient perimeters of the site and downgradient areas of the
site that drain to any surface water, including curb and gutter systems. Permittees must locate sediment control practices
upgradient of any buffer zones. Permittees must install sediment control practices before any upgradient land-disturbing
activities begin and must keep the sediment control practices in place until they establish permanent cover. [Minn. R. 7090]
9.3 If downgradient sediment controls are overloaded, based on frequent failure or excessive maintenance requirements,
permittees must install additional upgradient sediment control practices or redundant BMPs to eliminate the overloading
and amend the SWPPP to identify these additional practices as required in item 6.3. [Minn. R. 7090]
9.4 Temporary or permanent drainage ditches and sediment basins designed as part of a sediment containment system (e.g.,
ditches with rock-check dams) require sediment control practices only as appropriate for site conditions. [Minn. R. 7090]
9.5 A floating silt curtain placed in the water is not a sediment control BMP to satisfy item 9.2 except when working on a
shoreline or below the waterline. Immediately after the construction activity (e.g., installation of rip rap along the shoreline)
in that area is complete, permittees must install an upland perimeter control practice if exposed soils still drain to a surface
water.[Minn. R. 7090]
9.6 Permittees must re-install all sediment control practices adjusted or removed to accommodate short-term activities such as
clearing or grubbing, or passage of vehicles, immediately after the short-term activity is completed. Permittees must re-
install sediment control practices before the next precipitation event even if the short-term activity is not complete.
[Minn. R. 7090]
9.7 Permittees must protect all storm drain inlets using appropriate BMPs during construction until they establish permanent
cover on all areas with potential for discharging to the inlet. [Minn. R. 7090]
9.8 Permittees may remove inlet protection for a particular inlet if a specific safety concern (e.g. street flooding/freezing) is
identified by the permittees or the jurisdictional authority (e.g., city/county/township/Minnesota Department of
Transportation engineer). Permittees must document the need for removal in the SWPPP. [Minn. R. 7090]
9.9 Permittees must provide silt fence or other effective sediment controls at the base of stockpiles on the downgradient
perimeter prior to the initiation of stockpiling. Sediment controls must be managed in accordance with section 9.6.
[Minn. R. 7090]
9.10 Permittees must locate stockpiles outside of natural buffers or surface waters, including stormwater conveyances such as
curb and gutter systems unless there is a bypass in place for the stormwater. [Minn. R. 7090]
9.11 Permittees must install a vehicle tracking BMP to minimize the track out of sediment from the construction site or onto
paved roads within the site. [Minn. R. 7090]
9.12 Permittees must use street sweeping in addition to vehicle tracking BMPs if vehicle tracking BMPs alone are not adequate
to prevent sediment tracking onto the street. [Minn. R. 7090]
9.13 Permittees must install temporary sediment basins as required in Section 14. [Minn. R. 7090]
9.14 In any areas of the site where final vegetative stabilization will occur, permittees must restrict vehicle and equipment use
to minimize soil compaction. [Minn. R. 7090]
9.15 Permittees must preserve topsoil on the site, unless infeasible. [Minn. R. 7090]
9.16 Permittees must direct discharges from BMPs to vegetated areas unless infeasible. [Minn. R. 7090]
9.17 Permittees must preserve a 50-foot natural buffer or, if a buffer is infeasible on the site, provide redundant (double)
perimeter sediment controls when a surface water is located within 50 feet of the project's earth disturbances and
stormwater flows to the surface water. Permittees must install perimeter sediment controls at least 5 feet apart unless
limited by lack of available space. Natural buffers are not required adjacent to road ditches, judicial ditches, county ditches,
stormwater conveyance channels, storm drain inlets, and sediment basins. If preserving the buffer is infeasible, permittees
must document the reasons in the SWPPP. Sheet piling and other impermeable barriers installed in a manner that retains all
stormwater are considered redundant perimeter control. [Minn. R. 7090]
9.18 Any sediment control made of soil must be temporarily or permanently stabilized within 24 hours. [Minn. R. 7090]
9.19 Permittees must use polymers, flocculants, or other sedimentation treatment chemicals in accordance with accepted
engineering practices, dosing specifications and sediment removal design specifications provided by the manufacturer or
supplier. The permittees must use conventional erosion and sediment controls prior to chemical addition and must direct
treated stormwater to a sediment control system for filtration or settlement of the floc prior to discharge. [Minn. R. 7090]
10.1 Dewatering and Basin Draining. [Minn. R. 7090]
10.2 Permittees must not cause nuisance conditions (see Minn. R. 7050.0210, subp. 2) in surface waters from dewatering and
basin draining (e.g., pumped discharges, trench/ditch cuts for drainage) discharges. Permittees must discharge turbid or
sediment-laden waters related to dewatering or basin draining to a sediment control (e.g. sediment trap or basin, filter bag)
designed to prevent discharges with visual turbidity. To the extent feasible, use well-vegetated (e.g., grassy or wooded),
upland areas of the site to infiltrate dewatering water before discharge. Permittees are prohibited from using receiving
waters as part of the treatment area. Permittees must visually check and photograph the discharge at the beginning and at
least once every 24 hours of operation to ensure adequate treatment has been obtained and nuisance conditions will not result
from the discharge. [Minn. R. 7050.0210]
10.3 If nuisance conditions result from the discharge, Permittees must cease dewatering immediately and corrective actions
must occur before dewatering is resumed. Nuisance conditions includes, but is not limited to, a sediment plume in the
discharge or the discharge appears cloudy, or opaque, or has a visible contrast, or has a visible oil film, or has aquatic
habitat degradation that can be identified by an observer. [Minn. R. 7050.0210]
10.4 If permittees must discharge water containing oil or grease, they must use an oil-water separator or suitable filtration
device (e.g., cartridge filters, absorbents pads) prior to discharge. [Minn. R. 7090]
10.5 Permittees must discharge all water from dewatering or basin-draining activities in a manner that does not cause erosion or
scour in the immediate vicinity of discharge points or inundation of wetlands in the immediate vicinity of discharge points
that causes significant adverse impact to the wetland. [Minn. R. 7090]
10.6 If permittees use filters with backwash water, they must haul the backwash water away for disposal, return the backwash
water to the beginning of the treatment process, or incorporate the backwash water into the site in a manner that does not cause
erosion. [Minn. R. 7090]
11.1 Inspections and Maintenance. [Minn. R. 7090]
11.2 Permittees must ensure a trained person, as identified in item 21.2.b, will inspect the entire construction site at least once
every seven (7) days during active construction and within 24 hours after a rainfall event greater than 1/2 inch in 24 hours.
[Minn. R. 7090]
11.3 Permittees must inspect and maintain all permanent stormwater treatment BMPs. [Minn. R. 7090]
11.4 Permittees must inspect all erosion prevention and sediment control BMPs and Pollution Prevention Management
Measures to ensure integrity and effectiveness. Permittees must repair, replace or supplement all nonfunctional BMPs with
functional BMPs by the end of the next business day after discovery unless another time frame is specified in item 11.5 or
11.6.Permittees may take additional time if field conditions prevent access to the area. [Minn. R. 7090]
11.5 During each inspection, permittees must inspect areas adjacent to the project, surface waters, including drainage ditches
and conveyance systems but not curb and gutter systems, for evidence of erosion and sediment deposition. Permittees
must remove all deltas and sediment deposited in areas adjacent to the project, surface waters, including drainage ways,
catch basins, and other drainage systems and restabilize the areas where sediment removal results in exposed soil.
Permittees must complete removal and stabilization within seven (7) calendar days of discovery unless precluded by legal,
regulatory, or physical access constraints. Permittees must use all reasonable efforts to obtain access. If precluded, removal
and stabilization must take place within seven (7) days of obtaining access. Permittees are responsible for contacting all
local, regional, state and federal authorities and receiving any applicable permits, prior to conducting any work in surface
waters.[Minn. R. 7090]
11.6 Permittees must inspect construction site vehicle exit locations, streets and curb and gutter systems within and adjacent to
the project for sedimentation from erosion or tracked sediment from vehicles. Permittees must remove sediment from all
paved surfaces within one (1) calendar day of discovery or, if applicable, within a shorter time to avoid a safety hazard to
users of public streets. [Minn. R. 7090]
11.7 Permittees must repair, replace or supplement all perimeter control devices when they become nonfunctional or the
sediment reaches 1/2 of the height of the device. [Minn. R. 7090]
11.8 Permittees must drain temporary and permanent sedimentation basins and remove the sediment when the depth of
sediment collected in the basin reaches 1/2 the storage volume within 72 hours of discovery. [Minn. R. 7090]
11.9 Permittee's must inspect and photograph dewatering discharges at the beginning and at least once every 24 hours during
operation. Dewatering discharges that only last for minutes, as opposed to hours, and do not reach a surface water, do not require
photographs or documentation. [Minn. R. 7090]
11.10 Permittees must ensure that at least one individual present on the site (or available to the project site in three (3) calendar
days) is trained in the job duties described in item 21.2.b. [Minn. R. 7090]
11.11 Permittees may adjust the inspection schedule described in item 11.2 as follows:
a.inspections of areas with permanent cover can be reduced to once per month, even if construction activity continues on
other portions of the site; or
b.where sites have permanent cover on all exposed soil and no construction activity is occurring anywhere on the site,
inspections can be reduced to once per month and, after 12 months, may be suspended completely until construction
activity resumes. The MPCA may require inspections to resume if conditions warrant; or
c.where construction activity has been suspended due to frozen ground conditions, inspections may be suspended.
Inspections must resume within 24 hours of runoff occurring, or upon resuming construction, whichever comes first.
d.for projects where a pollinator habitat or native prairie type vegetated cover is being established, inspections may be
reduced to once per month if the site has temporary vegetation with a density of 70% temporary uniform cover. If after 24
months no significant erosion problems are observed, inspections may be suspended completely until the termination
requirements in section 13 have been met. [Minn. R. 7090]
11.12 Permittees must record all inspections and maintenance activities within 24 hours of being conducted and these records
must be retained with the SWPPP. These records must include:
a.date and time of inspections; and
b.name of persons conducting inspections; and
c.accurate findings of inspections, including the specific location where corrective actions are needed; and
d.corrective actions taken (including dates, times, and party completing maintenance activities); and
e.date of all rainfall events greater than 1/2 inches in 24 hours, and the amount of rainfall for each event. Permittees must
obtain rainfall amounts by either a properly maintained rain gauge installed on-site, a weather station that is within one (1) mile of
your location, or a weather reporting system that provides site specific rainfall data from radar summaries; and
f.if permittees observe a discharge during the inspection, they must record and should photograph and describe the
location of the discharge (i.e., color, odor, settled or suspended solids, oil sheen, and other obvious indicators of pollutants);
and
g.any amendments to the SWPPP proposed as a result of the inspection must be documented as required in Section 6
within seven (7) calendar days; and
h.all photographs of dewatering activities and documentation of nuisance conditions resulting from dewatering activities as
described in section 10. [Minn. R. 7090]
12.1 Pollution Prevention Management Measures. [Minn. R. 7090]
12.2 Permittees must place construction materials and landscape materials under cover (e.g., plastic sheeting or temporary
days)or protect them by similarly effective means designed to minimize contact with stormwater. Permittees are not
required to cover or protect products which are either not a source of contamination to stormwater or are designed to be
exposed to stormwater. [Minn. R. 7090]
12.3 Permittees must place pesticides, fertilizers and treatment chemicals under cover (e.g., plastic sheeting or temporary roofs) or
protect them by similarly effective means designed to minimize contact with stormwater. [Minn. R. 7090]
12.4 Permittees must store hazardous materials and toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint
solvents, petroleum-based products, wood preservatives, additives, curing compounds, and acids) in sealed containers to
prevent spills, leaks or other discharge. Storage and disposal of hazardous waste materials must be in compliance with
Minn. R. ch. 7045 including secondary containment as applicable. [Minn. R. 7090]
12.5 Permittees must properly store, collect and dispose solid waste in compliance with Minn. R. ch. 7035. [Minn. R. 7035]
12.6 Permittees must position portable toilets so they are secure and will not tip or be knocked over. Permittees must properly
dispose sanitary waste in accordance with Minn. R. ch. 7041. [Minn. R. 7041]
12.7 Permittees must take reasonable steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area
where chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless infeasible.
Permittees must ensure adequate supplies are available at all times to clean up discharged materials and that an
appropriate disposal method is available for recovered spilled materials. Permittees must report and clean up spills
immediately as required by Minn. Stat. 115.061, using dry clean up measures where possible. [Minn. Stat. 115.061]
12.8 Permittees must limit vehicle exterior washing and equipment to a defined area of the site. Permittees must contain runoff
from the washing area in a sediment basin or other similarly effective controls and must dispose waste from the washing activity
properly. Permittees must properly use and store soaps, detergents, or solvents. [Minn. R. 7090]
12.9 Permittees must provide effective containment for all liquid and solid wastes generated by washout operations (e.g.,
concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction
activity. Permittees must prevent liquid and solid washout wastes from contacting the ground and must design the
containment so it does not result in runoff from the washout operations or areas. Permittees must properly dispose liquid
and solid wastes in compliance with MPCA rules. Permittees must install a sign indicating the location of the washout
facility. [Minn. R. 7035, Minn. R. 7090]
13.1 Permit Termination Conditions. [Minn. R. 7090]
13.2 Permittees must complete all construction activity and must install permanent cover over all areas prior to submitting the
NOT. Vegetative cover must consist of a uniform perennial vegetation with a density of 70 percent of its expected final growth
Vegetation is not required where the function of a specific area dictates no vegetation, such as impervious surfaces
or the base of a sand filter. [Minn. R. 7090]
13.3 Permittees must clean the permanent stormwater treatment system of any accumulated sediment and must ensure the
system meets all applicable requirements in Section 15 through 19 and is operating as designed. [Minn. R. 7090]
13.4 Permittees must remove all sediment from conveyance systems prior to submitting the NOT. [Minn. R. 7090]
13.5 Permittees must remove all temporary synthetic erosion prevention and sediment control BMPs prior to submitting the
NOT.Permittees may leave BMPs designed to decompose on-site in place. [Minn. R. 7090]
13.6 For residential construction only, permit coverage terminates on individual lots if the lot is sold to the homeowner,
structures are finished, and permanent cover has been established. For lots that are sold to the homeowner where
permanent cover has not been established, coverage terminates if temporary erosion prevention and downgradient
perimeter control is properly installed and the permittee distributes the MPCA's "Homeowner Fact Sheet" to the
homeowner. [Minn. R. 7090]
13.7 For construction projects on agricultural land (e.g., pipelines across cropland), permittees must return the disturbed land to its
preconstruction agricultural use prior to submitting the NOT. [Minn. R. 7090]
13.8 When submitting the NOT, Permittees must include either ground or aerial photographs showing the requirements of 13.2
have been met. Permittees are not required to take photographs of every distinct part of the site, however the conditions
portrayed must be substantially similar to those areas that are not photographed. Photographs must be clear and in focus and must
include the date the photo was taken. [Minn. R. 7090]
14.1 Temporary Sediment Basins. [Minn. R. 7090]
14.2 Where ten (10) or more acres of disturbed soil (5 acres for sites discharging to special or impaired waters, see section 24)
drain to a common location, permittees must provide a temporary sediment basin to provide treatment of the runoff
before it leaves the construction site or enters surface waters. Permittees may convert a temporary sediment basin to a
permanent basin after construction is complete. The temporary basin is no longer required when permanent cover has
reduced the acreage of disturbed soil to less than ten (10) acres draining to a common location. [Minn. R. 7090]
14.3 The temporary basin must provide live storage for a calculated volume of runoff from a two (2)-year, 24-hour storm from
each acre drained to the basin or 1,800 cubic feet of live storage per acre drained, whichever is greater. [Minn. R. 7090]
14.4 Where permittees have not calculated the two (2)-year, 24-hour storm runoff amount, the temporary basin must provide
3,600 cubic feet of live storage per acre of the basins' drainage area. [Minn. R. 7090]
14.5 Permittees must design basin outlets to prevent short-circuiting and the discharge of floating debris. [Minn. R. 7090]
14.6 Permittees must design the outlet structure to withdraw water from the surface to minimize the discharge of pollutants.
Permittees may temporarily suspend the use of a surface withdrawal mechanism during frozen conditions. The basin must
include a stabilized emergency overflow to prevent failure of pond integrity. [Minn. R. 7090]
14.7 Permittees must provide energy dissipation for the basin outlet within 24 hours after connection to a surface water.
[Minn. R. 7090]
14.8 Permittees must locate temporary basins outside of surface waters and any buffer zone required in item 23.11.[Minn. R. 7090]
14.9 Permittees must construct the temporary basins prior to disturbing 10 or more acres of soil draining to a common location.
[Minn. R. 7090]
14.10 Where a temporary sediment basin meeting the requirements of item 14.3 through 14.9 is infeasible, permittees must
install effective sediment controls such as smaller sediment basins and/or sediment traps, silt fences, vegetative buffer
strips or any appropriate combination of measures as dictated by individual site conditions. In determining whether
installing a sediment basin is infeasible, permittees must consider public safety and may consider factors such as site soils,
slope, and available area on-site. Permittees must document this determination of infeasibility in the SWPPP.[Minn. R. 7090]
15.1 Permanent Stormwater Treatment System. [Minn. R. 7090]
15.2 Permittees must design and implement the project so all stormwater discharged from the project during and after
construction activities does not cause a violation of state water quality standards, including nuisance conditions, erosion in
receiving channels or on downslope properties, or a significant adverse impact to wetlands caused by inundation or
decrease of flow. [Minn. R. 7090]
NPDES REQUIREMENTS
15.3 Permittees must design and construct a permanent stormwater treatment system to treat the water quality volume if the
project's ultimate development replaces vegetation and/or other pervious surfaces creating a net increase of one (1) or more
acres of cumulative impervious surface. [Minn. R. 7090]
15.4 Permittees must calculate the water quality volume as one (1) inch times the net increase of impervious surfaces created by
the project. [Minn. R. 7090]
15.5 Permittees must first consider volume reduction practices on-site (e.g., infiltration or other) when designing the permanent
stormwater treatment system. If this permit prohibits infiltration as described in item 16.14 through item 16.21, permittees may
consider a wet sedimentation basin, filtration basin or regional pond. This permit does not consider wet sedimentation basins and
filtration systems to be volume reduction practices. [Minn. R. 7090]
15.6 For projects where the full volume reduction requirement cannot be met on-site, (e.g., the site has infiltration prohibitions),
permittees must document the reasons in the SWPPP. [Minn. R. 7090]
15.7 Permittees must discharge the water quality volume to a permanent stormwater treatment system prior to discharge to a
surface water. For purposes of this item, surface waters do not include man-made drainage systems that convey
stormwater to a permanent stormwater treatment system. [Minn. R. 7090]
15.8 Where the proximity to bedrock precludes the installation of any of the permanent stormwater treatment practices
required by Sections 15 through 19, permittees must install other treatment such as grassed swales, smaller ponds, or grit
chambers, prior to the discharge of stormwater to surface waters. [Minn. R. 7090]
15.9 For linear projects where permittees cannot treat the entire water quality volume within the existing right-of-way,
permittees must make a reasonable attempt to obtain additional right-of-way, easement or other permission for
stormwater treatment during the project planning process. Documentation of these attempts must be in the SWPPP.
