## SITE PLAN AND TRAFFIC ADVISORY REVIEW COMMITTEE ## Internal Staff Meeting ## Minnesota Valley Room, First Floor, Intergovernmental Center **************************************** ## 1.SITE PLAN ITEMS 1. ## CY01-26 Request of HTG Architects, on behalf of the owner, Blaze Credit Union, for a conditional use permit to allow a drive through with driving lanes between the building and the property frontage in the Highway Gateway Overlay District; for a certificate of design compliance for the construction of a new, approximately 6,830 square foot structure in the Highway Gateway Overlay District; for a preliminary and final plat review of Blaze Mankato Addition; and for the vacation of a portion of a 10’ utility easement located between Lots 1 and 2, Block 1, as per the recorded plat of Mills Addition to Mankato. The subject properties are described as Lot 2, Block 1 and the north 132.20 feet of Lot 1, Block 1, Mills Addition to Mankato (BEC PID R010909227005 and R010909227003, 1831 Premier Drive). 2. ## CY02-26 ***FOR INFORMATION ONLY. Request of the Planning Agency to amend Chapter 10 of Mankato City Code related to floodplain ordinances. 3. ## CYV01-26 Request of Bolton and Menk, on behalf of the property owner Ron Goodrich, for a variance from Chapter 10, Article VII, Division 3, Sec.10-1005 of the Mankato City Code to decrease the transitional yard setback from thirty (30) feet to six (6) feet in the M-1, Light Industrial, zoning district. The variance is being requested in order to allow for paving and parking lot expansion and improvement. The property is generally described as east half of Lots 9 and 10, Block 24 except the west 12.75 feet, and including the west half of the adjacent vacated alley; Lots 1-4, Block 24, except the railroad, and including the east half of the vacated alley; and Lot 8, Block 24 and the westerly half of the vacated adjacent alley and except the railroad, Mankato City (120 Pine Street and 1700 3 rd Avenue). 4. ## CYV02-26 Request of KJ2 Properties for a variance from Chapter 10, Article VIII, Division 1, Sec.10-1059 of the Mankato City Code to increase the number of units in a building from 4 to 5 in the Shoreland District. The property is described as Lots 17-22 Block 5 Groh Farm Subdivision (3120, 3122, 3124, 3126, 3130, 3132, 3134, 3136, 3200, 3202, 3204, 3206, 3210, 3212, 3214, 3216, 3220, 3222, 3224, 3226, 3230, 3232 Bassett Drive and 1120, 1124 Fraser Lane). 5. ## CYV03-26 Request of APX Construction for a variance from Chapter 10, Article X, Division 2, Sec.10-1500 Letter e of the Mankato City Code to reduce the required setback from a wetland from 16.5 feet to 5 feet for the purpose of constructing a sidewalk. The property is described as South Victory Drive adjacent Lot 1, Block 1 Evenson Subdivision (905 S. Victory Drive). ## 2.TRAFFIC ITEMS ## 1.Trestle Trail Yield Sign ## 2.Spruce Street Stop Sign ## 3.Augusta Drive Speed Limit ## 4.1st Avenue and 3rd Avenue Intersection No Outlet Sign 5.Riverfront Drive No Parking Sign (SE Quadrant of N Riverfront Drive and E Rock Street) ## Site Plan and Traffic Advisory Review Committee 1. 1. ## Meeting Date:01/13/2026 ## Title ## CY01-26 Request of HTG Architects, on behalf of the owner, Blaze Credit Union, for a conditional use permit to allow a drive through with driving lanes between the building and the property frontage in the Highway Gateway Overlay District; for a certificate of design compliance for the construction of a new, approximately 6,830 square foot structure in the Highway Gateway Overlay District; for a preliminary and final plat review of Blaze Mankato Addition; and for the vacation of a portion of a 10’ utility easement located between Lots 1 and 2, Block 1, as per the recorded plat of Mills Addition to Mankato. The subject properties are described as Lot 2, Block 1 and the north 132.20 feet of Lot 1, Block 1, Mills Addition to Mankato (BEC PID R010909227005 and R010909227003, 1831 Premier Drive). ## Applicant The applicant is Blaze Credit Union, with permission of the property owner. ## Request The applicant is seeking a conditional use permit to allow a drive through with driving lanes between the building and the property frontage in the Highway Gateway Overlay District;a certificate of design compliance for the construction of a new, approximately 6,830 square foot structure in the Highway Gateway Overlay District; a preliminary and final plat review of Blaze Mankato Addition; and the vacation of a portion of a 10’ utility easement located between Lots 1 and 2, Block 1, as per the recorded plat of Mills Addition to Mankato. ## Location The subject properties are addressed at 1831 Premier Drive and are described as Lot 2, Block 1 and the north 132.20 feet of Lot 1, Block 1, Mills Addition to Mankato. The Blue Earth County Parcel Identification Numbers are R010909227005 and R010909227003. ## Existing Land Use The parcels are currently vacant land. ## Zoning The subject properties are zoned B-3, Highway Commercial. ## Environmentally Sensitive Areas There are no known environmentally sensitive areas on the subject site. ## Public Utilities Public utilities are available to serve the development. ## City Code Mankato City Code Chapter 10, Article V, Division 9, related to the Highway Gateway Overlay District standards and the Certificate of Design Compliance standards can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIVHGHIGAOVDI Mankato City Code related to subdivisions can be found in Chapter 10, Article XII at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL Mankato City Charter, Chapter 9, Sec. 10.04b, related to Vacation of Easements on private property can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTICH_CH10MIPR_S10.04.BVAEAPRPR ## Review HTG Architects, on behalf Blaze Credit Union, with permission of the property owner, has requested a conditional use permit to allow a drive-through with driving lanes between the building and the property frontage in the Highway Gateway Overlay District; a certificate of design compliance for the construction of a new, approximately 6,830 square foot structure in the Highway Gateway Overlay District; a preliminary and final plat review of Blaze Mankato Addition; and the vacation of a portion of a 10’ utility easement located between Lots 1 and 2, Block 1, as per the recorded plat of Mills Addition to Mankato. The property has an address of 1831 Premier Drive and is legally described as Lot 2, Block 1 and the north 132.20 feet of Lot 1, Block 1, Mills Addition to Mankato. Blue Earth County parcel identification numbers for the parcels are R010909227005 and R010909227003. ## Conditional Use Permit/Certificate of Design Compliance The project narrative outlines that Blaze Credit Union is proposing the construction of a new branch office and contact center to provide access to financial services for existing and potential new members in the City of Mankato and surrounding communities. Site plans depict a new 5,050 square foot credit union building and an attached 1,780 square foot contact center located centrally on the two existing parcels. Two access points from Premier Drive are shown. A bio-filtration stormwater pond is shown on the northern side of the development. Fifty-seven parking stalls are provided on the site, and three proposed drive-through lanes are shown, along with a bypass lane. A sidewalk connection is provided from the existing paved trail along Highway 22 to the building. Floor plans for the proposed structure show a lobby, teller spaces, offices, and other accessory spaces typical of a financial institution. Exterior elevations show a mixture of face brick, stone, exterior insulation finish systems (EIFS), glass/glazing systems, standing seam and asphalt roofing materials. ## Preliminary and Final Plat The applicant is requesting a re-plat of the existing two parcels into one new parcel. The proposed Blaze Mankato Addition plat is a one-lot, one-block subdivision that encompasses 2.44 acres. ## Vacation The request includes the vacation of an existing private utility easement located between the underlying lots. The request seeks to vacate the existing 10' easement in order to allow the construction of the new building over this area. ## Attachments ## General Location Map ## General Location Map ## Aerial Plan ## Civil Plans ## Stormwater Report ## Traffic Analysis ## ALTA Survey ## Architectural Plans ## Preliminary Plat ## Final Plat ## Easement Vacation Exhibit ## Project Narrative This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## General Location Map 31 ## FIP 41643 1004.50 ## TREE PROTECTION FENCE ## TREE PROTECTION FENCE ## REMOVE CURB/GUTTER ## SAWCUT BITUMINOUS (FULL DEPTH ## REMOVE 2 WIDE BITUMINOUS ## REMOVE CURB/GUTTER ## SAWCUT BITUMINOUS (FULL DEPTH ## REMOVE 2 WIDE BITUMINOUS ## REMOVE TREE ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C1-1 DEMO PLAN ## Plotted: ## 12 /22 / 2025 4:24 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## DEMOLITION ## PLAN ## C1-1 ## 1.CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY. ## CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES & OWNER. ## 2.STRIP TOP SOIL AND STOCKPILE ON-SITE. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE ## SITE DAILY. ALL CLEARING AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE ## CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELY ESTABLISHED ## UPON REMOVAL. SEE THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) / GRADING & ## EROSION CONTROL PLAN. ## 3.CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR REMOVAL. ## CONTRACTOR TO NOTIFY ENGINEER WITH ANY CONFLICTS OR PLAN DISCREPANCIES. ## 4.CONTRACTOR TO SCHEDULE PRE-CONSTRUCTION MEETING(S) WITH UTILITY OWNER(S) TO ## DISCUSS DISCONNECTIONS AND/OR RELOCATIONS. ## 5.CONTRACTOR TO VERIFY LOCATION OF SEPTIC FIELD(S) & WELL(S) ON SITE. COORDINATE ## REMOVALS AND/OR ABANDONMENT WITH THE APPLICABLE GOVERNING AGENCIES. ## CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING APPLICABLE PERMITS. WELLS ON THE ## PROPERTY SHALL BE SEALED BY A MINNESOTA DEPARTMENT OF HEALTH (MDH) LICENSED ## CONTRACTOR. ## 6.BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TO A VERTICAL SAW CUT OR TO A NEAT ## MILLED EDGE. ## 7.CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER AND OTHER POURED CONCRETE ITEMS ARE TO ## BE REMOVED TO AN EXISTING EXPANSION OR CONTRACTION JOINT. SAW CUT AS NECESSARY FOR ## A NEAT EDGE OF REMOVAL. ## 8.ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVED SHALL BE THE RESPONSIBILITY OF THE ## CONTRACTOR AND SHALL BE REPAIRED OR REPLACED TO ORIGINAL CONDITION WITH NO ## ADDITIONAL COMPENSATION. ## 9.CONTRACTOR SHALL COORDINATE ALL WORK WITHIN THE PUBLIC RIGHT OF WAY WITH THE ## APPLICABLE GOVERNING AGENCIES. ALL WORK SHALL BE PERFORMED PER THE REQUIREMENTS OF ## THE APPLICABLE GOVERNING AGENCIES. ## 10.CONTRACTOR TO COORDINATE ALL WORK WITHIN THE ADJACENT PROPERTIES WITH THE OWNER ## AND ADJACENT PROPERTY OWNER. ## 11.CONTRACTOR TO COORDINATE DEMOLITION PHASING WITH ALL DISCIPLINES INCLUDING BUT ## NOT LIMITED TO ARCHITECTURAL, STRUCTURAL, ELECTRICAL, MECHANICAL, & OWNER. ## 12.REFER TO THE GEOTECHNICAL REPORT PREPARED FOR INFORMATION INCLUDING BUT NOT ## LIMITED TO GROUNDWATER CONDITIONS AND RECOMMENDATIONS FOR EXCAVATION ## DEWATERING. ## 13.THE CONTRACTOR SHALL COORDINATE WITH THE OWNER FOR ANY REPAIRS TO THE IRRIGATION ## SYSTEM THAT IS AFFECTED DURING CONSTRUCTION. ## SITE DEMOLITION NOTES ## REMOVE EXISTING CONCRETE PAVING, SIDEWALKS, ## ETC. ## REMOVE EXISTING TREES ## REMOVE EXISTING BITUMINOUS PAVING ## TREE PROTECTION FENCE ## DEMOLITION LEGEND ## N ## SCALE IN FEET 0 2040 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 24.0' 24.0' 24.0' 18.0' 18.0' 18.0' 24.0' 18.0' 24.0' 9.0' 9.0' 9.0' 9.0' 24.0' 18.0' 53.0' 9.0' 9.0' 9.0' 15.7' 2.7' 2.7' 5.0' 9.0' 9.0' 9.0' 9.0' 9.0' 24.0' 6.3' 6.0' 6.0' 6.0' 6.0' ## BIO-FILTRATION BASIN ## R29.0' ## R5.0' ## R3.0' ## R3.0' ## R5.0' ## R10.0' ## R20.0' ## R5.0' ## R3.0' ## R10.0' ## R10.0' ## R3.0' ## R3.0' ## R30.0' ## R5.0' ## R3.0' ## R5.0' ## R3.0' ## R3.0' ## R3.0' ## R20.0' 28.6' ## R10.0' ## R3.0' ## R20.0' ## R3.0' ## R10.0' ## R46.0' ## R10.0' ## R10.0' ## R2.5' ## R1.3' ## R1.3' 24.0' 9.0' ## CONCRETE PAD ## (SEE ARCH/MECH) ## 1' WIDE MODIFIED CURB ## (SEE ARCH) ## 10' CURB TAPER ## HC SIGNAGE-TYP (SEE DETAIL) ## BIKE RACK ## (STYLE T.B.D.) ## TRASH ENCLOSURE ## (SEE ARCH) ## WHITE VINYL ## SCREEN FENCE ## (SEE ARCH) ## 10' CURB TAPER ## 10' CURB TAPER ## HC SIGNAGE ## (SEE DETAIL) ## 3' CURB ## TAPER ## 3' CURB ## TAPER ## FLAT CURB ## (SEE DETAIL) ## FLAT CURB ## (SEE DETAIL) ## CURB TAPER ## CONCRETE PAD ## FOR TRANSFORMER ## (SEE ELEC) ## SIGNAGE ## (ONE-WAY ## DO NOT ENTER) 24.3' 16.2' ## MONUMENT SIGN ## (SEE SIGN PACKAGE) ## B612 ## CURB/GUTTER-TYP ## (SEE DETAIL) ## B612 ## CURB/GUTTER-TYP ## (SEE DETAIL) ## FLAT CURB ## (SEE DETAIL) ## PARKING SETBACK ## LINE-TYP ## BUILDING SETBACK ## LINE-TYP ## PROPERTY ## LINE ## PROPERTY ## LINE ## PROPERTY ## LINE ## PROPERTY ## LINE ## PROPERTY ## LINE ## DRIVE-THRU EQUIPMENT ## (SEE ARCH PLANS) 5.0' ## 3' CURB TAPER ## 3' CURB TAPER ## EXISTING BITUMINOUS TRAIL ## EXISTING BITUMINOUS TRAIL ## EXISTING BITUMINOUS TRAIL ## EXISTING BITUMINOUS TRAIL ## CURB ## TRANSITION ## CURB ## TRANSITION ## PYLON SIGN ## (SEE ARCH) ## CONCRETE ## APRON (SEE DETAIl) ## CONCRETE ## APRON (SEE DETAIl) ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 SITE PLAN ## Plotted: ## 12 /22 / 2025 4:25 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## N ## SCALE IN FEET 0 2040 ## SITE PLAN ## C2-1 ## 1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ## ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND APPLICABLE GOVERNING AGENCY ## REQUIREMENTS. ## 2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDS AND ## APPLICABLE GOVERNING AGENCY REQUIREMENTS. ## 3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. ## 4.BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE ADJACENT TO ## EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS. ## SITE NOTES ## CURRENT ZONING: B3 BUSINESS HIGHWAY ## PROPOSED ZONING: B3 BUSINESS HIGHWAY ## PROPERTY AREA: 106,367 SF ## EXISTING IMPERVIOUS AREA: 567 SF (0.5%) ## PROPOSED IMPERVIOUS AREA: 50,116 ± SF (47.1%) ## SITE DATA ## BUILDING AREA: ## CREDIT UNION:=5,050 SF ## CONTACT CENTER: = 1,780 SF ## TOTAL BUILDING AREA:=6,830 SF ## YARD (BUILDING) SETBACKS: ## FRONT15 FT MINIMUM ## SIDE 6 FT MINIMUM ## REAR 6 FT MINIMUM ## OFF-STREET PARKING SETBACKS: ## FRONT15 FT MINIMUM ## SIDE03 FT MINIMUM ## REAR03 FT MINIMUM ## MINIMUM PARKING LAYOUT DIMENSIONS (90 DEGREE PATTERN): ## PARKING SPACE WIDTH= 9 FT ## PARKING SPACE LENGTH= 18 FT ## DRIVE LANE WIDTH (2-WAY)= 24 FT ## DRIVE LANE WIDTH (1-WAY)= 16 FT ## TOTAL PARKING REQUIRED= 27 STALLS ## PROPOSED SURFACE PARKING=54 STALLS ## H.C PARKING= 3 STALLS ## TOTAL PARKING PROVIDED=57 STALLS ## PROPOSED SURFACE ACCESSIBLE PARKING:3 STALLS ## REQUIRED ACCESSIBLE PARKING:3 STALLS** ## **REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES FOR 51 TO 75 STALLS ## DEVELOPMENT AND DESIGN STANDARDS ## OFF-STREET PARKING CALCULATIONS ## ACCESSIBLE PARKING ## PARKING STALL COUNT ## ACCESSIBLE PARKING STALL 2 ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## WATER MANHOLE / WELL ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND TELEPHONE ## UNDERGROUND GAS ## OVERHEAD UTILITY ## CHAIN LINK FENCE ## BUILDING ## RETAINING WALL ## NO PARKING ## UNDERGROUND FIBER OPTIC ## SANITARY SEWER SERVICE ## WATER SERVICE ## ELECTRIC METER ## GAS METER ## TREE LINE ## EXISTINGPROPOSED 972 ## DRAINTILE ## FORCEMAIN 3 7 3 ## PARKING SETBACK LINE ## BUILDING SETBACK LINE 2 ## FENCE ## FLARED END SECTION ## POST INDICATOR VALVE ## BENCHMARK ## SOIL BORING 3 ## DIRECTION OF FLOW 1.0% 972.5 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## DENOTES CONCRETE PAVEMENT ## DENOTES LIGHT DUTY BITUMINOUS PAVEMENT ## DRIVE AISLES TO BE HEAVY DUTY BITUMINOUS ## PARKING STALLS TO BE STANDARD BITUMINOUS ## PAVEMENT LEGEND ## DENOTES HEAVY DUTY ## CONCRETE PAVEMENT ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 31 ## FIP 41643 1004.50 18 ## TRAV MAG 1004.69 600 ## SET CAP# 48988 8 8 8 8 1.8% 1007.00 1.7% 4 4 4 4 4 4 4 4 1006.39 1006.46 1005.90 1005.63 1005.50 1005.28 1004.50 1004.38 1004.12 1004.38 1003.13 1003.48 1004.35 1004.56 1006.12 1006.37 1006.17 1005.28 1005.67 1004.16 1004.05 1005.12 1004.13 1004.79 1005.10 1005.06 1005.20 1005.04 1004.79 1005.19 1005.70 1004.95 1004.56 1004.86 1006.63 1006.19 1006.03 1005.81 1005.72 1005.86 1006.25 1005.95 1006.72 1006.72 1006.50 1006.42 1006.40 1006.32 1005.92 1005.61 1006.41 1006.41 1006.10 1006.45 1006.45 1004.67 1004.77 1004.84 1004.68 1007.00 1007.00 1006.99 1007.00 1006.26 1006.05 1.5% 1.5% 1006.25 0.5% 1.4% 1.2% 1.6%1.8% 1.5% 2.0% 1005.71 1005.70 1005.58 2.1% 1.5% 2.0% 2.1% 2.0% 1005.05 1005.31 1.5% 1.1% 1005.24 1.9% 1005.06 1.7% 1.6% 1006.33 1.4% 1006.60 1.1% 1006.40 8 8 8 8 8 8 8 1.7% 1.5% 1006 1006 1006 1005 1005 1005 1006 1005 1005 1005 1004 1006 1005 1006 1005 1002 1003 1004 1005 1003 1004 1006 1005 1005 1005 1005 1004 3:1 1.8% 1006 1006.87 1.1% 2.0% 1.5% 1.8% 2.5% 2.5% 1.8% 1.4% 1004.05 1003.05 1.7% 1007.00 1.5% 1005 1005 1006 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 1005.97 1005.81 8 8 8 8 1000 998 999 1001 1002 1003 1004 1000 998 999 1001 1002 1003 1000 998 999 1001 1002 1003 1004 997.5 998.5 997.5 998.5 998.50 997.5 998.5 1001 1002 1003 1004 1006 1005 1004 1000 1006 4 4 4 4 4 4 1000.60 1005.74 5:1 7:1 4.7% 1005.10 1004.94 1004.34 1004.23 1005.89 1005.77 1005.25 1005.12 1006.82 1006.73 1005.76 1006 1006 1006 1006.57 1005 1005 ## BREAK LINE ## BREAK LINE ## BREAK LINE ## BREAK LINE ## BREAK LINE ## BREAK LINE ## BREAK LINE ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 GRADING PLAN ## Plotted: ## 12 /22 / 2025 4:27 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## GRADING ## PLAN ## C3-1 ## 1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF ## PAVEMENT UNLESS OTHERWISE NOTED. ## 2.ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND A RUNNING ## SLOPE NOT EXCEEDING 5%. ## 3.AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOT EXCEED 2% IN ANY DIRECTION ## FOR AN AREA 60" IN DIAMETER. ## 4.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS ## SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT SUMPED ELEVATIONS. ## 5.REFER TO GEOTECHNICAL EVALUATION REPORT FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND ## CONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO: ## A.REUSE OF ON-SITE SOILS ## B.GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING. ## C.SITE GRADING AND SUBGRADE PREPARATION. ## D.PAVEMENTS AND EXTERIOR SLABS. ## E.TRENCH EXCAVATION AND BACKFILL. ## F.EXTERIOR UTILITY SUPPORTS. ## G.FROST PROTECTION. 7.EXISTING SOILS ARE ASSUMED TO BE COARSE-GRAINED SOILS (GW, GP, GM, GC, SW, SP, SM, SC) PER THE UNIFIED ## SOIL CLASSIFICATION. CONTRACTOR TO NOTIFY ENGINEER IF EXISTING CONDITIONS DIFFER FROM ASSUMED SOIL ## CONDITIONS. 8.GRADING, INCLUDING BUT NOT LIMITED TO EXCAVATION AND BACKFILL, OF THE INFILTRATION AREA(S) SHALL BE ## ACCOMPLISHED USING LOW-IMPACT EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE ## UNDERLYING SOILS. SMALL TRACKED DOZERS AND BOBCATS WITH RUNNER TRACKS ARE RECOMMENDED. NO ## WHEELED MACHINES SHALL BE USED. ## 9.CITY SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO CONSTRUCTION OF STORMWATER BMPS. 10.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND SEED/MULCH OR SOD. ## THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED. REFER ## TO THE LANDSCAPE PLANS, DETAILS AND SPECIFICATIONS FOR FINAL SITE STABILIZATION. 11.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND BEFORE SITES ARE LEFT ## IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED. ## 12.DUST MUST BE ADEQUATELY CONTROLLED. ## 13.SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS. ## 14.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS. ## 15.THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND APPROVALS FROM ## GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS AND THE NPDES PERMIT. ## 16.INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING ACTIVITIES. ## SOME EROSION CONTROLS SUCH AS BALE CHECKS AND TEMPORARY SILT PONDS MAY BE INSTALLED AS GRADING ## OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS THROUGHOUT THE GRADING PROCESS AND REMOVE ## WHEN TURF HAS BEEN ESTABLISHED. ## 17.CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF GRADING ACTIVITIES AS NEEDED PER APPLICABLE ## PERMIT REQUIREMENTS AND/OR DEVELOPMENT AGREEMENTS. ## GRADING, DRAINAGE NOTES ## N ## SCALE IN FEET 0 2040 ## PARKING STALL COUNT ## ACCESSIBLE PARKING STALL 2 ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## WATER MANHOLE / WELL ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND TELEPHONE ## UNDERGROUND GAS ## OVERHEAD UTILITY ## CHAIN LINK FENCE ## BUILDING ## RETAINING WALL ## NO PARKING ## UNDERGROUND FIBER OPTIC ## SANITARY SEWER SERVICE ## WATER SERVICE ## ELECTRIC METER ## GAS METER ## TREE LINE ## EXISTINGPROPOSED 972 ## DRAINTILE ## FORCEMAIN 3 7 3 ## PARKING SETBACK LINE ## BUILDING SETBACK LINE 2 ## FENCE ## FLARED END SECTION ## POST INDICATOR VALVE ## BENCHMARK ## SOIL BORING 3 ## DIRECTION OF FLOW 1.0% 972.5 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 31 ## FIP 41643 1004.50 18 ## TRAV MAG 1004.69 600 ## SET CAP# 48988 8 8 8 8 8 8 8 8 8 8 8 1006 1006 1006 1005 1005 1005 1006 1005 1005 1005 1004 1006 1005 1006 1005 1002 1003 1004 1005 1003 1004 1006 1005 1005 1005 1005 1004 1006 1005 1005 1006 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 1000 998 999 1001 1002 1003 1004 1000 998 999 1001 1002 1003 1000 998 999 1001 1002 1003 1004 997.5 998.5 997.5 998.5 997.5 998.5 1001 1002 1003 1004 1006 1005 1004 1000 1006 1006 1006 1006 1005 1005 ## ROCK CONSTRUCTION ## ENTRNACE ## INLET PROTECTION-TYP ## (SEE DETAIL) ## INLET PROTECTION-TYP ## (SEE DETAIL) ## SILT FENCE-TYP ## (SEE DETAIL) ## SILT FENCE-TYP ## (SEE DETAIL) ## SILT FENCE-TYP ## (SEE DETAIL) ## SILT FENCE-TYP ## (SEE DETAIL) ## SILT FENCE-TYP ## (SEE DETAIL) ## INLET PROTECTION-TYP ## (SEE DETAIL) ## RIP-RAP AT ## FLARED ENDS ## L ## OUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C3-2 SWPPP PLAN ## Plotted: ## 12 /22 / 2025 4:49 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## SWPP PLAN ## C3-2 ## SEE SHEET C3-3 FOR SWPPP NOTES AND SWPPP DETAILS. ## GENERAL NOTES ## INLET PROTECTION ## SILT FENCE ## ROCK CONSTRUCTION ENTRANCE ## SWPPP LEGEND ## N ## SCALE IN FEET 0 2040 ## PARKING STALL COUNT ## ACCESSIBLE PARKING STALL 2 ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## WATER MANHOLE / WELL ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND TELEPHONE ## UNDERGROUND GAS ## OVERHEAD UTILITY ## CHAIN LINK FENCE ## BUILDING ## RETAINING WALL ## NO PARKING ## UNDERGROUND FIBER OPTIC ## SANITARY SEWER SERVICE ## WATER SERVICE ## ELECTRIC METER ## GAS METER ## TREE LINE ## EXISTINGPROPOSED 972 ## DRAINTILE ## FORCEMAIN 3 7 3 ## PARKING SETBACK LINE ## BUILDING SETBACK LINE 2 ## FENCE ## FLARED END SECTION ## POST INDICATOR VALVE ## BENCHMARK ## SOIL BORING 3 ## DIRECTION OF FLOW 1.0% 972.5 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C3-3 SWPPP DETAILS ## Plotted: ## 12 /22 / 2025 4:29 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## SWPPP ## DETAILS ## C3-3 ## 1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A PROPOSED CREDIT UNION, SURFACE ## PAVEMENTS, UTILITIES, AND UNDERGROUND STORMWATER MANAGEMENT SYSTEMS. ## 2.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS: ## A.INSTALL VEHICLE TRACKING BMP ## B.INSTALL INLET PROTECTION ## C.INSTALL SILT FENCE AROUND SITE ## D.CLEAR AND GRUB SITE ## E.STRIP AND STOCKPILE TOPSOIL ## F.REMOVE PAVEMENTS AND UTILITIES ## G.ROUGH GRADE SITE ## H.IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE ## I.INSTALL UTILITIES ## J.INSTALL BUILDING FOUNDATIONS ## K.INSTALL CURB AND GUTTER ## L.INSTALL PAVEMENTS AND WALKS ## M.FINAL GRADE SITE ## N.REMOVE ACCUMULATED SEDIMENT FROM STORMWATER SYSTEMS ## O.SEED AND MULCH ## P.WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT ## FENCE, INLET PROTECTION, AND RESEED ANY AREAS DISTURBED BY THE REMOVAL. ## 3.SITE DATA: ## DISTURBED AREA: 2.558 AC ## PRE-CONSTRUCTION IMPERVIOUS AREA:0.013 AC ## POST-CONSTRUCTION IMPERVIOUS AREA:1.151 AC ## GENERAL SOIL TYPE: SEE GEOTECHNICAL EVALUATION REPORT BY BRAUN ## HYDROLOGY INFORMATION: SEE HYDROLOGY REPORT PREPARED BY LOUCKS ## 4.EROSION AND SEDIMENT CONTROLS WERE DESIGNED TO EFFECTIVELY CONTROL STORMWATER RUNOFF ## WITHIN THE PROJECT AREAS. EROSION AND SEDIMENT CONTROL HAVE BEEN PROPOSED TO MINIMIZE ## CHANNEL EROSION AND SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS. FACTORS THAT ## WERE CONSIDERED INCLUDE PROPOSED IMPERVIOUS AREAS, SLOPE OF IMPERVIOUS SURFACES, ## STORMWATER INFRASTRUCTURE DISCHARGE POINTS, AND ANNUAL AVERAGE PRECIPITATION DATA FOR ## THE PROJECT AREA. ## 5.BLUE EARTH COUNTY RECEIVES AN AVERAGE OF 34.5 INCHES OF PRECIPITATION PER YEAR. THE ## FOLLOWING BLUE EARTH COUNTY 24-HOUR STORM EVENTS ARE BASED ON ATLAS 14 RAINFALL DATA: ## 2-YR2.92 INCHES ## 10-YR4.38 INCHES ## 100-YR7.41 INCHES ## 6.SEE "EXHIBIT: PROPOSED DRAINAGE AREAS" FOR SITE MAP WITH DRAINAGE AREA BOUNDARIES. ## 7.THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT ## FENCE, ETC. BEFORE CONSTRUCTION BEGINS. ## 8.CONTRACTOR SHALL INSTALL RAIN GAUGE ON SITE. ## 9.GROUNDWATER & DEWATERING ## A.REFER TO THE GEOTECHNICAL REPORT PREPARED BY BRAUN FOR INFORMATION INCLUDING BUT ## NOT LIMITED TO GROUNDWATER CONDITIONS AND RECOMMENDATIONS FOR EXCAVATION ## DEWATERING. ## B.FOLLOW LOCAL, STATE, AND FEDERAL REGULATIONS FOR GROUNDWATER PUMPING AND ## OBTAIN ALL NECESSARY PERMITS. A WATER USE PERMIT FROM THE DNR IS REQUIRED WHEN ## WITHDRAWING MORE THAN 10,000 GALLONS OF WATER PER DAY OR 1 MILLION GALLONS PER ## YEAR. ## C.DISPERSE DISCHARGE USING APPROPRIATE ENERGY DISSIPATION MEASURES. ## D.BMPS SHALL BE USED TO PREVENT TURBID OR SEDIMENT LADEN WATERS FROM LEAVING SITE. ## E.DEWATERING SHALL NOT CAUSE NUISANCE CONDITIONS INCLUDING BUT NOT LIMITED TO ## EROSION OR SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS OR INUNDATION OF ## WETLANDS THAT CAUSES SIGNIFICANT ADVERSE IMPACTS TO THE WETLAND. ## 10.REFER TO THE GEOTECHNICAL REPORT PREPARED BY BRAUN FOR INFORMATION AND ## RECOMMENDATIONS RELATED TO SOIL CONTAMINATION. ## 11.ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE STABILIZED BY ## SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OR ## OTHER EQUIVALENT CONTROL MEASURE. ## 12.ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE ## LENGTHS CAN NOT BE GREATER THAN 75 FEET. ## 13.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ## ARE STABILIZED. ## 14.SOIL COMPACTION SHALL BE MINIMIZED DURING CONSTRUCTION. ## 15.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN ## SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT ## SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEMPT EX: CLEAN AGGREGATE ## STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES. ## 16.SEDIMENT CONTROL PRACTICES SHALL BE INSTALLED ON ALL DOWNGRADIENT PERIMETERS AND ## UPGRADIENT OF ANY BUFFER ZONES. ## 17.SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF ## NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S. ## 18.SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL ## REQUIREMENTS. ## 19.NO VEHICLE WASHING ALLOWED ON SITE. ## 20.NO ENGINE DEGREASING IS ALLOWED ON SITE. ## 21.THE OWNER IS RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE ## OPERATOR IS RESPONSIBLE FOR COMPLIANCE WITH SECTIONS 3, 4, 6-22, 24 AND APPLICABLE ## REQUIREMENTS FOR CONSTRUCTION ACTIVITY IN SECTION 23. ## 22.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE ## OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ## THE FOLLOWING CONDITIONS HAVE BEEN MET: ## A.PERMIT TERMINATION CONDITIONS, PER NPDES PERMIT SECTION 13.1 HAVE BEEN ACHIEVED ON ## ALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE. ## A.A.PERMANENT UNIFORM PERENNIAL VEGETATIVE COVER MUST BE ESTABLISHED AT 70% ## DENSITY OF ITS EXPECTED FINAL GROWTH. ## A.B.THE PERMANENT STORMWATER TREATMENT SYSTEM IS CONSTRUCTED, MEETS ALL ## REQUIREMENTS, AND IS OPERATING AS DESIGNED. ## A.C.ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS MUST BE ## REMOVED. ## A.D.CLEAN OUT SEDIMENT FROM CONVEYANCE SYSTEMS AND PERMANENT STORMWATER ## TREATMENT SYSTEMS (RETURN TO DESIGN CAPACITY). ## 23. INSPECTIONS ## A.INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS ## REQUIRED. ## B.EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24 ## HOUR RAIN EVENT. ## C.STABILIZED AREAS: ONCE EVERY 30 DAYS ## D.FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING ## CONSTRUCTION. ## E.INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE ## NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S) ## CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ## ACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR ## PERIOD. ## F.OBSERVE ANY DISCHARGE OCCURRING ONSITE AND DOCUMENT CORRECTIVE ACTIONS TAKEN. ## DISCHARGE SHOULD BE DESCRIBED AND PHOTOGRAPHED. ## 24. MINIMUM MAINTENANCE ## A.ALL NONFUNCTIONAL BMPS MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WITH ## FUNCTIONAL BMPS BY THE END OF THE NEXT BUSINESS DAY AFTER DISCOVERY OR AS SOON AS ## FIELD CONDITIONS ALLOW. ## B.REPAIR, REPLACE, OR SUPPLEMENT ALL PERIMETER CONTROL DEVICES WHEN THEY BECOME ## NONFUNCTIONAL OR THE SEDIMENT REACHES 1 2 ## THE HEIGHT OF THE DEVICE. ## C.SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME. ## D.SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN CALENDAR DAYS OF DISCOVERY. ## E.CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITHIN (1)ONE CALENDAR ## DAY. ## F.PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER ## THAN 1 2 ## " IN 24 HOURS. ## 25.THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE ## KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL ## CONTROL OF THE SITE. ## 26.OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL ## INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND ## REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. ## THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION. ## 27.SWPPP MUST BE AMENDED WHEN: ## A.THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL ## CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE ## B.INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING ## WATER QUALITY STANDARDS. ## C.THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT ## CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT. ## 28.CONCRETE WASHOUT AREA ## A.THE WASHOUT AND CLEANOUT OF STUCCO, PAINT, CONCRETE, FORM RELEASE OILS, CURING ## COMPOUNDS, AND OTHER CONSTRUCTION MATERIALS SHALL BE PROPERLY CONTAINED AND ## DISPOSED OF. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND USING ## APPROVED METHODS OF CONTAINMENT SUCH AS PRE-FABRICATED WASHOUT CONTAINERS, ## CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF-CONTAINED CHUTE CLEANOUT, ETC. ## B.ALL SPILLS SHALL BE CLEANED UP IMMEDIATELY. ## 29.IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE ## CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER. ## 30.PIPE OUTLETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 ## HOURS AFTER CONNECTION TO A SURFACE WATER. ## 31.FINAL STABILIZATION ## FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED AND ## THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF ## THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL ## TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED ## FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO ## DESIGN CAPACITY. ## 32.RESPONSIBILITIES ## A.THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND ## THE PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE: ## CONTACT:XXX ## COMPANY:XXX ## PHONE: XXX ## B.THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERM ## OPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM: ## CONTACT:XXX ## COMPANY: XXX ## PHONE: XXX ## 33.THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILT ## DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS. ## 34.EROSION CONTROL DEVICES CANNOT BE REMOVED UNTIL THE WATERSHED DISTRICT HAS DETERMINED ## THE SITE HAS BEEN PERMANENTLY RESTABILIZED AND SHALL BE REMOVED WITHIN 30 DAYS THEREAFTER. ## PROJECT SITE ## PROJECT SITE * ## SWPPP NOTESCONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAP ## SITE VICINITY MAP * ## 1-MILE RADIUS ## SILT FENCE ## FLOW 6" 6" ## NOTES: ## 1.PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCH ## AND BACKFILL IMMEDIATELY. ## 2.POSTS SHALL BE: ## ·6 FT MAX. SPACING. ## ·2 IN X 2IN HARDWOOD, OR STANDARD STEEL T-TYPE ## FENCE POSTS. ## ·5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE ## GROUND. ## 3.ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1 ## INCH LONG STAPLES. ## 4.ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIP ## TIES IN TOP 8 INCHES OF FABRIC. ## GEOTEXTILE FABRIC ## PER MNDOT 3886 ## GEOTEXTILE ## FABRIC PER ## MNDOT 3886 ## DRAWN 2/2016 ## LOUCKS PLATE NO. 3000 ## INLET PROTECTION - ## EXISTING STORM STRUCTURES ## HIGH-FLOW ## FABRIC ## CURB ## DEFLECTOR PLATE ## OVERFLOW 1-CENTER ## OF FILTER ASSEMBLY ## OVERFLOW 2 - TOP ## OF CURB BOX ## POLYESTER ## SLEEVE ## MANHOLE ## COVER ASSEMBLY ## FILTER ## ASSEMBLY 27" ## 27" SEDIMENT CONTROL BARRIER ## 2'X3' SEDIMENT CONTROL BARRIER ## ROAD DRAIN HIGH-FLOW ## INLET PROTECTION CURB ## AND GUTTER MODEL ## WIMCO ROAD DRAIN, OR APPROVED EQUAL ## DRAWN 2/2016 ## LOUCKS PLATE NO. 3011 ## NO PARKING ## PROPOSED BUILDING ## FFE-1007.00 ## FEE-1007.00 ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 8 8 8 8 4 4 4 4 4 4 4 4 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 4 4 4 4 4 4 ## 6" FIRE SERVICE. ## COORDINATE EXACT ## LOCATION AND INVERT ## WITH MECHANICAL. ## 2" DOMESTIC SERVICE. ## COORDINATE EXACT ## LOCATION AND INVERT ## WITH MECHANICAL. ## CONNECT TO EXISTING WATERMAIN ## WITH 6" C900 FIRE SERVICE AND ## GATE VALVE & 2" HPDE DOMESTIC ## SERVICE AND GATE VALVE PER CITY ## STANDARDS. ## VERIFY EXACT LOCATION AND ## INVERT OF EXISTING WATER MAIN. ## 6" DIP FIRE SERVICE ## 2" HDPE DOMESTIC ## SERVICE ## SAN MH 1 ## RIM=1004.44 ## INV=993.57 NW ## INV=993.67 SE ## SAN SERVICE ## INV=998.50 ## COORDINATE EXACT ## LOCATION AND ## INVERT WITH ## MECHANICAL. ## 161 LF - 6" PVC @ 3.00% ## 132 LF - 6" PVC @ 3.00% ## CORE DRILL PROPOSED 6" ## PVC SERVICE AT ## INV=989.61. INSTALL ## INTRAFLOW LOW PROFILE ## INSIDE DROP AT INV=989.61 ## DOWN TO EXITING ## INV=979.44 ## FIELD VERIFY EXISTING ## INVERT AND LOCATION ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 SANITARY AND WATERMAIN PLAN ## Plotted: ## 12 /22 / 2025 4:30 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## SANITARY ## SEWER AND ## WATERMAIN ## PLAN ## C4-1 ## SANITARY SEWER & WATERMAIN NOTES 1.ALL SANITARY SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE ## SPECIFICATIONS,THE MINNESOTA PLUMBING CODE, THE LOCAL GOVERNING UNIT, AND THE STANDARD UTILITIES ## SPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), CURRENT EDITION. 2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALL BE ## PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT. 3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK ## IMPACTING PUBLIC UTILITIES. 4.ALL SITE UTILITY SERVICES SHALL TERMINATE 5' FROM THE EXTERIOR BUILDING WALL UNLESS OTHERWISE NOTED. THE SITE UTILITY CONTRACTOR SHALL COORDINATE WITH THE GENERAL CONTRACTOR, MECHANICAL CONTRACTOR AND MECHANICAL ENGINEER TO DETERMINE THE RESPONSIBILITY OF BRINGING THE SERVICE(S) INTO THE BUILDING, INSPECTIONS AND TESTING PER ## APPLICABLE GOVERNING AGENCIES. 5.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER. EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATERMAIN AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE ATTAINED. 6.PER MINNESOTA DEPARTMENT OF LABOR & INDUSTRY REQUIREMENTS, A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FROM WATERMAIN TO ANY MANHOLE, SEPTIC SYSTEM, CATCH BASIN, SEWER PIPE, OR OTHER SOURCE OF CONTAMINATION, MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF ## THE CONTAMINATION SOURCE UNLESS OTHERWISE SHOWN. 7.CONTRACTOR TO SUBMIT SHOP DRAWINGS OF SANITARY STRUCTURE(S) AND UNDERGROUND SYSTEM(S) FOR ENGINEER'S ## REVIEW. 