2003.12.08 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
December 8, 2003
7:00 p.m.
Crystal City Hall - Council Chambers
4141 Douglas Dr N
A. CALL TO ORDER
B. APPROVAL OF MINUTES
• October 23, 2003 joint work session with the City Council
• November 12, 2003 meeting
C. PUBLIC HEARINGS
1. Consider Application 2003-17 for Site Plan Review of proposed improvements to
the Target store at 5537 West Broadway. Item continued from November 12, 2003
meeting.
2. Consider Application 2003-16 for a new Zoning Ordinance and Zoning Map for the
City of Crystal. Item continued from October 13, 2003 and November 12, 2003
meetings.
D. OLD BUSINESS
E. NEW BUSINESS
F. GENERAL INFORMATION
1. City Council actions on recent Planning Commission items
G. OPEN FORUM
H. ADJOURNMENT
Work Session to immediately follow in Conference Room A.
CRYSTAL PLANNING COMMISSION
* Work Session *
October 23, 2003
The Crystal Planning Commission convened at 7:00 p.m. for a joint work session with City Council.
Present were the following Planning Commission members: K. Graham, T. Graham, Krueger,
Nystrom, Sears, Strand and VonRueden. Also present were: Council members Anderson, Grimes,
Hoffmann, Joselyn, Krueger and Meintsma; City Manager Norris; Community Development Director
Peters; Planner Sutter; and City Attorney Bubul.
The Planning Commission and City Council discussed the proposed Zoning Ordinance and Zoning Map.
Staff will prepare a revised draft of the Zoning Ordinance for the November 12, 2003 Planning
Commission meeting.
The meeting adjourned at 8:13 p.m.
Secretary Nystrom
Chair VonRueden
Minutes approved at the December 8, 2003 meeting.
CRYSTAL PLANNING COMMISSION
November 12, 2003
A. CALL TO ORDER
Page I of S
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following present: Davis, T. Graham, Nystrom, Sears, Strand and VonRueden. Also present were
the following: Planner Sutter and Recording Secretary Van Krevelen. Absent were the
following: K. Graham & Krueger.
B. APPROVAL OF MINUTES
Moved by Commissioner Nystrom and seconded by Commissioner Davis to approve the minutes
of the August October 13, 2003 meeting with no exceptions. The minutes of the October 23,
2003 work session were not approved because the Commission members had not been able to
review them.
Motion carried.
C. PUBLIC HEARINGS
1. Consider Application 2003-13 for a Variance from the minimum lot width
requirement at 4366 Xenia Avenue North. Item continued from October 13, 2003
meeting.
Planner Sutter summarized the staff report and stated that staff recommended denial of a
request for variance from the minimum lot width requirement. After review of the
Subdivision Ordinance, staff feels that the practice of prohibiting the re -division of a
combined tax parcel into its original parcels only if the original parcels meet all current
requirements is incorrect. The correct interpretation would be that parcels of record can
be combined and re -divided at the request of the property owner whether or not the
parcels of record comply with current requirements, so long as the parcels of record are
not changed.
Based on that interpretation, the property owner would not need a variance or permission
from the city to divide the property back into the original parcels, and if asked, the city
would not object.
Planner Sutter stated that because the applicant did apply for a variance, it needs to be
formally denied to follow procedure, even though the property owner has the right to
develop the property. He also mentioned that the City Council will be asked to authorize
refunding the $200 application fee the property owner paid since no city action is needed
�-, to re -divide the property.
Page 2 of S
Commissioner T. Graham questioned whether the applicant was approached to withdraw
his application and Commissioner Davis suggested continuing the public hearing to allow _
time for the applicant to withdraw the application. That way the City Council wouldn't
have to address this item. Planner Sutter said there wasn't sufficient time to have the
applicant withdraw prior to tonight's meeting, and the City Council would need to address
this item anyway to authorize the refund.
Al Holter, 4366 Xenia Avenue North, said that it was not his request to combine the
parcels. He felt the City Assessor at that time had not valued his property correctly, and
after discussion, that was the City Assessor's solution. Mr. Holter mentioned that his
daughter wants to build on the property next to his. He also questioned whether the $650
he paid for a survey would be refunded since he now feels it wasn't necessary to have one
done. Planner Sutter stated that a survey would be required for building the new house, so
the survey was not a lost cost.
Moved by Commissioner Nystrom and seconded by Commissioner Davis to close
the public hearing.
Motion carried.
=:> Moved by Commissioner Nystrom and seconded by Commissioner Strand to
recommend to the City Council to deny Application 2003-13 for a Variance from the
minimum lot width requirement at 4366 Xenia Avenue North.
Findings of Fact are that the three criteria are not met. The property in question can be put
to a reasonable use if used as required by this Zoning Code, the plight of the landowner is
not due to circumstances unique to the property, and the variance, if granted, will not alter
the essential character of the locality.
Motion carried with Davis, T. Graham, Von Rueden,
Nystrom, and Strand voting aye and Sears voting
nay.
2. Consider Application 2003-14 for a Variance from the sign requirements at the
Crystal Shopping Center located at the southwest corner of Bass Lake Road and
West Broadway (103 Willow Bend). Item continued from October 13, 2003 meeting.
Planner Sutter stated that the owner is remodeling the existing sign located at Bass Lake
Road and West Broadway. The new sign will meet requirements and won't need a
variance, so they are withdrawing their application.
=:> Moved by Commissioner T. Graham and seconded by Commissioner Nystrom to
recommend to the City Council to deny Application 2003-14 for a Variance from the sign
requirements at the Crystal Shopping Center located at the southwest corner of Bass Lake
Road and West Broadway (103 Willow Bend). Findings of fact are as stated in the staff
report.
Page 3 of S
Motion carried.
3. Consider Application 2003-16 for a new Zoning Ordinance and Zoning Map for the
City of Crystal. Item continued from October 13, 2003 meeting.
Planner Sutter distributed an updated draft of the new Zoning Ordinance, and stated that
there weren't many changes since the last meeting. He recommended continuing the
public hearing until December 8, 2003 to have one last discussion. This would change the
effective date to February 14, 2004.
Anders Johansson, 820132 d Avenue North, explained that the setbacks increase for
antenna towers 50' — 75' tall and would like an exemption for antenna towers from side
street/side yard setbacks, instead of having to place it in the middle of the rear yard. He
stated that lower antennas increase the potential for interference and use more power. He
also would like an additional exemption made for antenna placement if it lessens the
visibility of the tower to neighbors.
Mr. Johansson also questioned if a permit would be required if someone was maintaining,
updating, or replacing the antenna only, not the structure. If so, he would like an
exemption to the building code because if the antenna is failing, it needs additional energy
to get optimum performance. Planner Sutter advised him that it we use the State Building
Code and wasn't sure if we could opt out, but he recommended Mr. Johansson get a
determination from the Building Official.
Commissioner Davis questioned Mr. Johansson about how many amateur radio operators
there were in Crystal. Mr. Johansson replied that there were 60 licensed amateurs, but not
all of them necessarily have antenna structures.
Planner Sutter stated that he feels they have reached a point where there is an appropriate
balance between aesthetics and feasible use for amateurs by putting the antenna in the
middle of the rear yard. It is the homeowner's choice to put an antenna of that size in
their yard. He also stated he felt the antenna needs to be located behind the house and not
allowed between the house and the street.
Commissioner T. Graham said he didn't think this was much different from a request for a
three -car garage, in that there are trade-offs a property owner must accept. He suggested
that maybe the antennas could be closer to the rear lot line since many properties already
have utility equipment located there and thought maybe nobody would mind.
Commissioner Davis said that part of the problem he was having was he didn't have a
good feel for lot sizes in Crystal. He was trying to determine if the requirements would
impact a significant number of lots to the point where they couldn't build an antenna or if
only a small portion would be affected. Planner Sutter said that the minimum lot width is
60' but he gave an example using 75'. He also stated that the current setback is 3' from
the side and rear lot lines for a baseline antenna up to 50'.
Page 4 of S
Anders Johansson said that for optimal performance you would need a 120' antenna, 70'
is the next best, anything lower than that would need increased power. He also requested
an exemption for horizontal antennas and stated the boom would not go into the three foot
setback. Planner Sutter stated that the reason not to exempt horizontal antennas is because
the view from the neighboring properties may be obstructed.
