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2007.01.08 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY January 8, 2007 7:00 p.m. Crystal City Hall — Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. ANNUAL ORGANIZATIONAL MEETING 1. Election of Officers • Chairperson • Vice -Chairperson • Secretary 2. Approval of Meeting Calendar and Application Due Dates for 2007 * C. APPROVAL OF MINUTES • October 9, 2006 regular meeting D. PUBLIC HEARINGS 1. Consider Application 2006-22 for a Conditional Use Permit to allow a privately - owned Community Center at 5736 Lakeland Avenue North. * 2. Consider Application 2006-23 for a Variance to allow office building expansion at 5747 West Broadway. * E. OLD BUSINESS 1. Consider Application 2006-14 for Planned Development (Preliminary Plat, Rezoning, and Site & Building Plan Review) for a 4 story, 75 -dwelling -unit senior cooperative on a portion of the property at 3420 Nevada Avenue North. * F. NEW BUSINESS G. GENERAL INFORMATION 1. City Council actions on recent Planning Commission items 2. Development Status Report for quarter ending December 31, 2006 3. Staff preview of likely agenda items for February 12, 2007 meeting H. OPEN FORUM I. ADJOURNMENT * Materials included in the meeting packet. CRYSTAL PLANNING COMMISSION October 9, 2006 A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 pm with the following members present: Davis, Nystrom, Whitenack, VonRueden, Buck, Hester, Brennan and Strand. Also present were city staff member Peters and Zimmermann and Council liaison Gary Joselyn. B. APPROVAL OF MINUTES Moved by Commissioner Nystrom and seconded by Commissioner Strand to approve the minutes of the September 11, 2006 regular meeting. Motion carried. C. PUBLIC HEARINGS 1. Consider Application 2006-21 for a Conditional Use Permit for an auto dealer at 5273 West Broadway. Mr. Zimmermann summarized the staff report, noting that the conditions of approval include, among others, submittal of a detailed site plan that addresses setbacks, landscaping, parking and lighting. Public Hearing opened at 7:15 PM. John Christy, 4435 Josephine Ln N, and Rick Dukatz, 1261 108th Ave NW, representing Dumarks (applicant), appeared and spoke generally to their business intentions. Public Hearing closed at 7:18 PM. Moved by Commissioner Nystrom and seconded by Commissioner Buck to recommend to City Council to approve Application 2006-21 for a Conditional Use Permit for an auto dealer at 5273 West Broadway subject to the conditions outlined in the staff report. Findings of fact area as outlined in the staff report. Motion carried D. OLD BUSINESS 1. Consider Application 2006-14 for Planned Development (Preliminary Plat, Rezoning, and Site & Building Plan Review) for a 4 story, 75 -dwelling -unit senior cooperative on a portion of the property at 3420 Nevada Avenue North. Mr. Peters indicated that this item was continued indefinitely by the Planning Commission on September 11, and the applicant has agreed to extend the decision timeline under M.S. 15.99 Subd. 2g), to accommodate the city's need for additional time to consider the application. No action was taken on the item. E. NEW BUSINESS F. GENERAL INFORMATION Mr. Zimmermann updated the Commission on the status of the driveway access for the proposed retail building at 4824 56th Avenue North that was considered by the Commission at its September 11 meeting. Mr. Zimmermann indicated that, to date, the city had not received any applications for Commission consideration at its scheduled November meeting. G. OPEN FORUM H. ADJOURNMENT Moved by Commissioner Nystrom seconded by Commissioner VonRueden to adjourn. Motion carried. The meeting adjourned at 7:22 p.m. Chair Davis Secretary Strand M E M O R A N D U M DATE: January 2, 2007 TO: Planning Commission (January 8t" meeting) FROM: Jason Zimmermann, Code Enforcement and Zoning Administrator SUBJECT: Public Hearing: Consider Application 2006-22 for a Conditional Use Permit for a community center at 5736 Lakeland Ave N. A. BACKGROUND The subject property at 5736 Lakeland Ave is currently occupied by the African Food Market. The front portion of the building is to be used for retail. The applicant is proposing to use 4,810 square feet of warehouse space as a private community center. Proposed users of the space include a church, community organizations, and community services that will provide tutorial and parental services for immigrants. The subject property consists of 1.05 acres and is zoned C-2, General Commercial. Community centers require a conditional use permit under 515.49 Subd. 4 b) provided the following conditions are met: The facility is served by arterial, collector or municipal state aid streets and such pedestrian facilities as are necessary to accommodate the traffic generated by the facility. • The City Council determines that all applicable requirements of subsection 515.05 subd. 3 a) and section 520 are considered and satisfactorily met. 515.05 Subd. 3 a): In addition to specific standards or criteria included in the applicable district regulations, the following criteria shall be applied in determining whether to approve a conditional use permit request: 1) The consistency of the proposed use with the comprehensive plan. 2) The characteristics of the subject property as they relate to the proposed use. 3) The impact of the proposed use on the surrounding area. As with all conditional use permits, a public hearing held by the Planning Commission must precede City Council action on the application. Notice of the January 8, 2007 public hearing was mailed to all property owners within 350 feet of the subject property and published in the Sun Post on December 28, 2006. The following Exhibits are attached: A. General location map. B. Aerial photo showing the location of the subject property. C. Narrative submitted by applicant. D. Site plan submitted by applicant. E. Floor plan of entire building submitted by applicant. B. STAFF COMMENTS 1. West Metro Fire ■ All exit doors shall be provided with panic hardware in any areas that would affect assembly egress. ■ Emergency lighting shall be required in any areas that would be affected by assembly use. ■ Three exit doors are required per the occupancy load. Exiting to be re- valuated. It appears a third exit would be required due to exit width requirements of the code. ■ Inspectors must verify that there is adequate egress pathway once outside the building. ■ All exit signs must be illuminated. ■ Information shall be provided with the times the space will be used. ■ Information shall be provided detailing how the space will be decorated to be sure it is code compliant. ■ Notification shall be required throughout the building for water flow alarm of the sprinkler system. This shall be tied into the sprinkler monitoring panel. ■ Inspector must verify separation between occupancies. ■ Key(s) shall be provided for the fire department lock box. ■ If the space will have a new address or suite number, it shall be provided on the doors. ■ Occupant load sign will be required to be posted in the meeting place stating the following: Occupant Load Requirements Chairs only = 639 people Standing room only = 895 people Chairs and tables = 299 people 2. Parking In accordance with parking requirements in Section 515.17 the proposed use must provide the following off-street parking spaces: Church or other assembly uses: 4,210 Sq Feet _ 7 Sq Feet/seat = 605 seats. 605 seats =2.5 spaces per seat = 242 spaces Retail space: 4,757 Sq Feet @ 1 space/250 Sq. Feet = 20 spaces Storage space: 3,739 Sq Feet @ 1 space/2,000 Sq. Feet = 2 spaces Therefore, 264 parking spaces must be provided for the proposed uses on site. The site plan submitted by the applicant shows 51 spaces. The narrative submitted by the applicant indicates an agreement has been reached between the applicant and CONDITIONAL USE PERMIT - COMMUNITY CENTER - 5736 LAKELAND AVE N 2 the adjacent business to the north to provide off-site parking spaces. However, this does not meet the requirements for off-site parking found in 515.17 Subd. 4 j), and even if it did, it does not come close to providing enough spaces for the proposed uses. Finally, the site plan submitted does not account for 24' aisle widths that must be provided to allow for two way traffic and enough room for vehicles to back out of spaces. For these reasons, the proposed uses fail to comply with the parking required by code. 3. Other Issues If the project is modified to comply with the parking requirements of Section 515.17, and a new application is submitted, then the following conditions would need to be included as part of any approval of a modified project: a) A Certificate of Occupancy must be issued by the Building Official prior to any use or occupancy of the space. b) All items listed under Staff Comments #1 must be completed prior to occupancy. c) No alcohol may be served as part of any use in the community center unless a liquor license has been issued. d) All activities related to the community center shall be confined to the space labeled "meeting room" on the floor plan (Exhibit E). No community center activities or services are permitted in the retail or storage areas of the building or outside. e) Hours of operation shall not be before 7:00 am and after 10:00 pm. f) A sign permit is required prior to installation of any signage. g) Secure necessary permits prior to commencing any work on the building. h) There is no outdoor storage of any equipment or materials. C. RECOMMENDATION Staff recommends denial of the requested Conditional Use Permit to allow a community center at 5736 Lakeland Ave N. Findings of fact are that the proposed use fails to comply with Section 515.17 of the City Code (parking). Planning Commission action is requested. The City Council would consider the Planning Commission's recommendation at its next meeting on January 16, 2007. CONDITIONAL USE PERMIT - COMMUNITY CENTER - 5736 LAKELAND AVE N 3 01 X36 �g30 g2� 5 $ 5g�2 gp6 5 9 � 5o0p ti tp 5� N 00 �� s C9 Lf) (9 00 N r CO LO LO CC) CO (9 Lot I` G) ti Ln LO 00 > CO (9 Lf: Cfl 00 0 N � � > Lf) Lo LO Cfl CO (0 5756 5757 CO co N `'' N `o = co LO O co 6014 co 0 co co CO � C9 c9 5700 5701 0o N o N o o 0 6000 � n ((Dorn `�' "' `�) `�) (.0 X36 �g30 g2� 5 $ 5g�2 gp6 5 9 � 5o0p ti tp 5� N 00 �� s C9 Lf) (9 00 N r CO LO LO CC) CO (9 Lot I` G) ti Ln LO 00 > CO (9 Lf: Cfl 00 0 N � � > Lf) Lo LO Cfl CO (0 5756 5757 5748 5749 5740 5741 5732 5733 5724 5725 5716 5717 5708 5709 5700 5701 :. 7 -Al dal 1 F� 1 • • � � �i�ilii • � 610 5E 5E 5E 5( EXHIBIT B f_j P�y ) j -2 A) Cli h mv�jp l2r,"4CYl b �/Yvvj elv t eewb SoiJ rl - P s e �711 Lt ag-tAlld &4 Pat-, �vs i /Jx ev) pt �4ql7l 7 bill Ilk i lenlo h 1Vii I S�l V/661 i- "0 Tl\ U L.') f (f j;jp) 6o�- 210 VO _DPAL86 ilm 4t.qcfjA.. :Z I Ob EXHIBIT C L. T,4 ,�5'IIf�Y�'Y �0 • Nil IY�LSf� 5736 LAKELAND AVENUE NORTH, CITY OF CRYSTAL, HENNEPIN COUNTY, MINNESOTA, 55429 CLOVERDALE 30 60 90 �— FEET IN NOTz'S. 1.) UNDERGROUND EASEMENT PER DOC. NO. 3715521 DOES NOT BURDEN THE SUBJECT ESTATE 2.) NO RESTAURANT WRHOIIT CONSENT HN1'. 52 EMBERS. INC. 3.) TERMS CONDITIONS OF LEASE PER DOC, NO. 6554121 EXHIBIT D uu ¢ •1 .l -.S 0-� g SD o_ o .91S -,S l I 0 a o I a m W 0 o AlIa3A 6 N W m O a J Z o Q p N Z f � Za o a N N W W O p Z w 0 L 0 ifN ll0 m a x �N W O N O = O Z N W N COF 40 Z i.� C w� W O J R f7 o -L-- N�3o do� o' t - ,S .0-.9 _} ew;p uu ¢ •1 .l -.S 0-� g SD o_ o .91S -,S l I 0 a o I a m W 0 o AlIa3A 6 VIOL a .b -,f W m O a J Z o Q r O z 2 a I Z m O o �a � Za o a N N W W I q 0 ifN ll0 m a x �N W O N O = O Z N W N COF 40 Z i.� C w� W O J R f7 o N�3o do� o' t - ,S .0-.9 _} ew;p n0 r03H L uu ¢ •1 .l -.S 0-� g SD o_ o .91S -,S l I 0 a o I a AlIa3A a VIOL a .b -,f a o Q U U a I h c a ro I a � O a I q 0 ifN ll0 OL � o ao W m a LL o f7 o _ Zll wr n0 r03H W o Q o I N Ol0 ¢ 5^ d 'I op z �o z 0 zo 0 0 EXHIBIT E I a M E M O R A N D U M DATE: January 2, 2007 TO: Planning Commission (January 8th meeting) FROM: Jason Zimmermann, Code Enforcement and Zoning Administrator SUBJECT: Public Hearing: Application 2006-23 for a Variance to reduce the south setback at 5747 West Broadway. A. BACKGROUND The applicant is proposing to build a 435 square foot addition to an existing office building that will enclose an overhang. The addition will be used as office space for a title company. However, the existing building is considered non -conforming due to the fact the building is set back only 5 feet from the south property line. A ten foot setback is required per Section 515.49 Subd. 7 C) 1) of the Zoning Code. Section 515.01 Subd. 8 of the Zoning Code states that a non -conforming use may be continued, including through repair, replacement, restoration, maintenance or improvement, but not including expansion. The addition is considered an expansion of the non -conforming use, and a variance is required to reduce the south setback in order to lawfully add on to the building. The property owner has applied for such a variance. Notice of the January 8, 2007 public hearing was mailed to all property owners within 350 feet of the subject property on December 27, 2006. The public hearing was also published in the Sun Post on December 28, 2006. The following Exhibits are attached: A. General location map. B. Aerial photo showing the location of the subject property. C. Narrative submitted by applicant. D. Site plan submitted by applicant. E. March 8, 2006 letter regarding proposed parking lot. B. STAFF COMMENTS The applicant has indicated that the title company office requires a separate entrance from the main common area, and thus the addition is necessary. Staff feels the existing building could be reconfigured and a building permit issued to accommodate a separate entrance to the title company office in another location of the existing building. VARIANCE - SOUTH SETBACK - 5747 WEST BROADWAY PAGE 1 OF 3 In order for a variance to be granted, state law and city code require that all three of the following criteria be met: ■ The property in question cannot be put to a reasonable use if used as required by the code. The plight of the landowner is due to circumstances unique to the property not created by the property owner. ■ The variance, if granted, will not alter the essential character of the locality. In addition, state law and city code specifically state that economic considerations alone do not constitute an undue hardship if a reasonable use for the property exists under the code. If, contrary to the staff recommendation, the Planning Commission recommends approval of the variance, then the conditions of approval should include a requirement to construct the parking lot on the vacant portion of the combined 5747 and 5751 parcels as indicated on the site plan. Prior to construction of the parking lot, the applicant must submit a revised parking lot plan per staff's letter dated March 8, 2006. The revised plan must be reviewed and approved by staff and a permit issued prior to any work being performed on the parking lot. C. RECOMMENDATION Deny the requested variance from 515.49 Subd. 7 c) 1) to reduce the south setback from 10 feet to 5 feet. Suggested findings of fact are as follows: (Criterion not met.) The property in question can be put to a reasonable use if used as required by this Zoning Code. Reasonable use of the property includes continuation of the present use of the building as office space. In addition, the building could be reconfigured, without expansion, to provide a separate entrance for a title company office. 2. (Criterion not met.)The plight of the landowner is not due to circumstances unique to the property. The circumstances cited by the landowner are unique to his particular desired use. 3. The variance, if granted, will not alter the essential character of the locality. Again, please note that if the variance is approved, the Planning Commission should include a condition of approval be that the applicant constructs the parking lot per the revisions stated in the letter dated March 8, 2006. This would also require the 5747 and 5751 West Broadway parcels to be combined for zoning and tax purposes per the city's approval letter dated March 21, 2006. VARIANCE - SOUTH SETBACK - 5747 WEST BROADWAY PAGE 2OF3 Planning Commission action is requested. Findings of fact addressing whether or not the three variance criteria are met should be included in the motion. The Planning Commission may choose to use staff's recommended findings of fact by reference in the motion. VARIANCE - SOUTH SETBACK - 5747 WEST BROADWAY PAGE 3 OF 3 EXHIBIT B 5747 West Broadway Crystal, lVIN 55428 612-963-2900 PID: 05-118-21-42-0041 Attn: Andrew Vilenchik VARIENCE REQUEST It is requested that permission to close out and finish overhang space on NW corner of the building be granted. The following approval is required in order to undo the hardship. The building 5747 West Broadway was purchased with intent to use it for Mortgage, Real Estate and Title Company needs. The space created as a result of this remodeling will be used for Priority Title Company office. Presence of the Priority Title at 5747 West Broadway, Crystal, MN 55428 is a necessity as there are no title companies currently available in Crystal, MN. Placing Priority Title at 5747 West Broadway will strategically benefit city of Crystal and surrounding areas. The current size and layout of the building prohibits proper functionality of the Title Company, as a separate entrance from the main common area is required per Minnesota Department of Commerce Statue. Per City of Crystal Zoning Code 515.05 (Rev 2004), Subd. 2 the variance must be granted if (i) the property in question cannot be put to a reasonable use if required by this code. As explained above property was purchased to be used as a multi function real estate office. Presence of Priority Title is required to utilize building as intended. (ii) the plight of the landowner is due to circumstances unique to the property not created by the property owner. Department of commerce requirements must be met in order to utilize building as intended. Variance is required in order to comply. (iii) variance if granted will not alter the essential character of locality. Enclosing an existing overhang will not modify the footprint of the building therefore will change view, accessibility or any other aspect of locality. EXHIBIT C arm' 7 4.76 0 0 \ �O tU RJ N l� f 18.00 OS O ° W o 0 16� � � Qp Cl u i v t ' 0o pts 0o Co o LO Q — 24.00— C\2 4.00 4.00 i U t U a O ] P � t,. r rZ o � o x=) W O m I. N g o wy N om U `yf O Q Z z C\2 z - o O wM wx O O r w e ^�' o - N)O`Cl'1S"W o �. 60.44 _ J J EXHIBIT D Cl March 8, 2006 AM Andrew Vilenchik 15600 51St Ave N Plymouth MN 55446 4141 Douglas Drive North • Crystal, MN 55422-1696 Telephone: (763) 531-1000 • Fax: (763) 531-1188 Website: www.ci.crystal.mn.us RE: 5751 West Broadway parking lot plan Dear Mr. Vilenchik: A preliminary review has been completed of your plan for a proposed parking lot at 5751 West Broadway. Prior to the City issuing the building permit, several issues must be addressed and a revised plan must be submitted for review showing the revisions required by the City. Those issues and revisions are as follows: 1. The two parcels shall be combined before the city will issue a permit for a parking lot on the 5751 West Broadway parcel. This is required so that the parking lot is not on a separate parcel from the principal use at 5747 West Broadway. You must complete a Hennepin County lot combination form and submit it to our office; we will forward it to the County. A copy of the required form is enclosed for your convenience. 2. A Hennepin County Driveway and Street Entrance permit is required to install a new curb cut on West Broadway, which is a county road (CSAH 8). Please contact Hennepin County at 763-745-7600 for more information. 3. The proposed curb cut is located 28 feet from the existing curb cut. Section 515.17 Subd. 4 g) 6) v) states that curb cuts shall not be located less than 40 feet from one another. The City also finds it doubtful that the County would issue a permit (see #2 above) for a second curb cut along West Broadway. This problem can be eliminated by closing and removing the existing curb cut on West Broadway. This must be shown on the revised plan. 4. The two parking spaces shown in the northeast corner of the property are located within the 25 foot vision triangle and must be removed. See Section 515.13 Subd. 4 a). A revised plan must show no parking spaces or visual obstructions in this area. EXHIBIT E 5. No more than 75% of the total area of the combined lots shall be covered by structures. This includes buildings; curbs, driveways and parking areas; and other impervious surfaces such as sidewalks. Eliminating the 2 spaces discussed in #4 and removing the existing curb cut and the five spaces it accesses will help you to achieve a maximum coverage of 75%. These areas would need to be restored to turf or other acceptable landscaping materials. 6. In addition to turf or other acceptable landscaping materials, a minimum of 3 shade trees are required. See Section 515.17 Subd. 4 g) 13). The proposed locations must be shown on the revised plan. 7. The catch basin just north of the center island must be increased from 27" to 48". This must be shown on the revised plan. 8. An escrow surety of $1,000 is required for connection to the City's storm sewer System. 9. In addition to the parking leepor boulepard11area�rThe pks excavation ermit fee s $38.50permit is • red A prior to any work in the str permit is enclosed for your convenience. Please submit a revised plan showing the changes required above. For questions regarding the catch basin, escrow surety or public works permit please contact Mick Cyert, Engineering Project Manager, at 763-531-1161. Any other questions can be directed to me at 763-531-1143. Sincerely, Jason Zimmermann Code Enforcement and Zoning Administrator Cc: Vladimir Sivriver, EDS Inc. M E M O R A N D U M DATE: January 2, 2007 TO: Planning Commission (January 8th meeting) FROM: John Sutter, City Planner SUBJECT: CONTINUED FROM SEPTEMBER 11, 2006 MEETING: Consider Application 2006-14 for Planned Development (Preliminary Plat, Rezoning, and Site & Building Plan Review) for a 4 story, 75 -dwelling -unit senior cooperative on a portion of the property at 3420 Nevada Avenue North. A. BACKGROUND The subject property is an 8.216 acre site owned by Olivet Baptist Church. It is addressed as 3420 Nevada Avenue North (P.I.D. 20-118-21-21-0008) and legally described as Lot 2, Block 1, Mount Crystal Addition. United Properties and Olivet Baptist.Church have submitted a Planned Development application for a senior cooperative ("Applewood Pointe") to be located on 3.747 acres generally located at the southeast corner of 35th and Nevada Avenues, west-northwest of the existing Olivet Baptist Church building. The specific elements of the application are as follows: Preliminary Plat of Applewood Pointe Crystal, which would divide the subject property into two parcels: Lot 1 (3.747 acres) for the Applewood Pointe senior cooperative, which would be addressed as 3440 Nevada; and Lot 2 (4.469 acres) for the existing Olivet Baptist Church, which would retain the address of 3420 Nevada. Rezoning of Lot 1 from R-1 (Low Density Residential) to R-3 PD (High Density Residential Planned Development). Site & Building Plan Review to construct Applewood Pointe Crystal, a 4 story senior cooperative with 75 dwelling units on Lot 1, together with various site improvements including parking and landscaping. The property is presently zoned R-1 Low Density Residential. A Comprehensive Plan Amendment was approved by the City Council on June 20, 2006 to change the future land use designation of Lot 1 from Low Density Residential to High Density Residential. The proposed R-3 zoning would be consistent with the new Comprehensive Plan designation; the proposed Planned Development zoning would provide flexibility regarding the 3 story building height limit. PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 1 OF 10 Notice of the public hearing was published in the Star Tribune on August 5, 2006 and the Sun Post on August 10, 2006. Notice was mailed to all Crystal property owners within 700 feet of the subject property, and was also mailed to the City of New Hope for them to notify property owners in their city. The following Exhibits are attached: A. Parcel address map showing the subject property and notification radius. B. Aerial photos showing the subject property (2004 overhead and 2006 oblique). C. Color renderings of overall site plan and building exterior. D. Original narrative submitted by applicant. E. Written comments received from adjacent property owner. F. Staff response to comments received from adjacent property owner. G. Comments from City Engineer regarding drainage and traffic/parking. H. Comments from West Metro Fire Rescue District (+ update). I. Letter from United Properties regarding reasons for a 4 story building. J. Letter from United Properties regarding questions and concerns identified by the Planning Commission and city staff. K. Sketches showing proposed building viewed from existing apartments (northeast) and single family houses (east). L. Staff comments regarding adjustments to boundary between Lots 1 and 2. M. Survey and Preliminary Plat prepared by Sunde Land Surveying; and civil engineering plans prepared by MFRA. N. Landscape plan prepared by Brauer. O. Building plans prepared by JSSH Architects. B. STAFF COMMENTS 1. Preliminary Plat. The Applewood Pointe Crystal preliminary plat would be in full compliance with the requirements of city code, provided that (a) the proposed site improvements are installed as shown on the other submitted plans, (b) the boundary and adjacent improvements between Lot 1 and Lot 2 are corrected as shown in the staff notes and sketches attached as Exhibit L, and (c) Lot 2 is subsequently combined for zoning and property tax purposes with the adjacent ball field parcel also owned by Olivet Baptist Church. The ball field parcel is addressed as 3415 Louisiana Avenue North (P.I.D. 20- 118-21-24-0017) and legally described as Lot 3, Block 1, Mount Crystal Addition. The church parcel combination is necessary for its boundary with the development site to be considered a side yard (min. 15' setback) instead of a rear yard (min. 30' setback). Such a combination can be accomplished administratively by city and Hennepin County staff. It would yield the following two parcels: Applewood Pointe Crystal (the development site): Proposed address: 3440 Nevada Avenue North. Proposed legal description: Lot 1, Block 1, Applewood Pointe Crystal. Guided High Density Residential. Zoned R-3 PD (High Density Residential Planned Development). PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 2 OF 10 ■ Olivet Baptist Church: Proposed address: 3420 Nevada Avenue North (same as current church parcel). Proposed legal description: Lot 2, Block 1, Applewood Pointe Crystal and Lot 3, Block 1, Mount Crystal Addition. Guided Low Density Residential. Zoned R-1. City code requires that a fee in lieu of park dedication be paid at the time the Final Plat is approved. The fee is $1,000 per dwelling unit, or $75,000. Fees paid in lieu of park dedication are placed in the capital fund for improvements to the city's park system. 