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1999.02.08 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY February 8, 1999 7:00 PM A. Approval of Minutes from January 11, 1999 Meeting B. Public Hearings Public Hearing to consider Application 99-1.1,3 as submitted by Industrial Equities (applicant) and the Crystal Economic Development Authority (owner): ❑ Rezoning of 5540 Lakeland Avenue North (P.I.D. 04-118-21-33-0013) and 5917 56 Avenue North (04-118-21-33-0012) from B-3 Auto -Oriented Commercial to 1-1 Light Industrial, together with Rezoning of 5541 Zane Avenue North (P.I.D. 04-118-21-33-0030) from R-1 Single -Family Residential to 1-1 Light Industrial.; and ❑ Site Plan Review for construction of a 90,000 sq. ft. mixed use light industrial building to be located on property located at 5540 Lakeland Avenue North (P.I.D. 04-118-21-33-0013), 5917 56 Avenue North (04-118-21-33-0012), 5518 Lakeland Avenue North (P.I.D. 04-118-21-33-0011), 5454 Lakeland Avenue North (P.I.D. 04-118-21-34-0110), and 5541 Zane Avenue North (P.I.D. 04-118-21-33-0030). C. Other Business Review a concept plan and set a public hearing for consideration of a proposal from Ground Development Corporation for a 10 acre site located at the northwest corner of Zane Avenue North and 47 Avenue North. 2. Review a concept plan and set a public hearing for consideration of a proposal from Rise, Inc. and John Day Company for construction of a 15,000 sq. ft. light industrial building on property located at 5353 Lakeland Avenue North. D. Adjournment • For additional information, contact John Sutter at 531-1142 • \\CY_FS1 \SYS\G ROU PS\COM DEV L P\PLAN N I N G\P LAN COM M\1999\02.Magendasummary.doc 203 January 11, 1999 CRYSTAL PLANNING COMMISSION MINUTES The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Bonnell, Elsen, Graham, Kamp, Koss, Krueger, Magnuson, Nystrom and VonRueden. Also present were Community Development Director Norris and Planner Sutter. A. Moved by Commissioner Elsen and seconded by Commissioner Graham to approve the minutes of the December 14, 1998 meeting. Motion carried. B. Acting Chair Magnuson declared that nominations were open for officers of the Planning Commission consisting of Chair, Vice Chair and Secretary for the year ending December 31, 1999. (1). Commissioner Elsen nominated and Commissioner Nystrom seconded the nomination of Paulette Magnuson as Chair of the Planning Commission for the year ending December 31, 1999. Motion carried unanimously. (2). Commissioner Nystrom nominated and Commissioner Kamp seconded the nomination of Jane Elsen Vice Chair of the Planning Commission for the year ending December 31, 1999. Motion carried unanimously. (3). Commissioner Elsen nominated and Commissioner Kamp seconded the nomination of Rita Nystrom Secretary of the Planning Commission for the year ending December 31, 1999. Motion carried unanimously. C (1). Review of a concept plan and set a public hearing for development of a portion of Glen Haven Cemetery adjacent to West Broadway for a funeral home. Planner Sutter presented the proposed plan and said the following applications will be required: platting; rezoning, conditional use permit and site plan review. Dave Reynolds, Zoning Manager for SCI (owner of the cemetery) was present and noted the rear of the site may be used for on-site storm water storage. The building would be 8,000 square feet and contain one chapel, administrative offices, arrangement and selection rooms. The Commission asked staff to look at parking requirements for funeral homes in adjacent communities. Moved by Commissioner Bonnell and seconded by Commissioner Koss to direct \\CY FS1\SYS\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1999\01-11\Minutes.doc 204 January 11, 1999 staff to proceed with a public hearing for a plat, rezoning, conditional use permit and site plan review upon receipt of a completed application from the developer. Motion carried. C (2). Review of Tax Increment