HomeMy WebLinkAboutResolution 7579 Pre CIC Plat and Conditional Use Permit 430 Old Crystal Bay Rd LAND TYPE Torrens(T)
DOC NUM 6136746
Certified, filed and/or recorded on
May 21, 2025 10:50 AM
Office of the Registrar of Titles
Hennepin County, Minnesota
Amber Bougie, Registrar of Titles
Daniel Rogan, County Auditor and Treasurer
Deputy 98 Pkg ID 2787454E
Document Recording Fee $46.00
Document Total $46.00
Existing Certs
1589241
This cover sheet is now a permanent part of the recorded document.
�00 CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7579
iktsRoo'
A RESOLUTION GRANTING
PRELIMINARY APPROVAL FOR A CIC PLAT,
CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL
FOR THE GARAGE CONDO DEVELOPMENT
FILE NO. LA24-000068
WHEREAS, Orono Garage Condos LLC, (hereinafter the "Developer") on behalf of the
owners Old Crystal Bay LLC, (hereinafter the"Owners") of the following property: 430 Old Crystal
Bay Rd, (PID 33-118-23-13-0016) legally described within Exhibit A (hereinafter collectively the
"Property");
WHEREAS on January 9, 2025, the Developer made a complete application for
Preliminary Plat, Conditional Use Permit and Site Plan approval to create a garage condo
development; and
WHEREAS, on February 18, 2025, after published and mailed notice in accordance with
Minnesota Statutes and the City Code, the Planning Commission held public hearings, at which
time all persons desiring to be heard concerning this application were allowed to speak thereon;
and
WHEREAS, on February 18, 2024, the Planning Commission tabled the application
provided guidance to the developer and regarding access, parking and landscaping changes;
and
WHEREAS, on March 17, 2025, the Planning Commission reviewed the revised
application. Although the Developer provided the requested information, the site plan did not
provide off-street parking on the site. The Commission was unsatisfied with the revised plans
which did not identify off-street parking, with a vote of 4-1, recommended denial of the
application as revised; and
WHEREAS, on March 27, 2025, the Developer submitted revised plans addressing
proof of parking identified with the site.
WHEREAS, on April 14, 2025, the City Council reviewed the revised application, the
recommendations of the Planning Commission and City staff, and made the following findings:
FINDINGS OF FACT:
Al. This application was reviewed as Zoning File#LA24-000068. The analysis contained within
staff memos and the exhibits attached to the aforesaid memos, all minutes from the above-
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icL0. - CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
71,
��� NO. 7579
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mentioned meetings, and all other materials distributed at these meetings are hereby
incorporated by reference.
A2. The Property is guided in the 2020-2040 Community Management Plan for industrial use.
A3. The Property is located in the I- industrial Zoning District, which allows a garage condo
business as a conditional use.
A4. The Property contains 4.88 gross acres in area.
A5. The proposal would create 85 condo units within 5 buildings.
A6. The Property is located within the MUSA and will be served by city sewer and water.
A7. The Property is within the Stormwater Quality Overlay District which restricts overall
hardcover. The property is located in Tier 5 with a maximum allowed hardcover of 85%. The
proposal results in 126,869 sq.ft of hardcover or 75% of the site.
A8. The Developer has prepared grading plans to manage stormwater on-site.
A9. A Site Plan Analysis was completed and the development of the vacant lot will meet all
zoning standards according to the revised plans.
A10. The existing public roadway, Orono Industrial Blvd, provides access to the Property.
Orono Industrial Blvd will be constructed to complete the Crystal Bay Business Center
development improvements. The existing right of way is unimproved and is scheduled to be
built to meet city standards.
A11. The proposal requires a preliminary and final plat due to the condo plat proposed. The
land is not being subdivided. The proposed development is not a subdivision therefore, park
dedication fees or Conservation Design Plans are not required.
CONDITIONAL USE PERMIT ANALYSIS:
The City Council may approve a conditional use permit for garage condo use as long as the
following criteria are met:
B1.No exterior parking or storage is permitted for a period longer than twenty-four(24) hours. A
parking plan must be provided to demonstrate accessibility to the site. The applicant has
submitted a proof of parking plan noting parking for each unit and 7 additional possible
additional guest parking stalls. The applicant notes that the site does not support outdoor
storage or overnight parking. Additionally, the applicant notes in their covenants that no
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gOt�rO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7579
t'kESHO
outdoor storage will be permitted. This standard it met.
B2.The premises shall not be used or customized for residential living purposes or community
gatherings or events. The development is within the industrial district which does not support
living and dwelling units. The developer's covenant includes prohibition of living/dwelling
within units on site as well a prohibition on holding "events". The covenant also defines
events. The definition of"events"is included as a listed condition to clarify the use on the
site. This condition is met.
B3.The premises shall not be used for the operation of a business for retail purposes, including
but not limited to automobile repair. This does not prohibit minor maintenance, care, or
upkeep of motor vehicles, boats, trailers, or recreational vehicles stored in individual units.
Storage and warehousing may be permitted. This condition is met for the proposed
development. If any new or more intense uses are contemplated in the future, a review by
City staff and approval by the City Council is required. This condition is met.
B4.The management, use, and customization of the garage condos, including common areas,
and individual units, shall be governed by an association, which association rules shall place
adequate controls to ensure compliance with applicable city code. A draft declaration of
covenants for management of the development has been provided by the Developer. This
condition will be met. This condition is met.
B5.The premises shall maintain adequate access to individual units and any common areas or
office space for emergency response and snow removal/storage. The developers propose
easements for access, drainage, and utilities throughout the common spaces including the
drive aisles. A knox box will be placed at the entrance gate for emergency personnel and
vehicle access. This condition is met. This condition is met.
B6.The premises shall contain sufficient lighting and/or security measures to deter or mitigate
criminal activity and ensure adequate access for emergency response.A lighting plan has
been provided. The property is also proposed to be fenced and gated. This condition is
met.
B7.Any individual unit that is connected to the city sewer and water system shall have individual
meters. The applicant is proposing individual water and sewer connections to serve
building; and each unit will have their own meter. This condition is met.
Based on the application and the evidence submitted, the Council finds that the proposed use
at the proposed location is or will be:
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0A4 CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7579
-ikESHO
B8.Consistent with the community management plan; The proposed use is consistent with the
community management plan. The garage condo use is consistent with the intended
Industrial use of the site.
B9.Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The proposed use meets the requirements
of the Code within the Industrial District as a Conditional Use.
B10. Adequately served by police, fire, roads, and stormwater management; The site is
adequately served by police, fire, roads, and storm water management. The proposed site
has been reviewed by the police, fire and engineering departments and the site meets the
development standards to support this application.
B11. Provided with an adequate water supply and sewage disposal system; The site is
provided with adequate water supply and sewage disposal system for the proposed use.
The utilities within the development be privately installed and maintained. The City will have
access for utility shut off and emergency services. The developer will be responsible for
installation and maintenance of the utility infrastructure. Each unit will be individually
metered to follow the CUP standards.
B12. Not expected to generate excessive demand for public services at public cost; A storm
pond is proposed. The proposed use is not expected to generate an excessive demand for
public services at public cost based on other similar developments'historic operating
records.
B13. Compatible with the surrounding area as the area is used both presently and as it is
planned to be used in the future; The proposed use is compatible with the surrounding area
and with the other Industrial uses. There are residentially-zoned properties across Old
Crystal Bay Road North. This low-intensity Industrial use is preferable to the adjacent
residential properties as compared other Industrial uses such as manufacturing or uses
which may create more noise, pollution or other externalities.
B14. Consistent with the character of the surrounding area, unless a change of character is
called for in the community management plan; The design of the buildings is consistent with
the architectural design standards outlined for the industrial district and the industrial uses.
B15. Compatible with the character of buildings and site improvements in the surrounding
area, unless a change of character is called for in the community management plan; The
design of the buildings and site are consistent with the surrounding area.
B16. Not expected to substantially impair the use and enjoyment of the property in the area or
have a materially adverse impact on the property values in the area when compared to the
impairment or impact of generally permitted uses; This is a conditional use within the
Industrial district. It will not impair the use and enjoyment of the properties in the area. The
development is proposed to meet the conditions of the district.
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SON, CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7579
t9kasxo��
B17. Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses; The proposed landscape plan includes a variety
of plantings on the edge of the property creating screening for the site. The site is
surrounded on two sides by industrial parcels, a state highway to the south, and a
residential development to the west separated by a 66-foot-wide right-of-way(Old Crystal
Bay Road N). The proposed vegetative screening and distance from the adjacent residential
developments should provide adequate mitigation from any negative impacts of the site.
B18. Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes,
dust, electrical interference, general unsightliness, or other means; Access to the site is off
of an interior road within the industrial district. The site is designed with fencing and
landscaping around the perimeter to buffer any adverse impacts. The applicant states the
activity resulting from the Garage Condos will not cause a nuisance, smoke, noise, glare,
vibration, odors, fumes, dust, electrical interference, or general unsightliness.
B19. Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe
access; The adjoining properties should not experience parking issues or traffic congestion.