8.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. 9.HYDRANT USE: CONTRACTOR IS RESPONSIBLE TO NOTIFY PUBLIC UTILITIES DEPARTMENT WHEN THEY NEED TO USE A HYDRANT; ONLY PRE-AUTHORIZED HYDRANTS WILL BE USED. HYDRANTS TO BE OPERATED ONLY WITH PROPER EQUIPMENT SUCH AS A HYDRANT NUT WRENCH, NOT A PIPE WRENCH, HYDRANT METER IS AVAILABLE FROM PUBLIC UTILITIES DEPARTMENT. ANY TRUCK, ETC. FILLED FROM A HYDRANT MUST BE METERED, MUST HAVE PHYSICAL BREAK OR BACK-FLOW PREVENTER APPROVED ## BY PUBLIC UTILITIES DEPARTMENT. ALSO APPLIES TO SUBCONTRACTORS. 10.OPERATING VALVES FOR TURNING WATER MAIN ON/OFF: PUBLIC UTILITIES DEPARTMENT WILL OPERATE ALL VALVES AND FILL ALL WATER MAINS (PUBLIC AND PRIVATE). CONTRACTOR SHALL GIVE AT LEAST 24 HOURS NOTICE TO HAVE WATER SHUT OFF AND SHALL NOTIFY IN WRITING, ALL AFFECTED CUSTOMERS AT LEAST 24 HOURS IN ADVANCE BEFORE SHUT OFF; ATTACH TO ## DOOR, ETC., NOT IN MAILBOXES. 11.TEMPORARY SERVICE: THE CONTRACTOR SHALL PROVIDE TEMPORARY SERVICE IF SERVICE CANNOT BE RESTORED SAME DAY. IF USING HYDRANT FOR TEMPORARY SERVICE, NOTIFY PUBLIC UTILITIES DEPARTMENT AND USE ONLY PRE-APPROVED HYDRANT AND SUPPLIED HYDRO METER WITH BACK FLOW. THE CONTRACTOR'S TEMPORARY MAIN SHALL BE DISINFECTED, FLUSHED AND BACTERIOLOGICAL ANALYSIS SHOWN NEGATIVE PRIOR TO PUTTING THE TEMPORARY SYSTEM IN SERVICE. THE TEMPORARY WATER SYSTEM SHALL BE IN PLACE PRIOR TO THE PUBLIC UTILITIES DEPARTMENT SHUTTING OFF ANY WATER MAINS. ## 12.REFER TO GEOTECHNICAL EVALUATION REPORT, FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND ## CONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO: ## A.REUSE OF ON-SITE SOILS ## B.GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING. ## C.SITE GRADING AND SUBGRADE PREPARATION. ## D.PAVEMENTS AND EXTERIOR SLABS. ## E.TRENCH EXCAVATION AND BACKFILL. ## F.EXTERIOR UTILITY SUPPORTS. ## G.FROST PROTECTION. 13.CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF CONSTRUCTED UTILITIES (RECOMMENDED PRIOR TO BACKFILLING) ## PER APPLICABLE PERMIT REQUIREMENTS AND/OR DEVELOPMENT AGREEMENTS. 14.ALL UNUSED UTILITY SERVICES SHALL BE ABANDONED PER THE REQUIREMENTS OF THE APPLICABLE GOVERNING AGENCIES. 15.THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED UTILITY PERMITS FROM THE APPLICABLE GOVERNING ## AGENCIES. ## N ## SCALE IN FEET 0 2040 ## PARKING STALL COUNT ## ACCESSIBLE PARKING STALL 2 ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## WATER MANHOLE / WELL ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND TELEPHONE ## UNDERGROUND GAS ## OVERHEAD UTILITY ## CHAIN LINK FENCE ## BUILDING ## RETAINING WALL ## NO PARKING ## UNDERGROUND FIBER OPTIC ## SANITARY SEWER SERVICE ## WATER SERVICE ## ELECTRIC METER ## GAS METER ## TREE LINE ## EXISTINGPROPOSED 972 ## DRAINTILE ## FORCEMAIN 3 7 3 ## PARKING SETBACK LINE ## BUILDING SETBACK LINE 2 ## FENCE ## FLARED END SECTION ## POST INDICATOR VALVE ## BENCHMARK ## SOIL BORING 3 ## DIRECTION OF FLOW 1.0% 972.5 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## NO PARKING ## PROPOSED BUILDING ## FFE-1007.00 ## FEE-1007.00 ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 8 8 8 8 4 4 4 4 4 4 4 4 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 4 4 4 4 4 4 ## CB 1 ## RIM=1004.05 ## INV=1000.20 ## 89 LF - 12" STORM @ 0.45% ## STMH 2 ## RIM=1005.67 ## INV=999.80 (12") N ## INV=999.80 (12") SW ## STMH 3 ## RIM=1005.97 ## INV=999.46 (12") N ## INV=999.46 (12") SW ## CBMH 4 ## RIM=1003.05 ## INV=998.62 (15") N ## INV=998.82 (12") S ## 4' SUMP=994.62 ## 76 LF - 12" STORM @ 0.45% ## 142 LF - 12" STORM @ 0.45% ## 34 LF - 15" STORM @ 0.35% ## CB 5 ## RIM=1004.13 ## INV=1000.23 ## 146 LF - 12" STORM @ 0.45% ## 145 LF - 15" STORM @ 0.50% ## 30 LF - 15" STORM @ 0.50% ## STMH 6 ## RIM=1005.61 ## INV=999.37 (12") N ## INV=999.57 (12") S ## CBMH 7 ## RIM=1004.05 ## INV=998.65 (15") N ## INV=998.65 (15") S ## 4' SUMP=994.65 ## CLEANOUT ## RIM=1000.00 ## INV=995.50 ## CLEANOUT ## RIM=1000.00 ## INV=995.50 ## 6" PERFORATED ## DRAINTILE @ 0.00% ## 6" PERFORATED ## DRAINTILE @ 0.00% ## CBMH 8 ## RIM=998.50 ## INV=995.00 (15") W ## INV=995.50 (6") E ## INV=995.50 (6") E ## CORE DRILL 15" ## STORM INTO ## MANHOLE AT ## INV=994.75. FIELD ## VERIFY EXACT ## LOCATION AND ## INVERT ## 42 LF - 15" STORM @ 0.60% ## BIORETENTION BASIN ## HWL=999.60 ## BOTTOM=997.50 ## FILTER MEDIA ## BOTTOM=995.50 ## 6" DRAINTILE=995.50 ## WATER QUALITY VOLUME ## REQUIRED=4,594 CF ## VOLUME PROVIDED FROM ## 997.50 TO 998.50 = 4,819 CF ## FES W/RIPRAP ## INV=998.50 ## FES W/RIPRAP ## INV=998.50 ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C4-2 STORM SEWER PLAN ## Plotted: ## 12 /22 / 2025 4:32 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## STORM SEWER ## PLAN ## C4-2 ## STORM SEWER NOTES ## 1.ALL STORM SEWER SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE ## SPECIFICATIONS,THE MINNESOTA PLUMBING CODE, THE LOCAL GOVERNING UNIT, AND THE ## STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA ## (CEAM), CURRENT EDITION. ## 2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL ## COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND ## THE GEOTECHNICAL REPORT. ## 3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE ## STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING ## INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 ## HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC ## UTILITIES. ## 4.ALL SITE UTILITY SERVICES SHALL TERMINATE 5' FROM THE EXTERIOR BUILDING WALL UNLESS ## OTHERWISE NOTED. THE SITE UTILITY CONTRACTOR SHALL COORDINATE WITH THE GENERAL ## CONTRACTOR, MECHANICAL CONTRACTOR AND MECHANICAL ENGINEER TO DETERMINE THE ## RESPONSIBILITY OF BRINGING THE SERVICE(S) INTO THE BUILDING, INSPECTIONS AND TESTING PER ## APPLICABLE GOVERNING AGENCIES. ## 5.PER MINNESOTA DEPARTMENT OF LABOR & INDUSTRY REQUIREMENTS, A MINIMUM OF 18 INCHES ## OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FROM ## WATERMAIN TO ANY MANHOLE, SEPTIC SYSTEM, CATCH BASIN, SEWER PIPE, OR OTHER SOURCE OF ## CONTAMINATION, MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE ## CONTAMINATION SOURCE UNLESS OTHERWISE SHOWN. ## 6.ALL STORM SEWER DOWNSPOUT COLLECTION PIPES AND WYES SHALL BE PVC (SCHEDULE 40). ## 7.CONTRACTOR TO SUBMIT SHOP DRAWINGS OF STORM STRUCTURE(S) AND UNDERGROUND ## SYSTEM(S) FOR ENGINEER'S REVIEW. ## 8.CONTRACTOR TO VERIFY UNDERLYING SOILS BENEATH ALL STORMWATER FACILITIES, AND ## PROVIDE DOCUMENTATION TO THE ENGINEER, PRIOR TO CONSTRUCTION OF THE FACILITIES. ## 9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10 ## FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA ## RULES, PART 4714. ## 10.REFER TO GEOTECHNICAL EVALUATION REPORT, FOR AN EXISTING SUBSURFACE SITE CONDITION ## ANALYSIS AND CONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO: ## A.REUSE OF ON-SITE SOILS ## B.GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING. ## C.SITE GRADING AND SUBGRADE PREPARATION. ## D.PAVEMENTS AND EXTERIOR SLABS. ## E.TRENCH EXCAVATION AND BACKFILL. ## F.EXTERIOR UTILITY SUPPORTS. ## G.FROST PROTECTION. ## 11.CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF CONSTRUCTED STORMWATER ## MANAGEMENT SYSTEMS & ASSOCIATED INFRASTRUCTURE (RECOMMENDED PRIOR TO ## BACKFILLING) PER APPLICABLE PERMIT REQUIREMENTS AND/OR DEVELOPMENT AGREEMENTS. ## 12.ALL UNUSED UTILITY SERVICES SHALL BE ABANDONED PER THE REQUIREMENTS OF THE ## APPLICABLE GOVERNING AGENCIES. ## 13.THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED UTILITY PERMITS FROM THE ## APPLICABLE GOVERNING AGENCIES. ## N ## SCALE IN FEET 0 2040 ## PARKING STALL COUNT ## ACCESSIBLE PARKING STALL 2 ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## WATER MANHOLE / WELL ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND TELEPHONE ## UNDERGROUND GAS ## OVERHEAD UTILITY ## CHAIN LINK FENCE ## BUILDING ## RETAINING WALL ## NO PARKING ## UNDERGROUND FIBER OPTIC ## SANITARY SEWER SERVICE ## WATER SERVICE ## ELECTRIC METER ## GAS METER ## TREE LINE ## EXISTINGPROPOSED 972 ## DRAINTILE ## FORCEMAIN 3 7 3 ## PARKING SETBACK LINE ## BUILDING SETBACK LINE 2 ## FENCE ## FLARED END SECTION ## POST INDICATOR VALVE ## BENCHMARK ## SOIL BORING 3 ## DIRECTION OF FLOW 1.0% 972.5 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## STORM SEWER SCHEDULE ## STRUCTURE NO.CASTINGMANHOLE SIZE ## CB 1 ## STMH 3 ## CBMH 4 ## CB 5 ## 48" PRECAST ## R-3067 ## 48" PRECAST ## R-2560-EA ## R-1642 ## R-3067 ## CBMH 6 ## 48" PRECAST ## 48" PRECAST ## 48" PRECAST ## 48" PRECAST ## 48" PRECAST ## 48" PRECAST ## STMH 3 ## CBMH 7 ## CBMN 8 ## R-3067 ## R-3067 ## R-3067 ## R-1642 ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C8-1 CIVIL DETAILS ## Plotted: ## 12 /22 / 2025 4:32 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## CIVIL DETAILS ## C8-1 ## LOOP TRACER WIRE ## AROUND WYE ## CONTINUOUS #10 SOLID ## COPPER, INSULATED TRACER ## WIRE FROM WYE DIRECTLY ## ABOVE THE SVC PIPE, TO TOP ## OF FENCE POST ## TRACER WIRE FOR ## NON-CONDUCTIVE ## SEWER PIPE ## 4" D.I.P. OR P.V.C. ## BENDS, 1/8 OR 1/16 ## PLUG ## WYE ## PROPERTYLINE ## FLOW ## NOTES: ## 1.SPLICING TRACER WIRE SHALL BE BY MECHANICAL ## SPLIT BOLT TYPE OR A CRIMP TYPE COMPRESSION ## FITTING, FULLY ENCASED IN APPROVED ## ELECTRICAL INSULATION PUTTY. ## 2.WIRE SHALL BE SECURED TO PIPE WITH 2" WIDE ## PVC TAPE. SECURE WIRE AT ALL BENDS, WYES & ## LONGITUDINALLY EVERY 10 FEET. ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4007 ## LOUCKS ## NOTE: ## GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL ## CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS: ## ·FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10% PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL ## HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY ## BE USED FOR FOUNDATION MATERIALS. ## ·BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF ## MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE ## INCH (1") SIEVE. ## ·BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS ## OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN ## MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE ## OR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT ## THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT. ## PLASTIC PIPE ## BEDDING ## PLASTIC ## PIPE 18"18" ## PIPE ## WIDTH ## ENCASEMENT ## BEDDING ## FOUNDATION ## (MAY NOT BE ## REQUIRED) 12" 6" ## BACKFILL ## COMPACTED ## AS SPECIFIED ## EXCAVATED TRENCH ## WIDTH ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4008 ## LOUCKS ## ADJUST CASTING TO 1 4 " - 1 2 ## " BELOW FINISHED ## GRADE, TYPICAL FOR ALL CASTINGS IN PAVEMENT ## OFF ROAD MARKER ## M ## H ## INSTALL WHEN M.H. IS ## PLACED OUTSIDE OF ## THE ROADWAY. ## STANDARD STORM ## SEWER MANHOLE WITH ## CONE SECTION ## FLOW ## AS REQUIRED 1'-4" 2" 0"-8" 2" 27" 48" 4' ## CONCRETE ADJUSTING RINGS, ## MIN. 4" - MAX. 10" ## RUBBER GASKETS BETWEEN EACH ## JOINT IN MANHOLE SECTIONS. ## 1.WHERE WATER MAY STAND, TOP ## OF MH SHALL BE 2 FEET ABOVE ## GROUND, AND/OR 2 FEET ABOVE ## THE 100 YEAR STORM WATER ## LEVEL. ## 2.ON MANHOLES 8' DEEP AND ## GREATER A ONE FOOT FOUR INCH ## (1'-4") PRECAST SECTION SHALL BE ## PLACED IMMEDIATELY BELOW ## CONE SECTION. ## 3.WHEN MANHOLE DEPTH IS LESS ## THAN 8', A TOP SLAB SHALL BE ## USED IN PLACE OF THE CONE. ## TOP SLAB SHALL BE SUITABLE FOR ## AASHTO HS20 HIGHWAY ## LOADINGS. THE SLAB SHALL BE ## SET ON A MORTAR BED. ## 4.ALL JOINTS BETWEEN SECTIONS ## SHALL HAVE RUBBER O-RING ## GASKETS. ## 5.MINIMUM BASE SLAB THICKNESS, ## 6" TO 14' DEPTH. INCREASE ## THICKNESS 1" FOR EACH 4' OF ## DEPTH GREATER THAN 14'. ## 6.ALL PIPE CONNECTIONS TO ## MANHOLE SHALL BE WATERTIGHT. ## NOTES: ## STEPS 16" O.C. ON ## DOWNSTREAM SIDE. ## EXTRUDED ALUMINUM ## OR STEEL REINFORCED ## COPOLYMER PLASTIC. ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4300 ## LOUCKS ## KOR-N-SEAL OR APPROVED ## FLEXIBLE CONNECTION ## PREFORMED OR CORE DRILLED HOLES ## REQUIRED FOR SUBDRAIN CONNECTIONS. ## GROUT INSIDE AND OUT AROUND SUBDRAIN. ## TRIM DRAIN TILE BACK TO WALL. ## DOGHOUSES SHALL BE GROUTED ## ON BOTH THE OUTSIDE AND ## INSIDE. ## CONCRETE ADJUSTING RINGS, ## MIN. 4" - MAX. 10" ## 2'x3' CATCH BASIN ## (MAX. DEPTH 4.0') ## DIRECTION OF MAJOR ## FLOW (TYPE DL GRATE) ## NOTES: ## 1.EXPANSION MATERIAL TO BE ## PLACED IN FIRST CURB JOINT, ## BOTH SIDES OF CATCH BASIN. ## 2.RECESS CATCH BASINS 2" ## BELOW GUTTER GRADE LINE. ## 3.FOR SURMOUNTABLE CURB, ## PROVIDE FACE OF CURB ## TRANSITION EXTENDING 10' ON ## EACH SIDE OF CATCH BASIN TO ## MATCH CASTING. ## 5" PRECAST REINFORCED CONCRETE ## IF STRUCTURE BASE IS LESS THAN ## 48" BELOW FINISHED GRADE, PLACE ## GRANULAR MATERIAL UNDER ## STRUCTURE, FOR A MINIMUM OF 48" ## BELOW FINISHED GRADE. ## NOTE: ## USE 4 FOOT DIAMETER CATCH ## BASIN MANHOLE WHEN DEPTH ## EXCEEDS 4.0 FEET. 3" 36" 6" 24" 36" 4" 31" 43" 6" 17-1/2" 35-1/2" ## DRAWN 12/2016 ## LOUCKS PLATE NO. 4302 ## LOUCKS 1'-4" ## VARIABLE 6" 3" 6" 4.0' ## OUTLET ## FLOW ## 3'MIN. 2" 0"-8" 2" ## CONCRETE ## ADJUSTING RINGS, ## MIN. 4" - MAX. 10" ## SUMP CATCH BASIN / ## MANHOLE ## MINIMUM SLAB THICKNESS IS 6" FOR 14' ## DEPTH. INCREASE THICKNESS 1" FOR 4' ## OF DEPTH GREATER THAN 14'. ## PRECAST CONCRETE MANHOLE ## SECTIONS WITH "O"-RING RUBBER ## GASKETS. ## SLAB TOP TO BE SET IN ## A MORTAR BED. ## 6" PRECAST ## REINFORCED ## CONCRETE SLAB. ## STEPS 16" O.C. ON DOWNSTREAM ## SIDE. ## EXTRUDED ALUMINUM OR STEEL ## REINFORCED COPOLYMER PLASTIC. 6" ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4304 ## LOUCKS ## 3' TRANSITION ## 3' TAPER 1" ## EXPANSION JOINT ## 2 NO. 4, 3' LONG, EPOXY COATED ## REBARS SHALL BE INSTALLED ON ## EACH SIDE OF THE CASTING. REBARS ## AND EPOXY COATING PER MN/DOT ## SPEC. 3301. ## TYPICAL NEENAH R-3067 ## CASTING. 6"± ## CATCH BASIN CASTING ## INSTALLATION ## B612 TO CASTING ## DESIGN GUTTER ## LINE GRADE ## EXPANSION ## JOINT ## EXPANSION ## JOINT ## 3' MIN. TRANSITION ## B612 CURB & GUTTER ## TOP CURB ## NOTE: B612 CURB AND GUTTER TO BE ## FORMED INTO A B618 TYPE CURB AT ## CATCH BASIN CASTING. ## B612 CONCRETE CURB AND ## GUTTER ## 3' MIN. TRANSITION ## B612 CURB & GUTTER ## 2 NO. 4, 3' LONG, EPOXY COATED ## REBARS SHALL BE INSTALLED ON ## EACH SIDE OF THE CASTING. REBARS ## AND EPOXY COATING PER MN/DOT ## SPEC. 3301. ## DRAWN 12/2016 ## LOUCKS PLATE NO. 4312 ## LOUCKS ## GATE VALVES ## FINISHED GRADE ## 7.5' MINIMUM COVER ## VARIABLE ## VAR. ## MIDDLE SECTION ## EXTENSIONS ## TOP SECTION ## VARIABLE 14-3/4 17-1/4 12-9/16 7 8-1/4 9-7/16 7-3/4 7 8-1/8 2-3/8 7 8-1/8 6 1-1/2 5-3/4 5-1/4 6-5/8 7-1/8 7-5/8 8-7/8 2" 6-1/4 ## WATER 7-3/8 2" 4" 5-3/4 7-1/8 ## NOTE: ALL BOLTS, T-BOLTS, NUTS AND RODDING ## INSTALLED BELOW GRADE SHALL BE ASTM F593 ## TYPE 316 STAINLESS STEEL. ## AMERICAN FLOW CONTROL 2500 SERIES ## RESILIENT WEDGE TYPE OR APPROVED ## EQUAL. VALVE BODY BOLTS SHALL BE ## ASTM F593 TYPE 316 STAINLESS STEEL. ## INSTALL ADAPTOR INC.'S VALVE ## BOX ADAPTOR #6 BASE OR ## APPROVED EQUAL ## ADJUST V.B. TOP TO 1 4 ## " TO 1 2 ## " BELOW ## STREET GRADE OR 1 2 ## " TO 1" BELOW ## FINISHED BLVD. GRADE AND SHALL BE ## SET SO AS TO PROVIDE 12" OF ## UPWARD ADJUSTMENT. ## GATE VALVE BOXES: ## TYLER PIPE - SERIES 6860 SCREW TYPE ## WITH A #6 BASE AND DROP LIDS ## WITH "WATER" LABELED ON COVER ## OR APPROVED EQUAL ## OFF ROAD MARKER ## G ## V ## GATE VALVE AND ## BOX INSTALLATION ## NO. 6 ROUND BASE ## CONCRETE ## BLOCK ## GATE VALVE BOXES ARE ## 3 PIECE, 5-1/4" SHAFT ## 14" MIN. FROM TOP OF BOTTOM ## SECTION TO TOP OF VALVE BOX ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4601 ## LOUCKS ## CONCRETE PIPE ## BEDDING ## RCP ## PIPE 18"18" ## PIPE ## WIDTH ## COMPACTED SAND OR 3 4 " ## TO 1- 1 2 ## " CLEAR ROCK (AS ## DIRECTED) ## COMPACTED ## SUBGRADE 6" ## COMPACTED ## BACKFILL ## EXCAVATED TRENCH ## WIDTH ## RCP ## PIPE 18"18" ## PIPE ## WIDTH ## SHAPE BOTTOM OF ## EXISTING TRENCH MATERIAL ## TO FIT PIPE BARREL. ## COMPACTED ## BACKFILL ## EXCAVATED TRENCH ## WIDTH ## CLASS C BEDDING ## CLASS B BEDDING ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4310 ## LOUCKS ## NOTES: ## 1.SCHEDULE 40 PVC TO BE USED FOR ALL STORM SEWER PIPE RUNS FROM ROOF DRAINS. ## 2.A WATER-TIGHT CONNECTION SHALL BE MAINTAINED WITH ANY TRANSITION FROM SCHEDULE 40 ## PVC PIPE TO ANY OTHER PIPE TYPE. ## 3.THE DOWNSPOUT COLLECTOR DRAIN SHALL BE INSTALLED BEFORE THE DOWNSPOUTS ARE ## INSTALLED ON THE BUILDING. SITE WORK CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK TO, ## AND INCLUDING, THE RODENT SCREEN. BUILDING CONTRACTOR SHALL BE RESPONSIBLE FOR THE ## CONNECTION AT TEH POINT OF THE RODENT SCREEN. ## LOUCKS PLATE NO. ## DOWNSPOUT ## CONNECTION ## LOUCKS ## FLOW ## SECTION A-A ## SECTION B-B ## NOTE: ALL ## CONNECTIONS ## THROUGH MH SHALL ## HAVE A RUBBER BOOT. ## ANY FIELD ADDED ## OPENING FOR PIPE ## SHALL BE CORE ## DRILLED AND AN ## ELASTOMERIC RUBBER ## BOOT INSTALLED. ## BENCH ## SLOPE ## INSIDE DROP SANITARY ## SEWER MANHOLE ## SLOPE 2"/FOOT ## A ## B ## B ## A ## AS NEEDED ## FLOW ## INTRAFLOW INSIDE DROP ## SYSTEM OR APPROVED EQUAL ## MULTIPLE FASTENING LUGS ## DRAWN 2/2016 ## LOUCKS PLATE NO. 4003 ## LOUCKS ## GRASS PRE-TREATMENT STRIP ## UNDISTURBED, ## INSITU SOIL ## SUGGESTED MIN. PLANTING MEDIUM DEPTH 24" ## WITH A WELL BLENDED MIXTURE (BY VOLUME): ## 65% HOMOGENOUS CONSTRUCTION SAND ## 25% NATIVE TOPSOIL ## 10% COMPOST (MNDOT GR. 2) ## (NO CLAY CONTENT) ## PLANT MATERIAL TOLERANT OF INUNDATION ## AND DROUGHT. NATIVE PLANTS RECOMMENDED. ## 3H:1L MAX. 24" ## D ## DEPTH REQUIRED TO DRAIN ## PRACTICE IN 48 HOURS OR LESS, ## NOT TO EXCEED 24". ## PAVEMENT ## BIORETENTION BASIN WITH ## UNDERDRAIN ## SUGGESTED CONSTRUCTION SEQUENCING (NOTE TO DESIGNER: EDIT AS NEEDED TO MEET PROJECT REQUIREMENTS) ## 1.INSTALL APPROPRIATE TEMPORARY EROSION CONTROL DEVICES TO PREVENT SEDIMENT FROM LEAVING OR ## ENTERING THE PRACTICE DURING CONSTRUCTION. ## 2.ALL DOWN-GRADIENT PERIMETER SEDIMENT CONTROL BMP'S MUST BE IN PLACE BEFORE ANY UP GRADIENT LAND ## DISTURBING ACTIVITY BEGINS. 3.PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES, ESPECIALLY AFTER EACH RAINFALL EVENT. 4.INSTALL ALL UTILITIES (WATER, SANITARY SEWER, ELECTRIC, NATURAL GAS, PHONE, FIBER OPTIC, ETC) PRIOR TO ## SETTING FINAL GRADE OF BIORETENTION DEVICE. ## 5.ROUGH GRADE THE SITE. IF BIORETENTION AREAS ARE BEING USED AS TEMPORARY SEDIMENT BASINS DURING ## CONSTRUCTION, LEAVE A MINIMUM OF 1 FEET OF COVER OVER THE PRACTICE TO PROTECT THE UNDERLYING SOILS ## FROM CLOGGING. ## 6.COMPLETE, STABILIZE, AND VEGETATE ALL OTHER SITE IMPROVEMENTS. ## 7.CONSTRUCT AND VEGETATE BIORETENTION DEVICE FOLLOWING STABILIZATION OF CONTRIBUTING DRAINAGE AREA. ENSURE THAT CRITICAL ELEVATIONS, SUCH AS UNDERDRAIN INVERT, TOP OF MEDIA, TOP OF MULCH, AND INVERT OF ## OVERFLOW STRUCTURE (IF PRESENT) ARE CORRECT. ## 8.REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREA IS ADEQUATELY ## VEGETATED. ## GENERAL NOTES: ## 1.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELY FOLLOWING EXCAVATION, ## THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TO CONTINUING CONSTRUCTION. ## 2.PERFORATIONS IN SDR 35 PVC TO BE 3 8 ## INCHES. SOLID NON-PERFORATED PVC PIPING AND WATERTIGHT JOINTS ## WHEREVER THE UNDERDRAIN SYSTEM PASSES BELOW BERMS, DOWN STEEP SLOPES, MAKING CONNECTIONS TO A ## STRUCTURE OR DAYLIGHTING AT GRADE. ## 6" PERFORATED SDR 35 ## DRAINTILE ## UTILTIY TRACE WIRE ## 3" MIN. WASHED #57 STONE ## 2" MIN. PEA GRAVEL CHOKER STONE ## 30 MIL POND LINER or ## 2' CLAY LINER PER ## DETAIL ON C8-4 ## LOUCKS ## W:\2025\250603\CADD DATA\CIVIL\_dwg Sheet Files\C8-1 CIVIL DETAILS ## Plotted: ## 12 /22 / 2025 4:32 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ## PJ Disch - PE ## Project Lead ## Drawn By ## Checked By Loucks Project No. 49933 250603.00 ## DDL ## DDL ## PJD 12/23/25 - ## CIVIL DETAILS ## C8-2 ## STANDARD GUTTER 8"12" 6" 13.5" 1 2 ## " RAD. ## MIN. OF 4" AGG. BASE ## UNDER CURB (IF TOTAL ## THICKNESS OF ## SECTION ALLOWS) ## 3/8 " LIP ## 3" RAD. 1 3 ## 3" RAD. ## AGG. BASE ## VARIES ## SLOPE GUTTER TO ## MATCH PARKING LOT ## DRAINAGE ## (3/4" PER FT. TYP.) TIP ## GUTTER OUT AS REQ'D ## B6-12 STYLE ## CONCRETE CURB ## AND GUTTER ## MINIMUM 1' ## BEHIND BACK ## OF CURB 7" ## SPECIFICATION NOTES: ## 1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A ## MEMBRANE CURING COMPOUND PER MNDOT 3754. ## 2.EXPANSION JOINTS AT MAX. SPACING OF 200'. ## 3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531. ## DRAWN 2/2016 ## LOUCKS PLATE NO. 2009 ## LOUCKS ## FLAT CURB AND ## GUTTER (12") ## DRAWN 2/2016 ## LOUCKS PLATE NO. 2012 ## LOUCKS ## SLOPE GUTTER TO MATCH ## PARKING LOT DRAINAGE ## TIP GUTTER OUT AS REQ'D ## PAVEMENT SECTION VARIES ## MIN. OF 4" ## 3/8 " LIP ## AGG. BASE UNDER ## CURB (IF TOTAL ## THICKNESS OF ## SECTION ALLOWS) 7" 12" 8" ## AGG. BASE ## VARIES ## 1/2" RAD. 20" ## SPECIFICATION NOTES: ## 1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A ## MEMBRANE CURING COMPOUND PER MNDOT 3754. ## 2.EXPANSION JOINTS AT MAX. SPACING OF 200'. ## 3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531. ## CONCRETE SIDEWALK- ## WIDTH & SECTION VARY ## REFER TO SITE PLAN ## 1.5" BIT. WEAR COURSE, ## MN/DOT 2360 SPWEA240C ## TACK COAT, MN/DOT 2357 ## 2" BIT. NON-WEAR COURSE, ## MN/DOT 2360 SPNWB230C ## 6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138 ## APPROVED SUBGRADE ## FINISHED GRADE ## STANDARD BITUMINOUS ## PAVEMENT SECTION ## PAVEMENT SECTION BASED ON ## GEOTECHNICAL REPORT BY BRAUN ## INTERTEC, DATED XX/XX/XX ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2031 ## LOUCKS ## HEAVY DUTY BITUMINOUS ## PAVEMENT SECTION ## DRAWN 01/2022 ## LOUCKS PLATE NO. 2032 ## LOUCKS ## 2" BIT. WEAR COURSE, ## MN/DOT 2360 SPWEA240C ## TACK COAT, MN/DOT 2357 ## 2" BIT. NON-WEAR COURSE, ## MN/DOT 2360 SPNWB230C ## 7" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138 ## APPROVED SUBGRADE ## FINISHED GRADE ## PAVEMENT SECTION BASED ON ## GEOTECHNICAL REPORT BY BRAUN ## INTERTEC, DATED XX/XX/XX ## 8" COMPACTED AGGREGATE BASE CL. 5 OR 2 ## MN/DOT 3138 ## APPROVED SUBGRADE ## FINISHED GRADE ## 6" CONCRETE MN/DOT 2301 ## CONCRETE PAVEMENT ## SECTION ## NOTES: ## 1.CONCRETE 6" THICK OR LESS SHALL BE REINFORCED WITH WELDED WIRE ## FABRIC OR REINFORCING BARS. CONCRETE 7" THICK OR GREATER SHALL ## BE REINFORCED PER GEOTECHNICAL RECOMMENDATIONS. ## 2.SAWED OR FORMED CONTROL JOINTS SHOULD BE INCLUDED FOR EACH ## 225 SQUARE FEET OF AREA OR LESS (15 FEET BY 15 FEET). ## 3.SAW CUTS SHOULD NOT CUT THROUGH THE WELDED WIRE FABRIC OR ## REINFORCING STEEL AND DOWELS SHOULD BE UTILIZED AT FORMED ## AND/OR COLD JOINTS. ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2033 ## LOUCKS ## CONCRETE SIDEWALK ## SECTION ## 4" CONCRETE WALK ## MN/DOT 2521 ## 4" GRANULAR MATERIAL ## MN/DOT 3149 ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2034 ## LOUCKS ## VAN ## ACCESSIBLE 60" - 66" 48" ## 12" DIA. 36" ## TYPICAL ADA PARKING ## SIGN / BOLLARD COMBO ## 12x18" STANDARD HANDICAP PARKING ## SIGN WITH SEPARATE 'VAN ACCESSIBLE' ## PANEL. WHITE LEGEND ON BLUE ## BACKGROUND. USE HARDWARE PER ## SIGN SUPPLIER'S RECOMMENDATIONS. ## HC SIGNAGE PER MINNESOTA ## RULES 1341.0502 12x6" STANDARD 'VAN ## ACCESSIBLE' PANEL. WHITE ## LEGEND ON BLUE BACKGROUND ## 2" DIA. 6' LONG MIN. ## GALVANIZED SCHEDULE 40 ## STEEL PIPE. EMBED IN ## CONCRETE FILLED BOLLARD ## 6" DIA. SCHEDULE 40 ## GALVENZIED STEEL PIPE 6' ## LONG MINIMUM ## HEAVY DUTY HDPE DOME TOP ## DECORATIVE SLEEVE BLUE IN COLOR. ## AVAILABLE FROM ## BOLLARDSNSLEEVES.COM OR EQUAL. ## COMPACTED OR ## UNDISTURBED SUBGRADE. ## NOTES: ## 1.BOLLARDS TO BE PLACED 12" BEHIND ## BACK OF CURB. ## 2.MAINTAIN PLUMB UNTIL CONCRETE IS ## SUFFICIENTLY CURED. ## 3.HOLD CONCRETE FOOTING BELOW ## GRADE OF FINISHED CONCRETE TO ## CREATE FINAL PAVING PATTERN AS ## SHOWN ON PLANS. ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2038 ## LOUCKS 6" ## PARKING ## VEHICLE ID ## REQUIRED ## UP TO $200 FINE ## FOR VIOLATION 1'-0" ## ACCESSIBLE ROUTE ## L ## SEE PLAN 8'-0"8'-0"8'-0"9'-0" ## C 18'-0" ## C ## TYPICAL ADA PARKING ## 4" WIDE PAINTED ## LINES, TRAFFIC ## WHITE ## 4" WIDE PAINTED LINES, ## 18" O.C., @ 45 TRAFFIC ## WHITE ## (AISLE TO CONTAIN THE ## DESIGNATION "NO ## PARKING" COMPLYING ## WITH MSBC 1341.0502) ## HANDICAP SIGN (TYP) ## (SIGN TO COMPLY WITH MINNESOTA ## RULES 1341.0502 ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2036 ## LOUCKS ## TC=0 ## GL=-0.5 ## TC=0 ## GL=0 ## TC=0 ## GL=0 ## TC=0 ## GL=-0.5 1'-0" ## ACCESSIBLE ROUTE ## SEE PLAN ## HANDICAP SIGN/BOLLARD (TYP) ## (SIGN TO COMPLY WITH MINNESOTA RULES 1341.0502 ## TC=0 ## GL=0 ## TC=0 ## GL=0 ## TC=0 ## GL=0 ## TC=0 ## GL=0 ## B612 CURB ## & GUTTER ## FLAT CURB ## TC=0 ## GL=-0.5 ## TC=0 ## GL=-0.5 ## TC=0 ## GL=-0.5 ## FLAT CURB ## B612 CURB ## & GUTTER ## B612 CURB ## & GUTTER ## FULL HEIGHT CURB WITH FLAT CURB AT ACCESS AISLE ## FULL HEIGHT CURB ENTIRE WIDTH OF HC STALLS ## BOLLARD ## 1/2" CROWN ## 1" CROWN 3'-6" 3'-0" 6" ## 24" DIA. ## 4,000 PSI ## CONCRETE ## 6" DIP, CONC. ## FILLED, PAINTED ## OSHA YELLOW ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2039 ## LOUCKS ## TRAFFIC SIGN ## 3#/FT. ## 3#/FT. ## TRAFFIC SIGN SPECIFICATIONS ## STOP SIGN SHALL BE R1-1, 30"X30" OR AS ## DIRECTED BY ENGINEER. ## MATERIAL ## ALUMINUM SHALL BE 5052-H38 OR 6061-T6 ## ALLOY. ## GAUGE SHALL BE 0.080 ON THE LONGEST ## SIDE UP TO 30", 0.100 ON THE LONGEST SIDE ## OVER 30". ## REFLECTIVE SHEETING SHALL BE DIAMOND ## GRADE VIP. ## ALL SIGNS SHALL CONFORM TO MN/DOT ## 3352, SIGNS, DELINEATORS AND MARKERS - ## STANDARD SPECIFICATIONS FOR ## CONSTRUCTION. ## CHANNEL POST SPECIFICATIONS ## STEEL CHANNEL POSTS SHALL WEIGH 3LB. ## /FT. ## POSTS SHALL BE OF THE 4-RIB DESIGN, ## GALVANIZED AND PUNCHED ON 1" CENTERS. 3'-0" 7'-0" ## IF INSTALLED IN PAVEMENT, INSTALL ## V-LOC ANCHOR OR APPROVED EQUAL. ## DRAWN 12/2016 ## LOUCKS PLATE NO. 2041 ## LOUCKS ## LANDSCAPE ## EDGER ## AND ## RM-1 ## LANDSCAPE ## EDGER ## AND ## RM-1 ## LANDSCAPE ## EDGER ## AND ## RM-1 ## LANDSCAPE ## EDGER ## AND ## RM-1 ## LANDSCAPE ## EDGER ## AND ## RM-1 ## RM-1 ## RM-1 ## RM-1 ## RM-1 ## RM-1 ## LANDSCAPE ## EDGER ## AND ## RM-1 ## RM-1 ## SM-1 ## TS-1 ## TS-1 ## TS-1 ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 18 ## TRAV MAG 1004.69 8 8 8 8 4 4 4 4 4 4 4 4 8 8 8 8 8 8 8 1006 1006 1006 1005 1005 1005 1006 1005 1005 1005 1004 1006 1005 1006 1005 1002 1003 1004 1005 1003 1004 1006 1005 1005 1005 1005 1004 1006 1005 1005 1006 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 1000 998 999 1001 1002 1003 1004 1000 998 999 1001 1002 1003 1000 998 999 1001 1002 1003 1004 997.5 998.5 997.5 998.5 997.5 998.5 1001 1002 1003 1004 1006 1005 1004 1000 1006 4 4 4 4 4 4 1006 1006 1006 1005 1005 1 ## UL-M 1 ## UL-M 1 ## GL-S 1 ## QU-M 2 ## QU-M 1 ## QU-M 1 ## GL-S 1 ## GL-S 1 ## UL-C 3 ## PI-C 3 ## PI-R 1 ## GL-S 3 ## PI-G 3 ## AC-F 3 ## PI-C 3 ## PI-R 3 ## PI-C 16 ## Sc-m 16 ## Sc-m 18 ## Pe-l 9 ## Sp-h 19 ## Sp-h 7 ## Bu-g 43 ## Sp-h 6 ## Pe-l 5 ## Bu-g 26 ## Sp-h 6 ## Pe-l 6 ## Pe-l 6 ## Pe-l 36 ## Sp-h 11 ## Sc-m 4 ## Bu-g 11 ## Sc-m 25 ## Pe-l 12 ## Sp-h 8 ## Sc-m 14 ## Sc-m 4 ## Ju-g 9 ## Pe-l 18 ## Sp-h 14 ## Ju-g 65 ## Co-f 14 ## Pe-l 32 ## Sc-m 1 ## TI-C 8 ## Ju-g 5 ## Co-f 5 ## Ju-g 4 ## GL-S 3 ## GL-S 1 ## UL-M 1 ## UL-M 5 ## Ju-g 9 ## Ju-g 3 ## PI-G 6 ## PI-G 3 ## PI-R 3 ## PI-R 2 ## PI-G 1 ## UL-M 1 ## UL-M 2 ## PI-G 3 ## PI-G 2 ## PI-G 1 ## UL-C 2 ## PI-R ## SYMBOLCODE ## QTY ## BOTANICAL NAMECOMMON NAMECONTSIZE ## DECIDUOUS TREES ## AC-F3ACER FREEMANII `ARMSTRONG`ARMSTRONG MAPLEB&B2.5" CAL ## GL-S11GLEDITSIA TRIACANTHOS `SKYCOLE`SKYLINE HONEYLOCUSTB&B2.5" CAL ## QU-M 4 ## QUERCUS X WAREI 'NADLER' ## KINDRED SPIRIT OAKB&B2.5" CAL ## TI-C1TILIA CORDATA `GREENSPIRE`GREENSPIRE LINDENB&B2.5" CAL ## UL-C2OSTRYA VIRGINIANAIRONWOODB&B2.5" CAL ## UL-M6ULMUS `MORTON`ACCOLADE ELMB&B2.5" CAL ## 27SUBTOTAL: ## EVERGREEN TREES ## PI-C9PINUS CEMBRASWISS PINEB&B6' HGT ## PI-G 21 ## PICEA GLAUCA `DENSATA`BLACK HILLS SPRUCEB&B6' HGT ## PI-R ## 14PINUS RESINOSANORWAY PINE ## B&B6' HGT 44 ## SUBTOTAL: ## SHRUBS ## Bu-g ## 16BUXUS X `GREEN MOUNTAIN`GREEN MOUNTAIN BOXWOODCONT#7 ## Co-f70CORNUS SERICEA `ARTIC FIRE`ARCTIC FIRE DOGWOODCONT#5 86 ## SUBTOTAL: ## CONIFEROUS SHRUBS ## Ju-g 45 ## JUNIPERUS CHINENSIS `SEA GREEN`SEA GREEN JUNIPERCONT#5 45 ## SUBTOTAL: ## PERENNIALS ## Pe-l90PEROVSKIA ATRIPLICIFOLIA 'BLUE JEAN BABY'BLUE JEAN BABY RUSSIAN SAGECONT#1 ## 90SUBTOTAL: ## GRASSES ## Sc-m108SCHIZACHYRIUM SCOPARIUM 'MINNBLUEA'BLUE HEAVEN® LITTLE BLUESTEMCONT#1 ## Sp-h ## 163SPOROBOLUS HETEROLEPISPRAIRIE DROPSEEDCONT#1 271 ## SUBTOTAL: ## SYMBOLCODEBOTANICAL NAMECOMMON NAME ## GROUND COVERS ## Rm-1 ## ROCK MULCH ## 1.5"-3" CRUSHED GRAY TRAP ROCK ## Sm-1 ## STORMWATER SEED MIX ## MNDOT SEED MIX 33-261 ## WET DITCH / POND ## RATE: 35 LBS/ACRE ## Ts-1TURF SOD ## PLANT SCHEDULE ## LOUCKS ## W:\2025\250603\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 LANDSCAPE PLAN ## Plotted: ## 12 /22 / 2025 4:34 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Douglas D. Loken - LA ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 45591 ## Project Lead ## Drawn By ## Checked By Loucks Project No. 250603.00 ## DDL ## DDL ## DDL 12/23/25 - ## LANDSCAPE ## PLAN ## L1-1 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR ## WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. ## VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ## ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND / OR INTENT OF THE ## PROJECT'S LAYOUT. ## ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR ## MATERIALS SUPPLIED. ## CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES, LAWNS AND SITE ## ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO ## THE OWNER. ## CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE ## UTILITIES. CONTRACTOR TO PROVIDE THE NECESSARY PROTECTION FOR THE UTILITIES BEFORE ## CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO NOTIFY GENERAL CONTRACTOR OF ## ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS. ## EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS BASED UPON ## INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ## ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME. ## THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE SUBJECT TO ## FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO ## MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY ## LANDSCAPE ARCHITECT. ## GENERAL NOTES ## N ## SCALE IN FEET 0 2040 ## TOLL FREE: 1-800-252-1166 ## TWIN CITY AREA: 651-454-0002 ## Gopher State One Call ## CALL BEFORE YOU DIG! ## WARNING: ## THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL ## EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN ## MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. ## THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT ## LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, ## CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE ## DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED ## DURING CONSTRUCTION AT NO COST TO THE OWNER. ## LANDSCAPE PERIMETER ## -ONE SHADE TREE PER 50 LINEAR FEET = (1,354LF / 50) = 27 TREES ## -ONE EVERGREEN TREE PER 25 LINEAR FEET = (1,354LF / 25)= 54 TREES ## -ONE SHRUB PER 25 LINEAR FEET = (1,354LF / 25) = 54 SHRUBS ## PROPOSED SHADE TREES: 27 ## PROPOSED EVERGREEN TREES: 44 ## PROPOSED SHRUBS: 131 ## LANDSCAPED PARKING AREA ## 16948 SF (TOTAL PARKING AREA) X 0.05 = 847 SF REQUIRED ## PROPOSED LANDSCAPE PARKING ISLANDS = 1,447 SF PROPOSED ## LANDSCAPE REQUIREMENTS ## TRUNK HWY 22 ## L ## OUCKS ## W:\2025\250603\CADD DATA\LANDSCAPE\_dwg Sheet Files\L2-1 LANDSCAPE DETAILS ## Plotted: ## 12 /22 / 2025 4:35 PM ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## CADD QUALIFICATION ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## BLAZE ## CREDIT UNION . ## Mankato, MN 2025 Larpenteur Ave. W. ## Falcoln Heights, MN 55113 ## C1-1DEMOLITION PLAN ## C2-1SITE PLAN ## C3-1GRADING PLAN ## C3-2 SWPPP ## C3-2SWPPP NOTES ## C4-1SANITARY/WATERMAIN PLAN ## C4-2STORM SEWER PLAN ## C8-1CIVIL DETAILS ## C8-2CIVIL DETAILS ## L1-1LANDSCAPE PLAN ## L2-1 LANDSCAPE DETAILS ## 12/23/25CITY SUBMITTAL ## Douglas D. Loken - LA ## Review Date ## SHEET INDEX License No. ## Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 45591 ## Project Lead ## Drawn By ## Checked By Loucks Project No. 250603.00 ## DDL ## DDL ## DDL 12/23/25 - ## LANDSCAPE ## DETAILS ## L2-1 ## IRRIGATION NOTES: ## VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM ## COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS. ## LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN ## IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE SCOPE OF ## WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE ## ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT SHALL BE THE ## LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED / ## SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE ## AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION. ## THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN ## IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND ## TO PLANT MATERIAL GROWTH REQUIREMENTS. ## IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR SHALL THE ## SYSTEM SPRINKLE THE BUILDING. ## THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM. ## PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED ## REGULARLY UNTIL PLANTING / SOD / SEED HAS BEEN ESTABLISHED. ## GENERAL NOTES ## COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING ## INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. ## NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND ## CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. ## ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL ## FLAGGING AND LABELS FROM PLANTS. ## IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY ## DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER ## SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ## ESTABLISHMENT, SURVIVAL OR GUARANTEE, THE CONTRACTOR MUST BRING ## THESE DEFICIENCIES TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ## PRIOR TO PROCUREMENT AND / OR INSTALLATION. ## PROTECT ALL EXISTING TREES ON SITE SCHEDULED TO REMAIN. IF EXISTING ## TREES ARE DAMAGED IN ANY MANNER, ABOVE OR BELOW GROUND IN THE ## ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT SHOULD BE APPLIED ## IMMEDIATELY AFTER WOUNDING. ## SOIL & GROUNDCOVER ## ALL PLANTING AREAS RECEIVING PLANTED GROUND COVER, PERENNIALS, ## ANNUALS, AND/OR VINES SHALL RECEIVE A MINIMUM OF 24" DEPTH OF ## PLANTING SOIL (MNDOT 3877 - 2B OR EQUAL). ## WHERE SOD / SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD / SEED ## SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. ## SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALL BE ## LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ## ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SOD SHALL BE ## STAKED TO THE GROUND. ## LANDSCAPE CONTRACTOR SHALL VERIFY THAT SOIL AND COMPACTION ## CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AT AND ## AROUND THE BUILDING SITE. ## PLANTINGS INFO ## ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE ## AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF ## NURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS SHALL HAVE AT ## LEAST 5 CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH. ## ORNAMENTAL TREES SHALL HAVE NO V CROTCHES AND SHALL BEGIN ## BRANCHING NO LOWER THAN 3' ABOVE ROOT BALL. STREET AND ## BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 5' ABOVE ## FINISHED GRADE. ## ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES ## SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL FORM, ## NATURAL TO THE SPECIES, WITHOUT PRUNING. ## PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR / ROOT FLAIR IS ## LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE ## CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR / ROOT FLAIR. ## WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR / ROOT ## FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. ## ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON ## PLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE ## NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ## ARCHITECT MUST BE NOTIFIED. ## PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN ## QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES. ## NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL ## IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE ## CONTRACTOR PRIOR TO THE SUBMISSION OF A BID AND / OR QUOTATION. ## WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN ## CALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY, ## WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL ## DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL ## WRAPPING AFTER 5-1. ## FERTILIZER ## ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A ## 27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PER ## THE MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FOR ## SUMMER AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR ## 27-3-3 AT 6 OZ PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ## ADDITIONAL APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THE TREE ## SAUCER. ## EDGING FOR PLANTING BEDS ## BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, AND ## ANNUALS WHERE BED MEETS SOD / SEED UNLESS NOTED OTHERWISE. ## PLANTING BED PREPARATION ## ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP ROCK ## MULCH WITH NO WEED BARRIER. ## ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP ROCK MULCH AND FIBER ## MAT WEED BARRIER. ## ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED ## HARDWOOD MULCH RING WITH NO MULCH IN DIRECT CONTACT WITH ## TREE TRUNK. ## SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER ## MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS. ## MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED / ## INDICATED ON DRAWING OR IN SPECIFICATION. ## INSPECTION AND WARRANTY ## CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER ## ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS. ## CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL ## NEWLY INSTALLED MATERIALS 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 NECESSARILY LIMITED TO, PRUNING, ## FERTILIZATION AND DISEASE / PEST CONTROL. ## CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE (1) ## CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE. ## WARRANTY (ONE (1) FULL GROWING SEASON) FOR LANDSCAPE MATERIALS ## SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT ## AFTER THE COMPLETION OF PLANTING OF ALL LANDSCAPE MATERIALS. NO ## PARTIAL ACCEPTANCE WILL BE CONSIDERED. ## TIMING OF INSTALLATION ## UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANT ## MATERIAL INSTALLATION AND SEED / SOD PLACEMENT IS FROM THE TIME ## GROUND HAS THAWED TO JUNE 15. ## FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER 1. ## FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15; DORMANT SEEDING IN ## THE FALL SHALL NOT OCCUR PRIOR TO NOVEMBER 1. FALL CONIFEROUS ## PLANTING MAY OCCUR FROM AUGUST 15 - OCTOBER 1 AND DECIDUOUS ## PLANTING FROM THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE ## THESE DATES IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE ## APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. ## TREES ARE NOT TO BE PRUNED, REMOVED OR TRANSPLANTED BETWEEN ## APRIL 15 AND JULY 1. NOTIFY LANDSCAPE ARCHITECT IF THESE DATES ARE ## UNAVOIDABLE. ## LANDSCAPE INSTALLATION: ## 2x ROOT BALL WIDTH ## SET PLANT ON UNDISTRUBED NATIVE SOIL ## SCARIFY BOTTOM AND SIDES OF HOLE PRIOR ## TO PLANTING ## EDGE CONDITION VARIES ## WOOD STAKE ## BACKFILL WITH IN SITU TOPSOIL ## MULCH - 4" DEEP. NO MULCH IN CONTACT WITH ## TRUNK - SEE NOTES OR SPECS. ## ROOT FLARE EVEN WITH OR JUST ABOVE GRADE ## SAFETY FLAGGING - ONE PER WIRE ## TREE WRAP TO FIRST BRANCH ## 16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP ## NOTES: ## 1.THE CONTRACTOR IS RESPONSIBLE FOR ## MAINTAINING ALL TREES IN A PLUMB ## POSITION THROUGH THE WARRANTY ## PERIOD. STAKING IS SUGGESTED, BUT NOT ## REQUIRED. ANY STAKING MUST CONFORM ## WITH PRACTICES AS DEFINED IN A.N.A. ## GUIDELINES FOR STANDARD PRACTICES. ## 2.PRUNE DAMAGED AND CROSSING ## BRANCHES AFTER PLANTING IS COMPLETE. ## 3.CUT BACK WIRE BASKET. ## 4.WATER TREE THOROUGHLY DURING ## PLANTING OPERATIONS. PLACE BACKFILL IN ## 8-12" LIFTS AND SATURATE SOIL WITH ## WATER. DO NOT COMPACT MORE THAN ## NECESSARY TO MAINTAIN PLUMB. ## 5.CONTRACTOR IS RESPONSIBLE FOR ## TESTING PERCOLATION RATES PRIOR TO ## PLANTING. NOTIFY LANDSCAPE ARCHITECT ## IMMEDIATELY IF POOR DRAINAGE EXISTS. ## DETAIL - DECIDUOUS TREE 3/4" 1 -" ## CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL. ## REMOVE NON-BIODEGRADABLE MATERIAL. ## PLANT-TREE-1 1 ## 2 x ROOT BALL WIDTH ## NOTES: ## 1.THE CONTRACTOR IS RESPONSIBLE FOR ## MAINTAINING ALL TREES IN A PLUMB ## POSITION THROUGH THE WARRANTY ## PERIOD. STAKING IS SUGGESTED, BUT NOT ## REQUIRED. ANY STAKING MUST CONFORM ## WITH PRACTICES AS DEFINED IN A.N.A. ## GUIDELINES FOR STANDARD PRACTICES. ## 2.PRUNE ANY DAMAGED BRANCHES AFTER ## PLANTING IS COMPLETE. ## 3.WATER TREE THOROUGHLY DURING ## PLANTING OPERATIONS. PLACE BACKFILL IN ## 8-12" LIFTS AND SATURATE SOIL WITH ## WATER. DO NOT COMPACT MORE THAN ## NECESSARY TO MAINTAIN PLUMB. ## 4.CONTRACTOR IS RESPONSIBLE FOR ## TESTING PERCOLATION RATES PRIOR TO ## PLANTING. NOTIFY LANDSCAPE ARCHITECT ## IMMEDIATELY IF POOR DRAINAGE EXISTS. ## DETAIL - CONIFEROUS TREE 3/4" 1 -" ## SET PLANT ON UNDISTRUBED NATIVE SOIL ## SCARIFY BOTTOM AND SIDES OF HOLE PRIOR ## TO PLANTING ## EDGE CONDITION VARIES ## WOOD STAKE ## BACKFILL WITH IN SITU TOPSOIL ## MULCH - 4" DEEP. NO MULCH IN CONTACT WITH ## TRUNK - SEE NOTES OR SPECS. ## SAFETY FLAGGING - ONE PER WIRE ## 16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP ## CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL. ## REMOVE NON-BIODEGRADABLE MATERIAL. 2 ## PLANT-TREE-2 ## NOTES: ## LOOSEN ROOTS OF ALL CONTAINERIZED ## PLANTS. SCARIFY BOTTOM AND SIDES ## OF HOLE PRIOR TO PLANTING ## BUILDING WALL (TYP) ## EDGE VARIES - REFER TO PLAN ## EDGING MATERIAL - SEE NOTES OR SPEC. ## LANDSCAPE FABRIC - SEE NOTES OR SPEC. ## MULCH - 3" DEPTH - SEE NOTES OR SPEC. ## PLANTING SOIL - SEE NOTES OR SPEC. ## SHRUBS TO BE PLACED SO THAT TOP OF ## CONTAINER SITS FLUSH WITH PROPOSED GRADE ## DETAIL - SHRUB PLANTING 1" 1 -" ## REFER TO SCHEDULE ## 18" MIN. ## PREPARE BED A MIN. 4" DEEPER THAN ROOT BALL ## PLANT-SHRB-1 3 ## VARIES ## SEE SCHEDULE FOR SPACING ## NOTE: ## LOOSEN ROOTS OF PLANT ## MATERIAL PRIOR TO PLANTING ## BUILDING WALL (TYP) ## PLANTING SOIL - SEE NOTES ## EDGE VARIES - REFER TO PLAN ## EDGING MATERIAL - SEE NOTES ## MULCH - 3" MIN. DEPTH - SEE NOTES ## PLANTING - PERENNIAL 1" 1 -" ## PLANT-PER-1 4 ## ROCK MULCH AT 4" MIN. DEPTH; EXPOSE NO ## FABRIC ; SEE SCHEDULE FOR COLOR ## WOVEN GEOTEXTILE FABRIC. OVERLAP 6" MINIMUM; ## SECURE IN PLACE WITH POLY FABRIC STAPLES ## PREPARED SUBGRADE ## LM-01 - ROCK MULCH 1 1/2" 1 -" ## HARD-LM-3 5 ## Stormwater Management Plan ## Blaze Credit Union ## Mankato, MN ## Prepared by Loucks December 22, 2025 ## Loucks Project No. 250603.00 ## Stormwater Management Plan December 22, 2025 ## Blaze Credit Union ## Blaze Credit Union ## Mankato, Minnesota ## Stormwater Management Plan ## Table of Contents ## Page ## Number Introduction ............................................................................................................................... 1 Methodology ............................................................................................................................. 1 Existing Conditions .................................................................................................................... 1 Proposed Conditions ................................................................................................................. 1 Best Management Practices ...................................................................................................... 3 Conclusion ................................................................................................................................. 3 ## Appendices HydroCAD Report - Existing ......................................................................................Appendix A HydroCAD Report - Proposed ................................................................................... Appendix B ## Figures Existing Drainage Exhibit ................................................................................................ Figure 1 Proposed Drainage Exhibit ............................................................................................. Figure 2 MIDS Existing Data ......................................................................................................... Figure 3 MIDS Proposed Data ...................................................................................................... Figure 4 ## Stormwater Management Plan December 22, 2025 ## Blaze Credit Union Page 1 ## Blaze Credit Union ## Mankato, Minnesota ## Stormwater Management Plan ## Introduction This stormwater management plan was created for the Blaze Credit Union project located at 1831 Premier Drive in Mankato, MN. The project site encompasses roughly 2.442 acres. The project generally consists of constructing a new credit union, parking lot, and associated utilities. Included in this plan are calculations for the existing and proposed discharge of storm water from the site. ## Methodology ## City of Mankato Requirements: The City of Mankato is the permitting authority. 1. Rate Control – Runoff rates for the proposed activity shall not exceed runoff rates for the 2, 10, & 100-year critical storm events. 2. There is to be no increase in TSS, phosphorus from the existing conditions ## Methodology The stormwater calculations were made utilizing the stormwater-modeling program HydroCAD 10.00. Calculations were performed for Atlas-14 1-year, 2-year, 10-year, and 100- year rainfall events of 2.52 inches, 2.92 inches, 4.38 inches, and 7.41 inches respectively. ## Existing Conditions The existing site is currently a vacant site. The existing site is broken up into one drainage area, Drainage area DA-1E. The existing site currently drains to the east off-site. ## Proposed Conditions The proposed site consists of constructing a Blaze Credit Union building, parking lot, entrance drives, utilities, and stormwater management practices. To meet stormwater requirements for the site, a biofiltration basin will be used. The site will be broken up into two drainage areas. Drainage area DA-1P will drain offsite to the east. Drainage area DA-2P will drain to the biofiltration basin. ## Stormwater Management Plan December 22, 2025 ## Blaze Credit Union Page 2 ## Rate Control The rate control requirements are that peak rates shall not exceed existing rates for the 1, 2, 10, and 100-year events. Tables 1.1 below lists the existing areas and runoff rates Tables 1.2 below lists the proposed areas and runoff rates ## Table 1.1 – Existing Peak Runoff Rates ## Existing Conditions 2-YR Event 2-YR Event 10-YR Event 100-YR Event ## Subcatch ## Area Impervious Rate Rate Rate Rate (SF) (SF) (cfs) (cfs) (cfs) (cfs) ## DA-1E 106,367 567 3.53 4.57 8.49 16.88 ## TOTAL EXISTING 106,367 567 3.53 4.57 8.49 16.88 ## Table 1.2 – Proposed Peak Runoff Rates ## Proposed Conditions 2-YR Event 2-YR Event 10-YR Event ## 100-YR ## Event ## Subcatch ## Area Impervious Rate Rate Rate ## Rate (cfs) (SF) (SF) (cfs) (cfs) (cfs) ## DA-1P 14,867 567 0.56 0.74 1.44 2.97 DA-2P to Basin 91,500 49,549 0.26 0.51 5.56 11.78 ## TOTAL PROPOSED 106,367 50,116 0.80 0.99 6.24 14.46 ## Volume Control A water quality volume of 1.1” of runoff from the new impervious surfaces created by the project is treated. Required volume calculations are shown below: Volume Required: 50,116 SF x 1.1” x 1’/12” = 4,594 CF Volume Provided: Biofiltration Basin (907.50 - 908.50) = 4,819 CF Total Volume Provided: = 4,819 CF The proposed water quality volume for the basin is 4,819 CF which exceeds the required volume of 4,594 CF. ## Water Quality For projects that have met the volume control requirements above, the pollutant removal requirements are considered to be met. The city requires that there is no net increase in total suspended solids (TSS) or phosphorus (TP) leaving the site from the existing site to the ## Stormwater Management Plan December 22, 2025 ## Blaze Credit Union Page 3 proposed site. The existing site TSS is 211.5 lbs & the proposed TSS is 176.0 lbs. The existing site TP is 1.164 lbs & the proposed TP is 1.106 lbs. Both meet the city requirement of proposed being less than existing. ## Best Management Practices Best management practices (BMP’s) will be implemented during construction per the project Stormwater Pollution Prevention Plan (C3-2 & C3-3). During construction, erosion control measures will include dust control, silt fencing, bio logs, inlet protection, and a temporary rock construction entrance. Permanent BMP’s will include stormwater management systems, surface pavements, and turf establishment (vegetation) of disturbed areas. ## Conclusion The proposed Stormwater Management Plan for the project provides a solution for the conveyance of stormwater from the site. The biofiltration basin captures the runoff and outlets to city storm sewer. They will provide rate control for the development and meet water quality requirements through the proposed filtration. ## Appendix A ## Existing HydroCAD Report ## EXISTING SITE ## DA-1E ## Existing Site ## Routing Diagram for Blaze Mankato Prepared by {enter your company name here}, Printed 12/19/2025 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Subcat ## Reach ## Pond ## Link ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 2 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Rainfall Events Listing ## Event# Event ## Name Storm Type Curve Mode Duration (hours) ## B/BDepth (inches) ## AMC 1 1-YearMSE 24-hr 3Default24.00 12.51 2 2 2-YearMSE 24-hr 3Default24.00 12.92 2 3 10-Year MSE 24-hr 3Default24.00 14.38 2 4 100-Year MSE 24-hr 3Default24.00 17.41 2 ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 3 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Area Listing (selected nodes) ## Area (acres) ## CN Description (subcatchment-numbers) 2.42984 50-75% Grass cover, Fair, HSG D (DA-1E) 0.01398 Paved parking, HSG D (DA-1E) ## 2.44284 TOTAL AREA MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 4 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=106,367 sf 0.53% Impervious Runoff Depth=1.12" ## Subcatchment DA-1E: Existing Site Tc=15.0 min CN=84 Runoff=3.53 cfs 0.229 af Total Runoff Area = 2.442 ac Runoff Volume = 0.229 af Average Runoff Depth = 1.12" 99.47% Pervious = 2.429 ac 0.53% Impervious = 0.013 ac MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 5 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1E: Existing Site Runoff =3.53 cfs @ 12.24 hrs, Volume=0.229 af, Depth= 1.12" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 1-Year Rainfall=2.51" ## Area (sf) CN Description 105,800 84 50-75% Grass cover, Fair, HSG D 567 98 Paved parking, HSG D 106,367 84 Weighted Average ## 105,80099.47% Pervious Area ## 5670.53% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 15.0 ## Direct Entry, ## Subcatchment DA-1E: Existing Site ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 3 2 1 0 MSE 24-hr 3 1-Year Rainfall=2.51" ## Runoff Area=106,367 sf ## Runoff Volume=0.229 af ## Runoff Depth=1.12" Tc=15.0 min ## CN=84 3.53 cfs MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 6 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=106,367 sf 0.53% Impervious Runoff Depth=1.45" ## Subcatchment DA-1E: Existing Site Tc=15.0 min CN=84 Runoff=4.57 cfs 0.295 af Total Runoff Area = 2.442 ac Runoff Volume = 0.295 af Average Runoff Depth = 1.45" 99.47% Pervious = 2.429 ac 0.53% Impervious = 0.013 ac MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 7 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1E: Existing Site Runoff =4.57 cfs @ 12.24 hrs, Volume=0.295 af, Depth= 1.45" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.92" ## Area (sf) CN Description 105,800 84 50-75% Grass cover, Fair, HSG D 567 98 Paved parking, HSG D 106,367 84 Weighted Average ## 105,80099.47% Pervious Area ## 5670.53% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 15.0 ## Direct Entry, ## Subcatchment DA-1E: Existing Site ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 5 4 3 2 1 0 MSE 24-hr 3 2-Year Rainfall=2.92" ## Runoff Area=106,367 sf ## Runoff Volume=0.295 af ## Runoff Depth=1.45" Tc=15.0 min ## CN=84 4.57 cfs MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 8 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=106,367 sf 0.53% Impervious Runoff Depth=2.71" ## Subcatchment DA-1E: Existing Site Tc=15.0 min CN=84 Runoff=8.49 cfs 0.551 af Total Runoff Area = 2.442 ac Runoff Volume = 0.551 af Average Runoff Depth = 2.71" 99.47% Pervious = 2.429 ac 0.53% Impervious = 0.013 ac MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 9 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1E: Existing Site Runoff =8.49 cfs @ 12.23 hrs, Volume=0.551 af, Depth= 2.71" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.38" ## Area (sf) CN Description 105,800 84 50-75% Grass cover, Fair, HSG D 567 98 Paved parking, HSG D 106,367 84 Weighted Average ## 105,80099.47% Pervious Area ## 5670.53% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 15.0 ## Direct Entry, ## Subcatchment DA-1E: Existing Site ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 10-Year Rainfall=4.38" ## Runoff Area=106,367 sf ## Runoff Volume=0.551 af ## Runoff Depth=2.71" Tc=15.0 min ## CN=84 8.49 cfs MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 10 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=106,367 sf 0.53% Impervious Runoff Depth=5.53" ## Subcatchment DA-1E: Existing Site Tc=15.0 min CN=84 Runoff=16.88 cfs 1.125 af Total Runoff Area = 2.442 ac Runoff Volume = 1.125 af Average Runoff Depth = 5.53" 99.47% Pervious = 2.429 ac 0.53% Impervious = 0.013 ac MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 11 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1E: Existing Site Runoff =16.88 cfs @ 12.23 hrs, Volume=1.125 af, Depth= 5.53" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=7.41" ## Area (sf) CN Description 105,800 84 50-75% Grass cover, Fair, HSG D 567 98 Paved parking, HSG D 106,367 84 Weighted Average ## 105,80099.47% Pervious Area ## 5670.53% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 15.0 ## Direct Entry, ## Subcatchment DA-1E: Existing Site ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100-Year Rainfall=7.41" ## Runoff Area=106,367 sf ## Runoff Volume=1.125 af ## Runoff Depth=5.53" Tc=15.0 min ## CN=84 16.88 cfs ## Appendix B ## Proposed HydroCAD Report ## PROPOSED SITE ## DA-1P ## Proposed Site to East ## DA-2P ## Proposed Site to ## Biofiltration Basin ## PT ## Proposed Site Total ## BASIN ## Biofiltration Basin ## Routing Diagram for Blaze Mankato Prepared by {enter your company name here}, Printed 12/19/2025 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Subcat ## Reach ## Pond ## Link ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 2 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Rainfall Events Listing ## Event# Event ## Name ## Storm Type Curve ModeDuration (hours) ## B/BDepth (inches) ## AMC 1 1-YearMSE 24-hr 3Default24.00 12.51 2 2 2-YearMSE 24-hr 3Default24.00 12.92 2 3 10-Year MSE 24-hr 3Default24.00 14.38 2 4 100-Year MSE 24-hr 3Default24.00 17.41 2 ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 3 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Area Listing (selected nodes) ## Area (acres) ## CNDescription (subcatchment-numbers) ## 1.29180>75% Grass cover, Good, HSG D (DA-1P, DA-2P) 1.15198Paved parking, HSG D (DA-1P, DA-2P) ## 2.44288 TOTAL AREA MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 4 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=14,867 sf 3.81% Impervious Runoff Depth=0.95" ## Subcatchment DA-1P: Proposed Site to East Tc=7.0 min CN=81 Runoff=0.56 cfs 0.027 af Runoff Area=91,500 sf 54.15% Impervious Runoff Depth=1.54" ## Subcatchment DA-2P: Proposed Site to Tc=7.0 min CN=90 Runoff=5.55 cfs 0.270 af Inflow=0.80 cfs 0.297 af ## Reach PT: Proposed Site Total Outflow=0.80 cfs 0.297 af Peak Elev=998.25' Storage=7,104 cf Inflow=5.55 cfs 0.270 af ## Pond BASIN: Biofiltration Basin Outflow=0.26 cfs 0.270 af Total Runoff Area = 2.442 ac Runoff Volume = 0.297 af Average Runoff Depth = 1.46" 52.88% Pervious = 1.291 ac 47.12% Impervious = 1.151 ac MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 5 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1P: Proposed Site to East Runoff=0.56 cfs @ 12.15 hrs, Volume=0.027 af, Depth= 0.95" ## Routed to Reach PT : Proposed Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 1-Year Rainfall=2.51" ## Area (sf) CN Description 14,300 80 >75% Grass cover, Good, HSG D 567 98 Paved parking, HSG D 14,867 81 Weighted Average ## 14,30096.19% Pervious Area ## 5673.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-1P: Proposed Site to East ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 1-Year Rainfall=2.51" ## Runoff Area=14,867 sf ## Runoff Volume=0.027 af ## Runoff Depth=0.95" Tc=7.0 min ## CN=81 0.56 cfs MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 6 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-2P: Proposed Site to Biofiltration Basin Runoff=5.55 cfs @ 12.14 hrs, Volume=0.270 af, Depth= 1.54" ## Routed to Pond BASIN : Biofiltration Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 1-Year Rainfall=2.51" ## Area (sf) CN Description 41,951 80 >75% Grass cover, Good, HSG D 49,549 98 Paved parking, HSG D 91,500 90 Weighted Average ## 41,95145.85% Pervious Area ## 49,54954.15% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-2P: Proposed Site to Biofiltration Basin ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 6 5 4 3 2 1 0 MSE 24-hr 3 1-Year Rainfall=2.51" ## Runoff Area=91,500 sf ## Runoff Volume=0.270 af ## Runoff Depth=1.54" Tc=7.0 min ## CN=90 5.55 cfs MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 7 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Reach PT: Proposed Site Total Inflow Area =2.442 ac, 47.12% Impervious, Inflow Depth = 1.46" for 1-Year event Inflow=0.80 cfs @ 12.16 hrs, Volume=0.297 af Outflow =0.80 cfs @ 12.16 hrs, Volume=0.297 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs ## Reach PT: Proposed Site Total ## Inflow ## Outflow ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 ## Inflow Area=2.442 ac 0.80 cfs 0.80 cfs MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 8 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Pond BASIN: Biofiltration Basin Inflow Area =2.101 ac, 54.15% Impervious, Inflow Depth = 1.54" for 1-Year event Inflow=5.55 cfs @ 12.14 hrs, Volume=0.270 af Outflow =0.26 cfs @ 13.55 hrs, Volume=0.270 af, Atten= 95%, Lag= 84.5 min Primary =0.26 cfs @ 13.55 hrs, Volume=0.270 af ## Routed to Reach PT : Proposed Site Total Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 998.25' @ 13.55 hrs Surf.Area= 11,093 sf Storage= 7,104 cf Plug-Flow detention time= 313.4 min calculated for 0.269 af (100% of inflow) Center-of-Mass det. time= 313.5 min ( 1,110.4 - 796.8 ) ## VolumeInvertAvail.Storage Storage Description #1997.50'50,180 cf ## Custom Stage Data (Prismatic) Listed below (Recalc) #2995.50'3,585 cf 32.30'W x 185.00'L x 2.00'H Prismatoid 11,951 cf Overall x 30.0% Voids ## 53,765 cf Total Available Storage ## ElevationSurf.AreaInc.StoreCum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 997.504,23200 998.004,8152,2622,262 998.505,4132,5574,819 999.006,0272,8607,679 1,000.007,7406,88414,562 1,001.009,0928,41622,978 1,002.0010,5019,79732,775 1,003.0011,96711,23444,009 1,003.5012,7186,17150,180 Device Routing Invert Outlet Devices #1 Primary995.00' ## 15.0" Round Culvert L= 42.0' RCP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 995.00' / 994.75' S= 0.0060 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.23 sf #2 Device 1998.50' ## 24.0" Horiz. Orifice/Grate C= 0.600 in 24.0" Grate (100% open area) Limited to weir flow at low heads #3 Device 1995.50' ## 6.0" Vert. Orifice/Grate X 2.00 ## C= 0.600 Limited to weir flow at low heads #4 Device 3995.50' 1.000 in/hr Exfiltration over Surface area ## Primary OutFlow Max=0.26 cfs @ 13.55 hrs HW=998.25' (Free Discharge) 1=Culvert (Passes 0.26 cfs of 9.39 cfs potential flow) 2=Orifice/Grate ( Controls 0.00 cfs) 3=Orifice/Grate (Passes 0.26 cfs of 2.99 cfs potential flow) 4=Exfiltration (Exfiltration Controls 0.26 cfs) MSE 24-hr 3 1-Year Rainfall=2.51" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 9 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Pond BASIN: Biofiltration Basin ## Inflow ## Primary ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 6 5 4 3 2 1 0 ## Inflow Area=2.101 ac ## Peak Elev=998.25' Storage=7,104 cf 5.55 cfs 0.26 cfs MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 10 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=14,867 sf 3.81% Impervious Runoff Depth=1.25" ## Subcatchment DA-1P: Proposed Site to East Tc=7.0 min CN=81 Runoff=0.74 cfs 0.036 af Runoff Area=91,500 sf 54.15% Impervious Runoff Depth=1.91" ## Subcatchment DA-2P: Proposed Site to Tc=7.0 min CN=90 Runoff=6.82 cfs 0.334 af Inflow=0.99 cfs 0.370 af ## Reach PT: Proposed Site Total Outflow=0.99 cfs 0.370 af Peak Elev=998.55' Storage=8,673 cf Inflow=6.82 cfs 0.334 af ## Pond BASIN: Biofiltration Basin Outflow=0.51 cfs 0.334 af Total Runoff Area = 2.442 ac Runoff Volume = 0.370 af Average Runoff Depth = 1.82" 52.88% Pervious = 1.291 ac 47.12% Impervious = 1.151 ac MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 11 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1P: Proposed Site to East Runoff=0.74 cfs @ 12.15 hrs, Volume=0.036 af, Depth= 1.25" ## Routed to Reach PT : Proposed Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.92" ## Area (sf) CN Description 14,300 80 >75% Grass cover, Good, HSG D 567 98 Paved parking, HSG D 14,867 81 Weighted Average ## 14,30096.19% Pervious Area ## 5673.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-1P: Proposed Site to East ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 2-Year Rainfall=2.92" ## Runoff Area=14,867 sf ## Runoff Volume=0.036 af ## Runoff Depth=1.25" Tc=7.0 min ## CN=81 0.74 cfs MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 12 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-2P: Proposed Site to Biofiltration Basin Runoff=6.82 cfs @ 12.14 hrs, Volume=0.334 af, Depth= 1.91" ## Routed to Pond BASIN : Biofiltration Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.92" ## Area (sf) CN Description 41,951 80 >75% Grass cover, Good, HSG D 49,549 98 Paved parking, HSG D 91,500 90 Weighted Average ## 41,95145.85% Pervious Area ## 49,54954.15% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-2P: Proposed Site to Biofiltration Basin ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 7 6 5 4 3 2 1 0 MSE 24-hr 3 2-Year Rainfall=2.92" ## Runoff Area=91,500 sf ## Runoff Volume=0.334 af ## Runoff Depth=1.91" Tc=7.0 min ## CN=90 6.82 cfs MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 13 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Reach PT: Proposed Site Total Inflow Area =2.442 ac, 47.12% Impervious, Inflow Depth = 1.82" for 2-Year event Inflow=0.99 cfs @ 12.15 hrs, Volume=0.370 af Outflow =0.99 cfs @ 12.15 hrs, Volume=0.370 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs ## Reach PT: Proposed Site Total ## Inflow ## Outflow ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 1 0 ## Inflow Area=2.442 ac 0.99 cfs 0.99 cfs MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 14 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Pond BASIN: Biofiltration Basin Inflow Area =2.101 ac, 54.15% Impervious, Inflow Depth = 1.91" for 2-Year event Inflow=6.82 cfs @ 12.14 hrs, Volume=0.334 af Outflow =0.51 cfs @ 13.08 hrs, Volume=0.334 af, Atten= 93%, Lag= 56.5 min Primary =0.51 cfs @ 13.08 hrs, Volume=0.334 af ## Routed to Reach PT : Proposed Site Total Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 998.55' @ 13.08 hrs Surf.Area= 11,449 sf Storage= 8,673 cf Plug-Flow detention time= 339.7 min calculated for 0.334 af (100% of inflow) Center-of-Mass det. time= 339.9 min ( 1,132.4 - 792.5 ) ## VolumeInvertAvail.Storage Storage Description #1997.50'50,180 cf ## Custom Stage Data (Prismatic) Listed below (Recalc) #2995.50'3,585 cf 32.30'W x 185.00'L x 2.00'H Prismatoid 11,951 cf Overall x 30.0% Voids ## 53,765 cf Total Available Storage ## ElevationSurf.AreaInc.StoreCum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 997.504,23200 998.004,8152,2622,262 998.505,4132,5574,819 999.006,0272,8607,679 1,000.007,7406,88414,562 1,001.009,0928,41622,978 1,002.0010,5019,79732,775 1,003.0011,96711,23444,009 1,003.5012,7186,17150,180 Device Routing Invert Outlet Devices #1 Primary995.00' ## 15.0" Round Culvert L= 42.0' RCP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 995.00' / 994.75' S= 0.0060 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.23 sf #2 Device 1998.50' ## 24.0" Horiz. Orifice/Grate C= 0.600 in 24.0" Grate (100% open area) Limited to weir flow at low heads #3 Device 1995.50' ## 6.0" Vert. Orifice/Grate X 2.00 ## C= 0.600 Limited to weir flow at low heads #4 Device 3995.50' 1.000 in/hr Exfiltration over Surface area ## Primary OutFlow Max=0.49 cfs @ 13.08 hrs HW=998.55' (Free Discharge) 1=Culvert (Passes 0.49 cfs of 9.99 cfs potential flow) 2=Orifice/Grate (Weir Controls 0.23 cfs @ 0.73 fps) 3=Orifice/Grate (Passes 0.27 cfs of 3.16 cfs potential flow) 4=Exfiltration (Exfiltration Controls 0.27 cfs) MSE 24-hr 3 2-Year Rainfall=2.92" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 15 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Pond BASIN: Biofiltration Basin ## Inflow ## Primary ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 7 6 5 4 3 2 1 0 ## Inflow Area=2.101 ac ## Peak Elev=998.55' Storage=8,673 cf 6.82 cfs 0.51 cfs MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 16 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=14,867 sf 3.81% Impervious Runoff Depth=2.44" ## Subcatchment DA-1P: Proposed Site to East Tc=7.0 min CN=81 Runoff=1.44 cfs 0.070 af Runoff Area=91,500 sf 54.15% Impervious Runoff Depth=3.28" ## Subcatchment DA-2P: Proposed Site to Tc=7.0 min CN=90 Runoff=11.38 cfs 0.574 af Inflow=6.24 cfs 0.644 af ## Reach PT: Proposed Site Total Outflow=6.24 cfs 0.644 af Peak Elev=998.90' Storage=10,690 cf Inflow=11.38 cfs 0.574 af ## Pond BASIN: Biofiltration Basin Outflow=5.56 cfs 0.574 af Total Runoff Area = 2.442 ac Runoff Volume = 0.644 af Average Runoff Depth = 3.16" 52.88% Pervious = 1.291 ac 47.12% Impervious = 1.151 ac MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 17 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1P: Proposed Site to East Runoff=1.44 cfs @ 12.14 hrs, Volume=0.070 af, Depth= 2.44" ## Routed to Reach PT : Proposed Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.38" ## Area (sf) CN Description 14,300 80 >75% Grass cover, Good, HSG D 567 98 Paved parking, HSG D 14,867 81 Weighted Average ## 14,30096.19% Pervious Area ## 5673.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-1P: Proposed Site to East ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 1 0 MSE 24-hr 3 10-Year Rainfall=4.38" ## Runoff Area=14,867 sf ## Runoff Volume=0.070 af ## Runoff Depth=2.44" Tc=7.0 min ## CN=81 1.44 cfs MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 18 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-2P: Proposed Site to Biofiltration Basin Runoff=11.38 cfs @ 12.14 hrs, Volume=0.574 af, Depth= 3.28" ## Routed to Pond BASIN : Biofiltration Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.38" ## Area (sf) CN Description 41,951 80 >75% Grass cover, Good, HSG D 49,549 98 Paved parking, HSG D 91,500 90 Weighted Average ## 41,95145.85% Pervious Area ## 49,54954.15% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-2P: Proposed Site to Biofiltration Basin ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 10-Year Rainfall=4.38" ## Runoff Area=91,500 sf ## Runoff Volume=0.574 af ## Runoff Depth=3.28" Tc=7.0 min ## CN=90 11.38 cfs MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 19 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Reach PT: Proposed Site Total Inflow Area =2.442 ac, 47.12% Impervious, Inflow Depth = 3.16" for 10-Year event Inflow=6.24 cfs @ 12.26 hrs, Volume=0.644 af Outflow =6.24 cfs @ 12.26 hrs, Volume=0.644 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs ## Reach PT: Proposed Site Total ## Inflow ## Outflow ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 6 5 4 3 2 1 0 ## Inflow Area=2.442 ac 6.24 cfs 6.24 cfs MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 20 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Pond BASIN: Biofiltration Basin Inflow Area =2.101 ac, 54.15% Impervious, Inflow Depth = 3.28" for 10-Year event Inflow=11.38 cfs @ 12.14 hrs, Volume=0.574 af Outflow =5.56 cfs @ 12.26 hrs, Volume=0.574 af, Atten= 51%, Lag= 7.4 min Primary =5.56 cfs @ 12.26 hrs, Volume=0.574 af ## Routed to Reach PT : Proposed Site Total Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 998.90' @ 12.26 hrs Surf.Area= 11,884 sf Storage= 10,690 cf Plug-Flow detention time= 238.4 min calculated for 0.574 af (100% of inflow) Center-of-Mass det. time= 238.7 min ( 1,020.4 - 781.8 ) ## VolumeInvertAvail.Storage Storage Description #1997.50'50,180 cf ## Custom Stage Data (Prismatic) Listed below (Recalc) #2995.50'3,585 cf 32.30'W x 185.00'L x 2.00'H Prismatoid 11,951 cf Overall x 30.0% Voids ## 53,765 cf Total Available Storage ## ElevationSurf.AreaInc.StoreCum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 997.504,23200 998.004,8152,2622,262 998.505,4132,5574,819 999.006,0272,8607,679 1,000.007,7406,88414,562 1,001.009,0928,41622,978 1,002.0010,5019,79732,775 1,003.0011,96711,23444,009 1,003.5012,7186,17150,180 Device Routing Invert Outlet Devices #1 Primary995.00' ## 15.0" Round Culvert L= 42.0' RCP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 995.00' / 994.75' S= 0.0060 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.23 sf #2 Device 1998.50' ## 24.0" Horiz. Orifice/Grate C= 0.600 in 24.0" Grate (100% open area) Limited to weir flow at low heads #3 Device 1995.50' ## 6.0" Vert. Orifice/Grate X 2.00 ## C= 0.600 Limited to weir flow at low heads #4 Device 3995.50' 1.000 in/hr Exfiltration over Surface area ## Primary OutFlow Max=5.39 cfs @ 12.26 hrs HW=998.90' (Free Discharge) 1=Culvert (Passes 5.39 cfs of 10.64 cfs potential flow) 2=Orifice/Grate (Weir Controls 5.12 cfs @ 2.06 fps) 3=Orifice/Grate (Passes 0.27 cfs of 3.35 cfs potential flow) 4=Exfiltration (Exfiltration Controls 0.27 cfs) MSE 24-hr 3 10-Year Rainfall=4.38" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 21 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Pond BASIN: Biofiltration Basin ## Inflow ## Primary ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 12 11 10 9 8 7 6 5 4 3 2 1 0 ## Inflow Area=2.101 ac ## Peak Elev=998.90' Storage=10,690 cf 11.38 cfs 5.56 cfs MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 22 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.05 hrs, 1441 points ## Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=14,867 sf 3.81% Impervious Runoff Depth=5.19" ## Subcatchment DA-1P: Proposed Site to East Tc=7.0 min CN=81 Runoff=2.97 cfs 0.148 af Runoff Area=91,500 sf 54.15% Impervious Runoff Depth=6.23" ## Subcatchment DA-2P: Proposed Site to Tc=7.0 min CN=90 Runoff=20.73 cfs 1.090 af Inflow=14.46 cfs 1.237 af ## Reach PT: Proposed Site Total Outflow=14.46 cfs 1.237 af Peak Elev=999.60' Storage=15,179 cf Inflow=20.73 cfs 1.090 af ## Pond BASIN: Biofiltration Basin Outflow=11.78 cfs 1.090 af Total Runoff Area = 2.442 ac Runoff Volume = 1.237 af Average Runoff Depth = 6.08" 52.88% Pervious = 1.291 ac 47.12% Impervious = 1.151 ac MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 23 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-1P: Proposed Site to East Runoff=2.97 cfs @ 12.14 hrs, Volume=0.148 af, Depth= 5.19" ## Routed to Reach PT : Proposed Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=7.41" ## Area (sf) CN Description 14,300 80 >75% Grass cover, Good, HSG D 567 98 Paved parking, HSG D 14,867 81 Weighted Average ## 14,30096.19% Pervious Area ## 5673.