Sean Stephenson, 5520 Yates Avenue North, said that higher antennas promote higher
safety for neighbors and can run more power safely. When questioned by Commissioner
Strand about the types of risks he was talking about, he said they had to limit uncontrolled
exposure, for example, they can't run beams through apartment buildings. He stated as
the antenna gets higher, the risk factors lessen.
Moved by Commissioner Nystrom and seconded by Commissioner Strand to continue the
public hearing for Application 2003-16, a new Zoning Ordinance and Zoning Map for the
City of Crystal, to the next regular meeting on December 8, 2003.
Motion carried.
4. Consider Application 2003-17 for Site Plan Review of proposed improvements to the
Target store at 5537 West Broadway.
Planner Sutter stated that Target requested the Public Hearing be continued to December
8, 2003. They are revising the scope of the parking lot and landscaping improvements and
did not have time to submit new plans for site plan approval.
Moved by Commissioner Nystrom and seconded by Commissioner Strand to continue the
public hearing for Application 2003-17, for Site Plan Review of proposed improvements
to the Target store at 5537 West Broadway, to the next regular meeting on December 8,
2003.
Motion carried
Consider Application 2003-18 for Lot Division at 4068 Hampshire Avenue North.
Planner Sutter stated that the owners of the property, Gary & Yleen Joselyn, have a 430'
deep lot and they wish to donate the rear 173' of their property for park use. No setback
issues would be created.
Moved by Commissioner Nystrom and seconded by Commissioner Davis to close the public
hearing.
Motion carried.
Page S of S
Moved by Commissioner Nystrom and seconded by Commissioner Davis to recommend
to the City Council to approve Application 2003-18 for Lot Division at 4068 Hampshire
Avenue North. Findings of fact are that the lot is large enough and there would be no
negative impacts, and it would be easily combined with the existing park parcel.
Motion carried.
D. OLD BUSINESS
E. NEW BUSINESS
F. GENERAL INFORMATION
G. OPEN FORUM
H. ADJOURNMENT
Moved by Commissioner Nystrom and seconded by Commissioner Sears to adjourn.
Motion carried.
The meeting adjourned at 8:01 p.m.
Chair VonRueden
Secretary Nystrom
M E M O R A N D U M
DATE: December 4, 2003
TO: Planning Commission (December 8th meeting)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJECT: Public Hearing: Consider Application 2003-17 for Site Plan Review of
proposed improvements to the Target store at 5537 West Broadway. Item
continued from November 12th meeting.
A. BACKGROUND
The subject property is an existing 136,819 sq. ft. retail store located on a 503,831 sq.
ft. (11.57 acre) parcel with 446 striped parking spaces. The property is guided and
zoned Community Commercial. The existing use is a permitted use. Target
Corporation is proposing to remodel and expand the existing store, concurrent with
significant improvements to the site.
Notice of Public Hearing was mailed to all property owners within 350 feet of the subject
property and published in the Sun Post on October 30th. No written comments have
been received to date.
The Planning Commission opened the public hearing at its November 12th meeting but
continued it to its December 8th meeting. After the Planning Commission completes the
public hearing, it may make a recommendation on the site plan. Such recommendation
would be considered at the next City Council meeting on December 16th
The following Exhibits are attached:
1. Narrative submitted by the applicant.
2. Map and aerial photo showing the location of the subject property.
3. Land Title Survey.
4. Site Data.
5. Site Plan.
6. Landscape Plan.
7. Irrigation Plan.
8. Building Elevations.
9. Revised Site Data — Proposed Improvements (incorporating staff comments).
B. STAFF COMMENTS
1. The project would include construction of a 6,000 sq, ft, addition to the front
(north side) of the store, increasing the floor area of the store to 142,819 sq. ft
The store's interior would be updated and reconfigured. The store's exterior
would be repainted, and architectural features would be added.
2. There would be a sidewalk along the entire front of the store. Other sidewalks
would be added to improve pedestrian circulation to West Broadway and the
adjacent Crystal Shopping Center.
3. The parking lot including the addition of concrete curb & gutter to better define
drive aisles, parking areas and irrigated landscape areas.
4. The originally submitted plans show 581 parking spaces; the revised Site Data
sheet shows 571. 571 parking spaces are required, based on the enlarged
store's floor area of 142,819 sq. ft. and the ordinance requirement for 1 space
per 250 sq. ft.
5. The drive aisles and sidewalks would work well with the improvements underway
at the adjacent Crystal Shopping Center.
6. Because the project is a renovation of an existing facility resulting in a reduction
of impervious surface area, review and approval by the watershed is not
required.
7. Construction would begin in February 2004 and be completed by June 2004.
The store would remain open during the project.
8. Staff met on October 29th and November 24th to discuss and review the
submitted plans. Comments, concerns and corrections from this meeting have
been incorporated into the recommended conditions for approval listed in
Section C below. Except for these items, the submitted plans appear consistent
with the requirements of city code. Also, Target has redrafted the Site Data
sheet to accommodate the staff comments; please see the attached Exhibit 9.
C. RECOMMENDATION
Staff recommends approval of the submitted plans, subject to the following conditions:
1. The north entrance on West Broadway shall line up with the Crystal Gallery Mall
entrance across West Broadway.
2. The retaining wall / curb along the West Broadway sidewalk shall be removed.
Landscape areas between West Broadway sidewalk and the back of the parking
lot curb shall have a mowable slope (max. 1:3).
SITE PLAN REVIEW - TARGET RENOVATION (5537 W BDWY)
2
3. The trunk aisle running west -east across the parking lot shall have min. 5' wide
raised islands to separate parked cars from traffic. Concrete is acceptable if the
islands are this narrow.
4. The two islands adjacent to the north entrance from the Crystal Shopping Center
property (near EI Loro) shall be raised and landscaped/irrigated. This is
important to better channel cars using this entrance. Concrete is unacceptable
because the islands are so large.
5. Along the south side of the parking lot, at least half (4 out of 8) of the islands
shall be raised and landscaped/irrigated.
6. Crabapples shall be scab and fireblight resistant.
7. Landscaping islands in the parking lots shall have large -species deciduous
shade trees rather than smaller -species ornamental trees, except where shorter
trees are necessary to allow for visibility of the building signage. A revised
landscaping plan shall be submitted to the City Forester for review and approval
prior to installation.
8. Wall signs shall not extend above building's roofline.
9. The water meter shall be replaced, as directed by the Utilities Superintendent.
10. A lighting plan including photometrics shall be submitted to city staff for review
and approval prior to modifications to existing site lighting.
11. Prior to issuance of a building permit, Developer shall execute a Site
Improvement Agreement and provide $108,000 financial surety in the form of a
cash escrow deposit or irrevocable letter of credit.
The City Council would consider the Planning Commission's recommendations on the
submitted plans at its next meeting on December 16tH
SITE PLAN REVIEW - TARGET RENOVATION (5537 W BDWY)
3
Project Narrative
Target Store
Crystal, Minnesota
Prepared by:
URS Corporation
October 17, 2003
Revised Nov. 17, 2003
Introduction
The Target store is located on an 11.6 acre site situated along the west side of West Broadway
just south of Bass Lake Road. The store opened September 4, 1962 and since opening has been
expanded on the west side of the building. The Target parcel is adjacent to Crystal Shopping
Center and has in place agreements for cross parking, site circulation and truck access. URS
Corporation on behalf of Target Corporation is seeking site plan approval for a 6,000sf addition
to the front entry of the store and site improvements to the parking lot and landscaping.
Existing Conditions
The Target parcel is relatively flat with an asphalt parking surface that is sloped to storm inlets
providing on-site drainage. The parking field and circulation drive is delineated with four -inch
wide painted striping and is configured with one-way drive aisles and diagonal parking stalls.
Access to the parcel is provided via two entrances from West Broadway and a circulation drive
along the adjacent Crystal Shopping Center. Both entrances along West Broadway are full -access
intersections but only the south intersection is signalized. Site lighting is provided by pole
mounted light fixtures and fixtures mounted on the Target store.
Project Description
Target Corporation proposes to update its store to their most current "Target Branding". The
proposed improvements include a 6,000sf expansion at the front entrance of the store and a
remodeling of the stores interior. The exterior of the store will be re -painted with new colors and
architectural features will be added. The front sidewalk will extend along the full frontage of the
building and will include landscaping beds, benches, waste receptacles, bike rakes and spherical
bollards. Additional sidewalks are proposed to enhance pedestrian circulation from Crystal
Shopping Center and West Broadway.