Financing Plan for proposed TIF District #4 (Lamplighter Apartments), including consideration of a resolution finding the proposed modification of Redevelopment Project No. 1 to be consistent with the Comprehensive Plan of the City. Planner Sutter reviewed the proposal. The Commission clarified that staff is asking the Commission to make a finding that the proposal and proposed tax increment project is consistent with the Comprehensive Plan. The Commission discussed whether there was sufficient information to make this finding and how the proposal fits within the recommendations of the Nafstad Task Force Report. Moved by Commissioner Koss and seconded by Commissioner Nystrom to recommend to the City Council the proposed modification of Redevelopment Project No. 1 is not consistent with the Comprehensive Plan (as amended in 1995-96) Motion carried as amended. Further discussion: Moved by Commissioner Kamp and seconded by Commissioner Koss to amend the motion to add the proposed modification is not consistent with the Nafstad Task Force Report which led to the 1995-96 Comprehensive Plan amendment. Motion carried. Further discussion: Councilmember Anderson noted one of the Comprehensive Plan policies is to support senior housing. Moved by Commissioner Bonnell and seconded by Commissioner Koss to amend the motion to state the Planning Commission is not opposed to senior housing as long as that senior housing meets the Comprehensive Plan. Motion carried. D. Moved by Commissioner Krueger and seconded by Commissioner Kamp to adjourn. The meeting adjourned at 8:21 p.m. Motion carried. Chair Magnuson Secretary Nystrom \\CY FSI\SYS\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1999\01-11\Minutes.doc .• IYI BROOKLYN PARK BROOKLYN CENTER • . NEW HOPE Mirl wt t L`I � . 1 o..•w \ \ � ��\ l TMC�C� " - r---- ION.\ �- C.Taral(�m.Porr �rt°r` \ 'ID, P.W`\ 1 10 K:=;F71 F11 \ J l M I 1 I 1 I ua - 1I I E r.r• ® � [ �' - 1 - i ` �j a ( LAtt M.�IO'( _�' r � •t rK LzIOU WT t�15 l I a =—...� O A.C; _E�yzo CITY- _I z O F C7 CRYSTALC�� rAsv[.� �C �,SCALE � �= FJPF� E� C(t) loon' o loco' zoos' { FFFF ROBBI"56itE 0UatL..rO KitE. M. " R ; 111 """ I� •• Eli IF-4 1 y ( I � _ 0 W I G b TM O 39 ------- b'� N UL wNl„� CRYSTAL Lt> -- _! . r L 17 ;� -�� r p� GOLOEN vAllfT wareT.E•K a.^R i : � � f 's 911 U i{ �I y 9 I to �/ I •{ Il �I I I' � 31�j '� i �� I y MEw NOPE1At'� GOLOEK VALLEY ... M E M O R A N D U M DATE: February 2, 1999 TO: Planning Commission (February 8" meeting — Public Hearing #1) FROMsZ�5 John Sutter, Planner SUBJ.: Application 99-1.1: Rezoning (from B-3 Auto -Oriented Commercial to 1-1 Warehouse and Light Industrial) former Paddock bar 5540 Lakeland Ave N (P.I.D. 04-118-21-33-0013) former house 5917 56 Ave N (P.1.D. 04-118-21-33-0012) (from R-1 Single -Family Residential to 1-1 Warehouse and Light Industrial) former house 5541 Zane Ave N (P.1.D. 04-118-21-33-0030) Application 99-1.3: Site Plan Review (construction of a 92,198 sq. ft. mixed use light industrial building) former Paddock bar 5540 Lakeland Ave N (P.I.D. 04-118-21-33-0013) former house 5917 56 Ave N (P.I.D. 04-118-21-33-0012) former Arnold's restaurant 5518 Lakeland Ave N (P.1.D. 04-118-21-33-0011) former Suburban Motel 5454 Lakeland Ave N (P.1.D. 04-118-21-34-0110) former house 5541 Zane Ave N (P.1.D. 04-118-21-33-0030) (The effect of the requests would be rezoning of property and concurrent approval of a site plan to allow construction of a 92,198 sq. ft. mixed use light industrial building) A. BACKGROUND Industrial Equities is proposing to construct a new 92,198 sq. ft. mixed use light industrial building on properties formerly occupied by the Paddock, Arnold's and the Suburban Motel. The Crystal Economic Development Authority is the owner of the 5 parcels in the Site Plan Review. Two are to be rezoned from B-3 to 1-1; one is to be rezoned from R-1 to 1-1; and two are presently zoned 1-1 (Arnold's restaurant and Suburban Motel sites). Two additional properties, a