The proposed use is expected to have significantly less traffic than the generally allowed
uses in the Industrial zoning district. The site will support the parking needs generated by
the use.
B20. Designed to take into account the natural, scenic, and historic features of the area and to
minimize environmental impact; The site is designed to enhance the natural environment
with the storm water management and planting plans. The site was originally graded when
the Crystal Bay Business Center developed was platted in 2007 and has been vacant with
no native plantings or natural areas.
B21. All exterior lighting shall be so directed so as not to cast glare toward or onto the public
right-of-way or neighboring residential uses or districts; and The lighting for the site is
designed to aim downwards and will not cast glare toward public right-of-way or neighboring
residential uses or districts.
B22. Not detrimental to the public health, public safety, or general welfare. The proposed use
is not detrimental to the public health, public safety, or general welfare and is expected to
less impact as a garage condo development than the generally allowed uses within the
Industrial zoning district.
B23. Economic return. The use will provide an economic return to the community and be
commensurate with other industrial uses for which the property could feasibly be used. In
considering the economic return to the city, the planning commission and city council may
give weight to the sociological impact of proposed use, both positive and negative. The
use is consistent with the industrial district and other surrounding uses. The site is screened
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�O�rO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 7579
t,4SHO
and buffered from abutting residential districts. The use of the property will be interior to the
buildings with little exterior activity thus limiting negative impacts to the surrounding area.
CONCLUSIONS, ORDER AND CONDITIONS:
NOW, THEREFORE, BE IT RESOLVED, based upon one or more of the above
findings, the Orono City Council hereby grants Preliminary CIC Plat, Conditional Use Permit and
Site Plan Approvals allowing the Developer to proceed with a final plat of the Property to allow a
garage condo development with a stormwater pond. The preliminary plat (attached as Exhibit
B) together with the stormwater grading, site plan, and landscape plan will establish the
elevations, drainage swales, and stormwater basins, common element spaces, landscaping and
building footprints for the site. Preliminary Plat approval is subject to the following conditions:
C1. Approval is subject to Minnehaha Creek Watershed District(hereinafter the "MCWD")
approval and permits as required. Final Plat approval shall not be granted until the
Developer has provided evidence that all required MCWD permits have been obtained.
C2. Approval is subject to drainage, utility and access easement dedications.
C3. The Developer shall address all outstanding engineering comments and/or conditions
provided by the City Engineer with the Final Plat development plan submittal.
C4. The erosion control plan shall adhere to "Best Management Practices for Protecting Water
Quality in Urban Areas" and to the approved SWPPP. All erosion controls as required by
the City and the MCWD shall be in place before commencing grading and excavation on the
site. All such erosion control measures shall be maintained in working order until the site is
vegetated and stabilized.
C5. Upon evidence of resettlement history, the Developer shall cease all activity and contact the
City and the Minnesota State Historic Preservation Office (SHPO) before proceeding.
C6. Violation of or non-compliance with any of the terms and conditions of this resolution may
result in the termination of any authority granted herein.
C7. Easements Required.
1. Drainage and Utility Easements shall be dedicated to the public on the Final Plat 10'
along all exterior property lines, except such easements shall be increased to
accommodate drainage where required, subject to City staff approval.
2. A Drainage and Utility easement shall be dedicated to the public on the plat over
stormwater pond areas, drainageways, and stormwater facilities.
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i OHO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
c> NO. 7579
4kESHO4t
3. A Utility and Access Easement shall be granted to the City over the common element
space which align with the drive aisles on the Property.
C8. Development Fees:
a. Stormwater and Drainage Trunk Fee: The property will be subject to the 2025
Stormwater and Drainage Trunk Fee of$9,690.00 per acre. The 4.89 acres property is
proposed to be developed, therefore $9,690.00 x 4.89 = $47,384.10.
b. Water and Sewer Connection Permits: Connection permits will be required for each
individual unit (85 units proposed) and will follow the applicable fee schedule. The
individual permits and fees will be due when the connection is being installed to each
unit with the building permit.
c. Met Council Sewer Availability Charge: Due to the size of the buildings and the
number/type of proposed connections it is estimated that the development will require 14
SAC units in total according to the Met Council determination letter. Below is the break
down for SAC units for each building. The SAC fee will be collected with each building
permit.
i) Building 1:1 SAC Unit
ii) Building 2: 3 SAC Units
iii) Building 3: 4 SAC Units
iv) Building 4: 4 SAC Units
v) Building 5: 2 SAC Units
The current fee is $2,485.00 per SAC unit which would result in a total of(14 x
$2,485) $34,790.00 required to connect in 2025.
d. Water and Sewer Area Connections: The city determined that the units identified by
the Met Council should be used to apply the water and sewer area connection charges.
The City of Orono does not have a unit breakdown for industrial uses and the regional
authority made a determination of use as it compares to single family homes. Following
their logic, it is appropriate to apply the same SAC unit determination when applying the
water and sewer area connection fees. These fees will be collected with each building
permit. The following fees are proposed to be required using the 2025 fee schedule for
$4,370.00 water unit and $6,000.00 per sewer unit. (Total $10,370.00 per unit)
i) Building 1:1 SAC Unit = $10,370.00
ii) Building 2: 3 SAC Units = $ 31,110.00
iii) Building 3: 4 SAC Units = $41,480.00
iv) Building 4: 4 SAC Units = $41,480.00
v) Building 5: 2 SAC Units = $20,740.00
In total all 5 buildings will result in 14 SAC units and would require (14 x
$10,370.00) $145,180.00 in fees for water and sewer area connection fees.
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O CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
C. NO. 7579
{'kESHO%L‘C'
C9. Plans and Specifications. The following plans and specifications shall be submitted for
review and approval by the City and other appropriate jurisdictions before Final Plat
approval, to ensure that the proposed plat will accomplish the intended purposes:
1. Final grading, drainage, and erosion control plan showing existing and proposed
contours, anticipated building locations, elevations, stormwater facilities and
calculations, utilities and erosion control measures to be used during construction.
2. Final Landscape Plan which shall include planting plans with tree calculations.
3. Final Stormwater Management Plan.
4. Final stormwater pollution prevention plan (SWPPP).
5. Sufficient detail to meet the recommendations of the City Engineer.
C10. Council approval is based on the entire record and the above Findings. Any
amendments to the plans that are not in conformity with City codes may require further
Planning Commission and City Council review. This approval does not limit the City from
revising or amending these conditions as the review process continues.
C11. Authorities granted by this resolution run with the Property not with the Owners, but are
permissive only and must be exercised by filing a Final Plat application within one year of
the date of Council approval, or the preliminary plat approvals will expire on that date.
C12. Conditional Use Permit Conditions:
a. Approval of the CUP will be conditioned upon preliminary and final plat approval.
b. All permitting from MCWD and other agencies must be obtained prior to issuance of
building permits.
c. Any changes to or intensification of the use may trigger additional council review and
approval.
d. All City Staff comments must be addressed prior to placement on the City Council's
agenda for final plat review.
e. The hours of operation for the site are set as 6am - 10pm 7-days a week.
f. The premises shall not be used or customized for residential living purposes or
community gatherings or events. Events in this context means: outdoor activities on the
property, such as promotional events, gatherings, demonstrations, displays or other
activities which affect any easement or use right, obstruct driveways, access roads, or
Common Elements.
FINAL SUBMITTALS:
The Developer shall complete all requirements for Final Plat Approval and all final submittals
must be submitted to the Planning Department at least four(4) weeks before the regularly
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gO�rO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
c, NO. 7579
'QsHoo'
scheduled Council meeting on the second and fourth Mondays of the month. These submittals
are as follows:
Cl.Record Plat Drawings. Record plat drawings in the form of two draft (2) copies (one
copy for the City's records and one for filing with Hennepin County) and one (1) copy
reduced to 1" = 200'. A digital copy is also required. Drawing to include:
a. Lot lines platted per preliminary plat survey/drawing by Civil Methods Inc., dated
12-28-2024 attached hereto as Exhibit B, except as modified herein.
b. Dedication of"Drainage and Utility Easements" 10' along exterior property lines,
and over the stormwater pond, ditches, and facilities.
c. Dedication of"Ingress, Egress, Drainage and Utility Easement" over the
Common Element space.
d. Name of the plat.
Record mylar drawing will be due at the time of recording for the CIC. Once the building are
substantially completed the mylars will need to be signed and recorded before building final and
occupancy of the building approved.
C2.Financial Guarantee.
The Development Agreement shall include a financial guarantee by the Developer to
ensure the completion of site improvements. The Developer shall provide Itemized
construction estimates for all development improvements. The City Engineer shall
review the estimate of improvement costs, including but not limited to storm sewers,
landscaping, grading, erosion control, utilities, roads, and stormwater management
facility construction, and the Developer shall provide a financial guarantee in an amount
equal to 125% of the improvement costs to the City.
C3.Legal documents required:
a. Title commitment addressed to the City less than 90 days old. All owners,
mortgage holders, or others with property interest indicated therein shall sign the
plat and all other documents affected by such interest.
b. The Developer must provide certified copies of all recorded easements currently
affecting the Property.
c. The City Engineer shall establish the amount to be provided in the Letter of
Credit.