2. Rezoning of Lot 1 (3440 Nevada) to a High Density Residential Planned Development. As previously discussed, the area corresponding with Lot 1 was recently guided for high density residential development of up to 22 dwelling units per acre. The proposed density is 20 dwelling units per acre. The building height would be 4 stories and approximately 60 feet. In the R-3 district, the maximum building height is 3 stories or 40 feet. The Planned Development rezoning would allow the height limit to be exceeded, but also requires the setback to equal the building height unless a waiver is granted by the City Council. Specific language in city code (amendment in italics effective January 28, 2007) is as follows: The minimum setback for all buildings within a PD from any property line directly abutting a street, railroad, or residential district is 30 feet, except that in no case shall the minimum setback be less than the height of the building or more than 100 feet. The City Council may waive the setback requirement if the abutting property, or property located directly across a public street, is used for recreational, institutional, commercial, industrial or high density residential purposes. Building setbacks from internal public streets will be determined by the city based on characteristics of the specific PD. Parking lots and driving lanes must be set back at least 5 feet from all exterior lot lines of a PD. The developer is requesting a waiver from the building height setback requirements from the north, east and west boundaries of Lot 1. Instead, the standard 30 foot setback would be applied. Staff recommends granting the requested waiver, and instead imposing a 30 foot setback requirement, for the following reasons: a) The proposed density, 20 units per acre, is less than the maximum of 22 units per acre allowed in High Density Residential areas. The 4 story height is not being used as a way to maximize the number of units allowed by the city on the site. b) Compared with a 3 story building, a 4 story building results in a smaller footprint on the site and more open space. C) The proposed development represents a type of housing called for in the Comprehensive Plan (pp. 60-66) and is consistent with the needs of the community due to an aging population. Furthermore, the proposed PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 3 OF 10 development would provide a type of senior housing not presently available in Crystal. d) The adjacent land uses will not be subject to significant impacts if the waiver is granted and the project is approved as proposed. Specifically: i) To the north, the development site faces the Barcelona Apartments at 3501 Louisiana Avenue North. This property is zoned and guided High Density Residential. The waiver will have no significant impact on the Barcelona Apartments for the following reasons: From the south face of the Barcelona Apartments to the north face of the proposed Applewood Pointe project, the distance would be 125 feet. In an urbanized area, it is not unusual or unreasonable for a resident to look out their window and see another building 125 feet away. Taking the 75 foot elevation differential (from the ground elevation at the Barcelona Apartments to peak of the proposed Applewood Pointe roof) and dividing it by the 157 foot horizontal distance (from the south face of the Barcelona Apartments to the peak of the proposed Applewood Pointe roof), the result is an angle of approximately 25°. 5° of this is due to the existing topography, so the portion attributable to the proposed building is only 200. These sorts of angles from the ground elevation at one building to the top of another are reasonable and appropriate for high density residential property. For that matter, they would be reasonable and appropriate for any property in any developed environment, even one guided for less intense uses than High Density Residential. The two buildings would only overlap by approximately 60 feet, meaning that the remaining approximately 230 feet of the south face of the Barcelona Apartments would not directly face the Applewood Pointe building in any case. Furthermore, the shadow study provided by the developer in Exhibit J shows that on the shortest day of the year, the shadow of the new building would fall well short of touching the Barcelona Apartments building. ii) To the east, the development site faces the rear of an institutional use, Olivet Baptist Church. As the current owner of the proposed development site, they have endorsed the project as proposed. The waiver would have no significant impact on their facility's operations. iii) To the west, the development site faces industrial property in the City of New Hope. Notice was provided to the City of New Hope PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 4 OF 10 and no objections have been received. The waiver would have no significant impact on those land uses. 3. Site and Building Plan Review. a. Maximum coverage and floor area. For Applewood Pointe (Lot 1), the maximum hard surface coverage is 60%; the proposed hard surface coverage is 50%. The maximum floor area ratio is 1.0; the proposed floor area ratio is 0.8. For Olivet Baptist Church (lot 2 plus the ball field parcel), the maximum hard surface coverage is 50%. Even if we only count the grassy strip along Louisiana Avenue and the unpaved portion of the ball field parcel, the area not occupied by hard surfaces would be 57%. Because not all of the remaining 43% is covered by hard surfaces, it is obvious that the combined church parcel would not exceed the 50% limit for hard surface coverage. b. Parking and driving areas. The plans show 75 garage spaces in the basement of the building plus 39 surface parking spaces in the area east of the building. City code requires only 1 space per dwelling unit for senior housing, of which at least 50% must be within a building. The project would provide 1.5 spaces per dwelling unit, of which 66% would be within the building. All surface parking spaces are at least 9 feet wide and 18 feet deep. The proposed two-way drive aisles would be 24 feet wide (which is our minimum); one-way aisles would be 15 feet wide (our minimum is 12 feet). Please note that West Metro Fire Rescue District may require the cul-de- sac to be enlarged or otherwise modified to facilitate fire truck turn- around. At this writing we are awaiting a final determination from the developer and WMFR staff. City code requires that the combined church parcel have 185 off-street parking spaces to accommodate the existing uses in that facility. The submitted site plan shows 185, but one space must be eliminated to comply with the 5 foot parking lot setback as noted in staff's comments regarding the lot boundary (Exhibit L). The final site plan submitted with the building permit application must show one stall added somewhere else on the combined church parcel to compensate. C. Vehicular access. The access point for all visitors plus residents entering the basement garage would be on Nevada Avenue, which is a 40 foot wide state aid street. 2005 counts showed 1,054 trips per day on this segment of Nevada Avenue. This traffic volume is far below the design capacity of the street. PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 5 OF 10 The egress for residents leaving the basement garage would be on 35th Avenue, which is a standard 30 foot wide local street. No counts have been done on 35th, but the traffic volumes would be well within the limits for a local street. Concerns about existing cars and headlight glare have been expressed by the owner of the Barcelona apartments directly across 35th Avenue from the site. Staff believes that the nature of the proposal (senior housing) will minimize the amount of traffic exiting onto 35th Avenue, especially after dark when headlight glare would be an issue. The use of 35th Avenue, as an exit only, and only for residents leaving the basement garage, is appropriate for the site and surrounding uses, and is not something warranting modification. Please see the City Engineer's comments (Exhibit G) regarding this issue. d. Pedestrian access. Presently the site is not served by any public sidewalks. The sidewalk policy plan adopted in 2004 shown the need for a future sidewalk along Nevada Avenue from 32nd to 36th. The City Engineer is recommending that the developer be required to install a sidewalk along Nevada Avenue on the west side of Lot 1 (approx. 660 feet). However, this requirement only makes sense if the city completes the remaining 1,980 feet of that sidewalk segment. The City Engineer would propose using state aid funds for the city's segment. The sidewalk would be 5 feet wide, located directly behind the curb, and would be maintained and plowed by the city per standard practice. e. Utilities. Water and sanitary sewer would be provided from existing mains located under or adjacent to Nevada Avenue. Storm sewer connections would be made on Nevada Avenue and at the intersection of 35th and Nevada. On-site storm water ponding would be required; a separate application is being made to the Bassett Creek Watershed. Private utilities (Centerpoint, Xcel, Qwest and Comcast) would be provided underground. Landscaping. The landscape plan includes 27 deciduous shade trees, 30 deciduous ornamental trees, 35 coniferous trees, 31 coniferous shrubs, and various shrubs and perennials. Staff finds the landscape plan generally acceptable but would include a requirement that `Spring Snow' crabapple be replaced by disease -resistant cultivar subject to approval by the City Forester; and an advisory that Austrian pine has problems with Diplodia tip blight, which can be managed with pesticides if necessary, but alternatively could be replaced with another species such as Limber Pine or Swiss Stone Pine. Sodded areas must have a sprinkler irrigation system. The plan shows a viewing bench just north of the storm water pond, and garden plots located at the east end of Lot 1 between the church and 35th Avenue. These amenities fulfill the requirements of city code for on-site _ outdoor recreation space. PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 6 OF 10 g. Proposed building. The building would have four floors on top of the basement garage. The 75 dwelling units would range in size from 1,057 to 1,706 sq. ft. gross floor area. There would be 4 - 1 BR+den units; 46 - 2BR units; and 25 - 2BR+den units. There would also be various common areas including a great room for events, screen porch, sun room and game room. Exterior materials would be a mixture of cultured stone and vinyl siding in a variety of patterns. The gabled and hipped pitched roof does add to the building height, but staff believes it does so in a manner that helps soften the building's appearance. It also encloses the tops of the elevator shafts and other possible rooftop equipment. Other than the comments provided separately by West Metro Fire Rescue District, staff has no concerns or suggestions regarding the building. h. Ownership structure and marketplace considerations. The project would be a cooperative ownership arrangement, whereby residents own a pro -rated share of the entire facility. This ownership structure is becoming increasingly common in the Twin Cities region, especially in projects tailored to the desires of active, independent -living seniors. Exhibit J includes materials from the developer explaining their determination of demand for this type of housing product, the cooperative ownership structure, and their marketing process. C. RECOMMENDATION Staff recommends approval of the application as submitted, subject to the following conditions: a. Lot 2 shall be combined for zoning and property tax purposes with 3415 Louisiana Avenue North (P.I.D. 20-118-21-24-0017), which is the adjacent ball field parcel also owned by Olivet Baptist Church. The combined parcel shall be addressed as 3420 Nevada Avenue North and have the following legal description: Lot 2, Block 1, Applewood Pointe Crystal and Lot 3, Block 1, Mount Crystal Addition. b. The boundary and adjacent improvements between Lot 1 and Lot 2 are corrected as shown in the staff notes and sketches attached as Exhibit L C. The Installation of the required site improvements is a necessary part of the plat approval, and the final plat shall not be approved until the Site Improvement Agreement is executed and the required financial surety is provided to the city. d. Park Dedication Fee of $1,000 per dwelling unit shall be paid prior to the Final Plat being released by the city for recordation. e. The parking shown on the site plan is only adequate as long as the property is used for senior housing. Additional parking would need to be PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 7 OF 10 added, subject to site plan review and approval by the City Council, prior to the building ever being converted to another residential use. To accommodate the current uses on the site, the church property must have 185 parking spaces. The submitted site plan shows 185 spaces, but one space must be eliminated to comply with the 5 foot parking lot setback as noted in staff's comments regarding the lot boundary (Exhibit L). The final site plan submitted with the building permit application must show one stall added somewhere else on the combined church parcel to compensate. This requirement will be included in the Site Improvement Agreement to guarantee completion concurrent with construction of the Applewood Pointe project. g. To facilitate pedestrian access to and from the project, developer shall install, to city standards, a 5 foot wide concrete sidewalk directly behind the curb on the east side of Nevada Avenue, extending along Lot 1's Nevada Avenue frontage from the north curb of the church's cross easement access drive to the south curb of 35th Avenue. The city will install a similar sidewalk to complete the remaining 1,980 feet along Nevada Avenue from 36th Avenue south to 32nd Avenue. Once installed, the city will maintain the sidewalk per standard practice for sidewalks along Municipal State Aid streets. h. A separate application must be submitted to and approved by the Bassett Creek Watershed prior to the commencement of work on the project. Private utilities (Centerpoint, Xcel, Qwest and Comcast) shall be provided underground. On the Landscape plan, `Spring Snow' crabapple shall be replaced by disease -resistant cultivar subject to approval by the City Forester. k. Sodded areas shall have a sprinkler irrigation system. The comments dated August 1, 2006 from West Metro Fire -Rescue District and attached as Exhibit H are included as conditions of approval. Staff may make adjustments to the cul-de-sac layout and dimensions as needed to accommodate the wishes of WMFR. M. Developer shall execute a Site Improvement Agreement and provide the required surety prior to the commencement of work on the project. 2. A waiver from the building height setback should be granted in accordance with 515.57 Subd. 3 f). Specifically, we recommend that the building height setback requirements from the north, east and west boundaries of Lot 1 be waived and a 30 foot building setback shall be imposed. Recommended findings of fact to support the waiver are as follows: PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 8 OF 10 a. The proposed density, 20 units per acre, is less than the maximum of 22 units per acre allowed in High Density Residential areas. The 4 story height is not being used as a way to maximize the number of units allowed by the city on the site. b. Compared with a 3 story building, a 4 story building results in a smaller footprint on the site and more open space. C. The proposed development represents a type of housing called for in the Comprehensive Plan (pp. 60-66) and is consistent with the needs of the community due to an aging population. Furthermore, the proposed development would provide a type of senior housing not presently available in Crystal. d. The adjacent land uses will not be subject to significant impacts if the waiver is granted and the project is approved as proposed. Specifically: i) To the north, the development site faces the Barcelona Apartments at 3501 Louisiana Avenue North. This property is zoned and guided High Density Residential. The waiver will have no significant impact on the Barcelona Apartments for the following reasons: From the south face of the Barcelona Apartments to the north face of the proposed Applewood Pointe project, the distance would be 125 feet. In an urbanized area, it is not unusual or unreasonable for a resident to look out their window and see another building 125 feet away. Taking the 75 foot elevation differential (from the ground elevation at the Barcelona Apartments to peak of the proposed Applewood Pointe roof) and dividing it by the 157 foot horizontal distance (from the south face of the Barcelona Apartments to the peak of the proposed Applewood Pointe roof), the result is an angle of approximately 25°. 50 of this is due to the existing topography, so the portion attributable to the proposed building is only 20°. These sorts of angles from the ground elevation at one building to the top of another are reasonable and appropriate for high density residential property. For that matter, they would be reasonable and appropriate for any property in any developed environment, even one guided for less intense uses than High Density Residential. The two buildings would only overlap by approximately 60 feet, meaning that the remaining approximately 230 feet of the south face of the Barcelona Apartments would not directly face the Applewood Pointe building in any case. Furthermore, the shadow study provided by the developer in Exhibit J shows that on the shortest day of the year, the shadow of the new building PLANNED DEVELOPMENT - JAN. 8, 2007 PLAN COMM MTG - APPLEWOOD POINTE (3420 NEVADA) PAGE 9 OF 10 would fall well short of touching the Barcelona Apartments building. ii) To the east, the development site faces the rear of an institutional use, Olivet Baptist Church. As the current owner of the proposed development site, they have endorsed the project as proposed. The waiver would have no significant impact on their facility's operations. iii) To the west, the development site faces industrial property in the City of New Hope. Notice was provided to the City of New Hope and no objections have been received. The waiver would have no significant impact on those land uses. Because the waiver provision is not effective until January 28, 2007, no Planning Commission action is requested at this time. Due to the size and complexity of this project, it would be beneficial for the Commission to review the materials and staff recommendation included in this report; take any public comment that is offered; and ask any additional questions of the developer and/or city staff. The Commission may want to pay particularly close attention to the materials in Exhibit I and, especially, Exhibit J; these were prepared by the developer to specifically address questions raised by the Commission at previous meetings. The Planning Commission would be asked to consider taking action on this application at its next meeting on February 12, 2007. The City Council would consider the Planning Commission's recommendation at its subsequent meeting on February 20, 2007. 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(Lot dim( pROPERrY''sEARC For quicker respc information on su 'Recenter on clicl Show: Aerial Photos 4,2004* Aerials ❑y City Names ❑v Street Names R Address Numt *Mpls. aerials south of F from 2003 Lot_I_ines different f Last update: 2/24/2006 at 3:30 PM -- READ IMPORTANT DISCLAIMER INFORMATION BELOW Click _for _detailed _information _on_ths_pa.rcel. Property ID Approximate Property Approximate Property Perimeter Area - - 20-118-21-21-0008 2,436 ft. 359,139 sq.ft. = 8.24 acres EXHIBIT B _ _ I/publicparcelimage/hcpropertymap.aspx?PID=2011821210008 08/10/2006 Hennepin County Oblique Aerials He Images pin courteOsuoftMicOblique robso ft VirtualEarthTM Aerials 2006 Print: Show/ Hide: w c Flight Date. 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J Dage 1 of 1 httD://www l 3.co.hennel)in.mn.usIPropertyMapBeta/B irdseye.aspx?PID=2011821210008 01/02/2007 Color renderings of overall site plan and building exterior EXHIBIT C J July 21, 2006 Mr. John Sutter City Planner City of Crystal 4141 Douglas Drive North Crystal, MN 55422-1696 Dear John: Enclosed please find our submittal package for the proposed Preliminary Plat Building Permit and Planning Development Agreement for a new 75 unit senior cooperative at 3440 Nevada Avenue North in Crystal, MN. Included in this package is a copy of the application check, preliminary plat, architectural site plan, floorplates, building elevations, along with the grading, utility, and landscape drawings for the proposed property. John, you will see we have modified the site plan from previous conversations; we have moved the property boundary on the North side of the school to allow the church to retain 15 additional stalls. Oliver Baptist Church will be supplying you with a list of their existing parking to be deleted due to our development along with the seating capacity of the sanctuary and a list of all the uses currently used on the church property. After the determination has been made in regards to the amount of parking stalls, we will work with Oliver Baptist Church and the City of Crystal providing the necessary parking stalls in convenient locations to accommodate those uses. John, I will also be providing you with 30 books showing the existing locations and renderings or pictures of the five other Applewood Pointe projects to forward to the Planning Commission and the City Council. If you have any questions regarding this submittal or need additional information, please feel free to call me. Best regards, C Tony Kue Project Manager Development Enclosure TJK/jlk m W 3500 American Blvd. W., Minneapolis. MN 55431 • 952.831.1000 ® fax 952.893.8206 ® www.uproperties.cc #6 Narrative United Properties is requesting preliminary plat, building permit, and PUD Agreement approval for an approximate 75 -unit senior housing cooperative at 3440 Nevada Avenue North in Crystal. This approximate 75 -unit senior housing facility being referred to as Applewood Pointe Cooperative of Crystal will be the sixth Applewood Pointe Community development United Properties has completed in the Twin Cities metropolitan area. United Properties has conducted various market studies and focus groups for the Crystal area, and found the senior housing facility of Applewood Pointe Cooperative of Crystal to be favorable. Cooperatives meet the needs of senior who are (1) looking for an easier place to live, (2) are not yet ready to pay for extensive services, (3) want to retain benefits of ownership, and (4) want to live in a home that will adapt to their aging needs. The design concepts; adaptable with aging needs, interior circulation and extensive community facilities, all housed in a building owned completely by its residents, have provided a highly desirable response to those needs. The typical resident's age range averages from 56 to 92 with a profile of an independent and mobile senior that will relocate within 5 miles of the site. This person is typically moving out of single family home within this 5 mile area. Some of the typical amenities include community room, community kitchen, craft and exercise room, workshop, guest room, heated parking, and library. The proposed Applewood Pointe Cooperative of Crystal will sit at the southeast corner of Nevada Avenue North and 35th Street north adjacent to the Olivet Baptist Church. This will be a 4 -story building that will include all of the amenities listed above. There is one underground parking stall for each unit, with 39 additional parking stalls for guests and visitors. The exterior of the building will be a mix of stone, glass and various siding materials. The grounds of this 3.7 acre site will be extensively landscaped per the attached landscape plan. Alan T. Tschida Attorney at Law 505 Tanglewood Drive Shoreview, Minnesota 55126 Telephone: (651) 486-9990 Fax: (651) 486-9995 VIA TELEFAX AND REGULAR MAIL September 7, 2006 Mr. John Sutter, City Planner vity - :.ry'.>L.' e e's `. 6 3j 4141 Douglas Drive FAX: (763)531-1186 Crystal, MN. 55422 Re: 3420 Nevada Ave. North/75 Unit High Rise Dear Mr. Sutter: I represent Mr. John Paulson, who has owned and operated the Apartment ccmplex adjoining the above project since, 1972. On behalf of Mr. Paulson, I wish to register his strongest objection to the proposal for the following reasons: 1. Four Stories: The current zoning allows only 3 story or 40 foot construction. Nonetheless, the proposal calls for 4 stories, which according to you would be "approximately" 60 feet high. A review of the proposed Plans reveals that the structure would exceed 60 feet high. 2 Height Setbacks: The current zoning requires, without exception (whether by PUD or otherwise) that building setbacks be increased to match building height. The submitted proposal shows a minimum setback of only 30 feet. Your memo admits that the Developer "has been unable to make the project work on this site in a way that complies with the building height setback LI% requirement. As will be discussed, the setbacks are important and F. should not be waived, especially in light of the planned high densities m residential development. X 1 W 3. View and Light: Because the proposed 4 story building would be built on a large hill, and would not meet setback requirements, it would literally loom over Mr. Paulson's property, blocking its light and view and thus generally devaluing the property. 