restaurant at 5430 Lakeland Ave N and a house at 5549 Zane Ave N, will need to be acquired for the proposed project. The Economic Development Authority has authorized acquisition of these two properties through negotiation and condemnation, if necessary. Because these parcels are not yet owned by the City, they are not included in the Rezoning and Site Plan Review applications. The Economic Development Authority will make a separate application for these parcels once the City has gained control of these parcels. The following informational items are attached: ❑ plat maps showing the subject properties and current zoning; ❑ excerpts from the Comprehensive Plan; ❑ proposed site plan (incl. lighting, landscaping, grading/drainage and utility plans) B. STAFF COMMENTS 1. Rezoning The subject property is guided for County Road 81 Corridor / Mixed Use, which includes as uses intended to be accommodated "employment and commercial uses that do not compete for business with Community Retail areas but are able to comply with County Highway 81 Planning and Design Guidelines." Light industrial uses are a type of employment use that is distinct from the community retail uses located at the intersection of Bass Lake Road and West Broadway. In the 1993 plan and subsequent County Road 81 Corridor Study, industrial uses were intended to be accommodated along the west side of CSAH 81, with a mixture of retail and office uses along the east side. However, since that time the City has completed redevelopment of the Crystal Town Center at the northeast corner of Bass Lake Road and West Broadway. As a result, the City's priorities have shifted from providing enhanced retail opportunities to facilitating light industrial development. Furthermore, mixed light industrial uses (office/showroom/light assembly/warehouse) often have lower negative impacts on adjacent residential properties, largely because their hours of operation tend to be limited to daytime hours while retail operations are frequently open until late in the evening. Staff therefore believes that the proposed rezonings appear to be consistent with the goals and objectives of the Comprehensive Plan. The purpose of the 1-1 Warehouse and Light Industrial District is "to provide for the establishment of warehousing and light industrial development and use and to provide for a transition between retail and service type of commercial activity and heavy industrial use." Land uses allowed in the 1-1 District are as follows (515.39): • Permitted principal uses: ❑ Wholesale and retail showrooms and offices provided that at least 50 percent of the principal building is devoted to storage or warehousing of merchandise; ❑ Laboratories - experimental, film, and/or testing; ❑ Building materials sales yards, retail lumber yard, contractors equipment sales and rentals, storage and sale of food, and fuel not for resale; ❑ Inflammable liquids, underground bulk storage only, not to exceed 25,000 gallons if located not less than 30 feet from a residential district; ❑ Newspaper and general printings; REZONING & SITE PLAN REVIEW - COUNTY ROAD 81 BETWEEN BASS LAKE RD & WILSHIRE BLVD 2 ❑ Greenhouses and nurseries; ❑ Warehouses; ❑ Essential services; ❑ Governmental and public utility buildings and structures; ❑ Other light industry processing, or repair, which meets the intent of this District as stated in Subsection 515.39, Subdivision 1. • Permitted accessory uses: ❑ Buildings and structures for a use accessory to the principal use; ❑ Offices accessory to the principal use; ❑ Off-street parking as regulated by Subsection 515.09 of this Code; ❑ Off-street loading as regulated by Subsection 515.11 of this Code; ❑ Signs as regulated by Section 406 of the City Code. • Conditional uses: ❑ Open and outdoor storage, including storage by a building or other contractor, of equipment used in the contractor's trade or business but not held for sale, as an accessory use; ❑ Open or outdoor service, sale and retail as a principal or an accessory use and including sales in or from motorized vehicles, trailers or wagons; ❑ Industrial planned unit development as regulated by Subsection 515.51 of this Code; ❑ Motor vehicle and motorized recreational equipment sales and storage garages accessory thereto; ❑ One on -premise caretaker dwelling unit when provided in connection with mini -storage use (mini -storage is considered the principal use of property being rented or leased as space for storage purposes); ❑ Car washes (drive through, mechanical and self-service). 