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�O�rO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
ti� Lti4 NO. 7579
t'kESH04�
d. Signed Developers Agreement and Letter of Credit (in the city's format) for
construction of improvements.
C4.Plat approval fees to be paid: Total due: $47,384.10
a. Stormwater and Drainage Trunk Fee: $47,384.10.
C5.Staging: Final platting will go to the City Council with a draft of the final plat mylars. The
draft final plat must be approved by the City Council. Before building permits are issued,
approval of the draft final plat, recording of the development agreement, and easement
much be completed. Final mylars can be record once the building is substantially
completed. Building final and Certificate of Occupancy will be held until the Final Plat for
the applicable buildings are recorded with Hennepin County. The developers are
proposing a constructing Buildings 1 and 2 in 2025. Separate Final Plat approval will be
required when Building 3,4, and 5 are proposed to be constructed.
C6.Violation of or non-compliance with any of the terms and conditions of this resolution
may result in the termination of any authority granted herein.
C7.According to City Code Section 82-116, this Preliminary Plat approval shall be
effective for one year, until April 28, 2026. Failure to file a complete final plat
application within this period shall be construed as a formal withdrawal of the proposed
plat and the terms and conditions of this resolution shall be null and void. The applicant
should anticipate the timing of the construction of their project and request any
necessary extensions that may be needed.
ADOPTED by the Orono City Council on this 28th day of April, 2025.
ATTEST: CITY OF ORONO:
/t
Ch 'sti e Lusi _City Clerk Alisa Benson, Acting Mayor
10
Exhibit A
430 Old Crystal Bay Road
LEGAL DESCRIPTION
That part of Lot 1, Block 1, Crystal Bay Business Center, embraced within Lot 4, Block 1, Van Dale
Addition, Hennepin County, Minnesota
Per Torrens Certificate No. 15 73287
Lot 1, Block 1, Crystal Bay Business Center, EXCEPT that part embraced within Lot 4, Block 1, Van Dale
Addition, Hennepin County, Minnesota.
Abstract Property
Resolution 7579
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C1.0
C1.0ORONO GARAGE CONDOSSITE PLANCOVER SHEET03/03/2025
24015 LEHMRHSITE PLAN
LOT 1, BLOCK 1, CRYSTAL BAY BUSINESS CENTER
HENNEPIN COUNTY, STATE OF MINNESOTA
SHEET INDEX
C1.0 COVER SHEET
C2.0 EXISTING SITE AND DEMO PLAN
C3.0 PROPOSED SITE PLAN
C3.1 PROPOSED UTILITY PLAN
C3.2 SANITARY SEWER PLAN AND PROFILE
C3.3 STORM SEWER PLAN AND PROFILE
C4.0 PROPOSED GRADING & EROSION
C4.1-C4.4 DETAILED GRADING PLAN
C4.5 DETAILED POND PLAN
C5.0 - C5.2 CONSTRUCTION DETAILS
CONTACT LIST
OWNER
ORONO GARAGE CONDOS
5840 CLUB VALLEY ROAD
SHOREWOOD, MN 55331
(952) 200-6384
CONTACT: DAVE RAMSEY, ROB PAGE
CIVIL ENGINEER
HAGSTROM ENGINEERING
219 6TH AVENUE E
ALEXANDRIA, MN 56308
320-759-0764
CONTACT: MATT HAGSTROM
SITE
OLD CRYSTAL BAY RD NWAYZATA BLVD
WILLOW DRIVE NSTATE HWY 12
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
ST ST
ST
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 10.0' DRAINAGE &
UTILITY EASEMENT
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 22.0' DRAINAGE
& UTILITY EASEMENT
S89°43'30"E 1,898.43'N00°16'00"E 1,898.43'N
5
5
°
2
3
'
0
7
"
W
1
,
8
9
8
.
4
3
'
N89°11'02"W 1,898.43'S00°14'12"W 1,898.43'EX. 8" WATER MAIN, T.R. (TYP)
EX. 8" WATER STUB, T.R.
EX. 8" WATER STUB, T.R.
EX. SAN. MH WITH 8" MAIN, T.R.
EX. 8" SAN., T.R. (TYP)
EX. BOUNDARY (TYP)
EX. 60.0' ROW
EX. 66.0' ROW
EX. STORM SEWER, T.R. (TYP)
EX. CULVERT,
41.4 LF T.B.R.
EX. BOUNDARY (TYP)
EX. FENCE, T.B.R.
EX. STORM SEWER STRUCTURES, T.R. (TYP)
EX. WALL, T.R. (TYP)
EX. FENCE, T.B.R.
EX. WALK, T.R. (TYP)
EX. CURB & GUTTER,
T.R. (TYP)
EX. FIRE HYD., T.R. (TYP)
EX. FENCE, T.R. (TYP)
EX. CURB & GUTTER,
48 LF T.B.R.
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C2.0
C2.0ORONO GARAGE CONDOSSITE PLANEXISTING SITE AND DEMO PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
EXISTING PROPERTY BOUNDARY
EXISTING RIGHT OF WAY
EXISTING LOT
EXISTING EASEMENT
EXISTING STORM SEWER W/ MANHOLE
EXISTING SANITARY SEWER W/ MANHOLE
EXISTING WATER MAIN W/ VALVE & HYDRANT
EXISTING ELECTRIC
EXISTING ELECTRICAL PEDESTAL
EXISTING GAS
EXISTING TELEPHONE
EXISTING CONCRETE
EXISTING ASPHALT
EXISTING FENCE
EXISTING CURB & GUTTER
DEMO CULVERT
DEMO FENCE
DEMO CURB & GUTTER
EXISTING
TYPICAL
TO REMAIN
TO BE REMOVED
EX.
(TYP)
T.R.
T.B.R.
S
E
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE
SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
ST
LEGEND
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. 10.0' EASEMENT
EX. 10.0' EASEMENT
EX. 10.0' EASEMENT
EX. 22.0' EASEMENT
S89°43'30"E 1,898.43'N00°16'00"E 1,898.43'N
5
5
°
2
3
'
0
7
"
W
1
,
8
9
8
.
4
3
'
N89°11'02"W 1,898.43'S00°14'12"W 1,898.43'20.0' SETBACK
35.0' SETBACK
35.0' SETBACK
10.0' SETBACK
EX. BOUNDARY
EX. BOUNDARY
EX. 60.0' ROW
EX. 66.0' ROW
40.0'
50.0'
50.0'50.0'
20.0'20.0'
4.0' CONCRETE
APRON (TYP)
40.0'
240.0'
20.0'20.0'
46.0'
275.0'275.0'
92.0'
92.0'
275.0'
275.0'260.0'
3.0' CONCRETE
PAN (TYP)
32.0'
R25.0'
R20.0'
14.5'
ASPHALT
20.0'
20.0'
31.0'
31.0'31.0'
24.0'24.0'
31.0'
24.0'
31.0'
24.0'
20.0'
20.0'
PROPOSED IFC TURNAROUND
AT ENTRANCE
40.0'
46.0'
11.5'
ASPHALT
8.5' ASPHALT
8.5' ASPHALT
BUILDING 1
BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 5
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35 36
37
38
39
40
41
42
43
44
45 46
47
48
49
50
51
52
53
54
55 56
57
58
59
60
61
62
63
64
65 66
67
68
69
70
71
72
73
74
75 76
77
78
79
80
81
82
83
84
85
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)
SLIDING GATE W/
ELECTRONIC ACCESS,
DESIGNED BY OTHERS
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)PROPOSED
RETAINING WALL
27.5'
ASPHALT
11.5'
ASPHALT
27.5'
ASPHALT
11.5'
ASPHALT
27.5'
ASPHALT
MAIN DRIVE SECTION
N.T.S
℄
10.0'10.0'
ASPHALT SECTION
PER SHEET C5.0
CONCRETE V-PAN
PER SHEET C5.0
2.0% - 4.0%2.0% - 4.0%
TIE-IN TO ADJACENT,
VARYING SLOPE (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C3.0
C3.0ORONO GARAGE CONDOSSITE PLANPROPOSED SITE PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET
C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEETS L1.0 - L1.1 FOR DETAILED LANDSCAPE PLANS.
6.SEE SHEETS C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING PROPERTY BOUNDARY
EXISTING RIGHT OF WAY
EXISTING EASEMENT
PROPOSED CONCRETE
EXISTING ASPHALT
PROPOSED ASPHALT
PROPOSED FENCE
EXISTING FENCE
EXISTING CURB & GUTTER
EXISTING
TYPICAL
EX.