4. DrainacLe. Because the proposed 4 story building and parking would be built on a large Hill, and would not meet setback requirements, it will cause surface runoff unto 35th Av. N. and also directly unto Mr. Paulson's property. This endangers the public and devalues Mr. Paulson's property. 5. Fire Protection: Because the proposed 4 story structure would be built on a large Hill, significant portions of the structure world not accessible by the fire department, particularily in slippery winter conditions. This danger to the public is not in the City's best interest. 6. Parking and Traffic: At present, parking on 35th Av. is available for the public and for Cambridge Apartments. The proposal calls for traffic outlets unto 35th Av. Given the steep hill involved, on street parking on 35th Av. will almost certainly be banned, again resulting in a loss of property values for Mr. Paulson. Further, the interior parking at the proposed new very dense development will likely be severely congested. The inevitable result will be overflow parking into surrounding neighborhoods. For all the reasons stated, we object to the project as proposed and ask that it be denied. At very minimum this project should comply with all existing height and set back requirements. In addition, the drainage, fire protection and traffic concerns mandate that its design be altered. Yours very truly, I Alan T. Tschida cc: Mr. John Paulson Via Fax: {(763)544-1426) Ms. ReNae Bowman, Mayor, City of Crystal Mr. Jack Molin, Building Official, City of Crystal Mr. Thomas Mathison, Engineer, City of Crystal Mr. Dana Alexon, Fire Chief, City of Crystal All Members of City Council, City of Crystal 2 PAGE 1 OF 2 City of Crystal 4141 Douglas Dr N Crystal MN 55422 voice: 763-531-1000 facsimile: 763-531-1188 internet: www.ci.crystal.mn.us MEMORANDUM To: Mayor and City Council Planning Commission cc: United Properties (Developer) Olivet Baptist Church (Owner of the subject property) John Paulson (Owner of Barcelona Apartments at 3501 Louisiana) Alan Tschida (Attorney for John Paulson) City Attorney City Engineer Building Official West Metro Fire & Rescue From: V J hn Sutter, Assistant Community Development Director Date: September 11, 2006 Subject: Staff response to comments regarding Applewood Pointe project (3420 Nevada) Late last week, we received a letter from Alan Tschida, attorney for John Paulson, owner of the Barcelona Apartments at 3501 Louisiana Avenue North. The letter contains several comments regarding the Applewood Pointe project, a 75 unit, 4 story senior cooperative proposed by United Properties on part of the existing church property at 3420 Nevada Avenue North. The purpose of this memo is to provide you, the decision makers, with staffs response to the six points raised in Mr. Tschida's letter. The building height at the roof peak is 59 feet above the existing grade at the top of the hill; 58 feet above the proposed first floor of the building; and 61 feet above the proposed grade around the building. The only exceptions are at the ends of the building where the grade drops to accommodate the entrance and exit for the underground parking garage. Applying a weighted average to the height of the roof peak above the proposed grade yields a building height of 61.5 feet. LL. 2. The building height setback requirement is unique to the Planned Development section E" of the code. The proposed 30 foot setback in the submitted plan does meet the minimum setback requirement in the R-3 High Density Residential district. However, in m order to exceed the three story, 40 foot maximum building height in R-3, the applicant is = seeking approval for this project as a Planned Development, which has the building X height setback requirement. Staff believes that the code should be modified to provide W PAGE 2 OF 2 the Council with the flexibility to waive the building height setback requirement in some circumstances. The staff report for Planning Commission agenda item C-4 discusses this in greater detail. 3. Staff does not believe the concerns about view provide adequate rationale for denial or modification of the proposed project. From the south face of the Barcelona Apartments to the north face of the proposed Applewood Pointe project, the distance would be 125 feet. In an urbanized area, it is not unusual or unreasonable for a resident to look out their window and see another building 125 feet away. Similarly, staff does not agree that the height of the building provides adequate rationale for denial or modification. Taking the 75 foot elevation differential (from the ground elevation at the Barcelona Apartments to peak of the proposed Applewood Pointe roof) and dividing it by the 157 foot horizontal distance (from the south face of the Barcelona Apartments to the peak of the proposed Applewood Pointe roof), the result is an angle of approximately 250; and 5° of this is due to the existing topography, so the portion attributable to the proposed building is only 200. These sorts of angles from the ground elevation at one building to the top of another are reasonable and appropriate for high density residential property. Furthermore, the two buildings would only overlap by approximately 60 feet, meaning that the other 230 feet or so of the Barcelona Apartments would not directly face the Applewood Pointe building in any case. 4. There would be a limited amount of runoff onto 35th Avenue, from the north half of the roof on the part of the building facing 35th Avenue, together with the exit driveway from the underground parking garage. However, the City Engineer has determined that these flows can be accommodated by the existing storm drainage system on or under the street. The City Engineer does not believe that the project would cause surface runoff onto the Barcelona Apartments property. 5. West Metro Fire and Rescue staff has reviewed and approved the project as proposed. Their comments are attached to the staff report as Exhibit D. They have determined that the height of the building and site layout are not a concern from their perspective. Because the building would be fully fire sprinklered (including the attic), it does not need to have access all the way around the building. 6. A single traffic outlet is proposed for 35th Avenue; it would be the exit point for vehicles leaving the 75 stall underground parking garage. The City Engineer sees no reason why parking on 35th Avenue would need to be banned, and given the nature of the project and the amount of parking provided (50% more than the one -space -per-unit minimum for senior housing). The City Engineer does not believe that the project would cause overflow parking into surrounding neighborhoods. The City Council could make changes to its on -street parking regulations for 35th Avenue in the future, as it could for any public street, but it is unlikely that there would be a need to do so based on this project. have attached a copy of Mr. Tschida's letter, in case you did not previously receive a copy. If you have questions, feel free to contact me at 763.531.1142 or iohn.sutter(cD-ci.crystal.mn.us. Thank you. From: Tom Mathisen Sent: Monday, December 04, 2006 1:08 PM To: John Sutter Cc: Patrick Peters; Anne Norris Subject: Applewood Pointe Project Concerns At our recent staff meeting I was asked to revisit some of the concerns I think originated from a Planning Commission meeting and related public input. The first related to potential flooding of the Barcelona Apartment property from runoff surging across 35th Avenue from the Applewood Pointe property to the south. Only a small portion of the proposed project will drain directly onto 35th Avenue, and that comes mostly from the north driveway and the north roof and some landscaped area. The relatively steep grade of 35th Avenue, from east to west, is more than adequate to keep any runoff from the project on the south side of 35th Avenue. Any kind of rainfall event that might have the slightest chance of creating enough runoff from the project to get to the north side of 35th Avenue, would also create probably an even greater amount of runoff from the Barcelona property itself that would have already flooded the Barcelona property. There is no merit in pursuing this suggestion any further. The second relates to a concern about increased traffic and parking problems on 35th Avenue. The Engineering Department has no record of previous traffic or parking problems in this area. Considering the current undeveloped condition of the south side of 35th Avenue, the existing traffic would be less than a typical residential area. In addition, 35th Avenue "T's" into Nevada Avenue, making it less of a through street, resulting in even lower present day traffic volumes. Certainly the Applewood Pointe Project will increase the traffic on 35th Avenue, but not to any level that would be any different from many residential streets in Crystal. With respect to parking on 35th Avenue and related access to the proposed driveway, that issue can be dealt with once the project is complete and traffic and parking patterns have been established. At worst, it may be desirable to post no parking on 35th Avenue in the vicinity of the new driveway entrance. But there is no need to do this prior to the time that it has been determined that there is a problem. I hope this addresses the issues adequately. Hil I= m X W WEST METRO FIRE -RESCUE DISTRICT Serving the Cities of • Crystal *New Hope 4251 Xylon Ave N. New Hope, MN 55428 Voice 763.537.2323 --� Fax 763.537.5333 August 1, 2006 JSSH Architects, Inc. 14525 Highway 7, Suite 375 Minnetonka, MN 55345 Re: Architectural Plan Review for Applewood Pointe, Crystal To Whom It May Concern: A preliminary architectural plan was reviewed on 08-1-2006, for a building at 3420 Nevada Ave North and has been completed by West Metro Fire Rescue Prevention Staff. The following items shall be addressed per the 2003 Minnesota State Fire Code, NFPA standards, and West Metro Fire Rescue District Policies: 1. Provide a utility plan showing where the hydrants are located, where the water will be coming into the building. 2. Per District Policy, the hydrant provided shall be within 100 feet of the fire department connection. Please provide location of fire department connection. West Metro Fire - Rescue -Districts will be requiring the fire department connection to be located by the front entrance. 3. The building shall be fully sprinklered for a R-1 occupancy. MSFC Section 9032.7. 4. Standpipes are required for buildings that are 30 feet or over 3 stories in height per MSFC Section 905.3.1. When hose connections and hose racks and reels are required by Fire Code, the Fire Prevention Staff shall require deletion of these with the substitution of Class I standpipes located at exits as equivalent protection. The Fire Prevention Staff shall approve where the hose connections will be located. 5. Per West Metro Fire -Rescue Policy in apartment buildings where the horizontal travel distance is over 100 feet, the District shall required standpipes every 100 feet to ensure that the fire fighters can reach each unit. 6. Provide square footage of the building in order to figure out what fire flow will be required and how many hydrants will be required per code. 7. The water main going into the building shall be split into two separate water mains for domestic/fire. www.westmetrofire.com ca Z X W Preliminary Plan review for Applewood Apartment August 1, 2006 Page Two 8. The fire lanes shall be reviewed once the hydrant locations shown. To start out with the circle area shall have fire lane signage on both sides of the circle. The access driveway to the garage entrance to 35th will need to verify width of the drive. If under 20 ft will need to be fixed. There is a possibility that fire lane signage will be required at this driveway. 9. A fire department lock box shall be provided. Order info and mounting location will be provided by Fire Inspector. The lock box shall be located by the fire department connection. 10. The address shall be visible from the address side of the building or if not the address shall be located out near the address street side. 11. The travel distance for egress should be re-evaluated for each floor. MSFC Section 10042.4 requires R occupancy to be no more that 250 feet when the building is sprinklered. This appears to be really close. May need to add a middle egress. 12. Fire alarm system is required for a R-1 occupancy. MSFC Section 907.2.8. 13. It appears that there is a possible dead end on each end of the hallways on each floor. This shall be re-evaluated and adjusted if need be. Dead ends shall not be more than 20 feet. MSFC Section 1004.3.2.3. 14. All mechanical, electrical and sprinkler riser room doors shall be labeled. If you have any questions or concerns, please call Prevention Staff at (763) 354-7784. Sinc rely, Ak4 ��1�, Shelby Wolf Fire Inspector UPDATED COMMENTS FROM WEST METRO FIRE RESCUE DISTRICT Fire Department Architectural Plan Review II for Applewood Pointe, Crystal for plans dated 12/18/2006 Fire Department Comments and Requirements: 1. Provide a clearing utility plan indicating where the water mains will be going into the building. Sheet C5.01 is very hard to read where the mains are going. 2. Per District Policy, the hydrant shall be within 1 00f of the fire department connection. The utility plan C5.01 does not show where the fire department connection will be located. The fire department connection shall be located near front entrance or front side of the building. The location shall be approved by the Fire Inspector. 3. Where will the sprinkler riser be located? 4. It appears that the building will be fully sprinklered as indicated on the front page of the plans for a R-2 occupancy. The attic and building will be fully sprinklered with a NFPA 13 sprinkler system. Note: All bathrooms shall be sprinklered if there are combustibles in the bathroom this is per West Metro Fire -Rescue Districts Policy. 5. Standpipes are required for buildings that are 30 feet or over 3 stories in height per the Minnesota State Fire Code (MSFC) Section 905.3.1. When hose connections and hose racks and reels are required by the Fire Code, the Fire Prevention Staff shall require deletion of these with the substitution of Class 1 standpipes located at exits as equivalent protection. The Fire Prevention Staff shall approve where the hose connections will be located. 6. Per West Metro Fire -Rescue Policy in apartment's buildings where the horizontal travel distance is over 100 feet, the District shall require standpipes every 100 feet to ensure the fire fighters can reach each unit. This building meets those requirements and is required. 7. The utility plan C5.01 did not show the water main splitting into two separate water mains. There shall be one for domestic and one for fire services. 8. The fire flow requirements for a building with a total square footage of 128, 974 shall be 6500 gpm for 4 hours. But being that the building is fully sprinklered there is a 75% reduction. This would bring it to 4875gpm for 4 hours. Number of hydrants required would be 5. But due to the building being fully sprinklered the hydrants indicated on the plan shall be sufficient. 9. The fire department connection and all hydrants shall have a clear space around the hydrants. They shall not be obstructed. 10. Sheet 6.02 indicated the fire hydrants will have a 4 '/2 inch pumper connection. The connection shall be a 5 inch connection. 11. There may be an issue with the cul-de-sac at the main entrance. The cul-de-sac may need to have a larger diameter. It appears it is a little over 80 `diameters. This may have to be adjusted to allow our aerial truck to be able to turn around let alone our engines. A turn around is required by code due to this access to the building is a dead end that is over 150 feet in length. The width of the road may need to be wider that 26' depending on our truck specifications. We are in the process of getting that information. (MSFC, Section 503.2.5 and Appendix D) 12. A fire department lock box shall be provided. Order information and mounting location will be provided by the Fire Inspector. The lock box shall be located by the fire department connection. (MSFC Section 506.1) 13. The address shall be visible from the address side of the building or if not the address shall be located out near the address side of the street. (MSFC, Section 505.1) 14. A full fire alarm system is required for type R-2 occupancy. (MSFC Section 907.2.9. 15. All mechanical, electrical, roof access and sprinkler riser room doors shall be labeled. 16. It appears that it is pretty close to having a dead end on all four floors at each end of the building. The dead end shall not be over 20 feet. (MSFC Section 1004..3.2.3) 17. There shall be fire lanes on both sides of the road at the south entrance road. There shall also be fire lane signage in the cul-de-sac area on both sides of the road. They is a possibility of discussing a loading zone area. The fire lane for the cul-de-sac could change when it get wider. 18. There shall be a gate on all stairways leading down to the basement on first floor. 19. The great room on 1st floor shall have a occupant load sign posted in the room in a visible location. It shall read: Occupant Load Chairs only=185 people Standing only=259 people Tables and chairs -86 people 20. Provide information on wall ratings. This still needs to be reviewed. If anyone has any questions or concerns have them call Shelby Wolf, Fire Inspector at (763)354- 7784. �- December 18, 2006 Mr. John Sutter City Planner City of Crystal 4141 Douglas Drive North Crystal, MN 55422-1696 RE: 3 -story Impact Applewood Pointe Cooperative of Crystal Dear John: Per your recent e-mail, I understand the Planning Commission wants to answer the question of need for a 4 -story building on our site. As we have discussed and shown on the plans, the site itself cannot be expanded to increase the footprint of the building; therefore the current footprint would remain the same if the fourth floor were removed. We would try to relocate some of the common space to the garage (for example the fitness area), however the likely net gain would only be one unit. Since we have 20 units on the fourth floor, the likely size of the cooperative would be close to 56 units. Although we have not received bids for the project to date, we anticipate the rising construction costs will make this cooperative our most expensive to date. We anticipate total project cost to be approximately $17.5 million — roughly $175 per square foot. This would be our most expensive to date. Our Bloomington project was sold at $160 per square foot and the non -lake units in New Brighton are being sold at $170 per square foot. Unfortunately the vast majority of the costs remain the same in a 3 -story building. For example, the land, most of the design consultants (interior design, soil engineering, survey/plat, landscape architect, civil engineering, etc.), soil correction, parking improvements at the church, landscaping and irrigation, furnishings and artwork, etc. The overhead costs for marketing and marketing personnel remain the same, many of the financial fees and payments remain the same, legal fees and most municipal fees remain the same. Thus, the result would be a project approximately $2 million less expensive or approximately $14.5 million. Although there would be a loss of 25% of the units in the project, the project costs would only reduce by approximately 17%. This results in a cost of approximately $200 per square foot (a 15% increase over our anticipated pricing). This is more expensive than our lake -side New Brighton units being sold at $195 per square foot. 3500 American Blvd. W., Minneapolis, MN 55431 s 952.831.1000 . fax 952.893.8206 ® www.uproperties.com F.. m X W Mr. John Sutter December 18, 2006 Page 2 We would see a similar increase in the monthly operating costs as well. Most of the operating costs are fixed, which increases the cost per unit beyond pricing we have been able to deliver. The type of pricing required by a 3 -story building does not reflect the Applewood Pointe value we have provided in the past and we do not believe it is supported on this site. For reference, our other communities' sizes are as follows: Maple Grove = 74 units, Woodbury = 76 units, Roseville = 94 units, Bloomington = 95 units and New Brighton = 120 units. A 75 -unit community functions well as a cooperative and produces a price/value relationship that has been accepted by the market. We are sold -out with waiting lists in Bloomington, Maple Grove and Roseville. We have just 6 homes available at Woodbury and we open our New Brighton community this month 85% sold. As you can see, we are unable to build a 3 -story building on this site within the price parameters we need to be in for Applewood Pointe. Please let me know if you have any questions. Sincerely Mark W. Nelson Vice President Development Enclosures MWN/jlk December 18, 2006 Mr. John Sutter City Planner City of Crystal 4141 Douglas Drive North Crystal, MN 55422-1696 RE: Additional Information Proposed Applewood Pointe Cooperative of Crystal Dear John: Enclosed is additional information requested for our Application. The information is gathered in hopes of answering the questions raised by both the Planning Commission _ and City Staff. Below are answers to the Planning Commission motion: 1. Try to mitigate the height of the building: We have presented our site plan on an aerial photograph of the area. There is very little overlap of the two buildings, producing little impact, if any, on the adjacent property to the north. Also, we have submitted cross-sections through 35th Avenue. Practically speaking, these cross-sections show no visual change for neighbors to the north between 3- or 4 -stories. Finally, enclosed is a shadow study showing that the 4 -story building does not negatively impact the building to the north (this is the worse -case, winter scenario). 2. Mitigate height by changing the topography of the land: Our current plan maintains the existing site grades for the most part. We are ultimately limited in our ability to lower the site by the sanitary sewer connection (see enclosed memo from our civil engineer). Further lowering the site increases the likelihood we will have drainage concerns at our south garage entrance and it increases the size of the retaining walls along the Church property — reducing the marketability of the project. Enclosed are drawings showing the different retaining wall requirements. 3. Relocate the building further south: Given the access requirements to the Church, we cannot extend the site further to the south. The current design has already pushed the building as far south as possible. 3500 American Blvd. W., Minneapolis, MN 55431 • 952.831.1000 . fax 952.893.8206 ® www.uproperties.com 7 m X W Mr. John Sutter December 18, 2006 Page 2 Materials and answers to questions from City Staff: 1. Senior Market. Enclosed are copies of Maxfield Research's Senior Housing Update for 2006. This information shows the tremendous growth expected in the senior population in the decades to come. 2. Cooperative Structure. The Cooperative ownership at Applewood Pointe is termed a "limited equity" cooperative. This means through the Bylaws of the Cooperative the appreciation in the value of the homes is limited to 2.5% per year. The reason for this is to ensure long-term affordability for the Cooperative, which maintains demand for the homes. This in turn makes long-term re -sales easier by having attractive, below market, prices. The Cooperative will take out one master, HUD guaranteed, mortgage for the property. Individual members pay their proportionate share of the mortgage determined by the size of their unit and the amount of their down payment. Each home receives one share in the cooperative and one corresponding vote. The members elect a Board of Directors that governs the community. On-site management, maintenance and cleaning are hired. 3. Can an individual rent out their apartment? Enclosed is a copy of the relevant page in the Bylaws that restricts renting units without prior consent of the Board. This does not prohibit someone from renting their home; however the Board does have control over a wholesale change in the occupancy of the homes. This is an owner occupied community. 4. Can the entire building be converted to general rental? Enclosed is a copy of the relevant page from the HUD regulatory agreement. I have highlighted the sections that prohibit the Cooperative from changing to a rental property. This is required during the HUD mortgage term (40 years). Practically speaking, the owners of the Cooperative would never convert the project to a rental because they would not receive their equity out of the project. Members are purchasing this real estate as a primary residence, not as an investment. 5. Explain United Properties' marketing process. Currently we are marketing the project and taking reservations. What this means is people put down a fully refundable $500 reservation deposit that gives them a priority number for selecting a unit. Once we have reached a level of reservations we believe will allow us to sign the required 50% presale requirements, we will begin to convert reservations to Purchase Agreements. It Mr. John Sutter December 18, 2006 Page 3 is our experience that we convert approximately 40% of the reservation list to actual sales. Thus, we will need approximately 100 reservations in order to generate 38 or so sales (1/2 of the building). We currently have 22 reservations. Once we are able to demonstrate we have 50% of the building sold, we are able to obtain our HUD Financing Commitment and then we will be able to break ground on the new Cooperative. Our construction period is approximately one year before our first residents are able to begin moving into the new community. There is no concern that reservation holders would sell their home prior to the project being a "done deal'. The building will be under construction 6 to 8 months prior to the first move -in buyers putting their current home on the market. Please let me know if there is any additional information that you require. Sincerely Mark W. 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"LE, f DL 9tyn cil", t L IF L,J4 FLP QH'A" lAOFIl F. A 4,o' /—(.A.S*IfiG BIT- P.01 , IL 10AIA E..T IIFFIIIIIIWT� ICF "IF qll,? 