Permittees must still consider volume reduction practices first as described in item 15.5. If permittees cannot obtain
additional right-of-way, easement or other permission, they must maximize the treatment of the water quality volume prior
to discharge to surface waters. [Minn. R. 7090]
16.1 Infiltration Systems. [Minn. R. 7090]
16.2 Infiltration options include, but are not limited to: infiltration basins, infiltration trenches, rainwater gardens, bioretention
areas without underdrains, swales with impermeable check dams, and natural depressions. If permittees utilize an infiltration
system to meet the requirements of this permit, they must incorporate the design parameters in item 16.3
through item 16.21. Permittees must follow the infiltration prohibition in item 16.14 anytime an infiltration system is
designed, including those not required by this permit. [Minn. R. 7090]
16.3 Permittees must design infiltration systems such that pre-existing hydrologic conditions of wetlands in the vicinity are not
impacted (e.g., inundation or breaching a perched water table supporting a wetland). [Minn. R. 7090]
16.4 Permittees must not excavate infiltration systems to final grade, or within three (3) feet of final grade, until the contributing
drainage area has been constructed and fully stabilized unless they provide rigorous erosion prevention and sediment controls
(e.g., diversion berms) to keep sediment and runoff completely away from the infiltration area. [Minn. R. 7090]
16.5 When excavating an infiltration system to within three (3) feet of final grade, permittees must stake off and mark the area so
heavy construction vehicles or equipment do not compact the soil in the infiltration area. [Minn. R. 7090]
16.6 Permittees must use a pretreatment device such as a vegetated filter strip, forebay, or water quality inlet (e.g., grit
chamber) to remove solids, floating materials, and oil and grease from the runoff, to the maximum extent practicable,
before the system routes stormwater to the infiltration system. [Minn. R. 7090]
16.7 Permittees must design infiltration systems to provide a water quality volume (calculated as an instantaneous volume) of
one (1) inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net
increase of impervious surfaces created by the project. [Minn. R. 7090]
16.8 Permittees must design the infiltration system to discharge all stormwater (including stormwater in excess of the water
quality volume) routed to the system through the uppermost soil surface or engineered media surface within 48 hours.
Permittees must route additional flows that cannot infiltrate within 48 hours to bypass the system through a stabilized
discharge point. [Minn. R. 7090]
16.9 Permittees must provide a means to visually verify the infiltration system is discharging through the soil surface or filter
media surface within 48 hours or less. [Minn. R. 7090]
16.10 Permittees must provide at least one soil boring, test pit or infiltrometer test in the location of the infiltration practice for
determining infiltration rates. [Minn. R. 7090]
16.11 For design purposes, permittees must divide field measured infiltration rates by 2 as a safety factor or permittees can use
soil-boring results with the infiltration rate chart in the Minnesota Stormwater Manual to determine design infiltration
rates.When soil borings indicate type A soils, permittees should perform field measurements to verify the rate is not above 8.3
inches per hour. This permit prohibits infiltration if the field measured infiltration rate is above 8.3 inches per hour.
[Minn. R. 7090]
16.12 Permittees must employ appropriate on-site testing to ensure a minimum of three (3) feet of separation from the
seasonally saturated soils (or from bedrock) and the bottom of the proposed infiltration system. [Minn. R. 7090]
16.13 Permittees must design a maintenance access, typically eight (8) feet wide, for the infiltration system. [Minn. R. 7090]
16.14 This permit prohibits permittees from constructing infiltration systems that receive runoff from vehicle fueling and
maintenance areas including construction of infiltration systems not required by this permit. [Minn. R. 7090]
16.15 This permit prohibits permittees from constructing infiltration systems where infiltrating stormwater may mobilize high
levels of contaminants in soil or groundwater. Permittees must either complete the MPCA's contamination screening
checklist or conduct their own assessment to determine the suitability for infiltration. Permittees must retain the checklist
or assessment with the SWPPP. For more information and to access the MPCA's "contamination screening checklist" see the
Minnesota Stormwater Manual. [Minn. R. 7090]
16.16 This permit prohibits permittees from constructing infiltration systems in areas where soil infiltration rates are field
measured at more than 8.3 inches per hour unless they amend soils to slow the infiltration rate below 8.3 inches per hour.
[Minn. R. 7090]
16.17 This permit prohibits permittees from constructing infiltration systems in areas with less than three (3) feet of separation
distance from the bottom of the infiltration system to the elevation of the seasonally saturated soils or the top of bedrock.
[Minn. R. 7090]
16.18 This permit prohibits permittees from constructing infiltration systems in areas of predominately Hydrologic Soil Group type
D soils (clay). [Minn. R. 7090]
16.19 This permit prohibits permittees from constructing infiltration systems within a Drinking Water Supply Management Area
(DWSMA) as defined in Minn. R. 4720.5100, subp. 13, if the system will be located:
a.in an Emergency Response Area (ERA) within a DWSMA classified as having high or very high vulnerability as defined by the
Minnesota Department of Health; or
b.in an ERA within a DWSMA classified as moderate vulnerability unless a regulated MS4 Permittee performed or approved a
higher level of engineering review sufficient to provide a functioning treatment system and to prevent adverse impacts to
groundwater; or
c.outside of an ERA within a DWSMA classified as having high or very high vulnerability, unless a regulated MS4 Permittee
performed or approved a higher level of engineering review sufficient to provide a functioning treatment system and to prevent
adverse impacts to groundwater.
See "higher level of engineering review" in the Minnesota Stormwater Manual for more information. [Minn. R. 7090]
16.20 This permit prohibits permittees from constructing infiltration systems in areas within 1,000 feet upgradient or 100 feet
downgradient of active karst features. [Minn. R. 7090]
16.21 This permit prohibits permittees from constructing infiltration systems in areas that receive runoff from the following
industrial facilities not authorized to infiltrate stormwater under the NPDES stormwater permit for industrial activities:
wood preserving facilities; automobile salvage yards; scrap recycling and waste recycling facilities; hazardous waste
treatment, storage, or disposal facilities; or air transportation facilities that conduct deicing activities. [Minn. R. 7090]
17.1 Filtration Systems. [Minn. R. 7090]
17.2 Filtration options include but are not limited to: sand filters with underdrains, biofiltration areas, swales using underdrains
with impermeable check dams and underground sand filters. If permittees utilize a filtration system to meet the permanent
stormwater treatment requirements of this permit, they must comply with items 17.3 through 17.11. [Minn. R. 7090]
17.3 Permittees must not install filter media until they construct and fully stabilize the contributing drainage area unless they
provide rigorous erosion prevention and sediment controls (e.g., diversion berms) to keep sediment and runoff completely
away from the filtration area. [Minn. R. 7090]
17.4 Permittees must design filtration systems to remove at least 80 percent of TSS. [Minn. R. 7090]
17.5 Permittees must use a pretreatment device such as a vegetated filter strip, small sedimentation basin, water quality inlet,
forebay or hydrodynamic separator to remove settleable solids, floating materials, and oils and grease from the runoff, to the
maximum extent practicable, before runoff enters the filtration system. [Minn. R. 7090]
17.6 Permittees must design filtration systems to treat a water quality volume (calculated as an instantaneous volume) of one (1)
inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net increase of
impervious surfaces created by the project. [Minn. R. 7090]
17.7 Permittees must design the filtration system to discharge all stormwater (including stormwater in excess of the water
quality volume) routed to the system through the uppermost soil surface or engineered media surface within 48 hours.
Additional flows that the system cannot filter within 48 hours must bypass the system or discharge through an emergency
overflow. [Minn. R. 7090]
17.8 Permittees must design the filtration system to provide a means to visually verify the system is discharging through the soil
surface or filter media within 48 hours. [Minn. R. 7090]
17.9 Permittees must employ appropriate on-site testing to ensure a minimum of three (3) feet of separation between the
seasonally saturated soils (or from bedrock) and the bottom of the proposed filtration system. [Minn. R. 7090]
17.10 Permittees must ensure that filtration systems with less than three (3) feet of separation between seasonally saturated soils
or from bedrock are constructed with an impermeable liner. [Minn. R. 7090]
17.11 The permittees must design a maintenance access, typically eight (8) feet wide, for the filtration system. [Minn. R. 7090]
18.1 Wet Sedimentation Basin. [Minn. R. 7090]
18.2 Permittees using a wet sedimentation basin to meet the permanent stormwater treatment requirements of this permit
must incorporate the design parameters in item 18.3 through 18.10. [Minn. R. 7090]
18.3 Permittees must design the basin to have a permanent volume of 1,800 cubic feet of storage below the outlet pipe for each
acre that drains to the basin. The basin's permanent volume must reach a minimum depth of at least three (3) feet and
must have no depth greater than 10 feet. Permittees must configure the basin to minimize scour or resuspension of solids.
[Minn. R. 7090]
18.4 Permittees must design the basin to provide live storage for a water quality volume (calculated as an instantaneous volume)
of one (1) inch of runoff, or one (1) inch minus the volume of stormwater treated by another system on the site, from the net
increase in impervious surfaces created by the project. [Minn. R. 7090]
18.5 Permittees must design basin outlets so the water quality volume discharges at no more than 5.66 cubic feet per second (cfs)
per acre of surface area of the basin. [Minn. R. 7090]
18.6 Permittees must design basin outlets to prevent short-circuiting and the discharge of floating debris. Basin outlets must
have energy dissipation. [Minn. R. 7090]
18.7 Permittees must design the basin to include a stabilized emergency overflow to accommodate storm events in excess of the
basin's hydraulic design. [Minn. R. 7090]
18.8 Permittees must design a maintenance access, typically eight (8) feet wide, for the basin. [Minn. R. 7090]
18.9 Permittees must locate basins outside of surface waters and any buffer zone required in item 23.11. Permittees must design
basins to avoid draining water from wetlands unless the impact to the wetland complies with the requirements of Section 22.
[Minn. R. 7090]
18.10 Permittees must design basins using an impermeable liner if located within active karst terrain. [Minn. R. 7090]
19.1 Regional Wet Sedimentation Basins. [Minn. R. 7090]
19.2 When the entire water quality volume cannot be treated by volume reduction practices on-site, permittees can use or
create regional wet sedimentation basins provided they are constructed basins, not a natural wetland or water body,
(wetlands used as regional basins must be mitigated for, see Section 22). The owner must ensure the regional basin
conforms to all requirements for a wet sedimentation basin as described in items 18.3 through 18.10 and must be large
enough to account for the entire area that drains to the regional basin. Permittees must verify that the regional basin will
discharge at no more than 5.66 cfs per acre of surface area of the basin and must provide a live storage volume of one-inch
times all the impervious area draining to the basin. Permittees cannot significantly degrade waterways between the project
and the regional basin. The owner must obtain written authorization from the applicable LGU or private entity that owns
and maintains the regional basin. [Minn. R. 7090]
20.1 SWPPP Availability. [Minn. R. 7090]
20.2 Permittees must keep the SWPPP on-site, or electronically available on-site, during normal working hours with personnel
who have operational control over the applicable portion of the site, including all changes to the SWPPP, inspections, and
maintenance records. [Minn. R. 7090]
21.1 Training Requirements. [Minn. R. 7090]
21.2 Permittees must ensure all of the following individuals receive training and the content and extent of the training is
commensurate with the individual's job duties and responsibilities with regard to activities covered under this permit:
a.Individuals preparing the SWPPP for the project.
b.Individuals overseeing implementation of, revising and/or amending the SWPPP and individuals performing inspections
for the project. One of these individuals must be available for an on-site inspection within 72 hours upon request by the MPCA.
c.Individuals performing or supervising the installation, maintenance and repair of BMPs. [Minn. R. 7090]
21.3 Permittees must ensure individuals identified in Section 21 receive training from local, state, federal agencies, professional
organizations, or other entities with expertise in erosion prevention, sediment control, permanent stormwater treatment and the
Minnesota NPDES/SDS Construction Stormwater permit. Permittees must ensure these individuals attend a refresher-training
course every three (3) years. [Minn. R. 7090]
22.1 Requirements for Discharges to Wetlands. [Minn. R. 7050.0186]
22.2 If the project has any discharges with the potential for significant adverse impacts to a wetland, (e.g., conversion of a
natural wetland to a stormwater pond) permittees must demonstrate that the wetland mitigative sequence has been
followed in accordance with items 22.3 or 22.4. [Minn. R. 7050.0186]
22.3 If the potential adverse impacts to a wetland on a specific project site are addressed by permits or other approvals from an
official statewide program (U.S. Army Corps of Engineers 404 program, Minnesota Department of Natural Resources, or the State
of Minnesota Wetland Conservation Act) that are issued specifically for the project and project site, permittees may
use the permit, decision or other determination issued by these agencies to show the potential adverse impacts are
addressed. For purposes of this permit, deminimus actions are determinations by the permitting agency that address the
project impacts, whereas a non-jurisdictional determination does not address project impacts. [Minn. R. 7090]
22.4 If there are impacts from the project not addressed in one of the permits, decisions or other determinations discussed in
item 22.3 (e.g., permanent inundation or flooding of the wetland, significant degradation of water quality, excavation,
filling, draining), permittees must minimize all adverse impacts to wetlands by utilizing appropriate measures. Permittees
must use measures based on the nature of the wetland, its vegetative community types and the established hydrology.
These measures include in order of preference:
a.avoid all significant adverse impacts to wetlands from the project and post-project discharge;
b.minimize any unavoidable impacts from the project and post-project discharge;
c.provide compensatory mitigation when the permittees determine(s) that there is no reasonable and practicable
alternative to having a significant adverse impact on a wetland. For compensatory mitigation, wetland restoration or
creation must be of the same type, size and whenever reasonable and practicable in the same watershed as the impacted
wetland. [Minn. R. 7050.0186]
23.1 Additional Requirements for Discharges to Special (Prohibited, Restricted, Other) and Impaired Waters. [Minn. R. 7090]
23.2 The BMPs identified for each special or impaired water are required for those areas of the project draining to a discharge
point on the project that is within one mile (aerial radius measurement) of special or impaired water and flows to that
special or impaired water. [Minn. R. 7090]
23.3 Discharges to the following special waters identified as Prohibited in Minn. R. 7050.0335 subp. 3 must incorporate the BMPs
outlined in items 23.9, 23.10, 23.11, 23.13 and 23.14:
a.Boundary Waters Canoe Area Wilderness; Voyageurs National Park; Kettle River from the site of the former dam at
Sandstone to its confluence with the Saint Croix River; Rum River from Ogechie Lake spillway to the northernmost
confluence with Lake Onamia.
b.Those portions of Lake Superior North of latitude 47 degrees, 57 minutes, 13 seconds, East of Hat Point, South of the
Minnesota-Ontario boundary, and West of the Minnesota-Michigan boundary;
c.Scientific and Natural Areas identified as in Minn. R. 7050.0335 Subp. 3: Boot Lake, Anoka County; Kettle River in sections
15, 22, 23, T 41 N, R 20, Pine County; Pennington Bog, Beltrami County; Purvis Lake-Ober Foundation, Saint Louis County; waters
within the borders of Itasca Wilderness Sanctuary, Clearwater County; Iron Springs Bog, Clearwater County;
Wolsfeld Woods, Hennepin County; Green Water Lake, Becker County; Blackdog Preserve, Dakota County; Prairie Bush
Clover, Jackson County; Black Lake Bog, Pine County; Pembina Trail Preserve, Polk County; and Falls Creek, Washington
County. [Minn. R. 7050.0335, subp. 3]
23.4 Discharges to the following special waters identified as Restricted in Minn. R. 7050.0335 subp.1 must incorporate the BMPs
outlined in items 23.9, 23.10 and 23.11:
a.Lake Superior, except those portions identified as prohibited in item 23.3.b;
b.Mississippi River in those portions from Lake Itasca to the southerly boundary of Morrison County that are included in the
Mississippi Headwaters Board comprehensive plan dated February 12, 1981;
c.Scenic or Recreational River Segments: Saint Croix River, entire length; Cannon River from northern city limits of Faribault
to its confluence with the Mississippi River; North Fork of the Crow River from Lake Koronis outlet to the Meeker-Wright county
line; Kettle River from north Pine County line to the site of the former dam at Sandstone; Minnesota River from Lac que Parle
dam to Redwood County State Aid Highway 11; Mississippi River from County State Aid Highway 7 bridge in Saint Cloud to
northwestern city limits of Anoka; and Rum River from State Highway 27 bridge in Onamia to Madison and Rice streets in Anoka;
d.Lake Trout Lakes identified in Minn. R. 7050.0335 including lake trout lakes inside the boundaries of the Boundary Waters
Canoe Area Wilderness and Voyageurs National Park;
e.Calcareous Fens listed in Minn. R. 7050.0335, subp. 1. [Minn. R. 7050.0335, subp. 1]
23.5 Discharges to the Trout Lakes (other special water) identified in Minn. R. 6264.0050, subp. 2 and Minn. R. 7050.0420 must
incorporate the BMPs outlined in items 23.9, 23.10 and 23.11. [Minn. R. 6264.0050, subp. 2, Minn. R. 7050]
23.6 Discharges to the Trout Streams (other special water) listed in Minn. R. 6264.0050, subp. 4 and Minn. R. 7050.0420 must
incorporate the BMPs outlined in items 23.9, 23.10, 23.11 and 23.12. [Minn. R. 6264.0050, subp. 4, Minn. R. 7050]
23.7 Discharges to impaired waters or a water with an USEPA approved TMDL for any of the impairments listed in this item must
incorporate the BMPs outlined in items 23.9 and 23.10. Impaired waters are waters identified as impaired under section
303 (d) of the federal Clean Water Act for phosphorus (nutrient eutrophication biological indicators, nutrients), turbidity,
TSS, dissolved oxygen or aquatic biota (fish bioassessment, aquatic plant bioassessment and aquatic macroinvertebrate
bioassessment, benthic macroinvertebrate bioassessment). Terms used for the pollutants or stressors in this item are
subject to change. [Minn. R. 7090]
23.8 Where the additional BMPs in this Section conflict with requirements elsewhere in this permit, items 23.9 through 23.14
take precedence. [Minn. R. 7090]
23.9 Permittees must immediately initiate stabilization of exposed soil areas, as described in item 8.5 & 8.8, and complete the
stabilization within seven (7) calendar days after the construction activity in that portion of the site temporarily or
permanently ceases. [Minn. R. 7090]
23.10 Permittees must provide a temporary sediment basin as described in Section 14 for common drainage locations that serve
an area with five (5) or more acres disturbed at one time. [Minn. R. 7090]
23.11 Permittees must include an undisturbed buffer zone of not less than 100 linear feet from a special water (not including
tributaries) and must maintain this buffer zone at all times, both during construction and as a permanent feature post
construction, except where a water crossing or other encroachment is necessary to complete the project. Permittees must
fully document the circumstance and reasons the buffer encroachment is necessary in the SWPPP and include restoration
activities. This permit allows replacement of existing impervious surface within the buffer. Permittees must minimize all
potential water quality, scenic and other environmental impacts of these exceptions by the use of additional or redundant
(double)BMPs and must document this in the SWPPP for the project. [Minn. R. 7090]
23.12 Permittees must design the permanent stormwater treatment system so the discharge from the project minimizes any
increase in the temperature of trout streams resulting from the one (1) and two (2) year 24-hour precipitation events. This
includes all tributaries of designated trout streams located within the same Public Land Survey System (PLSS) Section.
Permittees must incorporate one or more of the following measures, in order of preference:
a.Provide stormwater infiltration or other volume reduction practices as described in item 15.4 and 15.5, to reduce runoff.
Infiltration systems must discharge all stormwater routed to the system within 24 hours.
b.Provide stormwater filtration as described in Section 17. Filtration systems must discharge all stormwater routed to the
system within 24 hours.
c.Minimize the discharge from connected impervious surfaces by discharging to vegetated areas, or grass swales, and
through the use of other non-structural controls.
d.If ponding is used, the design must include an appropriate combination of measures such as shading, vegetated swale
discharges or constructed wetland treatment cells that limit temperature increases. The pond must be designed as a dry pond
and should draw down in 24 hours or less.
e.Other methods that minimize any increase in the temperature of the trout stream. [Minn. R. 7090]
23.13 Permittees must conduct routine site inspections once every three (3) days as described in item 11.2 for projects that
discharge to prohibited waters. [Minn. R. 7090]
23.14 If discharges to prohibited waters cannot provide volume reduction equal to one (1) inch times the net increase of
impervious surfaces as required in item 15.4 and 15.5, permittees must develop a permanent stormwater treatment system
design that will result in no net increase of TSS or phosphorus to the prohibited water. Permittees must keep the plan in the
SWPPP for the project. [Minn. R. 7090]
24.1 General Provisions. [Minn. R. 7090]
24.2 If the MPCA determines that an individual permit would more appropriately regulate the construction activity, the MPCA
may require an individual permit to continue the construction activity. Coverage under this general permit will remain in
effect until the MPCA issues an individual permit. [Minn. R. 7001.0210, subp. 6]
24.3 If the permittee cannot meet the terms and conditions of this general permit, an owner may request an individual permit, in
accordance with Minn. R. 7001.0210 subp. 6. [Minn. R. 7001.0210, subp. 6]
24.4 Any interested person may petition the MPCA to require an individual NPDES/SDS permit in accordance with 40 CFR
122.28(b)(3). [40 CFR 122.28(b)(3)]
24.5 In addition to the requirement found in section 20, permittees must make the SWPPP, including all inspection reports,
maintenance records, training records and other information required by this permit, available to federal, state, and local
officials within three (3) days upon request for the duration of the permit and for three (3) years following the NOT.