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-1P: Proposed Site to East ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 3 2 1 0 MSE 24-hr 3 100-Year Rainfall=7.41" ## Runoff Area=14,867 sf ## Runoff Volume=0.148 af ## Runoff Depth=5.19" Tc=7.0 min ## CN=81 2.97 cfs MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 24 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Subcatchment DA-2P: Proposed Site to Biofiltration Basin Runoff=20.73 cfs @ 12.14 hrs, Volume=1.090 af, Depth= 6.23" ## Routed to Pond BASIN : Biofiltration Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=7.41" ## Area (sf) CN Description 41,951 80 >75% Grass cover, Good, HSG D 49,549 98 Paved parking, HSG D 91,500 90 Weighted Average ## 41,95145.85% Pervious Area ## 49,54954.15% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec)(cfs) 7.0 ## Direct Entry, ## Subcatchment DA-2P: Proposed Site to Biofiltration Basin ## Runoff ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100-Year Rainfall=7.41" ## Runoff Area=91,500 sf ## Runoff Volume=1.090 af ## Runoff Depth=6.23" Tc=7.0 min ## CN=90 20.73 cfs MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 25 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Reach PT: Proposed Site Total Inflow Area =2.442 ac, 47.12% Impervious, Inflow Depth = 6.08" for 100-Year event Inflow=14.46 cfs @ 12.15 hrs, Volume=1.237 af Outflow =14.46 cfs @ 12.15 hrs, Volume=1.237 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs ## Reach PT: Proposed Site Total ## Inflow ## Outflow ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 ## Inflow Area=2.442 ac 14.46 cfs 14.46 cfs MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 26 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Summary for Pond BASIN: Biofiltration Basin Inflow Area =2.101 ac, 54.15% Impervious, Inflow Depth = 6.23" for 100-Year event Inflow=20.73 cfs @ 12.14 hrs, Volume=1.090 af Outflow =11.78 cfs @ 12.23 hrs, Volume=1.090 af, Atten= 43%, Lag= 5.7 min Primary =11.78 cfs @ 12.23 hrs, Volume=1.090 af ## Routed to Reach PT : Proposed Site Total Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 999.60' @ 12.23 hrs Surf.Area= 13,028 sf Storage= 15,179 cf Plug-Flow detention time= 163.7 min calculated for 1.089 af (100% of inflow) Center-of-Mass det. time= 164.1 min ( 933.4 - 769.3 ) ## VolumeInvertAvail.Storage Storage Description #1997.50'50,180 cf ## Custom Stage Data (Prismatic) Listed below (Recalc) #2995.50'3,585 cf 32.30'W x 185.00'L x 2.00'H Prismatoid 11,951 cf Overall x 30.0% Voids ## 53,765 cf Total Available Storage ## ElevationSurf.AreaInc.StoreCum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 997.504,23200 998.004,8152,2622,262 998.505,4132,5574,819 999.006,0272,8607,679 1,000.007,7406,88414,562 1,001.009,0928,41622,978 1,002.0010,5019,79732,775 1,003.0011,96711,23444,009 1,003.5012,7186,17150,180 Device Routing Invert Outlet Devices #1 Primary995.00' ## 15.0" Round Culvert L= 42.0' RCP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 995.00' / 994.75' S= 0.0060 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.23 sf #2 Device 1998.50' ## 24.0" Horiz. Orifice/Grate C= 0.600 in 24.0" Grate (100% open area) Limited to weir flow at low heads #3 Device 1995.50' ## 6.0" Vert. Orifice/Grate X 2.00 ## C= 0.600 Limited to weir flow at low heads #4 Device 3995.50' 1.000 in/hr Exfiltration over Surface area ## Primary OutFlow Max=11.76 cfs @ 12.23 hrs HW=999.59' (Free Discharge) 1=Culvert (Inlet Controls 11.76 cfs @ 9.59 fps) 2=Orifice/Grate (Passes < 15.78 cfs potential flow) 3=Orifice/Grate (Passes < 3.70 cfs potential flow) 4=Exfiltration (Passes < 0.30 cfs potential flow) MSE 24-hr 3 100-Year Rainfall=7.41" ## Blaze Mankato Printed 12/19/2025 Prepared by {enter your company name here} Page 27 HydroCAD® 10.10-6a s/n 02676 © 2020 HydroCAD Software Solutions LLC ## Pond BASIN: Biofiltration Basin ## Inflow ## Primary ## Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Flow (cfs) 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 ## Inflow Area=2.101 ac ## Peak Elev=999.60' Storage=15,179 cf 20.73 cfs 11.78 cfs ## Figures ## Existing Drainage Exhibit ## Proposed Drainage Exhibit ## Mids Existing ## Mids Proposed ## EXISTING DRAINAGE ## MAP ## DA-1E ## DA-1E ## DA-1E ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## PROPOSED BUILDING ## FFE-XXX.00 ## FEE-XXX.00 ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING 8 8 1.8% 1007.00 1.7% 4 4 4 4 1006.39 1006.46 1005.90 1005.63 1005.50 1005.28 1004.50 1004.38 1004.12 1004.38 1003.13 1003.48 1004.35 1004.56 1006.12 1006.37 1006.17 1005.28 1005.67 1004.16 1004.05 1005.12 1004.13 1004.79 1005.10 1005.06 1005.20 1005.04 1004.79 1005.19 1005.70 1004.95 1004.56 1004.86 1006.63 1006.19 1006.03 1005.81 1005.72 1005.86 1006.25 1005.95 1006.72 1006.72 1006.50 1006.42 1006.40 1006.32 1005.92 1005.61 1006.41 1006.41 1006.10 1006.45 1006.45 1004.67 1004.77 1004.84 1004.68 1007.00 1007.00 1006.99 1007.00 1006.26 1006.05 1.5% 1.5% 1006.25 0.5% 1.4% 1.2% 1.6% 1.8% 1.5% 2.0% 1005.71 1005.70 1005.58 2.1% 1.5% 2.0% 2.1% 2.0% 1005.05 1005.31 1.5% 1.1% 1005.24 1.9% 1005.06 1.7%1.6% 1006.33 1.4% 1006.60 1.1% 1006.40 8 8 8 1.7% 1.5% 1006 1006 1006 1005 1005 1005 1006 1005 1005 1005 1004 1006 1005 1006 1005 1001 1002 1003 1004 1005 1003 1004 1006 1005 1005 1005 1005 1004 21.0% 1.8% 1006 1006.87 1.1% 2.0% 1.5% 1.8% 2.5% 2.5% 1.8% 1.4% 1004.05 1003.05 1.7% 1007.00 1.5% 1005 1005 1006 8 8 8 8 8 8 8 1005.97 1005.81 8 1000 998 999 1001 1002 1003 1004 1000 998 999 1001 1002 1003 1000 998 999 1001 1002 1003 1004 997.5 998.5 997.5 998.5 998.50 997.5 998.5 1001 1002 1003 1004 1006 1005 1004 1000 1006 4 4 4 ## PROPOSEED ## DRAINAGE MAP ## DA-1P ## DA-1P ## DA-2P ## DA-2P ## DA-2P ## Project Information ## Calculator Version:Version 3: January 2017 ## Project Name:Blaze Mankato Existing ## User Name / Company Name:Loucks ## Date:12/19/25 ## Project Description: ## Construction Permit?:Yes ## Site Information ## Retention Requirement (inches):1.1 ## Site's Zip Code:56001 ## Annual Rainfall (inches):30.7 ## Phosphorus EMC (mg/l):0.3 ## TSS EMC (mg/l):54.5 ## Total Site Area ## Land CoverA Soils (acres) ## B Soils (acres) ## C Soils (acres) ## D Soils (acres) ## Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 2.4292.429 ## Impervious Area (acres)0.013 ## Total Area (acres)2.442 ## Site Areas Routed to BMPs ## Land CoverA Soils (acres) ## B Soils (acres) ## C Soils (acres) ## D Soils (acres) ## Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 0 ## Impervious Area (acres) ## Total Area (acres)0 ## Summary Information ## Performance Goal Requirement Performance goal volume retention requirement:52ft3 Volume removed by BMPs towards performance goal:ft³ Percent volume removed towards performance goal% ## Annual Volume and Pollutant Load Reductions Post development annual runoff volume1.4266acre-ft Annual runoff volume removed by BMPs:acre-ft Percent annual runoff volume removed:% Post development annual particulate P load:0.64lbs Annual particulate P removed by BMPs:lbs Post development annual dissolved P load:0.524lbs Annual dissolved P removed by BMPs:lbs Percent annual total phosphorus removed:% Post development annual TSS load:211.5lbs ## Annual TSS removed by BMPs:lbs Percent annual TSS removed:% ## BMP Summary ## Performance Goal Summary ## BMP Name ## BMP Volume ## Capacity (ft3) ## Volume ## Recieved (ft3) ## Volume ## Retained (ft3) ## Volume ## Outflow (ft3) ## Percent Retained (%) ## Annual Volume Summary ## BMP Name ## Volume ## From Direct ## Watershed (acre-ft) ## Volume ## From ## Upstream ## BMPs (acre-ft) ## Volume ## Retained (acre-ft) ## Volume outflow (acre-ft) ## Percent ## Retained (%) ## Particulate Phosphorus Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) ## Dissolved Phosphorus Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) ## TSS Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) ## BMP Schematic ## Project Information ## Calculator Version:Version 3: January 2017 ## Project Name:Blaze Mankato Proposed ## User Name / Company Name:Loucks ## Date:12/19/25 ## Project Description: ## Construction Permit?:Yes ## Site Information ## Retention Requirement (inches):1.1 ## Site's Zip Code:56001 ## Annual Rainfall (inches):30.7 ## Phosphorus EMC (mg/l):0.3 ## TSS EMC (mg/l):54.5 ## Total Site Area ## Land CoverA Soils (acres) ## B Soils (acres) ## C Soils (acres) ## D Soils (acres) ## Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 1.2911.291 Impervious Area (acres) 1.151 Total Area (acres) 2.442 ## Site Areas Routed to BMPs ## Land CoverA Soils (acres) ## B Soils (acres) ## C Soils (acres) ## D Soils (acres) ## Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 0.9630.963 Impervious Area (acres) 1.137 ## Total Area (acres)2.1 ## Summary Information ## Performance Goal Requirement Performance goal volume retention requirement:4596ft3 Volume removed by BMPs towards performance goal:1366ft³ Percent volume removed towards performance goal30% ## Annual Volume and Pollutant Load Reductions Post development annual runoff volume3.2608acre-ft Annual runoff volume removed by BMPs:0.6212acre-ft Percent annual runoff volume removed:19% Post development annual particulate P load:1.463lbs Annual particulate P removed by BMPs:1.148lbs Post development annual dissolved P load:1.197lbs Annual dissolved P removed by BMPs:0.406lbs Percent annual total phosphorus removed:58% Post development annual TSS load:483.4lbs ## Annual TSS removed by BMPs:307.4lbs Percent annual TSS removed:64% ## BMP Summary ## Performance Goal Summary ## BMP Name ## BMP Volume ## Capacity (ft3) ## Volume ## Recieved (ft3) ## Volume ## Retained (ft3) ## Volume ## Outflow (ft3) ## Percent Retained (%) 1 - Bioretention basin (with underdrain)136645401366317430 ## Annual Volume Summary ## BMP Name ## Volume ## From Direct ## Watershed (acre-ft) ## Volume ## From ## Upstream ## BMPs (acre-ft) ## Volume ## Retained (acre-ft) ## Volume outflow (acre-ft) ## Percent ## Retained (%) 1 - Bioretention basin (with underdrain)3.041400.62122.420220 ## Particulate Phosphorus Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) 1 - Bioretention basin (with underdrain)1.36501.14780.217284 ## Dissolved Phosphorus Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) 1 - Bioretention basin (with underdrain)1.116800.40590.710936 ## TSS Summary ## BMP Name ## Load From ## Direct ## Watershed (lbs) ## Load From ## Upstream ## BMPs (lbs) ## Load ## Retained (lbs) ## Outflow ## Load (lbs) ## Percent Retained (%) 1 - Bioretention basin (with underdrain)450.850307.35143.568 ## BMP Schematic ## DRAFT REPORT | www.transportationcollaborative.com | ## To: Pat McCann, AVP Facilities ## Blaze Credit Union ## From: Matt Pacyna, PE, Principal ## Transportation Collaborative & Consultants, LLC Date: December 22, 2025 ## Subject: Blaze Credit Union Traffic Review, Mankato, MN ## INTRODUCTION TC2 conducted a traffic review of the proposed Blaze Credit Union in the City of Mankato. The subject site is generally bound by Highway 22 to the east, Premier Drive to the west / south, and Victory Drive / CR 3 to the north. The proposed development is a 6,830 square foot credit union located on two vacant parcels within the overall Fleet Farm development area. The purpose of the traffic review is to document the site changes with respect to trip generation, site operations, and overall traffic impact to the area, as well as identify any improvements or considerations to ensure safe and efficient operations for all users. The following provides an overview of the traffic review. ## PROJECT DETAILS The proposed development is a 6,830 square foot credit union building, of which a portion (~1,780 square feet) would be an operations call center. There are three (3) drive-th ru lanes and a 16’-wide bypass lane that could also accommodate a future ATM. A total of 20 employees are anticipated at the site. Hours of operation are Monday-Thursday from 9 a.m. to 5 p.m., Friday from 9 a.m. to 6 p.m., and Saturday from 9 a.m. to 12 p.m. Two full-access driveways are planned along Premier Drive. The north access is about 175 feet south of the Fleet Farm gas station driveway and the south access is about 180 feet from the north access and almost across from the central Fleet Farm driveway; the south driveway cannot be directly aligned with Fleet Farm given the current parcel boundary. The credit union would be open for business in 2027. ## Subject Site Hwy 22 ## Fleet Farm ## Victory Dr/ CR 3 ## Premier Dr ## Blaze Credit Union Traffic Review, Mankato, MN December 22, 2025 Page 2 ## TRIP GENERATION To quantify the expected trip generation of the proposed development, an estimate was developed ## using the ITE Trip Generation Manual, 12 th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. Given that trip generation of banks / credit unions can vary, three variables (i.e., building size, drive-thru lanes, and employees) were utilized to better define the potential range of trip generation. The trip generation summary, shown in Table 1, indicates that the proposed development is expected to generate on average 51 a.m. peak hour (30 in / 21 out), 113 p.m. peak hour (55 in / 58 out), and 610 daily site trips (305 in / 305 out). Given the credit union hours of operation, the a.m. and p.m. peak hours of the proposed development are anticipated to be 8:30 to 9:30 a.m. and 4 to 5 p.m., which are relatively similar to the peak hours of the adjacent roadways. Table 1 ## Trip Generation Summary ## Land Use Type (ITE Code) Variable ## AM Peak Hour PM Peak Hour ## Daily ## In Out In Out Drive-In Bank (912) - Building Size 6,830 SF 39 29 72 72 676 Drive-In Bank (912) - Drive-Thru Lanes 4 Lanes* 21 14 53 55 494 Drive-In Bank (912) - Employees 20 employees 31 19 41 46 656 Average Site Trips 30 21 55 58 610 * Trip Generation is based on the potential future conversion of the planned bypass lane Note that trips to banks / credit unions are often completed as part of other trips, such as going to the coffee shop, gas station, or Fleet Farm (in this instance) and are already traveling along the adjacent roadways; these trips are referred to as “pass-by” trips. ITE indicates that “pass-by” trips for “drive-in bank” type uses can range from 25 to 35% of the overall site trips. If these reductions were applied to the trip generation estimate, the resultant impact to the adjacent roadways could be 65 to 75% of the site trips shown in Table 1. However, to provide a more conservative assessment, no “pass-by” reductions were applied as part of this review. ## TRAFFIC IMPACTS Premier Drive is a 3-lane roadway with one (1) lane in each direction and a center two-way left-turn lane. This facility type has a planning level roadway capacity of nearly 15,000 vehicles per day (vpd). Existing average daily traffic (ADT) volumes along Premier Drive are estimated to range from 2,600 to 4,000 vpd. Victory Drive and Hwy 22 are both 4-lane divided roadways, which have a planning level capacity of over 28,000 vpd. Existing ADT volumes along Victory Drive and Hwy 22 are 9,100 vpd and 17,200 vpd, respectively. This information indicates th at area roadways are currently operating well under capacity. The proposed development is estimated to generate between 500 and 700 daily trips to / from the site . These trips would be distributed along Premier Drive to the north / south and eventually utilize Victory Drive and / or Hwy 22. Future ADT volumes along adjacent roadways within the study area, with the additional traffic from the proposed development, are expected to continue to be well under capacity. In addition, the peak hour site trip generation represents one (1) or two (2) additional vehicles per minute along Premier Drive; this level of peak hour trip generation is not expected to impact corridor / intersection operations or result in any significant change in area queuing. Thus, no infrastructure improvements are needed to support the proposed development from a capacity perspective. ## Blaze Credit Union Traffic Review, Mankato, MN December 22, 2025 Page 3 ## SITE PLAN REVIEW A preliminary review of the proposed site plan does not indicate any significant issues with respect to drive-thru stacking, circulation, or parking. Thus, the following site plan items are offered for consideration or further discussion: 1) There is a total of 300 feet of drive-thru stacking distance (i.e., 3-lanes at 100 feet), which can accommodate approximately 12 to 15 vehicles before queues would begin to impact site circulation. At this amount of drive-thru storage, no queuing impacts to circulation are anticipated. 2) Review proposed signage and landscaping to avoid creating any sight distance issues. 3) Confirm truck (i.e., garbage / recycling, delivery, and emergency services) maneuverability to ensure adequate circulation is provided. 30 ## FIP 41643 1005.08 31 ## FIP 41643 1004.50 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## Plotted: ## 12 /11 / 2025 2:38 PM ## W:\2025\250603\CADD DATA\SURVEY\_dwg Sheet Files\S250603-ALTA ## OUCKS ## L ## CADD QUALIFICATION ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## BLAZE ## MANKATO ## 1831 PREMIER DRIVE ## MANKATO, MN 56001 ## BLAZE CREDIT UNION ## 2025 LARPENTEUR AVENUE W ## FALCON HEIGHTS, MN 55113 ## N ## SCALE IN FEET 0 3060 ## ALTA/NSPS ## LAND TITLE ## SURVEY ## 1 OF 1 ## 12/11/25SURVEY ISSUED License No. ## Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of ## VICINITY MAP ## Field Crew ## Max L. Stanislowski - PLS ## Project Lead ## Drawn By ## Checked By Loucks Project No. Minnesota. 48988 250603 ## MLS ## SLS ## MLS ## SKS, JSS 12/11/25 (Per Schedule A of the herein referenced Title Commitment) Lot 2, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. The North 132.30 feet of Lot 1, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. ## DESCRIPTION OF PROPERTY SURVEYED (Per Schedule B, Part II of the herein referenced Title Commitment) The property depicted on this survey and the easements of record shown hereon are the same as the property and the easements described in the Commitment for Title Insurance issued by ____________ Title Insurance Company, File No. _______________ , issued on ____________ , 202_ , effective date _______________ , 202_ . The numbers below correspond to those in the title commitment. # do not require comment. #. Title Exception. Summary of easement location. Shown hereon. Not shown hereon. Reasons for not being shown: As shown and labeled per plat hereon. As shown hereon along the perimeter of the property. As shown hereon near the _______________ part of the property. The easements is are blanket in nature and is not shown hereon. The location cannot be determined from the record document and is not shown hereon. The easement is not on or adjacent to the surveyed property and is not shown hereon. The easement limits access to an otherwise abutting right of way and is shown hereon. The documents is are illegible and is not shown hereon. The easement was terminated per Doc. No. _______________ (Title exception No. X). The surveyor has information indicating that it may have been released or otherwise terminated. The easement shown hereon is per a graphic depiction on an exhibit within this document. There was no observed evidence at the time of the fieldwork. The agreement is blanket in nature. The _______________ is shown hereon. Survey not provided to us. Existing features shown hereon. ## TITLE COMMITMENT EXCEPTIONS (The following items refer to Table A optional survey responsibilities and specifications) 1.Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by existing monuments or witnesses to the corner are shown hereon. 2.The address, as disclosed in documents provided to the surveyor, obtained by the surveyor, or observed while conducting the fieldwork is 1831 Premier Drive, Mankato, Minnesota 56001. 3.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 27013C0115F, Community Panel No. 2752420115F, effective date of February 22, 2024. 4.The Gross land area is 106,367 +/- square feet or 2.44 +/- acres. 6.(a) Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements, shown hereon, was researched to the best of our ability and is open to interpretation. Per the City of Mankato Zoning Map and City Code, on December 8, 2025, information for the subject property is as follows: ## Zone B-3 Highway Business District Building Setbacks: Front 15 feet, Side 6 feet, Rear 6 feet; Parking Setbacks: Front 15 feet, Side 3 feet, Rear 3 feet; ## Maximum Floor Area Ratio: 1.0; 7.(a) Exterior dimensions of all buildings are shown at ground level. 8.Substantial features observed in the process of conducting fieldwork, are shown hereon. 9.There are no striped parking stalls on this site. 11.(a) We have shown underground utilities on and/or serving the surveyed property per Gopher State One-Call Ticket Nos. 253222774 & 253222784. The following utilities and municipalities were notified: ## CHARTER COMMUNICATIONS(800)811-7981CITY OF MANKATO(507)387-8600 ## JAGUAR COMMUNICATIONS(507)219-8081METRO FIBERNET, LLC(507)219-8081 ## CENTER POINT ENERGY(608)223-2014MNDOT(651)366-5750 ## XCEL ENERGY(800)848-7558ZAYO BANDWIDTH(800)961-6500 ## CONSOLIDATED COMMUNICATIONS(800)778-9140 i.Utility operators do not consistently respond to locate requests through the Gopher State One Call service for surveying purposes such as this. Those utility operators that do respond, often will not locate utilities from their main line to the customer's structure or facility. They consider those utilities “private” installations that are outside their jurisdiction. These “private” utilities on the surveyed property or adjoining properties, may not be located since most operators will not mark such "private" utilities. A private utility locator may be contacted to investigate these utilities further, if requested by the client. ii.Maps provided by those notified above, either along with a field location or in lieu of such a location, are very often inaccurate or inconclusive. EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR ## NEAR THIS SITE. BEFORE DIGGING, YOU ARE REQUIRED BY LAW TO NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT 811 or (651) 454-0002. ## ALTA/NSPS OPTIONAL TABLE A NOTES ## SURVEY REPORT 1.The Surveyor was not provided utility easement documents for the subject property except for those shown on the Survey. 2.The bearings for this survey are based on the Blue Earth County Coordinate System NAD 83 (1996 Adjust). 3.Originating Benchmark: MnDOT Survey Disk #0714 J, in Mankato, 165.0 feet north of an entrance ramp from Trunk Highway 22 to Trunk Highway 14 & Trunk Highway 60 westbound, at the junction of Trunk Highway 22 and Trunk Highway 14 & Trunk Highway 60 in Mankato, at Trunk Highway 22 milepoint 52.9, 97.0 feet west of southbound Trunk Highway 22, 3.0 feet east of the fence corner at the right-of-way, 0.6 foot east of a witness post. Elevation = 1006.68 feet (NGVD29) Site Benchmark: Top nut of hydrant near the northwest corner of the site. Elevation = 1008.08 feet (NGVD29) 4.Tree diameters shown hereon are measured at breast height in inches. ## To Insured; Lender; and Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 4, 6(a), 7(a), 8, 9 and 11(a) of Table A thereof. The field work was completed on 11/21/25. Date of Plat or Map: 12/11/25 ___________________________________________________ Max L. Stanislowski, PLS Minnesota License No. 48988 mstanislowski@loucksinc.com ## CERTIFICATION ## SITE ## DISABLED PARKING STALL ## MAPLE ## TREE (GEN) ## ASH ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND GAS ## ELECTRIC METER ## GAS METER ## CONIFEROUS TREE ## DECIDUOUS TREE ## GUY WIRE 1 ## SCHEDULE B II ITEM ## ELECTRIC TRANSFORMER ## HAND HOLE ## ROOF DRAIN ## FOUND 1/2 INCH IRON ## MONUMENT MARKED "41643" ## UNLESS SHOWN OTHERWISE ## SET 1/2 INCH X 14 INCH IRON ## MONUMENT, MARKED "LS 48988" ## D R A F T ## D R A F T ## D R A F T ## MAPPED WATERMAIN ## MAPPED UNDERGROUND ELECTRIC ## MAPPED UNDERGROUND GAS ## MAPPED UNDERGROUND CABLE TV ## MAPPED UNDERGROUND FIBER OPTIC ## SPRUCE ## HACKBERRY ## FOUND NAIL ## UTILITY PEDESTAL ## BUILDING SETBACK LINE ## RESTRICTED ACCESS ## CHISELED X ## PARKING SETBACK LINE Page 1 of 1 Project #:Date:12/17/2025 ## Paper Size: ARCH E1 - 30x42 Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels. ## MN/ND/SD/W WI6885 146TH ST WAPPLE VALLEY, MN 55124(p) 952.223.6300 www.jthlighting.com ## BLAZE CREDIT UNION MANKATO 1. Lighting Reflectance of 80/50/20 used unless noted otherwise 2. Interior calc points shown at 30" A.F.F. unless noted otherwise 3. Exterior calc points shown at grade unless noted otherwise 4. Emergency egress calc points shown at 0" A.F.F. 5. Photometric drawings are for Design purposes only, not for Construction documents ## P TYPES 23FT (20FT POLES ON 3FT BASES) ## Luminaire Schedule ## SymbolQtyLabelManufacturerDescriptionArrangementLum. LumensLum. WattsLLF ## Calculation Summary ## LabelCalcTypeUnitsAvgMaxMin 3P1CBEACONVP-1-160L-100-3K7-4-BCSingle6685920.900 ## Avg/MinMax/Min SITE_PlanarIlluminanceFc2.3653.40.0N.A.N.A. ## 1P1LBEACONVP-1-160L-100-3K7-3-HSS-90- ## SL ## Single9756920.900 ## 1P1RBEACONVP-1-160L-100-3K7-3-HSS-90- ## SR ## Single9756920.900 ## 1P2BBEACONVP-1-160L-100-3K7-3-UNV- ## ASQU-DBT 2 X B2B ## Back-Back12021920.900 ## 2P1BBEACONVP-1-160L-100-3K7-4F-UNV- ## ASQU-DBT ## Single11701920.900 ## 5P1BEACONVP-1-160L-100-3K7-4W-UNV- ## ASQU-DBT ## Single11946920.900 2N1BEACONVPW2-18L-30-3K7-3-UNV-DBTSingle399631.30.900 16N2BEACONVPW2-18L-50-3K7-4W-UNV-DBTSingle613852.60.900 ## 12D1PRESCOLITELFR-6RD-M-40L30K8-XW-DM1 ## WITH LFR-6RD-T-S-CL ## Single406232.60.900 ## 5C1PRESCOLITELFR-6RD-M-20L30K8-WD-DM1 ## WITH LFR-6RD-T-S-CL-EMR ## Single185414.5550.900 36 3636 ## PREMIER DRIVE ## TRUNK HIGHWAY NO. 22 36 36 2 " ## H ## D ## P ## E 1 ## L = 1 4 9 . 8 8 ## R = 2 3 0 . 0 0 ? = 3 7 ° 2 0 ' 1 6 " 1200 1200 3 6 ## "R ## C ## P 8" ## R ## CP 1 3 0" ## RC ## P 30 ## "R ## CP 2 " ## RC ## P 1 24" ## RC ## P 2 4 ## "RCP 8" ## H ## DP ## E 1 ## 2"RCP 2 " ## RC ## P 1 ## 6"PV ## C ## BITUMINOUS 2.4±1 5.3±1 ±120.1 20.8±1 0 9 . 9 ± 1 .2±111 ? = 4 5 ° 0 0 ' 3 0 " ## R = 1 9 . 3 3 ## L = 1 5 . 1 9 ±134.1 9.6±1 061587. 23199.3 061587. 1147.25 72 72 72 72 72 1 8 2 180 ## B ## M 0.8±11 7 2 0 ( ## P ub li cly ## Tra v ele d ## R o ad w ay ) 720 ## (VICTORY MEMORIAL DRIVE) ## (Publicly Traveled Roadway) ## S89 ° 59'24" ## W 258 . 90 ## "W 227.9036N0°00' 16.36 ## N44°59'24"E ## 3.566N89°59'54"E 2 ## S0 ° 00'05" ## E 39 8. 9 1 ## ONE ## WAY ## DO NOT ENT ## E ## R ## T ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## C1 ## C1C1 ## N2 ## N2N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N1 ## N1 ## C1 ## C1C1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## D1 ## N2 ## C1C1 ## N2N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2 ## N2N2 ## N2 ## N2 ## N1 ## N1 ## P1 ## P1 ## P1 ## N2 ## P1B ## P1B ## P1P1 ## P2B ## P1C ## P1L ## P1R ## P1C ## P1C 0.1 4.34.44.745.139.940.241.839.013.53.5 4.7 0.42.5 0.20.20.20.30.51.32.53.03.4 0.5 0.8 13.5 5.9 2.12.82.83.43.42.946.135.737.6 3.4 36.8 2.9 3.30.70.3 0.10.10.10.20.30.51.5 5.5 39.7 2.0 10.46.82.90.90.4 0.10.20.20.30.5 4.0 1.2 9.4 2.83.23.94.55.510.27.95.54.1 3.2 0.8 0.3 39.725.226.732.626.012.23.00.90.4 0.13.70.26.40.40.61.22.43.03.23.84.75.710.5 0.2 0.2 1.20.10.10.10.20.30.61.32.12.43.02.41.5 1.7 4.55.97.19.69.97.55.54.35.0 1.3 1.9 9.20.20.30.61.62.62.62.73.24.15.80.37.60.69.310.10.18.210.08.56.44.44.33.8 0.7 6.2 17.50.10.10.20.51.11.72.33.14.42.6 4.8 20.0 0.3 8.822.79.13.60.80.3 0.10.10.10.2 17.0 6.0 0.3 0.10.10.10.20.20.51.11.72.1 0.1 3.9 0.1 8.810.08.96.45.43.06.95.93.10.8 4.8 2.8 2.8 3.32.62.11.81.10.60.5 1.92.02.11.72.4 5.1 3.64.03.53.02.72.42.21.81.6 0.4 2.2 2.9 3.1 1.31.51.61.72.02.93.83.63.24.32.84.92.62.32.22.52.83.03.43.73.73.6 2.1 2.9 1.82.32.01.81.61.51.51.71.81.81.7 1.6 1.73.11.91.92.01.91.71.41.10.70.5 1.9 1.6 1.02.32.32.32.12.12.62.62.52.32.0 2.6 1.5 2.8 0.70.5 2.12.32.32.62.93.03.43.5 0.5 1.8 0.4 13.811.17.65.03.44.44.21.70.60.4 5.30.4 16.9 0.50.70.91.42.53.13.23.44.0 1.3 0.3 3.4 2.40.80.4 0.20.20.30.40.60.91.46.63.06.54.14.65.718.623.45.83.62.72.93.9 5.5 2.1 5.23.33.02.93.23.73.63.13.03.43.5 4.9 4.61.25.75.58.08.16.54.83.32.72.31.33.7 3.54.34.23.63.95.16.78.37.912.311.3 3.1 5.3 1.9 3.43.11.40.50.3 0.60.70.80.91.0 0.1 8.0 3.9 3.03.23.13.1 2.42.42.42.52.83.53.53.9 2.6 3.93.53.23.03.03.13.23.43.4 1.5 4.0 2.3 0.2 1.41.51.71.81.51.00.60.30.2 2.82.42.62.22.22.73.23.63.43.43.53.22.9 3.3 2.4 3.63.23.63.84.04.34.54.03.43.53.7 3.5 3.63.02.92.11.20.50.2 1.71.71.61.61.7 3.52.0 3.23.13.03.23.23.12.41.71.00.5 2.82.12.82.02.02.12.43.54.54.54.44.13.5 1.8 0.2 0.40.60.60.50.40.40.40.30.40.40.5 0.9 0.50.40.30.30.20.20.10.10.1 0.60.6 1.5 0.6 2.4 3.02.72.52.42.72.82.72.11.40.8 0.5 0.2 0.50.20.30.40.50.50.40.40.40.40.4 0.8 0.4 2.3 0.20.1 1.61.41.21.31.31.51.92.4 0.7 2.5 0.6 2.01.61.71.51.61.92.22.32.32.12.5 0.90.70.81.01.11.10.90.90.91.11.00.30.80.51.00.90.80.80.81.00.90.70.70.7 4.4 0.8 2.92.52.52.32.73.95.26.87.38.76.4 1.2 3.62.22.11.10.70.4 0.20.20.30.40.5 2.0 5.0 2.32.22.02.23.24.35.66.88.16.34.7 2.7 3.0 2.8 1.00.60.4 0.30.30.40.50.60.91.3 2.4 3.5 8.02.52.82.83.23.94.44.56.18.610.9 0.7 0.20.410.48.86.54.33.53.01.30.60.3 2.2 53.4 5.72.82.72.93.43.43.75.27.18.88.2 1.3 7.9 0.6 3.93.22.31.10.70.3 0.20.20.20.3 3.1 10.0 2.41.21.21.21.31.41.72.53.94.13.8 2.5 2.8 1.4 2.53.14.45.55.95.66.77.16.24.93.4 5.8 0.1 4.64.44.03.32.72.52.83.64.60.34.90.56.35.34.25.15.34.74.34.13.32.4 6.1 4.7 1.2 6.8 7.97.97.46.09.99.87.45.13.87.42.66.90.50.4 0.40.50.50.60.81.21.82.5 3.1 3.21.1 3.0 4.94.13.32.61.30.50.3 0.80.86.60.9 7.2 1.41.93.03.63.32.82.32.12.43.65.20.8 0.0 0.20.30.20.20.10.10.10.00.00.0 0.0 0.00.2 0.00.00.00.00.00.00.00.00.0 0.0 0.00.0 0.0 0.00.00.00.00.00.00.00.00.00.20.00.20.00.10.10.10.20.20.30.30.20.2 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.10.10.10.10.10.10.10.10.0 0.20.00.10.10.10.10.20.20.20.20.2 0.0 0.20.00.20.20.20.10.10.10.10.00.00.0 0.0 0.2 0.0 0.10.10.10.10.1 0.00.00.00.00.00.50.0 0.3 0.00.00.10.10.10.20.20.30.5 0.0 0.0 1.3 1.9 0.10.10.10.10.10.20.30.40.40.30.90.31.10.80.70.70.70.71.11.20.90.5 0.4 0.6 0.30.00.10.10.10.20.20.30.30.30.3 0.6 0.20.00.30.30.30.30.20.20.10.10.10.00.3 0.10.40.30.40.40.50.50.50.30.20.2 0.0 0.1 0.0 0.00.00.0 0.00.00.00.00.00.00.0 0.1 0.1 0.0 0.00.0 0.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.0 0.1 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.10.00.00.00.00.10.10.10.10.10.1 0.0 0.10.00.10.10.10.10.10.10.00.00.00.00.1 0.0 0.0 0.10.10.10.10.10.10.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.10.10.00.00.00.00.00.00.00.10.00.10.00.0 0.00.00.00.00.00.00.00.0 0.1 0.00.0 0.0 0.00.00.00.00.00.00.00.00.00.10.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.0 4.9 0.1 0.20.40.71.11.62.12.32.63.42.95.3 2.0 3.83.22.92.92.62.62.62.52.5 2.5 4.5 2.2 0.1 3.54.55.87.06.34.83.93.23.10.52.21.22.22.42.93.13.54.35.66.95.53.5 3.1 2.6 2.22.93.23.43.22.92.92.93.03.43.8 2.8 3.53.11.40.90.50.2 0.10.20.30.60.91.1 4.00.6 3.64.75.54.72.81.71.10.50.1 0.12.90.32.81.01.31.61.61.92.53.33.93.93.4 1.8 0.2 3.2 1.41.00.70.4 0.60.81.11.51.82.21.72.8 2.4 3.63.83.62.92.42.12.12.01.8 2.8 2.5 1.7 0.0 2.83.13.23.23.02.92.92.62.21.81.82.31.71.61.61.61.71.71.81.81.92.2 1.9 1.9 5.42.82.72.32.01.81.92.22.52.62.9 1.6 4.65.04.62.91.81.20.50.2 0.30.50.81.3 3.50.3 2.02.12.32.63.13.43.32.31.51.0 3.2 0.2 3.80.50.91.41.82.32.52.93.64.75.5 1.4 0.6 1.0 0.3 0.00.10.10.10.20.20.20.20.32.70.5 0.4 1.71.92.23.34.33.72.82.93.4 1.2 0.3 3.30.40.50.61.11.72.02.43.34.03.60.33.00.43.03.03.64.13.42.52.01.81.10.6 3.6 3.0 1.22.02.82.31.82.12.52.11.72.12.6 2.9 1.41.31.20.80.30.20.10.10.1 0.00.00.0 1.90.0 4.33.32.31.91.71.00.50.30.20.2 1.40.01.30.10.10.10.10.10.10.10.20.30.8 0.4 0.2 2.80.10.20.30.50.70.80.80.91.11.3 0.4 2.2 0.8 3.13.23.33.33.43.63.63.73.53.41.6 3.8 1.9 1.72.33.23.43.23.23.23.23.30.44.10.63.33.33.33.23.23.43.22.41.61.1 3.2 3.7 1.4 3.3 3.23.23.13.23.33.53.53.32.83.51.83.20.90.60.50.50.4 0.00.10.10.20.3 1.3 2.20.3 0.4 2.82.31.71.30.90.70.60.4 0.03.30.2 3.3 0.40.60.60.60.60.70.91.31.72.12.80.1 ## A1 ## BLAZE CREDIT UNION ## MANKATO, MN 12/22/25 ## SITE PHOTOMETRIC PLAN ## NOT TO SCALE ## EXTERIOR MATERIAL BOARD ## EX1 ## BLAZE CREDIT UNION- NEW BUILDING ## MANKATO, MINNESOTA 12/23/25 ## KEYNOTES REFERENCE SHEET A3.1a ## B ## A ## A ## AA ## B ## B ## B ## B ## A ## A ## A ## A ## C ## C ## C ## C ## C ## C ## D ## D ## D ## D ## D ## D ## D ## E ## E ## E ## E ## E ## E ## E ## F ## F ## F ## F ## F ## G ## G ## G ## G ## G 30 ## FIP 41643 1005.08 31 ## FIP 41643 1004.50 30000 ## CHK 16 USE 1004.92 16 ## TRAV MAG 1004.92 18 ## TRAV MAG 1004.69 600 ## SET CAP# 48988 29 ## FCH 1007.14 30 ## FIP 41643 1005.08 31 ## FIP 41643 1004.50 600 ## SET CAP# 48988 ## NO PARKING ## PROPOSED BUILDING ## CREDIT UNION ## 5,050 SF ## CONTACT ## CENTER ## 1,780 SF ## ONE WAY ## DO NOT ENTER ## ONE WAY ## DO NOT ENTER ## NO PARKING CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. ## PLANNING ## CIVIL ENGINEERING ## LAND SURVEYING ## LANDSCAPE ARCHITECTURE ## ENVIRONMENTAL ## 12755 Highway 55, Suite R100 Plymouth 55441 763.424.5505 www.loucksinc.com ## Plotted: ## 12 /19 / 2025 9:10 PM ## W:\2025\250603\CADD DATA\SURVEY\_dwg Sheet Files\S250603-PPLAT ## OUCKS ## L ## CADD QUALIFICATION ## QUALITY CONTROL ## PROFESSIONAL SIGNATURE ## SUBMITTAL/REVISIONS ## BLAZE ## MANKATO ## ADDITION ## 1831 PREMIER DRIVE ## MANKATO, MN 56001 ## BLAZE CREDIT UNION ## 2025 LARPENTEUR AVENUE W ## FALCON HEIGHTS, MN 55113 ## N ## SCALE IN FEET 0 3060 ## PRELIMINARY ## PLAT ## 1 OF 1 ## 12/19/25PPLAT ISSUED License No. ## Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of ## VICINITY MAP ## Field Crew ## Max L. Stanislowski - PLS ## Project Lead ## Drawn By ## Checked By Loucks Project No. Minnesota. 48988 250603 ## MLS ## SLS ## MLS ## SKS, JSS 12/19/25 ## SITE Lot 2, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. ## And The North 132.30 feet of Lot 1, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. ## LEGAL DESCRIPTION ## GENERAL NOTES ## SURVEYOR: ## Loucks ## 12755 Highway 55, Suite R100 ## Plymouth, MN 55441 763-424-5505 1.Prepared December Day, 2025. 2.The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 1831 Premier Drive, Mankato, Minnesota 56001. 3.The bearings for this survey are based on the Blue Earth County Coordinate System NAD 83 (1996 Adjust). 4.Originating Benchmark: MnDOT Survey Disk #0714 J, in Mankato, 165.0 feet north of an entrance ramp from Trunk Highway 22 to Trunk Highway 14 & Trunk Highway 60 westbound, at the junction of Trunk Highway 22 and Trunk Highway 14 & Trunk Highway 60 in Mankato, at Trunk Highway 22 milepoint 52.9, 97.0 feet west of southbound Trunk Highway 22, 3.0 feet east of the fence corner at the right-of-way, 0.6 foot east of a witness post. Elevation = 1006.68 feet (NGVD29) Site Benchmark: Top nut of hydrant near the northwest corner of the site. Elevation = 1008.08 feet (NGVD29) 5.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 27013C0115F, Community Panel No. 2752420115F, effective date of February 22, 2024. 