2. Site Plan Review a. Building Height. The building's roof would be approximately 30' above grade as viewed from the north, west and south sides, and approximately 33' above grade as viewed from the east (loading dock) side. b. Exterior Materials. The building elevations show two different types of textured concrete panels, accented by brick at the building entrances. There is a significant amount of glass along the north, west and south faces of the building. C. Mechanical Equipment. The building elevations do not show any mechanical equipment protruding above the roof line. The site plan does not show any exterior storage areas or dumpster areas. REZONING & SITE PLAN REVIEW - COUNTY ROAD 81 BETWEEN BASS LAKE RD & WILSHIRE BLVD 3 d. Utilities. All utilities on the site would be underground. The existing water line along County Road 81 would remain a public line, and would require the dedication of a utility easement to the City for access and maintenance. The existing sanitary sewer line along County Road 81 serves no other properties and therefore would become a private line for which the developer would be responsible. e. Buffering and screening is required that will screen the loading areas from adjacent residential lot lines. The landscape plan shows a buffer of 20' adjacent to the properties along Yates Avenue, and 18' adjacent to Zane Place and Zane Avenue. Vegetative screening would be Colorado Spruce trees planted approximately 30' on center. Staff believes that the proposed screening is inadequate. A combination of an 8' high fence, berming and landscaping, such as was installed along the south side of the Cub Foods site, would provide a much more effective screen for the abutting residential uses. f. Parking. The site plan shows 222 stalls provided. The parking required would depend on the mixture of uses in the building. For example: ❑ If 25% is used for offices or showrooms, 25% for manufacturing and 50% for warehousing, then 174 stalls would be required. ❑ If 40% is used for offices or showrooms, 10% for manufacturing and 50% for warehousing, then 202 stalls would be required. ❑ If 40% is used for offices or showrooms, 20% for manufacturing and 40% for warehousing, then 214 stalls would be required. ❑ If 40% is used for offices or showrooms, 40% for manufacturing and 20% for warehousing, then 238 stalls would be required. ❑ If 50% is used for offices or showrooms, 25% for manufacturing and 25% for warehousing, then 251 stalls would be required. Because the mix of tenants is not known at this time, the City should consider including a performance standard for parking as a condition for site plan approval. The performance standard would require the property owner to control the mixture of uses so that it does not generate parking demand in excess of that provided on the site. g. Lighting. The City requires that no lighting exceed 0.4 foot candles at an adjacent residential property line. The lighting plan submitted with the application shows lighting in excess of this level at 5509 Yates and 5557 REZONING & SITE PLAN REVIEW - COUNTY ROAD 81 BETWEEN BASS LAKE RD & WILSHIRE BLVD 4 Zane. The developer will be required to correct the lighting so that it complies with this standard. C. SUGGESTED FINDINGS OF FACT Crystal City Code (505.53 Subd. 1e) states, "The Planning Commission shall consider possible adverse effects of the proposed [rezoning]." The following