(TYP)
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129SFORONO INDUSTRIAL BOULEVARD
ST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
EX. STORM SEWER (TYP)
8" GATE VALVE
N: 171,394.94
E: 445,856.86
8" TEE W/ TB
N: 171,395.01
E: 445,842.14
8" TEE W/ TB
N: 171,395.69
E: 445,700.14
8" GATE VALVE
N: 171,395.87
E: 445,663.988" 90° BEND W/ TB
& 6" REDUCER
N: 171,396.65
E: 445,499.95
CONNECT TO EX. WATER
N: 171,400.01
E: 445,842.17
CONNECT TO EX. WATER
N: 171,400.69
E: 445,700.16
5.0 LF~8" C900 WATER MAIN
14.7 LF~8" WATER MAIN
137.2 LF~8" WATER MAIN
125.4 LF~8" WATER MAIN
5.0 LF~8" C900 WATER MAIN
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
8" X 6" TEE W/ TB
N: 171,396.05
E: 445,625.39
8" X 6" TEE W/ TB
N: 171,396.01
E: 445,633.39
8" X 6" TEE W/ TB
N: 171,395.42
E: 445,757.14
8" X 6" TEE W/ TB
N: 171,395.38
E: 445,765.14
8" X 6" TEE W/ TB
N: 171,394.74
E: 445,899.14
8" X 6" TEE W/ TB
N: 171,394.70
E: 445,907.14
8" 90° BEND W/ TB
& 6" REDUCER
N: 171,394.04
E: 446,044.34
8.0 LF~8" WATER MAIN
36.2 LF~8" WATER MAIN
8.0 LF~8" WATER MAIN
30.6 LF~8" WATER MAIN
57.0 LF~8" WATER MAIN
8.0 LF~8" WATER MAIN
77.0 LF~8" WATER MAIN
42.3 LF~8" WATER MAIN
METER PIT
N: 171,390.24
E: 445,503.95
METER PIT
N: 171,389.58
E: 445,620.36 METER PIT
N: 171,389.49
E: 445,638.36
METER PIT
N: 171,388.94
E: 445,752.11
METER PIT
N: 171,388.85
E: 445,770.11
METER PIT
N: 171,388.26
E: 445,894.11
METER PIT
N: 171,388.18
E: 445,912.11
METER PIT
N: 171,387.56
E: 446,040.31
TYPICAL FIRE SERVICE
TYPICAL WATER SERVICE
SANITARY MAIN (TYP)
SANITARY SERVICE (TYP)
WET TAP (TYP)WET TAP (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C3.1
C3.1ORONO GARAGE CONDOSSITE PLANPROPOSED UTILITY PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
TYPICAL
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL UTILITIES WITHIN PROPERTY BOUNDARIES ARE PRIVATE.
6.ALL WATER SERVICES ARE 10 LF, XX" DIAMETER UNLESS OTHERWISE NOTED.
7.ALL FIRE SERVICES ARE 10 LF, 6" DIAMETER W/ GATE VALVE UNLESS OTHERWISE
NOTED.
8.ALL WATER MAINS ARE 8" DIAMETER, MAINTAIN POSITIVE GRADE, 8' MIN. COVER.
9.ALL WATER MAINS AND SERVICES SHALL MEET AWWA C900 QUALITY STANDARD.
10.AN ACCESSIBLE BLUE 14 AWG MINIMUM TRACER WIRE SUITABLE FOR DIRECT BURY
MUST BE USED
11.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
TYP
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
SFST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
15+249+70
10+00 11+00 12+00 13+00 14+00 15+00PI: 12+55.59S
SSMH-1
4' SSMH
N: 171,406.55
E: 445,522.19
CONNECT TO
EX. SSMH-1
4' SSMH
N: 171,410.28
E: 445,777.76
SSMH-2
4' SSMH
N: 171,404.18
E: 446,016.19
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTALBAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
8" SDR 35
8" SDR 35
EX. 60.0' ROW
EX. 66.0' ROW
PROP. 6" SANITARY
SERVICE W/CO (TYP)
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
8"X6" WYE (TYP)
ALIGNMENT NAME: Sanitary 1 PROFILE
HORIZONTAL SCALE: 50.00
VERTICAL SCALE: 5.00
GRAPH VERTICAL EXAGGERATION: 10.00
STATION RANGE: 9+00 - 16+00
PROFILE VIEW ELEVATION RANGE: 1005.00 - 1035.00
1005
1010
1015
1020
1025
1030
1035
1005
1010
1015
1020
1025
1030
1035
9+00 10+00 11+00 12+00 13+00 14+00 15+00 16+00
SSMH-1
4' SSMH
RIM:1026.07±
INV OUT:1014.18 (8" PVC) (E)
CUT=11.9±
EX. SSMH-1
4' SSMH
RIM:1024.56±
INV IN:1012.90 (8" PVC) (E)
INV IN:1012.90 (8" PVC) (W)
INV OUT:1012.70 (8" PVC) (N)
CUT=11.9±
SSMH-2
4' SSMH
RIM:1022.00±
INV OUT:1014.09 (8" PVC) (W)
CUT=7.9±
255.6 LF~ 8" SDR 35 @ 0.50%238.5 LF~ 8" SDR 35 @ 0.50%
PROPOSED GRADE
@ SANITARY ℄
EXISTING GROUND
@ SANITARY ℄
2.8'
1.6'
EX. 8" WATER
APPROX. DEPTH
EX. 8" WATER
APPROX. DEPTH
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.2C3.2
C3.2ORONO GARAGE CONDOSSITE PLANSANITARY SEWER PLAN AND PROFILE03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
25 50 100
50'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
EXISTING IRRIGATION
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL SANITARY SEWER SERVICES ARE 4" DIAMETER WITH 2% SLOPE AND A
STANDARD 1.2' WYE CONNECTION TO THE 8" PRIVATE MAIN UNLESS OTHERWISE
NOTED.
6.ALL SANITARY MAIN LINES SHALL MEET ASTM D1785 QUALITY STANDARD.
7.SOLVENT WELDED JOINTS MUST USE ASTM F656 PURPLE PRIMER AND ASTM D2564
CEMENT.
8.SEWER MUST BE INSTALLED BY OPEN-TRENCH ON A CONTINUOUS GRANULAR BED.
9.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
SFST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
S
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTALBAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 10.0' DRAINAGE
& UTILITY EASEMENT
EX. 10.0' DRAINAGE
& UTILITY EASEMENT
EX. 22.0' DRAINAGE
& UTILITY EASEMENT
20.0' SETBACK
EX. 60.0' ROW
EX. 66.0' ROW
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
9+70 10+00 11+00 12+00 13+00 14+00 14+83BP: 9+70.00PI: 13+98.26EP: 14+82.58CB-1
4' SD STMH
W/ R-3362-L GRATE
N: 171,096.83
E: 445,696.75
CB-2
4' SD STMH
W/ R-3362-L GRATE
N: 171,094.80
E: 445,838.74
CB-3
4' SD STMH
W/ R-3362-L GRATE
N: 171,092.78
E: 445,980.74
24" DWPP
24" DWPP
36" DWPP
PROPOSED 8" SANITARY (TYP)
PROPOSED
SANITARY MH (TYP)
PROPOSED POND.
SEE SHEET C4.5.
EX. STORM SEWER (TYP)
PROPOSED 8" WATER (TYP)
EX. 10.00' DRAINAGE
& UTILITY EASEMENT
PROPOSED FOREBAY.
SEE SHEET C4.5.
PROPOSED GRADE
@ STORM ℄
EXISTING GROUND
@ STORM ℄
ALIGNMENT NAME: Storm 1 PROFILE
HORIZONTAL SCALE: 50.00
VERTICAL SCALE: 5.00
GRAPH VERTICAL EXAGGERATION: 10.00
STATION RANGE: 9+50 - 15+50
PROFILE VIEW ELEVATION RANGE: 1010.00 - 1035.00
1010
1015
1020
1025
1030
1035
1010
1015
1020
1025
1030
1035
9+50 10+00 11+00 12+00 13+00 14+00 15+00 15+50
142.0 LF~24" DWPP @ 0.50%
142.0 LF~24" DWPP @ 0.50%
22.0 LF~36" DWPP @ 0.50%
CB-1
4' SD STMH
W/ R-3362-L GRATE
RIM:1023.14±
INV OUT:1019.64 (24" PVC) (E)
CUT=3.5±
CB-2
4' SD STMH
W/ R-3362-L GRATE
RIM:1022.42±
INV IN:1018.93 (24" PVC) (W)
INV OUT:1018.73 (24" PVC) (E)
CUT=3.7±
CB-3
4' SD STMH
W/ R-3362-L GRATE
RIM:1021.71±
INV IN:1018.02 (24" PVC) (W)
INV OUT:1017.21 (36" PVC) (E)
CUT=4.5±
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.2C3.3
C3.3ORONO GARAGE CONDOSSITE PLANSTORM SEWER PLAN AND PROFILE03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
25 50 100
50'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
TYPICAL
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL STORM SEWER SHALL BE PRIVATE ADS DUAL WALL HIGH PERFORMANCE
POLYPROPYLENE PIPE.
6.ALL CATCH BASINS SHALL BE PRIVATE 48" SHALLOW DEPTH W/ R-3362 VALLEY
GRATE.
7.STORM SEWER MUST BE INSTALLED BY OPEN-TRENCH ON A CONTINUOUS
GRANULAR BED.