[Minn. R. 7090]
24.6 Permittees may not assign or transfer this permit except when the transfer occurs in accordance with the applicable
requirements of item 3.7 and 3.8. [Minn. R. 7090]
24.7 Nothing in this permit must be construed to relieve the permittees from civil or criminal penalties for noncompliance with
the terms and conditions provided herein. Nothing in this permit must be construed to preclude the initiation of any legal action
or relieve the permittees from any responsibilities, liabilities, or penalties to which the permittees is/are or may be subject to
under Section 311 of the Clean Water Act and Minn. Stat. Section 115 and 116, as amended. Permittees are not
liable for permit requirements for activities occurring on those portions of a site where the permit has been transferred to
another party as required in item 3.7 or the permittees have submitted the NOT as required in Section 4. [Minn. R. 7090]
24.8 The provisions of this permit are severable. If any provision of this permit or the application of any provision of this permit to
any circumstances is held invalid, the application of such provision to other circumstances, and the remainder of this permit must
not be affected thereby. [Minn. R. 7090]
24.9 The permittees must comply with the provisions of Minn. R. 7001.0150, subp. 3 and Minn. R. 7001.1090, subp. 1(A), 1(B),
1(C), 1(H), 1(I), 1(J), 1(K), and 1(L). [Minn. R. 7001]
24.10 The permittees must allow access as provided in 40 CFR 122.41(i) and Minn. Stat. Section 115.04. The permittees must
allow representatives of the MPCA or any member, employee or agent thereof, when authorized by it, upon presentation of
credentials, to enter upon any property, public or private, for the purpose of obtaining information or examination of
records or conducting surveys or investigations. [40 CFR 122.41(i)]
24.11 For the purposes of Minn. R. 7090 and other documents that reference specific sections of this permit, "Stormwater
Discharge Design Requirements" corresponds to Sections 5, 6 and 14 through 21; "Construction Activity Requirements"
corresponds to Sections 7 through 13; and "Appendix A" corresponds to Sections 22 and 23. [Minn. R. 7090]
Pa
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938.7
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938.7
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933.6
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EOF
932.9
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
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LEGEND
Know what's below.
before you dig.Call
R
G
925.50
3
6
926.0 925.5
LFE 919.5
LO 923.5
(925.50)
SUGGESTED GARAGE SIDE
TYPICAL LOTCENTERLINE (℄)
FINISHED ELEVATION
AT LOT CORNER
FINISHED ℄ GRADE
100' ℄ STATION
PVI ELEVATION AT VERTICAL CURVE
TYPICAL FRONT YARD
SETBACK (HOUSE)
DRAINAGE & UTILITY EASEMENT
RECOMMENDED HOUSE TYPE
LOWEST FLOOR ELEVATION
LOWEST OPENING ELEVATION
FINISHED GRADE ELEVATION
EXISTING CONTOUR
LOT NUMBER922
SURFACE DRAINAGE
PROPERTY LINE
PROPOSED CONTOUR
920
RLO
927.5
923.0
EXISTING TELEPHONE BOX
EXISTING ELECTRIC TRANSFORMER BOX
EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
EXISTING SIGN
E
EXISTING OVERHEAD POWEROHPOHPOHP
EXISTING OVERHEAD UTILITYOHUOHUOHU
T
TV
PROPOSED CONTOUR923
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED CURB & GUTTER
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED RETAINING WALL
EOF PROPOSED EMERGENCY OVERFLOW
PROPOSED GRADING LIMITS
PROPOSED AQUATIC BENCH
SCALE IN FEET
0 150 300
STANDARD GRADING NOTES:
1.SPECIFICATIONS WHICH APPLY ARE THE MOST RECENT EDITIONS OF THE
MUNICIPALITY IN WHICH THE WORK IS LOCATED AND THE MINNESOTA DEPARTMENT
OF TRANSPORTATION SPECIFICATIONS FOR HIGHWAY CONSTRUCTION UNLESS
MODIFIED HEREIN ON THESE CONTRACT DOCUMENTS.
2.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO UTILIZE THE "GOPHER STATE ONE
CALL" EXCAVATION NOTICE SYSTEM AS REQUIRED UNDER MINNESOTA STATUTE
CHAPTER 216D. CALL 811 OR SUBMIT A TICKET AT gopherstateonecall.org AT LEAST 48
HOURS PRIOR TO PERFORMING ANY EXCAVATION.
3.GRADING CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL
UNDERGROUND UTILITIES WITH THE RESPECTIVE UTILITY COMPANIES PRIOR TO
CONSTRUCTION.
4.ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS SHALL BE
PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS.
5.ALL LOT AND EASEMENT DIMENSIONS ARE SUBJECT TO FINAL PLAT.
6.IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO DISPOSE OFF-SITE ALL
TREES, STUMPS, BRUSH, OR OTHER DEBRIS THAT EXISTS WITHIN THE CONSTRUCTION
AREAS. TREES TO REMAIN SHALL BE DESIGNATED BY THE ENGINEER.
7.THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT
CERTIFICATION OF ALL CONTROLLED FILLS CAN BE FURNISHED TO THE OWNER
DURING AND UPON COMPLETION OF THE PROJECT.
8.DENSITY TESTS SHALL BE TAKEN TO EVALUATE THE COMPACTION WITHIN THE
STREETS, TRAVEL WAYS OR PARKING LOTS. WITHIN THE UPPER 3 FEET OF STREET,
TRAVEL WAYS OR PARKING LOT SUBGRADE, THE CONTRACTOR SHALL INSURE THAT
ALL SOILS BE NOT MORE THAN ONE PERCENTAGE POINT OVER THE SOIL'S STANDARD
PROCTOR OPTIMUM MOISTURE CONTENT, AND THAT COMPACTION TO A MINIMUM
OF 100% OF STANDARD PROCTOR DENSITY BE PROVIDED. IN AREAS BELOW THE UPPER
THREE FEET OF SUBGRADE OF THE STREETS, TRAVEL WAYS OR PARKING LOTS, THE
CONTRACTOR SHALL INSURE THAT ALL SOILS BE NOT MORE THAN THREE
PERCENTAGE POINTS OVER THE SOIL'S STANDARD PROCTOR OPTIMUM MOISTURE
CONTENT, AND THAT COMPACTION TO A MINIMUM OF 95% OF STANDARD PROCTOR
DENSITY BE PROVIDED. THE GRADING TOLERANCE FOR THESE AREAS SHALL BE WITHIN
0.1'±.
9.LOT GRADING AND/OR THE PREPARATION OF BUILDING PADS SHALL BE
CONSTRUCTED IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS. THE
GRADING TOLERANCE SHALL BE 0.30'±. ALL EARTHWORK OPERATIONS SHALL BE
PERFORMED IN ACCORDANCE WITH THE HUD-FHA DATA SHEET 79G "LAND
DEVELOPMENT WITH CONTROLLED EARTHWORK", PROVIDING FOR A MINIMUM OF 95%
STANDARD DENSITY, OR AS OTHERWISE SPECIFIED BY THE GEO-TECHNICAL ENGINEER.
10.IN AREAS WHERE RETAINING WALLS ARE PROPOSED ON CONTROLLED FILL AREAS, A
MINIMUM 95% STANDARD DENSITY NEEDS TO BE ATTAINED WHERE FILL THICKNESS
EXCEEDS 10' BELOW WALL FOUNDATION ELEVATIONS, A HIGHER MINIMUM OF 98%
SHALL BE ATTAINED
11.BUILDING PADS SHOWN ON EACH LOT ARE TYPICAL ONLY. THE DEPTH OF THE PAD
FROM FRONT TO BACK SHALL BE GRADED THROUGHOUT THE FULL WIDTH OF THE LOT
OR AS NECESSARY TO ALLOW FOR CONSTRUCTION OF A BUILDING AT THE MINIMUM
SIDE YARD SETBACKS. (REFER TO THE PLANS FOR SPECIFIC SETBACK DISTANCES.) IF
UNSUITABLE SOIL CONDITIONS ARE ENCOUNTERED WITHIN A PROPOSED BUILDING
PAD THAT CANNOT BE CORRECTED OR REMOVED, IT IS THE RESPSONSIBILITY OF THE
CONTRACTOR TO NOTIFY THE ENGINEER OF THE CONDITIONS AND TO LOCATE THE
LIMITS OF THE UNSUITABLE AREAS.
12.THE SITE GRADING TOLERANCE FOR THE SITE SHOULD BE ±0.1' FOR STREETS AND ±0.30'
FOR LANDSCAPED/OPEN AREAS.
13.TOPSOIL SHALL BE RE-SPREAD AT A MINIMUM DEPTH OF 6" ON ALL DISTURBED AREAS
TO BE VEGETATED.
SPECIFIC GRADING NOTES:
1.THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS ON THE PLANS WERE
PROVIDED BY HILL, INC. ON 10/28/2025. THE DEGREE OF ACCURACY OF THE EXISTING
CONTOURS SHOWN ON THE PLAN IS EQUAL TO ± ONE HALF THE CONTOUR INTERVAL.
2.FEMA FLOOD DATA EXPORTED ON 12/01/2025.
3.TREE DATA PROVIDED BY MIDWEST NATURAL RESOURCES, INC. ON 12/05/2025.
4.WETLANDS PER KJOLHAUG ENVIRONMENTAL DELINEATION (PENDING APPROVAL).
PROPOSED WETLAND FILL
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
PROPOSED POND MAINTENANCE ACCESS
Pa
g
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3
1
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7
0
95
0
960
970
980
950
950
960
960
970
952
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5
4
954
954
9
5
4
956
956
956
958
958
962
964
966
968
9
7
2
9
7
4
97
6
97
8
944
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948
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952
950
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950
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94
4
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6
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94
8
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942
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6
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EOF
938.7
I
>>
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
D
EX CBMH
RE 943.28
IE 939.74 (12" N)
IE 939.69 (15" S)
EX CBMH
RE 943.36
IE 938.93 (15" N)
IE 939.35 (12" E)
IE 938.90 (18" S)
EX CBMH
RE 940.57
IE 937.00 (18" N)
IE 937.42 (12" E)
IE 936.68 (24" S)
EX CBMH
RE 940.43
IE 936.30 (24" N)
IE 936.20 (27" S)
EX CBMH
RE 940.58
IE 936.09 (27" N)
IE 937.03 (12" E)
IE 935.90 (30" S)
SUMP 932.75
EX CBMH
RE 939.59
IE 935.67 (30" N)
IE 935.67 (30" S)
EX FES
IE 935.64 (30")
EX CBMH
RE 943.34
IE 940.46 (12" E)
IE 940.46 (12" S)
EX FES
IE 942.75
EX STM 123 (54" ID)
RE 954.00
IE 945.81 (30" W)
IE 945.81 (30" E)
EX STM 124 (54" ID)
RE 957.00
IE 947.84 (30" N)
IE 947.83 (30" E)
OCS 1
RE 948.86
IE 948.00 (8" S)
SUMP 945.00
OCS 1A
RE 950.42
IE 947.50 (8" N)
IE 945.00 (18" S)
EX STM 122 (72" ID)
RE 949.55
IE 944.05 (18" NE)
IE 943.00 (30" W)
IE 943.00 (33" S)
SUMP 940.70
32
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944.0S
LFE 944.5
944.0
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LFE 944.2
943.7
943.5S
LFE 944.0943.5
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941.1
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4
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4
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943.6 5+00.00
90' VC
(941.82)
941.85
HP
38+51.21
953.69
LP
47+07.00
942.10
34+00.00
200' VC
(950.69)
950.25
38+50.00
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(954.06)
953.69
44+00.00
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(950.04)
949.34
46+42.00
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(941.48)
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13+70.00
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12+15.00
940.80
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(940.96)
940.80
13+70.00
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(939.88)
940.03
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944.81
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5
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9
5
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6
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5
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0.75%
0.7
5
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0.
7
5
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3.54%
2.
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0
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0.
7
0
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7
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7
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0.85%0.60%
939.8
EOF
940.5
EOF
943.7
EOF
944.7
942.3
953.5
953.2
952.8
952.5
952.2
951.9
951.5
951.0
950.4
949.6
948.6
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3
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4
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5
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940.3
939.2
939.3
939.1
938
.
5
941.4
941.1
939.8
943.0
EOF
942.1
EOF
941.3
EOF
948.1EOF
952.2EOF
953.5
943.9944.4
943.5943.5944.0944.9946.5947.6948.5949.4950.5
951.4950.0951.0951.9952.8951.2952.1953.0953.9954.7955.2
955.5
EOF
956.6
955.5
EOF
956.5
956.1
956
.
0
96
9
.
9
95
5
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6
96
7
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2
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4
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952.5
951.6
953.1
952.3
951.4
950.5
951.7
950.9
950.0
949.7
948.7
947.5
946.3
EOF
953.8
EOF
952.5
EOF
951.3
EOF
948.0 EOF
940.5
94
5
.
6
9
94
8
.
1
9
95
0
.
2
5
95
1
.
4
4
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2
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9
4
953
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5
9
953.60
952.96 952.23 951.50 950.77 949.34 946.50 943.33 942.10 942.67
943.42
EOF
942.4
EOF
941.0
EOF
939.8
EOF
941.9
EOF
946.3
EOF
946.7
EOF
946.1
940.9
EOF
941.9EOF
944.3
EOF
942.7EOF
945.4
942.3
941.3
940.3
941.6
940.3
945.6 944.7 943.2 944.6
94
6
.
9
EOF
945.5
950.5950.5 94
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1
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5
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1
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1
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7
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6
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7
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951.8945.2 944.5950.1 943.6949.0 942.5946.6 941.5942.5
EOF
956.1
944.3 944.0
2+15.00
90' VC
(939.82)
939.97
9+00.00
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(944.97)
944.81
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939.6
EOF
956.5
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.
5
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TEMPORARY GRADING EASEMENT
70
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
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DRAWN BY
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938.7
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EOF
932.9
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941.2
941.7
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5
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941.85
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938.47
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7
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EOF
939.0
EOF
940.0
EOF
938.8
EOF
939.7
948.6
947.4
946.2
945.2
944.2
943.6
943.3
939.84 G
938.38 G
939.21 G
939.95
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948.7
947.5
946.3
945.1
944.3
943.4
943.2
942.3
941.4
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939.9
940.3
939.4
938.6
EOF
948.0
EOF
943.9
EOF
940.3
93
8
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7
93
9
.
9
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0
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8
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0
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4
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938.7
938.7
938.7
EOF
940.1
EOF
941.1
938.8
939.1
939.2
EOF
942.1
EOF
940.9
940.2 939.4
939.9
938.0
938.8
EOF
940.9
941.0
EOF
940.5
941.4
9
940.7
4
939.9
9
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1
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EOF
940.4
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
POND 3P
BTM 923.0
OLE 933.0
HWL 934.5
EOF
936.5
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2
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5
EOF
940.5
G
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942.3
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EOF
932.9
G
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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before you dig.Call
R
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OH
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TV
EOF
933.6
G
G
G
G
G
G
G
G
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G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
WBF
WB
F
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O
N
E
A
E
RE
G
U
L
A
T
O
R
Y
FL
O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
EX FES
IE 930.14 (21")
EX FES
IE 930.21 (21")
EX OCS
RE HIGH 933.59
RE LOW 932.86
IE 930.69 (21" W)
EX FES
IE 927.27 (30")
EX FES
IE 926.93 (30")
EX FES
IE 926.99 (30")EX FES
IE 926.89 (30")
EX OCS
RE HIGH 933.25
RE LOW 932.76
IE 930.39 (21" W)
EX FES
IE 927.00 (84")
EX FES
IE 926.82 (84")
EX FES BOX
(5' H x 8' W)
IE 926.57
EX FES BOX
(5' H x 8' W)
IE 926.48
EX FES BOX
(5' H x 8' W)
IE 926.24
EX FES BOX
(5' H x 8' W)
IE 926.34
EX WATER LEVEL ±930.4
(10/28/25)
131415
16
17
18
19
20
21
22
23
24
1
2
0+
0
0
7
8
9
7
8
9
10
10
11
12
OUTLOT B
OUTLOT C
6
7
21
1
T
H
S
T
FA
I
R
F
I
E
L
D
D
R
FEN
W
A
Y
L
N
>>>>>>>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
94
2
.
6
S
LF
E
9
4
3
.
1
94
2
.
6
94
2
.
6
S
LF
E
9
4
3
.
1
94
2
.
6
94
2
.
6
S
LF
E
9
4
3
.
1
94
2
.
6
94
2
.
3
S
LF
E
9
4
2
.
8
94
2
.
3
LFE
9
4
2
.
4
94
1
.
9
94
3
.
0
S
LF
E
9
4
3
.
5
94
3
.
4
S
LF
E
9
4
3
.
9
94
3
.
4
94
3
.
8
S
LF
E
9
4
4
.
3
94
3
.
8
942.5
S
LFE 9
4
3
.
0
942.5
942.
2
S
LFE
9
4
2
.
7
941.
7
S
94
1
.
3
94
0
.
7
94
0
.
4
939
.
9
939
.
5
939
.
1
940.4
940.8
941.1
940.4
940.8
941.2
94
1
.
8
94
1
.
6
HP
18+60.00
942.37
LP
24+25.00
938.47
LP
13+15.58
938.68
13+00.00
150' VC
(938.34)
938.69
18+60.00
90' VC
(942.54)
942.37
(938.30)
938.47
0.
7
5
%
0.75%
0.
7
5
%
0.
7
5
%
1.14%
EOF
938.8
94
2
.
6
94
0
.
6
93
7
.
0
93
7
.
0
937
.
0
937
.
0
940.4
941.3
0.7
2
%
938.7
938.7
938.7
938.7
938.7
939.48
938.69
939.09
939.84
940.59
941.
3
4
9
4
2
.
0
9
94
2
.
2
4
941.4
9
940.7
4
939.9
9
939
.
2
4
93
8
.
5
2
936.0
936.0
935.7935.7
939.1
935.7
939.5
935.0
939.9
935.8
934.0
934.0
POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
929.3
G
G
G
G
G
G
G
GG
G
G
94
1
.
6
0
94
0
.
7
1
93
9
.
9
9
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
7.9
%
8.1
%
7.8
%
7.9
%
5.2%
6.5%
7.9%
8.3%
6.9%
7.0%
7.2%
94
1
.
2
94
1
.
7
94
2
.
0
942.9
942.5
942.1
942.1
941.8
941.