6.The field work was completed on 11/21/25. ## OWNER/DEVELOPER: ## Blaze Credit Union ## 2025 Larpenteur Avenue W ## Falcon Heights, MN 55113 651-641-2106 ## Current Zoning: B-3 Highway Business District Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements, shown hereon, was researched to the best of our ability and is open to interpretation. Per the City of Mankato Zoning Map and City Code, on December 8, 2025, information for the subject property is as follows: ## Current Setbacks: Building: Front 15 feet, Side 6 feet, Rear 6 feet; Parking: Front 15 feet, Side 3 feet, Rear 3 feet; ## Maximum Floor Area Ratio: 1.0; ## ZONING INFORMATION ## Areas: Total Property Area= 106,367 +/- square feet or 2.44 +/- acres. ## SITE DATA ## DISABLED PARKING STALL ## MAPLE ## TREE (GEN) ## ASH ## LEGEND ## CATCH BASIN ## STORM SEWER ## SANITARY SEWER ## WATERMAIN ## STORM MANHOLE ## SANITARY MANHOLE ## HYDRANT ## GATE VALVE ## SPOT ELEVATION ## SIGN ## LIGHT POLE ## POWER POLE ## CONTOUR ## CONCRETE CURB ## UNDERGROUND ELECTRIC ## CONCRETE ## TELEPHONE PEDESTAL ## UNDERGROUND GAS ## ELECTRIC METER ## GAS METER ## CONIFEROUS TREE ## DECIDUOUS TREE ## GUY WIRE 1 ## SCHEDULE B II ITEM ## ELECTRIC TRANSFORMER ## HAND HOLE ## ROOF DRAIN ## FOUND 1/2 INCH IRON ## MONUMENT MARKED "41643" ## UNLESS SHOWN OTHERWISE ## SET 1/2 INCH X 14 INCH IRON ## MONUMENT, MARKED "LS 48988" ## MAPPED WATERMAIN ## MAPPED UNDERGROUND ELECTRIC ## MAPPED UNDERGROUND GAS ## MAPPED UNDERGROUND CABLE TV ## MAPPED UNDERGROUND FIBER OPTIC ## SPRUCE ## HACKBERRY ## FOUND NAIL ## UTILITY PEDESTAL ## BUILDING SETBACK LINE ## RESTRICTED ACCESS ## CHISELED X 29 ## FCH 1007.14 30 ## FIP 41643 1005.08 31 ## FIP 41643 1004.50 ## N ## SCALE IN FEET 0 3060 ## LOUCKS ## SHEET 1 OF 1 SHEETS ## THE EAST LINE OF SECTION 9, ## TOWNSHIP 108, RANGE 26, IS ASSUMED ## TO HAVE A BEARING OF N0°00'05"W. ## 1/2 INCH X 14 INCH IRON PIPE ## MONUMENT SET, MARKED "LS 48988" ## "PK NAIL" FOUND KNOW ALL PERSONS BY THESE PRESENTS: That Blaze Credit Union, a cooperative association, fee owner of the following described property: Lot 2, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. ## And The North 132.30 feet of Lot 1, Block 1, Mills Addition to Mankato, Blue Earth County, Minnesota. Has caused the same to be surveyed and platted as BLAZE MANKATO ADDITION and does hereby dedicate to the public for public use the public ways, and does also dedicate the drainage and utility easements as created by this plat. In witness whereof said Blaze Credit Union, a cooperative association, has caused these presents to be signed by its proper officer this _______ day of _________________________, 20______. ## BLAZE CREDIT UNION ___________________________________ ______________________________________________ ## SignaturePrinted Name, Title ## STATE OF ______________________ ## COUNTY OF ____________________ This instrument was acknowledged before me this ________ day of _________________________, 20______, by ___________________, as _________________ of Blaze Credit Union, a cooperative association, on behalf of the association. ___________________________________ ______________________________________________ ## SignaturePrinted Name, Notary ## Notary Public, _______________________ County, ______________________ ## My Commission Expires _________________________ ## SURVEYORS CERTIFICATION I Max L. Stanislowski do hereby certify that this plat of BLAZE MANKATO ADDITION was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this ________ day of _________________________, 20______. ______________________________________________ ## Max L. Stanislowski, Licensed Land Surveyor ## Minnesota License No. 48988 ## STATE OF MINNESOTA ## COUNTY OF HENNEPIN This instrument was acknowledged before me this ________ day of _________________________, 20______, by Max L. Stanislowski. ___________________________________ ______________________________________________ ## SignaturePrinted Name, Notary ## Notary Public, ______________________ County, Minnesota ## My Commission Expires January 31, 20_______ ## PLANNING COMMISSION, CITY OF MANKATO, MINNESOTA Reviewed by the Planning Commission of the City of Mankato, Minnesota, on this _______day of _____________, 20____. ## City Council, City of Mankato, Minnesota ## By: ________________________________________, Chairperson ## CITY COUNCIL, CITY OF MANKATO, MINNESOTA This plat of BLAZE MANKATO ADDITION was approved and accepted by the City Council of the City of Mankato, Minnesota, at a regular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. ## City Council, City of Mankato, Minnesota By: ________________________________________, MayorBy: _________________________________________, Clerk ## TITLE OPINION, ATTORNEY I, _____________________, licensed attorney, State of Minnesota, do hereby certify that the owners as indicated hereon represents all ownership interest in the land encompassed by this plat. ## By: ________________________________________, Attorney ## TAXPAYER SERVICES, BLUE EARTH COUNTY, MINNESOTA I hereby certify that taxes payable in 20______ and prior years have been paid and no delinquent taxes are due for the land described on this plat, dated this ________ day of _________________________, 20______. ## By: ________________________________________, Taxpayer Services ## COUNTY RECORDER, BLUE EARTH COUNTY, MINNESOTA I hereby certify that the within plat of BLAZE MANKATO ADDITION was recorded in this office this ________ day of _________________________, 20______, at ______ o'clock _____.M. ## Blue Earth County, County RecorderBy: ________________________________________, Deputy ## SECTION 9, TOWNSHIP 108, RANGE 26, ## BLUE EARTH COUNTY, MINNESOTA ## PREMIER DR ## SITE ## VICINITY MAP ## N ## NOT TO SCALE ## (CSAH NO 3 ) ## NORTH VICTORY DR ## TRUNK HWY NO 22 ## "RIGHT OF ACCESS" DEDICATED ## TO BLUE EARTH COUNTY ## 1/2 INCH IRON PIPE MONUMENT FOUND, ## MARKED "41643" UNLESS OTHERWISE SHOWN ## Loucks Project No. 250603 ## SCALE IN FEET 0 50 ## N License No. ## Date ## I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. ## Max L. Stanislowski - PLS 48988 01/02/26 ## EXHIBIT ## Easement Vacation Description January 2, 2026 A 10.00 foot wide Drainage and Utility Easement dedicated on Lots 1 and 2, Block 1, MILLS ADDITION TO MANKATO, Blue Earth County, Minnesota, the center line of which is described as follows. Commencing at the northwest corner of said Lot 1; thence on an assumed bearing North 89 degrees 59 minutes 24 seconds East, along the north line of said Lot 1, a distance of 10.00 feet to the point of beginning of the center line to be described; thence continuing North 89 degrees 59 minutes 24 seconds East 238.92 feet to a point 10.00 feet west of the northeast corner of said Lot 1 and said center line there terminating. ## W:\2025\250603\CADD DATA\SURVEY\_dwg Sheet Files\S250603-EXH ESMT VACATION ## OUCKS ## L ## Denotes Easement Area = 2,389 +/- Sq. Ft. ## HTG ARCHITECTS PARTNERSHIPS BEYOND BUILDINGS htg-architects.com 1010 Mainstreet, Suite 100, Hopkins MN 55343 (952)-278-8880 Page 1 / 2 ## PROJECT NARRATIVE Blaze Credit Union is proposing to construction of a new branch office and contact center to provide access to financial services for existing and potential new members in the City of Mankato and surrounding communities. The proposed project will offer ample parking for members and staff, as well as drive-up facilities that have become essential in modern banking. The project represents a significant investment in the City of Mankato, enhancing financial services along the XXXX corridor, which is easily accessible from interstate 35W for nearby neighborhoods and local business. Blaze Credit Union plans to bring their Midwestern Values; community driven, serving through integrity, and lately improving the lives of their members to the Mankato Community which is a pivotal step in continuing to make a positive impact and bettering the lives of countless Minnesotans. The new branch and contact center will feature a traditional and attractive structure well including high quality finishes. Key aspects of the project include: • Alignment with the City Plans: The project aligns with the City’s Comprehensive Plan and the permitted land uses outlined in the Commercial Zoning District • Collaborative Design: The site plan design has been developed with feedback from the City’s Community Development team during our pre-application meeting • Architectural Excellence: The proposed building aims to achieve a cozy, local and inviting feeling that will fit well into the local community. Premium exterior and interior finishes will be utilized to create a “hometown business” vibe for a modern, community focused experience. The exterior finishes will feature extensive glazing, stone, brick, metal composite panels, Architectural metal siding with concealed fasteners and Exterior insulation and finish system. In addition to the exceptional materials, the varied roof pitches/ slopes offer character and creates a dynamic silhouette that enhances curb appeal. Colored elevations are included in the submission package to illustrate the proposed design solution. • Environmental Considerations: The project seeks to incorporate all the latest advances in stormwater management well incorporating the Minimum Impact Design Standards (MIDS) and Performance Goals. Other Environmental Considerations include not only complying with the current energy code but exceeding it while utilizing environmentally friendly construction methods where possible. • Employment: Although the day-to-day employment count has not been finalized yet, this branch will create between 10-30 employment opportunities for the local workers/ community. The new employees will be a mixture of part-time and full-time positions. • No Negative Impacts: This project will not have any adverse effects on the community for the following reasons: o No Impact on existing surrounding land uses. o No increase in noise, odors, smoke, gas, vibration or pests. o No detrimental effects on public safety, health and welfare. ## Certificate of Design Compliance December 22, 2025 ## To: Blaze Credit Union I Mankato, MN ## HTG ARCHITECTS PARTNERSHIPS BEYOND BUILDINGS htg-architects.com 1010 Mainstreet, Suite 100, Hopkins MN 55343 (952)-278-8880 Page 2 / 2 ## To: Blaze Credit Union I Mankato, MN ## Certificate of Design Compliance • Traffic Management: Blaze Credit Union generates most of the traffic to their facility during normal business hours; 8:00am-6:00pm. All traffic will be managed on site with excellent stacking capabilities for the drive-through. Typical drive-through transactions per hour vary greatly by branch location but typically average between 8-14 transactions per hour. Also provided is a bypass lane which is currently being shown along Highway 22 which allows vehicular traffic to continue circulating the site even when multiple vehicles are in each drive- through lane. • Operational Information: While not finalized for this location, Blaze Credit Unions’ typical operational hours are Monday through Thursday 9:00a.m. to 5:00 p.m., Fridays 9:00a.m. to 6:00 p.m. and Saturdays 9:00 a.m. to 12:00 p.m. Limited Saturday operational hours along with branch closer on Sundays will greatly reduce traffic counts not impacting other local business Fleet Farm and Caribou Coffee which will see a heightened number of traffic counts on the weekends. About Blaze Credit Union: Blaze Credit Union is a large Minnesota-based Financial Cooperative, formed from Spire Credit Union and Hiway Credit Union, focused on member well-being with Midwestern values including but not limited to integrity, trust, hard work, equality and community focused. Blaze Credit Union offers a variety of services from checking / savings, mortgages, vehicle loans, investments, digital banking, financial literacy resources. Blaze is more than your typical financial institution; they strive to be your partner in life and are dedicated towards providing exceptional services and products to accomplish any of your financial goals. Let’s blaze this trail together! ## Site Plan and Traffic Advisory Review Committee 1. 2. ## Meeting Date:01/13/2026 ## Title ## CY02-26 ***FOR INFORMATION ONLY. Request of the Planning Agency to amend Chapter 10 of Mankato City Code related to floodplain ordinances. ## Site Plan and Traffic Advisory Review Committee 1. 3. ## Meeting Date:01/13/2026 ## Title ## CYV01-26 Request of Bolton and Menk, on behalf of the property owner Ron Goodrich, for a variance from Chapter 10, Article VII, Division 3, Sec.10-1005 of the Mankato City Code to decrease the transitional yard setback from thirty (30) feet to six (6) feet in the M-1, Light Industrial, zoning district. The variance is being requested in order to allow for paving and parking lot expansion and improvement. The property is generally described as east half of Lots 9 and 10, Block 24 except the west 12.75 feet, and including the west half of the adjacent vacated alley; Lots 1-4, Block 24, except the railroad, and including the east half of the vacated alley; and Lot 8, Block 24 and the westerly half of the vacated adjacent alley and except the railroad, Mankato City (120 Pine Street and 1700 3 rd Avenue). ## Applicant The applicant is Ron Goodrich. ## Request The applicant is seeking a variance to allow a decrease in the required transitional yard setback from 30' to 6'. ## Location The property is located at 120 Pine Street and 1700 3rd Avenue. It is generally described as east half of Lots 9 and 10, Block 24 except the west 12.75 feet, and including the west half of the adjacent vacated alley; Lots 1-4, Block 24, except the railroad, and including the east half of the vacated alley; and Lot 8, Block 24 and the westerly half of the vacated adjacent alley and except the railroad, Mankato City. ## Existing Land Use The property is currently the location of an industrial property that is used for the Maker's Space, and an associated gravel parking/driving area. ## Zoning The subject property is zoned M-1, Light Industrial. ## Environmentally Sensitive Areas There are no known environmentally sensitive areas on the site. ## Public Utilities Public utilities serve the property. ## Review Bolton and Menk, on behalf of the property owner Ron Goodrich, is requesting a variance from ## Chapter 10, Article ## VII, Division 3, Sec.10-1005 of the Mankato City Code to decrease the transitional yard setback from thirty (30) feet to six (6) feet in the M-1, Light Industrial, zoning district. The variance is being requested in order to allow for paving and parking lot expansion and improvement. The property is generally described as the east half of Lots 9 and 10, Block 24 except the west 12.75 feet, and including the west half of the adjacent vacated alley; Lots 1-4, Block 24, except the railroad, and including the east half of the vacated alley; and Lot 8, Block 24 and the westerly half of the vacated adjacent alley and except the railroad, Mankato City, which is addressed as 120 Pine Street and 1700 3 rd Avenue. The property is the location of an existing building that is occupied by the Maker's Space. Mankato City Code requires a 30' transitional yard between industrial districts and adjacent districts that are zoned residential. The property associated with this request is zoned M-1, Light Industrial, and the adjacent property located to the west is zoned R-3, Multiple Family Residential. The applicant is seeking a reduction in the required setback from 30' to 6' for purposes of constructing a hardsurface parking lot. The parking lot area is currently gravel. ## Attachments ## General Location Map ## Aerial Plan ## Site Plan ## Variance Request statements This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## Aerial Map ℄ ## UNION PACIFIC RAILROAD ## P ## PINE STREET ## 3RD AVENUE ## 30' TRANSITIONAL ## YARD SETBACK ## 7.5' SIDE YARD ## SETBACK ## 6' SIDE YARD ## SETBACK ## 15' FRONT ## YARD SETBACK 48' ## PLANTING/SCREENING ## RESIDENTIAL TRANSITION ## ZONED PROPERTY ## LIGHT INDUSTRIAL ## ZONED PROPERTY ## 14 EACH 9'X19' STALLS ## REQUESTED VARIANCE ## 6' PARKING SETBACK ## VEHICLE AND TRAILER ## TURNING MOVEMENT ## OVERHEAD GARAGE ## ACCESS FOR VEHICLES ## 0-FT REAR ## YARD SETBACK ## SIDE/REAR YARD ## SPLIT POINT ## H:\RGLPROPE_PR\25X138833000\CAD\C3D\FIGR-138833-CONCEPT_3.dwg ## 12/19/2025 8:53:43 AM ## R ## Goodrich Construction ## Mankato, Minnesota ## Parking Lot Concept and Variance Request December 2025 ## FEETSCALE 025 50 ## HORZ. ## R ## VARIANCE REQUEST AREA 1700 Third Avenue / ## Mankato, MN 56001 (507) 388-1004 Fax: (507) 388-0739 ## Contractor License: #BC002156 RE: Variance Questions December 10, 2025 1. In your opinion, is the variance in harmony with the purposes and intent of the ordinance?Yes, this variance is in harmony with the ordinance's intent because it will improve the aesthetics of the property, allow for more required off-street parking spaces, and have similar setbacks to other commercial properties in the area. By approving this variance, the lot will be paved and have drainage consistent with current code while still allowing reasonable access to and usage of the building and its current tenants businesses. 2. In your opinion, is the variance consistent with the comprehensive plan?Yes, this variance request is consistent with the comprehensive plan by allowing the area to be improved while not hindering the day-to-day business of the building owner and tenants. Our plan is consistent with the improvements that Green Care, on the other side of 3 rd Ave, was recently (2017) allowed to do with their parking lot and additional lots located at 1770, 1709, 1703 and 1629 3 rd Ave with minimal setback to the neighboring residential properties. 3. In your opinion, does the proposal put property to use in a reasonable manner? Yes, this proposal will allow reasonable use of the property by allowing ample space for parking and delivery/pickup of materials and supplies to the businesses leasing space in the building. With the code required setback, it would be very difficult to get in and out of the overhead door on the North-West corner of the building with larger delivery vehicles, trailers, and other large construction equipment. Lessening this setback will allow the current tenants of the building to continue efficient use of their leased spaces in the building while still being able to park employee vehicles in the lot. 4. In your opinion, are there circumstances unique to the property? Yes, the unique circumstances present at this property include the need for access of the North-West warehouse space with commercial and construction vehicles and equipment. If this variance is not approved, continued operation of Goodrich Construction, would be unnecessarily limited due to access. The parking lot has been in the existing configuration for as long as we are aware. Also, the residential property to the West has been unoccupied and used as a workshop/storage space for decades with the residential home being boarded up and having to have had city intervention to keep it from falling into complete disrepair (Closing off the foundation space under the home, mandating roof repairs, etc.). We feel the neighboring property has been used as more of a storage/commercial space than a residential homestead for as long as we can remember. 5. In your opinion, will the variance maintain the essential character of the locality? Yes, this variance will maintain as well as improve the local character by providing a paved parking area that will help keep streets in the area cleaner as well as adding a 6' green space between the parking lot and the property line. These improvements will allow improved drainage, usage, and appearance of the property and properties in the locality. ## Site Plan and Traffic Advisory Review Committee 1. 4. ## Meeting Date:01/13/2026 ## Title ## CYV02-26 Request of KJ2 Properties for a variance from Chapter 10, Article VIII, Division 1, Sec.10-1059 of the Mankato City Code to increase the number of units in a building from 4 to 5 in the Shoreland District. The property is described as Lots 17-22 Block 5 Groh Farm Subdivision (3120, 3122, 3124, 3126, 3130, 3132, 3134, 3136, 3200, 3202, 3204, 3206, 3210, 3212, 3214, 3216, 3220, 3222, 3224, 3226, 3230, 3232 Bassett Drive and 1120, 1124 Fraser Lane). ## Applicant The applicant is KJ2 Properties. ## Request The request seeks a variance from ## Chapter 10, Article VIII, Division 1, ## Sec.10-1059 of the Mankato City Code to increase the number of units in a building from 4 to 5 in the Shoreland District. ## Location The property is described as Lots 17-22 Block 5 Groh Farm Subdivision, and the current addresses associated with the subject development area are 3120, 3122, 3124, 3126, 3130, 3132, 3134, 3136, 3200, 3202, 3204, 3206, 3210, 3212, 3214, 3216, 3220, 3222, 3224, 3226, 3230, 3232 Bassett Drive and 1120, 1124 Fraser Lane. ## Existing Land Use The properties are currently vacant lots. ## Zoning The property is zoned R-3, Limited Multiple Family Dwelling district. ## Environmentally Sensitive Areas The subject property is located in the Shoreland district as a result of its distance from the adjacent public water wetland. ## Review KJ2 Properties is requesting a variance from ## Chapter 10, Article VIII, Division 1, ## Sec.10-1059 of the Mankato City Code to increase the number of units in a building from 4 to 5 in the Shoreland District. The property is described as Lots 17-22 Block 5 Groh Farm Subdivision, and the subject parcels are currently addressed as 3120, 3122, 3124, 3126, 3130, 3132, 3134, 3136, 3200, 3202, 3204, 3206, 3210, 3212, 3214, 3216, 3220, 3222, 3224, 3226, 3230, 3232 Bassett Drive and 1120, 1124 Fraser Lane. The property is currently platted as Common Interest Community (CIC) Number 121, which places 4 units on each of the subject underlying lots that were platted with the Groh Farms Subdivision. The applicant desires to increase the number of units allowed on these subject lots from 4 to 5 per building, which will involve dissolution of the current CIC plat. Because the subject property is located in the Shoreland District, a variance is necessary to make this change. ## Attachments ## General Location Map ## Aerial Plan ## Site Plan Current CIC plat for the parcels This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % ## Date: December 2025 Author : ## General Location Map 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 ## BP: 0+00.00 ## EP: 13+00.00 ## H ## H ## H ## BASSETT DRIVE ## EVERGREEN DRIVE ## FRASER LANE ## NOBLE DRIVE ## DOUGLAS DRIVE ## WEST LINE OF NE 1/4 ## SECTION 14-108-26 ## BALSAM DRIVE ## EVERGREEN DRIVE ## 25' FRONT YARD SETBACK 25.0' 25.0' 55.0' 35.0' 58.0' 48.3' 48.3' 48.3' ## REAR YARD SETBACK (25% LOT DEPTH) ## REAR YARD SETBACK (25% LOT DEPTH) ## 25' FRONT YARD SETBACK ## 25' FRONT YARD SETBACK ## 25' FRONT YARD SETBACK ## BASSETT DRIVE 55.0' 55.0' 55.0' 55.0' 95.0' 58.0' 58.0' H:\COMPLECO_PR\25X141926000\CAD\C3D\141926V_CON_1.dwg 12/23/2025 1:05:33 PM ## R ## Groh Farm Row HomesMankato, Minnesota ## Concept Plan December, 2025 ## R ## SCALE IN FEET 0 50 100 ## 33 FOOT CARTWAY WITH ## 1/2 INTEREST TO PARTIES ## ON BOTH SIDES ## BASSETT DRIVE ## EVERGREEN DRIVE ## FRASER LANE ## WEST LINE OF NE 1/4 ## SECTION 14-108-26 ## BALSAM ## DRIVE ## EVERGREEN ## DRIVE 60.00 60.00 60.00 33.00 33.00 80.00 80.00 80.00 60.00 33.00 33.00 ## UNIT 3102 ## 4,205 SQFT ## UNIT 3106 ## 4,205 SQFT ## UNIT 3100 ## 4,205 SQFT ## UNIT 3104 ## 4,205 SQFT ## UNIT 3112 ## UNIT 3116 ## UNIT 3110 ## UNIT 3114 ## COMMON ELEMENT A ## COMMON ELEMENT A ## LCE TO ## UNIT 3102 ## 26 X 48 ## LCE TO ## UNIT 3100 ## 26 X 48 ## 20' BIT. DRIVEWAY - MBB - LCE TO ## UNITS 3114 & 3116 ## 20' BIT. DRIVEWAY - MBB - LCE TO ## UNITS 3104, 3106, 3112, & 3110 ## 4,205 SQFT ## 4,205 SQFT ## 4,205 SQFT ## 4,205 SQFT 10 5 10 10 34.0 34.0 ## S 89°50'53" W 330.09 ## S 00°29'39" E 193.00 ## N 89°50'53" E 328.94 ## N 00°09'07" W 193.00 ## N 58°17'59" E 55.03 ## S 00°09'07" E 70.04 ## S 00°09'07" E 70.04 ## N 89°50'53" E 60.04 ## N 89°50'53" E 60.04 ## N 00°09'07" W 70.04 ## N 00°09'07" W 70.04 ## S 89°50'53" W 60.04 ## S 89°50'53" W 60.04 ## N 00°09'07" W 70.04 ## N 00°09'07" W 70.04 ## N 89°50'53" E 60.04 ## N 89°50'53" E 60.04 ## S 00°09'07" E 70.04 ## S 00°09'07" E 70.04 ## N 89°50'53" E 60.04 ## N 89°50'53" E 60.04 ## N 00°09'07" W 70.04 ## N 00°09'07" W 70.04 ## S 89°50'53" W 60.04 ## S 89°50'53" W 60.04 ## N 89°50'53" E 60.04 ## N 89°50'53" E 60.04 ## S 00°09'07" E 70.04 ## S 00°09'07" E 70.04 27.92 ## N 89°50'53" E ## 14' X 135' DRIVEWAY EASEMENT ## AS PER DOCUMENT NO. ______________ ## FIELD BOOK:JOB NUMBER:DRAWN BY: ## BOLTON & MENK, INC. ## THIS PLAT PREPARED BY ## OFFICIAL PLAT COPY ## COMMON INTEREST COMMUNITY NUMBER 121 ## H:\ECHOPITH_PR\25X141566000\CAD\C3D\141566V_CIC PLAT.dwg 12/18/2025 1:01 PM ## R ## SCALE IN FEET 050100 ## ECHO PINES TOWNHOMES ## A PLANNED COMMUNITY ## ORIENTATION OF BEARING SYSTEM BASED ## ON THE PLAT OF GROH FARM SUBDIVISION. ## UTILITY EASEMENTS SHOWN AS PER THE ## PLAT OF GROH FARM SUBDIVISION. ## THE LOWER BOUNDARY OF EACH UNIT ## IS ELEVATION 990.0 (CITY DATUM) ## THE UPPER BOUNDARY OF EACH UNIT ## IS ELEVATION 1050.0 (CITY DATUM) This Common Interest Community Plat is part of the First Amended ## Declaration recorded as Document No._______________________ On this _____ day of ____________________ , 2025 _________________________________ ## County Recorder ## SURVEYORS CERTIFICATE I, Michael M. Eichers, do hereby certify that the work was undertaken by or reviewed and approved by me for this CIC Plat of Common Interest Community Number 121, a Planned Community, Echo Pines Townhomes, First Amended Common Interest Community Plat, being located upon: Units 3100, 3102, 3104, 3106, 3110, 3112, 3114, 3116, and part of Common Element A located on the underlying Lots 23, & 24, Block 5, Groh Farm Subdivision, according to the plats thereof on file and of record with the Blue Earth County Recorder. Containing 1.46 acres. fully and accurately depicts all information required by Minnesota Statutes, Section 515B.2-1101(c). Dated this ________ day of _________________________, 2025. _____________________________________ ## Michael M. Eichers, Land Surveyor ## Minnesota License No. 46564 ## State of Minnesota ## County of Blue Earth The foregoing instrument was acknowledged before me this ____ day of _______________ , 2025, by Michael M. Eichers, a Licensed Land Surveyor. _____________________________________ ## Nathan P Myhra, Notary Public ## Notary Public-Minnesota ## My Commission Expires Jan. 31, 2028 ## LEGEND ## 3/4" IRON PIPE MONUMENT SET ## MARKED BY LIC. NO. 46564 ## MONUMENT FOUND ## BIT. DR. ## MBB ## L.C.E. 100 ## INDICATES ## INDICATES ## BITUMINOUS DRIVEWAY ## LIMITED COMMON ELEMENT ## INDICATESMUST BE BUILT ## LEGEND ## POINT OF TANGENCY ## POINT OF CURVATURE ## INDICATES ## INDICATES ## PT ## PC ## BLUE EARTH COUNTY PROPERTY AND ENVIRONMENTAL RESOURCES I hereby certify that there are no delinquent taxes and/or delinquent special assessments, that the current year's taxes have been paid and that the transfer has been entered on the land described herein on the ______ day of _________________ , 2025. _____________________________________ ## Blue Earth County Property and ## Environmental Resources Director ## FIRST AMENDED COMMON INTEREST COMMUNITY PLAT ## Site Plan and Traffic Advisory Review Committee 1. 5. ## Meeting Date:01/13/2026 ## Title ## CYV03-26 Request of APX Construction for a variance from Chapter 10, Article X, Division 2, Sec.10-1500 Letter e of the Mankato City Code to reduce the required setback from a wetland from 16.5 feet to 5 feet for the purpose of constructing a sidewalk. The property is described as South Victory Drive adjacent Lot 1, Block 1 Evenson Subdivision (905 S. Victory Drive). ## Applicant The applicant is APX Construction Group. ## Request The applicant is seeking a variance to reduce the setback from a wetland from 16.5 feet to 5 feet for the purpose of constructing a sidewalk in the area between Victory Drive and the wetland next to Evenson Subdivision. The proposed sidewalk is 5 feet wide and will provide a connection from the proposed apartment complex to the sidewalks on Stadium Road. ## Location The property is located at 905/909 S. Victory Dr. The proposed sidewalk is planned along the west side of the property along Victory Dr. ## Existing Land Use The property is currently vacant. Development is planned to start in January 2026. ## Zoning The property is zoned B-3, Highway Business District. ## Environmentally Sensitive Areas There are areas on the site that have delineated wetlands. ## Public Utilities Property will be served by public utilities once development begins. ## City Code The Mankato City Code related to Subdivision and Development Regulations (Platting) can be found in Chapter 10, Article XII, as linked here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL ## Review APX Construction Group is requesting a variance to reduce the setback from a wetland from 16.5 feet to 5 feet for the purpose of constructing a sidewalk in the area between Victory Drive and the wetland next to Evenson Subdivison. The proposed sidewalk is 5 feet wide and will provide a connection from the proposed apartment complex to the sidewalks on Stadium Road. The subject property is located at 905/909 S. Victory Dr. at the roundabout of Victory Dr. and Stadium Rd. The project was reviewed last year and approved for development by City Council. ## Attachments ## General Location Map ## Aerial Plan ## Site Plan ## Civil Plans ## Variance Responses This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % Date: Se ptember 2025 Author : ## General Location Map This inf or ma ti o n is to be us ed f o r re fe re nce purpo se s o nly . The City o f Ma nka to do es no t gua rante e ac cura cy o f the ma ter ia l c o nta ine d he rei n a nd is no t res pons ible f o r mi sus e o r mis inte rpreta tio n. % Date: Se ptember 2025 Author : ## Aerial Map ## N36° 49' 56"E 144.78 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## FL982.18 ## RIM988.28 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 990 994 984 ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 993 990 989 991 989 993 994 993 994 995 996 994 992 990 988 989 992 994 994 997 1 2 3 4 5 6 7 8 10 9 11 12 13 ## FL987.50 ## 22LF 24" RCP @9.4% ## FL989.58 ## 78LF 21" RCP @0.3% ## FL989.81 ## 120LF 18" RCP @0.3% ## FL989.94 ## 36LF 15" RCP @0.5% ## FL990.12 ## 117LF 12" RCP @1.00% ## FL991.27 ## 63LF 15" RCP @0.5% ## FL990.25 ## 37LF 12" RCP @1.0% ## FL990.62 ## 20LF 12" RCP @3.4% ## FL990.00 ## FL989.32 ## 24LF 15" RCP @0.0% ## FL987.00 ## FL983.30 ## FL983.50 ## 49LF 30" RCP @5.4% 995 994 994 996 995 994 ## 58LF 8" PVC SDR 35 @1.5% ## FL981± ## FL981.6± ## RIM994.0 ## 90LF 8" PVC SDR 35 @1.0% ## FL983.29± ## RIM993.7 ## 211LF 8" PVC SDR 35 @1.0% ## FL988.77 ## 365LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## 46LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## 40LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## A ## B ## C 98.50 95.75 97.00 94.00 93.30 94.00 95.00 96.00 95.50 96.00 96.50 96.50 96.50 96.50 96.50 95.00 96.00 94.50 93.00 93.50 94.25 94.75 94.25 94.75 94.25 94.75 94.25 94.75 96.50 99.00 96.25 94.75 95.50 96.35 96.35 96.00 95.00 95.50 95.75 95.50 96.00 93.75 93.75 94.25 93.50 94.00 93.50 93.40 93.00 94.00 93.85 94.25 93.80 94.30 94.50 94.50 95.00 94.50 96.50 98.00 996 990 994 993 992 991 990 993 991 989 990 991 989 ## L=203.38 ## R=388.00 ## 287LF 8" SCHED. 40 PVC @0.2% ## FL992.00 ## 225LF 8" PERF. PVC UNDERDRAIN @0.1% ## 78LF 8" PERF. PVC UNDERDRAIN @0.1% ## 57LF 8" PERF. PVC UNDERDRAIN @0.1% ## 39LF 8" PERF. PVC UNDERDRAIN @0.1% ## 22LF 8" PERF. PVC UNDERDRAIN @0.1% 998 999 1000 996 997 996 999 ## 250LF 8" SCHED. 40 PVC @0.2% ## FL990.00 987 989 991 94.45 ## TRASH ## ENCLOSURE ## CB=N85°25'04"ECB=N85°25'04"E ## GRADING PLAN ## C5 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## CE ## = ROCK CONSTRUCTION ENTRANCE ## = INLET PROTECTION-TYP. AT ALL DOWNGRADIENT INLETS ## IP ## = WOOD CHIP BIO-ROLL/SILT SOCK ## SWPPP LEGEND ## QUANTITY ## 1 EA ## 9 EA ## = HYDRO-SEED TYPE LAWN OVER 6" MIN. BLACK DIRT TOPSOIL ## CW ## = DESIGNATED CONCRETE WASHOUT AREA ## 1 EA ## 1 ACRE ## (TYP. TO ALL NON-PAVED DISTURBED AREAS WITHIN SITE) ## = SILT FENCE-FOR PERIMETER CONTROL ## 1400 LF ## = CL. III RIPRAP ENERGY DISSIPATION-PLACE WITHIN 24 HOURS ## 25 CY ## = RUNOFF FLOW DIRECTION ## = DRAINAGE AREA BOUNDARY ## PG ## = DESIGNATED POLLUTANT GENERATING AREA ## 1 EA ## ONSITE SOILS=SILTY CLAY, KLOSSNER MUCK PER NRCS SOIL SURVEY ## SL ## = DESIGNATED STEEP SLOPE AREA (4:1 OR GREATER) ## F&I CATEGORY 3 BLANKET ON ALL 4:1 OR STEEPER SLOPES ## 1300 SY ## RR ## PROPOSED PAVEMENT/GUTTER ELEVATION (NGVD LESS 900) TYP. ## EXISTING ELEVATION CONTOUR TYP. ## PROPOSED ELEVATION CONTOUR TYP. 1"=25' ## MANKATO ## APARTMENTS ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## CE ## RR ## RR ## RR ## SL ## PROPOSED SILT FENCE TYP. ## F&I EMERFENCY OVERFLOW (EOF) AT THIS LOCATION AT ELEV. 1192.00 -INSTALL 10'X12'X12" ## THICK RIPRAP OVERFLOW WITH CL. III RIPRAP OVER GEO-FABRIC ## REMOVE EXISTING ACCESS ROAD & CULVERT-GRADE TO MATCH EXISTING ROAD SLOPES 9/20/2025 ## PROPOSED FILTRATION BASIN-SEE BASIN DETAILS FOR SAND MEDIA ## AND SEEDING REQUIREMENTS 25'-0" Proposed 5'-0" concrete sidewalk ## TITLE SHEET ## C1 =Bituminous Surface =Concrete Surface =Gravel Surface ## LEGEND ## ST ## = Line Elevation ## = Rim Elevation ## FL1262.34 ## RM1270.89 ## = Spot Elevation 1271.23 1272 ## = Existing Elevation Contour Line ## S ## W ## = Gas Main Valve ## GV ## D ## Y ## WV ## H ## = Water Main Valve = Fire hydrant ## = Power Pole ## = Guy Anchor ## = Light Pole ## = Telephone Pedestal = Bollards ## = Gate Post ## X ## W ## S ## ST ## G ## UT ## OT ## UE ## OE ## = Chain Link Fence ## = Overhead Electric ## = Underground Electric ## = Overhead Telephone ## = Underground Telephone ## = Gas Main ## = Storm Sewer ## = Sanitary Sewer ## = Water Main = Manholes ## = Catch Basin =Iron stake monument-Found = 5/8"Ø X 16" iron stake monument ## FO= Fiber-Optics ## T ## = Fiber-Optics Box ## F ## = Gas Meter ## G ## = Electric Meter ## E = Culvert ## C = Cleanout ## FS ## = Fire Sprinkler = Sign = Sign-Handicap ## = Control Access ## = Light Tower ## = Silt Fence = Furnish & InstallF&I ## PROJECT LOCATION ## MANKATO APARTMENTS ## MANKATO, MN ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: 9/20/2025 bjj ## CD ## MANKATO ## APARTMENTS 27.00 ## T28.0 ## B24.0 ## =Proposed Pavement Elevation ## =Proposed Top/Bottom of Retaining Wall Elevation 1272 ## = Propsoed Elevation Contour Line ## BENCHMARK 1 Top head of spike in power pole at southeast corner of property. Elevation = 1001.49 ## BASIS OF BEARING SYSTEM All bearings are based upon the MnDot Blue Earth County Coordinate ## System Nad 83 (96) Harn Adjustment Grid 25-188 ## N86° 42' 10"E 170.93 ## N36° 49' 56"E 144.78 ## S74° 23' 17"E 229.24 ## RIM990.84 ## FL979.74 ## FL956.34 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## FL982.18 ## RIM988.28 ## FL983.28 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 986 988 990 990 988 994 987 984 ## STADIUM DRIVE ## VICTORY DRIVE 993 990 989 993 994 995 996 988 989 991 990 992 993 994 993 992 991 25.05 229.24 526.47 183.48 ## S53°58'00"W 86.95 ## S70°24'06"W 25.00 25.05 229.24 526.47 183.48 ## (P)144.78 ## L=203.38 ## R=388.00 ## Δ=30°01'57" ## CD=201.06 ## CB=S85°25'04"W 998 999 1000 996 997 996 999 ## CD=201.06 ## CB=N85°25'04"E ## Δ=30°01'57" ## R=388.00 ## L=203.38 ## CD=201.06 ## CB=N85°25'04"E ## Δ=30°01'57" ## R=388.00 ## L=203.38 992 991 994 ## EXISTING ## CONDITIONS ## C2 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## PROPERTY LINE TYP. ## EXISTING GROUND SPOT ELEVATION TYP. ## EXISTING ELEVATION CONTOUR TYP. ## MANKATO ## APARTMENTS 1"=30' ## EDGE OF TREES TYP. ## WETLAND DELINEATION LINE TYP. ## 16.5' WETLAND BUFFER LINE TYP. ## REMOVE EXISTING CONCRETE SLABS & WALKS AS REQUIRED FOR CONSTRUCTION TYP. 25-188 ## REMOVE OR SALVAGE EXISTING GRAVEL SURFACING ## EXISTING SEWER/WATER SERVICES-FIELD VERIFY LOCATION ## REMOVE EXISTING DRIVEWAY APPROACH-GRADE TO MATCH EXISTING DITCH SLOPES ## SEE GRADING PLAN-REMOVE EXISTING DRIVEWAY CULVERT 9/20/2025 ## WEST WETLAND ## EAST WETLAND ## N86° 42' 10"E 170.93 ## N36° 49' 56"E 144.78 ## S74° 23' 17"E 229.24 ## RIM990.84 ## FL979.74 ## FL956.34 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## FL982.18 ## RIM988.28 ## FL983.28 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 986 988 990 990 988 994 987 984 ## STADIUM DRIVE ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 993 990 989 993 994 995 996 988 989 ## 58LF 8" PVC SDR 35 @2.0% ## FL981± ## FL982.0± ## RIM994.0 ## 45LF 8" PVC SDR 35 @2.0% ## FL983.29± ## FL983.1± ## 270LF 8" PVC SDR 35 @1.0% ## FL988.77 ## 380LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## 46LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## 20LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## A ## B ## C 991 990 992 993 994 993 992 991 ## (P)144.78 ## L=203.38 ## R=388.00 ## Δ=30°01'57" ## CD=201.06 ## CB=S85°25'04"W 998 999 1000 996 997 996 999 ## TRASH ## ENCLOSURE ## CD=201.06 ## CB=N85°25'04"E ## Δ=30°01'57" ## R=388.00 ## L=203.38 ## CD=201.06 ## CB=N85°25'04"E ## Δ=30°01'57" ## R=388.00 ## L=203.38 ## D ## RIM993.7 ## FL988.5± ## 218LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## RIM992.0 992 991 994 ## HARDSCAPE ## PLAN ## C3 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## F&I LATEX PAVEMENT STRIPING/MESSAGES TYP. ## NEW CONCRETE B618 CURB & GUTTER TYP. 1"=30' ## MANKATO ## APARTMENTS ## F&I THICKENED EDGE WALK ALONG BUILDING EXCEPT AT ADA STALLS TYP. ## SEE THICKENED EDGE WALK DETAIL AND RAISED PAVEMENT DETAIL ## F&I CONCRETE PAVEMENT SECTION WITHIN TRASH ENCLOSURE TYP. ## F&I (2) R3-2 NO LEFT TURN SIGNS ## PER MUTCD MANUAL ## F&I CURB CUT FOR POND MAINTENANCE ACCESS 9/20/2025 ## BUILDING SETBACK LINE TYP. ## PROPOSED DUMPSTER ENCLOSURE LOCATION-SEE ARCHITECTURAL ## CONNECT NEW SIDEWALK TO EXISTING TYP. ## F&I NEW SIDEWALK (2% CROSS SLOPE) ALONG VICTORY DR. WITH 4' BOULEVARD (5% CROSS SLOPE) TYP. ## F&I B624 CURB & GUTTER ALONG EDGE OF VICTORY DRIVE ALONG NEW SIDEWALK ## SAWCUT & REMOVE EXISTING BITUMINOUS SHOULDER FULL DEPTH AND WIDTH. SAWCUT FULL DEPTH AT ## MATCH POINTS AND PATCH SHOULDER WITH SAME EXISTING BITUMINOUS SECTION. ## NEW SHOULDER TO HAVE CROSS SLOPE OF 5%. SEE GRADING PLAN AND SIDEWALK DETAIL ## PARKING CALCULATION: ## PARKING REQUIRED: 1-1/2 STALLS PER DWELLING UNIT ## PARKING REQUIRED: 1-1/2 STALLS* 82 DWELLING UNITS = 123 STALLS ## PARKING STALLS PROVIDED: 154 ## N36° 49' 56"E 144.78 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 1 2 3 4 5 6 7 8 10 9 11 12 13 ## FL988.33 ## 22LF 24" RCP @5.6% ## FL989.58 ## 78LF 21" RCP @0.3% ## FL989.81 ## 120LF 18" RCP @0.3% ## FL989.94 ## 36LF 15" RCP @0.5% ## FL990.12 ## 117LF 12" RCP @1.00% ## FL991.27 ## 63LF 15" RCP @0.5% ## FL990.25 ## 37LF 12" RCP @1.0% ## FL990.62 ## 20LF 12" RCP @3.4% ## FL990.00 ## FL989.32 ## 24LF 15" RCP @0.0% ## FL987.00 ## FL983.30 ## FL983.50 ## 49LF 30" RCP @5.4% ## 58LF 8" PVC SDR 35 @2.0% ## FL981± ## FL982.0± ## RIM994.0 ## 45LF 8" PVC SDR 35 @2.0% ## FL983.29± ## FL983.1± ## 270LF 8" PVC SDR 35 @1.0% ## FL988.77 ## 380LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## 46LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## 20LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## A ## B ## C ## L=203.38 ## R=388.00 ## 287LF 8" SCHED. 