Storm sewer inlets need to be replaced but drainage patterns will remain the same. The
impervious surface area of the site will be reduced from approximately 97% to 85% due to
additional landscaping areas that will be provided. Also, a portion of the site drainage will drain
to a new storm water pond and infiltration basin that is proposed for the Crystal Shopping Center
site.
The existing parking lot will be partially rebuilt with concrete curb & gutter and asphalt
surfacing. Surfacing that is not removed will be overlaid. The circulation drive along the front of
Project Narrative Crystal Target Store October 17, 2003
EkHow la.
the store will be aligned with the proposed Crystal Shopping Center improvements. The parking
aisles will be converted to 25' wide two-way aisles with perpendicular parking stalls and curb &
gutter islands will be constructed at six locations within the parking lot. The new parking
configuration will provide 581 parking stalls, which meets the City's parking/building area ratio
requirement of 4/1000.
Seven of the 11 existing light poles will be relocated accommodate the reconfiguration of the
parking field and provide a uniform level of lighting.
Landscaping elements include overstory trees, understory trees, shrubs, hedges, rock mulch
ground cover and sod. All parking lot islands and perimeter areas will be landscaped with new
material and a full irrigation system will be provided. An existing fence along the back of the
store provides screening to the adjacent residential area and will remain intact.
These improvements are scheduled to begin in February 2004 and will be completed by June
2004. The store will remain open throughout the remodeling.
Conclusion
The City of Crystal's Planning Commission and City Council approval of Target's proposed
expansion and site improvements is requested. It is anticipated that this application will be heard
at the December 8, 2003 Planning Commission meeting and the December 16, 2003 City Council
meeting.
Submittal Package
• Completed Planning and Zoning Application
• Application Fee ($300 -Site Plan Review)
• Survey of Existing Conditions 11x17 (Required Attachment 2)
• Site Plan and Building Elevations (Required Attachment 4)
• Project Narrative (Required Attachment 6)
• Table of Estimated Project Costs (Required Attachment 7)
Applicant
URS Corporation
700 Third Street South Telephone: 612-370-0700
Minneapolis, MN 55415 Fax: 612-370-1378
Thomas Lincoln e-mail: thomas_lincoln@urscorp.com
Rollyn Peterson e-mail: rollyn_peterson@urscorp.com
Developer/Owner
Target Corporation
1000 Nicollet Mall, TPN -12H Telephone: 612-761-1557
Minneapolis, MN 55403 Fax: 612-761-3727
Alice Roberts -Davis e-mail: alice.roberts-davis@target.com
Project Narrative Crystal Target Store October 17, 2003
ExHor 1- b
Architect
RSP Architects
1220 Marshall Street NE
Minneapolis, MN 55413-1036
William L. Ott
Project Narrative
Telephone: 612-677-7100
Fax: 612-677-7499
e-mail: bill.ott@rsparch.com
Crystal Target Store
October 17, 2003
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ALTA/ACSM LAND TITLE SURVEY FOR TARGET CORPORATION
A SURVEY OF LANDS IN SECTION 5, TOWNSHIP 118, RANGE 21,
CITY OF CRYSTAL, HENNEPIN COUNTY, MINNESOTA
54TH AVENUE NORTH
0 DENOTES NON MONUMENT SET VAIN YELLOW PLASTIC CAP
INSCRIBED LAND CORNER LS 15415. UNLESS OTHERWISE NOTED.
BENCHMANC 1/2" YAG NAR. N R. HW'LY OF NW TARGET BUIl111NG CORNER
ELEVATION -874.92 R.. NOW 1929 ADA
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VICINITY MAP
SECTION 5, TOWNSHIP 118, RANGE 21
LAND DESK7RPTIOk
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PARKING STALL TABULATKft
SURVEYED PARCEL CONTAINS 445 REGULAR PARKING STALLS, 8 OF WHICH ARE BEING USED
FOR CART CORRALS AND 12 HANDICAP PARKING STALLS TOTAL PARIONG - 435 STALLS
NOTES
1) SURVEYS PARCEL IS SUB.IECT TO AND BENEFITS FROM A DECLARATION OF EASEMENTS
AND RESTRIGnON5 PER DOC, NO, 3072474. THESE EASEMENTS INCLUDE ACCESS, NOt6S
M EGREM AND COMMON PARKING AREA. EASEMENTS CREATED ARE NOT LEGALLY
DE5CRM AND PER LANGUAGE WITHIN ME DOCUMENT AREA GRAPHICALLY SHOWN ON
00*11T C TO THE UM
DOCENT WINCH WAS NOT INCLUDED IN COPIES PRONGED FOR
PREPARAMIN OF THIS SURVEY AND ARE NOT SHOWN.
2) UTILITY SERVICE LOCATIONS SHOWN FROM COISTR11Ci1011 PLANS, FIELD MARKINGS, AND
MAPS PRONGED BY OPERATION AUTHONTES FROM GOPHER STATE ONE -CALL LOCATION
FEWEST: TICKET NUMBER 891881 TETE UNDERGROUND UTUT16 SOWN HAVE BEEN
LOCATE) FROM FIELD SURVEY INFORMATION AND FIELD LOCATES MAPPING PRONGED BY
OPERATION AUTHORITIES. TIE SURVEYOR MASS NO GUARANTEE THAT THE UNDERGROUND
UTUTIEi SHOWN COMPRSE AL SUCH UTUTES N THE AREA, DINER N SEANCE OR
ABANDONED. THE SURVEYOR FURTHER 006 NOT WARRANT THAT THE UNDERGROUND
UTILITIES SHOWN ARE N EKACT LOCATION INDICATED. THE SURVEYOR DOES CERTIFY THAT
THE UTEIRES ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVANABLE.
THE UNDLRGROINND UT11Tl6 WQE NOT PHYSICALLY LOCATED.
3) ONCACO TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE FEE NO.
100211037 DATED NOVEMBER B. 2002 WAS RELIED UPON AS TO MATTERS CK RECORD.
4) FIELD '.EIRVEY WORK PERFORMED ON DECDOER 4 A 10. 12 13, 15. 2002 AND
FEBRUARY 7, 2003.
3) THE RAT OF CARONA. CONT WAS FXED IN THE REGISTRAR OF PILES IN AND FOR
HENNEFN COUNTY, MINNESOTA O1 APRIL 24 1983 AS DOG NO. 724485.
5) ALL BEARINGS, O5TANCES A CURVE DATA ON 111E BOUNDARY OF THE SURVEYED PARCEL
ARE AS PLATT, DESCRIBED AND MEASURED BY THIS SURVEY. UNLESS OTHERWISE NOTED.
7) NO FlEY STANDING TARGET SIGN CONSTRUCTED AT THIS LOCATION
PROPERTY AREA:
TOTAL. PROPERTY AREA - 5"a31 SQ R, WHICH IS 11.388 AG
PROPERTY TAX PARCEL N0. 03-115-2t-44-0009
ZOFANG:
B-4 - COA4INNTY COMMERCIAL
AS SMOLT" HEREON
9-3 - AUTO -ORIENTED CONNRITY DISTRICT. AS SHOWN HEREON
a -O - RFI9CENTIA OFFICE DISTRICT. AS SHOWN HEREON
SETBACK REWREAIEINTS
B-3 k B -F;
FRONT YA:7 - 53 R. FROM STREET CENTERLiW AND NOT LESS THAN 22 R. FROM FRONT LOT UNE
SCE YARD IINTO") - 0
SIDE YARD (ADJOINING STREET) - SAME AS FRONT YARD REWNENENTS
REAR YARD - NOT SPECIM SEL SEC110N 51113 SUB. 4 OF CfTY OF CRYSTAL ZONING ORDINANCE
R -O
FRONT YARD - 50 R. FROM STREET CENTERLINE AND NOT LESS THAN W R. FROM FRONT LOT UNE
ME YARD (NET5LU
T0R) - ST BE Z EACH 13 R.
SIDE YARD (ADJOINING STREET) - SANE AS FRONT YARD REQUIREMENTS
REAR YARD - 30 R.
BUILDING HEIGHTS.
3 SICAY U.1}OUIM
FLOOD ZONE NOTE:
THE PAROL M LOCATED IN FEDERAL EMERGENCY MANAGEMENT AGENCY ZONE G
GOWUNTY PANEL NUMBER 2MM 0002 B. OF THE FLOOD NAURANCE RATE MM DATED
JJNE 1, IP75. ZONE C IS DETERMINED TO BE OUTSIDE OF THE 500 YEAR FLOODPLAIN.