4
EOF
938.2
938.7
EOF
938.2
940
940
942
9
4
2
932
934
936
938
940
922
924
926
928
930
938.7
93
4
93
6
93
8
93
2
93
4
93
6
93
8
92
2
92
4
92
6
92
8
93
0
930
932
930932934
93
0
93
2
930 932
93
0
93
2
930932
93
0
93
2
93
0
93
2
934
936
938
932
934
936
938
93
0
93
2
93
4
930
93
2
93
4
92
4
92
6
92
8
93
0
92
2
92
4
92
2
92
4
92
6
92
8
93
0
93
2
93
4
93
6
938
934
936
938
94
0
94
0
942
942
94
2
94
2
94
2
934
9
3
4
9
3
6
93
8
940
9
4
2
94
2
94
0
93
8
EOF
938.9
EOF
938.6
EOF
933.6
934.6
934.6
934.6
934.6
934.5
934.6
POND 4P
HWL 931.0
B-B HWL 933.2
DUAL CULVERTS
SERVE AS EOF 929.3
936
938
932
940
45
'
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
BU
R
N
S
V
I
L
L
E
,
M
N
5
5
3
0
6
PH
O
N
E
:
9
5
2
-
8
9
0
-
6
0
4
4
JB
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R
16
3
5
5
3
6
T
H
A
V
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I
T
E
#
1
0
0
P
L
Y
M
O
U
N
T
H
,
M
N
5
5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
3
3
2
\
P
R
E
-
P
L
A
T
P
L
A
N
S
\
2
4
3
3
2
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.
d
w
g
-
3
/
0
2
/
2
0
2
6
0
8
:
2
1
A
M
24332 G
C4.3
GR
A
D
I
N
G
&
D
R
A
I
N
A
G
E
P
L
A
N
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
3
4
o
f
7
0
944
94
4
940
940
940
940
940
940
940
9
4
0
9
3
6
936
936
93
6
936
936
93
8
93
8
938
9
3
8
93
8
93
8
93
8
942
94
2
94
2
9
4
2
94
2
942
94
2
934
934
934
934
9
3
4
9
3
4
934
93
4
92
8
93
0
93
2
93
4
92
2
92
4
92
6
OHU
OHU
OHU
OHU
I I I I I I I I
I
I
I
G G G G G G
SS
>
>
>
X
X
XXXXXXXXXXXXXXXX
X
X
X
X
X
X
X
X
XXXXX
FEMA ZONE A
EX SSMH
RE 940.96
IE 918.69 (W)
IE 917.94 (E)
EX SSMH
RE 942.30
IE 916.15 (W)
IE 916.05 (S)
8" PVC PLUG
IE 916.01
8" PVC PLUG
IE 918.99
8" PVC SDR 268" PVC SDR 26
8" PVC C-900
BM #1
TNH=942.29
1234567891011121314
0+00
211TH ST
>>>>>>>>>>>>>>>>>>>
HP
8+95.64
942.36
LP
13+15.58
938.68
LP
4+32.87
940.27
4+00.00
150' VC
(940.00)
940.33
9+25.00
150' VC
(942.62)
942.32
13+00.00
150' VC
(938.34)
938.69
0.75%
0.50%1.14%0.50%
1.14%
1.28%
940.33940.50941.00941.50942.00942.36941.77940.62
939.48
938.69
939.09
938.6
938.5
938.7
938.1
939.1
937.6
939.4
936.6
939.7
936.6
939.6
935.7
939.0
936.1
938.3
935.9937.1
935.3936.0
936.0
935.7935.7
939.1
935.7
939.5
935.0
940
940
940 942942
934
936
938
940
942940
938
EOF
938.9
EOF
938.6
TEMPORARY GRADING EASEMENT
70
'
R/
W
50
'
10
'
10
'
55
'
45
'
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
BU
R
N
S
V
I
L
L
E
,
M
N
5
5
3
0
6
PH
O
N
E
:
9
5
2
-
8
9
0
-
6
0
4
4
JB
e
n
d
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r
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n
h
i
l
l
.
c
o
m
ww
w
.
m
n
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l
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c
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a
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t
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i
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p
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a
n
,
sp
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c
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t
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p
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w
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y
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e
n
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d
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s
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t
a
.
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L
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A
SA
W
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G
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E
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3
5
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3
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S
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E
#
1
0
0
P
L
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M
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T
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M
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5
5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
3
3
2
\
P
R
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-
P
L
A
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S
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2
4
3
3
2
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.
d
w
g
-
3
/
0
2
/
2
0
2
6
0
8
:
2
2
A
M
24332 G
C4.4
GR
A
D
I
N
G
&
D
R
A
I
N
A
G
E
P
L
A
N
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
3
5
o
f
7
0
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X X X X X X X X
X
X
X
X
X
X
X
I I I
I I I I I
I I
I
>
>
>
>
>
>
>
>
>>
>
>
>>>>>
>
>
>
>
>
TV
S
>
S
TV
T
V
TVTV
D
S
D
D
D
D
EOF
938.7
EOF
938.7
EOF
933.6
>
ST-9
GW 922.5
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
ST-7
GW 927.4
ST-8
GW 928.5
ST-10
ST-11
GW 928.1
ST-12
GW 925.3
WB
F
W
B
F
W
B
F
WBFWBF
WB
F
WB
F
WB
F
D
X
X
X
X
X
X
X
FE
M
A
Z
O
N
E
A
E
RE
G
U
L
A
T
O
R
Y
FL
O
O
D
W
A
Y
ZO
N
E
A
E
FEMA ZONE A
BM #2
TNH=949.18
EOF
932.9
950
960
970
980
950
95
0
950
960
960
960
970
970
97
0
952
952
9
5
4
954
954
954
954
954
9
5
4
954
954
9
5
4
956
956
9
5
6
956
956
958
958958
958
962
96
2
964
964
966
966
968
968
9
7
2
972
972
972
9
7
2
9
7
2
972
9
7
4
974
974
97
6
9
7
6
97
8
944
946
948
950
952
950
950
950
950
950
9
5
0
95
0
950
950
944
944
94
4
944
94
4
944
94
4
94
4
944
94
6
946
946
94
6
946 946
948
946
946
9
4
6
94
8
9
4
8
948
94
8
948
948
948
948
9
4
8
9
4
8
952
952
952
95
2
952
952
952
952
952
952
936
938
94
0
94
2
940
940
940
940
942
94
0
9
4
0
940
940
940
940
940
940
936
936
936
93
6
9
3
6
93
6
936
9
3
6
938
938
938
9
3
8
938
938
9
3
8
938
93
8
938
93
8
93
8
93
8
942
942
94
2
942
94
6
94
0
942
94
2
942
9
3
4
9
3
6
934
9
3
4
934934
9
3
4
93
4
934
934
934
9
3
4
934
932
93
2
932
92
8
93
0
93
2
93
6
936
93
8
9
3
6
954
948
9
4
8
93
6
932
9
3
2
934
934
932
934
9
3
4
9
3
6
932
9
3
2
934
93
2
93
2
9
3
2
92
2
92
4
92
6
92
8
93
0
93
2
93
2
934
934
9
3
6
94
0
92
2
92
4
9
2
6
19
20
21
22
23
24
2
5
2
6
2
7
2
8
29
30
31
32
33
34
35
36
37
38
39
40 41 42 43 44 45 46 47 48
49 50 50+50
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
0+
0
0
17
+
3
3
1 2 3 4 5 6 7
8
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25
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39
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13
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2
3
4
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7
8
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10
1
2
3
4
5
6
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8
9
10
11
12
13
14
15
16
26
27
28
29
30
31
32
33
34 35 36 37 38 39 40 41 42 43 44 45 46 47 48
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 28 29 30 31
32
33
34
35
36
37
38
39
40
41
42
53
52
OUTLOT B
OUTLOT A
OUTLOT D
OUTLOT C
OU
T
L
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T
B
1
8
6
7
21
1
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DITCH 934.7
EG 945.8
PG 949.8
DITCH 939.2
EG 948.6
PG 951.2
DITCH 935.5
EG 943.8
PG 945.4
DITCH 938.7
EG 939.7
PG 941.3
DITCH 936.7
EG 955.8
PG 946.1
DITCH 942.3
EG 943.6
PG 942.3
DITCH 932.0
EG 935.3
PG 941.3
DITCH 931.0
EG 933.9
PG 931.0
DITCH 944.2
EG 968.6
PG 954.8
94
0
95
0
960
970
94
0
9
4
0
95
0
95
0
96
0
940
950
STORM SEWER TO BE INSTALLED WITH
TEMPORARY DITCH. REFER TO STORM
SEWER PLAN.
TEMPORARY 48" STORM
OUTLET TO TEMPORARY DITCH
PLUG WEST INVERT.
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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24332 DITCH
C4.5
TE
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P
L
A
N
LEGEND
Know what's below.
before you dig.Call
R
EXISTING TELEPHONE BOX
EXISTING ELECTRIC TRANSFORMER BOX
EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
EXISTING SIGN
E
EXISTING OVERHEAD POWEROHPOHPOHP
EXISTING OVERHEAD UTILITYOHUOHUOHU
T
TV
PROPOSED TEMP DITCH CONTOUR923
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED CURB & GUTTER
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED RETAINING WALL
EOF PROPOSED EMERGENCY OVERFLOW
PROPOSED GRADING LIMITS
PROPOSED AQUATIC BENCH
SCALE IN FEET
0 100 200
PROPOSED WETLAND FILL
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
PROPOSED CONTOUR923
PROPOSED DITCH CHECK - POST
GRADING/UTILITY CONSTRUCTION
PROPOSED EROSION CONTROL BLANKET
Pa
g
e
3
6
o
f
7
0
OH
U
OH
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X
X
X
X
X
X
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X
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X X X X X X X X X X X X
X
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>>
>
>
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>>>
>
>
>
>
TV
S
S
TV
T
V
TVTV
TV
D
S
D
D
D
D
EOF
938.7
EOF
938.7
EOF
933.6
G
G
G
G G G G G G G G G G G G G G G
ST-9
GW 922.5
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
ST-7
GW 927.4
ST-8
GW 928.5
ST-10
GW 929.0
ST-11
GW 928.1
ST-12
GW 925.3
W
B
F
W
B
F
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
W
B
F
WB
F
WB
F
WBF
D
SS
XXXXXX
X
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X
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FE
M
A
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O
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A
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G
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L
A
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Y
FL
O
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D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
BM #1
TNH=942.29
BM #2
TNH=949.18
EOF
932.9
95
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123456789101112131415161718192021222324
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
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2
3
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2
3
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16
17
18
19
20
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5
6
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14
15
16
17
18 19 20 21 22 23 24
1
2
3
4
5
6
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8
9 10 11 12
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14
15
16
17
18
1
2
3
4
5
6
7
8
9
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
26
27
28
29
30
31
32
33
34 35 36 37 38 39 40 41 42 43 44 45 46 47 48
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 28 29 30 31
32
33
34
35
36
37
38
39
40 41
42
53
52
OUTLOT B
OUTLOT A
OUTLOT D
OUTLOT C
OU
T
L
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T
B
1
8
6
7
21
1
T
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S
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>>>>>
>
>
>
>
>
>
>
>
>
>>>
>
>
>
>
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>
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>
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>
>
>
>
>
>
>
>
>
>
>
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>
>
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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T
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.
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E
S
U
I
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E
#
1
0
0
P
L
Y
M
O
U
N
T
H
,
M
N
5
5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
3
3
2
\
P
R
E
-
P
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S
\
2
4
3
3
2
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T
L
D
.
d
w
g
-
3
/
0
2
/
2
0
2
6
0
8
:
2
2
A
M
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 150 300
PROPOSED WETLAND IMPACT TABULATION ŽSFž
WETLAND 1 1,473
WETLAND 2 5,922
WETLAND 3 57,861
WETLAND 4 0
TOTAL WETLAND IMPACT 65,256
PROPOSED WETLAND BUFFER TABULATION ŽSFž
REQUIRED BUFFER PROPOSED BUFFER
(25' AVG, 16.5' MIN)
WETLAND 1 N/A N/A
WETLAND 2 N/A N/A
WETLAND 3 15,704 15,704
WETLAND 4 10,204 11,885
24332 WTLD
C4.6
WE
T
L
A
N
D
I
M
P
A
C
T
P
L
A
N
LEGEND
PROPOSED WETLAND FILL
EXISTING WETLAND EDGE
WETLAND 4
0 SF IMPACT
WETLAND 3
57,861 SF IMPACT
WETLAND 2
5,922 SF IMPACT
WETLAND 1
1,473 SF IMPACT
100' VRWJPO PRINCIPAL
CONNECTOR BUFFER FROM OHW
50' MN BUFFER LAW BUFFER FROM OHW
WB
F WB
F
PROPOSED WETLAND BUFFER
25' (TYP)
1
6
.
5
'
M
I
N
25'
33.8'45.8'
25'
Pa
g
e
3
7
o
f
7
0
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
X X X
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
>>
>
>
>
>
>
>
>
>
>
>
>
>
>
TV
EOF
933.6
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
WBF
W
B
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
X
X
X
X
X
X
X
X
X
X
X
X
FE
M
A
Z
O
N
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A
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RE
G
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A
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O
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Y
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O
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D
W
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FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
EX FES
IE 930.14 (21")
EX FES
IE 930.21 (21")
EX OCS
RE HIGH 933.59
RE LOW 932.86
IE 930.69 (21" W)
EX FES
IE 927.27 (30")
EX FES
IE 926.93 (30")
EX FES
IE 926.99 (30")EX FES
IE 926.89 (30")
EX OCS
RE HIGH 933.25
RE LOW 932.76
IE 930.39 (21" W)
EX FES
IE 927.00 (84")
EX FES
IE 926.82 (84")
EX FES BOX
(5' H x 8' W)
IE 926.57
EX FES BOX
(5' H x 8' W)
IE 926.48
EX FES BOX
EX WATER LEVEL ±930.4
(10/28/25)
940
9
3
6
936
936
936
93
6
9
3
6
938
938
938
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6
7
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6
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8
9
10
10
11
12
13
14
15
OUTLOT B
OUTLOT C
6
7
21
1
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T
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4
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94
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LF
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94
3
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942.5
S
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4
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942.
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LFE
9
4
2
.
7
942.
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941.
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S
LFE
9
4
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7
94
1
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1
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6
HP
18+60.00
942.37
LP
24+25.00
938.47
LP
13+15.58
938.68
13+00.00
150' VC
(938.34)
938.69
18+60.00
90' VC
(942.54)
942.37
24+25.00
90' VC
(938.30)
938.47
0.
7
5
%
0.
7
5
%
0.75%
0.
7
5
%
0.
7
5
%
1.14%
EOF
938.8
EOF
939.7
94
2
.
6
94
0
.
6
93
7
.
0
93
7
.
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937
.
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939.3
940.4
941.3
938
.
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938
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0
939
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2
0.7
2
%
938.7
938.7
938.7
938.7
938.7
938.69
939.09
939.84
940.59
941.
3
4
9
4
2
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94
2
.
2
4
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5
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9
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8
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936.0
936.0
935.7935.7
939.1
935.7
939.5
935.0
939.9
935.8
934.0
934.0
POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
929.3
G
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.
9
9
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.
2
7
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
7.9
%
8.1
%
7.8
%
7.9
%
9.0%
9.0%
5.2%
6.5%
7.9%
8.3%
8.3
%
6.7
%
6.7%
6.9%
7.0%
7.2%
940
.
7
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8
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1
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2
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1
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7
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2
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942.5
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8
942.1
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4
941.
0
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.
6
EOF
938.2
938.7
EOF
938.2
940
940
942
9
4
2
94
0
932
934
936
938
940
922
924
926
928
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938.7
93
4
93
6
93
8
93
2
93
4
93
6
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8
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92
4
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930932934
93
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93
2
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93
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936
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6
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6
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2
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4
93
6
938
934
936
938
94
0
94
0
942
942
94
2
94
2
94
2
934
9
3
4
9
3
6
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8
940
9
4
2
93
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940940
94
2
94
0
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94
0
932
93
4
936
EOF
938.9
EOF
938.6
EOF
933.6
934.6
934.6
934.6
934.6
934.5
934.6
POND 4P
HWL 931.0
B-B HWL 933.2
DUAL CULVERTS
SERVE AS EOF 929.3
936
938
932
940
ESTIMATED FLOODPLAIN
ELEVATION 933.0
ANTICIPATED AREA OF FLOODPLAIN
FILL BELOW 933.0 ELEV (TYP)
899 CY OF FILL BELOW 933.0 ELEV
PROPOSED AREA OF CUT FOR
FLOODPLAIN MITIGATION (TYP)
24,180 CY OF CUT BELOW 933.0 ELEV
ESTIMATED FLOODPLAIN
ELEVATION 933.0
ESTIMATED FLOODPLAIN
ELEVATION 933.0
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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T
C
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2
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CTY
2026-03-02 REV PER CITY COMMENTS
F:
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C
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3
D
P
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2
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A
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24332 FLOOD
C4.7
FE
M
A
F
L
O
O
D
P
L
A
I
N
M
I
T
I
G
A
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I
O
N
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100Pa
g
e
3
8
o
f
7
0
OH
U
OH
U
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X
X
X
X
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OHU
OHU
OHU
OHU
OHU
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OHU
OHU
OHU
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OHU
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>
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>>>
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TV
S
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TV
T
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TVTV
TV
D
S
G
G
G
G G G G G G G G G G G G G G G
W
B
F
W
B
F
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
W
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F
WB
F
WB
F
WBF
D
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X
X
X
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X
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FE
M
A
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O
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A
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A
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O
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O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
BM #1
TNH=942.29
BM #2
TNH=949.18
12345678910111213141516
17
18
19
20
21
22
23
24
2
5
2
6
2
7
28
29
30
31
32
33
34
35
36
37
38
39
40 41 42 43 44 45 46 47 48
49 50
0+00
50+50
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
0+
0
0
17
+
3
3
1 2 3 4 5 6 7
8
9
0+00
9
+
1
6
012345678
9
10
11
12
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14
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5
16
16
+
2
9
1
23
4
56
8
7
123456789101112131415161718192021222324
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
1
2
3
4
1
2
3
4
5
6789101112131415
16
17
18
19
20
2122232425
1
2
3
4
5
6
7
89101112
13
14
15
16
17
18 19 20 21 22 23 24
1
2
3
4
5
6
7
8
9 10 11 12
13
14
15
16
17
18
1
2
3
4
5
6
7
8
9
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
26
27
28
29
30
31
32
33
34 35 36 37 38 39 40 41 42 43 44 45 46 47 48
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 28 29 30 31
32
33
34
35
36
37
38
39
40 41
42
53
52
OUTLOT B
OUTLOT A
OUTLOT D
OUTLOT C
OU
T
L
O
T
B
1
8
6
7
21
1
T
H
S
T
FE
N
W
A
Y
L
N
208TH ST 208TH ST
FA
I
R
F
I
E
L
D
D
R
FAIR
F
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D
D
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D
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20
9
T
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209TH ST
FLAXTON LN FLA
X
T
O
N
L
N
211TH ST
FEN
W
A
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N
FE
N
W
A
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L
N
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
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24332 U
C5.0
LEGEND
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 150 300
UT
I
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P
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SA
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A
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Y
S
E
W
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&
W
A
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R
M
A
I
N
EXISTING TELEPHONE BOX
EXISTING ELECTRIC TRANSFORMER BOX
EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
EXISTING SIGN
E
EXISTING OVERHEAD POWEROHPOHPOHP
EXISTING OVERHEAD UTILITYOHUOHUOHU
T
TV
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED AQUATIC BENCH
GENERAL UTILITY CONSTRUCTION NOTES:
1.SPECIFICATIONS: THE WORK SHALL BE DONE IN ACCORDANCE WITH THE LATEST
EDITION OF THE CITY OF FARMINGTON GENERAL SPECIFICATIONS AND STANDARD
DETAIL PLATES FOR STREET AND UTILITY CONSTRUCTION.
2.EXISTING FACILITIES: IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE
THE LOCATION OF ALL EXISTING UTILITIES BEFORE STARTING CONSTRUCTION. THIS
INCLUDES, BUT IS NOT LIMITED TO SANITARY AND STORM SEWER, WATERMAIN,
NATURAL GAS, ELECTRIC, TELEPHONE AND CABLE TELEVISION SERVICES.
THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY CONFLICT BETWEEN THE
EXISTING UTILITIES AND THE PROPOSED CONSTRUCTION. THE ENGINEER IN
COOPERATION WITH THE UTILITY COMPANIES, SHALL DETERMINE THE NECESSITY FOR
ANY RELOCATION OF THESE FACILITIES.
THE CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES AND FACILITIES SO THAT
THEY WILL CONTINUE TO FUNCTION IN THEIR PROPER MANNER BOTH DURING
CONSTRUCTION AND IN THE FUTURE. ANY SUPPORTING STRUCTURE THAT MAY BE
REQUIRED BECAUSE OF THE CONTRACTOR'S OPERATION SHALL BE PROVIDED BY THE
CONTRACTOR.