990 960 930 900 870 2 N E V A D A A V E N U E N. L O U/ S/ A N A AVENUE N. --------------------�a------------------------------------- �F— I M Los Page 1 of 1 Mark Nelson From: Brian Bourassa [bbourassa@mfra.com] Sent: Monday, December 18, 2006 12:03 PM To: Mark Nelson Subject: Applewood Pointe - Crystal, MN Hello Mark, As previously discussed, we have reviewed the potential for lowering the building below the proposed elevation of 911.27 (low floor elevation of underground parking garage). Lowering the building below the proposed level would require that the sanitary sewer stub be constructed in the foundation/footing of the building. Please let me know if you have any questions or comments regarding this item. Thanks, Brian Bourassa MFRA 14800 28th Ave N, Suite 140 Plymouth, MN 55447 Tel - 763-476-6010 12/18/2006 =-1- SCALE w FEET 0 ` IO 40 kyl( . IN FE ---- a�field SENIOR ROUSING UPRATE 2006 • THE NUMBER OF PERSONS AGE 65 AND OLDER IS PROJECTED TO NEARLY DOUBLE BETWEEN 2000 AND 2020 • PROJECTED GROWTH IN THE NEXT 15 YEARS WILL BE CONCENTRATED AMONG YOUNGER SENIORS (AGE 65-74)9 WHICH WILL FUEL DEMAND FOR NEW AMENITY -RICH PRODUCTS As of 2000, there were 255,000 persons age 65 and older and 124,630 persons age 75 and older in the Twin Cities Metro Area. It is projected that the Metro Area's senior population will increase by 52,000 seniors (20%) between 2000 and 2010. Nearly two-thirds of this growth, however, will be among younger seniors (see Figure 12 below). 350,000 — _ _. _._ _ 345,09 � X65-74 300,000 I 75+ 272,69 j 2c",5.20 250,000 200,000 j 165,160 150,000 125,638 130,615- 105,479 '.GN 100,000 24,SK: 5 50,000 32.7288 0 1980 1990 2000 2010 2020 2030 The aging baby boom population should ensure that demand for senior housing will continue to grow well into the first half of this century, with the Metro Area's senior population expected to more than double in size over the next three decades. Growth in the senior population will begin to accelerate shortly after 2010 as the leading edge of the baby boom begins entering their mid -60s. Because the vast majority of baby boomers often indicate in surveys that they want to retire close to where they currently live, developers of large-scale (1,000+ units) active adult housing, who have primarily located their product in the Sun Belt, are beginning to push their concept into larger metro areas of the Northeast and Midwest. It is likely the Twin Cities will see such a development within the next three to five years. SENIOR HOUSING UPDATE 2006 Maxfield E Kr.<•ai-�1i Ing Between 2010 and 2020, the Metro Area senior population is projected to gain an additional 144,000 seniors, with expected increases of 107,500 persons (65%) age 65 to 75 and 37,000 persons (26%) age 75 and older. Demand for senior housing with services will escalate dramatically after 2020 with the aging of the baby boom into their late 70s. Between 2020 and 2030, the Metro Area's senior population is projected to grow by 179,000 persons (40%) equating to 630,290 persons age 65 and older and 285,200 persons 75 and older by 2030. The stronger growth in younger seniors, their obvious preference for ownership housing, and the expansion of homemaking and home health care services for the frail elderly should allow for - sale senior product to capture an increasing share of market demand over the next several decades. Meanwhile, growing market acceptance of senior housing when combined with appreciating home values and increased wealth of future seniors should translate to a steady growth in the number of frail seniors that can afford market rate Congregate and Assisted Living housing. Between 1970 and 2000, the percent of Metro Area senior (65+) households residing in non - subsidized senior housing increased from roughly 1.3% to 11.5%, with much of this growth occurring between 1980 to 1990 when the percentage increased from 1.2% to 7.0% (see Figure 13). 17.9% 1970 1980 1990 2000 2006 2010 If projected construction trends hold-up through the end of the decade, we anticipate 18% of all households age 65 and older will reside in a non -subsidized senior housing unit by 2010. 17 (b) obstruct or interfere with the rights of other occupants, or ar unreasonable noises or otherwise;! (c) create a nuisance on the premises; (d) constitute an illegal act; or (e) violate the Declaration of Common Interest Community No. The Member will comply with the requirements of the Board of Health and of all other governmental authorities with the respect to the said premises. If the rate of insurance on the building increases due to the Member's occupancy or use of the Dwelling Unit, the Member must pay the additional insurance premiums. ARTICLE 6. MEMBER'S RIGHT TO PEACEABLE POSSESSION In return for the Member's continued fulfillment of the terms and conditions of this Agreement, the Bylaws and the Rules and Regulations of the Cooperative, the Cooperative covenants that after the Member obtains occupancy and for the term of this Agreement the Member will have and enjoy for the Member's sole use and benefit the Dwelling Unit described above and may enjoy in common with all other members of the Cooperative the use of all community property and facilities of the entire cooperative community. ARTICLE 7. NO SUBLEASING WITHOUT THE COOPERATIVE'S CONSENT The Member cannot assign this Agreement nor sublet the Dwelling Unit to any person without the prior written consent of the Cooperative on a form approved by the United States Department of Housing and Urban Development ("HUD"). The Member's liability under this Occupancy Agreement will continue notwithstanding the fact that the Member may have sublet the Dwelling Unit with the approval of the Cooperative, and the Member will be responsible to the Cooperative for the conduct of the sub -lessee. The Cooperative at its option may terminate the Member's rights under this Occupancy Agreement because of any unauthorized leasing. Nonpaying guests of the Member may occupy the Member's Dwelling Unit under the conditions prescribed by the Board of Directors in the rules and regulations. ARTICLE 8. TRANSFERS Neither this Agreement nor the Member's rights of occupancy are transferable or assignable, except in the manner now or subsequently provided for the transfer of memberships in the Cooperative's Bylaws. The Member hereby certifies that neither the Member nor anyone authorized to act for him/her will refuse to sell the Member's membership, after making a bona fide - offer, or refuse to negotiate the sale of, or otherwise make unavailable or deny the 052305 4 t- rate of such monthly deposits shall immediately be restored to 3 percent- at any time thereafter upon =21 In said General Operating Reserve Account of an amount equal to 25 percent o[ the current annualac- amount otherwise chargeable to the members pursuant lotheir occupancy Agreeinentx, such monthly dr• posits gray, by appropriate action of the mortgagor, be discontinued and no further deposits need be made into such General Operating Reserve to long as said 25 perctat level is maintained and provided, furl es, that upon any reduction of such reserve below said 25 percent level, monthly drpos)ts shatl ibrthwi[h be made at the 3 peretnl rate until the 25 percent level is restored. (This reserve shall remain a special account and may be in the form of a each deposit or invested It, obligations of, or fully euara'rle d as to principal by, the United States of America, and shelf at all limes be under the control of the 1horlgagot. This cumulative reserve is intended to provide a measure of financial stability during periodsi of special stress and may be used to meet de(iclencits from time to time as a result of delinquent paymdnts by indi- vidual cooperators, to provide funds for the repurchase of stock of withdrawing members, and other con- tingencies. Disbursements totaling in excess of 20 percent of the total balance in the reservp as of the close of the preceding annual period may not be made during any annual period without the consent of the Commissioner. Reimbursement shall be made to the account upon payment of delinquencies or sale of stock for which.funds were withdrawn from the reserve). 4. The Mortgagor shall establish and collect monthly carrying charges pursuant to the condition set forth hereinafter. Monthly carrying eharees charged to members during the initial oecupanry period shall be made by the mortgagor in accordance with a schedule of charges tiled with and approved in w iting by the Commissioner prior to the opening of the project for occupancy.- Such charges shall be in an mount suf- ficient to meet the FHA estimate of cooperative management expense, operating expense and maintenanct, expense, debt service, taxes, special assessments and ground rents, if any, reserves, and all other ex- penses of the Mortgagor. Subsequent to the initial occupancy period, chargee made by the Mdrtgagor for its accommodations shall he in accordance with a schedule of charges filed with and approvep in writing by the Commissioner and shall be in amounts sufficient to meet the Mortgagor's estimate of expenses set forth in an operating budget which shall be prepared and submitted to the FHA 60 days prior 10 the begin- ning of each fiscal year. The operating budget shall set forth the anticipated Income of the project and a sufficiently detailed estimate of expenses which will include separate estimates fat adminislrption cxprnse, operating expense, maintenance expense, utilities, hazard insurance, taxes and assessments; ground rent, interest and amortization, mortgage insurance premium, replacement reserve and operating re4erve. Tbt Mortgagor shall not permit' of its accommodations except in accordance with a schidule of charges approved by the Commissioner and such schedule shall not be changed except with tie written approval of the Commissioner; nor shall occupancy be permitted by the Mortgagor except upon the execu- tion of an occupancy agreement in a form approved by the ,Commissioner. The propttty of the1 Mortgagor shall not be rented as an entirety. Commercial accommodations and non -dwelling facilities, if any, shnll be rented only according to a schedule of charges fixed by the directors and approved in writing by the Commissioner, and the form of lease shall be subject to the written approval of the Commissioner. Morl- gagor shall provide lot the management of the project ilia manner satisfactory to the Commissioner. Any management contract entered Into by the mortgagor Involving the project shall contain a provikion that it shall be subject to termination, without penalty and with or without cause, upon written request by the Commissioner addressed to the mortgagor and the management agent. Upon receipt or such rgquesi the mortgagor shall immediately terminate the contract within a period of not more than thirty (30) days and shall make arrangements s4tisfactory to the Commissioner for continuing proper management of the project. 5. The Mortgagor &hull not without print -approval of the Commissioner, given in writing, (a) sell, assign, transfer, dispose of or encumber any real or personal property, except is specifically permitted by the terms of the Mortgage; (b). remodel, reconstruct, demolish or subltact from the premises constituting the project and subject to the Mortgage; (c) permit the occupancy of any of the dwelling accommodations of the Corporatiun except at the charges fixed by the schedule of charges provided herein; (d) permit occupancy of any of the dwelling accommodations of the Corporation except I;y members of the Corporation; (e) consolidate or merge the Corporation into or with any other Corporation; to into vnlgntary liqui- dation; carry Into effect any plan of reorganization of the Corporation; effect any ch nge.s what- soevet In ilz capital structure; alter or amend its Certificate of Incorporation; or am�nd its by-laws; i (f) fail to establish and maintain the Fund for Replacements and general operating its eFve as set forth herein; (g) incur liabilities (direct or contingent) which will at any time exceed in the aggregate S ' except the indebtedness secured by the Mortgage or necessarily inci- dental to the execution and delivery thereof; (h) enter into any contract or contracts for supervisory or managerial services; (i) invest any funds of the Corporation in any property, real, personal at mixed, except 1oblleMIons Of, or fully guaranteed as to principal by, the United States of America; •• (j) encumber or dispose of in any manner whatsoever any funds derived from the proceeps of its in- sured Mortgage in excess of sums required to pay the applicable statutory perecnta a of the ac- tual cost of Iegllimate obligations incurred in the construction of the physical Impr�vements on the mortgaged property and for which mortgage funds were made ■vallable, nor fall t6apply suck excess funds to the redactlnn of the prIncipal due under the Insured Mortgage; No' more than M of the insured mortgage amount. *� Delete clause 0 If Salts Type case. 44 w u'1 IIII Ijjl'hl� II WIP � VII li j � hm 91i i MM I � � h 11, MWM F+' - .� ��II� i�W�MMwwwiV I ti 14�1�� IIII I�I�j �I lu it N it I �I h�I�1141 l I, 'I I ' I i i�r. ' �!I 16 � V I I IV��.. it ug4IIM�MM%! I � I '. ISI iI I ,I ^ 'Mill .,111 X111 LI.a., �J: P Ii..!' ii Irylly 'LIN :j J� 'G illi Ip w'" � � I,I P iMMM<„i � +r• H ��. aI II w � � �� �I � � 8M ^n � imIL . ":I y •+4p I loip wldiF4wLIIk,4N� nfl!' IIIIIr I� n 7� �.�5 i clti,M'11�wrw hili IF IAIM� iN N I i 'Opw O wiI iilll�lAl l PIN 41 i GF Iltip'e 1IrI 'My, IN � i4>Hn I,. I I I II n I � dill 114, wIw a hr P A NIN rNN I �wpk9 I Ih N1Iw' 1 il�%I IaryII�N�rei w%I���r, vw � I Jo b LI r ya I I N Y, I I f: II .iI Aim � r F W is 0 y I a Il�r m 7F h'r tl� a_ '.i i Iu A u� „I �I EXHIBIT K \11.w from 35th avenue apartments-- C parbnants— . .... . ....... . VI ew *2 view from Louisiana Avenue between addresses 3404 & 3414 Staff comments regarding adjustments to boundary between Lots 1 and 2: 1. New edge of parking lot must have b6-12 concrete curb & gutter, set back 5 feet from the face of curb to the lot line (or —4.5 feet from the back of curb to the lot line). 2. Westerly parking space must be eliminated because 5 foot parking lot setback line passes through it. That portion remaining east of the new curb should be striped as a clear zone (shown in orange), and the adjacent aisle space is needed to accommodate backing -out movement from will now be the westerly space. 3. Existing bituminous south of the new parking lot curb will become a patio/play area (i.e., no motor vehicles) and must be set back at least 3 feet from the lot line; and we would recommend 5 feet so it lines up with the eastern face of the parking lot curb to the north. Areas shaded in green are areas where bituminous must be removed and landscape material installed. 4. Areas highlighted in yellow may remain as bituminous patio/play area; although the church may want to go ahead and remove all the bituminous located directly west of the building because the remaining strip would be relatively narrow and I'm not sure what purpose it would serve. 5. The lot line must be set back at least 3 feet from the playground areas; and we would recommend 5 feet (highlighted in solid blue). This represents a minor adjustment to the lot line location but should be shown on the Preliminary Plat by the time it gets to the City Council for approval. Also, please note that there may be a discrepancy between the lot line shown on the Preliminary Plat and civil sheet 3.01 (highlighted in dashed blue). J m X W / GRASS _ 20 \ �� i / PFT. C 922.2 9 22.4 922. 9 2.3 922.2 922.3 922:3. H C 922.7 -All A do / / \ l V/ U U / V I - 9227 .6 922.6 922.6 922.9 922.9 922,9 �.,,922� = ` 922.9 822. y 923,1 923.1 B I T U M I N O U S 923. 1 O�1G OCG 923.1 923.0 52.0 G 923 2 921. 922.4 I 121.1 I N e O �:MH (( f 9 9.S,(5� I 9 GRASS `,I ' S89 *4440"E 2 3. 82. 47. P/\ $22.2 9 .1 / .30.0 111. . \ ``5. � 5 tri \, TOP -921. .I. B 1 T U M I N 0 USS 923.1 923.1 923. G� INV -910.7 S,N F- \ Oi .-.1}Q� \ INV�910.9 E 1 2 �3 _ 23.1 \ INV:914.3 SE� t f I 922.9 923.2\ L • i 9i3 �/ n �-CORM:R E ME 922.8 OD SHE 923. as w 9223 44. 923. _; /48.0' 61.7 Y 22.7 22.1 / I / r 7 .ly -CONCRETE coL. L� N 922.7� P, k ' 9 92 . N / 1 f Ld 9228 - -4 T. Cy ll % 1- �- (!� F 1- c ,/ ExISTING 1 -STORY BRICK BUILDING w V)If 923.0: OLIVET BAPTIST CHURCH 9z3. Lij `W 40.71 ezz.z N 9 3420 NEVADA AVENUE N. 9z3.t Z o - > S890,04 or .� .� / / N O Z -0 e°J�° //`/ 922.8 ME 14 -� N X- Q 923.6 9r 21.1 L.L-23.1 •� O 822.7 Q 8 FT. -WOOD FENCE- `' n / 23.4 N _ 1c�i �/ 923. -C 35 ONC,.' 5.2" o J P 23.2 C 922.3 Ah 14440 ° �� 922.; / - 29.00 h •29.4 If 26.7 u P - O e a ao / 2.4 , 51 5� N 9 6" ' )52 /'�j /' / �M c 3.3 •923 � arse f72.7 � 92i1 f Ln B,�TrStl4DR FENCE-, � / Q Q � 2 � Z r .69 FEET 7dGP. IF, 1 rm, J � . 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I P.e„ ]o ieel nleln9 .. ae<Am.: ee �.f A M., 4 • N \.eN ue.l :n. \ I nk °: ele,'au I nN9ne maMrmne m .le:i me ®' wnpa�ia�leietm. we amnai / •" ""• ,,, �: y e e ...ren e m mice .mum 5X . a. wnlm .1 .ninon pmtY ...IetA___ ';}° \ •' • 0 n A V E L ORA 8 8 \ f' ALTAmAC54'roL- 9b1111=rera D�IVO Rpue ,ml.w .nu n.A •n -n •-,m- \ .,a, t • ..n, .m. .m. .n..e m I 1$.• ]]�) I',eva sdllu w'0min a eo euen .'°"Imolle°a'bf: i°nl¢ MM 41 I• , E m 'nv v� e,, I ' LM MAN 1 ..v .fu •,,., \ ° '•u u' 0 R A 5 S !oa I ) e«n4 a9el« NmnWn Cznly Ya. •°ry uxn ' 1 MHREVn, _ Bf -9�isFt r�� _--- -- '�wE m..�---��- 1_-'axllYi` r,Y=•�^ �XT1 °� I '�' if , \ iiu ' ):..�i l•> i ,{liu �. alta iiw, "' I we° 7NN ELEV K ✓i �9 .ny v - " , . .!i 91448 FEET Y.-T--t4Rtf- - _ --i,a,•q-x°31=- �� µ � AT T ° rc '•N -0.1 L N=N 0 U s s _ < 'q" rc rt ' �•,csw,- 845 c n ret my 1 nl� u aP i la JAAI fe pnmMrv.RPERM�r'tR"i'mtl r ne n m i a.I "emt'Ft., w enn9 ie m.°�.<°roreree� cmL in',:;;rm'e clout'. m itmnwin cwnir. Emma ei°, ne«ea el ¢ Ime 50alnea n wet 9 ¢I ine .Minn.. �.«nn al ale % al e; Imm� Svum aN 10109%1-C A'.,,.I'd. N.. I) r.M« aApr1 e! ]ooe)rn nn. In•urmw Nle Ne. line. as BO.iI re.� b en: P°�m er l.gnn n44•a i•m:W1.'n. esvle.a; 1—. 1.- -11111-C INe`iu oo°e.9..n 19 mmuln M .eemea Ea•I . elelmw ar 919.]1 icer ma w4 II. Nna 1« 1—. Cem1Y• wl n�wlnenI DrIM AeMliln. °.vaM9 1. n. -d Pill -1. me Mmol. n Nmnepn AIMAw genly roes uN 1. a w. me <n..al ru .•mteUm'e' • I.I.-Iln e1 wOranTp ,/fl, Ie�4emcs MiN�nee,l'9°«°Ie1 «n«al'.°xe°iunalm PRELOAMR10Y1/PfL�A�T,COP D I.) i 1 tap .1 er Pel P. nyermt twin .1 35th Awnv. N., .e.l Md. .1 N.wea A.mu. N. DetM IAN ]mM1 eaye9We. A, , f.E %, yXw„• yFF %F`P•TAL ar. Elewliln - 908.88 .. Swm L,N 2) Tap ar It nu0094. .r Pe ny«ml nA­­e- .r ]Sin Awnue N. eM LwM1bna Avenue N. B, N•wlbn Net A Sm P.Lw �1 EI•°eellm°� ita.]SR!••1'a.mL nnlnmel Weerm, el valet' Pbce ane N•we. A... N. x n. Lk Nd. I,:SB 30 o ao eo Sunde 4.) r ro er Pe 111 nnromM wearmt Or YmeY PI«a me Lwmme Amu. x. 1•nnd Sun eNinN LL(:. •"•^'^9' SCALE IN rysw • A. Il 1m,Onx uawil«� - Yi4Ae rni FEET ' i0✓/ 2000-O07 a41 /OB T.IIB A.21 5.90 ]00e0]005.a•. 4Ap 1 L EXHIBIT M �F-i- :,- h� fir --$i- N �Y �t �i K E 0 60 L.F. - 1 A �€- iNN - / T— , di I M_ I /I\ C • 1 L E _;€ =3 lle I I I I = I - I I �I I I r1 I I I I I I - I I I' 1 I l , •1 I I 'v 1 I 1 , •aq ALf ? , ✓ dK / I i LEGEND EXISTING CONTOUR 1110- --' - - - EXISTING STORM SEWER p l'yN SAN NN EXISTIN � SANITARY SEWER EXISTING WATERMAINw- EXISTING GATE VALVE & HYDRANT $A EXISTING GAS MAIN GAS EXISTING ELECTRIC—ucE— EXISTING CURB UNE EXISTING TREE LINE ME SURW ACE UTUN N'FORUAM% SHDAW W THESE PI -S 5 A UTILITY OUAITT LEVEL D. MIS WALIN LEVEL WAS OEIERWNEO EXISTING LOT LINE 0 BO ACfLR- TO ME WI IEDNn OT OIASCE U-02, TITLED 'STANDARD =EUNES FOR ME fb1.LECMIN AND DFPIC110N M EXISANG DENOTES ITEMS TO BE REMOVED 6U65URrACE 1.161N DATA' ME CWTMCTOR AND/011 SURCOHMACTORS SHALL DEIERNINE ME EXACT LDCATK W ALL EbSONG OUTRS RETORE COVAIENa'G Kt1RK• RY CWTACANG THE NOPFCATION CENTER (GOPHER STATE OK FOR °ONNESOTA). ME LO MAMM SCALE IN FEET rAND/OR 9.IBCONIRACTOR AGREE TO RE ILLR AN Y RESI`.SI. FCR AND ALL DANA.E1 — .1 RE OCC .1) RY HM OR NEA ARURE TO EXACTLY LWAIE AND PRESERVE ANY ANO ALL MUTES €UNOERE•RWNO AND OVERHEADL ivu�wuvwvqua�cvNKvwv-°mnu°w.,., W Z � Q o � W O o O Of r= J J �0- �oo 1 M Lit o J d Q OT 000H O N�a p4 T 0 �Qo=ani _ 07 LL y : V,r SE 0 U r =v To iaa`v a oEc p z r mEo� E ! E cm m' •� o ¢ a SNEET,'')NUY6ER REV. C.2.01 MFRA VILE / I60}} DEMOLISH AND RECONSTRUCT TD �111l`lwld1ljIllI Z, 4 THE WEST i . 1 = II F'`` elpjl 11111 _ \ a� 1\ _FE = 921.00 LFE = 9H.Z7 ---REMOVE TREES` .. 1 \ - 11111 Y... I _ OIIP ,Illi 11 I 1111111111 11111 1111111 1 1111 111111 kt f`l ` REMOVE STORM SEWER OSE H --,� l a In1�h -- -- --- - - --� —~+ TSY.�':G-ra..,� :..= `. ti \ gE --_• \ PI I VIIL�1 I. C] I 111 111 /' �+ .+ rlh ac -.r �`\ ,�..b Illlti-etl I}�11 1 I �` N �/ll ••%J f a :d.�•�' � i - _- � II 1111 A.€tec zj W' Illl llli \J_' 1 + / a � \\ `\?t° .� � •\ •{ 1 I , ._ - d m = e n ,. �. IT 7 r - R� \_I '_ III 11111 l 1 _ Idl»III 1 Illl lel 111 / - - 99 ra - • 1 T d11111� -m /'/ - I l till III 46 _ I - tillI111 \� R,. AIlILII •ta& .. ,u. //,// \}.._. 4 a - ^-'-K- _ _ - .\ Els - • e .' arm 1 2 1 41 7 € b b T f =T-I� ♦ r` 1 -%�j P� f'`� ,�/ Irl•H \` i�`�q. , ._ , l "• - I 11 t l —I I i I I I I 1, ,. �✓ p OS VV ALf ? , ✓ dK / I i LEGEND EXISTING CONTOUR 1110- --' - - - EXISTING STORM SEWER p l'yN SAN NN EXISTIN � SANITARY SEWER EXISTING WATERMAINw- EXISTING GATE VALVE & HYDRANT $A EXISTING GAS MAIN GAS EXISTING ELECTRIC—ucE— EXISTING CURB UNE EXISTING TREE LINE ME SURW ACE UTUN N'FORUAM% SHDAW W THESE PI -S 5 A UTILITY OUAITT LEVEL D. MIS WALIN LEVEL WAS OEIERWNEO EXISTING LOT LINE 0 BO ACfLR- TO ME WI IEDNn OT OIASCE U-02, TITLED 'STANDARD =EUNES FOR ME fb1.LECMIN AND DFPIC110N M EXISANG DENOTES ITEMS TO BE REMOVED 6U65URrACE 1.161N DATA' ME CWTMCTOR AND/011 SURCOHMACTORS SHALL DEIERNINE ME EXACT LDCATK W ALL EbSONG OUTRS RETORE COVAIENa'G Kt1RK• RY CWTACANG THE NOPFCATION CENTER (GOPHER STATE OK FOR °ONNESOTA). ME LO MAMM SCALE IN FEET rAND/OR 9.IBCONIRACTOR AGREE TO RE ILLR AN Y RESI`.SI. FCR AND ALL DANA.E1 — .1 RE OCC .1) RY HM OR NEA ARURE TO EXACTLY LWAIE AND PRESERVE ANY ANO ALL MUTES €UNOERE•RWNO AND OVERHEADL ivu�wuvwvqua�cvNKvwv-°mnu°w.,., W Z � Q o � W O o O Of r= J J �0- �oo 1 M Lit o J d Q OT 000H O N�a p4 T 0 �Qo=ani _ 07 LL y : V,r SE 0 U r =v To iaa`v a oEc p z r mEo� E ! E cm m' •� o ¢ a SNEET,'')NUY6ER REV. C.2.01 MFRA VILE / I60}} I 3 f �Ru20 i SII T /�•/ f/ R rNHP i .g�7':- a;.B.. ',ikfs $ % wt / ' $ 'd' � \ •� /� «I � $ -'- / � SIS s __'"_ -_ __`__=_N _�_ ai__ ___ ___-_-""^_ �H - �� _ �_ UPR p. FFE >: 921.00 ''CONSII2UCT LFE-9H•Z7— .D STEPS AS-- n NEEDED 1 \ �ow.. I �� �MEQ .� -- I A HAAOSCwC MLN - - "L g 0L4ErS4P773T i 4 791 _m ,i ��nR.""RnW�ru i ----- -----__-ori__-_ __ --- -- - _ L ---------- - i----- ----- --- --------- SL ,£Z1')w 547.oi ??E�- (547a!Ij PHA: \ A�L-Q� 84A -IIIA— 0:6- THE SUBSWFACE UALAY INFONIAAA SHOWN ON MESE PLANS IS A UTILITY WAUTY LEVEL D. THUS DUALITY LEVEL WAS MIE61WEO ACCORDING 10 THE WIDDUNES OF CRASCE MB A2. TITLED 'STAHDAND GUDELWES FOR ME COLLECTION ANO DEPICTION W ETRSTNG SU9SGNFACC UM1TY DATA- ME CONTRACTOR AND/OR SUBCONTRACTORS SHALL UE NE ME EXACT LOCATOR W ALL EXISTING UTILITIES BEFORE COMMENCING Now, BY CONTACTING ME NOTIRCATIM CENTER (GOPHER STATE ONE FOR MINNESOTA), ME CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FGR ANY AND ALL DAMAGES. WHICH DIGIT BE OL'CA9OE0 BY N15 OR HER FNLLIRE TO EXACTLY LOCATE AND PRESERIf ANY AND ML L.Y.(UNOEPGLWXO ANp OVEPoHLADT. SITE OR MNG HOFS A. PROPOSED CONTOURS ARE 10 RwSHED SURFACE ELEVATOR. SPOT ELEVATIONS KONG PROPOSED CURB OEMOTE CUTTER GLADE B. ME COVIRACTON IS CAYTONED MAT -THE SUB9UWACE UTRUTY INFORUATICH SHORN ON THESE PLAHS IS A UTILITY MALRY LENF1 D. THIS WAUTY LEVEL WAS DETERYNED ACCORDINC TO ME GUIDELINES OF O/ASCE 311-02 TITLED 'STANDARD GUIDELINES FOR THE COLLECTION AND OEPICMTN OF EXISTING 9U8SURFAOL UTILITY OATq. ME CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTVAES BEFORE COYMENC NG WORK. BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FDR MRINESOTA AT 1-600-J52-1166). THE CMNMACTOR AND/OR SUBCONTRACTOR AMtEES TO BE FULLY RESPONSIBLE FOR ANY AVD ALL OAYAGES -CH wCNT BE OCCA9pvED BY HIS OR HER FAILURE m EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND) AND OVERHEAD). N SHALL BE ME RESPONSIBILITY OF ME CONTRACTOR TO AELOCAM ALL EXISTING UNUTIES WHCH CMI.RUCT WITH ME PROPOSED IUPROVE.ENTS 9RTWW ON ME PLM S, C. ME CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADACENT PROPERTIES MIRING THE CONSTRUCTION PHASES OF THIS PAC8CL ME COHMACTOR WALL BE HELD SOLELY RESPONSIBLE FDR ANY DAMAGES ILD THE ADJACENT PROPERTIES OCCARING WTH RING E CONSTRUCTION PHAgS OF THIS LS PROTECT. 0. SAFETY NOTICE 70 CONTMCTORi IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTAKWIN PRACTICES ME CONTRACTOR NU. BE SOLELY MID COUPLETELY RESPONSIBLE FML CONDITONS M ME JOB SITE. INCLUDING SAFETY W ALL PERSONS AND PROPERTY ARANO PEFGplAMCE OF ME WORM. THIS REMARELIENT HILL APPLY CONTINUOUSLY AND NOT BE UYIIED TO NORMAL WORN ID HOURS THE DUTY W ME ENGINEER OR ME DEVELOPER TO CONDUCT CONSIMICnoN REVIEW, OF THE CONTRACTOR'S PERFMYINCE IS NOT INTENDED TO INCLUDE REVIEW W ME AWOUAGY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SIZE. E THE CONMACTOR SHALL CONPETE ME SITE GRADING CONSTRUCTION IN ACCORDANCE WITH ME REQUIREMENTS W ME OWNER'S SMO. ENGINEER. ALL SOL TESTING SHALL BE CDNPLETED BY ME OWNER'S SAILS ENGINEER. WE CONTRACTOR SHALL BE RESPONSIBLE FOR COORBNARNC ALL ASMARA SM TESTS AND NSPECDONS WITH ME SOLS ENGINEER A GEOMCHIVCAL ENCNEMI C SOLS REPORT HAS REEK COMPLETED BY COMPANYARAUH NTERTEC CORPORATION ADDRESS:110D1 -SHIRE AVENUE SWM wRNEAPOLis, 1a 55!36 PATNE:951-995-TROUT OAFc0:1-15-06 ME CONTRACTOR SHALL OBTAIN A COPY OF ME SOLS REPORT. F. PRIOR TO PLACEMENT W ME AGGREGATE BASE. A TEST RM WILL BE WW NED ON ME STREET AND PADNNG AREA SURGLADL THE CONMACTOR SHALL PAWN A LAMED TANDEIA AXLE TRUCK NTH A GROSS WEIGHT W 25 TONS. THE TEST ROLLING SHALL BE AT WE DIRECTION W ME SOLS ENGINEER AIA SFU- RE CWPLETED IN MEAS AS DIRECTED BY ME SOLS ENGINEER THE SODS ENGINEER SNALL DETERMINE WHICH SECTIONS W ME STREET OR PARNNG AREA ARE UNSTABLE CORRECTION W ME SNAORAW s00.5 SHMl BE COUftETED a ALCMAAN(2 WITH WE REWIREMDITS W ME SOBS ENGINEER G ME MNW`CTOR SHALL BE RESPONSIBLE FOR PROVIDING AND NANTAR NG TRAFFIC CONMOL DENTES SUER AS BAWgCADE; WARNING SIGNS, DIRECTIONAL SIGN; FLAGMEN AND LIGHTS TO CONTROL THE UOVEMENT OF TRAFFIC WIIERE NECESSARY. TRMDC CONTROL OENCES $HALL CONFORM i0 APPRWPoAIE wxxE50TA DFPARMENT W TAHSPORIATW STMDMD; M. THE TREES AND OWER NATURK IEC ATION WITHIN THE PROECT ANO/OR AO.ACMT TO ME PRC.ECT ARE W FNNE CONCERN N ME CORWACTOR'S OPERATIONS. HE WILL RE REQUIRED TO PROTECT ME TREES __ME TO BE SAVED TO RE SURE THAT EQUIPMENT IS NOT NEEDLESSLY OPERATED UNDER NEARBY TREES ANO SHALL EXERCISE EXTREMEN CAUTION WEARING G A6lACENi 10 M EES SHOULD ANY PORTION Q ME TREE BRANCHES REWIRE REMOVAL TO PERAfIi WERATON OF ME CONTRACTOR'S EDW+MENT, HE SHALL OBTAIN LT SERVICES AN A P F My L.M TREE MEMNG SERVICE S L TBE ME TREES PRIOR m ME CUTS SH W BE PROPERLY SHOULD ED CONDUCTOR'S OPERATORS RESULT W ME BRFINO T EE ANY LPJBS. THE BROKEN OUT SMWTD BE REMOVED aMEMATE. AND fLM SHINED PR VICES PROTECTED i0 MaIwIE ANY USING D E GR DT C TREE NO TREES SHALL 6E REMOVED T WILL AUMOOZATION DV WE ENGINEER. COSTS FOR 1PoMNNG SERVICES SHIALL BE CON9WRE0 INCDFMM LO RIE GRADNC COHSTRUGRON AND NO 9'EOAI PAYMENT WILT, BE MADE L EXCAVATE TW50E FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED ANO STOOII71E IN AREAS DESIGNATED OR THE SHE ME CONTRACTOR SHALL SALVAGE ENGLISH 1OPSOL FORSP RE READING ON ME SITE ASCUl SPE ED. EXCjcR TOP OIL SHALL RE PURGED N EUBANKUFNT AREAS OUTSIDE W BAGGING PAD; ROADWAYS ANO PARING AREAE ME CONTRACTOR SHALLDEPTH r4 AREAS WHERE MRF IS TO BE ESTABLISHED. TO A DEPTH W 4 INCHES RESPgFAD TOPSCL a AREAS COMERS MRF 6 w TO BE ESTABLISHED 10 A wuDEPTH uu W { INCHES. 