8.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
TYP
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
ST ST
ST
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. BOUNDARY
EX. BOUNDARY
1021 1017102310231021
1025
1020
1020
1027 10261028
1028102810261019
1018
10241026
1023.
9
7
1023.
7
7
1023.14 1022.42
1021.71
1021.
6
2
1025.
2
5
1025.
2
5
1024.59
1023.
8
7
1023.
1
7
1023.
1
5
PROPOSED
BUILDING 1
FFE = 1025.79
PROPOSED
BUILDING 2
FFE = 1026.00
PROPOSED
BUILDING 3
FFE = 1025.06
PROPOSED
BUILDING 4
FFE = 1024.35
PROPOSED
BUILDING 5
FFE = 1023.68
1025.87 ME 1025.34 ME
1025.12 TOC
1025.04 TOC
1020.46 TOW
4.1%
7.3%
5.8%
5.6%
7.3%
5.0%
3.1%
4.7%
7.6%
4.4%
5.6%
4.5%
7.6%
5.2%
4.7%0.5%0.5%0.6%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%
2.0%12.2%10.0%
10.5%
10.5%10.0%33.3%33.3%
33.3%3.8%10216.1%11.2%3.6%3.4%2.1%3.3%2.1%2.1%2.1%2.1%33.3%1.8%2.1%8.3%7.5%6.9%3.4%2.0%0.1%SF
SF
SF
SF
SF
IP
IP
VTC
CWA
1
0
2
2
1021
33.3%33.0%2.0%4.0%2.1%4.3%3.6%3.1%3.9%2.3%
PROPOSED
BUILDING 1
FFE = 1025.12
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1024.66
PROPOSED
BUILDING 3
FFE = 1023.72
PROPOSED
BUILDING 3
FFE = 1024.39
PROPOSED
BUILDING 4
FFE = 1023.67
PROPOSED
BUILDING 4
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
2.1%2.3%
IP IP IP
4.5%
2.7%
3.3%
7.6%10241024
1021
IP
HP 1025.33
1019.21 BOW
1020.69 TOW
1018.55 BOW
1021.05 TOW
1018.75 BOW
1021.37 TOW
1018.92 BOW
1021.00 TOW
1019.02 BOW
??? TOW
??? BOW ECB
ECB
1026.11
1025.76
1025.30
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.0
C4.0ORONO GARAGE CONDOSSITE PLANPROPOSED GRADING & EROSIONCONTROL PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
LIMITS OF DISTURBANCE
SILT FENCE
1,000 LF
INLET PROTECTION
5 EA
VEHICLE TRACKING CONTROL
1 EA
EROSION CONTROL BLANKET
550 SY
CONCRETE WASHOUT AREA
1 EA
FFE
ME
TOC
HP
TOW
BOW
1432.
3
1431
1430
1431
1430
2.00%
EROSION CONTROL NOTES:
1.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
2.SEE SHEET C5.0 FOR BMP DETAILS AND BMP MAINTENANCE NOTES.
3.THE CONTRACTOR SHALL PERFORM STREET SWEEPING AT THE END OF EACH WORK
DAY TO MITIGATE ANY SOIL ON PERIMETER STREETS.
4.THE CONTRACTOR SHALL INSPECT THE BMP'S WEEKLY OR AFTER ANY SIGNIFICANT
RAIN EVENT AND REPAIR BMP'S AS REQUIRED.
5.STOCKPILE AND STAGING LOCATION TO BE APPROVED BY ENGINEER.
6.ALL DISTURBED AREAS THAT ARE NOT HARDSCAPED SHALL RECEIVE PERMANENT
STABILIZATION PER LANDSCAPE PLAN.
7.SEE SWPPP DOCUMENT BY HAGSTROM ENGINEERING FOR SEEDING, INSPECTION,
AND MAINTENANCE REQUIREMENTS. .
SF
IP
VTC
CWA
ECB
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
10251028
1026
PROPOSED
BUILDING 1
FFE = 1025.79
PROPOSED
BUILDING 2
FFE = 1026.00
1025.79 TOC
1025.71 TOC
1025.92 TOC
1026.00 TOC
1025.12 TOC
1025.04 TOC
1025.25 TOC
1025.33 TOC
1024.66 TOC
1024.58 TOC
1025.25 TOC
1025.33 TOC1.3%2.0%2.0%2.0%12.2%10.0%23.4%10.5%10.0%
4.0%
6.1%
11.2%
5.4%10221025.12 TOC
1025.79 TOC
PROPOSED
BUILDING 1
FFE = 1025.12
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1024.66
1025.71 TOC1025.09 TOC
1025.92 TOC
1026.00 TOC
1025.25 TOC
1025.33 TOC
1025.33 TOC
1025.25 TOC
1024.64 TOC
1024.66 TOC
8" STEP
8" STEP
8" STEP2.0%10241025.12 TOC
1025.06 TOC
1025.12 TOC
1025.07 TOC
1025.12 TOC
1025.08 TOC
1025.12 TOC
1025.08 TOC
1025.21 TOA
1025.21 TOA
6" STEP
1025.71 TOC
1025.79 TOC
0.7%2.0%1025.79 TOC
1025.71 TOC
1025.79 TOC
1025.71 TOC2.0%2.0%1025.79 TOC
1025.71 TOC
1024.70
1025.20
1025.20
1024.70
1025.201024.50
1024.00
10.5%2.1%2.6%1024.50
1024.00
1025.25 TOC
1025.33 TOC 2.0%2.0%2.0%2.0%2.0%1025.42 TOA
6" STEP
1025.25 TOC
1025.33 TOC
1025.25 TOC
1025.33 TOC
1025.92 TOC
1026.00 TOC
1025.92 TOC
1026.00 TOC
1025.92 TOC
1026.00 TOC
1024.66 TOC
1024.59 TOC
1024.66 TOC
1024.61 TOC
1024.66 TOC
1024.63 TOC
1025.33 TOC
1025.25 TOC
1025.33 TOC
1025.25 TOC1.2%1.2%2.0%0.5%2.0%1024.75 TOA
1024.83 TOA
1025.50 TOA
2.0%6" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.1
C4.1ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 1 & 203/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
PROPOSED
BUILDING 3
FFE = 1025.06
1025.06 TOC
1024.98 TOC
1023.64 TOC
1023.72 TOC
1023.72 TOC
1023.64 TOC
1025.06 TOC
1024.98 TOC2.0%2.0%2.0%12.7%
3.6%
PROPOSED
BUILDING 3
FFE = 1023.72
1024.39 TOC
PROPOSED
BUILDING 3
FFE = 1024.39
1024.31 TOC
1024.98 TOC
1025.06 TOC
1024.31 TOC
1024.39 TOC
1024.39 TOC
1024.31 TOC
1025.06 TOC
1024.98 TOC
1024.31 TOC
1024.39 TOC
1023.64 TOC
1023.72 TOC
1023.68 TOC
1023.72 TOC
8" STEP
8" STEP2.0%1024.31 TOC
1024.39 TOC
1024.31 TOC
1024.39 TOC
1024.98 TOC
1025.06 TOC
1024.98 TOC
1025.06 TOC2.0%2.0%2.0%2.0%1024.48 TOA
1024.57 TOA
6" STEP6" STEP
1023.81 TOA
1023.89 TOA
1024.39 TOC
1024.31 TOC
1024.39 TOC
1024.31 TOC
1025.06 TOC
1024.98 TOC
1025.06 TOC
1024.98 TOC 2.0%2.0%2.0%2.0%2.0%1024.48 TOA
1024.56 TOA
1023.81 TOA
1023.89 TOA
6" STEP6" STEP
2.0%8" STEP
8" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.2
C4.2ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 303/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
PROPOSED
BUILDING 4
FFE = 1024.35
2.0%12.7%
3.4%
PROPOSED
BUILDING 4
FFE = 1023.67
PROPOSED
BUILDING 4
FFE = 1023.01
8" STEP
8" STEP
2.0%1024.35 TOC
1024.27 TOC
1022.93 TOC
1023.01 TOC 2.0%1023.68 TOC
1023.60 TOC
1024.27 TOC
1024.35 TOC
1023.60 TOC
1023.68 TOC
1022.99 TOC
0.6%
1023.60 TOC
1023.68 TOC
1023.60 TOC
1023.68 TOC
1024.27 TOC
1024.35 TOC
1024.27 TOC
1024.35 TOC2.0%2.0%2.0%2.0%1023.77 TOA
1023.85 TOA
6" STEP6" STEP
1023.10 TOA
1023.18 TOA 2.0%1023.01 TOC
1022.93 TOC
1024.35 TOC
1024.27 TOC2.0%2.0%1023.68 TOC
1023.60 TOC
1024.35 TOC
1024.27 TOC
1023.60 TOC
1023.68 TOC
1022.93 TOC
1023.01 TOC 1023.68 TOC
1023.60 TOC
1023.68 TOC
1023.60 TOC
1024.35 TOC
1024.27 TOC
1024.35 TOC
1024.27 TOC 2.0%2.0%2.0%2.0%1023.77 TOA
1023.85 TOA
1023.10 TOA
1023.18 TOA
6" STEP6" STEP
2.0%8" STEP
8" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.3
C4.3ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 403/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
ST1017
10231023
1020PROPOSED
BUILDING 5
FFE = 1023.68
1023.68 TOC
1022.34 TOC 2.0%2.0%33.3%33.3%33.3%1021
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34 8" STEP
8" STEP
1023.60 TOC
1022.26 TOC
2.0%1023.01 TOC
1022.93 TOC
1023.60 TOC
1023.68 TOC
1022.93 TOC
1023.01 TOC
1022.26 TOC
2.0%1022.93 TOC
1023.01 TOC
1022.93 TOC
1023.01 TOC
1023.60 TOC
1023.68 TOC
1023.60 TOC
1023.68 TOC2.0%2.0%2.0%2.0%1023.10 TOA
1023.18 TOA
6" STEP6" STEP
1022.43 TOA
1022.51 TOA 2.0%1021.50
1021.501021.501021.501021.50
EXPOSE FOUNDATIONEXPOSE FOUNDATION
1023.60 TOC
1023.68 TOC
BOW=1022.00
1022.99
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.4
C4.4ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 503/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
STSTST10191018PROPOSED
BUILDING 5
FFE = 1023.68
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34
WJM PROPERTIES LLC
PID: 3311823130015
MNDOT RIGHT OF WAY
PLAT NO 27-129
1023
1
0
2
2
1
0
2
1
1020
101
9
1
0
1
8
10161015101610181023
EX. 22.00' DRAINAGE &
UTILITY EASEMENT
AA4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1015.35
N: 171,093.28
E: 446,059.81
4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1014.71
N: 171,222.63
E: 446,062.03 4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1015.56
N: 171,093.98
E: 446,018.76 1016EX. 48" RCP
FOREBAY. SEE DETAIL
THIS SHEET
1 CY CLASS II
RIPRAP
129.4 LF ~ 4" SDR35
PERF. PVC @ 0.5%
10.9 LF ~ 4" SDR35
PVC @ 0.5%
STORM SEWER.