THE CONTRACTOR SHALL BRING TO THE ATTENTION OF THE ENGINEER ANY
CONDITIONS SUCH AS SAND IN MANHOLES OR VALVE BOXES EXISTING PRIOR TO THE
CONTRACTOR'S EXCAVATION. ONCE EXCAVATION HAS COMMENCED, IT WILL BE
ASSUMED THAT ALL DAMAGE TO UNDERGROUND UTILITIES HAS BEEN CAUSED BY THE
CONTRACTOR'S OPERATIONS AND IT WILL BE HIS RESPONSIBILITY TO MAKE THE
NECESSARY REPAIRS.
3.CONTRACTOR RESPONSIBILITIES:
THE CONTRACTOR SHALL MAKE HIS OWN ARRANGEMENTS FOR RECEIVING WATER
FROM PUBLIC OR PRIVATE SOURCES AND SECURE NECESSARY PERMITS AND PAY
REGULAR CHARGES. ALL CITY WATER SHALL BE METERED. DISPOSAL OF ANY
WASTEWATER OR ANY TEST WATER INTO THE CITY SANITARY SEWER SYSTEM IS
SUBJECT TO CITY CHARGE. CONTRACTORS ARE NOT TO OPERATE GATE VALVES OR
HYDRANTS ON CITY WATER SUPPLY.
THE CITY ENGINEER AND THE ENGINEER SHALL BE NOTIFIED 48 HOURS PRIOR TO
COMMENCING WORK. CONTRACTORS SHALL BE SUBJECT TO SHUT DOWN IF PROPER
NOTIFICATION IS NOT GIVEN TO THE ENGINEER.
CITY STREETS THAT ARE UTILIZED FOR INGRESS TO OR EGRESS FROM THE
CONSTRUCTION SITE SHALL BE KEPT FREE OF DIRT AND OTHER DEBRIS RESULTING
FROM SAID CONSTRUCTION. COST FOR THIS SHALL BE CONSIDERED INCIDENTAL TO
THE CONTRACT.
THE CONTRACTOR SHALL BE RESPONSIBLE TO MAINTAIN ADEQUATE STORM
DRAINAGE PROTECTION OF THE SITE IN ORDER TO PREVENT EROSION AND SILTING OF
ON-SITE AND OFF-SITE AREAS. THIS SHALL BE ACCOMPLISHED BY PLACEMENT OF HAY
BALES OR FILTER FABRIC FENCE AROUND THE DRAINAGE INLETS AND OUTLETS AND BY
CONSTRUCTION OF DITCHES, BERMS, DEBRIS BASINS, FILTER FABRIC FENCING AND BY
ANY OTHER ON-SITE PROTECTION AS DETERMINED BY THE ENGINEER. UNLESS
SPECIFICALLY CALLED OUT AS A BID ITEM ON THE BID FORM, ANY TEMPORARY
DITCHING, CULVERTS, HAY BALES, AND FILTER FABRIC FENCE NECESSARY TO
ACCOMPLISH THIS SHALL BE AT THE CONTRACTOR'S EXPENSE.
IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT AND LEAVE
UNDISTURBED THOSE MARKERS OR MONUMENTS SET FOR THE SUBDIVISION OF LAND.
IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO UTILIZE THE "GOPHER STATE ONE
CALL" EXCAVATION NOTICE SYSTEM AS REQUIRED UNDER MINNESOTA STATUTE
CHAPTER 216D. CALL 811 OR SUBMIT A TICKET AT gopherstateonecall.org AT LEAST 48
HOURS PRIOR TO PERFORMING ANY EXCAVATION.
4.COMPACTION: DENSITY TESTS SHALL BE TAKEN ON ALL TRENCHES WITHIN THE STREET
CROSS SECTION AND THE PAD AREAS TO EVALUATE THE COMPACTION ACHIEVED
DURING UTILITY CONSTRUCTION. WITHIN THE UPPER 3 FEET OF STREET SUBGRADE THE
CONTRACTOR SHALL INSURE THAT ALL SOILS BE NOT MORE THAN ONE PERCENTAGE
POINT OVER THE SOIL'S STANDARD PROCTOR OPTIMUM MOISTURE CONTENT, AND
THAT COMPACTION TO A MINIMUM OF 100% OF STANDARD PROCTOR DENSITY
(AASHTO T-99) BE PROVIDED. WITHIN UTILITY TRENCHES IN OPEN SPACE AREAS (PAD
AREAS) AND AREAS BELOW THE UPPER 3 FEET OF STREET SUBGRADE, THE
CONTRACTOR SHALL INSURE THAT ALL SOILS BE NOT MORE THAN THREE PERCENTAGE
POINTS OVER THE SOIL'S STANDARD PROCTOR OPTIMUM MOISTURE CONTENT, AND
THAT COMPACTION TO A MINIMUM OF 95% OF STANDARD PROCTOR DENSITY BE
PROVIDED. THE SURFACE OF ALL UTILITY TRENCHES SHALL BE FINISHED GRADED TO
THE ELEVATIONS AS STAKED BY THE ENGINEER TO WITHIN A TOLERANCE OF ±0.3' IN
OPEN SPACE AREAS AND ± 0.1' WITHIN STREET RIGHT OF WAYS. THE DENSITY WILL BE
TESTED BY AN APPROVED TESTING LABORATORY. AN APPROVED TESTING METHOD
WHICH UTILIZES A NUCLEAR DENSITY METER MAY BE USED FOR THE DENSITY TESTS.
THE LOCATION OF THE TESTS WILL BE AT THE DIRECTION OF THE ENGINEER.
THE OWNER SHALL BEAR ALL COSTS OF THE TESTING. FAILURE TO MEET THE
COMPACTION REQUIREMENTS OUTLINED IN THIS SECTION SHALL BE CORRECTED AT
THE CONTRACTOR'S EXPENSE. ALL COSTS FOR ANY RE-TESTING ASSOCIATED WITH
ANY CORRECTIVE WORK SHALL BE AT THE EXPENSE OF THE CONTRACTOR.
5.ALL PVC WATERMAIN TO BE INSTALLED WITH 7.5' MINIMUM COVER.
6.ALL 8" WATERMAIN TO BE CONSTRUCTED OF CLASS C900 PVC W/ TRACER WIRE.
7.SANITARY SEWER PIPE TYPE & CLASS AS FOLLOWS:
a.0' - 16' DEEP = PVC SDR 35
b.16' - 28' DEEP = PVC SDR 26
c.28 - 32' DEEP = PVC SDR 18, AWWA C900
d.32' + DEEP = POLYBOND LINED DIP, ASTM A746
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
225' RADIUS HYDRANT COVERAGE (TYP)
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EOF
938.7
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ST-1 ST-2
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ST-3
ST-4
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GW 928.9
D
EX CBMH
RE 943.28
IE 939.74 (12" N)
IE 939.69 (15" S)
EX CBMH
RE 943.36
IE 938.93 (15" N)
IE 939.35 (12" E)
IE 938.90 (18" S)
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IE 935.90 (30" S)
SUMP 932.75
EX CBMH
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IE 935.67 (30" N)
IE 935.67 (30" S)
EX FES
IE 935.64 (30")
EX CBMH
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IE 940.46 (12" E)
IE 940.46 (12" S)
EX FES
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EX STM 123 (54" ID)
RE 954.00
IE 945.81 (30" W)
IE 945.81 (30" E)
EX STM 124 (54" ID)
RE 957.00
IE 947.84 (30" N)
IE 947.83 (30" E)
OCS 1
RE 948.86
IE 948.00 (8" S)
SUMP 945.00
OCS 1A
RE 950.42
IE 947.50 (8" N)
IE 945.00 (18" S)
EX STM 122 (72" ID)
RE 949.55
IE 944.05 (18" NE)
IE 943.00 (30" W)
IE 943.00 (33" S)
SUMP 940.70
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LFE 954.0953.5
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LFE 953.0952.5
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RE 953.03
IE 941.13 (8" W)
IE 941.03 (8" E)
BLD 12.00'
SSMH-27
RE 954.16
IE 942.16 (8" E)
IE 942.16 (8" S)
BLD 12.00'
SSMH-16
RE 952.36
IE 940.46 (8" N)
IE 940.36 (8" S)
BLD 12.00'
SSMH-25
RE 949.52
IE 937.62 (8" W)
IE 937.52 (8" E)
BLD 12.00'
SSMH-15
RE 946.25
IE 934.35 (8" N)
IE 934.25 (8" S)
BLD 12.00'
SSMH-33
RE 944.14
IE 933.70 (8" E)
IE 933.70 (8" SW)
BLD 10.44'
SSMH-34
RE 945.46
IE 933.46 (8" E)
SSMH-31
RE 944.56
IE 933.39 (8" S)
IE 933.49 (8" NE)
BLD 11.17'
SSMH-38
RE 943.58
IE 931.58 (8" W)
BLD 12.00'
SSMH-32
RE 942.45
IE 931.56 (8" W)
IE 931.46 (8" E)
BLD 10.99'
SSMH-30
RE 943.27
IE 929.10 (8" W)
IE 929.00 (8" S)
SSMH-24
RE 942.60
IE 930.70 (8" W)
IE 930.70 (8" E)
IE 930.60 (8" S)
BLD 12.00'
SSMH-37
RE 941.68
SSMH-22
RE 940.68
IE 926.79 (8" N)
IE 926.69 (8" S)
BLD 13.99'
SSMH-36
RE 940.62
IE 928.72 (8" W)
SSMH-23
RE 940.13
IE 927.81 (8" W)
IE 927.81 (8" N)
IE 927.71 (8" S)
BLD 12.42'
SSMH-21
RE 939.81
IE 926.19 (8" N)
IE 926.09 (8" SW)
BLD 13.72'
SSMH-20
RE 939.67
IE 924.81 (8" NW)
IE 924.81 (8" NE)
IE 924.71 (8" SW)
BLD 14.96'
239 LF - 8"
PVC @ 0.71%
400 LF - 8"
PVC @ 1.50%
257 LF - 8"
PVC @ 1.70%
280 LF - 8"
PVC @ 1.53%
175 LF - 8"
PVC @ 0.55%
223 LF - 8"
PVC @ 0.96%
399 LF - 8"
PVC @ 0.91%
173 LF - 8"
PVC @ 0.60%400 LF - 8"
PVC @ 0.85%
400 LF - 8"
PVC @ 1.71%
131 LF - 8"
PVC @ 0.67%
330 LF - 8"
PVC @ 0.85%
229 LF - 8"
PVC @ 0.40%
124 LF - 8"
PVC @ 0.40%
53 LF - 8"
PVC @ 0.40%
8" PVC WM
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REMOVE PLUG & CONNECT
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REMOVE PLUG & CONNECT
TO EX WM w/8" GV
HYD w/AUX VALVE (TYP)
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
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938.7
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IE 920.63 (W)
IE 920.53 (SE)
BLD 14.46'
10" PVC PLUG
IE 921.37
10" PVC
8" PVC C-900
EOF
932.9
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4
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7
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9
4
5
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2
94
4
.
7
94
5
.
1
S
LF
E
9
4
5
.
6
94
5
.
1
944.1S
LFE 944.6944.1
943.8S
LFE 944.3943.8
943.6S
LFE 944.1943.6
943.3S
LFE 943.8943.3
942.9
S
LFE 943
.
4
942.9
94
2
.
4
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LF
E
9
4
2
.
9
94
2
.
4
94
2
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4
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9
4
2
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9
94
2
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4
94
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9
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6
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9
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2
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94
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3
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9
4
3
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2
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6
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9
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9
4
2
.
4
941
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9
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.
6
942
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1
94
2
.
3
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E
9
4
2
.
8
94
2
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3
94
2
.
6
S
LF
E
9
4
3
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1
94
2
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6
94
2
.
9
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LF
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9
4
3
.
4
94
2
.
9
946.5S946.9S947.4S947.8S948.2S 944.3S 944.0S 943.7S 943.5S
943.2S
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9
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2
.
8
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3
94
2
.
9
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E
9
4
3
.
4
94
2
.
9
94
6
.
1
S
LF
E
9
4
6
.
6
94
6
.
1
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
POND 3P
BTM 923.0
OLE 933.0
HWL 934.5
94
2
.
8
S
LF
E
9
4
3
.
3
94
2
.
8
G
G
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G
G
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G
G
G
G
G
G
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G
G
G
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G
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G
G
G
G
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G
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G
G
G
G
G
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G
G
G
G
G
G
G
G
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G
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GGGGGGGGGG
G
I I I I I I I I I I I I I I
I
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>
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>>>>>>>
>
>
>
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>>
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SSMH-15
RE 946.25
IE 934.35 (8" N)
IE 934.25 (8" S)
BLD 12.00'SSMH-34
RE 945.46
IE 933.46 (8" E)
BLD 12.00'
SSMH-30
RE 943.27
IE 929.10 (8" W)
IE 929.00 (8" S)
IE 929.10 (8" N)
BLD 14.27'
SSMH-37
RE 941.68
IE 929.68 (8" E)
BLD 12.00'
SSMH-14
RE 941.49
IE 929.59 (8" N)
IE 929.49 (8" S)
BLD 12.00'
SSMH-29
RE 940.66
IE 927.60 (8" N)
IE 927.50 (8" S)
BLD 13.16'
SSMH-36
RE 940.62
IE 928.72 (8" W)
IE 928.62 (8" E)
BLD 12.00'
SSMH-13
RE 940.36
IE 928.71 (8" N)
IE 928.61 (8" SE)
BLD 11.75'
SSMH-35
RE 940.02
IE 928.12 (8" W)
IE 928.02 (8" SE)
BLD 12.00'
SSMH-5
RE 939.99
IE 924.55 (8" S)
IE 924.45 (8" NE)
BLD 15.54'
SSMH-19
RE 939.99
IE 923.99 (8" NE)
IE 923.89 (8" S)
BLD 16.10'
SSMH-28
RE 939.89
IE 927.14 (8" N)
IE 927.04 (8" E)
BLD 12.85'
SSMH-21
RE 939.81
IE 926.19 (8" N)
IE 926.09 (8" SW)
BLD 13.72'
SSMH-10
RE 939.42
IE 926.71 (8" NW)
IE 926.61 (8" E)
BLD 12.82'
SSMH-20
RE 939.67
IE 924.81 (8" NW)
IE 924.81 (8" NE)
IE 924.71 (8" SW)
BLD 14.96'
SSMH-18
RE 939.25
IE 923.49 (8" N)
IE 923.39 (8" S)
BLD 15.86'
SSMH-12
RE 939.24
IE 928.01 (8" NW)
IE 927.91 (8" SE)
BLD 11.32'
SSMH-3
RE 938.46
IE 922.97 (8" S)
IE 922.97 (8" N)
IE 922.77 (10" E)
IE 922.97 (8" W)
BLD 15.69'
SSMH-11
RE 938.48
IE 927.37 (8" NW)
IE 927.27 (8" SE)
BLD 11.21'
SSMH-4
RE 938.38
IE 923.55 (8" SW)
IE 923.45 (8" N)
BLD 14.93'
SSMH-1
RE 934.00
IE 921.60 (10" N)
IE 921.50 (10" E)
BLD 12.50'
SSMH-2
RE 934.34
IE 922.06 (10" W)
IE 921.96 (10" S)
BLD 12.38'
REMOVE PLUG & CONNET
TO EXISTING SSWR
IE 921.37 (10")
372 LF - 8"
PVC @ 1.25%
149 LF - 8"
PVC @ 0.52%
149 LF - 8"
PVC @ 0.40%
135 LF - 8"
PVC @ 0.40%
140 LF - 8"
PVC @ 0.40%
289 LF - 8"
PVC @ 0.40%
200 LF - 8"
PVC @ 0.40%
225 LF - 8"
PVC @ 0.40%
119 LF - 8"
PVC @ 0.40%
257 LF - 8"
PVC @ 1.70%
91 LF - 8"
PVC @ 0.40%
350 LF - 8"
PVC @ 0.40%
175 LF - 8"
PVC @ 0.55%99 LF - 8"
PVC @ 0.50%
116 LF - 8"
PVC @ 2.77%
124 LF - 8"
PVC @ 0.40%
119 LF - 8"
PVC @ 1.07%
179 LF - 8"
PVC @ 0.40%
99 LF - 8"
PVC @ 0.40%
105 LF - 8"
PVC @ 0.40%
179 LF - 10"
PVC @ 0.40%
90 LF - 10"
PVC @ 0.40%
36 LF - 10"
PVC @ 0.36%
364 LF - 8"
PVC @ 1.12%
8" P
V
C
W
M
8" PVC
W
M
8" P
V
C
W
M
8"
P
V
C
W
M
8" PVC WM
8" PVC WM
8" PVC WM
8"
P
V
C
W
M
8" PV
C
W
M
8"
P
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C
W
M
8" P
V
C
W
M
8"
P
V
C
W
M
8"
P
V
C
W
M
8" PVC WM
8"
P
V
C
W
M
REMOVE EX HYD AND GV & CONNECT
TO EX WM w/ NEW 8" GV FOR TESTING.
HYD w/AUX VALVE (TYP)
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
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C5.2
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before you dig.Call
R
SCALE IN FEET
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OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
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OHU
OHU
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OHU
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OHU
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OHU
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OHU
OHU
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OHU
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>>
>
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>
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>
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>
TV
EOF
933.6
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
WBF
W
B
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
X
X
X
X
X
X
X
X
FE
M
A
Z
O
N
E
A
E
RE
G
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L
A
T
O
R
Y
FL
O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
EX FES
IE 930.14 (21")
EX FES
IE 930.21 (21")
EX OCS
RE HIGH 933.59
RE LOW 932.86
IE 930.69 (21" W)
EX FES
IE 927.27 (30")
EX FES
IE 926.93 (30")
EX FES
IE 926.99 (30")EX FES
IE 926.89 (30")
EX OCS
RE HIGH 933.25
RE LOW 932.76
IE 930.39 (21" W)
EX FES
IE 927.00 (84")
EX FES
IE 926.82 (84")
EX FES BOX
(5' H x 8' W)
IE 926.57
EX FES BOX
(5' H x 8' W)
IE 926.48
EX FES BOX
(5' H x 8' W)
IE 926.24
EX FES BOX
(5' H x 8' W)
IE 926.34
EX WATER LEVEL ±930.4
(10/28/25)
131415
16
17
18
19
20
21
22
23
24
1
2
0+
0
0
7
8
9
7
8
9
10
10
11
12
OUTLOT B
OUTLOT C
6
7
21
1
T
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S
T
FA
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R
F
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L
D
D
R
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W
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N
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2
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6
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9
4
3
.
1
94
2
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6
94
2
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6
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LF
E
9
4
3
.
1
94
2
.
6
94
2
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6
S
LF
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9
4
3
.
1
94
2
.
6
94
2
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3
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LF
E
9
4
2
.
8
94
2
.
3
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9
4
2
.
4
94
1
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9
94
3
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LF
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9
4
3
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5
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3
.
4
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LF
E
9
4
3
.
9
94
3
.
4
94
3
.
8
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LF
E
9
4
4
.
3
94
3
.
8
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4
3
.
0
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2
S
LFE
9
4
2
.
7
941.
7
S
94
1
.
3
POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6G
G
G
G
G
G
G
GG
G
G
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
POND 4P
HWL 931.0
B-B HWL 933.2
I
I
I
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I
I
I
I
I
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>>>>>>>
>
>
>
>
>
>
>
>
>
>
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>
>
>
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SSMH-7
RE 942.24
IE 925.89 (8" SE)
IE 925.79 (8" NW)
BLD 16.45'
SSMH-8
RE 941.71
IE 926.59 (8" SE)
IE 926.49 (8" NW)
BLD 15.22'
SSMH-6
RE 941.60
IE 925.45 (8" SE)
IE 925.45 (8" W)
IE 925.35 (8" N)
BLD 16.25'
SSMH-9
RE 940.96
IE 927.09 (8" S)
IE 926.99 (8" NW)
BLD 13.97'
IE 924.55 (8" S)
IE 924.45 (8" NE)
BLD 15.54'
SSMH-10
RE 939.42
IE 926.71 (8" NW)
IE 926.61 (8" E)
BLD 12.82'
SSMH-11
RE 938.48
IE 927.37 (8" NW)
IE 927.27 (8" SE)
BLD 11.21'
PLUG SSWR
IE 927.28 (8")
48 LF - 8"
PVC @ 0.40%
99 LF - 8"
PVC @ 0.40%
150 LF - 8"
PVC @ 0.40%
85 LF - 8"
PVC @ 0.40%
140 LF - 8"
PVC @ 0.40%
289 LF - 8"
PVC @ 0.40%
200 LF - 8"
PVC @ 0.40%
8" PVC WM
8" P
V
C
W
M
8" PVC
W
M
8" P
V
C
W
M
HYD w/AUX VALVE (TYP)
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
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24332 U
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before you dig.Call
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REMOVE PLUG & CONNECT
TO EX WM w/8" GV
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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.