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PARKING DATA
Tc'MANT I S.F. I REQUIRED PROVIDED
RATIO SPACES RAT10 SPACES
TARGET 142 619 4 1000 571 4.07 1000 581
SITE DATA
TENANT LOT AREA S F. BID. AREA S.F. COVERAGE
TARGET_ _ 503,839 142.819 1 28%
0 6,000 SF BUILDING EXPANSION
0 CONSTRUCT ENTRY GATE SIDEWALK "BRANDING"
0 RECONFIGURE PARKING LOT, PROVIDE CURB
0 OVERLAY EXISTING SURFACE
0 IRRIGATE FRONT PLANTERS, PARKING LOT
ISLANDS AND ALL PERIMETER AREAS
u ADD 20 TREES, SOD ALL OTHER AREAS
I
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i
FUTURE; BUILDING
BITUMINOUS
ME %
r ' �
<i
�I
I
' 1s
�I
�I
I
�I
�I
I
I
I
/ � c
TRU
TURN—AUND
60f---------
60'
12
-------------------------�
I
I
I
I
I
I
I
I
NORTH
I
0 Z 40 80
I
I
I
\ \ I
' - ____-----
tL---------------1�� I
c- --------------------- -_
\ r,
\ (L-------------- -'
---------------
r .... -
\
GUTTER (TYP.) ` `�\ `-----------
/
\
\'
ING
SIDEWALK J
6,000 SF EXPANSION
OTARGET
TOTAL 142,819 SF
\
--------- �_J-------------
_____EDGE OF MAT
-----------------------
SURFACE \ 8` �u
y I <> I YLJI ❑
w ;
I
I��III l�
10
-E7 El
---
54TH AVENUE NORTH
.—I I--
_ —I
EX TRAFFIC
SIGNAL
r-----------
'` J 1,
\ FUTURE PARKING (26)J I
` L ------------J
I
Elr -[El- I -E -ET I
I�;I
I � I
I
I
-----
,`
§I
Ila%g h 13
girl
g Jim
it b
`73gP
p�
m
M
O
® Z
E� }
"� 3 N
ppp� r�,� O �
W 8
m Z
E" ' N a
TY U o U
E-
2F 11=12
MIL
TTYyIQr -
L1
I
I
I
,
I
I
a
I
I
I
I
a
l
,
I
i
i
i
FUTURE; BUILDING
BITUMINOUS
ME %
r ' �
<i
�I
I
' 1s
�I
�I
I
�I
�I
I
I
I
/ � c
TRU
TURN—AUND
60f---------
60'
12
-------------------------�
I
I
I
I
I
I
I
I
NORTH
I
0 Z 40 80
I
I
I
\ \ I
' - ____-----
tL---------------1�� I
c- --------------------- -_
\ r,
\ (L-------------- -'
---------------
r .... -
\
GUTTER (TYP.) ` `�\ `-----------
/
\
\'
ING
SIDEWALK J
6,000 SF EXPANSION
OTARGET
TOTAL 142,819 SF
\
--------- �_J-------------
_____EDGE OF MAT
-----------------------
SURFACE \ 8` �u
y I <> I YLJI ❑
w ;
I
I��III l�
10
-E7 El
---
54TH AVENUE NORTH
.—I I--
_ —I
EX TRAFFIC
SIGNAL
r-----------
'` J 1,
\ FUTURE PARKING (26)J I
` L ------------J
I
Elr -[El- I -E -ET I
I�;I
I � I
I
I
-----
,`
§I
Ila%g h 13
girl
g Jim
it b
`73gP
p�
m
M
O
® Z
E� }
"� 3 N
ppp� r�,� O �
W 8
m Z
E" ' N a
TY U o U
E-
2F 11=12
MIL
TTYyIQr -
L1
a
0
a
TREES
SOO
EXISTING LAN
TO REMAIN
r
\
1 �
Y,
PLANT SCHEDULE
2 -SSC
9-TNA
3-EQN
13 -TNA
2 -EOM J/
10 -TNA
2-EQM-
10 -TNA
—
49-SDD
ROCK MULCH
ROCK MULCH
ROCK MULCH—
SUMMIT ASH
ROCK MULCH
2.5'
1!S
cwyri
EXISTING LAN
TO REMAIN
r
\
1 �
0
t
i; if
TREES
r/l
\ L----------
r------------
i
aNar'a ♦♦♦ ♦w
SOD
EXISTING SHRUBS`. \
TO REMAIN, ADD
VINYL EDGING 4'
ROCK MULCH \
ur. ieuncrecc _ 500 4-A3M
6
NORTH
L. NO
o 20 W Bo
Y,
PLANT SCHEDULE
2 -SSC
9-TNA
3-EQN
13 -TNA
2 -EOM J/
10 -TNA
2-EQM-
10 -TNA
—
49-SDD
ROCK MULCH
ROCK MULCH
ROCK MULCH—
SUMMIT ASH
ROCK MULCH
2.5'
B&B SINGLE
EOM
13
0
t
i; if
TREES
r/l
\ L----------
r------------
i
aNar'a ♦♦♦ ♦w
SOD
EXISTING SHRUBS`. \
TO REMAIN, ADD
VINYL EDGING 4'
ROCK MULCH \
ur. ieuncrecc _ 500 4-A3M
6
NORTH
L. NO
o 20 W Bo
EXISTING TREES
TO RE"N
w
El
Ld
01 1ij
1 !
:APE 1 I €1 1
[Elii'�� ❑ ) F -1i Ef�
Q F-1
! ❑ i ' �a __
! i
--------------------------- 54TH AVENUE NORTH
NOTES:
1. VERIFY ALL LANDSCAPE IMPROVEMENTS WITH SITE
WORK.
2. PROVIDE TOPSOIL AT NEW LANDSCAPE AREAS.
PROVIDE A MINIMUM OF 24' DEPTH AT PLANTING
BEDS AND A MINIMUM OF 4- DEPTH AT SOD AREAS
CROWN FINAL GRADE AT PARKING ISLANDS AND
SIDEWALK PLANTERS. PROVIDE POSITIVE DRAINAGE
FOR ALL AREAS.
3. ALL DISTURBED LANDSCAPED AREAS, NOT
INDICATED AS PLANTING BEDS, ARE TO BE SODDED.
SOD IS TO BE PRIMARILY KENTUCKY BLUEGRASS,
FREE OF LAWN GRASS WEEDS.
4. CONTRACTOR TO VERIFY PLANTS REQUIRED AS
REFLECTED ON PLAN.
S. ALL PLANTING BEDS TO BE EDGED WITH
'EDG-KING,' BY OLY-OLA. OR APPROVED EQUAL
COMMERCIAL VINYL EDGING, ANCHORED 4' O.C. WITH
METAL SPIKES.
6. ALL PLANTING BEDS TO BE MULCHED WITH A
MINIMUM 3' DEPTH OF ROCK MULCH ON FILTER
FABRIC AS INDICATED. ROCK MULCH TO BE 1 1/2'
BRYAN RED ROCK.
7. SINGLE TREE PLANTINGS SHALL HAVE A 4'
DEPTH SHREDDED HARDWOOD MULCH RING AROUND
EACH BASE. DECIDUOUS PLANT MATERIAL SHALL
HAVE A 3' DIAMETER RING, EVERGREEN PLANT
MATERIAL SHALL HAVE A RING TO THE DRIP UNE.
SHREDDED HARDWOOD MULCH TO BE SYLVA RED
CANYON.
B. EXISTING TREES AND SHRUBS, THROUGHOUT THE
PROPERTY, TO BE PRUNED TO REMOVE DEAD OR
UNDESIRABLE LIMBS AND TO SHAPE PLANT FOR
DESIRABLE APPEARANCE. PROVIDE MULCH AS
INDICATED.
9. CONTRACTOR TO PREPARE SITE FOR LANDSCAPE
IMPROVEMENTS AND DISPOSE OF ALL REMOVALS
OFF-SITE.
10. CONTRACTOR TO WATER PLANT MATERIAL DURING
INSTALLATION AND FOR A 60 DAY ESTABLISHMENT
PERIOD. VOLUME OF WATER TO BE PER PLANT
REQUIREMENT FOR ESTABLISHMENT AND NORMAL
GROWTH.