SEE SHEET C3.3.
1023.15
1018.73
1017.47
1017.00
1023.68
1021.50
1021.50
1022.34
1022.090.5%0.5%0.5%0.5%33.3%33.3%33.3%3.8
%10211017
102310231022 102010211021
102010
2
1 101810221020
1022
1018
10211023
1021
33.3%33.3%33.4%28.5%30.5%
33.3%33.3%21.8%8.2%1019
1019
EX. FES
INV.= 1014.3
POND BERM (TYP)
EMERGENCY SPILLWAY.
SEE DETAIL THIS SHEET.
41.1 LF ~ 4" SDR35
PERF. PVC @ 0.5%
OUTLET STRUCTURE
SEE DETAIL THIS SHEET
EXISTING PIPE TO BE
REMOVED WITHIN
STRUCTURE
62 LF LANDSCAPE WALL
1020.14 TOW
1017.20 BOW
1020.21 TOW
1018.00 BOW
1017.70
TOW
1017.20 BOW
EX. 48" RCP
EX. STMH
WQCV WSEL=1020.87EX. STMH
SOUTH SWALE
SEE SECTION THIS SHEET
NORTH SWALE
SEE SECTION THIS SHEET
1021.62
EMERGENCY SPILLWAY
N.T.S
2.0'10.0'2.0'
EL=1022.0
EL=1021.5
EL=1022.0
WQCV WSEL = 1020.87
MNDOT CATEGORY 90
ROLLED EROSION
PREVENTION PRODUCT
CONCRETE FOREBAY
N.T.S
SECTION A-A
FILTRATION POND
N.T.S.
9.1' POND BOTTOM
1.0' BERM
EL=1022.0
MATCH EXISTINGEXISTING GROUND
PROPOSED GRADE
BOTTOM OF POND EL=1017.0
WQCV WSEL = 1020.87
4.0' SAND AND FILTER MATERIAL
4" PERF. PVC
3:1 MAX
UNDERDRAIN DETAIL
N.T.S
4"Ø PERFORATED PVC
UNDERDRAIN @ 0.5%
UNDERDRAIN
FLOW DIRECTION
6" MIN. DEPTH MEDIA MIX D
60% COARSE SAND
25% TOPSOIL
15% COMPOST (MnDOT GRADE 2)
4"Ø PVC @ 0.5%
4"Ø STORM CLEANOUT
W/ WATERTIGHT CAP
4"Ø STORM CLEANOUT
W/ WATERTIGHT CAP
3" #57 STONE, WASHED
2" #8 STONE
OUTLET STRUCTURE SOUTH FACE
N.T.S
6' X 6' PRECAST BOX
W/ REINFORCEMENT
BOTTOM OF BOX = 1013.55
7.32'
0.5'
0.5'
7.82'
TOP OF BOX = 1020.87
6.0'
INLET GRATE (CLOSE MESH)
RACK SWIVEL REBAR HINGE IN BACK
BOLT DOWN OR LOCK DOWN IN FRONT
EX. 48" RCP INV IN & OUT = 1014.47
4" PVC INV IN = 1014.65
OUTLET STRUCTURE
12.0'
CLASS II RIPRAP
PIPE FLOW
CONCRETE HEADWALL
TOP EL = 1021.0
BOTTOM EL = 1015.0
0.5'
PIPE INV = 1017.0
0.5'
INV = 1016.9
MNDOT CATEGORY 70
ROLLED EROSION
PREVENTION PRODUCT
4.0' SWALE
10% SLOPE
2-YR DEPTH=0.19'
0.20' SWALE DEPTH
MNDOT CL II RIPRAP
4.0' SWALE4% SLOPE 2-YR DEPTH=0.05'
0.08' SWALE DEPTH
NORTH SWALE
N.T.S
SOUTH SWALE
N.T.S
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.5
C4.5ORONO GARAGE CONDOSSITE PLANDETAILED POND PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
10 20 40
20'
LEGEND
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY BOUNDARY
LOT LINE
EXISTING EASEMENT LINE
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
FLOW DIRECTION & GRADE
WATER SURFACE ELEVATION
TOP OF WALL
BOTTOM OF WALL
PROPOSED DRAINAGE SWALE
WSEL
TOW
BOW
1411
1410
1411
1410
2.00%
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.INSTALL PERIMETER BMPs PRIOR TO ANY CONSTRUCTION.
3.ALL ELEVATIONS PROVIDED ARE FINISHED GRADE UNLESS OTHERWISE NOTED.
4.SEE SHEETS C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
POND NOTES:
1.TO AVOID OVER-COMPACTION OF THE POND, AFTER GRADING THE POND, DO NOT
DRIVE HEAVY EQUIPMENT OVER THE POND AREA.
2.THE POND MAY BE UTILIZED AS TEMPORARY SEDIMENTATION BASINS DURING
CONSTRUCTION. ALL CONSTRUCTION DEBRIS AND SEDIMENTATION SHALL BE
REMOVED FROM POND PRIOR TO FINAL STABILIZATION.
3.REFER TO THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) FOR ORONO
GARAGE CONDOS BY HAGSTROM ENGINEERING FOR CONSTRUCTION RELATED
BEST MANAGEMENT PRACTICES TO REDUCE SEDIMENT AND EROSION CONTROL.
4.OPERATION AND MAINTENANCE OF THE POND IS REQUIRED FOR LONG-TERM
FUNCTIONALITY OF THE POND. PLEASE SEE THE POND OPERATION AND
MAINTENANCE PLAN AND CHECKLIST THAT IS INCLUDED IN THE FINAL DRAINAGE
REPORT FOR ORONO GARAGE CONDOS BY HAGSTROM ENGINEERING.
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.0
C5.0ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRHHEAVY DUTY BITUMINOUS PAVEMENT SECTION*
N.T.S.
2" WEAR COURSE MIXTURE SPWEA340C
2" NON-WEARING COURSE MIXTURE SPNWA340C
10" AGGREGATE BASE CLASS 5
TACK COAT PER MNDOT 2357
COMPACTED SUBGRADE
3.00'
6"
1"
CONCRETE V-PAN DETAIL
N.T.S.
* PAVEMENT SECTION BASED ON RECOMMENDATION OF GEOTECHNICAL
ENGINEER. FINAL APPROVAL OF PAVEMENT SECTION PER OWNER.
DEFINITION
A DESIGNATED, SHALLOW EXCAVATION WITH A PERIMETER
BERM, SILT FENCE, AND VTC, DESIGNED FOR CONCRETE
WASHOUT OPERATIONS.
PURPOSE
TO CONTAIN WASTE FROM CONCRETE TRUCKS, SMALL
BATCH CONCRETE MIXERS, PUMP TRUCKS, AND OTHER
WASHOUT OPERATIONS.
8'x8' MIN.
3:13:1
9' MIN.
1' MIN.
8'x8' MIN.9' MIN.
3:1 3:1
1' MIN.
2%
VEHICLE TRACKING
CONTROL. SEE
DETAIL VTC.