N
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.
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29
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24332 U
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12345678910111213141516
17
18
19
20
21
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23
24
2
5
2
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28
29
30
31
32
33
34
35
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37
38
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32
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34
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38
39
40
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13
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20
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25
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37
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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24332 STM
C6.0
LEGEND
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SCALE IN FEET
0 150 300
UT
I
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P
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A
N
ST
O
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W
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EXISTING TELEPHONE BOX
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EXISTING TREELINE/TREES
>
I
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATERMAIN
>
I
S
EXISTING POWER POLE
EXISTING CURB & GUTTER
EXISTING FENCEXXXX
EXISTING ASPHALT
EXISTING CONCRETE
EXISTING RETAINING WALL
SB-1
G G G EXISTING UNDERGROUND GAS
EXISTING TELEVISION BOX
EXISTING CONTOUR923
EXISTING WETLAND EDGE
EXISTING WETLAND
EXISTING SOIL BORING LOCATION
AC EXISTING AIR CONDITIONER
EXISTING CLEANOUT
EXISTING CURB STOP
EXISTING ELECTRIC OUTLET POST
EXISTING GAS METER
EXISTING GAS VALVE
EXISTING GUY WIRE
EXISTING LIGHT POLE
EXISTING MAILBOX
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E
EXISTING OVERHEAD POWEROHPOHPOHP
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TV
PROPOSED CONCRETE
PROPOSED ASPHALT SURFACE
PROPOSED SEDIMENT BASIN
>>>>>>PROPOSED DRAINTILE
>>>>>>>>>>PROPOSED PERFORATED DRAINTILE>>>>>>>>>>
>>>>>>
PROPOSED WATERMAINII
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER>>
PROPOSED SANITARY SERVICE
PROPOSED WATER SERVICE
PROPOSED AQUATIC BENCH
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
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EOF
938.7
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>>
ST-1 ST-2
GW 934.8
ST-3
ST-4
ST-5
ST-6
GW 928.9
D
EX CBMH
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IE 939.74 (12" N)
IE 939.69 (15" S)
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IE 938.93 (15" N)
IE 939.35 (12" E)
IE 938.90 (18" S)
EX CBMH
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IE 937.00 (18" N)
IE 937.42 (12" E)
IE 936.68 (24" S)
EX CBMH
RE 940.43
IE 936.30 (24" N)
IE 936.20 (27" S)
EX CBMH
RE 940.58
IE 936.09 (27" N)
IE 937.03 (12" E)
IE 935.90 (30" S)
SUMP 932.75
EX CBMH
RE 939.59
IE 935.67 (30" N)
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EX FES
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IE 940.46 (12" E)
IE 940.46 (12" S)
EX FES
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IE 945.81 (30" W)
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IE 944.05 (18" NE)
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SUMP 940.70
32
33
34
35
36
37
38
39
40 41 42 43 44 45 46 47 48
49 50 50+50
11
12
13
14
15
16
17
17
+
3
3
1 2 3 4 5 6 7
8
0+00
0
1
234567
8
9
10
11
1
23
4
123456789101112131415161718192021222324
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
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42
1
2
3
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1
2
3
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5
6789101112131415
16
17
18
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208TH ST 208TH ST
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FLAXTON LN
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STM-108
TEMP RE 977.10
RE 955.20
IE 947.02 (30" N)
IE 951.05 (12" W)
IE 945.82 (48" S)
BLD 9.38'
STM-110
RE 955.50
IE 951.52 (12" SW)
IE 951.52 (12" E)
BLD 3.98'
STM-111
RE 955.50
IE 952.00 (12" NE)
BLD 3.50'
STM-107
RE 954.83
IE 945.04 (48" N)
IE 944.94 (48" S)
BLD 9.89'
STM-194
RE 951.20
IE 947.70 (12" E)
BLD 3.50'
STM-122
RE 951.60
IE 948.10 (12" E)
BLD 3.50'
STM-106
RE 952.37
IE 943.76 (48" N)
IE 943.66 (48" S)
IE 948.21 (12" E)
IE 947.40 (12" W)
BLD 8.71'
STM-123
RE 952.36
IE 948.36 (12" W)
BLD 4.00'
REBUILD STRUCTURE
STM-109
RE 957.00
IE 947.84 (30" N)
IE 947.84 (30" S)
BLD 9.26'
STM-192
RE 950.77
IE 946.12 (12" N)
IE 945.92 (15" SE)
BLD 4.85'
STM-191
RE 950.57
IE 945.79 (15" NW)
IE 945.79 (15" E)
BLD 4.78'
STM-193
RE 950.00
IE 946.78 (12" W)
IE 946.78 (12" S)
BLD 3.23'
STM-120
RE 950.50
IE 947.00 (12" S)
BLD 3.50'
REBUILD STRUCTURE
STM-149A
RE 949.55
IE 939.73 (18" S)
IE 944.60 (18" N)
BLD 9.82'
STM-121
RE 950.75
IE 946.75 (12" W)
BLD 4.00'STM-105
RE 950.72
IE 942.37 (48" N)
IE 940.87 (48" S)
IE 946.60 (12" E)
BLD 9.85'
STM-119
RE 950.00
IE 946.37 (12" N)
IE 946.37 (12" S)
BLD 3.63'
STM-188
RE 947.60
IE 944.10 (12" E)
BLD 3.50'
STM-118
RE 947.50
IE 943.75 (12" N)
IE 943.75 (12" E)
BLD 3.75'
STM-195
RE 947.12
IE 943.12 (12" SE)
BLD 4.00'
STM-117
RE 946.79
IE 942.79 (12" W)
BLD 4.00'
STM-104
RE 946.62
IE 939.58 (48" N)
IE 936.58 (48" S)
IE 942.65 (12" E)
IE 942.70 (12" W)
BLD 10.04'
STM-190
RE 946.43
IE 942.42 (15" W)
IE 942.42 (15" E)
IE 942.62 (12" NW)
BLD 4.02'
STM-160
RE 944.00
IE 940.50 (12" E)
BLD 3.50'
STM-176
RE 944.70
IE 941.20 (12" E)
BLD 3.50'
STM-159
RE 943.97
IE 939.69 (12" W)
IE 939.69 (12" S)
BLD 4.29'
STM-175
RE 943.60
IE 940.35 (12" W)
IE 940.35 (12" E)
BLD 3.25'
STM-158
RE 944.02
IE 939.05 (12" N)
IE 938.85 (15" S)
IE 939.05 (12" W)
BLD 5.17'
STM-174
RE 943.10
IE 939.72 (12" W)
IE 939.72 (12" S)
BLD 3.38'
STM-173
RE 942.30
IE 938.07 (12" N)
IE 938.07 (12" S)
BLD 4.23'
STM-172
RE 942.29
IE 937.74 (12" N)
IE 937.54 (15" E)
BLD 4.75'
STM-163
RE 943.20
IE 939.70 (12" E)
BLD 3.50'
STM-161
RE 943.15
IE 939.15 (12" NE)
BLD 4.00'
STM-162
RE 943.12
IE 939.12 (12" W)
BLD 4.00'
STM-157
RE 943.12
IE 938.46 (15" N)
IE 938.06 (21" S)
IE 938.97 (12" SW)
IE 938.97 (12" E)
BLD 5.06'
STM-137
STM-189
RE 943.00
IE 939.50 (12" W)
BLD 3.50'
STM-149
RE 942.30
IE 938.32 (18" N)
IE 938.22 (18" S)
IE 939.13 (12" W)
IE 938.62 (12" E)
BLD 4.08'
STM-181
RE 942.00
IE 938.50 (12" E)
BLD 3.50'
STM-146
RE 941.84
IE 936.23 (24" SE)
IE 936.23 (24" W)
BLD 5.61'
STM-145
RE 941.68
IE 935.94 (27" S)
IE 935.94 (24" NW)
BLD 5.74'
STM-148
RE 941.64
IE 936.68 (18" N)
IE 936.68 (24" S)
BLD 4.96'
STM-147
RE 941.64
IE 938.10 (15" W)
IE 936.58 (24" E)
IE 936.58 (24" N)
BLD 5.06'
STM-186
RE 941.40
IE 937.90 (12" S)
BLD 3.50'
STM-168
RE 941.35
IE 937.85 (12" E)
BLD 3.50'
STM-138
RE 940.59
STM-164
RE 940.55
IE 936.21 (12" S)
BLD 4.34'
STM-184
RE 940.54
IE 936.20 (12" N)
IE 936.20 (12" W)
BLD 4.34'
STM-179
RE 940.30
IE 936.77 (12" N)
IE 936.77 (12" S)
BLD 3.53'
STM-180
RE 940.30
IE 937.10 (12" W)
IE 937.10 (12" S)
BLD 3.20'
STM-178
RE 940.19
IE 936.43 (12" N)
IE 936.23 (15" S)
BLD 3.96'
STM-171
RE 940.19
IE 936.13 (15" W)
IE 935.93 (18" E)
IE 936.13 (15" N)
BLD 4.26'
STM-143
RE 939.97
IE 933.68 (36" N)
IE 933.68 (36" SW)
BLD 6.29'
STM-187
RE 939.93
IE 935.93 (12" SE)
BLD 4.00'
STM-183
RE 939.84
IE 935.63 (12" E)
IE 935.43 (15" SW)
IE 935.77 (12" NW)
BLD 4.41'
STM-185
RE 939.80
IE 936.60 (12" N)
IE 936.60 (12" S)
BLD 3.20'
STM-167
RE 939.70
IE 936.50 (12" W)
IE 936.50 (12" E)
BLD 3.20'
STM-144
RE 939.57
IE 934.25 (27" N)
IE 934.25 (36" S)
IE 934.96 (18" E)
IE 934.51 (24" NW)
BLD 5.33'
STM-182
RE 939.57
IE 935.24 (15" NE)
IE 935.04 (18" W)
BLD 4.53'
STM-177
RE 939.50
IE 935.51 (12" S)
BLD 3.99'
STM-170
RE 939.50
IE 935.08 (18" W)
IE 934.58 (24" SE)
IE 935.37 (12" N)
BLD 4.92'
STM-142
RE 939.01
IE 933.31 (36" NE)
IE 933.31 (36" W)
IE 933.89 (15" SE)
BLD 5.71'
STM-166
RE 938.70
IE 935.40 (12" W)
IE 935.20 (15" S)
BLD 3.50'
STM-165
RE 938.50
IE 934.86 (15" N)
IE 934.86 (15" S)
BLD 3.64'
185 LF - 12"
RCP @ 0.50%
145 LF - 12"
RCP @ 0.45%
40 LF - 15"
RCP @ 0.33%
225 LF - 15"
RCP @ 1.50%
44 LF - 24"
RCP @ 0.80%
326 LF - 27"
RCP @ 0.52%
227 LF - 36"
RCP @ 0.25%
147 LF - 36"
RCP @ 0.25%
42 LF - 36"
30 LF - 42"
RCP @ 0.14%
141 LF - 42"
314 LF - 42"
RCP @ 0.17%
162 LF - 12"
RCP @ 0.50%
142 LF - 12"
RCP @ 0.45%
120 LF - 15"
RCP @ 0.33%
55 LF - 21"
RCP @ 0.21%
35 LF - 12"
RCP @ 0.50%
30 LF - 12"
RCP @ 0.50%
130 LF - 12"
RCP @ 0.50%
135 LF - 12"
RCP @ 1.00%
137 LF - 12"
RCP @ 0.80%
104 LF - 15"
RCP @ 0.33%
108 LF - 15"
RCP @ 0.33%
124 LF - 12"
RCP @ 1.05%
89 LF - 12"
RCP @ 0.45%
127 LF - 12"
RCP @ 0.45%
55
L
F
-
1
5
"
RC
P
@
0
.
3
3
%
30 LF - 18"
RCP @ 0.27%
35 LF - 12"
RCP @ 0.45%
170 LF - 12"
RCP @ 0.50%
140 LF - 12"
RCP @ 0.45%
150 LF - 12"
RCP @ 1.10%
30 LF - 12"
RCP @ 1.10%
279 LF - 15"
RCP @ 0.51%
120 LF - 18"
RCP @ 0.70%
32 LF - 24"
RCP @ 0.21%
30 LF - 12"
RCP @ 0.45%
140 LF - 12"
RCP @ 1.00%
74 LF - 12"
RCP @ 0.45%
35 LF - 24"
RCP @ 0.80%
50 LF - 18"
RCP @ 2.80%
140 LF - 18"
RCP @ 1.10%
30 LF - 24"
RCP @ 0.35%
240 LF - 12"
RCP @ 2.07%
195 LF - 12"
RCP @ 0.45%
97 L
F
-
1
2
"
RCP
@
0
.
5
0
%
92 LF - 12"
RCP @ 0.50%
30 LF - 12"
RCP @ 0.50%
215 LF - 48"
RCP @ 0.60%
215 LF - 48"
RCP @ 0.60%
31 LF - 12"
RCP @ 0.45%
126 LF - 12"
RCP @ 0.50%
131 LF - 12"
RCP @ 2.00%
150 LF - 12"
RCP @ 0.70%
30 LF - 12"
RCP @ 0.50%
140 LF - 12"
RCP @ 0.50%
219 LF - 15"
RCP @ 1.97%
37 LF - 12"
RCP @ 1.36%
30 LF - 15"
RCP @ 0.33%
31 LF - 12"
RCP @ 0.50%
76 LF - 12"
RCP @ 0.45%
164 LF - 30"
RCP @ 0.50%
143 LF - 48"
RCP @ 0.55%
214 LF - 48"
RCP @ 0.55%
REMOVE 30" RCP PIPE (SE)
& ABANDON PER CITY STANDARDS
REMOVE 30" RCP PIPE (W)
& ABANDON PER CITY STANDARDS
TEMPORARY SOLID CASTING AND MANHOLE
SECTIONS EXTENDING TO EXISTING GRADE
TO BE INSTALLED WITH TEMPORARY DITCH.