suggested findings reflect the specific factors listed in this section: ❑ The rezoning is consistent with the goals of the Comprehensive Plan. ❑ The geographic area involved is appropriate for the proposed use. ❑ The use is not expected to depreciate the area in which it is proposed. ❑ The project is compatible with the character of the surrounding area. ❑ The demonstrated need for such use is evident from the private developer's desire to locate the facility at this location, and from the lack of similar facilities elsewhere in the City of Crystal. D. RECOMMENDATION Staff recommends approval of application 99-1.1, a request for the rezoning of 5540 Lakeland Avenue North (P.I.D. 04-118-21-33-0013) and 5917 56 Avenue North (P.I.D. 04-118-21-33-0012), from B-3 Auto -Oriented Commercial to 1-1 Light Industrial; together with Rezoning of 5541 Zane Avenue North (P.I.D. 04-118-21-33-0030), from R-1 Single -Family Residential to 1-1 Light Industrial. Staff also recommends approval of application 99-1.3, a request for the approval of Site Plan Review for construction of a 90,000 sq. ft. mixed use light industrial building to be constructed on property located at 5540 Lakeland Avenue North (P.I.D. 04-118-21-33- 0013), 5917 56 Avenue North (P.1.D. 04-118-21-33-0012), 5518 Lakeland Avenue North (P.I.D. 04-118-21-33-0011), 5454 Lakeland Avenue North (P.I.D. 04-118-21-34- 0110), and 5541 Zane Avenue North (P.I.D. 04-118-21-33-0030), as shown on the plans submitted with said application, and subject to the following conditions: ❑ The applicant shall revise the landscape plan to provide opaque screening along the edges of the site abutting residential property, to include planting, fencing and berming as necessary to screen the building and loading areas. A revised landscape plan shall be submitted no later than February 15, 1999, and the Planning Commission will hold a special meeting to review the revised plan on February 22, 1999 prior to the proposal being forwarded to the City Council. ❑ All landscaped areas must be watered with a functional underground sprinkler system. REZONING & SITE PLAN REVIEW - COUNTY ROAD 81 BETWEEN BASS LAKE RD & WILSHIRE BLVD 5 ❑ The applicant shall revise the lighting so that the lighting projecting from the site does not exceed 0.4 foot candles on any adjacent residential property. ❑ Outdoor storage of equipment, materials, trash or recyclables shall not be permitted. ❑ The parking demand generated on the site shall not exceed the number of off-street parking stalls provided on the site. The mix of tenants and uses shall be controlled by the applicant to ensure that on-site off-street parking is sufficient for the facility. ❑ As a condition of the transfer of property to the applicant, the City of Crystal shall be granted a 20' wide utility easement located 10' either side of the existing water main adjacent to County Road 81. This existing water main shall remain as a public line to be owned and maintained by the City of Crystal. ❑ The sanitary sewer located along County Road 81 shall become the responsibility of the applicant, since it does not serve any other properties and therefore should be maintained by the property owner rather than the City of Crystal. ❑ No building permit shall be issued until the applicant executes the required Site Improvement Agreement. The Planning Commission is asked to make a recommendation on the requests for City Council consideration. The City Council will consider first reading of the proposed Rezoning ordinance at its February 16, 1999 meeting, and second reading at the following regular meeting on March 2, 1999. The City Council will not take action on the Site Plan Review application until second reading of the rezoning ordinance has occurred. REZONING & SITE PLAN REVIEW - COUNTY ROAD 81 BETWEEN BASS LAKE RD & WILSHIRE BLVD 6 4S V J I• y ��.,A13;1-c" Q J.9 � . Jr •Q I S. 9 ,�. 13 3 133.q � 133.9. 1 /33 .1 1 0 U3.f N f33 9 ' .i 133.88 D.: Ij o .