40 PVC @0.2% ## FL992.00 ## 225LF 8" PERF. PVC UNDERDRAIN @0.1% ## 78LF 8" PERF. PVC UNDERDRAIN @0.1% ## 57LF 8" PERF. PVC UNDERDRAIN @0.1% ## 39LF 8" PERF. PVC UNDERDRAIN @0.1% ## 22LF 8" PERF. PVC UNDERDRAIN @0.1% ## 250LF 8" SCHED. 40 PVC @0.2% ## FL990.00 ## TRASH ## ENCLOSURE ## CB=N85°25'04"ECB=N85°25'04"E ## D ## RIM993.7 ## FL988.5± ## 218LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## RIM992.0 ## UTILITY PLAN ## C4 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## F&I LATEX PAVEMENT STRIPING/MESSAGES TYP. ## NEW CONCRETE B618 CURB & GUTTER TYP. ## F&I STORM SEWER PIPING AND STRUCTURE TYP.-SEE STRUCTURE SCHEDULE FOR MORE INFO. 1"=25' ## FILTRATION BASIN SUMMARY ## TOTAL IMPERVIOUSE SURFACE=2.5 ACRES ## 1.1" WQV VOLUME REQUIRED: 0.2 AC.-FT. ## WQV VOLUME PROVIDED: 0.2 AC.-FT. ## WQV ELEVATION=988.33 ## DISCHARGE RATE AT WQV: 1.87 CFS ## DISCHARGE RATES (CFS): ## 2 YEAR ## 10 YEAR ## 100 YEAR ## PRE-DEVELOPMENT 15.19 27.26 52.57 ## POST-DEVELOPMENT 4.26 11.51 37.77 ## BASIN 100 YR. HWL=990.44 ## MANKATO ## APARTMENTS ## F&I THICKENED EDGE WALK ALONG BUILDING EXCEPT AT ADA STALLS TYP. ## SEE THICKENED EDGE WALK DETAIL AND RAISED PAVEMENT DETAIL ## F&I CONCRETE PAVEMENT SECTION WITHIN TRASH ENCLOSURE TYP. ## CONNECT TO EXISTING WATERMAIN-F&I 8X8 TEE, 45° BEND, (3) 8" GATE VALVES. F&I 8" WMN TO BLDGS. ## F&I 8" GATE VALVE AT CONNECTION TO MAIN & AT EACH BRANCH TO BLDG. ## F&I (2) 8X6 TEES, 6" GATE VALVES, HYDRANT LEGS AND 6" HYDRANTS ## CONNECT TO EXISTING SANITARY-F&I MANHOLES AS SHOWN-SEE STRUCTURE SCHEDULE ## F&I 8" 45° BEND ## TOP OF BERM=992.00 ## EOF=991.00 ## F&I 287LF 8" SCHED. 40 PVC @0.2%. CONNECT ROOF DRAIN DOWNSPOUTS TO ## TO PVC AND OUTLET INTO PROPOSED POND. F&I AIR BREAKS BETWEEN RISERS 9/20/2025 ## F&I 287LF 8" SCHED. 40 PVC @0.2%. CONNECT ROOF DRAIN DOWNSPOUTS TO ## TO PVC AND OUTLET INTO PROPOSED POND. F&I AIR BREAKS BETWEEN RISERS & DOWNSPOUTS TYP. ## & DOWNSPOUTS TYP. ## CONNECT TO EXISTING SANITARY & INSTALL NEW MANHOLES AS SHOWN-SEE STRUCTURE SCHEDULE. ## IF EXISTING MANHOLE EXISTS AT SANITARY CONNECTION-INSTALL 8" CORE DRILL & RUBBER BOOT. ## NEW CONCRETE B618 CURB & GUTTER TYP. ## LOCATING WIRES SHALL BE INSTALLED ON ALL NON-CONDUCTIVE SANITARY, STORM AND WATER LINES ## IN ACCORDANCE WITH THE MN RURAL WATER ASSOCIATION TRACER WIRE GUIDE & DETAILS. ## N36° 49' 56"E 144.78 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## FL982.18 ## RIM988.28 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 990 994 984 ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 993 990 989 991 989 992 993 993 994 995 996 994 992 990 988 989 992 994 994 997 1 2 3 4 5 6 7 8 10 9 11 12 13 ## FL988.33 ## 22LF 24" RCP @5.6% ## FL989.58 ## 78LF 21" RCP @0.3% ## FL989.81 ## 120LF 18" RCP @0.3% ## FL989.94 ## 36LF 15" RCP @0.5% ## FL990.12 ## 117LF 12" RCP @1.00% ## FL991.27 ## 63LF 15" RCP @0.5% ## FL990.25 ## 37LF 12" RCP @1.0% ## FL990.62 ## 20LF 12" RCP @3.4% ## FL990.00 ## FL989.32 ## 24LF 15" RCP @0.0% ## FL987.00 ## FL983.30 ## FL983.50 ## 49LF 30" RCP @5.4% 995 994 994 996 995 994 ## 58LF 8" PVC SDR 35 @2.0% ## FL981± ## FL982.0± ## RIM994.0 ## 45LF 8" PVC SDR 35 @2.0% ## FL983.29± ## FL983.1± ## 270LF 8" PVC SDR 35 @1.0% ## FL988.77 ## 380LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## 46LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## 20LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## A ## B ## C 98.50 95.75 97.00 94.00 93.30 94.00 95.00 96.00 95.50 96.00 96.50 96.50 96.50 96.50 96.50 95.00 96.00 94.50 93.00 93.50 94.25 94.75 94.25 94.75 94.25 94.75 94.25 94.75 96.50 99.00 96.25 94.75 95.50 96.35 96.35 96.00 95.00 95.50 95.75 95.50 96.00 93.75 93.75 94.25 93.50 94.00 93.50 93.40 93.00 94.00 93.85 94.25 93.80 94.30 94.50 94.50 95.00 94.50 96.50 98.00 996 990 994 993 992 991 993 991 989 990 991 989 ## L=203.38 ## R=388.00 ## 287LF 8" SCHED. 40 PVC @0.2% ## FL992.00 ## 225LF 8" PERF. PVC UNDERDRAIN @0.1% ## 78LF 8" PERF. PVC UNDERDRAIN @0.1% ## 57LF 8" PERF. PVC UNDERDRAIN @0.1% ## 39LF 8" PERF. PVC UNDERDRAIN @0.1% ## 22LF 8" PERF. PVC UNDERDRAIN @0.1% 998 999 1000 996 997 996 999 ## 250LF 8" SCHED. 40 PVC @0.2% ## FL990.00 987 989 991 94.45 ## TRASH ## ENCLOSURE ## CB=N85°25'04"ECB=N85°25'04"E ## D ## RIM993.7 ## FL988.5± ## 218LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## RIM992.0 5% 5% 5% 5% 2% 2% 2% 2% 2% 2% 5% 5% 5% 5% ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" 992 991 5% 994 ## GRADING PLAN ## C5 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## CE ## = ROCK CONSTRUCTION ENTRANCE ## = INLET PROTECTION-TYP. AT ALL DOWNGRADIENT INLETS ## IP ## = WOOD CHIP BIO-ROLL/SILT SOCK ## SWPPP LEGEND ## QUANTITY ## 1 EA ## 9 EA ## = HYDRO-SEED TYPE LAWN OVER 6" MIN. BLACK DIRT TOPSOIL ## CW ## = DESIGNATED CONCRETE WASHOUT AREA ## 1 EA ## 1 ACRE ## (TYP. TO ALL NON-PAVED DISTURBED AREAS WITHIN SITE) ## = SILT FENCE-FOR PERIMETER CONTROL ## 1400 LF ## = CL. III RIPRAP ENERGY DISSIPATION-PLACE WITHIN 24 HOURS ## 25 CY ## = RUNOFF FLOW DIRECTION ## = DRAINAGE AREA BOUNDARY ## PG ## = DESIGNATED POLLUTANT GENERATING AREA ## 1 EA ## ONSITE SOILS=SILTY CLAY, KLOSSNER MUCK PER NRCS SOIL SURVEY ## SL ## = DESIGNATED STEEP SLOPE AREA (4:1 OR GREATER) ## F&I CATEGORY 3 BLANKET ON ALL 4:1 OR STEEPER SLOPES ## 1300 SY ## RR ## PROPOSED PAVEMENT/GUTTER ELEVATION (NGVD LESS 900) TYP. ## EXISTING ELEVATION CONTOUR TYP. ## PROPOSED ELEVATION CONTOUR TYP. 1"=25' ## MANKATO ## APARTMENTS ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## CE ## RR ## RR ## RR ## SL ## PROPOSED SILT FENCE (DOUBLE LINE ADJACENT TO ALL WETLANDS) TYP. ## F&I EMERFENCY OVERFLOW (EOF) AT THIS LOCATION AT ELEV. 1192.00 -INSTALL 10'X12'X12" ## THICK RIPRAP OVERFLOW WITH CL. III RIPRAP OVER GEO-FABRIC ## REMOVE EXISTING ACCESS ROAD & CULVERT-GRADE TO MATCH EXISTING ROAD SLOPES 9/20/2025 ## PROPOSED FILTRATION BASIN-SEE BASIN DETAILS FOR SAND MEDIA ## AND SEEDING REQUIREMENTS ## SL ## SL ## N36° 49' 56"E 144.78 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 ## FL982.18 ## RIM988.28 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 990 994 984 ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 993 990 989 991 989 992 993 993 994 995 996 994 992 990 988 989 992 994 994 997 1 2 3 4 5 6 7 8 10 9 11 12 13 ## FL988.33 ## 22LF 24" RCP @5.6% ## FL989.58 ## 78LF 21" RCP @0.3% ## FL989.81 ## 120LF 18" RCP @0.3% ## FL989.94 ## 36LF 15" RCP @0.5% ## FL990.12 ## 117LF 12" RCP @1.00% ## FL991.27 ## 63LF 15" RCP @0.5% ## FL990.25 ## 37LF 12" RCP @1.0% ## FL990.62 ## 20LF 12" RCP @3.4% ## FL990.00 ## FL989.32 ## 24LF 15" RCP @0.0% ## FL987.00 ## FL983.30 ## FL983.50 ## 49LF 30" RCP @5.4% 995 994 994 996 995 994 ## 58LF 8" PVC SDR 35 @2.0% ## FL981± ## FL982.0± ## RIM994.0 ## 45LF 8" PVC SDR 35 @2.0% ## FL983.29± ## FL983.1± ## 270LF 8" PVC SDR 35 @1.0% ## FL988.77 ## 380LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## 46LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## 20LF 6" C-900 PVC ## SDR 18 @ 7' DEPTH ## A ## B ## C 98.50 95.75 97.00 94.00 93.30 94.00 95.00 96.00 95.50 96.00 96.50 96.50 96.50 96.50 96.50 95.00 96.00 94.50 93.00 93.50 94.25 94.75 94.25 94.75 94.25 94.75 94.25 94.75 96.50 99.00 96.25 94.75 95.50 96.35 96.35 96.00 95.00 95.50 95.75 95.50 96.00 93.75 93.75 94.25 93.50 94.00 93.50 93.40 93.00 94.00 93.85 94.25 93.80 94.30 94.50 94.50 95.00 94.50 96.50 98.00 996 990 994 993 992 991 993 991 989 990 991 989 ## L=203.38 ## R=388.00 ## 287LF 8" SCHED. 40 PVC @0.2% ## FL992.00 ## 225LF 8" PERF. PVC UNDERDRAIN @0.1% ## 78LF 8" PERF. PVC UNDERDRAIN @0.1% ## 57LF 8" PERF. PVC UNDERDRAIN @0.1% ## 39LF 8" PERF. PVC UNDERDRAIN @0.1% ## 22LF 8" PERF. PVC UNDERDRAIN @0.1% 998 999 1000 996 997 996 999 ## 250LF 8" SCHED. 40 PVC @0.2% ## FL990.00 987 989 991 94.45 ## TRASH ## ENCLOSURE ## CB=N85°25'04"ECB=N85°25'04"E ## D ## RIM993.7 ## FL988.5± ## 218LF 8" C-900 PVC SDR 18 @ 7' DEPTH ## RIM992.0 5% 5% 5% 5% 2% 2% 2% 2% 2% 2% 5% 5% 5% 5% ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "ACCEPT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" ## "REJECT CURB" 992 991 5% ## GRADING PLAN ## C5 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## CE ## = ROCK CONSTRUCTION ENTRANCE ## = INLET PROTECTION-TYP. AT ALL DOWNGRADIENT INLETS ## IP ## = WOOD CHIP BIO-ROLL/SILT SOCK ## SWPPP LEGEND ## QUANTITY ## 1 EA ## 9 EA ## = HYDRO-SEED TYPE LAWN OVER 6" MIN. BLACK DIRT TOPSOIL ## CW ## = DESIGNATED CONCRETE WASHOUT AREA ## 1 EA ## 1 ACRE ## (TYP. TO ALL NON-PAVED DISTURBED AREAS WITHIN SITE) ## = SILT FENCE-FOR PERIMETER CONTROL ## 1400 LF ## = CL. III RIPRAP ENERGY DISSIPATION-PLACE WITHIN 24 HOURS ## 25 CY ## = RUNOFF FLOW DIRECTION ## = DRAINAGE AREA BOUNDARY ## PG ## = DESIGNATED POLLUTANT GENERATING AREA ## 1 EA ## ONSITE SOILS=SILTY CLAY, KLOSSNER MUCK PER NRCS SOIL SURVEY ## SL ## = DESIGNATED STEEP SLOPE AREA (4:1 OR GREATER) ## F&I CATEGORY 3 BLANKET ON ALL 4:1 OR STEEPER SLOPES ## 1300 SY ## RR ## PROPOSED PAVEMENT/GUTTER ELEVATION (NGVD LESS 900) TYP. ## EXISTING ELEVATION CONTOUR TYP. ## PROPOSED ELEVATION CONTOUR TYP. 1"=25' ## MANKATO ## APARTMENTS ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## IP ## CE ## RR ## RR ## RR ## SL ## PROPOSED SILT FENCE TYP. ## F&I EMERFENCY OVERFLOW (EOF) AT THIS LOCATION AT ELEV. 1192.00 -INSTALL 10'X12'X12" ## THICK RIPRAP OVERFLOW WITH CL. III RIPRAP OVER GEO-FABRIC ## REMOVE EXISTING ACCESS ROAD & CULVERT-GRADE TO MATCH EXISTING ROAD SLOPES 9/20/2025 ## PROPOSED FILTRATION BASIN-SEE BASIN DETAILS FOR SAND MEDIA ## AND SEEDING REQUIREMENTS ## SL ## SL ## FLEXCOURT ## 20' X 50' observation bench observation bench observation bench 27'-0" 27'-0" grill grill 27'-0" ## LANDSCAPING ALONG ## BUILDING & POND END ## ALONGSIDE EXISTING CANOPY ## 50' X 50' ## DOG PARK ## EXTERIOR ## LOUNGE / GAME / ## GRILLING AREA ## EXTERIOR ## LOUNGE / GAME / ## GRILLING AREA ## LANDSCAPING TO BE ## DETERMINED .1 ## SITE AMENITY ## PLAN ## N36° 49' 56"E 144.78 ## 18" CMP ## FL987.95 ## FL988.86 ## FL982.50 ## RIM987.55 994 993 991 990 995 996 997 984 985 986 987 988 989 990 991 985 987 988 989 984 990 994 984 ## VICTORY DRIVE 62 30 23 28 11 ## FFE=996.65 ## FFE=994.90 993 990 989 991 989 992 993 993 994 995 996 994 992 990 988 989 992 994 994 997 995 994 994 996 995 994 996 990 994 993 992 991 993 991 989 990 991 989 ## L=203.38 ## R=388.00 998 999 1000 996 997 996 999 ## AREA A=1.80 ACRES ## AREA B=1.12 ACRES ## AREA C=0.66 ACRES ## AREA D=0.68 ACRES 987 989 991 ## TRASH ## ENCLOSURE ## CB=N85°25'04"ECB=N85°25'04"E 992 991 ## LANDSCAPE ## PLAN ## C6 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD 1"=25' ## MANKATO ## APARTMENTS ## LANDSCAPING NOTES ## Sec. 10-1740 PERIMETER OFF STREET PARKING LOT ## (1) SHADE TREE/ 50 LF OF FRONTAGE ## (1) EVERGREEN TREE/ 25 LF OF FRONTAGE ## =DENOTES ARBOVITAE HEDGE (4' MIN. - 8' MAX) ## PLANTING BEDS SHALL BE MULCHED WITH BARK CHIPS, ## ROCK MULCH, FEATHER ROCKS OR SIMILAR MATERIAL. ## PERIMETER LANDSCAPING & TRANSITIONAL YARDS SHALL ## CONSIST OF A COMBINATION OF GROUND COVER, SHADE ## TREES OR EVERGREEN TREES, SHRUBS AND APPROPRIATE ## SCREENING DEVICES SUCH AS DECORATIVE WALLS, FENCES OR ## BERMS. ## =DENOTES PLANTING BED W/ MULCH ## =DENOTES SHRUB ## (80% OPAQUE ALONG ALL PARKING FRONTING PREMIER DR.) ## =DENOTES EVERGREEN TREE ## =DENOTES SHADE TREE ## 80% OPAQUE ALONG ALL PARKING FRONTING STREET ## LANDSCAPING LEGEND ## =DENOTES EXISTING TREELINE ## EXISTING TREES ## EXISTING TREES ## EXISTING TREES 9/20/2025 ## 90° STALL ## HANDICAPMIN. ## 4" TYP. ## YELLOWTRAFFIC ## 20' TYP. ## MIN. 9' 9' ## VAN HANDICAP ## MIN.MIN. 9'9' ## MIN. 9' 18'18' ## VAN-ACCESSIBLE ## FINE OF UP TO $200 ## VIOLATORS SUBJECT TO A ## PARKING ## NO 90° ## DETAILS ## C7 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD 10" 2'-10" 4'-6" 3'-0" 3'-10" 5" ## BLOCKS ## ADJUSTING 10" ## FRAMED COVER WITH 3" RAD. CURB ## 1. TO BE USED WITH NEENAH R3067 ## 3. ALTERNATE CAST-IN-PLACE BASE ## CAN BE USED. ## 4. MINIMUM REINFORCING SHALL BE ## WIRE FABRIC HAVING AN AREA OF ## NOT LESS THAN 0.12 SQ. IN. PER ## FOOT IN BOTH DIRECTIONS. ## 2. PIPE CUT-OUTS TO BE LOCATED ## WHERE REQUIRED. ## BOX OR APPROVED EQUAL. ## SD-2 I.D.=5'-8" ## FOR USE WITH R3067 CASTING ## MANKATO ## APARTMENTS 9/20/2025 ## OWNER: GROWTH HOLDINGS LLC ## SWPPP IMPLEMENTATION CHAIN ## OF RESPONSIBILITY ## FOR WORK PERTAINING TO COMPLIANCE. ## EACH CONTRACTOR ON-SITE WILL DESIGNATE AN EMPLOYEE AS ITS ## PROJECT SWPPP OFFICER. A LIST OF THESE OFFICERS WITH ## CONTACT INFORMATION WILL BE AVAILABLE ON-SITE. IT WILL BE ## SOLEY THE SWPPP OFFICERS' RESPONSIBILTY TO ENSURE THAT ALL ## ON-SITE ACTIVITIES PERFORMED BY ITS COMPANY COMPLY WITH ## THE SWPPP. THE GENERAL CONTRACTOR'S SWPPP OFFICER WILL ## HAVE AUTHORITY OVER ALL SUB-CONTRACTOR'S SWPPP OFFICERS ## RESPONSIBILITY. ## COMPLIANCE. ## COMPLIANCE. ## EROSION PREVENTION PRACTICES ## SWPPP, THE OWNER WILL ASSUME ALL RESPONSIBILTY FOR ## OTHERWISE NOTED. ## OF SURFACE WATER. ## SITE BOUNDARY LINE OR WETTED PERIMETER OF DITCHES WITHIN 24 HOURS.. ## SEDIMENT CONTROL PRACTICES ## CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN: ## TO MINIMIZE EROSION. ## CONTRACTOR SHALL PHASE CONSTRUCTION, MAINTAIN VEGETATIVE ## BUFFER STRIPS, AND PROVIDE HORIZONTAL SLOPE STAKING IN ORDER ## SILT FENCE SHALL BE INSTALLED BEFORE WORK BEGINS. SILT FENCE ## LIMITS SHALL COINCIDE WITH DOWNGRADE GRADING LIMITS UNLESS ## THIS PROJECT DOES NOT HAVE EXPOSED POSITIVE SLOPES WITHIN 200' ## THE WETTED PERIMETER OF DRAINAGE SWALES WILL BE STABILIZED WITH ## WOOD FIBER BLANKETS AND/OR DITCH CHECKS WITHIN 200' OF THE ## SEDIMENT CONTROLS FOR TEMPORARY AND PERMANENT DRAINAGE ## BASINS AND DRAINAGE DITCHES THAT ARE A PART OF THIS DESIGN ## OFFICER'S FOREMAN OR DIRECT SUPERVISOR WILL ASSUME ALL ## SHOULD A SUB-CONTRACTOR FAIL TO COMPLY WITH THE SWPPP, ## THE GENERAL CONTRACTOR WILL ASSUME ALL RESPONSIBILITY FOR ## SHOULD THE GENERAL CONTRACTOR FAIL TO COMPLY WITH THE ## SHOULD A SWPPP OFFICER FAIL TO ENSURE COMPLIANCE, THAT ## CONSTRUCTION ACTIVITY INFORMATION ## PROJECT NAME: MANKATO APARTMENTS ## FACILITY IMPROVEMENT PROJECT ## PROJECT LOCATION: MANKATO, MN ## PROJECT SIZE: PARCEL SIZE: 4.25 DISTURBED ACRES ## PROJECT TYPE: RESIDENTIAL BUILDING CONSTRUCTION ## SWPPP NARRATIVE ## MAJOR SOIL TYPE: SILTY LOAM, KLOSSNER MUCK ## EXISTING - 1.26 ACRES ## RECEIVING WATERS: ## OWNER: GROWTH HOLDINGS LLC ## CITY STORM SEWER ## CUMULATIVE IMPERVIOUS SUFACE: ## POST CONSTRUCTION - 2.5 ACRES ## DIRECT DISCHARGE FROM IMPERVIOUS SURFACE: 0.2 ACRES ## DATES OF CONSTRUCTION: 2025 ## TO BE DETERMINED ## GENERAL SITE INFORMATION ## IMMEDIATELY FOLLOWING GRADING OF SLOPES OF 3:1 OR GREATER, ## SLOPES MUST BE STABILIZED WITH WOOD FIBER BLANKET (OR ## OTHER METHOD APPROVED BY THE ENGINEER) OVER APPROVED ## SEED MIXTURE AND A MINIMUM OF 4" OF TOPSOIL. ## UNDERGROUND UTILITY/GRADING CONTRACTOR: ## PARTY RESPONSIBLE FOR LONG TERM O&M: ## WITH A SLOPE OF 3:1 OR GREATER ## TO ALL LAND DISTURBING ACTIVITIES ## INLET PROTECTION AT ALL DRAIN INLETS ## SILT FENCING AROUND TEMPORARY SOIL STOCKPILES ## ROCK CONSTRUCTION SITE ENTRANCES ## REFER TO MPCA'S ## ADDITIONAL BMP'S FOR SPECIAL WATERS ## SIGNIFICANT IMPACTS TO WETLANDS ## INSPECTIONS AND MAINTAINANCE ## CONTRACTOR SHALL INSPECT AND MAINTAIN MEASURES AT ## AND SEDIMENT CONTROLS, AND INFILTRATION AREAS. ## CONTROL FOR INSPECTION LOG REQUIREMENTS. ## FLOW AND PREVENT RILLS FOR SLOPE LENGTHS GREATER THAN 75' ## SILT FENCE AT ALL DOWN GRADIENT PERIMETERS INSTALLED PRIOR ## STREET SWEEPING OF TRACKED SEDIMENT ONTO PAVED SURFACES ## SEDIMENT CONTROL PRACTICES MUST BE IN PLACE AT ALL DOWN GRADIENT ## THIS PROJECT DOES NOT INCLUDE DEWATERING OR BASIN DRAINING ## THIS PROJECT DOES NOT DISCHARGE TO SPECIAL WATERS OR HAVE ## MINIMUM ONCE EVERY (7) DAYS DURING ACTIVE CONSTRUCTION, AND ## WITHIN 24 HOURS AFTER A RAINFALL EVENT OF 0.5" IN 24 HOURS. ## INSPECTIONS WILL INCLUDE STABILIZED AREAS, EROSION PREVENTION ## COMPLIANCE GUIDE FOR EROSION AND SEDIMENT ## RECORDS RETENTION ## PROCEDURES ON-SITE. RECORDS WILL INCLUDE: ## COPY OF THE SWPPP AND ALL REVISIONS ## INSPECTION AND MAINTAINANCE RECORDS ## PERMANENT OPERATION AND MAINTAINANCE AGREEMENTS ## CALCULATIONS FOR THE DESIGN OF TEMPORARY AND ## PERMANENT STORMWATER MANAGEMENT SYSTEMS ## CONTRACTOR SHALL MAINTAIN RECORDS OF THE SEDIMENT RETENTION ## AREAS TO BE RE-VEGETATED. ## MULCHED OR SODDED WITHIN: 7 DAYS ## ALL EROSON CONTROL MEASURES SHALL REMAIN IN PLACE AND ## BE MAINTAINED IN GOOD CONDITION UNTIL THE SITE HAS BEEN ## RE-VEGETATED, AT WHICH TIME THE CONTRACTOR MAY REMOVE ## NECESSARY SILT FENCING TO CONSTRUCT ROADWAYS WHILE ## MAINTAINING ADEQUATE EROSION CONTROL IN ADJACENT AREAS. ## SUFFICIENT TOPSOIL SHALL BE STOCKPILED OR IMPORTED TO ALLOW FOR ## THE REPLACEMENT OF A MINIMUM OF 4" OF TOPSOIL FOR DISTURBED ## CONTRACTOR SHALL SCHEDULE SITE GRADING, UTILITY ## INSTALLATION, AND ROADWAY CONSTRUCTION SO THAT THE ## GENERAL SITE CAN BE MULCHED AND RE-SEEDED SOON AFTER ## DISTURBANCE. DISTURBED AREAS SHALL BE SEEDED AND ## INSPECT SILT FENCES AND BALE CHECKS AFTER EACH RAIN ## EVENT AND DAILY DURING A PROLONGED RAINFALL. IMMEDIATELY ## HEIGHT OF THE BARRIER. ## ENGINEER. ## SLOPE TREATMENT INSTALLED. ## REMOVE SEDIMENT DEPOSITS FROM SILT FENCE AND BALE ## CHECKS WHEN SEDIMENT REACHES APPROXIMATELY 1/3 THE ## BARRIERS WILL BE REPLACED WHEN THEY DECOMPOSE OR BECOME ## INEFFECTIVE BEFORE THE BARRIERS ARE NO LONGER NECESSARY. ## ANY SEDIMENT REMAINING IN-PLACE AFTER THE BARRIERS ARE ## NO LONGER NECESSARY WILL BE DRESSED TO CONFORM TO EXISTING ## AS DIRECTED BY THE ENGINEER. ## IN THOSE AREAS WHERE WOOD FIBER BLANKET OR OTHER SLOPE ## STABILIZATION METHODS HAVE FAILED, THE SLOPE SHALL BE ## RE-ESTABLISHED, SEED AND TOPSOIL REPLACED, AND ADDITIONAL ## BARRIERS WILL BE REMOVED WHEN FINAL STABILIZATION OF THE ## SLOPES HAS BEEN COMPLETED AS DETERMINED BY THE ## REPAIR FAILED OR FAILING MEASURES. ## SUPPLY. ## WATER. ## NO STORMWATER MITIGATION MEASURES WERE REQUIRED AS A ## PART OF ENVIRONMENTAL, ARCHAELOGICAL OR OTHER REQUIRED ## LOCAL, STATE, OR FEDERAL REVIEW OF THIS PROJECT. ## THIS PROJECT IS NOT LOCATED IN A KARST AREA ## NECESSITATING MEASURES TO PROTECT DRINKING WATER ## THIS PROJECT DOES DISCHARGE WATER TO AN IMPAIRED ## GRADE, AND PREPARED AND SEEDED WITH THE APPROPRIATE SEED MIX, ## CHECK DAMS AND/OR WOOD FIBER BLANKETS TO ENSURE SHEET ## SWPPP ## NARRATIVE & ## DETAILS ## C8 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## SWPPP AMENDMENTS ## SHOULD BE UPDATED ON THE SWPPP. REFER TO ## AMENDMENTS MADE IN THE FIELD TO THE SWPPP ## PROCEDURES OUTLINED IN SECTION 6.1 OF THE PERMIT. ## PERMANENT SEDIMENT BASINS WILL BE USED AS TEMPORARY BASINS ## DURING CONSTRUCTION ## PROVIDE SILT FENCE AROUND ALL SOIL STOCKPILES ## PIPE OUTLETS MUST HAVE ENERGY DISSIPATION IN PLACE WITHIN 24 HOURS OF INSTALLATION ## TEMPORARY OR PERMANENT DITCHES THAT ARE BEING USED AS A SEDIMENT CONTAINMENT ## SYSTEM DURING CONSTRUCTION MUST BE STABILIZED WITHIN 24 HOURS AFTER NON-USE ## WITH A CONTINUOUS SLOPE GREATER THAN 2% ## MULCH, HYDROMULCH, TACKIFIER, POLYACRYLAMIDE EROSION PREVENT PRACTICES CANNOT BE ## BE USED WITHIN THE NORMAL WETTED PERIMETER OF OF DRAINAGE DITCHES OR SWALE SECTIONS ## PERIMETERS AND UPGRADIENT OF ANY BUFFER ZONES ## SEDIMENT CONTROL PRACTICES ARE ESTABLISHED AT THE BASE OF STOCKPILES ## ON DOWN GRADIENT PERIMETER ## STOCKPILES ARE LOCATED OUTSIDE OF NATURAL BUFFERS OR SURFACE WATER, ## INCLUDEING STORM WATER CONVEYANCES UNLESS THERE IS A BYPASS ## NAME OF PERSON CONDUCTING THE INSPECTION, FINDINGS & LOCATIONS OF ## AMOUNTS OF RAINFALL EVENTS GREATER THAN 0.5". RAINFALL AMOUNTS ARE ## MAINTENANCE RECORDS SHOULD INCLUDE: DATES & TIMES IF INSPECTION, ## CORRECTIVE ACTIONS, PARTY COMPLETING MAINTENANCE ACTIVITIES, DATES & ## TO BE RECORDED WITH RAIN GAUGE ON SITE OR WEATHER STATION WITHIN 1 MILE ## OF SITE. ANY DISCHARGES OBSERVED SHOULD BE DESCRIBED & PHOTOGRAPHED. ## POLLUTION PREVENTION MEASURES ## MPCA DUTY OFFICER: 800-422-0798 ## NOTIFICATION OF THE MPCA IN CASE OF POLLUTION ## CHANGES IN PERMIT AND NOTICE OF TERMINATION ## SWPPP IMPLEMENTATION CHAIN OF RESPOSIBILITY ## COPIES OF THE SWPPP MUST BE RETAINED ON SITE BY THE PERMITTEE ## QUALIFIED SWPPP PERSONNEL INFORMATION ## MANKATO ## APARTMENTS 9/20/2025 ## DETAILS ## C9 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## MANKATO ## APARTMENTS 9/20/2025 ## GRASS PRE-TREATMENT STRIP ## UNDISTURBED, UNCOMPACTED ## INSITU SOIL ## MAX. 3" SHREDDED BARK MULCH (MnDOT TYPE 6) ## MIN. PLANTING MEDIUM DEPTH 24" ## WITH A WELL BLENDED MIXTURE (BY VOLUME): ## 60-70% HOMOGENOUS CONSTRUCTION SAND ## 30-40% ORGANIC LEAF COMPOST ## NON-WOVEN GEOTEXTILE (MnDOT TYPE 1) ## OVER GRAVEL BLANKET - EXTENDING 1-2' ## FROM UNDERDRAIN PIPE SIDES. ## UNDERDRAIN GRAVEL BLANKET ## 1-1.5" DOUBLE WASHED STONE OR 1 4"- 1 ## 2" WASHED RIVER RUN PEA GRAVEL ## PERFORATED UNDERDRAIN OUTLET PIPE ## 8" MIN. DIAMETER TO STORM SEWER OR ## STORM WATER POND ## PERFORATED UNDERDRAIN COLLECTION SYSTEM ## (RECOMMENDED COMPONENT WHEN IN-SITU ## SOILS INFILTRATION RATES ARE <1"/HR) ## 8" MIN. DIAMETER-INSTALL VALVES AT PVC BASIN OUTLET ## SO UNDERDRAIN CAN BE CLOSED IF INFILTRATION ## OCCURS WITHIN 48 HOURS OF INUNDATION -F&I 8" CLEANOUT ## RISERS W/ CAPS AT THE UPSTREAM ENDS OF ALL UNDER ## PIPES TYP. 0 .5 1 2 3 ## PLANT MATERIAL TOLERANT OF INUNDATION AND ## DROUGHT. NATIVE PLANTS RECOMMENDED. ## PRAIRIE GRASS PRE-TREATMENT STRIP ## SEE LANDSCAPE PLAN ## 3:1 MAX. SLOPE ## CONNECT TO ## STORM SEWER ## OR STORM POND ## RUNOFF ## RUNOFF ## CROSS-SECTION LINE ## PLANT MATERIAL TOLERANT OF INUNDATION ## AND DROUGHT. NATIVE PLANTS PER LANDSCAPE PLAN. ## 3H:1L MAX. ## 12"-18" DEPTH REQUIRED TO DRAIN ## BASIN IN 48 HOURS OR LESS, ## NOT TO EXCEED 18". ## RUNOFF ## 18" MAX. 2' ## Bioretention Plants - MnDOT Seed ## BIO-RETENTION/FILTRATION BASIN CONSTRUCTION SEQUENCING ## 1.INSTALL SILT FENCE AND/OR OR OTHER APPROPRIATE TEMPORARY EROSION CONTROL ## DEVICES TO PREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DURING ## CONSTRUCTION. ## 2.ALL DOWN-GRADIENT PERIMETER SEDIMENT CONTROL BMP'S MUST BE IN PLACE BEFORE ## ANY UP GRADIENT LAND DISTURBING ACTIVITY BEGINS. ## 3.PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES. ## 4.INSTALL UTILITIES (WATER, SANITARY SEWER, ELECTRIC, PHONE, FIBER OPTIC, ETC) ## PRIOR TO SETTING FINAL GRADE OF BIORETENTION DEVICE. ## 5.ROUGH GRADE THE SITE. IF BIORETENTION AREAS ARE BEING USED AS TEMPORARY ## SEDIMENT BASINS LEAVE A MINIMUM OF 3 FEET OF COVER OVER THE PRACTICE TO ## PROTECT THE UNDERLYING SOILS FROM CLOGGING. ## 6.PERFORM ALL OTHER SITE IMPROVEMENTS. ## 7.SEED AND MULCH ALL AREAS AFTER DISTURBANCE. ## 8.CONSTRUCT BIORETENTION DEVICE UPON STABILIZATION OF CONTRIBUTING DRAINAGE ## AREA. ## 9.IMPLEMENT TEMPORARY AND PERMENATE EROSION CONTROL PRACTICES. ## 10.PLANT AND MULCH BIORETENTION DEVICE. ## 11.REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING ## DRAINAGE AREA IS ADEQUATELY VEGETATED. ## GENERAL NOTES ## 1.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELY ## FOLLOWING EXCAVATION, THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE ## PRIOR TO CONTINUING CONSTRUCTION. ## 2.GRADING OF BIORETENTION DEVICES SHALL BE ACCOMPLISHED USING ## LOW-COMPACTION EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF ## UNDERLYING SOILS. ## 3.ALL SUB MATERIALS BELOW THE SPECIFIED BIORETENTION DEPTH (ELEVATION) SHALL BE ## UNDISTURBED, UNLESS OTHERWISE NOTED. ## 4.CONFIRM DURING CONSTRUCTION THAT THE EXISTING WATER TABLE OR BEDROCK DOES ## NOT EXCEED THE HEIGHT OF THE BOTTOM OF THE FILTRATION BASIN Mix 33-261 @ 35#/acre ## PROJECT LOCATION ## EXISTING WETLANDS TYP. ## 12' DRIVING LANE ## VAR. WIDTH SHLDR. ## (TO BE REPLACED) ## 4' BLVD. 5' ## SDWK 2.0% 5.0% 5.0% 2.0% ## RET. WALL ## EXTG. GRADE ## WOOD RAIL FENCE ## NEW B624 CURB & GUTTER ## WEST BOUND ## C.L. VICTORY DR. ## CONNECT TO EXISTING WATERMAIN The Contractor will connect to existing watermain at the locations shown on the plan. All connections to existing water main are incidental to the work. All exploratory excavation in determining the location of existing water main is incidental to the work. The Contractor will coordinate with the utility owner and be responsible for any fees due for connections. ## WATERMAIN CONSTRUCTION REQUIREMENTS 1.Noise -- The Contractor will insure all equipment is properly fitted with mufflers to reduce noise to the minimum attainable to avoid creating a nuisance in the residential and business area. 2.Bedding and encasement beneath, along the sides, and above the pipe will be Select Granular material, tamped in place. The only deviation will be in poor soil conditions, as approved by the Engineer, where foundation rock will be substituted. Pipe bedding is incidental to pipe installation. Foundation rock will be paid at the unit price per ton. No payment will be made for bedding materials which, in the opinion of the Engineer, was unnecessary for proper pipe installation. 3.Trench Compaction -- All trenches will be tamped using the existing material that has been excavated. Tamping will not be paid as a bid item, therefore the cost of this work will be included in the price bid for furnishing and installing the pipe. 4.Piling Excavated Materials -- Excavated material will not be piled on private property without the express permission of the owner thereof, except where easements for the sewer construction or for related work have been obtained; nor will it be piled in any location that will require backfilling machinery to operate on private property. Where excavated material is piled on private property it will be placed to cause the least possible inconvenience to the property owner. Any damage caused thereby, including damage to buildings, walls, sidewalks, driveways, trees, shrubs, lawns, or any other property, will be repaired at the expense of the Contractor. 5.It will be the Contractor's responsibility to protect adjacent pipes in and around manholes to be reconstructed, and will replace any pipes damaged, cracked, or broken by the Contractor at their expense. 6.All excavations, trenching and/or jacking and boring pits will be sheeted and/or shored as per OSHA requirements. No unsheeted trench will be left open overnight. 7.Backfilling of all trenches within the limits of street excavation will comply with the provisions of MN/DOT Specification 2112 including achieving 100% compacted density in the upper three feet of subgrade (below aggregate base) and 95% below the upper three feet. Density testing will be performed as directed by the Engineer to verify compaction. Trench areas that are determined by the Engineer to have yielded due to improper compaction will be deemed as Unacceptable Work and will be corrected by the contractor at no additional cost. 8.The Contractor will coordinate the construction of all private and municipal utilities. 9.The Contractor will be responsible for all tapping or other fees paid to public or private utilities as work incidental to the contract. 10.RECORDS OF LATERALS: The Contractor will maintain a complete and accurate record of the location and depth of each water lateral. The Contractor will make measurements from the end of each service to prominent features to facilitate its location in the future. The end of each lateral will be located in plan and elevation, and a sketch made to show the plan location. These records will be turned over to the Owner. MATERIALS FOR WATERMAIN CONSTRUCTION- City standards shall govern over all material specs listed below if discrepancies exist. 1.Watermain shall be DIP meeting the requirements of AWWA C-900. Pipe and fittings should be properly bedded and encased in accordance with manufacturer's requirements. Foundation rock will be used in poor soil conditions. 2.Bedding and encasement for pipe, beneath, along the sides, and above the pipe will be Select Granular material, tamped in place. The only deviation will be in poor soil conditions, as approved by the Engineer, where foundation rock will be substituted. Pipe bedding is incidental to pipe installation. All joints between pipe, fittings, valves, and hydrants will be equipped to provide electrical conductivity. 3.Gaskets will be mechanical joint rubber gaskets, unless otherwise specified. 4.Hyrdants shall be Waterous Pacer WB-67-250 with 6" mechanical joint inlet and valve boxes as manufactured by American Flow Control Series 2500 or US Metro Pipe Seal with the Top marked WATER. 5.The furnishing and installing of disinfection materials to disinfect the watermains will be the responsibility of the Contractor. The City Utilities Department will assist the Contractor in flushing and testing the watermains. 6.The Contractor will use restrained joint mechanical joint flanges with mega lug retainer glands or equal on all hydrants, watermain offsets, bends, or other mechanical fittings. STAINLESS STEEL BOLTS will be required on all mechanical joints and sleeves. 7.All exposed parts of the bolts and nuts will be completely coated with an approved asphaltic type rust preventive material. Any parts of the fittings that have been scraped will also be coated with an approved asphaltic type rust preventive material. Watermain fittings will conform to ANSI Standard A21.10. All watermain fittings, hydrants and retaining rods will be protected by using sacrificial zinc anode caps such as 175P190 Protecto Caps as manufactured by Ebba Iron or an approved equal. Two caps per mechanical joint will be used. ## TESTING OF WATER MAIN Hydrostatic pressure testing of water main and services will be conducted as follows: After the pipe has been laid, including fittings and valves and blocking, all newly laid pipe or any valved section thereof, unless directed otherwise by the Engineer, will be subject to hydrostatic pressure of 150 pounds per square inch. The duration of each such test will be at least two hours. Each section of pipe to be tested will be filled with water and all air expelled at the highest point. The required taps to expel air or to fill the water main will be supplied and installed by the Contractor and will be 3/4 inch and will include an approved service saddle when required. The test apparatus will be applied at the lowest elevation on the section to be tested. The apparatus will be connected to the main at a service tap or special tap location. The pressure gauge will be a standard pressure gauge. The dial will register from 0 - 200 psi and have a dial size of 4 1/2 inches with 1-psi increments. The hydrostatic test, pressure requirement for an acceptable test will be a maximum pressure drop of 2 psi during the last hour of the two-hour pressure test. If this test requirement cannot be met, the Contractor will investigate the cause, make corrections, and retest until the pressure drop requirement can be met. Only if several consecutive tests indicate a consistent pressure drop and only after the Contractor has made numerous attempts to resolve the problem, acceptable to the Engineer, may the Contractor request in writing and the Engineer consider the use of the leakage test. The leakage test may be performed by the Contractor to determine the magnitude of the leak, however, meeting the leakage allowance will not automatically be considered acceptance, in lieu of the pressure test, for the section being tested. Final acceptance will be at the discretion of the Engineer. When allowed, the leakage test will be performed in accordance with AWWA C-600, Section 4.1.5, 4.1.6 and the line will be accepted as per Section 4.1.7. Operational Testing will be conducted as follows: At the completion of the project and in the presence of the Engineer and the Contractor, representatives of the Owner will operate all valves, hydrants, and water services to ascertain that the entire facility is in good working order; that all valve boxes are centered and valves are opened; that all hydrants operate and drain properly; that all curb boxes are plumb and centered; and that water is available at all curb stops. ## Disinfection Testing: Before being placed in service, the completed water main will be disinfected. Disinfection materials and procedures, and the collection and testing of water samples, will be in accordance with the provisions of AWWA C-651. After the final flushing the water will be tested for bacteriologic quality and found to meet the standards prescribed by the Minnesota Department of Health. Samples will be taken and tested after 24 and 48 hours of disinfection. Both tests must be returned with passing results prior to approval for service. Where an existing water main is cut for the installation of any fitting, the pipe and fittings proposed to be installed will be disinfected prior to installation as follows: The interior of the pipe and fittings will be cleaned of all dirt and foreign material. The interior of the pipe and fittings will be thoroughly swabbed or sprayed with a 1 percent minimum hypochlorite solution. Unless otherwise indicated in the Plans, Specifications, and Special Provisions, the Contractor will furnish all materials and perform the disinfecting, flushing, and testing as necessary for meeting the water quality requirements. The flushing operations and the form of chlorine and method of application to be used will be subject to approval by the Engineer. ## GOVERNING SPECIFICATIONS The Minnesota Department of Transportation's "Standard Specifications for Construction" 2018 Edition, including the Mn/DOT Special Provisions modified for this project, Minnesota Plumbing Code and the City Engineers Association of Minnesota Standard Specification, 2018 Edition, will govern except as modified or altered in the Special Provisions. All references to “State of Minnesota” or “Commissioner of Transportation” or “Department” are hereby revised to mean “Owner.” ## WORK WITHIN PROPERTY The Contractor will work only in areas secured by the Owner, and will comply with all requirements of access agreements. ## MATERIALS TESTING Materials Testing will be by the Contractor. The Contractor will hire an independent testing consultant, approved by the Engineer, prior to the start of work to be tested. 