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
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EOF
938.7
ST-9
GW 922.5
ST-4
ST-7
GW 927.4
ST-8
GW 928.5
ST-11
GW 928.1
ST-12
GW 925.3
WBF
WB
F
W
B
F
W
B
F
W
B
F
W
B
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W
B
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WB
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EX SSMH
RE 935.44
IE 920.63 (W)
IE 920.53 (SE)
BLD 14.46'
10" PVC PLUG
IE 921.37
10" PVC
8" PVC C-900
EOF
932.9
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2122232425
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OUTLOT B
OUTLOT A
OUTLOT D
OU
T
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O
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B
1
8
6
7
FE
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FLAXTON LN
FLA
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POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
POND 3P
BTM 923.0
OLE 933.0
HWL 934.5
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STM-118
RE 947.50
IE 943.75 (12" N)
IE 943.75 (12" E)
BLD 3.75'
STM-117
RE 946.79
IE 942.79 (12" W)
BLD 4.00'
STM-104
RE 946.62
IE 939.58 (48" N)
IE 936.58 (48" S)
IE 942.65 (12" E)
IE 942.70 (12" W)
BLD 10.04'
STM-116
RE 943.40
IE 939.90 (12" S)
BLD 3.50'
STM-161
RE 943.15
IE 939.15 (12" NE)
BLD 4.00'
STM-162
RE 943.12
IE 939.12 (12" W)
BLD 4.00'
STM-137
RE 943.09
IE 932.27 (42" E)
IE 932.27 (48" S)
IE 937.94 (21" N)
BLD 10.82'
STM-156
RE 941.80
IE 937.80 (12" W)
BLD 4.00'
STM-136
RE 941.80
IE 932.09 (48" N)
IE 932.09 (48" S)
IE 937.65 (12" E)
BLD 9.71'
STM-103
RE 941.47
IE 934.50 (48" N)
IE 934.40 (48" S)
IE 935.02 (15" W)
BLD 7.07'
STM-112
RE 940.91
IE 934.84 (12" SW)
IE 935.04 (12" E)
BLD 6.07'
STM-102
RE 940.81
IE 933.82 (48" N)
IE 933.72 (48" S)
IE 934.71 (12" NE)
BLD 7.09'
STM-114
RE 940.60
IE 937.10 (12" S)
BLD 3.50'
STM-138
RE 940.59
IE 932.79 (42" E)
IE 932.79 (42" W)
IE 936.06 (12" N)
BLD 7.80'
STM-164
RE 940.55
IE 936.21 (12" S)
BLD 4.34'
STM-135
RE 940.21
IE 931.77 (48" N)
IE 931.77 (48" S)
BLD 8.44'
IE 933.68 (36" SW)
BLD 6.29'
STM-101
RE 939.88
IE 932.89 (48" N)
IE 931.42 (48" SW)
3.0' SUMP 928.42
BLD 11.45'
STM-139
RE 939.68
IE 933.01 (42" SE)
IE 933.01 (42" W)
IE 934.51 (15" N)
BLD 6.67'
STM-196
RE 939.50
IE 936.00 (12" SE)
BLD 3.50'
STM-207
RE 939.40
IE 935.90 (12" W)
BLD 3.50'
STM-150
RE 939.14
IE 935.01 (12" NE)
IE 935.01 (12" NW)
BLD 4.13'
STM-151
RE 939.14
IE 935.14 (12" SW)
BLD 4.00'
STM-141
RE 939.10
IE 933.18 (36" E)
IE 933.18 (42" SW)
BLD 5.91'
STM-140
RE 939.10
IE 933.14 (42" NE)
IE 933.14 (42" NW)
BLD 5.96'
STM-169
RE 939.01
IE 933.99 (15" NW)
BLD 5.02'
STM-142
RE 939.01
IE 933.31 (36" NE)
IE 933.31 (36" W)
IE 933.89 (15" SE)
BLD 5.71'
STM-113
RE 939.00
IE 935.80 (12" N)
IE 935.80 (12" W)
BLD 3.20'
STM-115
RE 939.00
IE 935.75 (12" N)
IE 935.55 (15" E)
BLD 3.45'
STM-204
RE 938.86
IE 933.98 (15" W)
IE 933.98 (15" S)
BLD 4.89'
STM-209
RE 938.81
IE 934.81 (12" N)
BLD 4.00'
STM-206
RE 938.80
IE 935.24 (12" E)
IE 935.24 (12" S)
BLD 3.56'
STM-208
RE 938.63
IE 934.61 (12" S)
IE 934.41 (15" N)
BLD 4.22'
RE 938.50
IE 934.86 (15" N)
IE 934.86 (15" S)
BLD 3.64'
STM-155
RE 938.38
IE 934.38 (12" W)
BLD 4.00'
STM-134
RE 938.22
IE 931.58 (48" N)
IE 931.58 (48" SW)
IE 934.24 (12" E)
BLD 6.64'
STM-210
RE 938.06
IE 932.67 (18" NE)
IE 932.67 (18" S)
BLD 5.39'
STM-131
RE 938.01
IE 931.08 (48" NE)
IE 931.08 (48" SW)
IE 934.21 (12" SE)
3.0' SUMP 928.08
BLD 9.93'
STM-132
RE 938.01
IE 931.12 (48" NE)
IE 931.12 (48" SW)
BLD 6.89'
STM-152
RE 938.00
IE 932.47 (15" E)
IE 932.47 (15" W)
BLD 5.53'
STM-205
RE 938.00
IE 934.76 (12" N)
IE 934.56 (15" E)
BLD 3.44'
STM-133
RE 937.80
IE 931.33 (48" NE)
IE 931.33 (48" SW)
IE 932.20 (15" E)
IE 934.58 (12" NW)
BLD 6.47'
STM-202
RE 937.69
IE 933.00 (18" W)
IE 932.60 (24" E)
3.0' SUMP 929.60
BLD 8.09'STM-203
RE 937.69
IE 933.38 (15" N)
IE 933.18 (18" E)
IE 933.92 (15" S)
BLD 4.51'
STM-153
RE 937.30
IE 933.07 (12" NE)
IE 932.87 (15" W)
BLD 4.43'
STM-154
RE 937.30
IE 933.80 (12" SW)
BLD 3.50'
OCS-3
RE 936.00
IE 933.00 (18" E)
IE 933.00 (18" SW)
BLD 3.00'
STM-201
RE 937.00
IE 932.11 (24" W)
IE 932.32 (18" N)
IE 932.11 (24" SE)
BLD 4.89'
STM-130
IE 931.00 (48")
STM-100
IE 931.00 (48")
STM-200
IE 932.00 (24")
STM-30
IE 930.00 (18")
147 LF - 36"
RCP @ 0.25%
42 LF - 36"
RCP @ 0.29%
30 LF - 42"
RCP @ 0.14%
92 LF - 42"
RCP @ 0.14%
141 LF - 42"
RCP @ 0.16%
314 LF - 42"
RCP @ 0.17%
121 LF - 48"
RCP @ 0.15%
212 LF - 48"
RCP @ 0.15%
139 LF - 48"
RCP @ 0.14%
178 LF - 48"
RCP @ 0.14%
150 LF - 48"
RCP @ 0.14%
30 LF - 48"
RCP @ 0.14%
53 LF - 48"
RCP @ 0.14%
145 LF - 12"
RCP @ 0.50%
122 LF - 15"
RCP @ 0.33%
83 LF - 15"
RCP @ 0.33%
30 LF - 12"
RCP @ 0.50%
55 LF - 21"
RCP @ 0.21%
35 LF - 12"
RCP @ 0.50%
30 LF - 12"
RCP @ 0.50%
108 LF - 15"
RCP @ 0.33%
346 LF - 48"
RCP @ 0.60%
89 LF - 48"
RCP @ 0.65%
128 LF - 48"
RCP @ 0.65%
65 LF - 48"
RCP @ 0.65%
130 LF - 12"
RCP @ 1.00%
151 LF - 12"
RCP @ 0.50%
33 LF - 12"
RCP @ 0.40%
173 LF - 12"
RCP @ 2.40%
150 LF - 15"
RCP @ 0.35%
31 LF - 12"
RCP @ 0.45%
150 LF - 12"
RCP @ 0.70%
132 LF - 12"
RCP @ 0.50%
95 LF - 12"
RCP @ 0.50%
178 LF - 15"
RCP @ 0.33%
181 LF - 15"
RCP @ 0.33%
30 LF - 18"
RCP @ 0.60%
150 LF - 24"
RCP @ 0.33%
43 LF - 18"
RCP @ -6.91%
144 LF - 18"
RCP @ 0.23%
49 LF - 24"
RCP @ 0.22%
30 LF - 12"
RCP @ 0.45%
178 LF - 12"
RCP @ 0.45%
40 LF - 12"
RCP @ 0.50%
148 LF - 15"
RCP @ 0.33%
31 LF - 12"
RCP @ 0.50%
30 LF - 15"
RCP @ 0.33%
27 LF - 12"
RCP @ 0.50%
151 LF - 18"
RCP @ 0.23%
119 LF - 12"
RCP @ 1.20%
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
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,
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U
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T
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1
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L
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M
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U
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T
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5
4
4
6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
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\
2
4
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-
3
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0
2
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2
0
2
6
0
8
:
2
4
A
M
24332 STM
C6.2
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100
UT
I
L
I
T
Y
P
L
A
N
ST
O
R
M
S
E
W
E
R
Pa
g
e
4
6
o
f
7
0
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
OH
U
X X X
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
>>
>
>
>
>
>
>
>
>
>
>
>
>
>
TV
EOF
933.6
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
ST-10
GW 929.0
ST-11
GW 928.1
WBF
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
WBF
W
B
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WB
F
WBF
X
X
X
X
X
X
X
X
FE
M
A
Z
O
N
E
A
E
RE
G
U
L
A
T
O
R
Y
FL
O
O
D
W
A
Y
FE
M
A
ZO
N
E
A
E
FEMA ZONE A
FEMA ZONE A
FEMA ZONE A
EX FES
IE 930.14 (21")
EX FES
IE 930.21 (21")
EX OCS
RE HIGH 933.59
RE LOW 932.86
IE 930.69 (21" W)
EX FES
IE 927.27 (30")
EX FES
IE 926.93 (30")
EX FES
IE 926.99 (30")EX FES
IE 926.89 (30")
EX OCS
RE HIGH 933.25
RE LOW 932.76
IE 930.39 (21" W)
EX FES
IE 927.00 (84")
EX FES
IE 926.82 (84")
EX FES BOX
(5' H x 8' W)
IE 926.57
EX FES BOX
(5' H x 8' W)
IE 926.48
EX FES BOX
(5' H x 8' W)
IE 926.24
EX FES BOX
(5' H x 8' W)
IE 926.34
EX WATER LEVEL ±930.4
(10/28/25)
131415
16
17
18
19
20
21
22
23
24
1
2
0+
0
0
7
8
9
7
8
9
10
10
11
12
OUTLOT B
OUTLOT C
6
7
21
1
T
H
S
T
FA
I
R
F
I
E
L
D
D
R
FEN
W
A
Y
L
N
POND 1P
BTM 921.0
OLE 931.0
HWL 937.7
POND 2P
BTM 920.5
OLE 930.5
HWL 933.6
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
FEMA FLOOD STORAGE
BTM 929.0
POND 4P
HWL 931.0
B-B HWL 933.2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I I I I I I I I I
>>>>>>>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
STM-51
RE 940.83
IE 931.34 (21" E)
IE 931.34 (21" W)
IE 936.47 (12" NE)
3.0' SUMP 928.34
BLD 12.49'
STM-58
RE 940.82
IE 936.82 (12" SW)
BLD 4.00'
STM-52
RE 939.89
IE 931.60 (21" E)
IE 931.60 (21" W)
BLD 8.29'
STM-150
RE 939.14
IE 935.01 (12" NE)
IE 935.01 (12" NW)
BLD 4.13'
STM-151
RE 939.14
IE 935.14 (12" SW)
BLD 4.00'
STM-59
RE 938.11
IE 934.11 (12" S)
BLD 4.00'
STM-53
RE 938.11
IE 932.56 (15" E)
IE 932.16 (21" W)
IE 933.70 (12" N)
BLD 5.95'
IE 934.21 (12" SE)
3.0' SUMP 928.08
BLD 9.93'
OCS-1
RE 938.00
IE 931.00 (36" NE)
IE 931.00 (36" S)
BLD 7.00'
STM-130
IE 931.00 (48")
STM-10
IE 930.50 (36")
STM-50
IE 931.00 (21")
STM-301
IE 929.30 (30")
STM-300
IE 928.50 (30")
STM-11
IE 926.00 (36")
267 LF - 21"
RCP @ 0.21%
124 LF - 21"
RCP @ 0.21%
162 LF - 21"
RCP @ 0.21%
41 LF - 12"
RCP @ 1.00%
35 LF - 12"
RCP @ 1.00%
165 LF - 30"
RCP @ 0.48%
53 LF - 48"
RCP @ 0.14%
50 LF - 36"
RCP @ -10.00%
70 LF - 36"
RCP @ 0.71%
30 LF - 12"
RCP @ 0.45%
178 LF - 12"
RCP @ 0.45%
STM-303
IE 929.30 (30")
STM-302
IE 928.50 (30")
165 LF - 30"
RCP @ 0.48%
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
W
E
S
T
C
.
R
.
4
2
,
S
U
I
T
E
1
0
0
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,
M
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5
5
3
0
6
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5
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6
CTY
2026-03-02 REV PER CITY COMMENTS
F:
\
_
C
i
v
i
l
3
D
P
r
o
j
e
c
t
s
\
2
4
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3
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0
2
6
0
8
:
2
4
A
M
24332 STM
C6.3
Know what's below.
before you dig.Call
R
SCALE IN FEET
0 50 100
UT
I
L
I
T
Y
P
L
A
N
ST
O
R
M
S
E
W
E
R
Pa
g
e
4
7
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f
7
0
OHU
OHU
OHU
OHU
I I I I I I I I
I
I
I
G G G G G G
SS
>
>
>
X
X
XXXXXXXXXXXXXXXX
X
X
X
X
X
X
X
X
XXXXX
FEMA ZONE A
EX SSMH
RE 940.96
IE 918.69 (W)
IE 917.94 (E)
EX SSMH
RE 942.30
IE 916.15 (W)
IE 916.05 (S)
8" PVC PLUG
IE 916.01
8" PVC PLUG
IE 918.99
8" PVC SDR 268" PVC SDR 26
8" PVC C-900
BM #1
TNH=942.29
1234567891011121314
0+00
211TH ST
I I I I I I I I I I I I I I I I I I I I
>>>>>>>>>>>>>>>>>>>
STM-61
RE 940.93
IE 936.93 (12" S)
BLD 4.00'
STM-55
RE 940.93
IE 934.59 (15" E)
IE 934.59 (15" W)
IE 936.52 (12" N)
BLD 6.34'
STM-60
RE 940.62
IE 936.62 (12" S)
BLD 4.00'
STM-54
RE 940.62
IE 933.43 (15" E)
IE 933.43 (15" W)
IE 936.21 (12" N)
BLD 7.19'
STM-57
RE 939.70
IE 935.70 (15" S)
BLD 4.00'
STM-56
RE 939.70
IE 935.47 (15" N)
IE 935.47 (15" W)
BLD 4.23'
STM-59
RE 938.11
IE 934.11 (12" S)
BLD 4.00'
STM-53
RE 938.11
IE 932.56 (15" E)
IE 932.16 (21" W)
IE 933.70 (12" N)
BLD 5.95'
41 LF - 15"
RCP @ 0.55%
267 LF - 15"
RCP @ 0.33%
351 LF - 15"
RCP @ 0.33%
266 LF - 15"
RCP @ 0.33%
41 LF - 12"
RCP @ 1.00%
41 LF - 12"
RCP @ 1.00%
41 LF - 12"
RCP @ 1.00%
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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24332 STM
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Know what's below.
before you dig.Call
R
Know what's below.
before you dig.Call
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SCALE IN FEET
0 50 100
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SPLIT GRATE DETAIL
NOT TO SCALE
OUTSIDE MANHOLE TO BAR #1 CLEAR TYPICAL
#5 SMOOTH BAR @
4" O.C. EACH WAY
14"x 12" FLAT BAR RING
14"x4"x4" CLIPS
12" SS ANCHOR BOLTS 14"x1-12" BAR
XX" RCP
X" ORIFICE
INV ELEV C
WEIR WALL TOP
ELEV D
INV
ELEV B
INV
ELEV A
XX" RCP
ELEV E + 9"
ELEV EX" SLANT TOP
SPLIT GRATE
(SEE DETAIL)
RIM ELEV E
9"
10 CY CL3
RIP RAP
SLAB ON GRADE HOLDOWN SECTION (SOG)
NOT TO SCALE
PAD ELEV. PER GRADING PLAN
FINISHED GRADE
1.5' HOLD DOWN
75'15'VARIES
15'
25'
GRADING GRADE
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R/
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1
:
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EXISTING SUITABLE SOIL
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VARIES
FINISHED GRADE
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ENGINEERED FILL LIMIT
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SEE GRADING PLAN/HOLD DOWN DETAILS
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1
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CORRECTION LIMIT
CORRECTION LIMIT
BUILDING FOOTING (TYP.)NON-SELECT BACKFILL (TYP.)
EXISTING GRADE
FIRST FLOOR ELEVATION
CL
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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29
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24332 D
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Outlet Control Summary
Outlet Pond NWL HWL OCS Elev A Elev B Elev C Elev D Elev E Orifice Inlet/Outlet
Structure Size (IE in)(IE out)(OE)(Top Wall)(RE Low)Size Pipe Size
OCS 1 1 931.0 937.7 84''931.0 931.0 931.0 935.75 938.0 10''36''
OCS 3 3 933.0 934.5 60''933.0 933.0 933.0 935.5 936.0 6''18''
NURP CELL
TYPICAL POND CROSS SECTION
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1 3:1
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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.
N
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29
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24332 D
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STREET A: STA 4+15 - 15+90
TRANSITION TO STR-05A: STA 15+90 - 17+96
ALL PUBLIC STREETS EXCEPT
STREET A: STA 4+15 - 17+96
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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29
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24332 D
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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29
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24332 D
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
Re
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.
N
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.
2025-12-30 REV WETLAND BUFFER
29
9
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
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:
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N
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FEMA ZONE A
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BM #1
TNH=942.29
BM #2
TNH=949.18
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PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
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2026-03-02 REV PER CITY COMMENTS
F:
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24332 TP
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LEGEND
Know what's below.
before you dig.Call
R
EXISTING TREE
GRADING/DISTURBANCE LIMITS
REMOVE TREE
EXISTING TREE (OFF-SITE)
NOTES:
1.THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS ON THE PLANS WERE
PROVIDED BY HILL, INC. ON 10/28/2025. THE DEGREE OF ACCURACY OF THE
EXISTING CONTOURS SHOWN ON THE PLAN IS EQUAL TO ± ONE HALF THE
CONTOUR INTERVAL.
2.FEMA FLOOD DATA EXPORTED ON 12/01/2025.
3.TREE DATA PROVIDED BY MIDWEST NATURAL RESOURCES, INC. ON 12/05/2025.
4.WETLANDS PER KJOLHAUG ENVIRONMENTAL DELINEATION (PENDING APPROVAL).
5.TREES SHOULD BE REMOVED DURING WINTER MONTHS TO AVOID IMPACTING BAT
MIGRATIONS OR ROOSTING IF TREES ARE LARGER THAN 10 INCHES IN DIAMETER.
SCALE IN FEET
0 150 300
BENCHMARKS
#1 TNH AT NW QUAD 211TH ST W & FLAGSTONE WAY
ELEV=942.29
#2 TNH NORTH OF 208TH ST W & 130' FROM WEST STREET END
ELEV=949.18
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EOF
938.7
I
>>
19" BOX ELDER12" ELM21" ELM21" ELM12" ELM
12" ELM
12" ELM
13" MULBERRY
13" BOX ELDER
8,7,6" SOFT MAPLE
ST-1 ST-2
GW 934.8
ST-3
ST-4
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ST-6
GW 928.9
D
32
33
34
35
36
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230423052306
2307
2308
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2313
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
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:
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.
N
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24332 TP
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TVTV
D
S
EOF
938.7
8,7,6" SOFT MAPLE
20" BOX ELDER
25" BOX ELDER
8,7,6,5" BOX ELDER
12" BOX ELDER
12" BOX ELDER
13,10,9" BOX ELDER
12" BOX ELDER
12" BOX ELDER
12" BOX ELDER
16" BOX ELDER
12" BOX ELDER
ST-9
GW 922.5
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EOF
932.9
20
21
22
23
24
2
5
2
6
2
7
2
8
29
30
31
32
33
1
2
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12
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13
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15
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17
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16
17
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23
24
25
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2313
2314
2315
2316
2317
2318
2319
2320
2321
2322
2323
2324
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
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2026-03-02 REV PER CITY COMMENTS
F:
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A
M
24332 TP
C8.2
TR
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A
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5
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TV
EOF
933.6
G
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24332 TP
C8.3
TR
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P
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S
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R
V
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P
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A
N
PROJECT NO.
24332
CAD FILE
12/23/2025
DATE
REVISIONS
DRAWN BY
Da
t
e
:
Re
g
.
N
o
.
2025-12-30 REV WETLAND BUFFER
29
9
9
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OVERALL LANDSCAPE PLAN:
L1.0 Title Page
L1.1
SAWYER GLENN
Landscape PlanL1.2
PRELIMINARY LANDSCAPE PLANS
Landscape Plan
Landscape Sheet Index:
Surveyor + Civil Engineer:
Landscape PlanL1.3
Landscape PlanL1.4
Landscape PlanL1.5
Landscape PlanL1.6
Landscape Details, Notes, and SchedulesL1.7
Single Family Tree Requirement:
(1) Street Tree in the Front Yard Per Lot
Total No. of Single Family Dwelling Units: 215
Total No. of Single Family Front Yard Trees Required: 215
Lot Frontage Trees: 1 Tree per 40' of lot frontage
or
1 Tree per Lot if 40' is not feasible
Lot Frontage Trees shall be installed on private property in the front yard 8'
from the property line
Yard Tree Landscape Calculations:
L1.8 Tree Preservation Plan
(a) Evergreen trees: Six feet (6') in height as specified by the American Association
of Nurserymen, except for the true dwarf varieties.
(b) Ground cover plants: Crowns, plugs, containers, in a number as appropriate by
species to provide fifty percent (50%) surface coverage after one growing season.
The species must provide seventy five percent (75%) to one hundred percent
(100%) surface coverage after two (2) growing seasons.
(c) Medium and large deciduous shade trees: Two inch (2") caliper, as measured six
inches (6") above the ground as specified by the American Association Of
Nurserymen.
(d) Shrubs (deciduous and evergreen, including spreader and globe tree forms):
Twelve inches (12") to eighteen inches (18") in height.
(e) Small deciduous or ornamental trees: Minimum caliper of one and one-half
inches (11/2") as specified by the American Association of Nurserymen, except for
the true dwarf varieties.
(f) Sod: As required to provide coverage and soil stabilization. Sod is required in the
street side yard or front yard and seeding may be planted within other areas of the
yard.
(g) Turf and native grass: Seeding as appropriate to provide complete coverage
within the first growing season.
Planting Requirements:
High Density: High density residential developments which range from seven (7)
and sixty (60) units per acre shall include at least twenty percent (20%) of the
parcel as landscaped open space and ten percent (10%) of the parcel must be
developed for private recreation and/or common open space.
Residential Landscape Requirements:
Proposed Tree Summary:
Developed Uses: In all residential, business and industrial districts,
except in B-2, developed uses shall provide a landscaped yard along all
public streets. This yard shall be free from structures, storage and off
street parking, except for driveways, and shall be at least ten feet (10') in
depth.
Developed Use Requirements:
Landscaping Required: All areas not covered by buildings, paved areas,
or other acceptable improvements shall be finish graded and installed
with turf grass or other acceptable plant material. Any outdoor storage
area shall be surfaced to control dust.
General Landscape Requirements:
FEBRUARY 27TH, 2026
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
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12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
SHEET L1.2SHEET L1.1
SHEET L1.3 SHEET L1.4
SHEET L1.6SHEET L1.5
(1) Lot frontage trees in new developments shall be installed on private
property in the front yard at a minimum spacing of one tree for every forty feet
(40') of lot frontage or one tree per lot if forty feet (40') is not feasible. The
developer is responsible for installing the lot frontage trees per the landscape
plan as required by the development contract. Special planting designs for lot
frontage trees need to be approved by the planning division.
(2) Boulevard trees in new developments shall be located on city approved
boulevard tree routes and be installed at a minimum spacing of one tree for
every forty feet (40') of boulevard frontage or one tree per boulevard frontage if
forty feet (40') is not feasible. The developer is responsible for installing the
boulevard trees per the landscape plan as required by the development
contract.
Lot Frontage and Boulevard Tree Spacing:
Total Lot Trees Required: 215
Total Lot Trees Shown: 215
Corner Lot Additional Trees:34
Total Required Trees Shown: 239
Total Buffer Trees Shown 133
Total Trees Proposed on Site: 406
Inches Required for Mitigation 20"
Inches Proposed for Mitigation: 20"
(3) Lot frontage trees in new developments shall be planted by the developer
per the development contract on private property eight feet (8') from the front
property line and shall be installed in a parallel line to the front lot line.
(4) Boulevard trees in new developments shall be planted by the developer per
the development contract on city approved boulevard tree routes in the center
of the city boulevard width between the property line and curb or the sidewalk
and curb. The distance trees may be planted from curbs, sidewalks, trails, or
pavement shall be no closer than four feet (4').
Lot Frontage and Boulevard Tree Location:
L1.0
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SHEET L1.3
RETAINING WALL
PER CIVILOVERSTORY TREE, TYP.