1 FINISHED GRADING SHALL BE CWPLETED. THE CONTRACTOR SNAIL UNIFORMLY GRADE MEAS WITHIN LENS W GRADING, INCLUDING ADJACENT TRANSROH AREA; PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPEOFIEO TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE EIEVATIMS ARE SHOWN. OR BETWEEN SUCH PAINTS AND EASTINC GRADE; MEAS MAT HAVE BEEN FINISHED ORMED SHALL BE PROTECTED FROM SUBSEQUENT CONSMUCTION OPMR S. TRAFFIC AND ERD90N, REPAIR ALL AREAS THAT HAVE BECOME NUTTED BY TRAFFIC OR ERODED BY MAMA AN HAS SETTLED BELOW ME CONNIECI GLADE ALL MEAS DISTURBED BY ME CO TRACTOR'S OPERATIONS SMALL BE RESTORED TO EQUAL OR BETTER MAN ORIGINAL CONDITION OR TO THE REQUIREMENTS W THE NEW WCA R. K TOLERANCES 1. ME BUILDING SUBGRAW RHIS40 SURFACE ELEVATION SHALL NOT VARY BY MOTE MAH 0.10 FORT ABOVE, OR 0.10 FORT BELOW, ME PRESCRIBE) ELEVATION AT ANY PONT WHERE MEASUREUMT 15 MME 2 THE STREET OR PANNING AREA SIAGAME ENISHED SURFACE ELEVATION SAIL NOT VARY BY MORE MAN 0.50 FOOT MDVE OR MIA FOOT BELOW, RE PRESCRIBED ELEVATION OF ANY PONT WHERE MEASUREMENT IS MADE 1 AREAS W A"A ARE M RECEIVE TOPSAIL SFW1 BE FRAOM TO WORN 0.30 MDT ABOVE AN BELOW ME REOUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY ME ENGINEER. A. TOPSOIL SHALL. BE ORAMED TO PLUS ON NNAIs 1/2 INCH W DB SPECIFIED MIOMESS. L AFTER ME STE CAAANG IS COMPLETED, E EXCESS OR SHORTAGE W SAIL MATERIAL EXISTS, ME CWTRACIOR SIMS TRANSPORT ALL EXCESS SOL NAMAW OFF ME SITE TD AN AREA SELECTED BY ME CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO ME SHE M. WHEN ME SITE MADING CONSTRUCTION IS COMPLETED, ME COHMACTOR SHALL SEED ANO MULCH MOB AREAS AS ERECTED BY THE OWNER ME SEEDING 94AM COMPLY NM MN/MT SPECNGAON M 3876 WITH ME USE W W/OOT MIXTURE M. 500 OR 250 OR AND APPLIED AT A RATE W HM PMaOS PER ACRE ME SEEDED AREA SHALL BE MULCHED. ME NULCH 9ULL COMPLY NAM MN/DOT SPECIFICATION MEIZ TYPE 1. ME wTLCX SHALL BE APPLIED AND ANCHORED IN ACCORDANCE WITH MN/DDT SPECDGTON NO. 2576.1 Fl. MULCH SHALL BE APPLIED AT 111E RATE W 2 TONS PER ACRE. ME MULCH SHALL BE ANCHORED WITH A AIS[ CLOORUSTEA OR OTHER APPROVED COL -WT. AN M09M CONTROL BLANKET SHALL LE fURMSIED AND PUCEO N AREAS WHERE ME SLOPE EXCEEDS 11. N. ME CONMACTOR SIRE DETERMINE ME LOCATION W ANY HAUL ROADS THAT NAY BE REQUIRED TO COMPLETE ME SITE GUMNG CONSTRUCTION AND SMALL INDICATE HAUL ROADS ON M09M ANO SEOWENT CONTROL -SITE MAP'. THE CONTRACTOR SHALL MNNPLY WIN ME REWIRDNENTS OF ME GOVERNING AUMORITY W EACH ROADWAY. ME CONMACYOR SHALL POST WHATEVER aWRITY, Mn [TRIPLY WITH ALL CONDITIONS WATCH ARE RECLINED BY EACH GOVERNING AUTHORITY W EACH ROADWAY. 0. FILL PUCE) WIMa ME BALDING PAD MEAS SHALL BE IN CONFORNMAE WITH HU I/FHA NLDCEDLAES MD DATA SIIEET 79C. P. E ME CONTRACTOR ENCOUNTERS ANY GRAN TILL WITHIN ME STS, HE OR SHE SHN1 NOMY THE ENGINEER NTH ME LOCATION. SM INVERT AND IF ME ME LINE IS ACTIVE HO ACTIVE DRAIN TLE SHALL BE BACCFLLEA WITHOUT REVIEW. DISCISSION AND APPROVM FROM ME PROJECT ENGINEER, LEGEND EXISTING CONTOUR EXISTING STORM SEWER EXISTING SANITARY SEWER EXISTING WATERMAIN EXISTING GATE VALVE &HYDRANT EXISTING GAS MAIN EXISTING ELECTRIC EXISTING CURB UNE EXISTING TREE LINE EXISTING LOT LINE PROPERTY UNE PROPOSED CONTOUR PROPOSED STORM SEWER PROPOSED RIP RAP EMERGENCY OVERFLOW SILT FENCE w 0 40 80 SCALE IN FEET w Z w d N Lx W L ? o a O 7 O Z IL O 0 6 ALJ Ld CD J EX r•l� � LL h b m j H° tae � ZahI\j � C n i CE M _z C °r C m p4° e p N� it CAXr _ vGI- N LT �- Wa� L �Q E ^U V 0 o m m C G m Y o D O O U 6 a m m N J of <EA, m M a r m n mea= vH z' o° cm 05i SP K u SHEET NUMBER REV. C.3.01 LIMA FILE 116033 .1 E I I 4 { - IIc I - I� I II rl G� I •/ F R i SITE OR MNG HOFS A. PROPOSED CONTOURS ARE 10 RwSHED SURFACE ELEVATOR. SPOT ELEVATIONS KONG PROPOSED CURB OEMOTE CUTTER GLADE B. ME COVIRACTON IS CAYTONED MAT -THE SUB9UWACE UTRUTY INFORUATICH SHORN ON THESE PLAHS IS A UTILITY MALRY LENF1 D. THIS WAUTY LEVEL WAS DETERYNED ACCORDINC TO ME GUIDELINES OF O/ASCE 311-02 TITLED 'STANDARD GUIDELINES FOR THE COLLECTION AND OEPICMTN OF EXISTING 9U8SURFAOL UTILITY OATq. ME CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTVAES BEFORE COYMENC NG WORK. BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FDR MRINESOTA AT 1-600-J52-1166). THE CMNMACTOR AND/OR SUBCONTRACTOR AMtEES TO BE FULLY RESPONSIBLE FOR ANY AVD ALL OAYAGES -CH wCNT BE OCCA9pvED BY HIS OR HER FAILURE m EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND) AND OVERHEAD). N SHALL BE ME RESPONSIBILITY OF ME CONTRACTOR TO AELOCAM ALL EXISTING UNUTIES WHCH CMI.RUCT WITH ME PROPOSED IUPROVE.ENTS 9RTWW ON ME PLM S, C. ME CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADACENT PROPERTIES MIRING THE CONSTRUCTION PHASES OF THIS PAC8CL ME COHMACTOR WALL BE HELD SOLELY RESPONSIBLE FDR ANY DAMAGES ILD THE ADJACENT PROPERTIES OCCARING WTH RING E CONSTRUCTION PHAgS OF THIS LS PROTECT. 0. SAFETY NOTICE 70 CONTMCTORi IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTAKWIN PRACTICES ME CONTRACTOR NU. BE SOLELY MID COUPLETELY RESPONSIBLE FML CONDITONS M ME JOB SITE. INCLUDING SAFETY W ALL PERSONS AND PROPERTY ARANO PEFGplAMCE OF ME WORM. THIS REMARELIENT HILL APPLY CONTINUOUSLY AND NOT BE UYIIED TO NORMAL WORN ID HOURS THE DUTY W ME ENGINEER OR ME DEVELOPER TO CONDUCT CONSIMICnoN REVIEW, OF THE CONTRACTOR'S PERFMYINCE IS NOT INTENDED TO INCLUDE REVIEW W ME AWOUAGY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR THE CONSTRUCTION SIZE. E THE CONMACTOR SHALL CONPETE ME SITE GRADING CONSTRUCTION IN ACCORDANCE WITH ME REQUIREMENTS W ME OWNER'S SMO. ENGINEER. ALL SOL TESTING SHALL BE CDNPLETED BY ME OWNER'S SAILS ENGINEER. WE CONTRACTOR SHALL BE RESPONSIBLE FOR COORBNARNC ALL ASMARA SM TESTS AND NSPECDONS WITH ME SOLS ENGINEER A GEOMCHIVCAL ENCNEMI C SOLS REPORT HAS REEK COMPLETED BY COMPANYARAUH NTERTEC CORPORATION ADDRESS:110D1 -SHIRE AVENUE SWM wRNEAPOLis, 1a 55!36 PATNE:951-995-TROUT OAFc0:1-15-06 ME CONTRACTOR SHALL OBTAIN A COPY OF ME SOLS REPORT. F. PRIOR TO PLACEMENT W ME AGGREGATE BASE. A TEST RM WILL BE WW NED ON ME STREET AND PADNNG AREA SURGLADL THE CONMACTOR SHALL PAWN A LAMED TANDEIA AXLE TRUCK NTH A GROSS WEIGHT W 25 TONS. THE TEST ROLLING SHALL BE AT WE DIRECTION W ME SOLS ENGINEER AIA SFU- RE CWPLETED IN MEAS AS DIRECTED BY ME SOLS ENGINEER THE SODS ENGINEER SNALL DETERMINE WHICH SECTIONS W ME STREET OR PARNNG AREA ARE UNSTABLE CORRECTION W ME SNAORAW s00.5 SHMl BE COUftETED a ALCMAAN(2 WITH WE REWIREMDITS W ME SOBS ENGINEER G ME MNW`CTOR SHALL BE RESPONSIBLE FOR PROVIDING AND NANTAR NG TRAFFIC CONMOL DENTES SUER AS BAWgCADE; WARNING SIGNS, DIRECTIONAL SIGN; FLAGMEN AND LIGHTS TO CONTROL THE UOVEMENT OF TRAFFIC WIIERE NECESSARY. TRMDC CONTROL OENCES $HALL CONFORM i0 APPRWPoAIE wxxE50TA DFPARMENT W TAHSPORIATW STMDMD; M. THE TREES AND OWER NATURK IEC ATION WITHIN THE PROECT ANO/OR AO.ACMT TO ME PRC.ECT ARE W FNNE CONCERN N ME CORWACTOR'S OPERATIONS. HE WILL RE REQUIRED TO PROTECT ME TREES __ME TO BE SAVED TO RE SURE THAT EQUIPMENT IS NOT NEEDLESSLY OPERATED UNDER NEARBY TREES ANO SHALL EXERCISE EXTREMEN CAUTION WEARING G A6lACENi 10 M EES SHOULD ANY PORTION Q ME TREE BRANCHES REWIRE REMOVAL TO PERAfIi WERATON OF ME CONTRACTOR'S EDW+MENT, HE SHALL OBTAIN LT SERVICES AN A P F My L.M TREE MEMNG SERVICE S L TBE ME TREES PRIOR m ME CUTS SH W BE PROPERLY SHOULD ED CONDUCTOR'S OPERATORS RESULT W ME BRFINO T EE ANY LPJBS. THE BROKEN OUT SMWTD BE REMOVED aMEMATE. AND fLM SHINED PR VICES PROTECTED i0 MaIwIE ANY USING D E GR DT C TREE NO TREES SHALL 6E REMOVED T WILL AUMOOZATION DV WE ENGINEER. COSTS FOR 1PoMNNG SERVICES SHIALL BE CON9WRE0 INCDFMM LO RIE GRADNC COHSTRUGRON AND NO 9'EOAI PAYMENT WILT, BE MADE L EXCAVATE TW50E FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED ANO STOOII71E IN AREAS DESIGNATED OR THE SHE ME CONTRACTOR SHALL SALVAGE ENGLISH 1OPSOL FORSP RE READING ON ME SITE ASCUl SPE ED. EXCjcR TOP OIL SHALL RE PURGED N EUBANKUFNT AREAS OUTSIDE W BAGGING PAD; ROADWAYS ANO PARING AREAE ME CONTRACTOR SHALLDEPTH r4 AREAS WHERE MRF IS TO BE ESTABLISHED. TO A DEPTH W 4 INCHES RESPgFAD TOPSCL a AREAS COMERS MRF 6 w TO BE ESTABLISHED 10 A wuDEPTH uu W { INCHES. 1 FINISHED GRADING SHALL BE CWPLETED. THE CONTRACTOR SNAIL UNIFORMLY GRADE MEAS WITHIN LENS W GRADING, INCLUDING ADJACENT TRANSROH AREA; PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPEOFIEO TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE EIEVATIMS ARE SHOWN. OR BETWEEN SUCH PAINTS AND EASTINC GRADE; MEAS MAT HAVE BEEN FINISHED ORMED SHALL BE PROTECTED FROM SUBSEQUENT CONSMUCTION OPMR S. TRAFFIC AND ERD90N, REPAIR ALL AREAS THAT HAVE BECOME NUTTED BY TRAFFIC OR ERODED BY MAMA AN HAS SETTLED BELOW ME CONNIECI GLADE ALL MEAS DISTURBED BY ME CO TRACTOR'S OPERATIONS SMALL BE RESTORED TO EQUAL OR BETTER MAN ORIGINAL CONDITION OR TO THE REQUIREMENTS W THE NEW WCA R. K TOLERANCES 1. ME BUILDING SUBGRAW RHIS40 SURFACE ELEVATION SHALL NOT VARY BY MOTE MAH 0.10 FORT ABOVE, OR 0.10 FORT BELOW, ME PRESCRIBE) ELEVATION AT ANY PONT WHERE MEASUREUMT 15 MME 2 THE STREET OR PANNING AREA SIAGAME ENISHED SURFACE ELEVATION SAIL NOT VARY BY MORE MAN 0.50 FOOT MDVE OR MIA FOOT BELOW, RE PRESCRIBED ELEVATION OF ANY PONT WHERE MEASUREMENT IS MADE 1 AREAS W A"A ARE M RECEIVE TOPSAIL SFW1 BE FRAOM TO WORN 0.30 MDT ABOVE AN BELOW ME REOUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY ME ENGINEER. A. TOPSOIL SHALL. BE ORAMED TO PLUS ON NNAIs 1/2 INCH W DB SPECIFIED MIOMESS. L AFTER ME STE CAAANG IS COMPLETED, E EXCESS OR SHORTAGE W SAIL MATERIAL EXISTS, ME CWTRACIOR SIMS TRANSPORT ALL EXCESS SOL NAMAW OFF ME SITE TD AN AREA SELECTED BY ME CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO ME SHE M. WHEN ME SITE MADING CONSTRUCTION IS COMPLETED, ME COHMACTOR SHALL SEED ANO MULCH MOB AREAS AS ERECTED BY THE OWNER ME SEEDING 94AM COMPLY NM MN/MT SPECNGAON M 3876 WITH ME USE W W/OOT MIXTURE M. 500 OR 250 OR AND APPLIED AT A RATE W HM PMaOS PER ACRE ME SEEDED AREA SHALL BE MULCHED. ME NULCH 9ULL COMPLY NAM MN/DOT SPECIFICATION MEIZ TYPE 1. ME wTLCX SHALL BE APPLIED AND ANCHORED IN ACCORDANCE WITH MN/DDT SPECDGTON NO. 2576.1 Fl. MULCH SHALL BE APPLIED AT 111E RATE W 2 TONS PER ACRE. ME MULCH SHALL BE ANCHORED WITH A AIS[ CLOORUSTEA OR OTHER APPROVED COL -WT. AN M09M CONTROL BLANKET SHALL LE fURMSIED AND PUCEO N AREAS WHERE ME SLOPE EXCEEDS 11. N. ME CONMACTOR SIRE DETERMINE ME LOCATION W ANY HAUL ROADS THAT NAY BE REQUIRED TO COMPLETE ME SITE GUMNG CONSTRUCTION AND SMALL INDICATE HAUL ROADS ON M09M ANO SEOWENT CONTROL -SITE MAP'. THE CONTRACTOR SHALL MNNPLY WIN ME REWIRDNENTS OF ME GOVERNING AUMORITY W EACH ROADWAY. ME CONMACYOR SHALL POST WHATEVER aWRITY, Mn [TRIPLY WITH ALL CONDITIONS WATCH ARE RECLINED BY EACH GOVERNING AUTHORITY W EACH ROADWAY. 0. FILL PUCE) WIMa ME BALDING PAD MEAS SHALL BE IN CONFORNMAE WITH HU I/FHA NLDCEDLAES MD DATA SIIEET 79C. P. E ME CONTRACTOR ENCOUNTERS ANY GRAN TILL WITHIN ME STS, HE OR SHE SHN1 NOMY THE ENGINEER NTH ME LOCATION. SM INVERT AND IF ME ME LINE IS ACTIVE HO ACTIVE DRAIN TLE SHALL BE BACCFLLEA WITHOUT REVIEW. DISCISSION AND APPROVM FROM ME PROJECT ENGINEER, LEGEND EXISTING CONTOUR EXISTING STORM SEWER EXISTING SANITARY SEWER EXISTING WATERMAIN EXISTING GATE VALVE &HYDRANT EXISTING GAS MAIN EXISTING ELECTRIC EXISTING CURB UNE EXISTING TREE LINE EXISTING LOT LINE PROPERTY UNE PROPOSED CONTOUR PROPOSED STORM SEWER PROPOSED RIP RAP EMERGENCY OVERFLOW SILT FENCE w 0 40 80 SCALE IN FEET w Z w d N Lx W L ? o a O 7 O Z IL O 0 6 ALJ Ld CD J EX r•l� � LL h b m j H° tae � ZahI\j � C n i CE M _z C °r C m p4° e p N� it CAXr _ vGI- N LT �- Wa� L �Q E ^U V 0 o m m C G m Y o D O O U 6 a m m N J of <EA, m M a r m n mea= vH z' o° cm 05i SP K u SHEET NUMBER REV. C.3.01 LIMA FILE 116033 LEGEND EXISTING STORM SEWER EXISTING SANITARY SEWER EXISTING WATERMAIN EXISTING GATE VALVE & HYDRANT EXISTING GAS MAIN EXISTING ELECTRIC EXISTING CURB LINE EXISTING TREE LINE EXISTING LOT LINE EXISTING RIGHT OF WAY PROPOSED STORM SEWER PROPOSED SIDEWALK DENOTES LIGHT DUTY PAVEMENT DENOTES HEAVY DUTY PAVEMENT j 0 40 80 SCALE IN FEET W H Z (n W O ¢ F - [L ti � w W a z O 0 Of O W N 0 J Ir F- d Z) Q Of OpOh b b j poen z a� C c � zz �4 .0 0 m - W E� L9 J. al 0 0 o v ¢ voc- ow c 3 y Q N L 9 d N Q o sEE c E "' a_o s 1. o' E � e SHEET NUuBER aEv. C.4.Ot -A FN,E 116033 :rN.,xol 5 - BB: - — -- .. 1 wErt nx a., � P• �g . B C v FFE -0 d - LIFE= 911-27 _ t t. Irl 0 CJ - \\\\C ozo e. w s �s 7. - r $ _ ..��st r a _ a[rE QB c9E ' •j I �� B B:ru u:x Bus I z u d-ul g -_ LEGEND EXISTING STORM SEWER EXISTING SANITARY SEWER EXISTING WATERMAIN EXISTING GATE VALVE & HYDRANT EXISTING GAS MAIN EXISTING ELECTRIC EXISTING CURB LINE EXISTING TREE LINE EXISTING LOT LINE EXISTING RIGHT OF WAY PROPOSED STORM SEWER PROPOSED SIDEWALK DENOTES LIGHT DUTY PAVEMENT DENOTES HEAVY DUTY PAVEMENT j 0 40 80 SCALE IN FEET W H Z (n W O ¢ F - [L ti � w W a z O 0 Of O W N 0 J Ir F- d Z) Q Of OpOh b b j poen z a� C c � zz �4 .0 0 m - W E� L9 J. al 0 0 o v ¢ voc- ow c 3 y Q N L 9 d N Q o sEE c E "' a_o s 1. o' E � e SHEET NUuBER aEv. C.4.Ot -A FN,E 116033 `m}ell) J 1 _ e -0 lflfs�l1F.4-�� �- Id , UTILITY NOTES 1/1-. 1 FLAT BAR (RtlIe4 to exec w1e..ng) 1. COORDINATE SERVICE CONNECTION LOCATIONS AT THE BUILDING WITH THE MECHANICAL CONTRACTOR PRIOR TO STRUCTURE NO. CONSTRUCTION. NO ADDITIONAL COMPENSATION WILL BE ALLOWED FOR UNCOORDINATED WDRK. 2. PROTECT ALL EXISTING STRUCTURES AND UTILITIES WHICH ARE NOT SCHEDULED TO BE REMOVED. LEGEND 3. ALL SEWER AND WATER CROSSINGS SHALL HAVE A MINIMUM VER7ICLE SEPARATION OF 2 FEET AND HORIZONTAL INVERT ELEVATION PIPE LENGTH, DIAMETER, SIAPE B NEXT UP STREAM DR DO" STREAM STRUCTURE SEPARATION OF 10 FEET. FOLLOW ALL HEALTH DEPARTMENT REGULATIONS AND CITY OF CRYSTAL AND HENNEPIN EXISTING STORM SEWER COUNTY STANDARDS AND SPECIFICATIONS. EXISTING SANITARY SEWER 4.ALL WATER MAINS SHALL BE DUCTILE IFON PIPE CLASS 52, UNLESS NOTED OTHERWISE. E%ISTING WATERMAIN 5. ALL WATERMAIN SHALL HAVE A MINIMUM DEAPTH OF COVER OF 7.5 FEET OVER TOP OF WATER MAIN 6. PROVIDE THRUST BLOCKING ON ALL WATER MAIN PER CITY OF CRYSTAL. PROVIDE MECHANICAL JOINT RESTRAINTS EXISTING GATE VALVE &HYDRANT ON ALL BENDS, VALVES, TEES. PLUGS AND HYDRANT LEADS. EXISTING GAS MAIN 7. SANITARY SEWER PIPING SHALL BE SCHEDULE 40 PVC WITH SOLVENT -SEALED JOINTS CONFORMING TO ASTM EXISTING ELECTRIC D2665 "PVC PLASTIC DRAIN, WASTE AND VENT PIPE FITTINGS; UNLESS NOTED OTHERWISE. EXISTING CURB LINE 8. STORM SEWER PIPING SHALL BE REINFORCED CONCRETE PIPE. ASTMC76 CLASS 5. UNLESS NOTED OTHERWISE. EXISTING TREE LINE 9. ALL FLARED END SECTIONS ARE TO HAVE TRASH GAURDS, GEOTEXTILE FABRIC AND RIPRAP PER A1N00T EXISTING LOT LINE STANDARDS. PROPERTY LINE T0. RIGID POLYSTYRENE INSULATION BOARD SHALL BE INSTALLED ON ALL UTILITY PIPE STUBS SERVICING THE BUILDING, IF THE PIPE HAS LESS THAN S -FEET OF COVER OVER THE TOP OF THE PIPE. PROPOSED STORM SEWER 11, FOR WATER MAIN 12 INCHES OR LARGER USE BUTTERFLY VALVES. FOR WATER MAIN LESS THAN 8 INCHES USE PROPOSED SANITARY SEWER GATE VALVES. REFER TO DETAILS C.5.01. PROPOSED WATERMAIN R -1642-B PROPOSED GATE VALVE & HYDRANT ME SUBSURFACE UILUY WiCRMATION SHO MN ON THESE PUNS IS A UTILITY WAUTY LEVEL D. THIS WAUTY LEVEL WAS DETERMNED ACCORDING TO STORM SEWER TO BE REMOVED ME GUIDEUNES OF CI}8-02. TILED 'STANDARD CIDDEUNES FOR ME CO LECTON AND DERCTON OF CITSTING SUBSURFACE UTILITY DATti THE CONiRACTM AND/OR 91BCON1RACi0Rs SNPAL DETERMINE THE EXACT LOCATON Di ALL EXTSTING UMIDES BEFORE COMMENCING WORK, BY CONTACTING PROPOSED RIP RAP ME NOTIFICATION CEN RR (GOPHER STATE ONE FOR MINNESOTA). ME CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL OAMAGES, MIIOi MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PR1gRNE ANY AND ALL UTURES 912.3 (UNDERGRWNO AND OVEPHEAD). 27 LF of 12" RCP, O 1.07 CBMH 6 CBMH 6 48" DIA. sI uH CB 0, N MN •tw .s ----0 w - IO CAs -UO'F- So-ST ce sr UN I T ra oRIFlGE (5") O951.4 WV. M.DE A- VZ" .SS ANCHOR EMUS YAM ales .-IX NN WALL TO 1/1-. 1 FLAT BAR (RtlIe4 to exec w1e..ng) STORM SEWER STRUCTURE SCHEDULE STRUCTURE NO. STRUCTURE TYPE CASTING' TOP ELEVATION INVERT ELEVATION PIPE LENGTH, DIAMETER, SIAPE B NEXT UP STREAM DR DO" STREAM STRUCTURE EX. C8 A R-1642-8 92x2 913.6 899.4 19 LF, of 12' RCP, O 2.69 CBMH 1 CBMH 1 48' O1A. R-4342 913.6 899.89 294 LF, of 12" RCP, O 2.69 CBMH 2 CBMH 2 4B" DIA. R-3067 914.5 907.57 22 LF, of 12" RCP, O 1.07, CBMH 3 CBMH 3 48' DIA, R-3057 915.0 907.79 73 LF, of 12" RCP O 1.0X, CBMH 4 STMH 4 48" DIA. R -1642-B 912.6 908.52 41 LF of 12' RCP, O 1.0%, CBMH 5 CBMH 5 48' DIA. R-3067 912.3 908.93 27 LF of 12" RCP, O 1.07 CBMH 6 CBMH 6 48" DIA. R-3067 913.9 909.20 20 LF of 12' RCP, O 1.09 EX. STMH EX. STMH B 920.9 909.4 CB 7 24" X 36" R-4342 915.9 909.23 30 LF of 12" RCP. O 1.09 CBMH 5 EX. CB C R-3067 897.1 893.3 34 LF of 15" RCP, O 1.09 CBMH 8 CBMH 8 48' DIA. R-3067 905.47 893.64 221 LF of 15" RCP, O 4.04%, STMH 9 STMH 9 48' DIA. R -1642-B 920.0 902.57 101 LF of 12" RCP, O 2-679 STMH 10 STMH 10 48" DIA. R -1642-B 922.20 905.26 52 LF of 12- RCP, O 0.449 STMH 11 FES A 24' DIA. 913.50 24 LF of 12' RCP, O 0.59 STMH 10 STMH 11 48' DIA. R-1642-8 921.0 910.28 106 LF of 12" RCP. O 0.44.7. STMH 12 STMH 12 48" DIA. R -1642-B 922.0 910.76 34 LF of 12" RCP, O 0.449 EX CB EX. CB E R-4342 921.8 910.9 CBMH 13 48' DIA_ R-3067 9057 902.72 35 LF of 12" RCP. O 0.449 STMH 9 CS 14 24" x 36' R-4342 905.80 902.80 18 LF of 12 RCP, O 0.449 C8MH 14 STMH 15 48" DIA. R-1642-8 -920.1 914.29 94 LF of 12' RCP, O 0.449 CBMH 16 CBMH 16 48' DIA. R-3067 917.7 913.88 47 LF of 12" RCP, O 0.449 CBMH 17 CBMH 17 48- DIA R-3067 917.7 913.57 13 LF of 12" RCP, O 0.449 FES B FES B 24" DIA. 913.61 CBMH 18 48" DIA R-3067 918.0 914,37 20 LF of 12" RCP, ® 0.449 CBMH 19 CS 19 48" DIA. R-4342 918.1 914.47 TRENCH DRAIN 12• x 15' R -4990 -CX 911.12 910.12 14 LF of 8" PVC. ® 5.09 CBMH 5 EX CB D 896.6 892.8 35 LF of 8' PVC ® 1.49 EX CB C oRIFlGE (5") O951.4 WV. M.DE A- VZ" .SS ANCHOR EMUS YAM ales .-IX NN WALL TO 1/1-. 1 FLAT BAR (RtlIe4 to exec w1e..ng) SANITARY SEWER STRUCTURE SCHEDULE 4 STRUCTURE NO. STRUCTURE DIMENSION CASTING' TOP ELEVATION INVERT ELEVATION SAN. MH 1 48" DIA. R-1642-8 92x2 905.54 SAN. MH 2 48' DIA. R-1642-8 913.8 905.91 SAN. MH 3 48" DIA R-1642-8 913.3 906.28 SAN. MH 4 48" DIA. R-1642-8 915.5 906.56 SAN. MH 5 48' DIA. R -1642-B 919.7 907.76 oRIFlGE (5") O951.4 WV. M.DE A- VZ" .SS ANCHOR EMUS YAM ales .-IX NN WALL TO 1/1-. 1 FLAT BAR (RtlIe4 to exec w1e..ng) FLAT 8A 1' 4 IS "`o"BAR O : HOT -DIPPED O.C. ESDI WAT GµVAN12E0 piAlE 1N 2 SECTIONS {ATE LAT REDETAIL 916. SEE GRADING RAN FOR POND A.. GOIIRW &OE xMAL WATER NWL=916.A I ELEVATION IOP Of WEIR = 916.5 i WH .WALL RIRCE (6") POND ELEV-91}.5 90696 IS- NOPE WRCi gI}.5 15� XDPE INLET 908.96 909.5 No ' GLE STMH 10 - OUTLET STRUCTURE 0 4 SCALE IN FEET ORFTCE FLOW 12 -RCP WRET� TO STMH N LLJ Z In W /O < F LL NZ Lj Q Z C) CE - 0 O tr H O ~ C ~ LLJ U J Z a Q O1 OgOh T O b b 2�^N e OT Cc C mU.m LL G nQ E 0 m� Go E m 0 - o 0 o a n� 3u m - 2E�- m J a n W To W a E n z 0 E gym' C m- ce v ¢ a SHEET NUMBER REV C.5.01 uFRA ULE / 160]3 CONCRETE N� A DIPAN40.V XNi /RAR GUTTER vAPoM1E r � (5' NIH.) S'• - 2 sA�T / 0 L 000000000 T r 0.000000 1 00000000T 0000000 0 ^E CONCRETE SLAB 6• MIN. THICKNESS FOR ANSION RESIDENTIAL SECTION, 8- MIN. THICKNESS DONT SFCPOF A- FOR COMMERCIAL SECTIO. BORN SECTIONS RO BE IT NFORCED WTH 6X6 "„a1f. DAM w,PR, uAwM RwR1 a i« a aw 10/10 STEEL MESH AND HAVE 6. OF (Dri�oreMaa vvMAmc CO ACRD GRANULAR SUBBASE. (SEE X� i PaaGP� Ai MY VECF-TIONS) A[aRMR 11uwz O' rvw N RESWEIHIMl COMMERCIAL o�m M f r m-7 T vF 6m Mwar4 pr Ea .• V .'mN ma m.ralm o«c NrA vwi m°In°YNfi HmN1.. TUOED CONTRACTION •A' 6' 1- 5 ASA 9MIL K A IID�T f40A M1 l «AY, NR. « X, w�FMertwm Ro1R AAuu(Ai �R"N f. owt NIR M IMS JOINT BOTH SIDES IFL+Aa1 u AAr 9c[Rw 6N �"wT IR�VOR w�mdi mot (D (Dv.w ara ou:av z " a r ��4 A MOTE: SPACE CONTROL .PINTS SUCH THAT NO PANEL IS GREATER THAN IOD SOUARE FEET. CONCRETE DRIVEWAY APRON DETAIL NO SCALE 'A- i P.G CmNGI1EiE• •A- 6' Imo WDM P[ IE• - z6x ^I WTD SECTION 'A -A' mMFM D Fmi « LMc . THE CONCRETE SIDEWALKS SMALL BE CONSTRUCTED IN ACCORDANCE WITH ME REQUIREMENTS OF MN/DOT -STANDARD speanG CNS EOR CONSTRUCRON•. SIDEWALK CONTROL JOINTS SHALL BE LOCATED AT 5 FEET CN CENTER SIDEWALK EXPANSION JOINTS SHALL BE LOCATED AT A MAXIMUM OF 100 FEET ON CENTER, AND WHERE SIDEWALK ABUTS CURB, STRUCTURES, AND OTHER FOXED OBJECTS. SEAL ALL EXPANSION "NTS. BROOM FINISH! SHALL BE PERPENDICULAR TO THE UNE OF TRAFFIC. CONCRETE SEDEVALK DETAIL NO SCALE REV. I -O6 -THE THICKNESS SHALL BE INCREASED TO A MINIMUM DEPTH OF _ INCHES AT DRIKWAY CROSSINGS. LD" WTUUYNDus MEAD CQURSE, ../DOT 2360 TYPE ale• 2O- BITUMINOUS BASE C0JR3, MN/DOT 2760 TYPE 31- 9-0' — 5-1OD% CRUSHED QUARRY ROCK. MN/DOT 3138• • 12.0• SELECT GRANULAR MATERIAL NN/O0T v O v v O v vo v 31-9,28• (IF REOURED BY SOILS ENONEER) v \ GEOFABNI[ AN TYPE V, 41RAfl SOOX \(r REQUITER BY SOLS ENONEER) HEAVY DUTY PAVEMENT APPROVED SUBGRADE LS• BITUMINOUS NEM Cl%1RSE, MN/DOT 3360 TYPE 418• /VIG BI E 31115 BASE fAURSE NN/DOT 2360 TYPE SI• 6,0' CLASS 5-100% CRUSHED QUARRY ' ROU(, 4N/DOT 3138• 12.0• SELECT GRANULAR MATERML YN/OOT will—vl —111—v1v v 31-9.2B• (N REQUIRED BY SOLS EH -EER) 11-111-111- I1 \ GEOFARMCL NNOOT TYPE V. MDUMI SOOT =111 HR (r REQUEO BY SOLS ENGINEER) STANDARD DUTY PAVEMENT MPROVEO SUBGRADE Ny—rl y_ 1. ME PAVEMENT SECTIONS SHALL BE CONSTRUCTED IN ACCORpANCE MTH MHODT 'STANDARD SPEOFlUDON FOR CONS OtUCTIOJ•, AND ALSO THE REQUIREMENTS OF THE OWNERS SOL ENGINEER REFER TO MN/DOT VEMUTIONS 2. ALL M10mESSES, M SPECIFIED, ARE TO BE C !DODNED MIMMUM DEPTHS, AFTER COMPACTION. 3. MN/DOT SPEC, 2352 BITUMINOUS TAM COAT SHAM BE PLAQD BETWEEN SUCCESSIVE BHTUNINOUS LIFTS MD AGAINST ABUTTING CONCRETE CURB EDGES 4. 2311. TYPE 42 BITUMNOUS WEAR COURSE YATERAL WILL NOT BE ALLO'AEO- STRT-04 05/06 PAVEMENT SECTIONS NO SCALE SEALANT JONT W/ BACKER ROD 0. 1'-0• —1 1 6._B, 4- CONCRETE W/ BR B6-12 CONC. muss (—) GARB Q GUTTER 4' SMD BASE C-13 CONCRETE SIDEWALK 06/D6 SECTION BEHIND CURB & GUTTER NO SCALE I/YR�YR I 6• ( 1/2• R 1 SLOPE 3/4'FT- - 2.12•{_-(. OO I^ f —A MRPWY OF i OF GLASS 5 SHALL 8E PLACED BELOW THE CURB. fi- 8• 1 ' 2 /4 RERSORONO RODS AT CATCH BA401S 29 FEET IN LENGTH, CENTERED ON Of STRUCTURE 06/06 B612 CONCRETE 06/0 NO SCALE CURB AND GUTTER W F_ Z w O � f- aoE>' N (y) Q Z Q J O H O < o r C3 W v F_ ^j CLL LL Q � ap 0li�j hO\� O �A4 N ° o a .c a 0 y .0 = O m m � O m m O n ro v 0 o Ni •c cam 6M — Q s°O E m m n mEoa E a ➢— � YI Z O E Cm oN (Y P SHEET NUMBER REV - C.6.01 MFRA OLE / 160}} I /RAR S1sT - 2 sA�T 0 L 000000000 T r 0.000000 1 00000000T 0000000 0 I I' Q Ay© (7) Nwlo ur- nAr Lima � —� s Ilna 1Nm TRc sn«c TAMC n¢ T A Kipi°Hta y®p m fa SLK AKA�4 6f 6YI�➢gym D�MArZ M NrAlm O 1n a NN FANI ... NMm N N iN AN w N : wK ML. m AN. "„a1f. DAM w,PR, uAwM RwR1 a i« a aw (Dri�oreMaa vvMAmc N wa$cmxs X� i PaaGP� Ai MY nncm ma i ��AVW.r A[aRMR 11uwz O' rvw N ua w � Pa ` nAT. seAn o�m M f r m-7 T vF 6m Mwar4 pr Ea .• V .'mN ma m.ralm o«c NrA vwi m°In°YNfi HmN1.. _ ft O ? ASA 9MIL K A IID�T f40A M1 l «AY, NR. « X, w�FMertwm Ro1R AAuu(Ai �R"N f. owt NIR M IMS IFL+Aa1 u AAr 9c[Rw 6N �"wT IR�VOR w�mdi mot (D (Dv.w ara ou:av z " a r r� �� ( O r r.Rr1 mmRCNt .r r Alam r« x�iRma « A a« ' ' p.D fmrnNAK ruT uAX.AM sell • a �R.�J Wm«wlF,o wa fm[6�mAx �A4M r Amble M PEDESTRIAN CURB RAMP NO SCALE 'A- i P.G CmNGI1EiE• •A- 6' Imo WDM P[ IE• - z6x ^I WTD SECTION 'A -A' mMFM D Fmi « LMc . THE CONCRETE SIDEWALKS SMALL BE CONSTRUCTED IN ACCORDANCE WITH ME REQUIREMENTS OF MN/DOT -STANDARD speanG CNS EOR CONSTRUCRON•. SIDEWALK CONTROL JOINTS SHALL BE LOCATED AT 5 FEET CN CENTER SIDEWALK EXPANSION JOINTS SHALL BE LOCATED AT A MAXIMUM OF 100 FEET ON CENTER, AND WHERE SIDEWALK ABUTS CURB, STRUCTURES, AND OTHER FOXED OBJECTS. SEAL ALL EXPANSION "NTS. BROOM FINISH! SHALL BE PERPENDICULAR TO THE UNE OF TRAFFIC. CONCRETE SEDEVALK DETAIL NO SCALE REV. I -O6 -THE THICKNESS SHALL BE INCREASED TO A MINIMUM DEPTH OF _ INCHES AT DRIKWAY CROSSINGS. LD" WTUUYNDus MEAD CQURSE, ../DOT 2360 TYPE ale• 2O- BITUMINOUS BASE C0JR3, MN/DOT 2760 TYPE 31- 9-0' — 5-1OD% CRUSHED QUARRY ROCK. MN/DOT 3138• • 12.0• SELECT GRANULAR MATERIAL NN/O0T v O v v O v vo v 31-9,28• (IF REOURED BY SOILS ENONEER) v \ GEOFABNI[ AN TYPE V, 41RAfl SOOX \(r REQUITER BY SOLS ENONEER) HEAVY DUTY PAVEMENT APPROVED SUBGRADE LS• BITUMINOUS NEM Cl%1RSE, MN/DOT 3360 TYPE 418• /VIG BI E 31115 BASE fAURSE NN/DOT 2360 TYPE SI• 6,0' CLASS 5-100% CRUSHED QUARRY ' ROU(, 4N/DOT 3138• 12.0• SELECT GRANULAR MATERML YN/OOT will—vl —111—v1v v 31-9.2B• (N REQUIRED BY SOLS EH -EER) 11-111-111- I1 \ GEOFARMCL NNOOT TYPE V. MDUMI SOOT =111 HR (r REQUEO BY SOLS ENGINEER) STANDARD DUTY PAVEMENT MPROVEO SUBGRADE Ny—rl y_ 1. ME PAVEMENT SECTIONS SHALL BE CONSTRUCTED IN ACCORpANCE MTH MHODT 'STANDARD SPEOFlUDON FOR CONS OtUCTIOJ•, AND ALSO THE REQUIREMENTS OF THE OWNERS SOL ENGINEER REFER TO MN/DOT VEMUTIONS 2. ALL M10mESSES, M SPECIFIED, ARE TO BE C !DODNED MIMMUM DEPTHS, AFTER COMPACTION. 3. MN/DOT SPEC, 2352 BITUMINOUS TAM COAT SHAM BE PLAQD BETWEEN SUCCESSIVE BHTUNINOUS LIFTS MD AGAINST ABUTTING CONCRETE CURB EDGES 4. 2311. TYPE 42 BITUMNOUS WEAR COURSE YATERAL WILL NOT BE ALLO'AEO- STRT-04 05/06 PAVEMENT SECTIONS NO SCALE SEALANT JONT W/ BACKER ROD 0. 