VEHICLE TRACKING
CONTROL. SEE
DETAIL VTC
SILT FENCE AROUND
EARTH BERM. SEE
DETAIL SF.
SILT FENCE AROUND
EARTH BERM. SEE
DETAIL SF.
3' MIN.
EXISTING
GRADE
COMPACTED
EMBANKMENT
MATERIAL
CONSTRUCTION
SIGN (MANDATORY)
CONCRETE WASHOUT AREA
N.T.S.
CWA
INSTALL POLY LINER
DEFINITION
A TEMPORARY SEDIMENT BARRIER PLACED ON-GRADE.
PURPOSE
TO INCREASE SEDIMENTATION FROM SEDIMENT LADEN
RUNOFF AND SLOW THE VELOCITY OF STORM RUNOFF.
NOTES
1.SEE DETAIL CS FOR ROCK SOCKS USED IN CURB FLOW LINE.
2.SEE DETAIL IP FOR ROCK SOCKS (CURB SOCK) USED AS ON-GRADE CURB INLET PROTECTION.
3.SEE DETAIL IP-A FOR ROCK SOCKS USED AS SUMP CURB INLET PROTECTION.
4.SEE DETAIL RCS FOR ROCK SOCKS USED AS ROUGH CUT STREET CONTROL.
5.SEE DETAIL CP FOR ROCK SOCKS USED AS CULVERT PROTECTION
JOINT DETAIL
VARIABLE
LENGTH
10" OR 4"
WIRE TIE ENDS
3/4" GRAVEL IN
1/4" WIRE MESH
12"12"
ANY GAP AT JOINTS SHALL BE FILLED
WITH AN ADEQUATE AMOUNT OF 3/4"
GRAVEL WRAPPED WITH 1/4" WIRE
MESH SECURED TO ENDS OF ROCK
SOCK.
ROCK SOCK
N.T.S.
RS
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.1
C5.1ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRH
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.2
C5.2ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRH
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
EX. BOUNDARY
EX. BOUNDARY
10211017102310231020
1020
PROPOSED
BUILDING 1
PROPOSED
BUILDING 2
PROPOSED
BUILDING 3
PROPOSED
BUILDING 4
PROPOSED
BUILDING 5
102110.0' GRASS BUFFER PROPOSED TREES (TYP)PROPOSED CONIFERS (TYP)
PROPOSED SHRUBS (TYP)PROPOSED PONDNATIVE GRASS (TYP)
10.0' GRASS BUFFER
10.0' GRASS BUFFER
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
PROPOSED CONIFERS (TYP)
ROCK (TYP)
ROCK (TYP)
8.0' (TYP)
8.0' (TYP)
6.5' (TYP)
8.0' (TYP)
16.0' (TYP)
16.0' (TYP)
STAGGER CONIFERS &
TREES AS SHOWN (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
RETAINING WALL
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.0
L1.0ORONO GARAGE CONDOSSITE PLANPROPOSED LANDSCAPE PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
LEGEND
PROPOSED 1' AND 5' CONTOURS
PROPOSED TREE
PROPOSED SHRUB
PROPOSED CONIFER
1431
1430
TREES TYPE CONT QTY
Shade Trees 1.5" to 2.0"18
Ornamental 1.0"17
SHRUBS CONT QTY
Small Coniferous Shrubs 18" - 24"27
Small Deciduous Shrubs 27
CONIFERS CONT QTY
Coniferous Tree 4' - 6'85
GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING QTY
NATIVE GRASSES / Filter Strip Mix
Shooting Star Native Seed or approved equal Seed 35,550 S.F.
ROCK 3/4" River Rock / 3/4" River Rock ---3,100 S.F.
GRASS BUFFER Poa pratensis / Kentucky Bluegrass ---5,760 S.F.
PLANT_SCHEDULE
Large Deciduous Tree 2' - 4'18
18" - 24"
TYPE
TYPE
SUM OF TREES
QTY
192
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.1
L1.1ORONO GARAGE CONDOSSITE PLANLANDSCAPE DETAILS03/03/2025
24015 LEHMRHPLANTING NOTES:
1.THE LANDSCAPE CONTRACTOR SHALL LOCATE ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK AND IS RESPONSIBLE FOR ANY DAMAGE AS A RESULT OF THE LANDSCAPE
CONSTRUCTION.
2.ALL TREE AND SHRUB LOCATIONS ARE TO BE STAKED ON SITE FOR APPROVAL BY THE CONSULTANT PRIOR TO INSTALLATION.
3.SUBSTITUTIONS: THE CONSULTANT SHALL APPROVE ANY SUBSTITUTION.
4.DO NOT PRUNE PLANTS UNLESS DIRECTED TO DO SO BY THE CONSULTANT.
5.CONTAINER STOCK IS PREFERRED FOR ALL PLANTS. IF CONTAINER STOCK IS NOT AVAILABLE FOR TREES, THEN ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE, OR OTHER
CONTAINMENT MATERIAL, EXCEPT FOR 100% HEMP BURLAP, REMOVED FROM THE TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. REMOVE THE TOP 2/3 OF THE HEMP
BURLAP AFTER PLACING PLANT IN THE PIT.
6.PLANTING SOIL FOR ALL PLANTING AREAS:
a.DO NOT STORE BULK MATERIALS NEAR STRUCTURES, OVER EXISTING PLANTING, OVER UTILITIES, WALKWAYS AND PAVEMENTS.
a.PROVIDE EROSION CONTROL MEASURES TO PREVENT DISPLACEMENT OF BULK MATERIALS, DISCHARGE INTO WATERWAYS OR SEWERS, AND AIRBORNE DUST.
b.PREPARING PLANTING AND SEEDING AREAS; SPREADING SOIL SHALL BE COMPLETED BY THE LANDSCAPE CONTRACTOR AND SUPERVISED BY THE GENERAL CONTRACTOR SO THAT
GRADES ARE MET AS NOTED ON THE GRADING PLANS.
c.PLANTING SOIL DEPTH SHALL BE A MINIMUM OF SIX (6) INCHES IN ALL LANDSCAPE BEDS.
d.ALL PLANTING AREA SOIL SHALL BE 2-WAY (60% SAND, 40% COMPOST) TOPSOIL FROM AN APPROVED SOURCE. PROVIDE A 1-QUART SAMPLE FOR APPROVAL PRIOR TO IMPORTING
ANY SOIL. TOPSOIL NOT MEETING INDUSTRY STANDARDS FOR COMPOSITION AND NUTRIENTS SHALL BE REJECTED.
e.APPLY 2 INCHES OF APPROVED PLANTING SOIL OVER PREPARED SUBGRADE AND TILL INTO TOP 4 INCHES OF SUBSOIL. INSTALL REMAINING PLANTING SOIL TO A MINIMUM OF 4
INCHES SO THE TOTAL MINIMUM DEPTH OF NEW PLANTING SOIL IN NO LESS THAN 8 INCHES. ROLL AND RAKE SMOOTH. ENSURE NO ROCKS OR OTHER DEBRIS EXCEEDING 3 INCHES
IN DIAMETER REMAIN.
f.IF PREPARED SOIL OR PREPARED SUBGRADE IS RE-COMPACTED, RESTORE AS DIRECTED BY THE CONSULTANT.
9.INSTALL ROCKS IN ALL PLANTING BEDS TO A DEPTH OF 3 INCHES.
10.ROCKS SHALL NOT BE ABOVE OR MORE THAN 1/2 INCH BELOW ADJOINING SURFACE. MULCH SHALL BE HELD BACK 2-3 INCHES FROM THE STEMS AND TRUNKS OF PLANTS.
11.DURING PLANTING OPERATIONS, KEEP ADJACENT PAVING AREAS CLEAN AND PROTECTED FROM DAMAGE. WORK AREA SHALL BE KEPT CLEAN AND ORDERLY.
12.REMOVE NURSERY TAGS AND STAKES.
13.WARRANTY: INSTALLER AGREES TO WARRANTY PLANTING THAT FAILS IN MATERIALS, WORKMANSHIP OR GROWTH WITHIN A WARRANTY PERIOD OF 12 MONTHS FROM THE DATE OF
PLANTING COMPLETION.
14.PLANT SYMBOLS SHALL DICTATE PLANT COUNT.
15.ALL LANDSCAPING SHALL BE PLANTED AND MAINTAINED IN A LIVING CONDITION BY THE CONTRACTOR UNTIL FINAL OWNER ACCEPTANCE.
16.IRRIGATION TO BE DESIGN BUILD BY IRRIGATION CONTRACTOR IF DESIRED BY OWNER. NOT PART OF THIS CONTRACT.
1" = 1'-0"
TREE SINGLE STAKE PLANTING
SHRUB AREAS.
PLANTING AT
STAKING DETAILPLANT PIT DETAIL
TURF AREAS.
PLANTING AT
FX-PL-FX-TREE-022 TREE ON SLOPE - UNMODIFIED SOIL
1/2" = 1'-0"
Native soil.
Round-topped soil
berm 4" high x 8" wide
above root ball surface shall
be centered on the downhill
side of the root ball for 240°.