11, CONTRACTOR TO WARRANTY NEW SOD FOR 60
DAYS AND OTHER NEW PLANT MATERIAL FOR A
PERIOD OF ONE YEAR UPON PROJECT COMPLETION
AND OWNER'S ACCEPTANCE.
-n I
St2 Sa 58
R
Wb
_Ss�S
mase:
s$ J
3
lSi
c
CDO
o z >-
E' ¢N
3 ,a
0
Oz
DO Z
DO 2
E -I N -
co
N
E-
E -
0 � NU
PLANT SCHEDULE
KEY
OTY.
COMMON NAME
BOTANICAL NAME
SIZE
ROOT REMARKS
SMA
9
SUMMIT ASH
FRAXINUS PENNSYLVANICA 'SUMMIY
2.5'
B&B SINGLE
EOM
13
EMERALD QUEEN NORWAY MAPLE ACER PIATANOIDES 'EMERALD QUEEN'
2.5'
B&B SINGLE
ABM
12
AUTUMN BLAZE MAPLE
ACER X FREEMANII 'AUTUMN BLAZE'
2.5'
B&B SINGLE
HGC
4
HARVEST GOLD CRAB
MALUS 'HARVEST GOLD'
1.5'
B&B SINGLE
SSC
2
SPRING SNOW CRAB
MALUS 'SPRING SNOW'
1.5'
B&B SINGLE
SVN
20
SAVIN JUNIPER
JUNIPERUS SABINA 'SAVIN'
24' SPRD. M5 CONT. 36. O -C -
TNA
42
TECHNY ARBORVITAE
THWA OCCIDENTALIS-TECHNY`
30'
#5 CONT. 36. O.C.
SDD
49
STELLA DE ORO DAYLILY
HEMEROCALLIS 'STELLA DE ORO'
t -YEAR
�t CONT. 12. O.C.
EXISTING TREES
TO RE"N
w
El
Ld
01 1ij
1 !
:APE 1 I €1 1
[Elii'�� ❑ ) F -1i Ef�
Q F-1
! ❑ i ' �a __
! i
--------------------------- 54TH AVENUE NORTH
NOTES:
1. VERIFY ALL LANDSCAPE IMPROVEMENTS WITH SITE
WORK.
2. PROVIDE TOPSOIL AT NEW LANDSCAPE AREAS.
PROVIDE A MINIMUM OF 24' DEPTH AT PLANTING
BEDS AND A MINIMUM OF 4- DEPTH AT SOD AREAS
CROWN FINAL GRADE AT PARKING ISLANDS AND
SIDEWALK PLANTERS. PROVIDE POSITIVE DRAINAGE
FOR ALL AREAS.
3. ALL DISTURBED LANDSCAPED AREAS, NOT
INDICATED AS PLANTING BEDS, ARE TO BE SODDED.
SOD IS TO BE PRIMARILY KENTUCKY BLUEGRASS,
FREE OF LAWN GRASS WEEDS.
4. CONTRACTOR TO VERIFY PLANTS REQUIRED AS
REFLECTED ON PLAN.
S. ALL PLANTING BEDS TO BE EDGED WITH
'EDG-KING,' BY OLY-OLA. OR APPROVED EQUAL
COMMERCIAL VINYL EDGING, ANCHORED 4' O.C. WITH
METAL SPIKES.
6. ALL PLANTING BEDS TO BE MULCHED WITH A
MINIMUM 3' DEPTH OF ROCK MULCH ON FILTER
FABRIC AS INDICATED. ROCK MULCH TO BE 1 1/2'
BRYAN RED ROCK.
7. SINGLE TREE PLANTINGS SHALL HAVE A 4'
DEPTH SHREDDED HARDWOOD MULCH RING AROUND
EACH BASE. DECIDUOUS PLANT MATERIAL SHALL
HAVE A 3' DIAMETER RING, EVERGREEN PLANT
MATERIAL SHALL HAVE A RING TO THE DRIP UNE.
SHREDDED HARDWOOD MULCH TO BE SYLVA RED
CANYON.
B. EXISTING TREES AND SHRUBS, THROUGHOUT THE
PROPERTY, TO BE PRUNED TO REMOVE DEAD OR
UNDESIRABLE LIMBS AND TO SHAPE PLANT FOR
DESIRABLE APPEARANCE. PROVIDE MULCH AS
INDICATED.
9. CONTRACTOR TO PREPARE SITE FOR LANDSCAPE
IMPROVEMENTS AND DISPOSE OF ALL REMOVALS
OFF-SITE.
10. CONTRACTOR TO WATER PLANT MATERIAL DURING
INSTALLATION AND FOR A 60 DAY ESTABLISHMENT
PERIOD. VOLUME OF WATER TO BE PER PLANT
REQUIREMENT FOR ESTABLISHMENT AND NORMAL
GROWTH.
11, CONTRACTOR TO WARRANTY NEW SOD FOR 60
DAYS AND OTHER NEW PLANT MATERIAL FOR A
PERIOD OF ONE YEAR UPON PROJECT COMPLETION
AND OWNER'S ACCEPTANCE.
-n I
St2 Sa 58
R
Wb
_Ss�S
mase:
s$ J
3
lSi
c
CDO
o z >-
E' ¢N
3 ,a
0
Oz
DO Z
DO 2
E -I N -
co
N
E-
E -
0 � NU
C
3
IRRIGATION WATER CONNECTION/BACKFLOW DEVICE,
CONTROLLER AND RAIN SENSOR AREA
GENERAL NOTES
AND PER
S NEEDED
DESIGN CALCULATIONS. AND RELATED PRODUCT SHEETS FOR OWNER OR LANDSCAPE ARCHITECT APPROVAL. CONTRACTOR TO PROVIDE
TWO 'AS -BUILT' DRAWINGS OF IRRIGATION SYSTEM AT THE COMPLETION OF THE PROJECT.
2. ALL PIPE 1.5' OR GREATER SHALL BE SDR 28 CLASS 180 PVC PIPE(DO NOT EXCEED 35 GPM FOR 1.5' AND 58 GPM FOR 27.
ALL PIPE 1.25' OR 1' SHAL BE 700 POLY PIPE AS INDICATED BY THE DESIGNATION OF 'P' AFTER PIPE SIZE(DO NOT EXCEED 13
GPM FOR 1' AND 22 GPM FOR 1.25'. PIPE SIZE DOWN STREAM SHALL BE PER THE LAST LABEL.
3. ALL WIRING, BACKFLOW PREVENTOR. AND PLUMBING AS PER LOCAL CODE
7. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN VALVE BOXES(SIZED FOR NORMAL MAINTENANCE. FLUSH WITH FINAL
GRADE. PROVIDE (2) QUICK COUPLER KEYS ANO HOSE SWIVELS.
B. THE IRRIGATION SYSTEM SHALL BE INSTALLED AS PER IMNUFACTURER'S SPECIFICATION.
9. FIRST YEAR WINTERIZATION AND SPRING START UP OF SYSTEM SHALL BE PERFORMED BY IRRIGATION CONTRACTOR.
10. 4' PJC SCHEDULE 40 SLEEVING SHALL. BE REQUIRED UNDER ALL WALKS AND ROADWAYS. PROVIDE 12' LENGTH OF /3 REBAR AT
EACH TEMPORARILY SEALED END FOR FUTURE LOCATION. EXTEND SLEEVING AT LEAST 2 FEET BEYOND EDGE OF PAVEMENT.
12. BIDDING CONTRACTORS SHOULD BECOME THOROUGHLY FAMILIAR WITH ALL FACETS OF THE PROPOSED IRRIGATION SYSTEM.
FAILURE TO COMITY MMUNDERSTANDINGS. OR INTENT OF THESE DRAWINGS AND SPECIFICATIONS BEFORE SUBLRTAL OF BIO SHALL BE
THE RESPONSIBILITY OF THE CONTRACTOR.
13. THE IRRIGATION CONTRACTOR SHALL LOCATE ALL UNDERGROUND UTILITIES AND SHALL TAKE PROPER PRECAUTIONS NOT TO
DAMAGE ORDISTURB UTILITIES OR EXISTING CONDITIONS. CONTRACTOR SHALL REPAIR/RESTORE ANY DAMAGE INVOLVING IRRIGATION
INSTALLATION.
17. INSTALL RAIN SENSORICA
S) ON EXTERIOR WEATHER EXPOSED VERTL SURFACE(S). COORDINATE WIN OWNER'S AUTHORIZED
REPRESENTATIVE AS TO FINAL LOCATION.