EXISTING FENCE
TO REMOVE
EXISTING DEVELOPMENT
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CONIFEROUS TREE, TYP.
RETAINING WALL
PER CIVIL
RETAINING WALL
PER CIVIL
LANDSCAPE PLAN:
SCALE IN FEET
0 40 80
1 inch = 40 feet
See Sheet L1.7 for Planting Details, Notes, and Requirements
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
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12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
L1.1
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SHEET L1.2
SHEET L1.4
50' SIGHT TRIANGLE
RETAINING WALL
PER CIVIL
EXISTING DEVELOPMENT
EXISTING DEVELOPMENT
OVERSTORY TREE, TYP.
CIVIL WORK LIMITS LINE
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SCALE IN FEET
0 40 80
1 inch = 40 feet
See Sheet L1.7 for Planting Details, Notes, and Requirements
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DRAWN BY
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12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
L1.2
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SHEET L1.5
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50' SIGHT TRIANGLE
50' SIGHT TRIANGLE
OVERSTORY TREE, TYP.
EXISTING FENCE
TO REMOVE
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SIDEWALK PER
CIVIL PLANS
SIDEWALK PER CIVIL PLANS
BUFFER PLANTINGS
CONIFEROUS TREE, TYP.
RETAINING WALL
PER CIVIL
LANDSCAPE PLAN:
SCALE IN FEET
0 40 80
1 inch = 40 feet
See Sheet L1.7 for Planting Details, Notes, and Requirements
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DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
L1.3
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SHEET L1.6
SH
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3
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1
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4
50' SIGHT TRIANGLE
50' SIGHT TRIANGLE
STORM BASIN PER
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OVERSTORY TREE, TYP.
EXISTING DEVELOPMENT
EXISTING
WETLAND TO
REMAIN
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TRAIL PER
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SIDEWALK PER
CIVIL PLANS
BUFFER PLANTINGS
CONIFEROUS TREE, TYP.
LANDSCAPE PLAN:
SCALE IN FEET
0 40 80
1 inch = 40 feet
See Sheet L1.7 for Planting Details, Notes, and Requirements
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DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
L1.4
LA
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5
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1
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6
STORM BASIN PER
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PER CIVIL PLANS
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FLOOD STORAGE
PER CIVIL PLANS
GAS EASEMENT
LANDSCAPE PLAN: See Sheet L1.7 for Planting Details, Notes, and Requirements
SCALE IN FEET
0 40 80
1 inch = 40 feet
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DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
L1.5
LA
N
D
S
C
A
P
E
P
L
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N
Pa
g
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6
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SHEET L1.6
SH
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T
L
1
.
5
SH
E
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T
L
1
.
6
50' SIGHT TRIANGLE
STORM BASIN PER
CIVIL PLANS
STORM BASIN PER
CIVIL PLANS
GAS EASEMENT
OVERSTORY TREE, TYP.
EXISTING DEVELOPMENT
EXISTING DEVELOPMENT
CIVIL WORK LIMITS LINE
CI
V
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L
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L
I
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L
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SIDEWALK PER
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SIDEWALK PER
CIVIL PLANS
BUFFER
PLANTINGS
FLOOD STORAGE
PER CIVIL PLANS
RETAINING WALL
PER CIVIL
LANDSCAPE PLAN:
SCALE IN FEET
0 40 80
1 inch = 40 feet
See Sheet L1.7 for Planting Details, Notes, and Requirements
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DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location
of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with
City of Farmington, MN Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to
receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all
areas disturbed by construction, including right-of-way
boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
L1.6
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LANDSCAPE DETAILS, NOTES, AND SCHEDULES:
Landscape Notes:
1
L1.7
DECIDUOUS TREE PLANTING - SECTION
NOT TO SCALE
2
L1.7
CONIFEROUS TREE PLANTING - SECTION
TOMAHAWK TREE STABILIZER STAKES.
MINIMUM (2) PER TREE.
SOD
ROOT BALL TO SIT ON MOUNDED
MULCH - 4" DEEP - SEE SPEC
PLANTING SOIL - SEE SPEC.
TOPSOIL
SUBGRADE
OTHERWISE. NO MULCH TO BE IN
CONIFER TO HAVE SHREDDED
HARDWOOD MULCH UNLESS NOTED
PLACE ROOT BALL SO THAT BASAL
FLARE IS 1" ABOVE SURROUNDING
CONTACT WITH TRUNK.
NOTE:
SUBGRADE, REMOVE BURLAP
DRAIN SYSTEM IS NECESSARY
4" DIAMETER AUGERED HOLE,
42" MIN. DEPTH. FILLED W/ 3/4"
DIAMETER DRAIN ROCK. COVER
W/ 6" FILTER FABRIC.
FOR HEAVY CLAY SOILS.
FROM TOP 1/3 OF ROOT BALL
GRADE.
THE CONTRACTOR IS RESPONSIBLE FOR
ENSURING THE TREES ARE IN A PLUMB
POSITION THROUGHOUT THE WARRANTY
PERIOD.
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1. Tree saucer mulch to be four inches (4") depth natural single-shred hardwood mulch for trees outside of a plant bed. Install per tree planting detail.
2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.
3. All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified
shrub height. Plant material shall be delivered as specified.
4. Plan takes precedence over plant schedule if discrepancies in quantities exist.
5. All proposed plants shall be located and staked as shown.
6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval. Significant changes may require city review and approval.
7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and after installation. Schedule plant deliveries to coincide with expected
installation time within 36 hours.
8. All plant materials shall be fertilized upon installation as specified.
9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growth requirements.
10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition that might negatively affect plant establishment, survival or guarantee, they
must bring these deficiencies to the attention of the landscape architect & client prior to bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of the Owner and General
Contractor immediately.
11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around the building site.
12. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism or damage which may occur prior to owner acceptance shall be the responsibility of
the contractor. Contractor shall provide the owner with a maintenance program including, but not limited to, pruning, fertilization and disease/pest control.
13. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit more than 10% die-back damage shall be replaced at no additional cost to the
owner. The contractor shall also provide adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period.
14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested by the city based on applicant information, public input, council decisions,
etc.
15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process.
16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.
17. The landscape contractor shall furnish an Irrigation Layout Plan for head-to-head coverage of all tree, turf and shrub planting areas. Use commercial-grade irrigation equipment and provide product cut-sheets and (4)
copies of the proposed layout plan to the landscape architect for review and approval. Coordinate irrigation connection point, controller, back-flow and valve locations with the architect & general contractor. Irrigation system
shall be zoned such that plants over building structure are separate.
18. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscape work activities. Report any damage to the General Contractor
immediately.
19. All planting, seeding, and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm planting bed free of stones, sticks, construction debris, etc.
20. Turf installation activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024 edition, for turf bed preparation, installation, maintenance, and warranty.
21. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.
22. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds and foreign materials. Remove trees where noted on the plan, including the stump
to 30" below grade.
23. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.
24. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs
placed in the landscape.
25. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation. Coordinate with the general contractors on matters such as fine grading, landscaped
area conditions, staging areas, irrigation connection to building, etc.
26. See Site and Civil plans for grading, utilities, and additional information regarding the project.
27. All sub-cut areas of the site that are designated on the site plan as open space for landscape shall have no less than 4" of imported, pulverized topsoil. Place 16" of topsoil in tree pits. Always slope away from building.
28. Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum requirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil,
irrigation, weed mat, and mulch. Planting areas not capable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining Coarse Filter Aggregate.
Re-test sub-grade percolation for compliance to infiltration minimum requirement.
30. Landscape contractor shall coordinate tree removal activities (if required) and ensure all trees designated for removal are gone before start of landscape installation. Grind stump to 30" below grade and back-fill with topsoil.
31. All disturbed areas are to receive turf sod or seed to establish final vegetation.
32. Retaining walls and stairs require structural engineering by others. Unless otherwise specified, retaining walls to be County Material 'County Block' straight face units, gray color with matching cap units.
33. Native Seed Areas (if called for on plans): Prairie seeding contractor is required to include a 1 year warranty with maintenance in base bid. Prairie contractor shall provide the Owner with a proposal for (2) additional years of
prairie maintenance, in addition to the (1) year warranty. It shall be the Owner's option to continue maintenance of the native prairie areas after the 1 year warranty expires. Maintain under warranty per MnDOT Seeding Manual,
2024 edition. Warranty includes seeding contractor on-site maintenance visits for mowing, weeding, spot-spraying invasives, garbage removal, and re-seeding bare areas larger than 6"X6". Ensure cover crop achieves 80%
germination and erosion is not evident. Maintenance requires no less than 4 visits for warranty work per year. An acceptable stand of seeding is full, lush, and free of invasive plants & weeds.
NOT TO SCALE
DO NOT HEAVILY PRUNE THE TREE AT PLANTING.
PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT
LEADERS, AND BROKEN OR DEAD BRANCHES. SOME
INTERIOR TWIGS AND LATERAL BRANCHES MAY BE
PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL
BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF
THE CROWN.
LANDSCAPE CONTRACTOR RESPONSIBLE TO
KEEP TREE STRAIGHT AND PLUM.
LANDSCAPE CONTRACTOR TO INSTALL 6" WHITE
PVC TRUNK GUARD ON ALL NE DECIDUOUS
TREES AT TIME OF PLANTING.
MARK THE NORTH SIDE OF THE TREE IN THE
NURSERY, AND ROTATE TREE TO FACE
NORTH AT THE SITE WHEN EVER POSSIBLE.
SET TOP OF ROOT BALL FLUSH TO
GRADE OR 1-2 IN. HIGHER IN SLOWLY
DRAINING SOILS.
EACH TREE MUST BE PLANTED SUCH THAT THE
TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT
BALL. TREES WHERE THE TRUNK FLARE IS NOT
VISIBLE SHALL BE REJECTED. DO NOT COVER THE
TOP OF THE ROOT BALL WITH SOIL.
4 IN. HIGH EARTH SAUCER BEYOND EDGE OF
ROOT BALL (FOR ISOLATED TREES ONLY).
REMOVE ALL TWINE, ROPE AND WIRE, AND BURLAP
FROM TOP HALF OF ROOT BALL
IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,
CUT THE WIRE BASKET OFF AND REMOVE. DISPOSE OFF OFF-SITE.
PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. ENSURE
NOTE: FOR DIMENSIONS OF PLANTING AREAS SEE
PLAN, SOIL BACKFILL SHALL BE GARDEN BLEND
SOIL ( EQUAL MIX OF COMPOST, SAND & SOIL ) PER
NOTES.
TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT
PRESSURE SO THAT ROOT BALL DOES NOT SHIFT.
WOOD MULCH. DO NO PLACE MULCH IN
CONTACT WITH TREE TRUNK. MAINTAIN
THE MULCH WEED-FREE FOR AFTER
PLANTING.
MULCH RING 4 FT. DIA. MINIMUM
6 FT. DIA. PREFERRED
NOTES:
TREE PLANTING REQUIREMENTS:
-REMOVE ALL TWINE, ROPE, WIRE, AND BURLAP FROM THE
TOP-HALF OF THE ROOT BALL AND DISPOSE OF OFF-SITE.
-REMOVE THE WIRE BASKET DOWN TO THE SECOND
HORIZONTAL WIRE FROM THE BOTTOM AND DISPOSE OF
OFF-SITE.
-EXPOSE ROOT FLARE AND SET AT GRADE
NEW PLANT HOLES PASS THE REQUIRED INFILTRATION TEST.
DOUBLE STAKE WITH 1" POLYPROPYLENE WEBBING
THROUGH THE EYE OF THE CINCH-TIE RUBBER
SUPPORT. AVOID DAMAGE TO THE ROOT BALL WITH
SUPPORT STAKES.
NURSERY GRADE FIBERGLASS TREE STAKES, 11
16" X 6'-0"
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DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
General Notes:
1. Actual locations of trees may vary, depending on final location of driveways and utilities.
2. See Civil Engineer's plans for grading layout and requirements
3. Contractor to coordinate all work in the city right-of-way with City of Farmington, MN
Public Works Department.
4. Sod all disturbed areas except plant beds and areas noted to receive seed.
5. Place a minimum of 6" topsoil or slope dressing on all areas disturbed by
construction, including right-of-way boulevards, unless specified otherwise.
6. See Sheet L1.7 for Landscape Details & Plant Schedule.
7. See Sheet L1.8 for Tree Preservation Plan.
SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
EVERGREEN TREES
AB Abies balsamea Balsam Fir 6` Hgt.B&B 36
JE Juniperus virginiana Eastern Redcedar 6` Hgt.B&B 39
PD Picea glauca `Densata`Black Hills Spruce 6` Hgt.B&B 29
PR Pinus resinosa Red Pine 6` Hgt.B&B 29
ORNAMENTAL TREES
CC Crataegus laevigata `Crimson Cloud`Crimson Cloud Hawthorn 1.5" Cal.B&B 10
MA Maackia amurensis Amur Maackia 1.5" Cal.B&B 8
MP Malus x 'Pink Spires'Pink Spires Crabapple 1.5" Cal.B&B 8
SI Syringa reticulata `Ivory Silk`Ivory Silk Japanese Tree Lilac 1.5" Cal.B&B 8
OVERSTORY TREE
Ar Acer rubrum Red Maple 2.5" Cal.B&B 13
AJ Acer saccharum 'JFS-KW8' TM Autumn Fest Sugar Maple 2.5" Cal.B&B 13
AS Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B 14
AO Aesculus glabra Ohio Buckeye 1.5" Cal.B&B 13
BR Betula nigra River Birch 2.5" Cal.B&B 13
CO Celtis occidentalis Common Hackberry 2.5" Cal.B&B 13
GA Ginkgo biloba 'Autumn Gold'Autumn Gold Maidenhair Tree 2.5" Cal.B&B 14
GI Gleditsia triacanthos inermis `Skycole` TM Skyline Thornless Honey Locust 2.5" Cal.B&B 14
GI2 Gymnocladus dioica `McKBranched` TM Kentucky Coffeetree 2.5" Cal.B&B 13
OV Ostrya virginiana American Hophornbeam 1.5" Cal.B&B 13
PT Populus tremuloides Quaking Aspen 2.5" Cal.B&B 14
QA Quercus alba White Oak 2.5" Cal.B&B 13
QB Quercus bicolor Swamp White Oak 2.5" Cal.B&B 14
TS Tilia americana `Sentry`Sentry Linden 2.5" Cal.B&B 13
TE Tilia cordata `Erecta`Littleleaf Linden 2.5" Cal.B&B 14
UN Ulmus americana 'New Horizon'New Horizon Elm 2.5" Cal.B&B 13
PLANT SCHEDULE
L1.7
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EXISTING TREE
TO REMOVE
EXISTING TREE
TO REMOVE
EXISTING TREE
TO REMOVE
EXISTING TREE
TO REMOVE
EXISTING TREE
TO REMOVE
TREE PRESERVATION & MITIGATION PLAN:
1
L1.8
TYPICAL TREE PROTECTION DETAIL
NOT TO SCALE
DRIP LINE
PLANELEVATION
TREE NOTED TO REMAIN
Existing boundary, location, topographic, and utility information shown on this plan is from a field survey provided by James R Hill, Inc.
·Do not begin tree clearing work until tree protection measures are in place and to the permit approval of the City Forester has been
granted.
·Critical Root Zone:
Install high density polyethylene safety fence, 4 ft. high, international orange, at the Drip Line or at the
Critical Root Zone whichever is greater, of trees to be preserved per detail, prior to commencement of
earthwork activity. Field-staking of the fence location(s) subject to City approval.
·Where silt fence and proposed tree protection fence overlap, place the tree protection fence on the outside of the silt fence,
double-staked at the break-point.
·Refer to Tree Protection Detail
·The contractor shall prune the canopy of existing trees to remain where the canopy is in jeopardy of damage due to the new
improvements shown. It is recommended that the contractor hire a certified arborist to perform the pruning. Any branches broken
during construction shall be immediately trimmed and wounds painted to prevent further damage.
·Perform work in accordance with the laws, ordinances, rules, regulations, and orders of public authority having jurisdiction. Secure
and pay for permits, governmental fees and licenses necessary for the proper execution of the demolition work.
·Provide protective coverings and enclosures as necessary to prevent damage to existing work that is to remain. Existing work to
remain may include items such as trees, shrubs, lawns, sidewalks, drives, curbs, utilities, buildings and/or other structures on or
adjacent to the demolition site. Provide temporary fences and barricades as required for the safe and proper execution of the work
and the protection of persons and property.
·Remove debris, waste, and rubbish promptly from the site. On-site burial of debris is not permitted. Burn no debris on the site.
Salvage material not otherwise indicated to be reused shall become the Contractor's property and is to be removed promptly from
the site and disposed of in strict accordance with all applicable laws, regulations, and/or statutes.
·Buildings, features, surfaces, and other descriptive references shown on this drawing are for informational purposes only. Field
verify all information relevant to the project prior to proceeding with the work. Visit the site and determine all site conditions and
hazards.
·This plan is a guide as to the anticipated amount of disturbance expected due to proposed improvements. The contractor is expected
to take all necessary precautions to ensure trees noted to remain are not damaged during construction. Do not store material or drive
within the drip line of existing trees to remain. Be aware of overhead branches for clearance of material and equipment.
·This plan is not a guarantee that existing trees will survive during/post construction, but rather a guide to help assure their protection
and greatest chances of survival at the surface level. Further protection measures outside this scope could involve ecologists,
foresters and arborists.
·Notify the Owner's Representative when tree protection fencing is taken down to perform work in conjunction with the new
improvements noted in this plan set. The contractor is responsible for re-erecting the tree protection fence immediately after the work
is complete, when ever possible
·Trees shown as existing to remain (be preserved) that are damaged / killed as a result of construction activities are subject to
replacement per the City Tree Replacement penalty. Replacement trees are to be paid for at no additional expense to the Owner.
Tree Preservation & Protection Notes:
* NOTE: REFER TO THE CIVIL SHEETS FOR FULL
TREE INVENTORY AND REMOVALS CHART *
Tree Preservation & Mitigation Calculation:
Legend:
Existing Tree to be Removed
Existing Tree to Remain
SCALE IN FEET
0 100 200
1 inch = 100 feet
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n
a
t
u
r
e
:
Da
t
e
:
Li
c
e
n
s
e
N
o
.
4
8
0
8
4
PL
A
N
N
E
R
S
/
E
N
G
I
N
E
E
R
S
/
S
U
R
V
E
Y
O
R
S
DRAWN BY
AL
12/23/2025
DATE
REVISIONS
02/27/2026 - CITY
RE-SUBMITTAL SET
PROJECT NO.
26-104
SHEET NO.
NOTE: TREE PROTECTION SHALL BE PROVIDED BY CONTRACTOR AS REQUIRED TO AIDE IN SURVIVABILITY OF
EXISTING TREES TO REMAIN. DO NOT STORE MATERIALS OR DRIVE EQUIPMENT WITHIN THE TREE DRIP LINE AS
DESIGNATED ABOVE. MAINTAIN THE FENCE INTEGRITY AT ALL TIMES THROUGHOUT CONSTRUCTION.
TREE PROTECTION FENCE SHALL BE IN PLACE PRIOR TO THE START OF DEMOLITION.
4' SNOW FENCE WITH POSTS @
8' O.C. (MAX.) AT EDGE OF
CRITICAL ROOT ZONE (A RADIUS
OF 1-1/2 FEET FOR EVERY 1
INCH OF DBH FOR THE TREE
TRUNK OF THE TREE BEING
PRESERVED. REFER TO PLAN
FOR LOCATION.
EXISTING TREE
OFF PROPERTY
L1.8
LA
N
D
S
C
A
P
E
P
L
A
N
Pa
g
e
6
7
o
f
7
0
Figure 3.3 2040 Future Land Use
3-31 03 - LAnd use PLAnPage 68 of 70
Figure 3.4 Anticipated MUSA Staging
MUSA Gross Acreage
2020 2030 2040
6,690.94 7010.70 7309.72
3-35 03 - LAnd use PLAnPage 69 of 70
Figure 3.5 Anticipated Development Staging
3-37 03 - LAnd use PLAnPage 70 of 70