Berm shall begin at root ball
periphery.
Finished grade.
Bottom of root ball rests on
existing or recompacted soil.
SECTION VIEW
Original slope should pass
through the point where the
trunk base meets
substrate/soil.
Prior to mulching, lightly tamp
soil around the root ball in 6"
lifts to brace tree. Do not over
compact. When the planting
hole has been backfilled, pour
water around the root ball to
settle the soil.
Loosened soil. Dig and turn
the soil to reduce the
compaction to the area and
depth shown.
4" layer of mulch. No more
than 1" of mulch on
top of root ball.
Slope sides of loosened soil.
3x widest dimension of root ball
SLOPE 5% (20:1) TO 50% (2:1)
3
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTAL BAYROADBLOCK 1
LOT 1
MNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020 METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
EX. BOUNDARY
EX. BOUNDARY
10261025
1024
1022
102110201024102510241
0
2
3
1021
1024
10251026
102610261026
1026102610251025 1023
1020
PROPOSED
BUILDING 1
PROPOSED
BUILDING 2
PROPOSED
BUILDING 3
PROPOSED
BUILDING 4
PROPOSED
BUILDING 5
102410.0' GRASS BUFFER PROPOSED TREES (TYP)PROPOSED CONIFERS (TYP)
PROPOSED SHRUBS (TYP)PROPOSED PONDNATIVE GRASS (TYP)
10.0' GRASS BUFFER
10.0' GRASS BUFFER
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
PROPOSED CONIFERS (TYP)
ROCK (TYP)
ROCK (TYP)
8.0' (TYP)
8.0' (TYP)
8.0' (TYP)
8.0' (TYP)
16.0' (TYP)
16.0' (TYP)
STAGGER CONIFERS &
TREES AS SHOWN (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 09/18/2024 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.0
NOT FOR CONSTRUCTIONL1.0ORONO GARAGE CONDOSSITE PLANPROPOSED LANDSCAPE PLAN09/18/2024
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
PROPOSED 1' AND 5' CONTOURS
PROPOSED TREE
PROPOSED SHRUB
PROPOSED CONIFER
1431
1430
TREES TYPE CONT QTY
Shade Trees 1.5" to 2.0"18
Ornamental 1.0"17
SHRUBS CONT QTY
Small Coniferous Shrubs 18" - 24"27
Small Deciduous Shrubs 27
CONIFERS CONT QTY
Coniferous Tree 4' - 6'85
GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING QTY
NATIVE GRASSES / Filter Strip Mix
Shooting Star Native Seed or approved equal Seed 35,550 S.F.
ROCK 3/4" River Rock / 3/4" River Rock ---3,100 S.F.
GRASS BUFFER Poa pratensis / Kentucky Bluegrass ---5,760 S.F.
Large Deciduous Tree 2' - 4'18
18" - 24"
TYPE
TYPE
SUM OF TREES
QTY
192
P:\24015_Orono Car Condo's\CAD\CD's\24015_L1.0-Proposed Landscape Plan.dwg, 9/30/2024 10:35:28 AM, 1:1, LEH
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 09/18/2024 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.1
NOT FOR CONSTRUCTIONL1.1ORONO GARAGE CONDOSSITE PLANLANDSCAPE DETAILS09/18/2024
24015 LEHMRHPLANTING NOTES:
1.THE LANDSCAPE CONTRACTOR SHALL LOCATE ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK AND IS RESPONSIBLE FOR ANY DAMAGE AS A RESULT OF THE LANDSCAPE
CONSTRUCTION.
2.ALL TREE AND SHRUB LOCATIONS ARE TO BE STAKED ON SITE FOR APPROVAL BY THE CONSULTANT PRIOR TO INSTALLATION.
3.SUBSTITUTIONS: THE CONSULTANT SHALL APPROVE ANY SUBSTITUTION.
4.DO NOT PRUNE PLANTS UNLESS DIRECTED TO DO SO BY THE CONSULTANT.
5.CONTAINER STOCK IS PREFERRED FOR ALL PLANTS. IF CONTAINER STOCK IS NOT AVAILABLE FOR TREES, THEN ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE, OR OTHER
CONTAINMENT MATERIAL, EXCEPT FOR 100% HEMP BURLAP, REMOVED FROM THE TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. REMOVE THE TOP 2/3 OF THE HEMP
BURLAP AFTER PLACING PLANT IN THE PIT.
6.PLANTING SOIL FOR ALL PLANTING AREAS:
a.DO NOT STORE BULK MATERIALS NEAR STRUCTURES, OVER EXISTING PLANTING, OVER UTILITIES, WALKWAYS AND PAVEMENTS.
a.PROVIDE EROSION CONTROL MEASURES TO PREVENT DISPLACEMENT OF BULK MATERIALS, DISCHARGE INTO WATERWAYS OR SEWERS, AND AIRBORNE DUST.
b.PREPARING PLANTING AND SEEDING AREAS; SPREADING SOIL SHALL BE COMPLETED BY THE LANDSCAPE CONTRACTOR AND SUPERVISED BY THE GENERAL CONTRACTOR SO THAT
GRADES ARE MET AS NOTED ON THE GRADING PLANS.
c.PLANTING SOIL DEPTH SHALL BE A MINIMUM OF SIX (6) INCHES IN ALL LANDSCAPE BEDS.
d.ALL PLANTING AREA SOIL SHALL BE 2-WAY (60% SAND, 40% COMPOST) TOPSOIL FROM AN APPROVED SOURCE. PROVIDE A 1-QUART SAMPLE FOR APPROVAL PRIOR TO IMPORTING
ANY SOIL. TOPSOIL NOT MEETING INDUSTRY STANDARDS FOR COMPOSITION AND NUTRIENTS SHALL BE REJECTED.
e.APPLY 2 INCHES OF APPROVED PLANTING SOIL OVER PREPARED SUBGRADE AND TILL INTO TOP 4 INCHES OF SUBSOIL. INSTALL REMAINING PLANTING SOIL TO A MINIMUM OF 4
INCHES SO THE TOTAL MINIMUM DEPTH OF NEW PLANTING SOIL IN NO LESS THAN 8 INCHES. ROLL AND RAKE SMOOTH. ENSURE NO ROCKS OR OTHER DEBRIS EXCEEDING 3 INCHES
IN DIAMETER REMAIN.
f.IF PREPARED SOIL OR PREPARED SUBGRADE IS RE-COMPACTED, RESTORE AS DIRECTED BY THE CONSULTANT.
9.INSTALL ROCKS IN ALL PLANTING BEDS TO A DEPTH OF 3 INCHES.
10.ROCKS SHALL NOT BE ABOVE OR MORE THAN 1/2 INCH BELOW ADJOINING SURFACE. MULCH SHALL BE HELD BACK 2-3 INCHES FROM THE STEMS AND TRUNKS OF PLANTS.
11.DURING PLANTING OPERATIONS, KEEP ADJACENT PAVING AREAS CLEAN AND PROTECTED FROM DAMAGE. WORK AREA SHALL BE KEPT CLEAN AND ORDERLY.
12.REMOVE NURSERY TAGS AND STAKES.
13.WARRANTY: INSTALLER AGREES TO WARRANTY PLANTING THAT FAILS IN MATERIALS, WORKMANSHIP OR GROWTH WITHIN A WARRANTY PERIOD OF 12 MONTHS FROM THE DATE OF
PLANTING COMPLETION.
14.PLANT SYMBOLS SHALL DICTATE PLANT COUNT.
15.ALL LANDSCAPING SHALL BE PLANTED AND MAINTAINED IN A LIVING CONDITION BY THE CONTRACTOR UNTIL FINAL OWNER ACCEPTANCE.
16.IRRIGATION TO BE DESIGN BUILD BY IRRIGATION CONTRACTOR IF DESIRED BY OWNER. NOT PART OF THIS CONTRACT.
1" = 1'-0"
TREE SINGLE STAKE PLANTING
SHRUB AREAS.
PLANTING AT
STAKING DETAILPLANT PIT DETAIL
TURF AREAS.
PLANTING AT
FX-PL-FX-TREE-022 TREE ON SLOPE - UNMODIFIED SOIL
1/2" = 1'-0"
Native soil.
Round-topped soil
berm 4" high x 8" wide
above root ball surface shall
be centered on the downhill
side of the root ball for 240°.
Berm shall begin at root ball
periphery.
Finished grade.
Bottom of root ball rests on
existing or recompacted soil.
SECTION VIEW
Original slope should pass
through the point where the
trunk base meets
substrate/soil.
Prior to mulching, lightly tamp
soil around the root ball in 6"
lifts to brace tree. Do not over
compact. When the planting
hole has been backfilled, pour
water around the root ball to
settle the soil.
Loosened soil. Dig and turn
the soil to reduce the
compaction to the area and
depth shown.
4" layer of mulch. No more
than 1" of mulch on
top of root ball.
Slope sides of loosened soil.
3x widest dimension of root ball
SLOPE 5% (20:1) TO 50% (2:1)
3
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