18. CONTROL WIRE WILL BE SOUR COPPER WIRE U.L. APPROVED FOR DIRECT BURIAL IN GROUND, MINIMUM GAUGE: /14 U.F.
COMMON GROUND WIRE SHALL BE /12 GLACE WHUE. PROVIDE TWO EXTRA CIRCUIT WIRES AND ONE EXTRA COMMON GROUND WEFOR ENTIRE MAINLINE LENGTH, MARK AS APPROPRIATE. PROVIDE ONE YELLOW 116 GAUGE TRACER WIRE FOR ALL MAIN UNE. WIRE IS
TO BE CONTINUOUS AND SPLICED ONLY IN VALVE BOXES.
19. 24 VAC WIRE SPLICING MATERIAL WILL BE DIRECT BURIAL. SPLICE KIT AS MANUFACTURED BY 3M
20. SOME AREAS MAY REQUIRE RISER EXTENSIONS FOR SPRINKLERS OR A FIXED RISER WITH A SHRUB HEAD OR SHRUB ADAPTER TO
OBTAIN PROPER COVERAGE. LARGE ROTOR NOZZLES - /4 -FULL. /3-3/4, /2 -HALF, /1 -QUARTER ADJUST AS NEEDED.
21. FINAL LOCATION OF WATER SOURCE SET UP TO BE APPROVED BY OWNERS REPRESENTATIVE.
22. —ITIINATF Niru I AMN — —I — -- ,,.00,..,c..e.,..-
�--;
I
—yI
SYMBOL
MODEL I
�--_
--t.------.-
Q
RAINBIRD 5004
ROTARY SPRINKER, NOZZLES. ADJUSTABLE
VERIFY
NORTH
RAINBIRO 3504
\ I
VERIFY
0
ft i '
,
\ ,
IRRIGATION WATER CONNECTION/BACKFLOW DEVICE,
CONTROLLER AND RAIN SENSOR AREA
GENERAL NOTES
AND PER
S NEEDED
DESIGN CALCULATIONS. AND RELATED PRODUCT SHEETS FOR OWNER OR LANDSCAPE ARCHITECT APPROVAL. CONTRACTOR TO PROVIDE
TWO 'AS -BUILT' DRAWINGS OF IRRIGATION SYSTEM AT THE COMPLETION OF THE PROJECT.
2. ALL PIPE 1.5' OR GREATER SHALL BE SDR 28 CLASS 180 PVC PIPE(DO NOT EXCEED 35 GPM FOR 1.5' AND 58 GPM FOR 27.
ALL PIPE 1.25' OR 1' SHAL BE 700 POLY PIPE AS INDICATED BY THE DESIGNATION OF 'P' AFTER PIPE SIZE(DO NOT EXCEED 13
GPM FOR 1' AND 22 GPM FOR 1.25'. PIPE SIZE DOWN STREAM SHALL BE PER THE LAST LABEL.
3. ALL WIRING, BACKFLOW PREVENTOR. AND PLUMBING AS PER LOCAL CODE
7. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN VALVE BOXES(SIZED FOR NORMAL MAINTENANCE. FLUSH WITH FINAL
GRADE. PROVIDE (2) QUICK COUPLER KEYS ANO HOSE SWIVELS.
B. THE IRRIGATION SYSTEM SHALL BE INSTALLED AS PER IMNUFACTURER'S SPECIFICATION.
9. FIRST YEAR WINTERIZATION AND SPRING START UP OF SYSTEM SHALL BE PERFORMED BY IRRIGATION CONTRACTOR.
10. 4' PJC SCHEDULE 40 SLEEVING SHALL. BE REQUIRED UNDER ALL WALKS AND ROADWAYS. PROVIDE 12' LENGTH OF /3 REBAR AT
EACH TEMPORARILY SEALED END FOR FUTURE LOCATION. EXTEND SLEEVING AT LEAST 2 FEET BEYOND EDGE OF PAVEMENT.
12. BIDDING CONTRACTORS SHOULD BECOME THOROUGHLY FAMILIAR WITH ALL FACETS OF THE PROPOSED IRRIGATION SYSTEM.
FAILURE TO COMITY MMUNDERSTANDINGS. OR INTENT OF THESE DRAWINGS AND SPECIFICATIONS BEFORE SUBLRTAL OF BIO SHALL BE
THE RESPONSIBILITY OF THE CONTRACTOR.
13. THE IRRIGATION CONTRACTOR SHALL LOCATE ALL UNDERGROUND UTILITIES AND SHALL TAKE PROPER PRECAUTIONS NOT TO
DAMAGE ORDISTURB UTILITIES OR EXISTING CONDITIONS. CONTRACTOR SHALL REPAIR/RESTORE ANY DAMAGE INVOLVING IRRIGATION
INSTALLATION.
17. INSTALL RAIN SENSORICA
S) ON EXTERIOR WEATHER EXPOSED VERTL SURFACE(S). COORDINATE WIN OWNER'S AUTHORIZED
REPRESENTATIVE AS TO FINAL LOCATION.
18. CONTROL WIRE WILL BE SOUR COPPER WIRE U.L. APPROVED FOR DIRECT BURIAL IN GROUND, MINIMUM GAUGE: /14 U.F.
COMMON GROUND WIRE SHALL BE /12 GLACE WHUE. PROVIDE TWO EXTRA CIRCUIT WIRES AND ONE EXTRA COMMON GROUND WEFOR ENTIRE MAINLINE LENGTH, MARK AS APPROPRIATE. PROVIDE ONE YELLOW 116 GAUGE TRACER WIRE FOR ALL MAIN UNE. WIRE IS
TO BE CONTINUOUS AND SPLICED ONLY IN VALVE BOXES.
19. 24 VAC WIRE SPLICING MATERIAL WILL BE DIRECT BURIAL. SPLICE KIT AS MANUFACTURED BY 3M
20. SOME AREAS MAY REQUIRE RISER EXTENSIONS FOR SPRINKLERS OR A FIXED RISER WITH A SHRUB HEAD OR SHRUB ADAPTER TO
OBTAIN PROPER COVERAGE. LARGE ROTOR NOZZLES - /4 -FULL. /3-3/4, /2 -HALF, /1 -QUARTER ADJUST AS NEEDED.