+0.4(�q-t� o V 4 �°„"� 4 . U =' 7 ` N IZ 4 i 13; 91 413391 13 . 133.9Z " ' r 9. 9i,� 13. �W D. I 2 13=.s9 _ v � v AlD --. tj x 5 r 133.9 13.93 yy83y 39 Ir 2 6o i dab `° 13.9 I� ,0 113. W M II `•""'•1 5 ( /6,. 4n> /oo io�30 IZo I o. 0.9. N h o o A /1 �Zf j01. I 133.91 . (3 :I 6 ti o E ;`O A N1 • q �,��1 \BASShtia\ (. KE 133.95 I ° '1° a IZ * R. L. 8 e R. 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Lis PerroenS 101-oceedin�_9 silo;.✓ `- this anis/e as SB' -SB' wh/ch /s be/ie�e� f4 be an error. LEGEND RESIOeMAL COMMERCIAL 021 Low Density ® Com Retail/ Service ® Medluim Density ® Neigh Retail/ Service CITY of CRYSTAL ® High DensityMIXED USE TRANSITIONAL ""'" County Fil hwa 81 MU 1%0 INDUSTRIAL H2O Employment Oriented MU I11 d 1000 20, xortb LAND USE PLAN ® Planned Unit Dev, MU PUBLIC/ PEE' Town Center MU QUASI PUBLIC ® PARKS/ © Cemetary OPEN SPACE a School F Fire Station L Library M Municipal Facilities Q Quasi Public COMPREHENSIVE PLAN FIGURE 11 �.� County Road 81 Corridor/Mixed Use These areas are intended to accommodate a mixture of uses that provide for a higher quality visual image within the County Highway 81 corridor. Uses intended to be accommodated include residential, office, hospitality, institutional, public facility, employment and commercial uses that do not compete for business with Community Retail areas but are able to comply with the County Highway 81 Planning and Design Guidelines. Due to the substantial nature of industry within the corridor and access difficulties, the Study Area is intended to accommodate industrial uses on the west side of County Highway 81. New industrial development is intended to evolve to a higher form over time as rehabilitation and redevelopment occur. Existing single-family areas within the corridor are not intended to change immediately to commercial development. Such areas are intended to be rezoned only when a specific development is proposed. Residential redevelopment is not intended to be piecemeal in nature but must take the integrity of the whole neighborhood into account. PUD is intended to be used for all changes to existing residential areas. Employment Oriented Mixed Use These areas are primarily intended to accommodate employee intensive light industrial and office uses with integrated retail and service accessory uses. Secondarily, they are intended to accommodate compatible automobile service establishments and motor fuel stations by CUP. Planned Unit Development (PUD) Mixed Use This area correlates with the Crystal Airport and its immediate environs and is intended to be planned as an integral unit and developed in phases as a community within a community. It is intended that the PUD Mixed Use area be developed with the full range of residential types and densities, retail, service, office, recreational, institutional and public uses. This mixed use area is proposed to be an urban (vs suburban) development with a dense grid street (vs hierarchical) system, sidewalks and trails, buildings oriented to the street, on -street parking and small parking lots, town squares, neighborhood retail and parks and open space. Uses are intended to be mixed rather than rigidly segregated and performance standards will be required to insure land use compatibility. Existing airport, residential and commercial uses are intended to continue as interim uses but should not be expanded. They are not intended to be rezoned for mixed use until a specific development is proposed. City of Crystal/Comprehensive Plan Page 44 PROJECT DATA LEGAL DISCRIPTION HT MAL FWTIEG LLP. 37I NMT Avt NORTH a.wr w ~—.I* --.1=--.I M!!lAPOLr, MESOTA 68401~...y lN (6x)332 -11l2 ARCWITECt 63" CARL60N ONYS, OUTER� EDEN F17A1RIE, MlNEeOTA 56346 •�"�w �.Y (612) W4 -68W 'rm� y,.�-o�� GVIL mommm. 6CNOELL 1 MAD604. MC. W"V 447ZATA BLVD. 6U" I�wwi'�.:�i _ .`�`.+� rte-"' u• • • _ r•�.. ` M6NETONC4 M"APOTA 66306 ^Y'=�'� "-'• 6TRUCTURAL ENG►.EM. ULD6n CICH"T61G 4C. OIGROtr. F41- rr'-'w--'--'-r+ ••.....