1'-0• —1 1 6._B, 4- CONCRETE W/ BR B6-12 CONC. muss (—) GARB Q GUTTER 4' SMD BASE C-13 CONCRETE SIDEWALK 06/D6 SECTION BEHIND CURB & GUTTER NO SCALE I/YR�YR I 6• ( 1/2• R 1 SLOPE 3/4'FT- - 2.12•{_-(. OO I^ f —A MRPWY OF i OF GLASS 5 SHALL 8E PLACED BELOW THE CURB. fi- 8• 1 ' 2 /4 RERSORONO RODS AT CATCH BA401S 29 FEET IN LENGTH, CENTERED ON Of STRUCTURE 06/06 B612 CONCRETE 06/0 NO SCALE CURB AND GUTTER W F_ Z w O � f- aoE>' N (y) Q Z Q J O H O < o r C3 W v F_ ^j CLL LL Q � ap 0li�j hO\� O �A4 N ° o a .c a 0 y .0 = O m m � O m m O n ro v 0 o Ni •c cam 6M — Q s°O E m m n mEoa E a ➢— � YI Z O E Cm oN (Y P SHEET NUMBER REV - C.6.01 MFRA OLE / 160}} I REINFORCED CONCRETE PIPE OR DIP 1. MOUNG AHD XAMNCNN.0 4AIEW& SHAT BE ASM D2321-aL 0, SII, OR IV A SOLS, AND SMALL BE SHAPED TO FINE BOTTOM OF ME PIPE. COMPACT BEDDING MATERIAL TO 95S STAAAARD PROCTOR. 2 SELECT FILL SHALL BE SELECT MATERIA FREE OF URGE ROOKS (.r*) AND SHALL BE PLACED IN 6' MAX LOOSE DFTS AND COMPACTED TO 95% STANDARD PROCTOL FLEXIBLEPIPE. WCLOES COTRUWtED METAL PIPE COPoHUWTED P 7;,, ENE PPE MN/OR PGLTWIYL CHLGODE PIPE 1. GRANULAR BEDDING AND ENCASEMENT MATERIAL SHALL BE CLASS I OR 0 (REF. ASTM DU21 OR MN/DOT 3119,2h GRANULAR MATERIA. AND SWL BE COMPACTED TO 95% STANDARD PROCIOL 2 SELECT FILL PLACEMENT AND COUPACIM. SAME AS FOR REP. NOTE FOR ROPE INSTALLED BELOW EKSDHG OR FUTURE GROUND WATER ELEVATIONS. PIPE BELONG AND ENCASEMENT SINAL BE GLASS I, CRUSHED ROCK PER ASM 02321, SS -10 05/06 SANITARY SEWER BEDDING NO SCALE MANHOLE CASTING ARE COVER. AEENAN R-1612-8. ESS BRCS JOA ON APPROVED EWA WITH MACHINED BEARING SURFACES AND TWO (2) CONCEALED PICK HOLES. ADJUST CASTING TO 1/2' BELOW FINISHED BUUMWOUs GRADE --2' ADJUSTING ENCS AS REQUIRED (MN. 2 NAIL a) FULL BED OF MORTAR BETWEEN RINGS —2T� 1 LADING AND OR DLIEHE OF RINCS 'J 1. WERE WATER MAY STAND, TOP OF NAH O E SHALL BE 2 FEET ABOVE GROUND. AND/OR 2 FEET ABOVE ME IOD YEAR STOW WATER EUNARM 'J 2. ON MANHOLES 6 DEEP AND GREATER. A WE FOOT FOUR NCH(1'-1') PRECAST SECDON SHALL BE A8' PLACED IMMEDIATELY 8ELOW ME GORE SECTION. 3. ALL. JOINTS BETWEEN SECTIONS SHALL HAVE '0 - RING RUBBER GASKETS 1. MINNIUH SLAB THICKNESS, 6' FOR 14 DEPTH. INCREASE THICKNESS 1' FOR EACH s' OF DEPTH 'J GREATER MAN It' AND REINFORCE WITH 6'X6' - 10/10 MESTL STEPS 16' OG ON ETED FLEABLE wATERMAHT DM' TO SDE / GONNECTICH (TSP) SP 20' i0 SPRING '; / A LINE (NUM) FLOW SECTION A -A SLOPE 2/`OOT SECTION `8-8 S-01 STANDARD SANITARY 05/06 SEWER MANHOLE NO SCALE NDTES: DATE VALVES UP THROUGH 12 INCHES W SIZE SHALL BE IRON BODY. I. FIRE H ANTS SHALL BE PAWNED _(PER CITY BRONZE MOUNTED. OOTBLE-OSC. PARALLEL SEAT TYPE VALVES YMAFlNDER' REQUIREMENTS) AT ME FACTORY. - 9-7/8- CONFORMING TO THE REQUIREMENTS OF ME AMA SPEOFKATMS 7-5/0' C -SOD FOR WORMING PRESSURE 6 175 PS 'O-RING' CMSMuC1M 2. TOP OF FIRE HY I DESIGN ELEVATION $HALL SHALL BE USED iXRWCNOUT. ALL VALVES SHALL CLOSE BY TURNING IN BE 25' ABOVE FINISHED BOULEVARD (RADE A CLOOMSE DIRECTION. VALVE BOXES SAL BE THREE PIECES ADNSTABLF SCREW TYPE BOXES TYPE T (63' -BS EXTENSOVS) MiH {(11 A 5-1/4' — SIZE. BASE SIZES SHALL BE AS FOLOWi vAOABLE 3'-0- 2'-0' PROPERTY G AND vALVS N0. 6 NC 6-5/e' 10' AND 12- VALVED NO OV& 160 U 12 OVAL LNAIMALDARD OPERI NUT ME WORD 'WATER' SHALL BE IMPRINTEDOH EACH 110. VALVE BOXES T° TTO$S� BE SWOLAR TO MUELLER 10378, CLOW F-2650 OR E-3002 Ot ECUAL' PUMPER CDNNECTIONAL STANDARD MREAD) 5-3/a' TO BE CHANm (PENTAGON -/ ' VALVE 80% FINISHED MADE N NPS)rf-I/2' GRIN 114E CONNECTION (NAT-MIXTHREAD)J,.E ADAMSI TOP 70 1/2'EVARTI 4AADE I I6-ELOW BIL GRADE 2' 7-3/8' TOR t' BELOW r—) B.-ST.NISHED BWE sE. AND SHALLE DET 50 AS TO WAIEROUS WB TDO 5-3/1ROVIDE 12' KP2 UPWARD CEINI RION A -i23 Y-F=SS- •DJUSTMENT.ft WTH STARLESS STEEL SO.A -NTER V AVE BOX 1 C1RIC YARD VER (PER LING GNAVEJ. ON5859 kmCRUSHEDROD( n MUELLERNUi.z LAYms 1 ATE VAVE- 6' W1E NAVE- u4 58 h 59WL POLYETHYLENE RESLLENT WEDIfWEDGE TYPE 81883VED EQUAL 7 -TYPE OR APPROVED 5],EWALMECALUC MIODL�TION GATE VALVE BOXES ARE J PIECE, 5-1/a' SHAFT GENLRETEON(REIE BLOCK VNOISNR� BLOCK�SOL CRETE BLOCK 17-1/1' N0. 6 Ramo BASE w-01 TYPICAL FIRE HYDRANT AND w-05 GATE VALVE AND 05/06 GATE VALVE INSTALLATION 05/06 BOX INSTALLATION NO SCALE NO SCALE Z N LLI (L( Q Z O J O < a , O LLI Ld f - J CL 5 Q Q ^ e O h .0 ZZ 4�bm jH'I�as -XY\Ih Q b O � ry FS, • O ` 4 OX P .0 m - .c s �= �¢ C' bo TO m o mm ' 0 Fo 3d o� ¢ c � _ m tEV; �Qo m mEE� .5 E v E cm o. 'C ' d SHEET NUMBER REV. C.6.02 INFRA iILE / 160]3 X 6' DOWNSPOUT M SCREEN FOR RODENTS tSEE WARM C SCNEmu Q PV NOTE F2 45' REND (SONE 10 PWATER-PCNL R NO ES 1. FOR ALL DEPTHS OF COVER LESS THAT TWO (2) FEET, RPE MUST BE SCHEDULE 40 PSG FOR DI OF COVEN GREATER THAN TWO (2) FEET. FTZNBll RPE MAY BE USED, REFER TO SPECIFICATIONS FOR ALLDWewr RPE 1WES 2. A WATER-11IGRT CCNNECTICW SMALL BE MNNTAHNED WITH ANY TRANSITON FRONT SCHEDULE 40 PVC PIPE TO ANY OTHER RPE TYPE 1 ME DOWNSPOUT C CTDR BRIM SMALL BE HNSTALLEp BEFORE THE DOWNSPOUTS ARE INSTALLED ON THE BUILDING. STEMORK CONTRACTOR SHALL BE RESPONSIBLE FOR All WORK TO, AND INCLUDING, THE RODENT SCREEN. BUILDING CONTRACTOR SMALL BE REBLE FOR THE CONNECTION AT THE POINT OF ME RODENT SCREEN. SS -13 NO SCALE DOWNSPOUT COLLECTOR MANHOLE FRAME AND COVER,SUR NOTE: SEE STORY SENOR SMUCMRE ACES WITH REALES SURFACES 2 SCHEDULE FOR CASRJG TYPE AO �WIM CONCEALED COKENEO RIX HOES O APPROVED EWAL D E l- ADAUST CASTING TO f/2• BELOW ]6' SAB OPENIK PROVIDE OIAM ROME OPENING ROUND FINISHED BINYWWS MADE. TO T CASTING TOM PROMDED SEE STORY OMD - (. AMAG RINGS AS REWIRED -_ (YIN.. Z 2 TIMAK i) € 4A 0 �•SaE CENTER OF STRUCTURE. OMENS FROM BACK OF CURB TO ..-. - CENTER BF PIPE, FOR A 24• GRATE OPENING. -= eSE?__.. .. _ - �• 881 �2____ L MANHOLES 8' DEEP O GREATER. RE RECAST SECTION I"11DATELY BELOW 6' dA Y.H.-3• BEHIND BACK OF CURB X CIA Y.N.-15• BEHIND BACK OF CURB ME CONE SECTION, SHALL BE 1'-4' (16') IN HCGHt - Ml RED a MORTAR BETWEEN, AND A 6• Q 2. PRGHCM STEPS W ALL MANHOLES OVER I.5 FEET W DEPTH. o j i MINIMUM •0• RING CASKETS BETWEEN EACH QINT IN MANHOLE SECTIONS. Or 2. MAXIIAUM OF 4 CONCRETE ADAISTWG RINGS PRECAST REINFORCED CONCRETE SAB •mereP w.Rbl 1T. I99T ss�� St•iE OF DFiuKMMI IN YbWEiDi• iMu5PIW1ATiHW SP[XNi[ATIKRM M7EAOKC Si•WaAO PK•rr SCHEDULE FOR MANHOLE DIAMETER. __' RTPRAP AT RCP OUTLETS 3133C B' FOR 5i TO 102• dA. X 6' DOWNSPOUT M SCREEN FOR RODENTS tSEE WARM C SCNEmu Q PV NOTE F2 45' REND (SONE 10 PWATER-PCNL R NO ES 1. FOR ALL DEPTHS OF COVER LESS THAT TWO (2) FEET, RPE MUST BE SCHEDULE 40 PSG FOR DI OF COVEN GREATER THAN TWO (2) FEET. FTZNBll RPE MAY BE USED, REFER TO SPECIFICATIONS FOR ALLDWewr RPE 1WES 2. A WATER-11IGRT CCNNECTICW SMALL BE MNNTAHNED WITH ANY TRANSITON FRONT SCHEDULE 40 PVC PIPE TO ANY OTHER RPE TYPE 1 ME DOWNSPOUT C CTDR BRIM SMALL BE HNSTALLEp BEFORE THE DOWNSPOUTS ARE INSTALLED ON THE BUILDING. STEMORK CONTRACTOR SHALL BE RESPONSIBLE FOR All WORK TO, AND INCLUDING, THE RODENT SCREEN. BUILDING CONTRACTOR SMALL BE REBLE FOR THE CONNECTION AT THE POINT OF ME RODENT SCREEN. SS -13 NO SCALE DOWNSPOUT COLLECTOR SS -01 DS/06 STORM SEWER MANHOLE NO SCALE SS -02 05/06 NO SCALE CATCH BASIN MANHOLE 2' ADJUSTING FNN NI YIN. 2. A%. FULL SED OF MORTAR BETWEEN THE RINKS ANO MORTAR ME DUTSM 6• COCETE COLLO PLACED MDUMB WiSOE OF THINGS SS -05 05/06 NO SCALE CATCH BASIN CASTING ASSEMBLY (SEE STORM SEWER SCHEDULE FOR CASTING TWE) DIRECTION OF MAJOR FLOW o (TWE M ORAE) O O O NOTE: p 1. E]PANSION MATERIALS TO RE PLACID IN SECOND JOINT, BOM SEES OF CATCH BASIN. 2 RECESS CATCH BASH Al' BELOW WT1ER GRADE LINE. 3. FOR SURMOUNTABLE NRB, zY. PRONDEFACE OF CURB MANSTION APPROK 10 TO MATCH CASTING. 6' PRECAST REINFORCED FAVCRETE (UEIEX TWE 477-1 INLET) ONE FLOOR TO . 24" X 36" CATCH BASIN NOTE. USE 4 FT. DIAMETER CATCH BASIN MANHOLE WHEN DEPTH EXCEEDS 4.5 FT. SLOPE TRENCH SLOPE MENOH SEES PER DSMA SORES PER OSHA I SELECT MILIMYENTS RED' EHTS DLL SELECT 12' wW FML GRANULAR 1Z• D 12- D D B ENCASEMENT HAUHOHING BEDOWG 6• mmuuU R BEDDING BI 1 IB Ql�ig I� REINFORCED CONCRETE PIPE OR DIP FLEXIBLE PIPE: INCLUDES CmRUFATED LETAL PPE CORRUGATED POYEDI'AENE RPE AND/OR PMI,AMA 1. BEDDING ANO HAUNCHNL MATERIAL CHLORIDE RPE SHALL BE ASIN D2321 -CLI, U. 11, OR N 1 GRAMMAR BEDDING AND ENCASEMENT A SOILS. AND SHALL BE SNAKIT TO MATERIAL SMALL BE 0..14 I O It REF. ME BOTTOM OF ME RPE COMPACT BEDDING MATERIAL TO 95% STANDARD ASTM 02321 O MN/OOT M49.7F) PROCTO. (RANULAR MATERIAL. ANO SMALL BE COMPACTED TO 95% STANDARD 2 SELECT FILL SHNJ. BE SELECT PROCTOR. MATERIAL FREE OF 1ARGE ROCAS (Y.) 2. SELECT I'LL PLACDJENT AND AND SMALL BE PLACED IN 6 MAX COxPACTIDN. SAME AS FOR RCP. LOOSE LPTS AND COMPACTED TO 95% STANDARD PROCTO. NOTE FOR HOPE INSTALLED BELOW UIS11N0 O FUTURE GROUND WATER ELEVATIONS PIPE BmDLVG AND ENCASEMENT SHALL BE CUSS I, CRUSHED ROLL PER ASIA 02321. SS -16 05/06 TRENCH AND BEDDING DETAILS NO SCALE TRASH GUARDS MILL BE REQUIRED ON 12' OR LARGER PPE& IN PLACE OF MASH GUARDS ENERGY DIMPATOS (MN/DOT STANDARD PLATE x0. S, B) MAY BE USED. GEOFABRIC REOORED UNDER APRAP (GRAFI 500 OR EWAL) NOTE X UST 3 JOINTS O INLET AND DU1111 IF NO APRON IS USED, ITE VST 3 SECTIONS O PPEUSE 2 RIE BOT FASTENERS PER JOINT INSTALLED AT W FROM TOP O BOTTOM O RPE USE 5/8' TES FOR PIPE SIZES 12' TO 2T. USE 3/4' TIES FOR RPE SEES 30' TO 66'. USE 1' TIES FOR RPE SIZES OVER 72'. NUTS AND WASHERS ARE NOT REWIRED ON RPE SZES LESS THAN 21•. NAND -RACED RIPRAP, I FOGY DEEP INDMOA STONES EXCEPT THOSE USED FOR CNWKMG, SHALL NOT WEIGHT LESS THAN SO LBS EACH. WRAP SECURED SIZE OF PPE [u 'N. 2� PLACE 3 R� Mi SORES AND DOER TOP OF 36' b 18' 10-1FLAREDEND SECR 27Le 33' b-8 24' & Lea 4-6 S7F fY PIPE BARS BOUT m 17 TO IB• �• )L' 4" 21' TO 42• 1' 6' NOTE: ONE CU. V. 6 48• TO 72' 1-k' 1' 12' ARMORTNATELY 1.4 TOS T �1 T PROVIOE 3 CUPS TO FASTEN CRASH WARD TO F.LSN NOT OP GALVANIZE AFTER FABRICATION. SS -O6 06 NO SCALE FLARED END SECTION L3.1 Z (n W CL 0 cr Ll) [] z p J OHQ_. J EL W O F o L2J cm3 H ^_j^ CL a_ Q C i h o n C O h o n O 4 elQ � \ c uL .c 0 O m 0 m m � H a 0 IT IN y c o _=Y N ry u N oaKn < f aai ] u >> -N Q SL IN m r mEoa a n T h Z Z �m A o � o SHEET NUMBER REV. C.5 of MFITA FRE j 16033 MANHOLE FRAME AND COVER,SUR NOTE: SEE STORY SENOR SMUCMRE ACES WITH REALES SURFACES 2 SCHEDULE FOR CASRJG TYPE AO �WIM CONCEALED COKENEO RIX HOES O APPROVED EWAL D E l- ADAUST CASTING TO f/2• BELOW ]6' SAB OPENIK PROVIDE OIAM ROME OPENING ROUND FINISHED BINYWWS MADE. TO T CASTING TOM PROMDED SEE STORY OMD E SCHEDULE FOR SEWER ST 5 FROM dMENROS FROM BAIX O CURB TO (. AMAG RINGS AS REWIRED -_ (YIN.. Z 2 TIMAK i) CENTER OF STRUCTURE. OMENS FROM BACK OF CURB TO FULL RED OF ONMORTAR-TAOE BETWEEN RINGS AND ON I 2T� - CASiMG OL RAO& - CENTER BF PIPE, FOR A 24• GRATE OPENING. 4' dA M.H.-9' W FROM BACK OF CURB L MANHOLES 8' DEEP O GREATER. RE RECAST SECTION I"11DATELY BELOW 6' dA Y.H.-3• BEHIND BACK OF CURB X CIA Y.N.-15• BEHIND BACK OF CURB ME CONE SECTION, SHALL BE 1'-4' (16') IN HCGHt Ml RED a MORTAR BETWEEN, AND A 6• 2. PRGHCM STEPS W ALL MANHOLES OVER I.5 FEET W DEPTH. COLLAR O THE OUISTDE OF ME RINGS. MINIMUM •0• RING CASKETS BETWEEN EACH QINT IN MANHOLE SECTIONS. Or 2. MAXIIAUM OF 4 CONCRETE ADAISTWG RINGS PRECAST REINFORCED CONCRETE SAB • SEE STORM SEWER STRUCTURE SCHEDULE FOR MANHOLE DIAMETER. THICKNESS: 5' FOR 42' TD 48- dA B' FOR 5i TO 102• dA. USE T -SECTIO YANNOE WHERE 12- FOR MOB' TO 120• DIA. STEPS 16' O.C. O SIBPOSLE (MNDOT DESIGN J) WDM )ALL BOvmSTREAN SBE GFFSET CONE CORINE ITCHO CHPRECAST JOINTS W MANHOLE 10 HAVE SNR. E—R> '0• RING RUBBER GASKETSPRECAST CONCRETE MANHOLE SECTION& FLOWMANHOLE STEPS NEENAH R19BTJ OR EWAL 16. O.C.- AWIJWUM STEPS APPMvEEI. 8 DONOUSES SMALL BE GROUTED O BOTH THE WTSOE AND THE INSIDE BASE PRECAST COKRETE. SLOPE 2•/FOOT ' GROUT BOTMU. • MINIMUM SLAB THICKNESS 6' FOR 14' / EACH INCREASE T NXNESSGREATER 1' OF REPO MAN N 4 AND4' S*.V. ANO RDMFORCE MTI 6'%6', 10/10 MESH. M SS -01 DS/06 STORM SEWER MANHOLE NO SCALE SS -02 05/06 NO SCALE CATCH BASIN MANHOLE 2' ADJUSTING FNN NI YIN. 2. A%. FULL SED OF MORTAR BETWEEN THE RINKS ANO MORTAR ME DUTSM 6• COCETE COLLO PLACED MDUMB WiSOE OF THINGS SS -05 05/06 NO SCALE CATCH BASIN CASTING ASSEMBLY (SEE STORM SEWER SCHEDULE FOR CASTING TWE) DIRECTION OF MAJOR FLOW o (TWE M ORAE) O O O NOTE: p 1. E]PANSION MATERIALS TO RE PLACID IN SECOND JOINT, BOM SEES OF CATCH BASIN. 2 RECESS CATCH BASH Al' BELOW WT1ER GRADE LINE. 3. FOR SURMOUNTABLE NRB, zY. PRONDEFACE OF CURB MANSTION APPROK 10 TO MATCH CASTING. 6' PRECAST REINFORCED FAVCRETE (UEIEX TWE 477-1 INLET) ONE FLOOR TO . 24" X 36" CATCH BASIN NOTE. USE 4 FT. DIAMETER CATCH BASIN MANHOLE WHEN DEPTH EXCEEDS 4.5 FT. SLOPE TRENCH SLOPE MENOH SEES PER DSMA SORES PER OSHA I SELECT MILIMYENTS RED' EHTS DLL SELECT 12' wW FML GRANULAR 1Z• D 12- D D B ENCASEMENT HAUHOHING BEDOWG 6• mmuuU R BEDDING BI 1 IB Ql�ig I� REINFORCED CONCRETE PIPE OR DIP FLEXIBLE PIPE: INCLUDES CmRUFATED LETAL PPE CORRUGATED POYEDI'AENE RPE AND/OR PMI,AMA 1. BEDDING ANO HAUNCHNL MATERIAL CHLORIDE RPE SHALL BE ASIN D2321 -CLI, U. 11, OR N 1 GRAMMAR BEDDING AND ENCASEMENT A SOILS. AND SHALL BE SNAKIT TO MATERIAL SMALL BE 0..14 I O It REF. ME BOTTOM OF ME RPE COMPACT BEDDING MATERIAL TO 95% STANDARD ASTM 02321 O MN/OOT M49.7F) PROCTO. (RANULAR MATERIAL. ANO SMALL BE COMPACTED TO 95% STANDARD 2 SELECT FILL SHNJ. BE SELECT PROCTOR. MATERIAL FREE OF 1ARGE ROCAS (Y.) 2. SELECT I'LL PLACDJENT AND AND SMALL BE PLACED IN 6 MAX COxPACTIDN. SAME AS FOR RCP. LOOSE LPTS AND COMPACTED TO 95% STANDARD PROCTO. NOTE FOR HOPE INSTALLED BELOW UIS11N0 O FUTURE GROUND WATER ELEVATIONS PIPE BmDLVG AND ENCASEMENT SHALL BE CUSS I, CRUSHED ROLL PER ASIA 02321. SS -16 05/06 TRENCH AND BEDDING DETAILS NO SCALE TRASH GUARDS MILL BE REQUIRED ON 12' OR LARGER PPE& IN PLACE OF MASH GUARDS ENERGY DIMPATOS (MN/DOT STANDARD PLATE x0. S, B) MAY BE USED. GEOFABRIC REOORED UNDER APRAP (GRAFI 500 OR EWAL) NOTE X UST 3 JOINTS O INLET AND DU1111 IF NO APRON IS USED, ITE VST 3 SECTIONS O PPEUSE 2 RIE BOT FASTENERS PER JOINT INSTALLED AT W FROM TOP O BOTTOM O RPE USE 5/8' TES FOR PIPE SIZES 12' TO 2T. USE 3/4' TIES FOR RPE SEES 30' TO 66'. USE 1' TIES FOR RPE SIZES OVER 72'. NUTS AND WASHERS ARE NOT REWIRED ON RPE SZES LESS THAN 21•. NAND -RACED RIPRAP, I FOGY DEEP INDMOA STONES EXCEPT THOSE USED FOR CNWKMG, SHALL NOT WEIGHT LESS THAN SO LBS EACH. WRAP SECURED SIZE OF PPE [u 'N. 2� PLACE 3 R� Mi SORES AND DOER TOP OF 36' b 18' 10-1FLAREDEND SECR 27Le 33' b-8 24' & Lea 4-6 S7F fY PIPE BARS BOUT m 17 TO IB• �• )L' 4" 21' TO 42• 1' 6' NOTE: ONE CU. V. 6 48• TO 72' 1-k' 1' 12' ARMORTNATELY 1.4 TOS T �1 T PROVIOE 3 CUPS TO FASTEN CRASH WARD TO F.LSN NOT OP GALVANIZE AFTER FABRICATION. SS -O6 06 NO SCALE FLARED END SECTION L3.1 Z (n W CL 0 cr Ll) [] z p J OHQ_. J EL W O F o L2J cm3 H ^_j^ CL a_ Q C i h o n C O h o n O 4 elQ � \ c uL .c 0 O m 0 m m � H a 0 IT IN y c o _=Y N ry u N oaKn < f aai ] u >> -N Q SL IN m r mEoa a n T h Z Z �m A o � o SHEET NUMBER REV. C.5 of MFITA FRE j 16033 C BALLED AND BURLAPPED STOCK: ROOTS OF ALL BALLED AND BURLAPPED STOCK SHALL FILL THE SOIL BALL, BE FREE OF KINKS, CIRCLING AND GIRDLING, AND THE UPPERMOST ROOTS BHALL NOT BE MORE THAN FOUR INCHES BELOW' THE TOP OF THE SOIL BALL. TRANSPORT ROOTS SHALL BE SYMMETRICAL AROUND THE TRUNK/ STEM OF THE PLANTS. SOIL BALLS MUST BE CENTERED OR NO MORE THAN 10% OFF CENTER DICT THE PLANTING PTT TWO TO THREE TIMES WIDER THAN THE SIZE OF THE ROGTBALL AND AT THE SAME DEPTH AT WHICH THEY GREW IN THE NURSERY. SCARIFY THE SIDES AND BOTTOM OF THE PLANTING PIT. PLACE PLANT IN PLANTING PIT AND SET PLANTS VERTICAL WHEN MOVING PLANTS, LIFT FROM BENEATH THE ROOT BALL, DO NOT I= By THE TRUNK AND DO NOT BREAK OR LOOSEN THE ROOTBALL. SET PLANTS ON SOLID, UNDISTURBED SOIL, OR THOROUGHLY COMPACTED BACKFD.L SOIL SO THE TOP OF THE ROOTBALL IS SLIGHTLY ABOVE FINISHED GRADE TO EXPOSE ROOTFLAIRS ON ALL B&B TREES TO PREVENT "STEM GIRDLING', CUT AND REMOVE ALL TWINE AROUND THE TRUNK. PULL BURLAP AWAY FROM TRUNK SO THAT NO BURLAP REMAINS IN THE TOP THREE INCHES OF THE SOIL SURFACE. REMAINING BURLAP SHALL BE SLIT AT SIX W CH INTERVALS AROUND THE CIRCUMFERENCE OF THE ROOTBALL. BACKFILL PLANTING PIT WITH ORIGINAL SOIL HALFWAY TO THE TOP OF THE ROOTBALL BREAK UP CLODS OF SOI-. IF SOILS ARE POOR (I.E. HEAVY CLAYS, SAND, OR COMPACTED), BACKFILL CAN BE A MIXTURE OF 1/3 SOIL AMENDMENT MIXED WITH 23 ORIGINAL SOIL. DO NO USE PEAT AS PART OF BACKFI L INCLAY SOBS. REMOVE ALL ROCKS AND DEBRIS FROM BACKFILL AND THEN WATER PLANT AND BACKFILLED AREA TO SETTLE PLANTS AND FILL VOIDS. REMOVE ALL WILE BASKETS FROM THE TOP 12 OF THE ROOTBALL AND CONTINUE BACKFILLING REMAINING PLANTING PITWITH ORIGINAL SOB. WATER THOROUGHLY A SECOND TIME TO SETTLE PLANTS AND ET" VOWS WITHIN TWO HOURS OF PLANTING. PLACE SPECIFIED MULCH WITHIN "HOURS OF THE SECOND WATERING. PROVIDESUPPORTIF NECESSARY. CONTAINER STOCK: DIG THE PLANTING HOLE TWO TO TNREE TIMES WIDER THAN THE SIZE OF THE CONTAINER, OR TO THE EDGE OF THE PLANTING BED AS INDICATED ON THE PLANS, AND AT THE SAME DEPTH AT WHICH THEY GREW IN THE NURSERY. FOR ADDITIONAL PLANTING RED PREPARATION, SEE PLANTING NOTES. REMOVE CONTAINER BY CUTTING IF NECESSARY). IF ROOTS ARE GROWING IN A SPIRAL AROUND THE SOIL MASS, USE A SHARP KNIFE TO SCORE THE OUTSIDE OF SOIL MASS VERTICALLY, JUST DEEP ENOUGH TO CUT THE NET OF THE ROOTS, AND MAKE A CRISSITROSS CUT ACROSS THE BOTTOM OF THE SOIL MASS. SET PLANT ON SOLID UNDISTURBED SOILOR THOROUGHLY COMPACTED BACKFILL SOIL SO THETOP OF THE SOIL 15 AT FIMSHED GRADE OR SLIGHTLY ABOVE, NOT TO EXCEED TWO INCHES. BACKFILL PLANTING BED WITH ORIGINAL SOIL. BREAK UP CLODS OF SOIL IF SOILS ARE POOR TIE: HEAVY CLAYS, SAND, OR COMPACTED), BACKFTLL CAN BE A MIXTURE OF 113 SOH, AMENDMENT WITH 213 ORIGINAL SOIL. DO NOT USE PEAT AS PART OF BACKFILL IN CLAY SOILS. REMOVE ALL ROCKS AND DEBRIS FROM BACKFILL THOROUGHLY WATER TO SETTLE THE PLANTS AND FILL VOIDS WITHIN TWO HOURS OF PLANTING. INSTALL MULCH WITHIN 4R HOURS OF WATERING. BALLED AND BURLAPPED STOCK SPRING TO MID -SUMMER PLANTING: FERTILIZE AT THE TIME OF PLANTING WITH A SLOW-RELEASE. BALANCED FERTILIZER. USEACCORDINGTOMANUFACMCER'SINSTRUCOONS. MIX FERTILIZER IN WITH BACKFILL OR BROADCAST IN A DIAMETER AROUND LHEPLANT LATE SUMMER TO FALL PLANTINGS: USE A FERTILIZER WITHOUT NITROGEN FOR DECIDUOUS TREES- DU NOT APPLY ANTFERTII. . TO EVERGREEN TREES AND SHRUBS PLANTED IN LATE SUMMER OR EARLY FALL SHREDDED WOOD MULCH: N SHREDDED WOOD MULCH SHALL HE W STALLED AT A 9 COMPACTED i PLANT SCHEDULE Qty -- rvoinUur�snn ,..,,..NDP ........ ............................... ..................�.. �..., AROUND PLAN750R P1ANilNfi BEDS. ! -- Scientific Name 13 0 2-1/2" .I. B&B Sienna Glen Maple CONTAINER STOCK ROCK MULCH:4" UNIFORM DEPTH OF LANDSCAPE ROCK SHALL BE PLACED OVER 6 _- 1.1/2- cal. B&B Autumn Brilliance Serviceberry ML. LANDSCAPE FABRIC IN AREAS INDICATED ON THE PLANS. 5 PLANTING DETAIL -ALL PLANTS IU' B&B Heritage glitch - clump Bemla nigre'Cully' NOT TO SCALE 0 2-1/2" cal. B&B Shademaster Honevlocust PLANT SCHEDULE Qty Symbol Planing Size Common Name Scientific Name 13 0 2-1/2" .I. B&B Sienna Glen Maple Acer x freemanii'Sienna' 15 O 1.1/2- cal. B&B Autumn Brilliance Serviceberry Amelanchler x grendiflora'Amocan Brilliance' 5 O IU' B&B Heritage glitch - clump Bemla nigre'Cully' 3 0 2-1/2" cal. B&B Shademaster Honevlocust Gleditsia triancauthos inerm ,'Shademaslee 1(D ® 1" cat. B&B Honeycrisp Malus'Honeyclisp 3 0 I -72" -rat Pond Indian Summer Crab Mal. 1.dian Summer 1 O 1.12" -cal Pored Spring Snow Crab Malus'Spring Snow' 31 1 Q 6'Pored Quaking aspen Popul.-narlmdes 2 ® 2" cal. B&B Bur oak Quercus macrocarpa Conifer EVcrg—. 9 4 Qty Symbol Planting Size Cnmmon Name Scientific Name 5 0 6' B&B Balsam Fir Abw, balsam.. 15 C 6' B&B Black Hills Spruce Picea glauca dearer. 5 O 12'-14' Spade Black Hill, Spna:e Pic. glauca densata 3 0 8'B&B Austrian Pine Pitimnig. 3 O 6' B&B Ponderosa pine Pinus ponderosa 3 0 6' B&B Eastern While Pine Pinus atrobus 1 O 12'-14' Spade Ea,tem White Pine Pinus strobus 31 1 Q 3' B&B Teehny Arborvitae Tlmja occidemalis Techny' Shrub GENERAL NOTES: SITE SURVEY AND BOUNDARY INFDRMATION PROVIDED BY OWNER. CONTRACTOR SHALL FIELD VERIFY ALL INFORMATION ON THE SITE, AS CHANCES TO THE ORIGINAL SURVEY CHANGE PERIODICALLY WITH ONGOING CONSTRUCTION WORK AT THE SITE. NOTE: ANY DISCREPANCIES FOUND THAT AFFECT THE WORK SHALL BE REPORTED TO THE OWNER / LA -E FOR CLARIFICATION PRIOR TO ANY ADDITIONAL WORK BEING, COMPLETED. CONTRACTOR SHALL VERIFY EXISTING CONDMONS PRIOR TO BIDDING AND CONSTRUCTION START. CONTRACTOR IS RESPONSIBLE FOR ALL LOCATES. ALL LOCATES SHALL BE REVIEWED BY THE OW NTR/LA-E PRIOR TO CONSTRUCTION START. CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING ALL EXISTING STRUCTURES, UTILITIES, TREES, SITE AMENITIES, ETC. THAT ARE TO REMAIN FROM DAMAGE DURING CCWSTRUCTON. CONTRACTOR SHALL BE RESPONSIBLE FOR CORRECTING ANY DAMAGE TO EXISTING, ITEMS TO REMAIN (AT CONTRACTOR'S EXPENSE) AND IS CONSIDERED INCIDENTAL TO THE CONTRACT. DIMENSIONS TAKE PRECEDENCE OVER SCALE. DIMENSIONS ARE TO BACK OF CURB WHERE APPLICABLE, UNLESS STATED OTHERWISE- FIELD VERIFY CFV) ITEMS SHALL BE FIELD VERIFIED BY THE CONTRACTOR PLANTING NOTES: I. ALL PLANTING BEDS SHALL BE PREPARED IN THE FOLLOWING MANNER: -REMOVE EXISTING VEGETATION, ESPECIALLY GROUNDCOVER -ROTOTB.L TO A DEPTH OF 12 INCHES AND INCORPORATE FERTILIZER -TRENCH THE EIXiE OF THE PLANTING BEDS -INSTALLEDGING WHERE APPLICABLE - REMOVE ALL ROCKS AND DEBRIS -INSTALL PLANTS AS PER PLANTING DETAIL AND SPECIFICATIONS - INSTALL SPECIFIED MULCH TO SPECIFIED DEPTH - W'OOD MULCH SHALL BE PULLED AWAY FROM STEMSFFRUNKS OF ALL PLANTS. WATER AS PER DETAIL AND SPECIFICATIONS I CONTRACTOR SHALL NOT PLANT TREES OR SHRUBS IN PLANTING PITS WHERE HIGH WATER OR OTHER UNFORESEEN CIRCUMSTANCES ARE ENCOUNTERED. CONTRACTOR SHALL NOTIFY OWNF,RA ANDSCAPE ARCHRECT IMMEDIATELY W SUCH INSTANCES. 3. ALL PLANT h1ATERLALS SHALL BE TRUE TO THEM SCIENTIFIC NAME AND SIZE AS INDICATED IN THE PLANTSCHEDULE. 4. OWNERRFSERVES THE RIOHTTO REVISE QUANTITIES TO SUIT BUDGET LIMITATIONS. CONTRACTOR'S UN17BID PRICES SHALL PREVAIL FOR ANY CHANGES IN QUANTITIES. 5. CONTRACTOR SHALL FIELD STAKE PLANTING ACCORDING TO PLAN. OWNER/ LANDSCAPE ARCHITECT SHALL APPROVE ALL PLANT LOCATIONS PRIOR TO INSTALLATION. OWNER RESERVES THE RIGHT TO REVISE PLANTING LAYOUT AT TIME OF INSTALLATION. C BID FORM QUAN MTISS TAKE PRECEDENCE OVER PLAN QUANTITIES. LANDSCAPE ARCHITECT SHALL MAKE ADIUSTMEFTTS TO LAYOUT IN SUCH INSTANCES. SODDING REQUIREMENTS: SOD SHALL BE PLACED IN ALL DISTURBED AREAS WITHIN CONSTRUCTION LIMITS THAT ARE NOT HARD SURFACED, PLANTING BEDS, OR INDICATED OTHERWISE, IN ACCORDANCE TO THE PLAN AND SPECIFICATIONS. ALL AREAS OUTSIDE OF CONSTRUCTION LIMITS THAT ARE DISTURBED DURING CONSTRUCTION SHALL BE SODDED BY THE CONTRACTOR AT CONTRACTORS EXPENSE. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. Perennial Qty Symbol Planting Size Common Name Scientific Name 29 Q 1 •g.1 Poned Feather Reed Gress Cr lamagmstis acutiflom'Avelanche' 6 0 1 -gal Ported Pale Purple Conell— Echinaceaangomfolia T © i -gal Poned While Swan Coneflo— Echinwea purpuree'Wbite Swan' 182 0 1 -gal Pored Stella Daylfly Hememcailis'Stel)a de Oro 44 1•S.1 Pored Variegated Hoare Hosts-do]..'Albn Mmginma' 55 1 -gal Pored Spike Gay( then Liaais spicata'Kobold' 12 bulb Casa Blanca Lily Lili—'C—Blanca' 24 O bulb Stargazer Lily L.Im.'Srargazer 11 1 -gal Pored Raspberry Wine Bee Balm Monarda'Raspberry Wine' '241 a -gal Pound Boston ivy Parthenocissus tricuspidate 13 1 -gal Pored Husker Red Penctemon PeruTemon digitalis T{usker Red' 32 4"S" plug -0 Creeping Phlox - Pink Phlox subulata'Emerald Pink' 45 1 -gal patted Black -Eyed Susan Rudbeeld. fulgide'Goldstumf 5 I 1 -gal Ported Yellow Stonemop Sedum kamschaticum 8 e Date: I -gal Poned Common Periwinkle Vine. minor m :Q — j —�• _4 E., RESTORATION NOTE: m :Q — j —�• E., RESTORATION NOTE: ..... ALL DISTURBED SOIL AREAS WITHIN CONSTRUCTION LIMITS NOT PART OF ' AREA "B"-REFERTOSHEET L3 m FOR PLANTING TNFORNLATION WITHIN THIS AREA , m :Q — j —�• RESTORATION NOTE: 'SP1--------- AREA i/44 ---4,73-- ,l;a rosea White Pine "BSS I ALL PLANTS AND PLANTING BEDS NOT PART OF BUILDING FOUNDATION PLANTINGS SHALL BE MULCHED WITH 4" DEPTH OF SHREDDED HARDWOOD MULCH (TYP) — j —�• RESTORATION NOTE: ..... ALL DISTURBED SOIL AREAS WITHIN CONSTRUCTION LIMITS NOT PART OF ' m PLANTING BEDS OR IDENTIFIED AS BEING SEEDED, SHALL BE SODDED nr r' a4t13a?'} L- I 0 1 t 30 0 30 60 90 OVE IU`L?LNDSCAPEPLAN - L 1 SCALE: 1" = 30'-0" Scale V = 30' i ..... '. .n J M a g �\ I e Date: 325de - s, saeminelao-to-ob a. -- i3. 4. -- �I lents raraN i�eiuw Olen pwream�nPal�wea Regkaaboa: LANDSCAPE ARCHITECT Stall: . 40. OTA 40646 Number: +Slgneu y: e I SM l'! �ORXW- 4Vj3:7.F ? rl y - a agNI, W4 I lamAl MR W-2 ON CL Z) E5 as Om Ogg W rffiehg� -It IL --------------- i UITCH L MiSpikeG.Vfealbm PontaP.. L M - mm wm I Fw ....... (5)G.1dfl—S, v z 2, MULCH FOUNDATION WITil 4" IN-PLACE DEPTH OF LANDT H ROCK 9W) MULCH ALLPLAN BEDS NOT PART 0 SANDPL THE 8 NTING— DING II FOUNDATION VVrT DEPTH OF SHREDI 4- IN -PL ' D HA 001) on O MULCH (TYP) (61 S,01. Da Id (71 Tim d El 03. (21 F.6 -1d C-1 Harb� h— , B.Ir. R— Niw�;;Iwl Rom LANDSCAPE ARCHITECT Ab—,i. 5 Vane Data 1 O MINNESOTA 40646 S..—: (21 E,.—Id C—d B�� -P] P-� Ono (3) hmemld Camwl Barberry j COMMERCIAL GRADE LY EDGING C7; iCONkRCjAL kADi POLY 14DGING (TYP) (4) Alpi,e P—d 0 . 21 P-d1i. Pi 57S- 2.1 (3) G.Idfi— Smre!_ dY -9 Lh V,.1 Pse d (D Q- (4) Dwarf B..h H—akk L n5-galPOtt,d S mt?E�-- Pen I 0 n V ------MULCH FOUNDATION WITH 4' I N_PL ACE DEPTH OF LANDSCAPE ROCK U) C: nae (3) Dwarf B.,h 11..e—kl, � � o I 1 W � Shed , H—L- ob Y— -5 I B& 7Y 1 P ELgBjS.)d C b.— ELgBjS.)d C—ml B. C) (p15-pJ P.11ed 0 IM, Pw j, S',m, s—'., Ir V.—B&B (3) E. —Id ui M: MULCH ALL PL� BEDSf4OT--- FOUNDATION W1 MUL ,CHrrYP) rS ANDD H 4"IN44 ANTWd ACE I Woo� I (1) Golden M-k.— S— P.. I (.25-pI P—d N Cv H LNE ow � = CL 31 Dwarf BusM1 COMMERCIAL"¢> O E DOING (n (3) Al ll -Ba ip 5'.1. need P..d -- . ..... . .. ------ h- . eet# S 918 L3 A 10 0 10 70 30 9 LL' LANDSCAPE ENLARGEMENT PLAN SCALE: V= 10,_0" -0 V A V \,L3� Scale P 10 ' _— ...... ..... ------------- lY <, m TCH USTE Z . i r�',` �� o°.,A"i•.° j .`�` c , l I.�Pond ' __ G red: y I fi1 eat ei Reed Gmax M 3T, H LIN CO CIAL RADE' 91 y'7 igl-gal Paned '.t"R: "�' r � � C7 L i rl♦ POLE EDGING YPl J •' `•, tjNULCH v ,b f2l Mtax Ki m Lilo ' "IN-PLAC 'DEPTH ) ] 90 ' .,i .� �s-galPbtl<a (I Anaabin<H�man ANDSC Rom > im I � s-g,l rbn<d 9r>-gtCsneSJ.ck^E1vd � Susan 21 Annabelle Hvdr. - ............... t i Ca.s-gal Ported ' trr � I "•a (4) Mitt Ki. C I f f t Sgal 1'^nd i 31P iv Savor -"-'"--'-'- 141 Andorra lune tt (a's-gal Ported 476 a.5 gal Ported MULCH FOUNDAf ON WFPB itr (4 Gm-I.^u Fn am Slnnac ( MULCH ALL PLANTS AND ANTAIG / 4' BJ -PLACE DEPTH OF BEDS NOZ PART OF UQ.DING Revlsbr:c _oP" ray-yal Pvned Ifil' I�IaD nn1 FOUNDATIO7QM'1'IH 4" LAN•PLACE DEPTH 1 LANDSCAPE A0r7C MT) (ZiR.,]TuittpaD. OF SHREDDED HA ODD MULCH (T1P) 2 SubmMal: to-ta-ob 'lliy (1) Gold. Mockdnn 1 (as gal Potted :4 t . (a`5 -gal Pond COMMERCIAL GRADE 'r 41 Red7w % ed IM 'oM POLY EDGING (TYP) 6d 1 Posed : madawn mreavnw IP Poncd it f+l Pine / (5 Cirr.Lnu Fn rant Sumac .awed aupe:wbi ( P ';i d `y? C_ _g X45-gaI Pbttd , Regktralbn: I LANDSCAPE ARCHITECT �r- :>✓ r,�41 Husktt Red P.s mo t t IStata; MINNESOTA W Number. 