21. FINAL LOCATION OF WATER SOURCE SET UP TO BE APPROVED BY OWNERS REPRESENTATIVE.
22. —ITIINATF Niru I AMN — —I — -- ,,.00,..,c..e.,..-
Eju
�--;
I
—yI
SYMBOL
MODEL I
DESCRIPTION
p7yy_
Q
RAINBIRD 5004
ROTARY SPRINKER, NOZZLES. ADJUSTABLE
VERIFY
NORTH
RAINBIRO 3504
ROTARY SPRINKER, NOZZLES, ADJUSTABLE
VERIFY
0
RB 1804 -SVA -PRS
1 4- SPRAY W/ PRESS. REG., SMR -OFF, CK. VALVE
5
Cl
Re 1812 -SALT -PRS
12' SPRAY W/ PRESS. REG., SHUT-OFF, CK. VALVE
VERIFY
0 20 40 80
s
Ji
VERIFY
®
WATER SOURCE
SEE DETAILS FOR MORE INFORMATION
1
m
�
24 STATION CGMMERCML CONTROLER, PLASTIC
1
Q
1' RB 44RC
1' QUICK COUPLER, W/ KEY, HOSE SWIVEL
i's
RB RSD-BEX
RAN SENSOR AND BYPASS SWATCH
1
n
ISOLATION VALVE
WHEEL HANDLE ISOLATION VALVE PER PIPE SIZE
qO
4' SCHEDULE 40 PIPING AND ELBOWS. REBAR
VEMN
liz
MAIN LINE
2' POLYVINYL CHLORIDE PIPE, CLASS 180
VERIFY
LATERAL UNE
LATERAL PIPING, SEE GUIDE BELOW h PLA
-
Eju
�--;
I
—yI
SYMBOL
MODEL I
DESCRIPTION
p7yy_
Q
RAINBIRD 5004
ROTARY SPRINKER, NOZZLES. ADJUSTABLE
VERIFY
)(
RAINBIRO 3504
ROTARY SPRINKER, NOZZLES, ADJUSTABLE
VERIFY
0
RB 1804 -SVA -PRS
1 4- SPRAY W/ PRESS. REG., SMR -OFF, CK. VALVE
VERIFY
Cl
Re 1812 -SALT -PRS
12' SPRAY W/ PRESS. REG., SHUT-OFF, CK. VALVE
VERIFY
1 1/2' R8 PER
1.5' ELECTRIC VALVE WITH FLOW CONTROL
VERIFY
®
WATER SOURCE
SEE DETAILS FOR MORE INFORMATION
1
Q
RB ESP -LK PLUS
24 STATION CGMMERCML CONTROLER, PLASTIC
1
Q
1' RB 44RC
1' QUICK COUPLER, W/ KEY, HOSE SWIVEL
VERIFY
RB RSD-BEX
RAN SENSOR AND BYPASS SWATCH
1
��wwR�Sww��
4y F
ISOLATION VALVE
WHEEL HANDLE ISOLATION VALVE PER PIPE SIZE
SLEEVING
4' SCHEDULE 40 PIPING AND ELBOWS. REBAR
VEMN
-�----�—
MAIN LINE
2' POLYVINYL CHLORIDE PIPE, CLASS 180
VERIFY
LATERAL UNE
LATERAL PIPING, SEE GUIDE BELOW h PLA
-
LATERAL PIPING GUID
I'P
1' POLY PIPE
HIGH DENSITY POLYETHYLENE PIPE. CLASS IOD
VERIFY
1.257
1.25' POLY PIPE
HIGH DENSITY POLYETHYLENE PIPE, CLASS 100
VERIFY
7.5'
ILS' PJC PIPE
POLYVINYL CHLORIDE PIPE. CLASS 180
VERIFY
Eju
�--;
I
—yI
ALL PRODUCTS
AS SPECIFIED. OR APPROVED EQUAL
)(
ZONE NUMBER
o
GALLONS PER MINUTE
Eju
�--;
I
—yI
-- _�is
7,
Lj
o
Li
J
1<1 k4'
0
---------
5�-TH
AVENUE NORTH
V �o�ao
Q KGU�
r6t¢j¢op J0
~oW
O -Z
3
91EEi ND.
IR1
(D--- ---- -
I - J
-F TIT
r
FIRM 1 10 7.WTW
#-A Pd LANDSCAPE ADAPTATION.
ADD cuRaeo PUNTERS.
HEDGES AND OR—ENTAL TREES I V/ I 4-a
I
A-1
(a) CuRstme AND
INI 1114 A)APTATIll" SIDEWAI.K PAVING
ADDC RBED PLANTERS. tM)
AND.EDGES ROLLED MRR AND
DOLLARDS, TYP, G) TARGET RED SIDEWALK PAVING ap
02 10
FLOOR PLAN
CL
Ro
7
7 -7-
CN)9-C.M-U: AND ENTRY
A,
_.IEyAtTJCN OF WALL BEYOND V84UR ;�.;�E PROGRAM PER PI"Plal STRATEGY --
TOP OF
(NJ STORE SIGNAGE
REMOVE EX STING Y
OVERHANG A..ENTRY EL - 130-o.
(N) STORE SIONAGE
,NJCAtU.�UFACEOP OF_(M1MASONAY
I PHARMAC SIG,�AGE TOP
TK 10,18, C.0 UZ.—\ PHARMAC TOP OF PARAPET
TOP OF (N) MASONRY EL - W4'
qvg TARGET 80"O.OF(E)STRIPE
F-A-
ki "I -
CANOPY
VNI C.Mv. Swoo �Acvm (N)G.M.U.
—11, —NS. -1—C- 2. TK IND, �12 MIGE TK 10AIL CAA BROWN
L �N) noi-LARos, TYP
TKI010,1_129L." ANGAOb H DOES JN, CALLL SPLIT FACE CJA.1 SPLIT E IN) C.M.U.SPLIT FACE
LIN) � LANDSCAPE ADAP7A.. tNJ r �✓1. BROWN
(N) C.ALI.LSPU�ACF jmc.-ULSPUTI�ACE 'm. U. SMOOTH TKIM.r,12BEIGE w IND, C-12 BEIGE TK 1048. C -
ADE) CURBED PLANTERS. LUM. $TO EFRONT ENTRY
r C X0, VENEER CM u o
TK IN$, C-14 BROWN HEDGES. AND ORNAMENTAL TREES TK iods, rl W BROWN T1,I W48� C-14 BROWN (NJ C.M.U. COLUMNS I PILASTERS A R
CIAU, MTN (N)C.M.U. SMOOTH (N) CA.U. SPLIT FACE & METAL TRELLIS C41 CHAMPAGNE
TX 1041, C�ll CREAA TK 10.1.O1l CREAM �104&r,14BROWN JIM CANOPY r,21 CHAMPAGNE
tM O'BAND
FRONT ELEVATION CA TARGET RED
N.T.S.
A R C H I T E C T S date: 10-14-03 -Fprototype-TAR I Qastal, MN,,T-003
1-1
I==
w
cc
LOZ
G) F1�
i t E
1
D
�
1 C
(N) SMOOTH C.M.U.
TK 1041, C-1 1 CREAM
�
CA)
TOP F E PARAPET ' /.,
f/ o 11
TK 1041, C-1 f CREAM
RIGHT ELEVATION
TOP OF {El PARAPET
EL. = 119'-31
BOTTOM OF STRIPE Jam,
A8
(g
EL
N.T.S.
BOTTOM OF (E) CANOPY...1-_
EL - 109'-0' �T
_ TOP OF SCAB
—EL. = IDB-0` _.�
t
(E) TK 1048. C-14 BROWN
(E) TK 1050. C-15 RED BROWN
r
i
t
(E)STUCCO- APPLY PAINTED BANDING
V
i
8" (NI E%PANSION " °.
-
len�.a�-m 1, n
.TOP,,. OF (N) MASONRY
IN SIGNAGE PROGRAM ! A EL = 136• P „ ;
' PER P193,po STRATEGY 75% I I f FOP OE.(N MASON._.
-
-
RE110VE EXISTING-- (N) SMOOTH CM.U.—
TA TGET SIGNAGE TK 11146. C•12 BEIGE
)4TO'
j -` t
SEL 128'-0'
j p OF (E) PA_RAPET�
?
c`L.
TOP OF (E) PARAPET
•ga�.p'
,.
EL - 119'-3'
TAAGET
BOTTOM OF (E) STRIPE
-, .a .:
t
n
.OMD
-
------_.. _.-
_(E) CANOPY '.�
EL. - 109'A' V
+
(E) PAINTED BANDS
TK 1048. C-14 BROWN
(E) PAINTED BANDS
TK 1041, G11 CREAM
(�12:) LEFT ELEVATION
'-Aa N.T.S.
5
(N) EXPANSION'' "u
4
(N) SPLITFACE C.M.U. J
1
TK 1048, G74 BROWN'
j (E) PAINTED BANDS
TK 1028, G13 MED. BROWN
(N) SMOOTH C.M.U.
TK 1041, C-1 1 CREAM
�— (E) PAINTED BANDS
TOP F E PARAPET ' /.,
f/ o 11
TK 1041, C-1 f CREAM
RIGHT ELEVATION
TOP OF {El PARAPET
EL. = 119'-31
BOTTOM OF STRIPE Jam,
A8
(g
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N.T.S.
V
L-- (E) PAINTED BANDS
(E) TK 1846, G14 BROWN E TK 1678, C-14 BROWN (N) TARGET LIGHTED — (N) SK 1048. -C.M.U.
I TK 1028, G13 MED, BROWN O � SIGNAGE � TK 1648. G74 BROWN
L (E) PAINTED BANDS L (N) SPLITFACE C M.U. (N) SMOOTH C.M.U.