1.The following materials tests will be provided by the Testing Company: ## Work to be TestedMethodReference Spec.Testing Rate Sewer & Water Service TrenchesSpecified DensityMnDOT 2105, 2451, 25011 test per 500 lf Storm Sewer Trench CompactionSpecified DensityMnDOT 2105, 2451, 25011 test per 500 lf Subgrade/Embankment CompactionSpecified DensityMnDOT 21051 test per 2500 cy placed (Clay, Sand, etc.) ## Test RollingFully Loaded Dump Truck1 test per road Select Granular BorrowSpecified DensityMnDOT 31491 per 5000 ton GradationMnDOT 31491 per Source Aggregate Base (CL 3, CL 5)Modified DCPMnDOT 22112 tests per 1000 ton GradationMnDOT 22111 per 5000 ton Bituminous PavingOrdinary Comp.-Control StripMnDOT 23601 control strip per mobilization and/or per workday ## Concrete Curb & GutterAir, Slump, Temp, StrengthMnDOT 2461If non-integrant Air, Temp. - 1 per day Slump, Strength - 1 per day; and each time water is added at the site ## Concrete Driveway or SidewalkAir, Slump, Temp, StrengthMnDOT 2461 Air, Temp. - 1 per day Slump, Strength - 1 per day; and each time water is added at the site ## Concrete PavingMnDOT 2301 All Concrete Field testing or Concrete Pavement per 2012 MnDOT Schedule of Materials Control (page 32), except Pavement Texture and Smoothness. ## Table Notes: ·Specified Density also requires Moisture-Density and Relative Density ·The Engineer may omit duplicative trench compaction tests at his discretion ## MAINTENANCE OF TRAFFIC (1404) The Contractor will be responsible for traffic control on the Project, and will furnish, erect, and maintain all necessary traffic control devices required to provide safe movement of vehicular traffic through the Project. Any traffic control device installed will meet the requirements of the Minnesota Manual on Uniform Traffic Control Devices, Field Manual, latest edition, and the latest MnDOT specifications approved at the time of bid. The Contractor will prepare and submit to the City Engineer and County Engineer for Approval a Traffic Control Plan for any work in or utilization of traveled Right-of-Way. The plan will be submitted a minimum of 48 hours prior to the commencement of work. No work in the Right-of-Way will commence without an Approved Traffic Control Plan. Traffic control will be in accordance with the Traffic Control Layout Plan and the following: Traffic control devices include, but are not limited to, barricades, warning signs, lane markings, trailers, flashers, cones, and drums, as required, and sufficient barricade weights to maintain barricade stability. No material will be deposited on a traveled roadway. Materials will not be placed on road right of way more than one week in advance of their use. Contractor will notify the affected parties at least one week prior to commencement of disturbance of the private or business drives. Coordination will be maintained with the Fire and Police Departments to ensure that passage is maintained for emergency vehicles at all times. The Contractor will make one person responsible for the maintenance of all signs. The Contractor will check each intersection at the end of each day whether it is a working day or not. The name and telephone number of this person will be left with the Police, the City Engineer, and the Fire Departments. ## UTILITY PROPERTY AND SERVICE (1507) Construction operations in the proximity of utility properties will be performed in accordance with the Provisions of 1507, except as modified below: The first paragraph of 1507 is deleted and the following substituted therefore: It will be the Contractor's responsibility to contact all local utility companies and ascertain the location of all existing underground utilities, if any, prior to performing any excavation operations. The Contractor will conduct his/her operations in the vicinity of any such facilities, which may exist, in a manner that will prevent damage thereto. It will be the Contractor's responsibility to utilize the One-Call Excavation Notice System at 'Gopher State One Call' (1-800-252-1166) required under Minnesota Statute Chapter 216D, 48 hours prior to performing any excavation adjacent to any underground facility, which may exist, in a manner that will prevent damage thereto. ## CONSTRUCTION STAKES, LINES AND GRADES (1508) All construction staking will be provided by the Contractor and performed by or under the direct supervision of a Land Surveyor licensed in the State of Minnesota. ## Field Fit Adjustments to Grade Stakes The Engineer may make minor adjustments (< 0.5') to the grade stakes after they have been placed, in order to adjust to actual conditions in the field or to ensure proper or better drainage. Any adjustments to proposed or in-place materials required due to minor adjustments made by the Engineer are incidental to the work. ## CONTROL OF HAUL ROADS (1515), LAWS TO BE OBSERVED (1701) In addition to the requirements of 1515 and 1701, the Contractor will abide by all weight restrictions implemented by the governing road authorities in the performance of the work and in delivering materials and equipment to the project site. ## AIR LAND AND WATER POLLUTION (1717) The provisions of Mn/DOT 1717 are hereby modified and supplemented as follows: ## DEWATERING Any dewatering necessary to construct the work will be done by the Contractor. The Contractor is responsible to determine the type and method of dewatering and to provide and implement all equipment and materials necessary to accomplish the work on this project. Discharged water from dewatering will be routed through a temporary sediment basin. Sediment trapped in the temporary basins will be removed and disposed of on-site. ## PROTECTION OF SURFACE STRUCTURES The Contractor will not trespass on any private property without the express written consent of the Owner thereof. Trees, shrubs, fences, poles and all other private property will be protected unless their removal is authorized. Any property damaged will be satisfactorily restored at the expense of the Contractor. Any land survey or property monuments destroyed, covered, moved, bent or disturbed will be replaced by a Licensed Land Surveyor at the expense of the Contractor. Wherever construction is planned to cross private property, an easement for the construction has been acquired from the property owner. The Contractor will familiarize himself with the terms of such easements, which the Owner will have on file. Ground surface, trees, shrubbery, fences and other private property will be restored to the same condition as existed prior to the beginning of construction. This will include consolidating backfill, graveling driveways and any other leveling and landscaping required to restore the premises to original condition. The topsoil will be piled separately from subsoil material and will be replaced in the trench above the subsoil material. Except where sodding is required, all grassed areas disturbed during the construction will be seeded following landscaping. The Contractor will restore at his own expense streets, roads, alleys, private or public structures such as water mains, water connections and appurtenances, culverts, drain tiles, sewers, manholes, catch basins, sewer connections, curb, gutter, sidewalk, street signs, or other structures designated to remain in place which are damaged or injured in any way by his acts, and will be responsible for all damages to other utilities he may encounter. The Contractor will not claim, or be entitled to receive, compensation for any damages sustained by reason of the inaccuracy or omission of any of the information given on the drawings relative to surface, overhead, or underground structures, or by reason of his failure to properly protect such structures. ## PROTECTION OF SIDE STREETS AND HAUL ROUTES The Contractor will be responsible for any damage of the side streets in the area and any other streets that are used as haul routes. The Contractor will discuss all haul route possibilities with the City Engineer and County Engineer prior to their use. The City Engineer, County Engineer, and the Contractor together will inspect the condition of the proposed routes before, during and after their use. The Contractor will correct any damage that is caused by the hauling activities at no cost to the Owner. ## CONNECT TO EXISTING SANITARY SEWER The Contractor will connect to the existing sanitary sewer at the locations shown on the plan. Exploratory excavation for determining the location of existing utilities and the connection to the existing sanitary sewer are incidental to the work. The Contractor will verify the connection elevation at the main is reasonably close to the elevation shown on the plan prior to beginning work. If the elevation is substantially different, the Contractor will notify the Owner and Engineer. Where new connections are made to existing sanitary sewer manholes, the contractor will core drill the manhole wall and invert to the existing flow line, construct and shape a new invert for the new pipe, and provide a waterproof boot through the wall of the manhole for the new pipe. ## SANITARY SEWER CONSTRUCTION REQUIREMENTS 1.Noise -- The Contractor will insure all equipment is properly fitted with mufflers to reduce noise to the minimum attainable to avoid creating a nuisance in the residential and business area. 2.Trench Compaction -- All trenches will be tamped using the existing material that has been excavated. Tamping will not be paid as a bid item, therefore the cost of this work will be included in the price bid for furnishing and installing the pipe. 3.Piling Excavated Materials -- Excavated material will not be piled on private property without the express permission of the owner thereof, except where easements for the sewer construction or for related work have been obtained; nor will it be piled in any location that will require backfilling machinery to operate on private property. Where excavated material is piled on private property it will be placed to cause the least possible inconvenience to the property owner. Any damage caused thereby, including damage to buildings, walls, sidewalks, driveways, trees, shrubs, lawns, or any other property, will be repaired at the expense of the Contractor. Backcasting in order to minimize disturbance is incidental to the work. 4.It will be the Contractor's responsibility to protect adjacent pipes in and around manholes to be reconstructed, and will replace any pipes damaged, cracked, or broken by the Contractor at their expense. 5.All excavations, trenching and/or jacking and boring pits will be sheeted and/or shored as per OSHA requirements. No unsheeted trench will be left open overnight. 6.Backfilling of all trenches within the limits of street excavation will comply with the provisions of MN/DOT Specification 2112 including achieving 100% compacted density in the upper three feet of subgrade (below aggregate base) and 95% below the upper three feet. Density testing will be performed as directed by the Owner to verify compaction. Trench areas that are determined by the Owner to have yielded due to improper compaction will be deemed as Unacceptable Work and will be corrected by the contractor at no additional cost. 7.Removal of former service lines. -- Service lines no longer being utilized will be removed to the main, as directed by the City. Removal and restoration of street surfacing required for the service removal is incidental. 8.RECORDS OF LATERALS: The Contractor will maintain a complete and accurate record of the location and depth of each lateral. The Contractor will make measurements from the end of each service to prominent permanent features to facilitate its location in the future. The end of each lateral will be located in plan and elevation, and a sketch made to show the plan location. These records will be turned over to the Owner. 9.Contractor shall televise all sewer main to be owned by the City. ## MATERIALS FOR SANITARY SEWER CONSTRUCTION: The project calls for the use of Poly-Vinyl Chloride (PVC). Pipe and fittings should be properly bedded and encased in accordance with the Standard Detail Sheets and Standard Specifications for Sanitary Sewer Installation. All 8" and larger sanitary sewer shall be SDR 35, pipe smaller than 8" shall be SDR 26 Bedding and encasement beneath, along the sides, and above the pipe will be Select Granular material, tamped in place. The only deviation will be in poor soil conditions, as approved by the Engineer, where foundation rock will be substituted. Pipe bedding is incidental to pipe installation. Foundation rock is incidental to pipe installation. Joints for PVC-SDR 35, and PVC-SDR 26 gravity sewer pipe will be made using Elastomeric gaskets conforming to the requirements of ASTM D3212. Joints in precast concrete manholes will be made using a joint compound equal to Ram-Nek or rubber gasketed conforming to ASTM C443. All manhole castings will be equipped with solid lid covers, self-sealing, with concealed pick holes. Manhole casting will be Neenah R1772, or equal and will be labeled 'SANITARY' on casting. ## DEWATERING Any dewatering necessary to construct the work will be done by the Contractor. The Contractor is responsible to determine the type and method of dewatering and to provide and implement all equipment and materials necessary to accomplish the work on this project. Discharged water from dewatering will be routed through a temporary sediment basin. Sediment trapped in the temporary basins will be removed and disposed of on-site. ## PROTECTION OF SURFACE STRUCTURES The Contractor will not trespass on any private property without the express written consent of the Owner thereof. Trees, shrubs, fences, poles and all other private property will be protected unless their removal is authorized. Any property damaged will be satisfactorily restored at the expense of the Contractor. Any land survey or property monuments destroyed, covered, moved, bent or disturbed will be replaced by a Licensed Land Surveyor at the expense of the Contractor. Wherever construction is planned to cross private property, an easement for the construction has been acquired from the property owner. The Contractor will familiarize himself with the terms of such easements, which the Owner will have on file. Ground surface, trees, shrubbery, fences and other private property will be restored to the same condition as existed prior to the beginning of construction. This will include consolidating backfill, graveling driveways and any other leveling and landscaping required to restore the premises to original condition. The topsoil will be piled separately from subsoil material and will be replaced in the trench above the subsoil material. Except where sodding is required, all grassed areas disturbed during the construction will be seeded following landscaping. The Contractor will restore at his own expense streets, roads, alleys, private or public structures such as water mains, water connections and appurtenances, culverts, drain tiles, sewers, manholes, catch basins, sewer connections, curb, gutter, sidewalk, street signs, or other structures designated to remain in place which are damaged or injured in any way by his acts, and will be responsible for all damages to other utilities he may encounter. The Contractor will not claim, or be entitled to receive, compensation for any damages sustained by reason of the inaccuracy or omission of any of the information given on the drawings relative to surface, overhead, or underground structures, or by reason of his failure to properly protect such structures. ## PROTECTION OF SIDE STREETS AND HAUL ROUTES The Contractor will be responsible for any damage of the side streets in the area and any other streets that are used as haul routes. The Contractor will discuss all haul route possibilities with the City Engineer and County Engineer prior to their use. The City Engineer, County Engineer, and the Contractor together will inspect the condition of the proposed routes before, during and after their use. The Contractor will correct any damage that is caused by the hauling activities at no cost to the Owner. ## INTERFERENCE OF UNDERGROUND STRUCTURES Existing utilities crossed by the new construction will be protected against damage, and/or replaced to original grade. Protection, temporary support and maintenance of existing utilities will be furnished by the Contractor at his own expense. The final installation will provide permanent support to prevent any settlement or movement, which may result in damage to these utilities. Whenever existing pipe is replaced, the material of replacement will be DIP or PVC pipe of the same diameter as the original, long enough to extend at least one foot into the solid bank on either side of the excavation. The backfill under and around such pipe will be thoroughly compacted by mechanical means to preclude settlement. All connections between different types or sizes of pipe or improperly matched joint types will be encased in concrete with a minimum thickness of 6 inches. Should it become necessary during the progress of the work to remove or relocate existing utilities or structures, the Owner will cause the same to be done at no expense to the Contractor, except as otherwise provided herein. The Contractor will notify those who maintain utilities sufficiently in advance of construction so they may make the necessary location, disclosure, relocation or other preparation. Where necessary to locate existing underground utilities, the Contractor, upon order of the Engineer, will make any required subsurface explorations and excavation, and will be allowed compensation therefore. Where relocation or reconstruction of existing utilities is impracticable, a change in line and/or grade of the new construction will be ordered, and the change will be made as directed. No deviation from the line or grade set by the Engineer will be made without his approval. ## SPECIFICATIONS ## C10 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## MANKATO ## APARTMENTS 9/20/2025 ## TOPSOIL SALVAGE All areas to be seeded will be finished with no less than 6 inches of topsoil salvage. This topsoil will be raked to a smooth surface free of roots, rocks and soil clumps. Topsoil salvage will be incidental to the project. All areas to receive fill material are subject to topsoil salvage. Topsoil may be placed over existing topsoil. ## SUBGRADE PREPARATION (2112) 1.The provisions of 2112 will be follows and as outlined in 2112. 2.The final shaping and compacting of the subgrade will be done just prior to placing any base or surface course. 3.At the time the subgrade preparation operations have been completed, the prepared surface will be in reasonably close conformity with the cross sections shown in the Plans and the lines and grades shown on the plan. 4.Where excavation is performed to the subgrade with or without the placing of embankment materials, the contractor will work the subgrade to within 2% of optimum moisture. When the existing moisture content is greater or less than 2% of optimum, the contractor will “farm” the material to a minimum depth of 12” to dry it, or add water and mix the materials until the subgrade reaches the desired moisture content. This work will be incidental to construction. 5.The required stability will be such that when any material for base or surface courses is deposited on the subgrade, no rutting or displacement will occur. 6.The subgrade preparation prior to construction of underground utilities will not be subject to elevation tolerances. 7.Subgrade preparation is incidental to the contract ## S-7SUBGRADE COMPACTION The subgrade when exposed will be compacted with a tamping roller, compactor or other means to not less than 100% Maximum Density and 2% Optimum Moisture. The Contractor will work the upper 1' of the subgrade to within 2% of optimum moisture during compaction. When the existing moisture content is greater or less than 2% of optimum, the contractor will “farm” the material to dry it, or add water and mix the materials until the subgrade reaches the desired moisture content. This work will be incidental to construction. Prior to placement of any stabilized base, a fully loaded dual axel dump truck will be driven over the completed sub-grade in the presence of the Contractor and Engineer present. The subgrade will be found suitable for placement when no rutting or displacment occurs. The test-rolling will be incidental to stabilized base and no specific payment will be made therefore. ## S-8SUBGRADE CORRECTION If after substantial efforts by the contractor to correct the moisture content of the subgrade and re-compact the materials, the subgrade displays evidence of rutting or yielding prior to, during, or after this compactive effort, additional material will be excavated as directed by the Owner to the depth required to provide a stable foundation for the base material. Suitable material removed during excavation will be utilized for subgrade correction. This work will not be paid as Extra Work if it was or would have been, or could have been performed as part of any other grading activity. ## STABILIZED BASE CONSTRUCTION (2211) This work will consist of the excavation and embankment of existing subgrade and surface materials, and the construction of aggregate base. 1.Aggregate base will be either MnDOT Class 2 or Class 5, at the Contractor's option. Class 7 recycled base is acceptable where alllowed in the MnDOT standard specifictations. 2.Any damage by the Contractor's operations to any existing improvements which have not been designated for removal or disturbance will be repaired at the expense of the Contractor. 3.AGGREGATE: Aggregate for the purposes required by this contract will be furnished by the Contractor from sources selected by him. 4.AGGREGATE BASE: Aggregate base, will be constructed in accordance with the provisions of 2211. Aggregate will conform to the requirements of 3138. 5.Compaction will be obtained by the Modified Penetration Index Method modified as follows: The Owner will hire an independent testing laboratory to perform density and moisture testing. Moisture tests will be performed with each density test. Tests will be performed in accordance with the Materials Testing Section above. Penetration and moisture content testing will be performed along with to the density tests. No payment will be made for work tested that fail to meet the specified density. The Contractor will be responsible for any additional tests due to the failure of work. Water will be applied to the base material during mixing, spreading and compaction operations for proper compaction and will be considered incidental work. 6.Test rolling will be performed on the aggregate base in the presence of the Owner's testing subconsultant. Test rolling will be as specified in Mn/DOT specification 2111 except that the test will be performed with a fully loaded tandem axel dump truck in lieu of the test roller. The Owner may delete the requirement for test-rolling on all or portions of the stabilized base, at his discretion, after consultation with the Contractor. 7.Furnish and install Aggregate Base, Class 5 meeting MN/DOT Specification No. 3138 under all concrete or bituminous pavements and a minimum of 2 inches of Aggregate Base, Class 5 under all curb and curb and gutter. ## MAINTENANCE OF COMPLETED BASE After completion of any part of the base, such base will be maintained in a dust free condition. It will be the Contractor's responsibility to repair at his expense all prepared and shaped surfaces until project is complete. Any water applied to keep the base dampened or reshaped will be at the Contractor's expense. The Contractor will maintain the completed aggregate base after rain events, and replace and recompact any eroded aggregate as work incidental to the contract. Maintenance of completed base is incidental to construction. ## APPLICATION OF WATER (2130) Application of water will be in accordance with the provisions of 2130 except as herein modified. No direct compensation will be made for water used in conjunction with the mixing, placing and compacting operations for base construction. The contractor is responsible for application of water for dust control in accordance with Mn/DOT 1717 and with the NPDES permit. Application of water for dust control is incidental to the work and no additional payment will be made therefore. ## CONCRETE PAVEMENT (2301) Jointed Type 3 Grade A Plain Concrete Pavement will be placed in accordance with the Mn/DOT standard specifications except as modified herein. Loading dock pavement will be reinforced. The mix designs for concrete paving for this project are: Standard Paving - 3A41 High Early Strength (if directed by Owner) - 3A41HE Flexural strength at 28 days will be 750 psi. Compressive strength at 28 days will be per the mix designations above. High Early concrete areas will remain closed to traffic for 3 days or until they have achieved a flexural strength of 450 psi, whichever is shorter. Concrete will be supplied from a Mn/DOT certified producer. The Contractor will be responsible for supplying the mix designs. The Contractor will provide the Engineer with the mix designs a minimum of 24 hours prior to the first pour. Concrete will be cured by the use of membrane curing compound meeting the requirements of MnDOT 3754 AMS. All joint sealant will conform to 3723, Concrete Joint and Crack Sealer (Hot-Poured Elastic Type) sealant. Transverse metal-tine finishing will not be required. The location of transverse joints may be adjusted in the field by the Engineer. An increase in the number of transverse joints of up to five percent (5%) compared to the number shown on the plans will be incidental. All coarse aggregate for concrete pavement will meet the gradation requirements of MnDOT 3137 CA-50. ## BITUMINOUS TACK COAT (2357) Treating existing bituminous or concrete surfaces preparatory to placing a bituminous course thereon will be performed in accordance with the provisions of MN/DOT 2357 and the following: A bituminous tack coat consisting of emulsified asphalt will be applied between all bituminous surfaces. A tack coat will be placed on the existing pavement prior to placing the next layer of bituminous and the edges of concrete pavement and curb and gutter that will come into contact with the new bituminous will be tacked. All surfaces will be cleaned of all dirt, debris and loose material prior to the application of the bituminous tack coat. ## PLANT MIXED ASPHALT PAVEMENT (2350/2360) Plant mixed asphalt pavement density will be constructed in accordance with Mn/DOT specification 2360, as published by Mn/DOT at the time of bid.After placement of the base course of bituminous paving at the bus parking area and car parking area, the Contractor will flood the work area with water to identify possible "bird bath" locations where the pavement has not been placed at enough grade to ensure proper drainage. Prior to or during placment of the wear course, the Contractor will ensure that these areas are graded to properly drain. ## EXTREME TEMPERATURE CONCRETE The following additional measures will be required for extreme temperature concrete construction, as work incidental to the contract: ## Hot Weather Concrete Construction 1.Do not place concrete with a placing temperature that will cause difficulty from loss of slump, flash set, or cold joints. 2.Maintain a concrete temperature during placement of less than 90 degrees F. 3.Use all means necessary to avoid drying the concrete prior to the completion of finishing operations. 4.Provide and use windbreaks, sunshades, fog sprays, and other devices to protect the concrete. ## Cold Weather Concrete Construction 1.Provide adequate protection when temperatures are 40 degrees F or lower occur durin ghte placing and early curing periods. 2.Comply with all pertinent recommendations of ACI 306 (Recommended Practice for Cold Weather Concreting). 3.Type IIIA cement may be used. 4.The use of Calcium Chloride or other accelerators will not be permitted. 5.Maintain a concrete temperature during placement of more than 60 degrees F. 6.Use all means necessary to avoid exposure of concrete to freezing temperatures during placement, finishing, and curing. 7.Concrete will not be placed on a frozen subgrade. 8.Provide and maintain heated enclosures, insulating blankets, tarpaulins, heaters, fuel, and all other protective equipment required. 9.Maintain favorable curing temperature at all times until the concrete gains sufficient strength to withstand exposure to low temperature and applied loads. ## CONCRETE CURBING & GUTTER (2531) Concrete curb and gutter will be constructed in accordance with the provisions of 2531 and the following: Curing will be by the Membrane Curing Method as specified in 2531.3G (2). The sealing of joints in concrete curb and gutter will not be required. Construction joints in curb and gutter will be installed at 10-foot intervals. Preformed joint filler material (1/2-inch) will be place at the ends of all street returns, at the ends of concrete driveway approaches, and in accordance with MN/Dot Standard Plate 7035N. Concrete curb and gutter will be the style shown on the plans. ## PEDESTRIAN CURB RAMPS (2531) Unless otherwise dome sections will be red. ## STORM WATER MANAGEMENT (2573) The Stormwater Pollution Prevention Plan (SWPPP) required by the NPDES permit has been provided by the Owner and is incorporated into the plans and specifications. The Minnesota Department of Transportation's Specification 2573 - Stormwater Management is hereby modified as follows: 1.The Contractor will apply for and comply with the provisions of the NPDES permit and the SWPPP (Stormwater Pollution Prevention Plan). 2.The Stormwater Pollution Prevention Plan provided by the Owner is meant and provided as a guide in the provision of Erosion and Sediment Control (ESC) Best Management Practices (BMP's) as required by the NPDES permit. The SWPPP is based on finish grade contours. Additional ESC measures, although not shown by the plan, may be required to comply with the provisions of the NPDES permit. Provision and maintenance of the ESC BMP's in accordance with the NPDES permit is the responsibility of the contractor, regardless of what is shown on the SWPPP. Interim ESC BMP's and updating of the SWPPP are the responsibility of the contractor. Maintenance of the ESC BMP's is incidental to the work and will be performed in accordance with 2573.M. 3.When updates to the SWPPP are required, the Contractor will provide the Engineer with sketches of the updated areas, so that the Engineer can update the ## SWPPP. 4.No additional payment will be made for additional ESC BMP's required by the NPDES permit but not shown on the SWPPP. 5.The contractor will obtain the NPDES permit from the MPCA and pay any applicable fees as work incidental to the contract. The contractor will remain named on the NPDES permit until the warranty period expires, at which time he/she may submit an NPDES Permit Modification/Transfer Form to the Owner for completion and submission to the MPCA. 6.The contractor will maintain the NPDES site inspection log. 7.The contractor will be responsible for all fines imposed by regulating agencies for failure to comply with the provisions of the NPDES permit. 8.If the Engineer determines that ESC BMP's have failed or require maintenance, the Contractor will correct the cause of failure, maintain the BMP's, and alleviate all sediment deposition outside the construction limits, to the fullest extent possible. If the Contractor fails to install or maintain erosion or sediment control measures required by the NPDES permit, fails to conduct required inspections, or fails to take action ordered by the Engineer to correct ESC problems, the Engineer will issue a written order to the Contractor. The Contractor will respond within 24 hours with sufficient personnel, equipment, and/or materials and conduct the required work or be subject to a $500 per calendar day penalty for noncompliance. In addition, the Engineer may recommend that the Owner withhold payment from all work until the ESC BMP's are constructed or maintained. 9.The Engineer may require the Contractor to submit a site plan for certain portions of the work detailing proposed ESC BMP's, and a schedule indicating start and completion dates. The Contractor will not start work within these areas until the Engineer has accepted the site plan and schedule. No additional payment will be made for preparation of site plans required by the Engineer, or reasonable delays or production losses caused by this requirement. 10.Sediment removal required due to the failures to implement or maintain ESC BMP's will not be considered Extra Work. The Contractor will remove all sediment from areas accrued due to actions or inactions by the Contractor, at no cost to the Owner 11.The Contractor will designate a concrete washout area on-site and inform the Engineer of the chosen location at the pre-construction meeting. This area must be constructed so that it drains towards itself. Concrete debris will be removed from the concrete washout and removed from the site prior to final acceptance. ## Chimney Seal Chimney seal will be furnished and installed on all sanitary manhole and ring casting assemblies. Seals will consist of rubberized sleeves or collars specially designed for covering manhole frames, rings and castings. Seals will be exterior seals with mechanical restraint as manufactured by Cretex Products or equal. Furnish and installation of Chimney Seal is incidental to manhole castings and no additional payment will be made therefore. Chimney Seal will not be required until final adjustment of castings at the time the final lift of bituminous paving is constructed. ## ADJUST WATER VALVE BOX This work will consist of the adjustment of all water valve boxes to conform to each grade of the bituminous pavement. This work includes multiple adjustments and is incidental to construction. If any structures are damaged by the Contractor's operations, the cost of repairs and replacement will be at the Contractor's expense. Final valve box adjustment at the final lift of paving will be by the paving contractor. ## REMOVALS (2104) ## Saw-cut Bituminous and/or Saw-cut Concrete The edges of paving at the locations shown on the plan or directed as directed by the Engineer in the field will be full-depth saw-cut, typically at right angles to the faces to remain, in order to produce a clean edge of which to match the replacement paving or other surface to. Saw-cutting is incidental to the removals. ## Remove Bituminous and/or Concrete Surface After removal of bituminous or concrete surfacing in the traveled way, an aggregate surface will be provided in the removal area to the elevation of the removed materials. A minimum thickness of 6” of aggregate at the surface will be provided. This work is incidental to removals. ## Disposal of Removed Materials The removed materials will become property of the Contractor and be removed from the project site at the Contractor's expense. ## Remove Storm Sewer When existing storm sewer is designated to be removed, the existing pipe will be removed in its entirety, or crushed in its entirety and backfilled over, if directed by the Engineer. ## EXCAVATION AND EMBANKMENT (2105) 1.The area designated for excavation will be excavated to sufficient depth to allow construction of the typical section shown on the plans except as otherwise directed by the Owner. The Contractor will verify to the Owner that the subgrade has been constructed to the proper elevation before base construction proceeds. The subgrade must be within 0.10' plus or minus of plan elevation before the construction is allowed to proceed. A subgrade elevation consistently above or below plan elevation will not be considered acceptable work. On average, the subgrade will be at about plan elevation. 2.Excess excavated material will be disposed of by the Contractor. Excess topsoil material will be stockpiled separately or leveled, as directed by the Owner. Stockpiling and leveling will be considered incidental to the excavation, and will not be paid for directly. 3.The contractor will salvage and stockpile suitable topsoil and surface material to the satisfaction of the Owner as necessary to provide for final seed and turf establishment and restoration. Topsoil salvage will be considered incidental to excavation and no direct compensation will be made therefore. 