411606 (,., V / oil- ntt fll BIecL P ilia S m O � Signewre (4 NTr ConeBow I `I 1 ' i !ji V I! (Vfib (T) rkel gaal�on et - f6l Feah R dC� l i 1 (a`5 -gal Paned` ` > - C44 -gal P nd ]IR. 16—bee' ill, 3 (2)Blac4 Pd race _ 4 a< ri - 3 whne nennw.3�` t r 1.112" 1 BB.B a(j'B&B aI-ga1xP no` _ t (1 Autumn 1':�'. (' \ 11 Te 31 Husk Sea Green Juni lats-ga Pone IERC ECOOMEDGING --.�aPnotld r `• •^' _ A 41 Common Snowbe ro-Lnu Fra t Smvac A)' 1 : 1 � •t / - � _ - � R klials 5 e v r Gevfeathtt � t� 1 Ir w ' -04 _ .............L._... _ .. m e i tt t - (J 515 11 Davlil 4) S 'ke ('avfe her („1 BI ck-Eved 1 + n 1- o (fil Sea Grceo Juniper m � e ' n C: P rte fRl ack-E w _.. ..... a L -d G— -ca ar 4 uakm a \ r� (37F th n Pnned I r C co / 2 Red Tui ed Dn d . t C°�y (ojs-gal P^tred ,1 0 MULCH ALL PLANTS AND PLANTING '1 BEDS NOT PART OF THE BUILDING i_)1 _ _ �FOUNDATION WITH 4"TWILACE DEPTH 1 I w r i\. OF SHREDDED HARDWOOD MULCH (TYP)aT! 1 r tCo — r I r 5 M L -'6-2076 cor; ZJ � I� CL _ ; i� i Cw` 9 m r, z � m r r I 77 IB Q IID 20 L4 o W G)— LANDSCAPE ENLARGEMENT PLAN SCALE. 1 10-0 �" Scale 1't = 10' 12 v°53 - —RETAWLNG-YlA'bb—_ _ _ _� t`.SEEDETAI. I CONTRACTOR SHALL FURNISH AND INSTALL 6' f7 SWINGING BENCH AS INDICATED (WABASH NATURAL IMPRESSIONS FLAGSTONE FACE BLOCKS (4" H z li" W z T" D- VALLEY MODEL SP305(R) WITH 2 -PIECE IN GROUND ----- '---------- __ - - ---- _ _ -------- -------- ROUND FRAME AND ROUND MOUNTING PLATE 24" TO 48" WIDE. BOULDERS MUST BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO COVERS #MCI O>_) - COMPLETE SHALL BE GLUED TO THE LOWER BLOCK UNITS (TYP) ' CONCRETE SHALL MEET UP GARDEN SOIL MIXTURE THOROUGHLY TO ASPHALT TRAIL (CYT) AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. BLENDED, SCREENED, AND LIGHTLY COMPACTED BA, 5959 Ba Road, Suit, 390 PLACE BOULDERS ON TOP OF EACH OTHER IN A FASHION THAT PROMOTES MAXIMUM STABILITY Miemaoeka. MN 55345-5996 - �-4' WIDE CONCRETE WALK SHALL - IN ESSENCE "LOCKING" THE BOULDERS TOGETHER (PLACEMENT OF SMALLER BOULDERS TO BE - HAVE HEAVY BROOM FINISH WITH T. 1 1F Toll free Cusroma Service (RT)1295-5415 - 1 SMOOTH BANDS WTM 12" GALVANIZED N TENNI' _ 16" 1 RADIUS EDGES, AS INDICATED TB.IE:OF CONSTRUCTION - TYP. IN GENERAL, BOULDERS ON THE BOTTOM COURSE WILL BE ) Z m THICK CONCRETE r T A�i TOP OF UPPER WALLHELDAT BATTER WALL ((y 2INCHES -� _ 912.0 (FV) PANELS 90 \ Y— CONCRETE PAD SHALL HAVE LIGHT BROOM FINISH WITH SAW PER SP NS (TYP) TOP Od PLANTER N'AL4 HELD AT 920.56 (FV) SITE IMPROVEMENT PLAN SCALE: 1" = 30'-0" 0 tit T RM O Oma`. O SLOPS,ACROSS CARDEN •` rn pp O . m AREA SHALL BE KEPT AT N gam.,.___..._________.__ ---`--- CONCRETE SEE DETAIL BENCH :AREA 3 LS UNITPLANTER 6" SHOULDER EACH SIDE TAMPED EDGES 4� 45 DEGREES 2-12" TYPEMVWE450350 WEARING COURSE MEETING MnOOT 2360 TOP OF REQUIREMENTS W/ASPI IIl WIDTH VARIES-SEEPLANS-7 6" COMPACTED DEPTH OF M.DOT 3138 CLASS 5A CRUSHED LIMESTONE AGGREGATE BASE COMPACTED TO IN%STANDARD PROCTOR DENSITY WITH 45° EDGES M -P) SUBGRADE COMPACTED TO 100% STANDARD PROCTOR DENSITY CONTROL JOINT NOTE: CRACK CONTROL JOINTS SHALL BE EQUALLY SPACED AS INDICATED ON PIANS AND SHALL EXTEND TO L3 THE THICKNESS OF THE CONCRETE. REPLACE CONTROL JOINT WTCH 12" EXPANSION JOINT AT MAX. 30 FOOT INTERVALS. TOP OF GRADE 1" BELOW TOP OF CONCRETE SURFACE (TYP) 4" THICK CONCRETE (4000 PSI) TM WIDTH VARIES"EE LAYOUTHE SETS I NEW. 3" COMPACTED DEPTH OF NON -FROST - =' SUSCEPTIBLE SAND GRANULAR BASE COMPACTED TO I N-/. STANDARD PROCTOR DENSITY TO BE PLACED BENEATH CONCRETE CTYP) SUBGRADE COMPACTED TO IN STANDARD PROCTOR DENSITY ASPHALT TRAIL DETAILa)CONCRETE PAVING DETAIL LS NOT TO SCALE L5 NOT TO SCALE 4" THICK CONCRETE SEE DETAIL e LS CONCRETE SHALL MEEP) TO ASPHALT TRAIL E T) CONCRETE PAD SHALL HAVE LIGHT BROOM FINISH WRIT SAW CUT IOI3'X3'PATTERN AS INDICATED 1O�� _ U CONTRACTOR SHALL FURNISH AND O INSTALL(2)6' TEAK BENCHES AS INDICATED (LANDSCAPE FORMS WELLSPRING MODEL -SURFACE r 1 MOUN-n-COMPLETE v O r41 SWINGING BENCH OVERLOOK DETAIL 6' BENCHES ON CONCRETE PAD DETAIL LS SCALE: 1/8" = F-0" L5 SCALE: 1/4" = V-0" I CONTRACTOR SHALL FURNISH AND INSTALL 6' WALL NOTE: SWINGING BENCH AS INDICATED (WABASH NATURAL IMPRESSIONS FLAGSTONE FACE BLOCKS (4" H z li" W z T" D- VALLEY MODEL SP305(R) WITH 2 -PIECE IN GROUND CHARCOAVTAN COLOR) WITH THE NATURAL IMPRESSIONS CAP UNIT (2" H ROUND FRAME AND ROUND MOUNTING PLATE 24" TO 48" WIDE. BOULDERS MUST BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO COVERS #MCI O>_) - COMPLETE SHALL BE GLUED TO THE LOWER BLOCK UNITS (TYP) ' CONCRETE SHALL MEET UP GARDEN SOIL MIXTURE THOROUGHLY TO ASPHALT TRAIL (CYT) AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. BLENDED, SCREENED, AND LIGHTLY COMPACTED BA, 5959 Ba Road, Suit, 390 PLACE BOULDERS ON TOP OF EACH OTHER IN A FASHION THAT PROMOTES MAXIMUM STABILITY Miemaoeka. MN 55345-5996 - �-4' WIDE CONCRETE WALK SHALL - IN ESSENCE "LOCKING" THE BOULDERS TOGETHER (PLACEMENT OF SMALLER BOULDERS TO BE - HAVE HEAVY BROOM FINISH WITH T. 1 1F Toll free Cusroma Service (RT)1295-5415 - 1 SMOOTH BANDS WTM 12" GALVANIZED N TENNI' _ 16" 1 RADIUS EDGES, AS INDICATED TB.IE:OF CONSTRUCTION - TYP. IN GENERAL, BOULDERS ON THE BOTTOM COURSE WILL BE ) Z m THICK CONCRETE r T A�i SEE DETAIL e BATTER WALL ((y 2INCHES 10•-0" WIDTH ! 60 PANELS 90 \ Y— CONCRETE PAD SHALL HAVE LIGHT BROOM FINISH WITH SAW PER SP NS (TYP) CUT JOINTS IN 2'X 2' PATTERN 111 _ 30' AS INDICATED 4" THICK CONCRETE SEE DETAIL e LS CONCRETE SHALL MEEP) TO ASPHALT TRAIL E T) CONCRETE PAD SHALL HAVE LIGHT BROOM FINISH WRIT SAW CUT IOI3'X3'PATTERN AS INDICATED 1O�� _ U CONTRACTOR SHALL FURNISH AND O INSTALL(2)6' TEAK BENCHES AS INDICATED (LANDSCAPE FORMS WELLSPRING MODEL -SURFACE r 1 MOUN-n-COMPLETE v O r41 SWINGING BENCH OVERLOOK DETAIL 6' BENCHES ON CONCRETE PAD DETAIL LS SCALE: 1/8" = F-0" L5 SCALE: 1/4" = V-0" WALL NOTE: Q WALL NOTE: NATURAL IMPRESSIONS FLAGSTONE FACE BLOCKS (4" H z li" W z T" D- SIZE OF BOULDERS USED FOR WALLS SHALL GENERALLY RANGE FROM Ir TO 24" W HEIGHT AND CHARCOAVTAN COLOR) WITH THE NATURAL IMPRESSIONS CAP UNIT (2" H 24" TO 48" WIDE. BOULDERS MUST BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO GARDEN BED TO BE FILLED WITH SHALL BE GLUED TO THE LOWER BLOCK UNITS (TYP) IMPORTING AND PLACING BOULDERS. CONTRACTOR WILL BE REQUIRED TO PLACE BOULDERS GARDEN SOIL MIXTURE THOROUGHLY AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. BLENDED, SCREENED, AND LIGHTLY COMPACTED BA, 5959 Ba Road, Suit, 390 PLACE BOULDERS ON TOP OF EACH OTHER IN A FASHION THAT PROMOTES MAXIMUM STABILITY Miemaoeka. MN 55345-5996 - IN ESSENCE "LOCKING" THE BOULDERS TOGETHER (PLACEMENT OF SMALLER BOULDERS TO BE T. 1 1F Toll free Cusroma Service (RT)1295-5415 USED AS WFI.L IN BETWEEN LARGER BOULDERS TO BE APPROVED INFIELD BY OWNER/LA-E AT GALVANIZED N TENNI' r TB.IE:OF CONSTRUCTION - TYP. IN GENERAL, BOULDERS ON THE BOTTOM COURSE WILL BE ) TOENAI T14 INTO TIMBERS AT D RS AT O.C. -BOTH SIDES AS INDICATED GET SMALLER FOR THE UPPER COURSES CONTRACTOR LARGEST AND SHALL LTO TESS OR SHALL LLAT THE WAIL TO iR'O OA THREE COURSES. BATTER WALL ((y 2INCHES 10•-0" WIDTH PLANTING SOLL MU:iURE AS �T' rn PER I FOOT IN HEIGHT-TYP. PER SP NS (TYP) NATURAL STONE RETAINING RAIL 18"-24" 12" MIN. 4" DEPTH OF WOOD MULCH / IN PLANTING BED (TYP) MINIMUM OF 6" DEEP AREA OF Un 6"z6" ACQ 1•If-'"DIA CRUSHED CLEAN \` GRADE TO SLOPE AWAY TREATED POSTS y BEHIND THE WALL-TYP T 4' DEPTH OF LANDSCAPE PLACE CEOTEXTB.E FABRIC I t. ,. 1 'Y ` VOIDS WITH BEHIND RETAINING N'ALLS AS : PEROF H < 4+ GEOTEXTI-E FABRIC-TYP. PLACE GEOTEXTILE FABRIC '^.p_� BEHMD BOULDER W'ALIS-TYP- YP. _ SANDLEVELWG BED 1F-, 1 7 2"1—LE JL MINIMUM OF I2"SAND h PLACED BEIiIND THE WALL-TYP. SUBGRADE COMPACTED TO 100% { 4" DIA. PERFORATED PVC i::• R.•,rG`tc;' ;F;";, y " STANDARD PROCTOR DENSITY ,`„- _ DRAINAGE PIPE WITH `-"�„. GEOTEXTILE FABRIC WRAP Nd STEEL REBAR(4, 2'-0" O.C. DRIVEN THROUGH I.E?-. -'-�I:-..IIF.::<.:?-�i:....:j�. —ii:=:lf-.al:� Iry-1:1 (SLOPE PIPE TO DAYLIGHT A5 IC" DIA. DRILLED HOLES THROUGH THE DIRECTED BY OWNER/LA-E AT 7IdBERS AND RECESSED I"FROM THE TOP - 4" TO a SAND TIME OF CONSTRUCTION) -TYP. FLATTEN OR CRIMP HEADS TO 2/3" WIDTH (TYP) SETTING BED -TYP. ADJACENT ASPHALT TRAIL (TYP) COMPACTED OR UNDISTURBED SUBGRADE TO is 100% STANDARD DENSIY WALL NOTE: Q MODULAR UNIT WALL SHALL BE ANCHOR RETAINING WALL SYSTEMS NATURAL IMPRESSIONS FLAGSTONE FACE BLOCKS (4" H z li" W z T" D- CHARCOAVTAN COLOR) WITH THE NATURAL IMPRESSIONS CAP UNIT (2" H z 12" W z R" D _ CHARCOAL/TAN COLOR) _ WALLS SHALL BE BUILT ACCORDING TO MANUFACTURER'S SPECIFICATIONS AND THE CAP UNITS , SHALL BE GLUED TO THE LOWER BLOCK UNITS (TYP) LOCAL REPRESENTATIVE: A 6. W.13 SYAema, I., - W BA, 5959 Ba Road, Suit, 390 Miemaoeka. MN 55345-5996 (952) 9334855 T. 1 1F Toll free Cusroma Service (RT)1295-5415 4" DEFTH OF WOOD MULCH r IN PLANTING BED (TYP) Ful BACKFILL RAISED PLANTINGBEDWITH �^ PLANTING SOLL MU:iURE AS �T' rn ' T ' PER SP NS (TYP) / MINIMUM OF 6" DEEP AREA OF Un 1•If-'"DIA CRUSHED CLEAN \` GRADE TO SLOPE AWAY DRAINAGE AGGREGATE PLACED Z FROM WALL AT 1.5% (TYP) BEHIND THE WALL-TYP 4' DEPTH OF LANDSCAPE PLACE CEOTEXTB.E FABRIC I t. ,. 1 'Y ` ROCK BETWEEN WALL BEHIND RETAINING N'ALLS AS : PEROF AND BACK OF CURB (TYP) MAN A CIFP. SPEICATIONS-TYP. 4TO C SAND SETTING HED-TYP. BURY A MINIMUM OF ONE COURSE OF RETAINING BLOCK. AS PER MANUFACTURER'S SPECIFICATIONS 6 GARDEN BED DETAIL r7-"), LARGE BOULDER WALL DETAIL MODULAR UNIT PLANTER WALL DETAIL L5 NOT TO SCALE L5 NOT TO SCALE LS NOT TO SCALE i A :::.:::.. �' I < ..�... 8 ~' PS i p 9 a ww >I O ProJBGM OUt] i :Det,: 0.25416 R"vbbnc: jt. SWMRa1:10.10.06 i2. 6. i6. I���aMy M VM plan wu �prap":w M mearu al:va wlrer4sraa. Re9l: LANDSCAPE ARCHITECT Sbte: MINNESOTA 'Num— 40646 Sige&um: i ! I I L Q, I LL �V c (5 ID L 0 a 0 C ^uu F� Sheet # IL5 1 ca x W A ABBREVIATIONS A.PACCESS PANEL EXT. EXTERIOR PTN. PARTITION LPPLETOOD POINTE CRYSTAL 0 AG ACOUSTIC FASN. FLASHING P.A.R. PATCH AS REQUIRED L � AG BD. ACOUSTIC BOARD FL FLOOR PLAS. PLASTER AG T. ACOUSTIC TILE F.D. FLOOR DRAIN ADO. ADDENDUM FIN. FINISH DR. ADON. ADDITION FFE FINISH FLOOR PL POL Q.T. PLATE POLISHED TI QUARRY TILE 02 A ADDITION ELEVATION R. RADIUS RISER ALT. ALTERNATE F.E. FIRE EXTINGUISHER R.C. RAIN CHUTE A.B. ANCHOR BOLT FIXT. FIXTURE ANGLE FR. FRAME REF. REG. REFRIGERATOR REGISTER APT. APARTMENT F.A. FRESH AIR REO. REQUIRED A.T. ASPHALT TILE FURRING RET. RETAINING �j�F F�j� ,I\ T �1 i i �IIIj''�� O AT G.I. GALVANIZED IRON BASEMENT GA. GAUGE GA. R.D. RM. ROOF DRAIN ROOM 7 5 �I f I\ � '�I ' S E CC��ii �_/ 1 �I JJLL JL JJflflJJ 1 \Wll JJIILL UNIT I ® a ILII JILL-+ IIIb-{ 1 JIL V �/ ®® P E R I 1 JIL L V E COOPERATIVE m 1. R. B,ATNROOM GEN. GENERAL R.S.S ROUGH SAWN j BM. BEAM GL GLAZED; GLASS 0 ROUND BRC. BEARING GYP. H DICSUM B.R. BEDROOM HOW. HARDWARE B,M. BENCHMARK HOCP, HARDWOO RUB. S.F. SECT. RUBBER SANpiIDAT FINISH SECTION CRYSTAL, MINNESOTA j u9N BET. BETWEEN HDR. HARDWOOD SILT. SHEETy m m BIT. BRUMINOUS HDR- HEADER SLK. BLOCK HTR, HEATER SIM. S. SIMILAR SINK BLKG. BLOCKING HT. HEIGHT BD. BOARD N.G HOLLOW CORE B.W. BOTH WAYS N.Y. HOLLOW METAL BOT. BOTTOM HORIL HORIZONTAL B.C. BOTTOM OF CURB H.B. HOSE BIB S.B. S.C. SPEC. S DLK. SO. SOIL BORING SONO CORE SPECIFICATIONS SPLASH BLOCK SQUARE ��BB�-�• Ip ® JIL IT �TI iju�ii UNITED d Jll i¶�uFl�1 i�\) ® nl x JIL In ' 1`J w E C V B n BRKTS. BRACKETS X.W. HOT WATER SR BRICK INCL NOT CAB. CABINET INST. INSTRUMENT CPT. CARPET I.D. INSIDE DIAMETER C.W. CASEWORK INSUL IN S 3 V ST. ST. STD. STI- STR. STAIN AND VARNISH STAINLESS STEEL STANDARD STEEL STRUCTURAL BUILDING CODE APPLICABLE CODES: IBC 2000 EDITION, 2003 STATE OF MINNESOTA AMMENDMENTS (< ''L m'-0 N C.I. GST IRON INT. INTERIOR C.B. CATCH BASIN INTER. INTERMEDIATE CAULK (SPELL OUT) INV. INVERT CER. CERAMIC JAN. JANITOR SUSP. SW. SW. 80. TUB SUSPENDED SWITCH SWITCH BOARD BATHTUB AREA 1 A. ASSEMBLY AREA AREA 2, (GARAGE LEVEL) AREA 3 A OCCUPANCY CLASSIFICATION F. MIXED OCCUPANCY J p m 0 9 m 0 m m m C W m W m m o aE m m t r a m v Q m m C i - 0 O m m m " 3 _ u w m t Z m Z pmt 0 K CLG. CEILING Jr. JOINT CEM. CEMENT JSr. JOIST C.T. CERAMIC TILE LP. LAMINATED PLASTIC C.O. CLEANOUT LAV. LAVATORY C.O. CLOSET LT. LIGHT COL COLUMN LW.C.S. UGHTWEIGHr CONCRETE CONC. CONCRETE BLOCK CONO. CONDUCTIVE UN. OMEN CLOSET CONST. CONSTRUCTION UNO. UNCLE CONT. CONTINUOUS L.R. WING ROOM CoNTR CONTRACTOR M.O. MASONRY OPENING CORR. CORRIDOR MAX. MAXIM C.J. CONTROL JOINT MECH. MECHANICAL CSR COUNTERSINK Y.G. MEDICINE CABINET DET. DETAIL MET. METAL DIM. DIMENSION MIN. 41NIMUM OR DINING ROOM MISC. YET. MtSCELLANE0U5 OISP. DtSPOSAL METAL OR DOOR Y1 MOLDING ON. DOWN (FOR STAIRS) WYO. MOUNTED DWG. DRAWINGS N.C. NO CHANGE OF DRINKING FTN. N.I.C. NOT IN CONTRACT EA EACH N.T.S. NOT TO SCALE ELLE ELECTRICAL NOM. NOMINAL EL ELEVATION N0. NUMBER ELEV. ELEVATOR OBS. OBSCURE E. ENAMEL O.C. ON CENTER ENOR. ENGINEER OPNG. OPENING ENT. ENTRANCE 0.0. OUTSIDE DIAMETER EQUIP. EQUIPMENT O.H. OVERHEAD DIST. EXISTING PT. PAINT EXP. EXPOSED OR PHIL PANEL EXPANSION PR PAIR TEL T.V. TER. TEXT. T.P.H. T.C. T.O.E. T.O.P. T 3 G 7.8. T. TYP. U. U.H. V.S.E. V. VENT. VERT. VEST. VAT. V.W.C. WAINS. W.C. WOO. W. GL W.I. W/O W.R. W.R.B. TELEPHONE TELEVISION TERRAZZO TEXTURE TOILET PAPER HOLDER TOP OF CURB TOP OF DECK TOP Or PARAPET TONGUE AND GROOVE TOWEL BAR TREAD TYPICALG UP (FOR STAIRS) OR URINAL UN HEATER VENEER SHELF ELEVATION VENT.:, VENTILATION OR VENTILATOR VERTICAL VESTIBULE VI ASBESTOS TILE Voln WALL COVERING WWNSCOTE WATER CLOSET WINDOW WIRE GLASS WROUGHT IRON WITHOUT WATER RESISTANT WGTHEN RESISTIVE BARRIER GROUP A, DIVISION 3- ASSEMBLY ( DINING ROOM) A3- BASE ALLOWED - 11, 500 SOFT. ACTUAL FLOOR AREA - 4,410 SO. FT, 1 -HR RATED AREA WITH 45 MIN RATED OPENINGS D. ALLOWABLE FLOOR AREA PER FLOOR. R2 -BASE ALLOWED- 11,500 SOFT. 114CREASE FOR FRONTAGE - - B. 625 SO.FT. INCREASE FOR SPRINKLERS - 11, 500 X 2= 23,000 SQ.FT. TOTAL ALLOWABLE PER FLOOR 11, 500 * 8625 +23000= 43125 SQ. FT NOTE: ATTIC SPACE SHOULD BE SPRINKLED ENTIRELY .1 AREA 1 yrRRLfee1� IrzJ AR A 3 A. OCCUPANCY CLASSIFICATION GROUP S DIVISION 2 -GARAGE B. TYPE OF CONSTRUCTION TYPE VA 3 HR SPRINKLED UNDER NFPA 13 R FLOOR AREA S2 -BASE ALLOWED -UNLIMITED ACTUAL FLOOR AREA -32, 308 SOFT. D. BUILDING HEIGHT 1 STORY (BASEMENT) GROUP R, DIVISION 2 -RESIDENTIAL ACTUAL / ALLOWABLE PR FL B. TYPE OF CONSTRICTION TYPE V -A ACTUAL /ALLOWCABLE PR FL < 1 SPRINKLED UNDER NFPA 13 28320 / 33750 +4410 143125 .93 <1 C. LOCATION ON PROPERTY FRONTAGE INCREASE CALCULATION: TOTAL BUILDING PERIMETER- P=1296 S.F.. OPEN FRONTAGE PERIMETER - F= 1296 S.F. MIN. WIDTH OF PUBLIC WAY- W=30 1f=100[1296/1296 -0.251x30/30=%75 D. ALLOWABLE FLOOR AREA PER FLOOR R2 -BASE ALLOWED - 12, 000 SOFT. INCREASE FOR FRONITAGE-- 9.000 SQ.FT, INCREASE FOR SPRINKLERS -12,000 X 2= 24,000 SOFT. TOTAL ALLOWABLE PER FLOOR - 45.000 SO. FT. PER FLOOR 45,000 x (3) FLOOR=135,000 S.FJ(4) STORY=33, 750 PER FLOOR ACTUAL 1 ST FLOOR AREA - 28, 320 (R- OCC.) SQ. FT. +8410 (A -OCC.) =32, 730 S.F. ACTUAL 2ND FLOOR AREA - 31, 628 SQ. FT. ACTUAL 3RD FLOOR AREA - 32, 308 SQ. FT. ACTUAL 4TH FLOOR AREA - 32. 308 SO. FT. ACTUAL TOTAL (FOE ALL FLOOR) - 128. 974 SO. FT. E. BUILDING HEIGHT 4 STORY I' ' ' MATERIALS SYMBOLS BUILDING DATA SITE DATA PROJECT TEAM 2 0 CONCRETE GYPSUM BOARD ® BRICK ®ACOUSTIC TILE Y- T ELEVATION SOIL BORING NET RESIDENTIAL AREA BUILDING COVERAGE = 32, 730 SQ.FT. OWNER: UNITED PROPERTIES 3500 West B STRUCTURAL ENGINEERS: BLA693 CHARDWASHB RN AVEENGINEERING AS 6936 WELD, 0 N t0 a 9 LL aLL TON, M0 54 BLOOMINGTON, MN 55431 RICHFIELD, MN 55423 MN 5 CONCRETE BLOCK ® METAL DETAIL NO. $HEETNO, CIVIL ENGINEERS: PARKING METAL STUD PARTITION FINISHED WOOD W 1 WINDOW TYPE ARCHITECT: JSSH ARCHITECTS MFRA M,cem6s Fank Ross As -dates, m- 14800 28 h Avenue N. Suite 140 r GARAGE AREA = 32, 308 SQ. FT. ADDITIONAL PARKING STALLS FOR CHURCH 42 STALLS FIRST FLOOR = 32, 730 SQ. FT. WOOD STUD ® PARTITION ® ROUGH WOOD EARTH PLYWOOD GRAVEL ®GLASS ® BATT OR LOOSE FILL INSULATION ® RIGID INSULATION los -8- /-DOOR NO. FIRE FJ(TINGUISHER WITH CABINET E FIRE EXTINGUISHER ON BRACKETTOTAL 14525 HIGHWAY 7 Plymmulh, MN, 55447 MINNETONKA, MN 55345 MECHANICAL ENGINEERS LANDSCAPE ARCHITECT: S- ,A Associates. LTD ELECTRICAL ENGINEERS: 10417 Exclm- Brod-S.De Ooe Plymouth, MN, 5547 -1 F- UX (o 0 w F - z d O 0 d SECOND FLOOR = 31, 628 SQ.FT. ON GRADE TOTAL (FOR CO-OP) 39 STALLS THIRD FLOOR = 32, 308 SQ.FT. FOURTH FLOOR = 32, 308 SQ.FT. GARAGE 75 STALLS BUILDING GROSS = 128, 974 SQ.FT. TOTAL BUILDING GROSS (INCLUDING GARAGE) = 161,282 SQ.FT. TOTAL 114 STALLS SHEET INDEX UNIT BREAKDOWN 0 o 3� Z CS COVER SHEET CIVIL DRAWING ARCHITECTURE DRAWING (CONTINUE) ARCHITECTURE DRAWING (CONTINUE) 2.02 ENLARGED FOOTING AND FOUNDATION PLAN (AREA- B) 3.6 114" ENLARGED PLANS UNIT 1st 2nd 3rd 4th GROSS AREA NET AREA (SQ. TOTAL GROSS OTAL NE DIMENSIONS SD. .) F .) AREA AREA W A G. O B 2BR LIBERTY/ 2 BATH 0 1 1 1 3 1,171 1,107 3,513 3,321 28'X 42' C.1.01 TOPOGRAPHIC SURVEY 2.1 GARAGE PLAN - OVERALL PLAN 3.7 114" ENLARGED PLANS B1 2BR LIBERTY/2 BATH 0 1 1 1 3 1,171 1,107 3,513 3,321 28'X42' C.2.01 DEMOLITION PLAN 2.11 ENLARGED GARAGE PLAN (AREA- A) 3.8 1/4" ENLARGED PLANS C 1BR/DEN H..I-,,/ 1 BATH 1 1 1 1 4 1,214 1,152 4,856 4.608 28'x ANGLE C.3.01 GRADING PLAN 2.12 ENLARGED GARAGE PLAN (AREA- B) 3.9 1/4" ENLARGED PLANS E 2BR Empir 2 BATH 1 1 1 1 4 1,273 1.220 57092 4,880 8'X34'/ANGLE C.4.01 PHASE 1 EROSION & SEDIMENT CONTROL PLAN I "SITE MAP" 2.2 FIRST FLOOR PLAN - OVERALL PLAN 4.1 EXTERIOR ELEVATIONS G 2 BR CORTLAND/ 2 BATH 4 4 4 4 16 1,295 1,223 20.720 19,568 32 X 4T C.4.02 PHASE 11 EROSION & SEDIMENT CONTROL PLAN / "SITE PLAN" 2.21 ENLARGED FIRST FLOOR PLAN (AREA- A) 4.2 EXTERIOR ELEVATIONS G1 2 BR/DEN GALA/ 2 BATH 1 1 1 1 4 1.654 1,577 6,616 6,308 7X 397ANGLE C.4.03 EROSION & SEDIMENT CONTROL NOTES & DETAILS ! "SITE MAP" 2.22 ENLARGED FIRST FLOOR PLAN (AREA- B) 4.3 EXTERIOR ELEVATIONS G2 2BR/DEN GALA PLUS/2 BATH D 1 1 1 3 1,70(1 1611 5.118 4.833 2X39/ANGLE C.5.01 UTILITY PLAN 2.3 SECOND FLOOR PLAN - OVERALL PLAN 5.1 WALL SECTIONS I 2 SR BRAEBURN/ 2 BATH 1 2 2 2 7 1,255 1,196 8.785 8,372 28' X45' C.6.01 PAVEMENT PLAN 2.31 ENLARGED SECOND FLOOR PLAN (AREA - A)5.2 WALL SECTIONS L 2 BR/DEN ROME/ 2 BATH 2 2 2 2 8 1,395 1,328 11,160 10,624 28' X 50' C.6.02 DETAILS 2.32 ENLARGED SECOND FLOOR PLAN (AREA- B) 5.3 WALL SECTIONS u 2 BR/DEN SOUTHERN ROSF/2BATH 0 0 1 1 2 1,445 1.373 2.890 2,746 28' X 50' C.6.03 DETAILS 2.4 THIRD FLOOR PLAN - OVERALL PLAN 5.4 WALL SECTIONS M 2 BR/DEN HONEY CRISP 2 2 2 2 8 1,525 1 457 12,200 11,656 1 28' X 4B' C.6.04 DETAILS 2.41 ENLARGED THIRD FLOOR PLAN (AREA- A) 5.5 WALL SECTIONS N 2BR FUJI 2 2 2 2 B 1,057 1,004 8,456 81032 28'X38' LANDSCAPE PLAN 2.42 ENLARGED THIRD FLOOR PLAN (AREA- B) 6.1 INTERIOR ELEVATIONS W 1 N1 2 SR FUJI 1 0 0 0 1 1.057 1,004 1,057 1.004 28'X 38' L1 OVERALL LANDSCAPE PLAN L2 LANDSCAPE ENLARGEMENT PLAN "A" L3 LANDSCAPE ENLARGEMENT PLAN "B" L4 LANDSCAPE ENLARGEMENT PLAN "C" 2.5 FOURTH FLOOR PLAN - OVERALL PLAN 2.51 ENLARGED FOURTH FLOOR PLAN (AREA - A)6.3 2.52 ENLARGED FOURTH FLOOR PLAN (AREA- B) 2.6 ROOF PLAN 6.2 INTERIOR ELEVATIONS INTERIOR ELEVATIONS 6.4 INTERIOR ELEVATIONS 7.1 DETAILS w O M � J (O a: 0 w w 4 m = > o I- v 00<>- o U U 0 to Q 2BR WASHINGTON 1 1 1 1 4 1,328 1,250 5,312 5,000 28' X 49 L5 SITE IMPROVEMENTS & DETAILS 2.61 ENLARGED ROOF PLAN (AREA- A) 2.62 ENLARGED ROOF PLAN (AREA- B) 7.2 DETAILS 8.1 DOOR & FRAME TYPES, SCHEDULES, too ao, ARCHITECTURE DRAWING 2.7 REFLECTED CEILING PLAN 05-49 TOTAL 1BEDROOM AND DEN 4 1.0 SITE PLAN 3.1 114" UNIT PLANS TOTAL 2 BEDROOM 46 1.1 ENLARGED SITE PLAN FOR CO-OP BUILDING 3.2 1/4" UNIT PLANS TOTAL 2 BEDROOM AND DEN 25 1.2 SHADOW PLAN 3.3 1/4" UNIT PLANS of sheets TOTAL UNITS 1 is 1 is 1 20 1 20 75 2.0 OVERALL FOOTING AND FOUNDATION PLAN 3.4 1/4" UNIT PLANS TOTAL OF ONE GUEST ROOM 1 386 359 3"357- 2.01 ENLARGED FOOTING AND FOUNDATION PLAN (AREA- A) 3.5 114" UNIT PLANS TOTAL GROSS AND NET AREA 99,674 9 ,632 ca x W A M 351'-8' Los Us 1 BT-9' 63'-11' 2"' m i` ®----"-STOR. STOR. ®------® � G4 G5 i m ®; 17 23 SHOP °?y A I I 35 �' H GARAGE---' O G1 0.'N Aw O 1 H TRASH °m 1p G3 m 7 MECH. E U9mW O \�, H o TAI 53 ST 65 STOR. `° QUI ELEC. / G2 GB O -t G11 G13 69T•- °b W 66 72 L. 00� m o a c to G3 G6A G7 QUa ��� U m m E W o ST aE / ^ 52 Gz1 Q'RAS t m m z - �� G16 43 c=5 / CAR _H`m WASH1¢- �� o� G18"m��0 y� 158'-3 718- 112--1 nc m- Z m °b a� o•-5 318' s 1, TORAG 44 y m ° o- G19 . m o N 73 m LL _� m�alal udf %1 GARA 1/1G=GE PLAN 4 2.1 1 Fz 75 49 9'-0' 9'-0' Q F } w W W of z a o a a 0 w O z J = ma o F Q LL O Q 11 J �D a -- w <LU a0) - c9 vi job no. 05-49 of sheets 2.1 A Ll Ll 39'-(r 50'-0' 42 187•5' 48'-0' 50'-5• 351'-0' 37'•7- 34'-2' 43 1631-7- 63'-T39'-0' 2B'-2• 3T$' 26-0• 22'-21/4' m 0 26'-0' 13'-0' 12'-0' 23'3314' 11'-31/2' 13'$518• IT-5 -03/8 EO EO EO EO EO 12'-0' 1T-01/4' 11'-01/8' 7.111/8• 5 3 2 a.z as m SCREENED 12'-2 ----- � HONEYCRISP - a.3 SUN PORCH q . ROME M-UNIT 106 o 15s - ---nom SUN w ry LE 104 ROME L-UNIT FUJI PRIVATE `ROOM �5B d n3 '039 •� m 1 GALA 108 N-UNIT CRAFT ROOM GREAT ROOM e a v'2' a� Gt-UNIT 110 Isz 1s3 1s7 E 103 GAVE RM 1a °m EC T x 159 CKE EC EXERCIS CORRIDOR ROOM a ti 4 T G 175 - 1s 1sa a 3 `o m _ 1 WASHINGT0 6 ��' CORTLAND Q-UNIT ....u_.___---,•... M 168 U C 4 G-UNIT tA 102 �ti 105 qWffH70NEYCRISP FUJI Up t6_ D ST 1 ELE M 6 N1-UNIT 139 1 116 �a �''m- E u o EL. L. LIBRARY N-UNIT LOBBY OFFICE 172 - o _ m m _ 134 173 1n uPEL141109 U4 JE4Z�l ? 5'-57B' 10'-0 3/4' 9'-5 378" 23'4 3/4' o 4 i P4 9/16' 3 174 4.2 140 c m "m CORTLAN sIM. o 14•s 3/8' :......._........... 's r n C rc GU�NIT 113/8' _: HW-L F U _ 1D1 P" 45'-0' 45-0• 48'-11/16' 19'-37/16' 0'45/16' 38'-01/16' 63'• a GUN OneC~ 0 112'-112' '._........._............ EPI - 11817 to a3 u N Z z7o•-s are. E MUNIT - m 0 t !? m < o 4.2 b' as - s- UP DN 4 6 4.3 _ � o o N m xLL 2 f m CORTLAND 4e o G-UNIT - CORTLAND 4 - GUNIT �' 1'-0• 119 120 m 9'-0' 1, 9'-0' 14'-0' g.-0- 9'-0' 18'-0- N 3Z_0"'14'-0- L 32•-0• K co 1 FIRST FLOOR PLAN 2.2 SCALE: V16•= 1'-0• 41 F W CL O O a a 0 w 00 z w D IL O Q Q LL Z 5 a Of O O J LL Q 1- •' X11 LL � J � J K J m >U O r» job no. 05-49 or sb- s 2.2 ME M Los 351'-0' m I .n 18T-5, 163'T 29-0' 13•-0' 50'-0' 46'-0' 50'-5" 3T-7' 45'-0' 42'-0' 13'-0' 26•-0• 12'-2' 23'4 3/4'11'-0 t/2' 5», - HONEYCRISP mg."a ------ ' ROME M -UNIT 206 a -•4, ism L -UNIT ROME •LIBERTY p^ GALA 204 L -UNIT FUJI BRAEBURN S G1 -UNIT 120811 1 -UNIT 212 B -UNIT G2� NIT a� m �A �� 210 203 ¢ a�a al 6 A d u� '¢ 232 - - IEK -- ORRIDOR u 275 - m WASHINGT0 Q -UNIT DN N 0 s a¢ CORTLAND qy 205 > ¢ G -UNIT 4 202 �u� m BRAEBURN FUJI ST LOUNGE z72 LE 239 s. m uw m V r• ]-UNIT 207 � EL. L. 234 N -UNIT ROOM 211 2�s oP y ae. „ MCINTOSH B1 -UNIT ° rN m `' m HONEYCRISP BEIOW s 216 9.,;f c M -UNIT uP 4 aE m et' LTJ. _ 209 m EL. LOBBY 241 m o, \6 WRTR CORTLAND 101-10" r-0• 0mmma Q~ G-UNIT 45-0 48-11/76 19J 7/1 6" 38-01116 ' 4'wm H .19t C-UNIT201 m [ = Z d 158'-3 15/16' 5116 2 _ ^¢ y4P s s EMPIRE 6r@ W Q o 270.51/4' E -UNIT - n. UP DN 4 o o 7-0 N m x LL 4 9 ° CORTLAND CORTLAND G -UNIT - - G -UNIT r-0 219 220 -0 9 4 H a: W �1 SECOND FLOOR PLAN 2.3 SCALE: 1/16'=1'-0' 16•-0• 32'-0' 1a-0• a-0 6-0 32'-0' U F r W 64-0 Z CL O O 0_ ° n. 0 0 O o � 'S z = J cEL Q Z 5 a 0 O O LL Z _ Z O O -i U p W� to _ J w J W Q o` O m joe na 05-49 or :neer 2.3 me 0 35T-0 0 17.2• 26'-10• 50'-0' 187LS' 48'-0' 50'-5* 37-7 45'-0' 163-7 42'-0' 21'-11 3/4• 1T-0 1/4• 41 234 314' 11.3 VY T m HONEYCRISP - z6'-0• `v ?� m G ROME � 5�^^ s L ' -UNIT ROME r 304 L -UNIT FUJI BRAEBURN 7[ IBERTY g / Gam` G1-UNIT310 308 N -UNIT -UNIT B -UNIT G2I NIT s� 312 314 31 8 otie^ 303 ma WASHINGTO - -- , ¢ ti CORTLAND 30 O -UNIT A °� ,a �4 33s 'G -UNIT 305 E ?� a -'c a ¢ 302 3 BRAEBURN FUJI SOUTHERN 0 °G ELEC a� . s MCINTOSH UEm.. E c o „ 1 -UNIT 307 EL. LOBBY 334 N -UNIT L1-UNITB1-UNIT % m .02 HONEYCRISP 311 313 316 m'=�' m a. ^ 'a '¢ q, M -UNIT UP o¢ 309 - EL. LOBBY 341 = m 0: E o b. �6 9 340 m m m ' CORTLAN 25'S 7/8' 10'-0 3/4' 9'S3/8' ;-UNIT a 14's3W 2T -1o• tras/e• _ HP,RAtSO Sn�` 2 m c m 30l �^ ,,A 1 1/4• 45'-0• 45'-0' 48'-1 1/i6' 19'J 7778' 0'4 5H6 38'-0 1116' S4'-0' s. 9'-9 1/6' " C -UNIT g m a 158'-3 3/4' 112'-1 1/7 316 U 3 m u EMPIRE y b. 4 ¢ 27V-5114" E -UNIT Elf]_ - UP N Q 342 zzo 0 N -P 4 CORTLAND CORTLAND 4 G -UNIT - - G -UNIT - e r-0• 319 320 r4r 4 m 4 9 9.0' 9-01 -0' 9-01 Q 4-0- 14'-0' 14'-0' 374Y 37-0• THIRD FLOOR PLAN 64'.('L) F Lu w \ZV SCALE: 1/16•=1'-T EL Z w O 0 a LL Q Q O Lu O 3 z w a e a o z 5 a K O O J LL eO � II J w J 9 wQ O n jmD no. 05-49 01 shme6 2.4 A 0 351'-0' Los 18TS' 163' 7' m n m 12'-Y 26-10• 50'-0• 48'-0' S0'-5' 37'-T 4S-0' 42'-0• 21•113/4• 1T-0114' 1. 21' 22'-10- 11'-10 1/4• 26-0' ' 6LL� T ------ m HONEYCRISP M -UNIT m - n p` ROME 406 'LIBERTY N ' L -UNIT 404 ROME L -UNIT FUJI BRAEBURN GALA 'off, ti.7�w A m+"' A e ✓ GALA 408 N -UNIT 1 -UNIT B -UNIT G2NIT s, G1 -UNIT 410 412 m 04 403 m a .t7.a A an WASHINGTO = - -- °•ro,.0 .. g m CORTLAND aao O -UNIT �N )� 4 nu ,,.. '• 3 -UNIT 405 aas E �p 402 a BRAEBURN FUJI SOUTHERN 0 '& ELEC 43 3 MCINTOSH 'uEc`0 m 11 [-UNIT 407 EL. LOBBY aab N -UNIT L1-UNITm B1 -UNIT ° a m D J W HONEYCRISP J 411 413 s 416 n, D� •9, M -UNIT _ aat �on5 m 409 m EL. LOBBY EiK a E a o 5 718- 10'-0 314• 9'S 3/8' 23'< 3/4'17'-0 9116• m Zm •O' +;0. ORTLAN C401 9I G-UNIT111-8 14'-5 3/8 2T•10' i t-0 5/8• t. P; 1 3B• 45-0 ' 45-0 48-1 1116' ' 19.37N 6' 1 38-0 16' -0• 9'-9 /8• - ' a m 'r. C -UNIT m o 158-3 15/16' 112'-1 12' 418 ; m Tp �' EMPIRE -" m m t t _ 2 ,;• °' b^ 2� $A 270'S 3/8' - E -UNIT b' m a n u Z = ON 62-0 4 442 'f' N 4 m 4 m CORTLAND CORTLAND m g G -UNIT - - - G -UNIT 1w 419 420 r-0 4 � Q 32'-0• 32'-0' W FOURTH FLOOR PLAN sa'-0• v F w 25 SCALE- 1/16• = 1'-0' Z d 0 0 a a 0 0 00 3 z w � ma O n Q LL Z Q J a w O O J LL O - D 0 II O� LL QJ L J 0m7 0549 iw< 811826 2.5 A M W m m C�� w ' r Do J m� NN t NN It v \NN NN N NN 4 / da\I nab ).fD 91\ W m W O O . a Il NN 1 / \ i i i / , I I ` , / I I ` ~ r L _ ' ------------ / ��t —+a+�. � � / � r I M7z' � \ 9� i i i / Lt1--1 I\ 'g? �`f3' \ °� I ___ - Otis t \\ \ 'q- i 12 I 4a f I I I I I I I w T- K wLLJ ROOF PLAN --- --- — a O 0 2.6 SCALE: 1H9'=T-0' LL O h w O z w � 15a o o Q LL O 11 Z6 Q� J � aw J d OU sIt rn ob no. 05-49 of sham 2.6 30'-0 42' -Cr 12'S' 7 19 7.2 DECK/PATIO '4" 3'4' iS-713/4' 4' 4'- 1/4' 4' /4' 1' '-0' '- i/4' ''-11' 3 1S W GUARDRAIL T2 1 W - 7.2 W 1 H7 6050 Ht H2 AT DECK 9Eg x 6-70 SL DR ] 6050 Hi �`jCO. \ FMEL _ _ HORIZ 1 x VERTICAL HORIZ BLIND - �•--- iS BLINDS BLINDS 3 MECH. SOFFlT MASTER 2 �i OPTIONAL BEDROOM FIREPLACE BEDROOM o i` w did n �m 2 LIVING ROOM g,w In r6 8 F TYP. i14--'6111 It- 2 7.2825H1O 3'-7 1 -In / 3'-0' 2'-4' 3'- 1/4- 2 3 UN BEAMB LOW OO x 5 SH 7 1 32 BEAM BELOW NI I N CAB. 2 O q - 71 i STLEVEL DINING rl l e ,- \\ --- rc M.CL S. Irc o ¢�4g aam 1 2 PAMRY g HEADER \\ 1 _ _I I_ _ e m E C 6 ...,,,ccc'''- ----- ---- -- ----------- -�- --------------------- --------- - -- Isis . \\\ ---- 7 M.BATH - �0 b= maim x s• -s• KITCHEN 1 , cPr. N. s z REv. - N W W 3 `D v' O �YJ -0• r 3H .4B mm®o 0 LL 1 6 SHT. VIN. CPT. 7 62 6 ¢ - C z t7 .. Wg m E.E. 62 3 3 6.1 HEADER 1 FD.O REVD O u=g ; z REV. ABOVE I d- 6 z <� tl W y m m 4 I 6.1 22 I 3�zd �3 28 TUB/SHWR I ` AAINGN EFR. i 1 O 1 f- \O/ W x zi Z` m C `m �/ Q 3 3 R& Ho SI SH xi�N N U6p•, e 3 3 21 23 72 27 mPcxlo r 'moms w 27 7.1 7,1 7.2 3 7,1 mvlrc�is� a maQ 7.1 H3 (DR PPED) F 6'-7 1 10'-11'T•11- 4' UNIT A10 �1 UNIT B 3.1 SCALE:1/4'=1•-0' 3.1 SCALE: 114'=7'-0' B 0 0 N 36-811/16" m� vLL 42'-0' 12'-3 7/8' 3'-8' T-2 314' 12411/18• 6 Q0�1• 7/8' •-10• i'- '-7 a• - 111111* 11' J�OF' F W H1 8050 H1 W H1 6050 1/ H1 8050 Z ,�^ ` t - > CLO 1 Q MEC - O ``� - vxi HORIZ. HO N spy 1` `` BUNDS MECH. BLINDS >- � � 50FFR o BE EN MASTER BED. F z m try ¢Za } ````t `t 1 - ❑O ❑ g O • S11 y6 / 1' t`;`t 6.9' 3/4• 1._77. 