TK 1041, 1;-11 CREAM TK 1040, C-12 BEIGE TK 1041, G11 CREAM
(E) TK 1028, C-13 MED, BROWN
(E)STUCCO- APPLY PAINTED BANDING ,.`.... ... ,
' 1
(E) TK 1048, G14 BROWN
R S P A R C H I T E C T S I date: 10-14-03
rototype-TAR
s rr,
— (E)PAINTED AREA
TK 1028. C-13 MED BROWN
TOP SLAB
Wrc.AQ, ti
:I a sn• 1
OT40 TOP OF1NN� MASONRY
`EL = 130`-0' I_
1
TOP OF (N) MASONRY
m
TOP F E PARAPET ' /.,
f/ o 11
TOP OF {El PARAPET
EL. = 119'-31
BOTTOM OF STRIPE Jam,
U
(g
EL
BOTTOM OF (E) CANOPY...1-_
EL - 109'-0' �T
_ TOP OF SCAB
—EL. = IDB-0` _.�
t
(E) TK 1048. C-14 BROWN
(E) TK 1050. C-15 RED BROWN
r
OT40 TOP OF1NN� MASONRY
`EL = 130`-0' I_
■
TOP OF (N) MASONRY
Ii
U)
TOP F E PARAPET ' /.,
f/ o 11
TOP OF {El PARAPET
EL. = 119'-31
BOTTOM OF STRIPE Jam,
(g
EL
BOTTOM OF (E) CANOPY...1-_
EL - 109'-0' �T
_ TOP OF SCAB
—EL. = IDB-0` _.�
��
�
Ty
(E) TK 1048. C-14 BROWN
(E) TK 1050. C-15 RED BROWN
E
W
ri
V
Cr staff, MN
T-403
len�.a�-m 1, n
PARKING DATA
TENANT SF.
REOURED FRONDED
RARO SPA(ES RATIOI SPACES
TARGET ta2,819
4 1000 571 1 4Z1000 1 571
SITE DATA
kTA
LOT AREA S.F. BED.AREA SF. COVERAGEGET 1.1. 142,819 1 287.
■ 6,000 SF BUILDING EXPANSION
■ CONSTRUCT ENTRY GATE SIDEWALK "BRANDING"
• RECONFIGURE PARKING LOT, PROVIDE CURB
• OVERLAY EXISTING SURFACE
■ IRRIGATE FRONT PLANTERS, PARKING LOT
ISLANDS AND ALL PERIMETER AREAS
ADD 20 TREES, SOD ALL OTHER AREAS
\ -------------------------
NORTH
------------------------NORTH j
0 25
\\ .�♦ \ `
------------------------
RE-ALIGN DRIVEWAY ENTRANCE
I
i
r I
2 ANO GUTTER (TYP.) `�\ `\ -----------_J
♦ /
- TAIL .)
♦
\\\�
D S ( `\
\
4" ING
\ ai ♦\
�7' ORIVe \\ \\,
SIDEWALK \ \\\
- - / — ♦ \,
---- '� \ SIDEWAL 6,000 SF EXPANSION
I
-----------------------
IM M
i I Oi \
I �
I \ I Y I \ EX TRA c
FUTURE' BUILDING' TOTAL 142,819 SF a \,
1 �1
—p \\
------------
TRU
-----------
\ FUTURE PARKING (26)
I BITUMINOUS I TURN -A DUNG EDGE OF MAT '� `\\
I1 60' --------- ------^-- -- - I' ------------J
I SURFACE \ /� j I I �-_�` -- -_� ��_�` I . ' --
I I 8 `y\�' I I I I �• I I \`
�l ❑ ' Q
—al;l— --I— �I----I----I;o;El El ElI
-------------------------- 54TH AVENUE NORTH
W -Fl,
C-4
L-------------------------1
\♦ r---------------------
\\ \
- - / — ♦ \,
---- '� \ SIDEWAL 6,000 SF EXPANSION
I
-----------------------
IM M
i I Oi \
I �
I \ I Y I \ EX TRA c
FUTURE' BUILDING' TOTAL 142,819 SF a \,
1 �1
—p \\
------------
TRU
-----------
\ FUTURE PARKING (26)
I BITUMINOUS I TURN -A DUNG EDGE OF MAT '� `\\
I1 60' --------- ------^-- -- - I' ------------J
I SURFACE \ /� j I I �-_�` -- -_� ��_�` I . ' --
I I 8 `y\�' I I I I �• I I \`
�l ❑ ' Q
—al;l— --I— �I----I----I;o;El El ElI
-------------------------- 54TH AVENUE NORTH
W -Fl,
C-4
L-------------------------1
\♦ r---------------------
- - / — ♦ \,
---- '� \ SIDEWAL 6,000 SF EXPANSION
I
-----------------------
IM M
i I Oi \
I �
I \ I Y I \ EX TRA c
FUTURE' BUILDING' TOTAL 142,819 SF a \,
1 �1
—p \\
------------
TRU
-----------
\ FUTURE PARKING (26)
I BITUMINOUS I TURN -A DUNG EDGE OF MAT '� `\\
I1 60' --------- ------^-- -- - I' ------------J
I SURFACE \ /� j I I �-_�` -- -_� ��_�` I . ' --
I I 8 `y\�' I I I I �• I I \`
�l ❑ ' Q
—al;l— --I— �I----I----I;o;El El ElI
-------------------------- 54TH AVENUE NORTH
W -Fl,
C-4
M E M 0 R A N§ U M
DATE: December 4, 2003
TO: Planning Commission (for December 8th meeting)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJECT: Conclusion of the public hearing regarding the proposed new Zoning
Ordinance and Map
Staff recommends approval of the draft distributed at the November 12, 2003 Planning
Commission meeting, with the following additional changes to be discussed at the December
8th Planning Commission meeting:
In Subsections 515.33, 515.37, 515.41, 515.45, 515.49 and 515.53, Height Restrictions, add
the underlined text:
(6) Antennas and antenna towers for amateur radio operations licensed by the FCC, together
with necessary guy wires and anchors.
(a) Such structures shall not to exceed 50 feet in height, except as provided in (b)
below.
\ (b) f Such structures may be up to 75 feet in height, provided that any applicable
setback requirement is increased by 1 foot for each 1 foot of increased height
above 50 feet. Such additional setbacks only apply to those parts of an antenna or
antenna tower exceeding 50 feet in height. Such additional setbacks shall not
apply to guy wires and anchors for an antenna or antenna tower.
In Subsections 515.33, 515.37 and 515.41, modify certain front and rear setback exceptions to
more clearly communicate that they are to be measured from the lot line, not as a projection
from the house. For example, among the exceptions to the minimum 30' front setback in
515.33 H 1 b, (8) would be modified as follows:
(8) Open porches and decks attached to the principal building, provided that they prejeet-ne
t. -a-- 8 1� .ft ., t..., f.atit 3e«a are at least 22 feet from the front lot line and their
cumulative encroachment into the 30' front setback does not exceed 200 sq. ft. Open
porches are characterized as having a roof but not being enclosed with windows, screens
or walls.
In Subsection 515.33, Permitted Accessory Uses, Paragraph 6, modify as follows:
6. Detached accessory stfu .tufes ana buildings such as garages, carports, tool houses, sheds,
gazebos, non-commercial greenhouses and similar buildings for storage of domestic
supplies and non-commercial recreational equipment, provided the following standards
are met:
a. No detached accessory *ru-E building shall be located in the fr-ent yaf
closer to an abutting street than the principal structure.
In Subsections 515.37 and 515.41, Permitted Accessory Uses, Paragraph 6, add the following
item:
a. No detached accessory building shall be located closer to an abutting street than the
principal structure.
In Subsections 515.45, Conditional Uses, Paragraph 3; 515.49, Conditional Uses, Paragraph
7; and 515.53, Conditional Uses, Paragraph 6; add the following item:
C. No detached accessory building shall be located closer to an abutting street than the
principal structure.
Timetable for the City Council's consideration of the new Zoning Ordinance & Map
Assuming the Planning Commission recommends adoption of the new ordinance and map
on December 8, 2003, the adoption process would proceed as follows:
• Final draft of new ordinance & map provided to City Council on December 9, 2003
• City Council first reading: December 16, 2003
• City Council second reading and adoption: January 6, 2004
• Publication: January 15, 2004
• Effective date: February 14, 2004
CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS
November 18, 2003:
Application 2003-13 for 4366 Xenia Ave N:
• Variance to reduce min. lot width from 60' to 50' to allow combined tax parcel to be
divided into two lots - DENIED.
• Refund of the $200 variance application fee refunded because variance was not
required in the first place — APPROVED.
(Both actions were consistent with the Planning Commission's recommendation.)
2. Application 2003-14 for 103 Willow Bend (Crystal Shopping Center):
• Variances for freestanding signs -DENIED.
(Action was consistent with the Planning Commission's recommendation.)
3. Application 2003-18 for 4068 Hampshire:
• Lot division to split off rear 173' to add to adjacent park property —APPROVED.
(Consistent with the Planning Commission's recommendation.)
Page 9 of 1 91/2412003