4.Removal of rocks, boulders, masonry or concrete within the excavated area will be considered common excavation. All roots, stumps, rubbish, rocks and other waste materials will be hauled to the nearest landfill. This work will be considered incidental to the construction and will not be paid for directly. 5.Paving sections will be required to allow construction of the typical cross-section. Embankment will be constructed in accordance with the provisions of 2105. Suitable excess excavated materials will be utilized for embankment to the fullest extent practicable. The remaining embankment material will be granular borrow conforming to the provisions of 3149.2A. 6.Site grading will be performed as required to establish plan grade. All excess becomes property of the Contractor to be disposed of off-site. 7.The Contractor will be responsible for ensuring that all areas within the limits of lot grading have a minimum of 6” of salvaged topsoil material on the final grade. It will be the Contractor's responsibility to coordinate and designate topsoil salvaging operations and stockpiling to ensure adequate topsoil is available for a 12” cover. All existing topsoil will be removed in all areas which will be filled with any material other than topsoil except that topsoil depths will not exceed two feet. 8.All borrow or salvaged excavated material to be used as embankment within the limits of paving construction will be approved by the Owner prior to placement. Embankment will comply with the provisions of Minnesota Department of Transportation Spec. 2112 including achieving 100% compacted density in the upper 3 feet of subgrade and 95% below the upper 3 feet of subgrade. 9.All natural topsoils will be removed from below all paving construction areas. 10.Suitable excavated material will be used as backfill. Embankments and boulevards not being seeded or sodded will be dragged or raked smooth prior to completion of each project. 11.Excess excavated material, excluding rocks, boulders, debris and organic material, will be the property of the Owner and will be stockpiled on site as directed by the Owner. All other excess material will be disposed of by the Contractor offsite. 12.When embankment materials are placed on existing ground with an existing slope of greater than 4:1, the embankment will be placed in accordance with ## 2105.3.B. 13.Where excavation is performed to the subgrade without the placing of embankment materials, the contractor will work the upper 1' of the subgrade to within 2% of optimum moisture prior to the test-rolling stated below. When the existing moisture content is greater or less than 2% of optimum, the contractor will “farm” the material to dry it, or add water and mix the materials until the subgrade reaches the desired moisture content. This work will be incidental to construction. 14.Backfill construction of concrete curb and gutter in accordance with 2531.J is incidental. The contractor will note that when this work is complete, continuous positive drainage is provided to the curb & gutter, which is defined by the MPCA as a stormwater conveyance. ## MATERIALS FOR STORM SEWER CONSTRUCTION 1.All drainage structures with a depth of greater than 5' from top of casting elevation to bottom of structure elevation will be provided with steps. 2.Reinforced Concrete Pipe will be bedded and encased in accordance with plans and with material meeting the requirements of 2503. All RCP storm sewer pipe 15” in diameter or less will be Class 5, all other RCP storm sewer pipe will be Class 3 unless otherwise noted. 3.All PVC storm sewer will be Schedule 40 PVC, unless otherwise noted. ## STORM SEWER CONSTRUCTION REQUIREMENTS 1.Unless otherwise noted, all existing drain tile encountered during the course of the work will be repaired if damaged by the work, or if the existing outlet is known to be removed or made dysfunctional, hooked up to the new storm sewer improvements. This work is incidental to the contract. 2.Where existing tile lines, sump pump lines, or other existing drainage lines are tied into RCP storm sewer lines, a hole will be created in the upper 1/3 of the side of the new storm sewer, the existing line will be inserted into the side of the new RCP to a depth of not greater than 2”, geotextile fabric will be blanketed around or stuffed into the opening around the new pipe, and cement grout will be formed around the connection, so as to ensure water tightness. A maximum of 3 rings shall be used per standard plate 5043. 3.Where existing tile lines, sump pump lines, or other existing drainage lines are tied into HPDE storm sewer, fittings specifically manufactured for the connection of these lines will be used. 4.All existing drainage structures receiving new pipe will be cemented water tight around all pipes entering or exiting the structure. In addition, the inverts of all structures will be cemented so that all water entering the structure has a direct line out of the structure. 5.All new drainage structures will have integrally cast rubber boots to accept pipes and to ensure water-tightness. Worm screw stainless steel bands will be affixed to the boots to secure the pipe to the structure. 6.HDPE pipe will be installed accordance with ASTM F230 ## CASTING ASSEMBLIES (2506) Casting assemblies will be of size and design noted on the plans. The work will include the cost of installing to final street surface grade on the manhole or inlet, including pavement removal and replacement if installed after paving. Contractor will use at least two and not more than six standard adjusting rings immediately below the casting assemble which will be set in a mortar bed. Each adjusting ring will also be set in mortar. All adjusting rings will be plastered with a minimum of ½” of mortar on the interior and exterior, such that the casting is water tight from both the interior and exterior. When bituminous paving lifts are scheduled for sequential construction seasons, castings will be set to the elevation of the non-wear course for the winter season, and then adjusted to final grade the following year. This work is incidental to construction. ## CONCRETE MIX FOR CURB & GUTTER, WALKS, & DRIVEWAYS (2461) Concrete for this Contract will be as follows and as outlined in 2461: The concrete mix number to be used for slip form curb and gutter will be 3A22. The concrete mix number for hand formed curb and gutter, sidewalks, and driveways will be 3A32. ## Minnesota Highway DesignationMinnesota Highway Designation ## Mix Number3A32B3A22B Type of ConcreteType 3 (Air Entrained)Type 3 (Air Entrained) ## GradeGrade AGrade A 28 Day Strength27 Mpa (3900 psi)27 Mpa (3900 psi) Slump50 mm to 75 mm (2” to 3”)25 mm to 50 mm (1” to 2”) ## Coarse Aggregate Composition100% Class "B"100% Class "B" Gradation of Coarse AggregateCA25 or CA50 For Structural ConcreteCA25 or CA50 For Structural Concrete Concrete will be supplied from a Mn/DOT certified producer. The Contractor will supply the mix designs. The Contractor will provide the Engineer with the mix design a minimum of 24 hours prior to the first pour. ## WALKS (2521) Concrete sidewalks will be constructed in accordance with 2521 and Standard Plate 7035M. Preformed joint filler material will be placed in accordance with Standard Plate 7035M. Concrete sidewalks will be mix design 3A32 with a maximum slump of 3”. No water will be added to the mix to reduce the slump beyond 3” for temporary workability, as stated in 2461.B3. Colored concrete shall be as manufactured by Scofield with coloring as determined by the Landscape Plan. ## CONCRETE CURING AND PROTECTION (2521, 2531) All sidewalk, driveway, curb and gutter will be cured using a membrane curing compound conforming to the requirement of Minnesota Highway Department #3754. For concrete curb and gutter poured after October 1st, blanket or extreme service membrane methods of curing will be substituted for membrane curing, in accordance with 2531. ## SPECIFICATIONS ## C11 ## Consultant: ## Sheet Title: ## Revision: ## Project: ## Sheet No.: ## Engineers + Surveyors 515 South Washington Ave. Albert Lea, MN 507-373-4876 ## No.: ## Drawn: ## Project Manager: ## Project Status: ## Date: ## Checked: bjj ## CD ## MANKATO ## APARTMENTS 9/20/2025 ## Site Plan and Traffic Advisory Review Committee 2. 1. ## Meeting Date:01/13/2026 ## Title ## Trestle Trail Yield Sign ## Review Construction Services staff recommend installing a YIELD (R1?2) sign on the southbound approach of Trestle Trail at the intersection of Trestle Trail, Owatonna Street, and Sibley Parkway. If feasible, the sign should be added to the existing assembly; otherwise, a new support will be provided to ensure proper placement and visibility. This recommendation follows citizen concerns that only one of the four intersection approaches is currently controlled by a YIELD sign. Staff’s review confirmed that existing signage along Sibley Parkway establishes it as the through street and that other minor approaches—including an additional Trestle Trail access immediately west—are controlled by YIELD signs. Adding a YIELD sign to this Trestle Trail approach will align it with the other minor approaches along Sibley Parkway, improving consistency, reinforcing driver expectations, and enhancing overall intersection safety given the existing traffic patterns. Please see attached Memorandum and Supplemental Information that should be included as attachments to the agenda item. ## Attachments Detailed request Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 1/13/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Cory Bienfang, PE – City Engineer ## Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage ## Trestle Trail/Owatonna Street and Sibley Parkway Yield Sign Construction Services staff recommend installing a YIELD (R1‑2) sign on the southbound approach of Trestle Trail at the intersection of Trestle Trail, Owatonna Street, and Sibley Parkway. If feasible, the sign should be added to the existing assembly; otherwise, a new support will be provided to ensure proper placement and visibility. This recommendation follows citizen concerns that only one of the four intersection approaches is currently controlled by a YIELD sign. Staff’s review confirmed that existing signage along Sibley Parkway establishes it as the through street and that other minor approaches—including an additional Trestle Trail access immediately west—are controlled by YIELD signs. Adding a YIELD sign to this Trestle Trail approach will align it with the other minor approaches along Sibley Parkway, improving consistency, reinforcing driver expectations, and enhancing overall intersection safety given the existing traffic patterns. (See Figure 1.) ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Figure 1 ## Attachments: ## • Trestle Trail-Sibley Parkway Supplemental Info.pdf ## Subject FW: Intersection/signage issues here? ## FromBienfang, Cory ## ToMaury Hooper SentMonday, August 11, 2025 3:39 PM *** WARNING: This email is from outside the company. Proceed with Caution*** Here is another request. There has been some precedent in installing signing to be consistent within an intersection (ie. One leg has a yield sign, but the other opposing side does not, thus justified to install another yield so both legs are consistent). The most recent situation was on a city owned property, however. Cory Bienfang, P.E. ## Interim City Engineer ## City of Mankato Intergovernmental Center | 10 Civic Center Plaza | Mankato, MN 56001 Office:(507) 387-8643 cbienfang@mankatomn.gov ## RECOMMENDATION: Install YIELD sign for southbound Trestle Trl (Owatonna St) at Sibley Parkway. If possible, Install sign on existing support (replace support if ground clearance of new YIELD sign is unacceptable). Installing this YIELD sign will align the Trestle Trl approach with signage of the other minor approaches along Sibley, providing consistency, reinforcing driver expectations, and generally improving safety at the intersection. SR #___ - YIELD Sign @ Sibley and Owatonna (complete) ## Tuesday, August 12, 20256:45 AM ## City of Mankato Page 1 Leading the way as a prosperous, diverse, regional community. Responsive • Efficient • Greater Good • Innovative • Open • Neighborly ## From:Westman, Molly <mwestman@mankatomn.gov> Sent:Thursday, July 31, 2025 8:56 AM ## To:Bienfang, Cory <cbienfang@mankatomn.gov> Subject:RE: Intersection/signage issues here? Hey Cory. I intended to speak with you about this at our Parks CIP meeting so I apologies that we did not get to it. I can provide some context to this if you want to give me a call! Sorry about that! ## Molly ## From:Westman, Molly Sent:Wednesday, July 30, 2025 10:59 AM ## To:Bienfang, Cory <cbienfang@mankatomn.gov> Subject:Intersection/signage issues here? Hi Cory. Could you please phone Gary Lesley regarding the intersection at Sibley and Owatonna. He has some comments/questions about this intersection/traffic volumes, etc. (704) 860-2367. Thank you. ## City of Mankato Page 2 ## Molly Westman ## Planning Coordinator ## City of Mankato ## 10 Civic Center Plaza ## P.O. Box 3368 ## Mankato, MN 56002-3368 Office: (507) 387-8571 Fax: (507) 388-7530 ## City of Mankato Page 3 ## REVIEW SUMMARY: Key considerations: Existing signing at the intersection, along Sibley, and at second property access to the west. Based on existing signage, Sibley has been designated as the through street along this segment, with STOP or YIELD signs provided at all minor approaches except the subject intersection. ○ Functional class (both are municipal streets)○ Crashes (none)○ ADT (2452 Sibley (2022) and 810 (2017) on Owatonna to the south. (ADT unavailable for Trestle Trl approach, but is a lower volume approach given the limited potential trip generation of the development and the multiple access points). ○ • ## City of Mankato Page 4 ## Site Plan and Traffic Advisory Review Committee 2. 2. ## Meeting Date:01/13/2026 ## Title ## Spruce Street Stop Sign ## Review Construction Services staff recommend installing a STOP (R1?1) sign on the westbound approach of Spruce Street at the intersection of 1st Avenue and Spruce Street. The sign will be mounted on a new support to ensure proper placement and visibility. This recommendation responds to citizen concerns about limited sight distance and lack of intersection control. Staff’s review confirmed that sight lines at this intersection are restricted and further complicated by direct access points to and from 1st Avenue and Spruce Street. Installing a STOP sign on the Spruce Street approach will align with existing controls on other minor approaches to 1st Avenue (including Spruce from the opposite direction), reinforcing 1st Avenue as the through street. This change promotes consistency, meets driver expectations, and improves safety—particularly given the limited visibility between conflicting movements. Please see attached Memorandum and Supplemental Information that should be included as attachments to the agenda item. ## Attachments Detailed request Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 1/13/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Cory Bienfang, PE – City Engineer ## Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage ## 1st Avenue and Spruce Street Stop Sign Construction Services staff recommend installing a STOP (R1‑1) sign on the westbound approach of Spruce Street at the intersection of 1st Avenue and Spruce Street. The sign will be mounted on a new support to ensure proper placement and visibility. This recommendation responds to citizen concerns about limited sight distance and lack of intersection control. Staff’s review confirmed that sight lines at this intersection are restricted and further complicated by direct access points to and from 1st Avenue and Spruce Street. Installing a STOP sign on the Spruce Street approach will align with existing controls on other minor approaches to 1st Avenue (including Spruce from the opposite direction), reinforcing 1st Avenue as the through street. This change promotes consistency, meets driver expectations, and improves safety— particularly given the limited visibility between conflicting movements. (See Image 1 – westbound and Image 2 – northbound for examples of the challenging sightlines.) ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Image 1 (Westbound) Image 2 (Northbound) ## Attachments: ## • Spruce St-1 st ## Ave Supplemental Info.pdf No information was found during review of City archived Agenda's and meeting minutes 2015 to present ## RECOMMENDATION: Based on engineering judgement, install a STOP sign for westbound Spruce at 1st Ave. Despite the low volume approach and cross-street volumes, a recent complaint has highlighted the challenging sight lines for the east approach, which are further complicated by direct access to and from 1st and Spruce in this vicinity. A STOP sign will align the Spruce Street approach with signage of the other minor approaches along 1st (including Spruce from the opposite direction) which establish 1st Ave as the through street, providing consistency, reinforcing driver expectations, and generally improving safety at the intersection, particularly given the restricted views between conflicting traffic. ## Spruce and 1st STOP Sign Request ## Thursday, October 30, 202510:25 AM ## City of Mankato Page 1 Functional classification: local/local Crashes: none in 10-years -MnCMAT2 (10/30/2025) ADT: review of MnDOT TCDS, no volumes available for Spruce or 1St. Based on area land use and nearby ADT's, volumes are assumed to be below those typically referenced to justify stop signs by themselves. ## Zoning: is Light Industrial Sightline are problematic for the east approach (westbound traffic). This is further complicated by various direct access along 1st Avenue, which has been designated as the through street along this segment based on the existing signing. Spruce also has some direct access in the vicinity of the intersection. ## City of Mankato Page 2 ## City of Mankato Page 3 ## Site Plan and Traffic Advisory Review Committee 2. 3. ## Meeting Date:01/13/2026 ## Title ## Augusta Drive Speed Limit ## Review Construction Services staff are recommending additional 30 MPH signs along Augusta Drive between North Riverfront Drive and Trunk Highway 22. The R2-1 (30 MPH) signs shown below would be added to new sign supports at three locations. The recommendation comes after receiving concerns of speeding along Augusta. Staff’s review confirmed that Augusta is posted appropriately at 30 MPH, however, additional signage could provide benefits by informing drivers of the regulatory speed limit at the strategic locations. Please see attached Memorandum and Supplemental Information that should be included as attachments to the agenda item. ## Attachments Detailed request Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 1/13/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Cory Bienfang, PE – City Engineer ## Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage Augusta Drive 30mph Signs (North Riverfront Drive to Trunk Highway 22) Construction Services staff are recommending additional 30 MPH signs along Augusta Drive between North Riverfront Drive and Trunk Highway 22. The R2-1 (30 MPH) signs shown below would be added to new sign supports at three locations. The recommendation comes after receiving concerns of speeding along Augusta. Staff’s review confirmed that Augusta is posted appropriately at 30 MPH, however, additional signage could provide benefits by informing drivers of the regulatory speed limit at the strategic locations shown in Figure 1. ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Figure 1 ## Attachments: ## • Augusta Drive Supplemental Info.pdf 06-06-2025 Resident email Chad Honetschlager, Police Officer -Traffic Enforcement, about speeding (noted time periods 6-7AM and 4-5PM) 06-11-2025 Alec acknowledged receipt of request and will collect data. 06-11-2025 Resident response about placing speed device between residents back yard and Greyhawk. 06-16-2025 Resident noticed city took down the speed radar in the morning and inquired about seeing results 06-16-2025 Police Office response, noting additional patrols have been out but have not yet documented any excessive speed issues. Also contacted owner of vehicle with plate provided by resident 06-16-2025 City sent resident summary of results, 85th was 28 mph, driver behavior aligns with what is expected for a 30 mph posted roadway. ADT information was also provided. 06-16-2025 Resident questions the validity of the data collection and communicated that data was generally collected outside of when the speeding is occurring (morning, evening, and on the weekends). Resident requested a longer study. 06-17-2025 City staff followed up with Police about and provided speed data information collected to date. 06-17-2025 City following up on accuracy of data collection method. 06-17-2025 City staff continue correspondence on accuracy of data collection method. Developing a comparison to tube method. 06-17-2025 City staff continues to better understand speed measuring device limits. 06-17-2025 City responds to resident with speed collection information. Communicates that it intends to collect additional data, but notes that it did capture AM and PM periods that were identified by resident as concern time periods. Reinforces that Public safety staff a providing additional attention. Inquired about what the resident ultimate goal for Engineering to take action on. 06-17-2025 Resident response to city inquiry. Concerns "no safe place to cross", increased daily traffic. Communicated they believe an All-Way STOP is needed at Augusta/Greyhawk. Also mention a solar powered speed feedback sign as a potential effective tool. 06-18-2025 City staff exchange about StreetLight data to support the review? (didn't see any additional StreetLight references) 07-01-2025 Speed data from tube counts (6/23 11AM to 6/27 8AM) -85th percentile speed 35mph. 07-14-2025 City and Public Safety coordinate on temp speed wagon. 08-05-2025 Resident thanks city for speed limit control sign installation and requests one for the opposite direction. 10-05-2025 Resident initiates a follow up speed concern on Augusta. Location link: https://maps.app.goo.gl/4aLgTpBgUqwgzkMi6 Augusta is an MSAS 157 and classified as a Minor Collector. One of it's purposes is to connect the higher- functional class roadways Concerns: Sight lines look good with trees trimmed up. Pedestrian crossing sight distance should be at least equal to the SSD: 200' for 30 MPH and 250 feet for 35 mph. It appears sight distance exceeds 250 to both the east and west. ## ADT: 2093 west of St. Andrews Dr (No Speed data from MnDOT GIS) ## Augusta Dr ## Tubes ## Augusta Drive Speed Concerns Wednesday, October 8, 2025 11:27 AM ## City of Mankato Page 1 2093 west of St. Andrews Dr (No Speed data from MnDOT GIS) 3589 east of Premier Dr. (no speed data from MnDOT GIS) Weekly Speed Review: Monday morning June 23, 2025 to Friday morning June 27, 2025 Note: the 85th percentile speed bin is 31 to 35 MPH. 10881 vehicles total in the data set 99.2% are traveling at less than 40 MPH. 89 vehicles exceeded the 41 MPH during the week ## Speed Study Review for 6-7 AM: Note: the 85th percentile speed bin is 31 to 35 MPH. 523 vehicles in the data set 99.2% are traveling at less than 40 MPH. 4 vehicles exceeded the 41 MPH ## Speed Review for 4-5 PM Note: the 85th percentile speed bin is 31 to 35 MPH. 1436 vehicles in the data set 99.3% are traveling at less than 40 MPH. 10 vehicles exceeded the 41 MPH ## Augusta Dr Tubes Sp... ## City of Mankato Page 2 ## WEST END ADT: ## MIDDLE ADT: ## EAST END ADT: Multi-Way STOP review: Using the ADT noted in MnDOT application at Grayhawk Drive, the intersection falls significantly short hourly volumes required to warrant an all-way stop. The requirement is at least 300 vph entering for any 8 hours. ## City of Mankato Page 3 Vehicles exceeding >40 MPH occur very isolated and in small numbers throughout the day, 2 or less making targeted enforcement an unlikely option. ## Crash_Sum mary_202... ## Crash_Sum mary_202... ## City of Mankato Page 4 ## Site Plan and Traffic Advisory Review Committee 2. 4. ## Meeting Date:01/13/2026 ## Title ## 1st Avenue and 3rd Avenue Intersection No Outlet Sign ## Review Construction Services staff recommend adding a NO OUTLET (W14?2a) sign to the existing street name sign assembly at the NE quadrant of the intersection of 1st Avenue and 3rd Avenue. The sign should be mounted below the 1st Avenue plaque on the current assembly if feasible; otherwise, a new support will be installed to ensure proper placement and visibility.  Back-to-back signs should be provided so that the sign is visible from both approach directions along 3 rd Avenue (arrow orientation as appropriate). This recommendation addresses concerns raised by local business regarding large commercial vehicles entering 1st Avenue and then needing to back out after discovering it is a no-outlet street. Due to the roadway alignment, drivers cannot see that 1st Avenue has no outlet until they are fully committed, creating operational and safety issues when backing out along the street. (See Figure 1.) Please see attached Memorandum and Supplemental Information that should be included as attachments to the agenda item. ## Attachments Detailed request Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 1/13/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Cory Bienfang, PE – City Engineer ## Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage 1 st Avenue and 3 rd ## Avenue Intersection No Outlet Sign Construction Services staff recommend adding a NO OUTLET (W14‑2a) sign to the existing street name sign assembly at the NE quadrant of the intersection of 1st Avenue and 3rd Avenue. The sign should be mounted below the 1st Avenue plaque on the current assembly if feasible; otherwise, a new support will be installed to ensure proper placement and visibility. Back-to-back signs should be provided so that the sign is visible from both approach directions along 3 rd Avenue (arrow orientation as appropriate). This recommendation addresses concerns raised by local business regarding large commercial vehicles entering 1st Avenue and then needing to back out after discovering it is a no-outlet street. Due to the roadway alignment, drivers cannot see that 1st Avenue has no outlet until they are fully committed, creating operational and safety issues when backing out along the street. (See Figure 1.) ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Figure 1 ## Attachments: • 3 rd ## Ave-1 st ## Ave Supplemental Info.pdf ## Existing/Proposed Sign Location ## RECOMMENDATION: Install a NO OUTLET (W14-2a) sign on the existing street name sign support. The W14-2a should be install below the 1st Avenue sign and be back to back to it is visible from both approaches. The sign should help reduce the number of occurrences and help minimize the associated operational and safety issues of vehicles having to back out along 1st Avenue. ## REVIEW: ## Location: https://maps.app.goo.gl/5Cb9fCMoUmA9FV6W9• ZONING - The adjacent area is zoned heavy industrial, so the presence of large vehicles on a regular basis is likley.• The alignment and length of 1st Avenue does not facilitate a sight line to the dead end, requiring drivers to commit before learning that no outlet exists. • 1st Ave and 3rd Ave -No Outlet Signage Sunday, January 4, 2026 8:43 AM ## City of Mankato Page 1 • ## City of Mankato Page 2 ## SubjectRe: No Outlet Sign ## Link to Outlook ItemClick here ## FromMaury Hooper ## ToSmith, Joe ## CcBienfang, Cory ## Sent11/19/2025, 3:20:40 PM Sounds good Joe. ## Maury Hooper , ## PE (MN) ## Transportation Project Manager Bolton & Menk, Inc. (651) 392-4461 ## From:Smith, Joe <jsmith@mankatomn.gov> ## City of Mankato Page 3 ## From:Smith, Joe <jsmith@mankatomn.gov> ## Sent: Wednesday, November 19, 2025 3:09 PM ## To: Maury Hooper <maury.hooper@bolton-menk.com> ## Cc: Bienfang, Cory <cbienfang@mankatomn.gov> ## Subject: Re: No Outlet Sign *** WARNING: This email is from outside the company. Proceed with Caution*** ## Hi Maury, Let's treat this one like any of our Customer Service Requests. Please add to your list to put together the 1-page memo recommendation for the advisory committee. Once approved by the traffic advisory committee, we would move to a city council resolution. Let me know if you have questions. ## Thanks, ## Joe ## From:Maury Hooper <maury.hooper@bolton-menk.com> ## Sent: Wednesday, November 19, 2025 2:56 PM ## To: Bienfang, Cory <cbienfang@mankatomn.gov>; Smith, Joe <jsmith@mankatomn.gov> ## Subject: Re: No Outlet Sign Caution:Think Security – This email originated from an external source. Be cautious with any links or attachments. This Message has originated outside your organization. ## Hello Cory, I believe that installation of "NO OUTLET" sign would address the issue. This sign could be mounted in conjunction with the street name sign as depicted below. Note: the street name sign should go above the "no outlet" sign. ## City of Mankato Page 4 Let me know if you have any question. ## Best, ## Maury ## Maury Hooper, PE (MN) ## Transportation Project Manager Bolton & Menk, Inc. (651) 392-4461 ## From:Bienfang, Cory <cbienfang@mankatomn.gov> ## Sent: Wednesday, November 19, 2025 1:34 PM ## To: Smith, Joe <jsmith@mankatomn.gov>; Maury Hooper <maury.hooper@bolton-menk.com> ## Subject: FW: No Outlet Sign *** WARNING: This email is from outside the company. Proceed with Caution*** ## City of Mankato Page 5 Please review and advise. Cory Bienfang, P.E. ## Interim City Engineer ## City of Mankato Intergovernmental Center | 10 Civic Center Plaza | Mankato, MN 56001 Office:(507) 387-8643 cbienfang@mankatomn.gov Leading the way as a prosperous, diverse, regional community. Responsive • Efficient • Greater Good • Innovative • Open • Neighborly ## From:Lozinski, Kari <klozinski@mankatomn.gov> Sent:Wednesday, November 19, 2025 12:58 PM ## To: Bienfang, Cory <cbienfang@mankatomn.gov> ## Subject: FW: No Outlet Sign They are requesting a Dead End sign. ## Kari Lozinski ## Engineering Project Coordinator ## City of Mankato Intergovernmental Center | 10 Civic Center Plaza | Mankato, MN 56001 Office:(507) 387-8634 |Mobile:(507) 380-7821 klozinski@mankatomn.gov ## City of Mankato Page 6 Leading the way as a prosperous, diverse, regional community. Responsive • Efficient • Greater Good • Innovative • Open • Neighborly ## From:Fischer, Dan <dfischer@mankatomn.gov> ## Sent: Wednesday, November 19, 2025 8:38 AM ## To: Lozinski, Kari < klozinski@mankatomn.gov> ## Subject: FW: No Outlet Sign Not sure who should get this? ## From:City of Mankato Website <communications@mankatomn.gov> ## Sent: Wednesday, November 19, 2025 8:36 AM ## To:Fischer, Dan <dfischer@mankatomn.gov> ## Subject: No Outlet Sign This Message has originated outside your organization. Message submitted from the <Mankato, MN> website. ## Site Visitor Name: Jennifer Brunz ## Site Visitor Email: jbrunz@huntelec.com ## Hello, I am not sure where to start so I thought I would send and email- Our business is 1905 1st Ave - Off of Third Ave in between MPM and Hubbard. (River City Electric ## DBA Hunt Elec) Our road is not a Thru Street- I am wondering if there could be a signed placed at the start of 1st Ave that says No Outlet - Not a Thru Street? We get semi's that come down 1st Ave thinking that they can get across--- Guessing to Jack Links - 99% of them can get backed out but we have a lot of equipment in the yard and it is getting harder and harder for them. Today alone there has been 3 semi 1 of them a tanker truck come in and then they realize that they can not get through and have to back out. If you could point me to right person to get help with this - if not you that would be great. ## Thank You ## Jennifer Brunz ## Hunt Electric 507-208-8069 ## City of Mankato Page 7 ## Site Plan and Traffic Advisory Review Committee 2. 5. ## Meeting Date:01/13/2026 ## Title Riverfront Drive No Parking Sign (SE Quadrant of N Riverfront Drive and E Rock Street) ## Review Construction Services staff recommend installing a NO PARKING (R8?3) sign to reinforce Minnesota Statute 169.34, which prohibits parking within 30 feet of a traffic signal. This measure will help maintain clear sight lines and allow the intersection approach to function as marked. The sign should be added to an existing support if feasible; otherwise, a new support will be provided to ensure proper placement and visibility. This recommendation follows citizen concerns that vehicles have been parked in the signal approach lane. Staff’s review confirmed that existing pavement markings designate this space as a travel lane adjacent to the curb, not a parking lane. A photo provided by the citizen further verifies that the area is currently being used for parking. The owner of Mom & Pop’s Ice Cream at 629 N Riverfront Drive has been contacted regarding the proposed sign installation and is supportive. Please see attached Memorandum and Supplemental Information that should be included as attachments to the agenda item. ## Attachments Detailed request Supplemental information ## Mr. Joh Harrenstein March 21, 2019 Page 1 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. ## MEMORANDUM Date: 1/13/2026 ## To: Site Plan and Traffic Advisory Committee ## From: Cory Bienfang, PE – City Engineer ## Joe Smith, PE – Assistant City Engineer ## Maury Hooper, PE – Traffic Engineer ## Subject: Resolution for Directing Traffic Control Signage Riverfront Drive No Parking Sign (SE Quadrant of N Riverfront Drive and E Rock Street) Construction Services staff recommend installing a NO PARKING (R8‑3) sign to reinforce Minnesota Statute 169.34, which prohibits parking within 30 feet of a traffic signal. This measure will help maintain clear sight lines and allow the intersection approach to function as marked. The sign should be added to an existing support if feasible; otherwise, a new support will be provided to ensure proper placement and visibility. This recommendation follows citizen concerns that vehicles have been parked in the signal approach lane. Staff’s review confirmed that existing pavement markings designate this space as a travel lane adjacent to the curb, not a parking lane. A photo provided by the citizen further verifies that the area is currently being used for parking. See Figure 1 for the recommended parking restriction zone. The owner of Mom & Pop’s Ice Cream at 629 N Riverfront Drive has been contacted regarding the proposed sign installation and is supportive. ## Mr. Joh Harrenstein March 21, 2019 Page 2 ## City of Mankato, MN ## 10 Civic Center Plaza ## PO 3368 Mankato, MN 56002-3368. Figure 1 ## Attachments: ## • Riverfront Dr No Parking Supplemental Info.pdf ## RECOMMENDATION: Installation of no parking signing is recommended for the segment between the access to Mom & Pop's parking lot and the crosswalk (identified by the yellow box in the image below). This would reinforce the intent of the in-places striping and align with Mn Statute that restricts parking with 30' of a traffic signal and 20 feet of a crosswalk. ## Subject ## Customer Service Request # 25-14606-001: Parking complaint ## FromBienfang, Cory ## ToMaury Hooper SentTuesday, September 9, 2025 10:28 AM ## Attachments Image 1 *** WARNING: This email is from outside the company. Proceed with Caution*** Please add to the spreadsheet and review. I would request your prioritization the best you are able. ## SR 25-14606-001 No Parking Sign Request -N Riverfront Drive/E Rock St. Wednesday, September 10, 2025 12:24 PM ## City of Mankato Page 1 Cory Bienfang, P.E. ## Interim City Engineer ## City of Mankato Intergovernmental Center | 10 Civic Center Plaza | Mankato, MN 56001 Office:(507) 387-8643 cbienfang@mankatomn.gov Leading the way as a prosperous, diverse, regional community. Responsive • Efficient • Greater Good • Innovative • Open • Neighborly ## REVIEW SUMMARY: Reviewed existing striping and lane configuration Parking lane (solid edge line) stripe ends just south of Mom & Pops lot access. The skip line provided on the approach indicates that two approach lanes at the signal are intended. ○ • Minnesota Statutes §169.34, restricts parking within 30 feet of a traffic signal.• ## City of Mankato Page 2