14 SB' 3 W Q a 2 ` `` `1 ZZ H- ❑ try ary / y 10 /1p� `� � ` 7 -- R 8 2SH 2 BEAM SSELOW C. 2 a Q o'1 o n J 1 1 ST LEVEL - // 1 1 FOYER '-1 3/8' 2'-0• 4'- 3'- • 3'-3' HEADER` ABOVEt YJ ``yam• `` ? ie -13 1 HEADE,� --------- -- -1 - ---'7 - - ti s / 7 ABOV i 1 t BEER i 1 6.2 e I tD '�h ® L„ ❑ LINEN 15 x T I n Z PANTRY ,L 0 � i 5'S 3/8' nl CLOSE l a m 4 _ \ Q `��1 `�� z q ¢I I Q a j/ ti1,, to Is I I /nJIl a I I 01 ``11 y`` Q N TUB/SHWR. i ¢ D. 1 /) .\\ OQO / ti^ try 3 ^'1:` J fn ❑ b l` �Tg \ H3 ID PPEDI I�6 no. 2'-51/4' S'-113/4- 6' 1/16' 05-49 7 15,111. 4'-0 7/t • of heels 19'-9114' 22'-2 4' 3 UNIT B7 42.0. � UNIT C � • 3.1 SCALE:1/4'-1'-0' 3.1 SCALE: 1/4 -l -W 18 12'-0' 11'-0 518' 7.2 DECK/PATIO GUARDRAIL 13'-2' 16'•10' AT DECK g•4• 5'-101/2' T-31 11'S 5'45/8' 1' 1'-t 1' a'-03/4' x'.31/4' e 15 13 i 7.2 7.2 W B 6050 H1 T H2 H1 6050 Ht 1 / - - CL0.5 ___ ___ _ _ _ MECN.F HORIZ. VEflTICAL HORIZ BLINDS � _✓ / BLINDS 15 BLINDS J 2 MASTER 6.3 7.1 MECH. SOFFIT 3 V BEDROOM OPTIONAL BEDROOM 1 7 LIVING ROOM 2 8 T TVP. 7.2 i6 7.2 1t 1 3'-111/' O -_R&2SH--- - 2 U •- K' '-0' 3'-0' 2'4112' 4'S 1/T •-1' 2 CAB. z 2 x O PRECAST CONC. F > ri Ix BEAM BELOW 32 1 1 5 SH I Ir I ST LEVEL m s1 M. Ib - I PANTRY 2 1 M ATH a _ _ m D� >' - --------------------- 2 REV. . � T. VIN CP 1 HEADER KITCHEN N O1-0 i I A80VE d 1 e c O 6 6.2 7 REV m b OFD. 1 C .SHT. VIN. 6.1 3 3 6.2 REV. u 4 e .P. 1 DN. 1 10 7 R�p��NPE� WR.\�- INK R & 2SH 3 O 27 12 23 21 3 3 7.1 3 ],2 ],1 7.1 27 H3 (Df OPPE01 ].1 7'-11'S'-9' 7-0' 2-8114' � `� ,q b 12'-0' 18 ].2 DECK/ PATIO 10'- 1/8' S'•2 ]/8' 1'-131d' 4'J 1/4' GUARDRAI 15 13 A9-6Ex � T 107 L. DR.2 H2 H1 6050 H7 > ME� HORIZ. / i7 BLINDS`/ x 1 MECH. BLINDS L AJ.✓ 29 15 SOFFIT 6.3 7.1 3 OPTIONAL i FIREPLACE LIVING ROOM U BEDROOM 4 1 2 6 72 ' DINING ROOM O T, 4 311' 3'S 7/8' 3'-9' S9 -1 1 7 2 3'-0' 3' 0VA ' 7 5-4112* O 18 I -AF � 7.2 0 DAV 1 a 1 I IN. x 2 ¢I CLOSET I h n _ ___ _______________________ _______ _ vxi ABOVE 1 � ---__- f- BEAM BELOW C.T LINEN . 1ST LEVEL-/ � CPT. N• ��r����� SHT. VIN. CPT. 1 8.7 KITCHEN 2 2 fi.2 4 n g 28 HEADER 2 ABOVE /6' 2'-3' /0'-11' 2 / � F 1 3 O e OANO --- 3 2x6 WALL 27 7.1 3 H3 IDROPPEDI 12 7.1 7.1 4 7.2 2'S 5/8' '-11 5/8 TS 7/8' 3'•5' 14'4 7/8' 30'-0' /0'-11' '-7 1/2' 34'E 112' 40 24' 11' 1- • 4 (2 4 305 H7 e e \ - 3 9060 H2 == 1 6050 H1 �� / OPTINAL // FIREPLACE `HORIZ. > \_ HORIZ. BLINDS - _ MECH' BLINDS r._----26----MECH.-------- - �' _ 0.p `, HORIZ O I 6.3 ].1 SOFFIT OV MECH� -- BLINDS 1 I on VERTICAL s RIZ. - STAIRCASE 2s BLINDS 1 BLIHOs 1 30 ' BEDROOM z ' EL,23ROBBY zz LIVING DINING 133.233.333.433 % 7.t 3 �} ME H. Sz 134,234,334.4 I 0 I 16 TYP ua a t` ' UVING ROOM BEDROOM MASTER W o 7z 7z H RI J 1 hp BEDROOM e c 72 AT 1ST FL A ' -1• DECK I 1 R & 2SH X I 4V2• 8 2 X 6 WALL 718' ''-7' ''-9 a' F 7 7.2 U A m W (FLUSH) 16 e' I 27 m m I 1 U 7.7 lems. 8 �1 O 7.2 10 4'-5112' in' = I1 I .6 28 V A j R82SH. Ill""' WDN, I, O 7.1 uN'a DINING B 1 m HORIZ. Im 9U P1 HEADEfl 77 CPT. LI'E 82 .. BAT 6WLL PEAT STAIRS .�-PRECAST CpNC. TYR 2O ABOVE •�+� E3 0. BEAM BELOW 72 2 ___________BLINDS ____ I ____ _ ____ b2 _1__ _ ____________ __ _____ __ t7 _ 13 142 231.242, I T-1 1' 1/' -0' 7-0 4' ''-1 - i -7 1 ST LEVEk � I - � q I 2's' 33 ,342 431,442 K>1 r 1 1 H i---____- 1 ___ a_ ___ a 1 x L LPT. 1/ I fi.1 22 p I m 0 0 _______ - __ __ _ _ ____ ___________ _________ LIN O I I H .VIN. 3 a E 'c6 r ? PRECAST CONC. 28 F c J IBEAM BELOW o tD AUNDRY ABOVE m IDw SH• It ST LEVEL T7 WALL MP KITCHEN ABOVER O MI KITCHEN I s s.z m 7 1 7 i o I 5 SH I x'-115/8' d n s.z s . I N I MASTER z7 1 -- 1i& zsH I sH VIN. cPr. LAUNDI LL 'IE a c ENTRY cPT� sHT.v1N. a CLOS• I� I BEDROOM 7.7 --- I n s.1 I - CLOS. I�Tm c 0 HEADER 6.1 9 q '-23/8' 1 I W 54 4' 3-S I 12 I R& 25H� G D Z ' I ABOVE BATH I 1 9 B \ �.HONO O 1 10 �B I u I CLOSET (� (� BLINDS /� • �• i m ' RE: PPMRV layJG� ----�� ) TUB/SHWR 1 \ I I I ------ I �, WAN(1P 21 23 - LC4v - ---0 O �_�� O I I R&2SH ��� 7.1 7.1 H3(DROPPED) a 3Pm H3 (DROPPED) 7,2 71 3 3 7.81 7.1 3 7.1 3 13'-7 7 70'-0 1/4' z 4'- L m 4 14'41 1/4' S'4 3/4' 3'-10 in' S'4 3/4' x'•11 1/ ' Q o 1 - � 36'-1 4' 1/ 14-3 1/8• a6' S!8' Ir 46- 3/4•�B UNIT E z UNIT G 32 SCALE: 7/4'=1'-0' .D 3.2 SCALE: 1l4'=1'-0' 45'-0' '-5 3/8' 19-0 314' 5'- 7/8" m " m o u� r- 5'-03/9' O 5'-03/8' 5'-03/8' 12'-0' 12'-1178' Ciy N '�'c3 CDin N 38'-Q* m_ 1 6050 H7 Z¢uf .v. Eagu �`IQL C eW 18 i�nm x3u Z P Hi 7 GUARDRAIL 7.2 £5 i r HORI7 DECK AT DECK a z Y Q n BLINDS J mj :' O 14'-5718- 3'-8• 14' 3 4b W H7 I I 6'-117/8• T-6' 1'-10' 1'-10' 3'-61n' 3'91/2' q'. 4'-63/8' I I 75 t3 W W m o z 5Y 1 I I 7.2 7.2 7 e 6050 H7 I I - R2 X6 -103L R Ht 1 6050 H7 �� a 9'-53/B' '-117/8' 8'41n' 63/x' a L--- -MECK 0.0. HORIZ VERTICAL HORIZ U BLINDS BLINDS BLINDS LL z O Q MECH. SOFFIT 7'1 O F Z Q W I zD; (q. I m I FIREPLACE IL o< o g a. I KITCHEN d O > a I z9 3WQa OI 6.1 a 6.3 U1 Z N W RANGE _ per, a� y F"WZ 011 .0 12'-(r I 41 1 1'-71n• •11 tY2•11-11. T-11 T- 5/8' 1' 7 • T-17/6• I 70 i REFR. > PAM. p _ _ _ _ 1 lJN I m 1 ---R&2SH. 7- Em¢ O 2 a 4'-57 'S3/ 3'-0'� '-3314' O LAUND Ipl I T. IN. 1 X_ _ ______ T-71/8'-338'-- i U F8 27 SIM = WI h ? 23 fi.2 I I PRECAST /7 ---_--- IAN F Z- - OI BEAM BELO J 2y �? 28 O e AiN' i l i 1 - 1ST LEVEL A 27 62 4 o W N y I� B 1'H 26 m . 7.7 I; DINING W+ 5REV 7.1 _ Q�OW. �I I� Qe O aliil}- 27 27 -Ij 4 7.1 `_\ O 7.1 m ZUZ S D in 3 3 3 3 _2 8' T-7 - 1-6• joblro. 2'43/4' 5'- 3/8• H3 (DR PPED) 05_49 s'-10 3/4' 17.1 3�8• 'A 5/B- '-3 3/8- 2'-5' t -1 i 4' H3 (DROPPED) ''-71/4' 18'4 4' 19'- 4' 1/4' 45'-0' of beets �a1 UNIT N �� 3.z SCALE:v4'=v4r UNITQ 3.2 3.2 SCALE: i/4'=i'ql 12'gT 4'-1 114' 18 7.2 DECK 5'-10 1 5'-B 1 3' �W 75 28 � 6050 Hl � 6050 Hl Hl H2 9-6X6-8 SL. R72 72 �� HOflIZ. HORIZ.OPTIONAL � i -------BLIGID.�--- BLINDS MECFS - ---- FIflEPLACE �� 1 � VERTICAL � � TVP. BLINDS � 7.1 29 O� LIVING ROOM 2 MASTER BEDROOM /DEN BEDROOM z i i 16 7.2 •- v4• 8 + 10 z2 1 O zO q & 2SH - - DINING I H 13'-7 3/8' d l 14 72-6 581' ' 7 3/6' 4'-8 in' 1'- 3'•0' 2' in ¢ I '. '4 4 4' 6'-17/8' I CLOS. I z � m 7 ABOV F LIN_PRECAST_______ 1 HEADER CONC.6EAM I 2 2 4 8.2 Z I ABOVE BELOW 1ST LEVEL BATH Y REV. to -n 1n• 1r-0• 7 •.r 18 ].2 DECK/ AT1 GUARDRAIL AT DECK 6'_10 '-7' 1'-7 1'-1 •4' '-21 '41 X 6.10 LB �R. W H 72 7� H1 � 6050 H W 8050 H1 sI I LAUND. •s sre• r � 5•- a/a I es n • D I I KITCHEN 7.1 7 �FDd O �MdNG6"'----�/ CP SHT. VIN. e IN 2 6 WALL � � � � 28 7.1 3 11'•1' 3 /2 � 21 3 7.1 C all, n gnj 00, z,. = aV �z.G jig MR. B px p j7 Q 3 w 1u b'� to m n m 0 u� 10 � Coro va w w n qn P,Em gym. ` m I 9' U �m 21'-i t 3/4' -.4, a m 6'd' '•9 7w' S-5 Sw• 9'-2 7 '$• O m 14 6066 H7 14 8086 H7 7 ' 11'J 112' 14' 1 re •-1 5'S 1 $ 112' T 9 Y ro W HORIZ. MORIZ. W W O L m 16 BLINDS l�d BUNDS e e p n r --------- — LPSJOMAL------- NOTES: 14 14 / FIREPLACE -1 6066 Hi L. H7 ¢ E c o 28 I 1. SEE SHEET Sd FOR g. p 7.1 FRAMING SCHEDULES. • j ` — 9 J W fi050 H7 I 6.3 �T e " BLINDS `BLNDS p �p MECH. , t Hl _ _ T I w 1 8050 H1 r ------ — \ -----------1 m p p. ____________________ _____ / T` SOFFIT I ____t__ -__-_______T n E o 0 B2 — HORIZ. I (FLUSH) ClC7 , �`,` I I 26 `- 82 i' \\ OPTIONAL I NOTES: BUNDS i \ I XORIZ. I 7.t (FLUSH) i ```` 2B FIREPLACE I -------------- — —J BLINDS / 6.3 1. SEE SHEET Sd FOR p- 0 DEN I w -------------- - - I 1/ � Cl � FRAMING SCHEDULES. _ Ho _ / 1 ``\` BLIN� 1 �```4� MECH. LIVING I DEN �'� SOFFIT MASTER BEDROOM 1 TVP e IFlUSH) `\ I (FLUSH) H7 a- 72 c IF I MASTER i n v BEDROOM IFLUSHI 1 10'- 1 1/ • i4 R&2SH ```/` \ ^ 28 DECK 13'4 30 5- 3'-111/8' 2'-1111 '-03/4 '-0- T-0• 1' '•Y / \ \ Sl° a 3'-0• '-7 i• 2'-07/8 ip ,/ N (FLUSH) __________ _______ -- VER TLY L H7 1 I i 1' \\ BUNDS \\ 7.2 UI 7.2 NP. 2 1 m O\ m \ PAWT. / \\\ - \ 2 ? 1 3•-0. •t• 0. .-0. - <\ w w HEAOESi 32 DINING 3 0 m ` I XBovR MECH. Nt O y LI - / ` -- BLINDS \ \ 16 +zz a •DECK I W CLO. � ., M. BATH I CLOSET I 1, a ---- -- ` 13 6.1 'r 1 M. BATH j O q 18 RE ml I • 18 TCHEa`.`\`4 gS� _ �_� _18 REV__ HEADER nI I G 1 ° ��--- b4024' / DWS ABOVE 7.7 t ' 23 62 z ``� - his. - • 3 6.2 2 xI CLOSET , KITCHEN DINING \ H7 ¢I I I SHT.CPT NI Ig O 6'S 1/4' / 10'd 5 ` H7 28 B m PRECAST CONC. roI i I 13 8.1 MECH. Q 7.1 iry I HEAD1iR I BEAM BELOW \ ?8 8 1 ¢ W U) ABOVE' BUNDS t I % 1a 1 yfi- e O3 U N _ — REFS ' �• BEDROOM O I g• I `` 1b \```ADER I OQS 1 \ O Q 0 O 7 ,. z 3 I W ern ). `` SHk VRd. 27 \ 1 2 / ` / H7 K->., 27 1 ( I PRECAST CONC. (\W T-7' d' '•1 �7\ ^i� ^' 72 7'1 L 13AMC,E `—E\EI- BEAM BELOW d Q Z W\VELHORIZ Q Z Il3/4' ,(—BLINDS � 6� 0 /4•-0 a• BEDROOM O D. LIN \\ 1 y:WQO j?a)W 5 ` T �/�\ q\ �•o 72 23 LAUND/ FD. �. T d S\ 1 � 72 27 p p 7.1 �Py` 7.2 23 LAUND/ FCP 28 PQ,'4+0 7.1 S. ATP4' 25 6.2 O 3 4 f` 1 Q 27 -� 7.1 Q =� U) II 28 ZQIII 7.1 D. w w i -1 3 m ZUZ oe gyp. 05-49 %1 UNIT G (GALA) \,1.3,/SCALE: 1/4•=7'-0- z UNIT G1 (GALA PLUS) 3.3 SCALE: 1/4'=1.4r If sheets 3.3 x'31 ,z•-0' v2• 8 La 7.2 DECK 8 S' Los 4'S' 4'-0' ••1 • 1'•9' '-9• -5' 4.7' 4'.8' T-6' 6050 H7 H7 W T Z H2 9 -6X6 -t0 SL DR W 605D Hl W 6050 H7 _ MECH. _____ _______ HORIZ �• w VERTICAL ppT1pNAL� \, 76R2 HORIZ BLINDS BLINDS FIRE PLACE Via\ / 26 BLINDS BLINDS O3 MECH. SOFFR `7y' 7t o LIVING 6.3 DEN MASTER _ ROOM BEDROOM N BEDROOM z y'E W e a• 72 P A FJ ema O S � 1 O 14" 41.1-1 11 7 2 14"«1.1- -- -- BEAM BELEVELOW T -W 2.53/4 4' / 4'-• T-61YY - Ny R 8 2SH. -J LIN 7 DINING a2 i _-z 7 , o 7.1 / / t '> C m om W D // ANT. x LIN 9 0 C2>- FD'D /// ABOVE "_ 0 M. BATH ----CAUND --- � -- ---- ------------------ --- -------------------- - - ----------------- - - e ` o \J --------- - n 1 L - M. CLOS z i _- SHT. VM. CPT. ,- _ _______ _ ^-___n _ ______ ___________________ ___-_____________________ _ _ _____ _ _________ I m c HEADER KITCHEN 1 I _ `o 1.:,, 'n 6 2 5 16 ABOVE d` 18 N 1 1 y !Eo E o .- T T 7.2jj s-2 xs �T�3* BAT `x - 1 23 6.z 2t'-,05/6•.16 12' CPT.I SMT. VM. 71 EEEH- ��2 S R825Hul m 27 26 a 3 t2 23 21 3 3 27 3 m m n u r -1r a s 4 ra yr s v 45'-0• H3 (DROPPED) H3 (DROPPED) UNIT L 2 UNIT L1 a o 3.4 SCALE I/4•=1'-0' 3.4 SCALE: 1/4'•1'-0' 4 lU E~,'S fnD __ 13'-3 /a' 234 3/4• ll' -3112" `fix' rn _ � ` 0 Ww^� i 54'-0' i'S 3�d' 17-0' 4'-7 72' '4 N� y`� W W Z�Zd €S7 J m?LL S. 1 6050 H1 1 6050 H7 W=?� < O DECK IZ �Ht w-�HOR¢. `--HORIZ / \ =3WN bm� to i.0 iY3`b W N 1r 74•-s are' DECK TEMP.---���- -Mill- 2r-10' / a,°o�8 }'SE -:g04 6'35/8' 3'S' - iT4 10-55/8' GLASS 29 �,zi 4. 4' 1'•77' 7' 101-111, - 28 -0 5' 7'- - 7.z w L1 LIVING OPT16.3 I 1 1 7- 11T L 7 9.6X6.70 SL. DR 6050 1 H1 omX6-10SLDR.1 T- 4' 28 H ROOM FlEPPL Eie H2 7.2 13Ie co 7 6050 H1 H7 p 6050 H7 � I H1 1 6050 H7 % Sy-H1ECR.SOFFT VERTCAL - -- - - HORIZ------- U BLINDS 1 BLINDS I i e ECIi > L 7 LO. Z HORIZ LL H 7 26 I ECH.? BLINDS U < HORIZ a0' ti OPTIONAL T.1 HORIZ VERTICAL I W 1' N BLINDS FIREPLACE BLINDS BLINDS 44 /8' 7 •-8• Z LLI y F 3 29 3 U 2 g<ZW LIVINGMASTER z c. ROOM 63 DEN - BEDROOM MASTER DINING O o g O O>Ja BEDROOM 1 2> BEDROOM 12 z p 2 1 t - - t DEN 7 BEDROOM _ a > 6 e CL X z 7.2 O TYP, g 5 7Z O O CON. BEAM PRECAST A UNITS 08.206 7'4 11 1 O 2 1 BELOW 1ST LEVEL 06.408 BEAM BELOW •4• 4'S 1 4'-1' •4' • 1 1/r '- 0' 7 $IB' 2' 3'-0' 16 7 3'S 1/4' 3' 114- _- 1 ST LEVEL u 7 DINING 32Ra_25H_-- x1 O Ix 2 > LW 9 m y NI y HEADER \\ 11 - O NI ANT. 2 LW OW // HEADER x m ABOVE O 1 I 2 FDb // ABovE M. 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Lu ,n `g 3.7 1/4• - 1'-0• job no. 05.49 �51 STAIR 'A' AND STORAGE ON FOURTH FLOOR a =heels 3.7 1/a• _17 t Ea t job na. 05-49 of sheets 4.3 CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS October 17, 2006: Approved a Conditional Use Permit and Site Plan Review for a proposed auto dealership at 5273 West Broadway. November 21 2006: Approved first reading of a Zoning Ordinance Text Amendment regarding several items. December 19, 2006: Approved second reading & adoption of a Zoning Ordinance Text Amendment regarding several items. (Summary publication attached.) The Council's actions on these items were consistent with the Planning Commission's recommendations. City of Crystal (Official Publication) ORDINANCE NO. 2006 - 11 AN ORDINANCE RELATING TO ZONING, AMENDING SECTION 515 OF THE CRYSTAL CITY CODE (Summary Publication) The city council has determined that pursuant to its city charter that Ordinance No. 2006-11 should be published in summary form. AMENDMENT TO CITY CODE RELATED TO ZONING SUMMARY OF ORDINANCE NO. 2006-11 Ordinance No. 2006-11 has been approved by the city council on December 19, 2006. A printed copy of the full text of the ordinance is available for public inspection in the office of the city clerk. The ordinance amends Sections 515.01 relating to nonconforming uses; 515.09 relating to definitions; 515.13 relating to construction of buildings used for motor vehicle parking; 515.49 relating to hotels; 515.57 relating to setbacks. First Reading: November 21, 2006 Adopted: December 19, 2006 Effective: January 28, 2007 ReNae J. Bowman, Mayor ATTEST: Janet Lewis, City Clerk (Dec. 28, 2006) p2-Summ Zoning Amdmt CITY OF CRYSTAL Development Status Report December 31, 2006 PLANNING COMMISSION AND CITY COUNCIL - STATUS OF PREVIOUSLY APPROVED SPECIAL LAND USE APPLICATIONS: Brunswick Villas (3148 Douglas). On December 6, 2004, the City Council approved Brunswick Villas, a privately -initiated, 18 -unit townhouse project being built on the south side of 32nd between Douglas and Brunswick. In summer 2005, the developer installed geo-piers (to deal with the poor soils on the site) and site improvements including water, sewer and private drives. Construction is complete on the west six units; they are listed for sale at approximately $270,000. The middle six units are nearly complete. The east six units are under construction and should be completed by spring 2007. Each unit has three bedrooms, two bathrooms and 1,928 sq. ft. of finished space; a front door and porch facing north; and an attached two -car garage facing south. 2. Washburn-McReavy Funeral Chapel (5125 West Broadway). On May 16, 2006, the City Council approved site & building plans for a new funeral chapel on this currently vacant lot. Construction is underway and completion is expected by spring 2007. 3. AApplewood Senior Cooperative (currently part of church property at 3420 Nevada). On June 20, 2006, the City Council approved a Comprehensive Plan Amendment to chane the future land use designation of 4 acres of vacant land at the southeast corner of 35t and Nevada. The approved change is from Low Density Residential (max. 5 dwelling units per acre) to High Density Residential (max. 22 per acre). United Properties then submitted a Planned Development (PD) request for a 75 unit senior (age 55+) 4 -story apartment building with a cooperative ownership structure. The Planning Commission held the public hearing and discussed this project in August and September 2006, but then placed it on hold pending City Council action on a zoning ordinance text amendment that included PD setback waiver provisions applicable to the project. The City Council adopted the text amendment in December 2006 and the Planning Commission will resume consideration of this project in January 2007. 4. Grima Fita Retail Building (4824 56th). On September 19, 2006, the City Council approved site and building plans for a retail building at 4824 56th Avenue North. However, Hennepin County has not approved the proposed curb cut and further discussions between the city, the county and the property owner will be necessary for the project to proceed. To deal with traffic safety issues on this segment of Bass Lake Road, staff has also initiated discussions with Hennepin County regarding possible re - striping to a three -lane roadway in a manner similar to Medicine Lake Road west of Douglas. We expect the curb cut issue and re -striping question to be resolved in 2007. H:IDevelopmentStatusReportsl2006-4th quarter.doc Page 1 of 4 5. Garages for Apartments at 5324-5332-5340 Hanson Court. On September 19, 2006, the City Council approved a Lot Division of the Irving Fire Station property at 5354 Douglas Drive North, to split off the southeasterly 5 feet for sale to the owner of three adjacent apartment buildings at 5324-5332-5340 Hanson Court. This property sale facilitated construction of garages for the apartment buildings. The Council also approved an easement vacation and final site plan approval for the garages, consistent with the variances and preliminary site plan it approved on July 18, 2006. Garage construction and parking lot improvements are essentially complete. 6. Crystal Imports - Dumark's (5273 West Broadway) On October 17, 2006, the City Council approved a Conditional Use Permit for an auto dealership on this site formerly occupied by Jiffy Lube. The required site improvements are underway. ECONOMIC DEVELOPMENT AUTHORITY REDEVELOPMENT ACTIVITIES 7. 4700 Hampshire. The EDA purchased this property for $100,000 in August 2005, demolished the house in October 2005, and sold the lot to Feyereisen Construction for $75,000 in November 2005. They built a 2 -story house with 4,084 sq. ft. (2,349 finished), 3 bedrooms, 2'/2 baths, and an attached 3 -car garage. Landscaping will be completed in spring 2007. The house sold in November 2006. 8. 4424 Adair. The EDA purchased this property for $104,160 in September 2005, demolished the house in November 2005, and sold the lot to Al Stobbe Homes for $70,000 in December 2005. They built a 2 -story house with 3,051 sq. ft. (2,597 finished Sale of the house is pending and the closing is scheduled for January 2007. 9. 4300 Xenia. The EDA purchased this property for $115,000 in December 2005, demolished the house in spring 2006, and sold the lot to Covenant Builders for $80,000 in June 2006. They built a 2 -story house with 3,600 sq. ft. (2,400 finished), 4 bedrooms, 2'/2 baths and a detached 3 -car garage. Landscaping will be completed in spring 2007. The house sold in December 2006. 10. 3548 & 3556 Zane (formerly 5817 36th). The EDA purchased this property for $160,000, demolished the house, platted the site into two lots, and sold the lots to Covenant Builders for $80,000 each in August 2006. 3548 Zane is a 2 -story house with 3,684 sq. ft. (2,254 finished), 3 bedrooms, 2'/2 baths and an attached 2 -car garage. 3556 Zane is a 2 -story house with 3,181 sq. ft. (2,154 finished), 4 bedrooms, 2'/2 baths and an attached 2 -car garage. Construction of both houses is nearly complete. Sale of 3448 is pending; 3556 is listed for sale. 11. Thorson Addition. The EDA purchased the former Thora Thorson Elementary School (73235 8th Ave N) from Robbinsdale Area Schools in October 2005. Demolition of the school building was completed in winter -spring 2006, and infrastructure (new street, water, sewer, etc.) to serve the new houses was installed in summer 2006. In fall 2006, the EDA sold the 17 lots to builders for new house construction. Building permits have been issued for lots 1, 3, 9, 11, 14 and 17; these houses are expected to be completed in spring 2007. The rest of the houses are to be completed by fall 2007. H:lDevelopmentStatusReportsl2006-4th quarter.doc Page 2 of 4 TABLE OF LOTS IN THORA THORSON ADDITION (formerly 7323 58th Ave N): BUILDER LOT ADDRESS LOT DIMENSIONS LOT PRICE Covenant Builders 1 5746 Oregon Ct 85 x 134 (11,388 sq. ft.) $81,900 (952) 746-4052 Avery Homes 2 5746 Oregon Ct 76 x 132 (10,052 sq. ft.) $83,501 (763) 544-1947 3 5740 Oregon Ct 78 x 129 (10,051 sq. ft.) $83,501 4 5734 Oregon Ct 80 x 126 (10,075 sq. ft.) $83,501 Covenant Builders 5 5728 Oregon Ct 79 x 128 (10,065 sq. ft) $84,900 (952) 746-4052 6 5722 Oregon Ct 76 x 132 (10,034 sq. ft.) $80,500 7 5716 Oregon Ct 78 x 129 (10,121 sq. ft.) $80,500 8 5708 Oregon Ct irregular (24,675 sq. ft.) $91,100 9 5701 Oregon Ct irregular (29,470 sq. ft.) $91,100 10 5709 Oregon Ct irregular (15,277 sq. ft.) $86,900 Inspired Construction 11 5717 Oregon Ct 80 x 126 (10,105 sq. ft.) $80,000 (763) 228-0072 12 5723 Oregon Ct 75 x 136 (10,225 sq. ft.) $80,000 Covenant Builders 13 5729 Oregon Ct 75 x 140 (10,558 sq. ft.) $81,900 (952) 746-4052 14 5735 Oregon Ct 75 x 141 (10,628 sq. ft.) $83,500 15 5741 Oregon Ct 75 x 138 (10,411 sq. ft.) $83,500 16 5747 Oregon Ct 75 x 135 (10,168 sq. ft.) $83,500 17 5753 Oregon Ct 85 x 134 (11,391 sq. ft.) $80,500 12. 5710 and 5720 32nd. The EDA purchased this property for $135,000 in June 2006, plus an adjacent tax forfeit lot in July 2006 for $6,000. Demolition of the existing house and garage was completed in November 2006. Tree removal and other preparations for grading work were completed in December 2006. Grading work will occur in late spring 2007. The EDA is dividing the property into two lots and expects to seek new house proposals from builders in May 2007. 13. 3541 Hampshire. The EDA has a purchase agreement to acquire this fire -damaged property for $80,000; we expect to close in early January 2007. Demolition of the existing house and garage will occur in late spring 2007. The EDA expects to seek new house proposals from builders in May 2007. 14. 6325 41St. The EDA and Hennepin County have agreed that the EDA will buy this tax forfeit property for $80,000; the transfer is expected to occur in January 2007. Demolition of the existing house and garage will occur in late spring 2007. The EDA expects to seek new house proposals from builders in May 2007. 15. 4306, 4310, 4326 and 4330 Zane. Over the last several years, the EDA has acquired and demolished four houses on the `Yates Alley' block between 43rd and 44th Avenues. The properties have been land banked for future redevelopment. The City Engineer expects to prepare an alley paving feasibility study for this block in the first quarter of 2007. Depending on the outcome of that study, the City Council may decide to order an alley paving project. If it does, then the EDA would seek new house proposals for its four lots. H:lDevelopmentStatusReportsl2006-4th quarter.doc Page 3 of 16. Highway 100 land use (excess right-of-way). In October 2004, the City Council amended the Comprehensive Plan to designate the future land use for parcels of excess right-of-way adjacent to the new Hwy 100 freeway. In January 2005, the EDA made a formal request to the Minnesota Department of Transportation (MnDOT) to get the parcels surveyed for possible purchase by the EDA. In May 2006 MnDOT completed its preliminary survey work, and in late 2006 they completed more detailed survey work on the east side of the freeway. In December 2006 the EDA ordered appraisals from MnDOT based on these detailed surveys. It is expected that the appraisals will be completed by spring 2007 so the EDA may consider acquiring any excess MnDOT property on the east side of the freeway. Depending on whether that process works well, the EDA may also use the same process later in 2007 for the excess MnDOT property on the west side of the freeway. We expect to complete any EDA acquisitions of excess right-of-way by the end of 2007; followed by the sale of any such property for redevelopment as directed by the EDA. 17. 5201 and 5211 56th (Bass Lake Road 4-plexes). In October 2006, the EDA acquired these two 4-plexes. Tenant relocation is nearly complete and demolition is expected in May or June 2007. The EDA has not yet discussed its plans for the property after demolition. H:lDevelopmentStatusReportsl2006-4th quarter.doc Page 4 of 4 L „M •� l,ry�C��CC�, .i ,ml NEW NO PE El � •� J 1 � \ I q � y. h����� CITY kit - OF -4F CRYSTALCC�C� �oo� 9oLca SCALE I I ..rw =A� •F4 IDOd DOO'NEI �����C aDae Hznait aFZ7o,�..l�....� MCC .c .. CIC = w s J I I I .I I Y � i C CRYSTAL n ...w I y = j =n i�i of L �LIQ/ :=-9 o�j r �� RORain SD -LE 7- IL �i J41 Ft:�F 1 I !.w JJ ° 'i Ivol T I J-Ii GOLDEN VALLEYLj ill l; IF NEW wnE Due dates & meeting schedule for Special Land Use Applications in 2007 DUE DATE FOR APPLICATION, FEE, AND REQUIRED ATTACHMENTS 3% weeks before the Planning Commission meeting date. PLANNING COMMISSION MEETING AND PUBLIC HEARING Typically the 2nd Monday of the month, except where indicated (*). CITY COUNCIL MEETING #1 (REQUIRED FOR ALL APPLICATIONS) Typically the 3rd Tuesday, of the month, except where indicated (*). CITY COUNCIL MEETING #2 (ONLY REQUIRED FOR ORDINANCES) Typically the 1St Tuesday of the following month, except where indicated (*) January 19, 2007 February 12, 2007 February 20, 2007 March 6, 2007 February 16, 2007 March 12, 2007 March 20 2007 April 4, 2007* March 16, 2007 April 9, 2007 April 17, 2007 May 1, 2006 April 20, 2007 May 14, 2007 June 5, 2007* June 19, 2007* May 18, 2007 June 11, 2007 June 19, 2007 July 10, 2007* June 15, 2007 July 9, 2007 July 24, 2007* August 21, 2007* July 20, 2007 August 13 2007 August 21, 2007 September 4, 2007 August 17, 2007 September 10, 2007 September 18, 2007 October 2, 2007 September 14, 2007 October 8, 2007 October 16, 2007 November 5, 2007* October 19, 2007 November 12, 2007 November 20, 2007 December 18, 2007* November 16, 2007 December 10, 2007 December 18 2007 January 2, 2008* December 21, 2007 January 14, 2008 February 5, 2008* February 19, 2008* January 18, 20082 February 11, 20082 February 19, 20082 March 4, 20082 1 Council meeting #2 is only required for ordinance changes such as rezonings and text amendments. Also, please note that adopted ordinance changes do not go into effect 1 -til 30 days after the ordinance is published; this means they typicallv are not effective until approximately six weeks after Council meeting #2. 2The 2001 plication schedule will not be set until the January 14, 2008 Planni 3ommission meeting. These dates are therefore tentative.