�'w` 28M MMIaPOLIb, FI661C60TA 664r MNTRA W°"Y `"d' °"' "4 GENERAL SITE NOTES (6w 106-66x6 . naN ew.uw w HVN� N cerRwln unl.re rpr TO l.t aww rasa / raarry M1fA1I DAtO 6TIT! 4REA. ]10/106 6r. (11] ALIQ6)OULJD G AREA, 93» er. . KL NNOICIFrm rMJr F14tL� M MMK.'�. eR110Ig6.K4T�1. FW49� ra MM!lOT� tt41111r rflY Y.A Y6rJp. 124]1 rR M4.q.l. Or ..•.1!]. MYpOR M. NIm q�T. Y•TO iF 11.9. ns w ' rNcuOw v� �co�� FA)t. FAIL 30A3a PARgiG REdURED . 31! COME. 1/250 . 6.1 6 .TMru p« .ILL NiWYI TO 1MN 1YlOC4/rte CIw1 M. /FM1'F. 111T1 �le/.�MDT bas wS." • . TAo r od oaow.nru, ToeN TOTAL F • 2VI 6PACE r�F.OLcr nala rtwx 1rNww . MND �4Nnror omrls..uwTm.o PARO: PT/DD733MACE6 TY1LDE6 b ADA. DPAQ6 1a1r1t�� • nvrw NCgAwi Onvnar u..w Nw4a[ 4T iwo�w wr.r ZCNlf•1 wNOKATp rw4aal.a tse.rCa•LFa I.Av11Oa . rla, r n.4m d M era.. Fwwoaa eMt au OCO1rANC1' . e -I /B 4r�o .ILL oDa arta uc4T.ar. R.v.. nrwr.r ro w �mm rT ava 0112 CCN6TRL'CTION TYPE, IN UV AI/TCMATIC 6PRINaER . wool wuwle...o eaewlcrcn / oslrrld /G+.n Te w Hawm.T n0 waeNo odTw.cm'r0 ne nwcwwa OMw11 CLEAR eTORAGE FEIfMR . 74• A-1 SITE PLAN A -Z FLOOR PLAN A-' FLOOR PLAN �^ *� A-4 EXTERIOR ELEVATIONS A-6 EXTERIOR ELEVATIONS A-6 WALL SECTIONS A-7 WALL SECTIONS A -S DETAILS, WALL A DOOR TYPES Y HIE W V IFD WARD RAIL SHALL WAW HTERMEDIAT RAL.6 6UG1 TWAT A a' SF'1{RE CAN40T PAS6 TNRI (F!R UaC. 6lC. 6093) 1 W • 6TEEL PIPE GUARD RAIL VICINITY MAP 3071E / HOOF �� 6C6LE PLAN Z DGa4z� c 3071E / HOOF �� 6C6LE PLAN Z DGa4z� LIGHTING DATA AREA LIGHTING PHOTOMETRIC& WALL MOLNTED LIGHTING 400 WATT METAL HALIDQ MOUNTED AT 21b': A ■ 6.2 FOOTCANOLZ B • 30 FGOTCANDLL■ C a 11 FOOTCANDLE D ■ bm FOOTCANOLS E ■ 3m FOOTCANDLE P s .12 FOOTCANDLE G ■ .mb FOOTCANDLE 7 A HIE % ll fFc n Q 0 Q Q oo i MAX 1F=CANDLC AT P4lCrEftTY LM .-;;;\ PR LOHOMRV WE LANT O pdpa O M 4 4 I I I i 1 I I� s -------4 I d-- - --- --------1---------1----- --1-------- ------- - ----- r------ L Ty". Y BILI I I „PPROX L°`#TICN OCATION - AITI67X TIdV LF _ COLLECTOR - e LLNO M, I I I IW CIVIL RS1O. I I 6� t �_M M I I - RIYL RAIL 1L RJUL RML BUIL --------------- - I -----_----- ----_ =___---_ _- -_--_-__------------------------- -_-_-_ _-----_-_ - __--_--- _-- ---_ =--_T--_=- OTE (TTP. I I I �•— —10. 1 � AN61ON JOWS SAT WAP117.fLOG/ 671/LC .Ern.. T1TiL.N. j . D(TENT I I I I I E I I I I LRS! WW E./1.Qif6 Rm �m I I I I i I � I ► �—�_ 6UPFiT VERIT 111/W, TOY!!R� I I I I I I L--�--- —----y-----—------------ -_-- " ITOILETS TTTICAL G`B — I ✓ PROVIDEIMRL N'X s' c0lc%.Te STOOP FRtODT FooTRYl6 . II I �pw� STRUCT. R316REER A -j vE6T1 'G' PROVIDE MRL ST 4' CONCRETE STOOP ON FROST FOOTRYd - I 3 BELCHED ENTRRT ' I—^��E ` �\ YE j16T1OJCi. ETY PEER I I I --- .2 AFUTURE VEBTIdLE Bl r A-0 FUTURGLLC IA' L TM ARCHITECT SHALL NOT BE RESPONSIBLE FCR ANY 6TRLCt. DR'ENOR", 6186. MATERIALS OR CONDITIOH6 NVOLVNO TMG PIRO:.ECT. L TRE ARCHITECT SHALL NOT BE ReMW61DLE FOR CGN6TRUCTIOI MEANS, YETHoDe. TECLNK2E , 6E41ENCi6 OR PROC®VIE6. NCLLIDNG OUT NOT LIMITED TO 14emMAL AND MOISTURE PROTECTION ARID ROOF. CONCEP"4 THIS PROJECT, 3. ALL ROOF COVERNO A66EYIDLES 6".L CQTPLY MM ALL PROVI610NS GET FORTH M 646 260211 OF TIE UDC. AND MET Fn APPROVAL FOR CLASS I RBLLATED STEEL ROOF DECK C401`16TRICTION FOR BOTH I-&0 AND 1-68 WRIDSTOR'7 CLA661FK1+TIGT1 4 C44MD6ED U -VALUE FOR CKILWmwcF M 1011E 11 (60UTHERI I -W MUST NOT EXCEED " BTWR1 W. T MRRESOTA Erl10T CODE TSrTOOA'A SUBP 2. S. ALL WOOD BLOGONG, MAILERS, DUCKS, ETC. TO BE F RROGURE TREATED. 6. ALL COLORS AND TEXIUIQ6 OF EXTERIOR ._MATERIALS TO BE VERIFIED W/ AFIcuTECT. T. PROVIDe FLAb1NG ABOVE ALL DOORS. WNDOUD AND ALL OTTER SIMILAR OPENNOS THRCUON OUT BUILDM6. A ALL FETAL PAS RD AT EXTERIOR UALL.S TO Dt COVEFED UTH A RUST PROOF COATRn L ALL FOAM PLASTIC NMILATICH 16 TO BE SEPARATED FROM THE BUILDRG HTEROR UJITH AN AFTROVED THERMAL DAIRRIeR PER UDC. SEG 24,=.4 10. Fri APPIROVEO THEBYAX FOIL FACED FOAM PLASTIC NOULATION MAY Be USED UTIIOUT THERMAL BARRIER ON MAX ONE 6T4RY IL PROVIDE EXIT 6GNAGE PER FIM MAR614ILL. COr1'RETE 6700- GN -____ ARO6T FOOTRn6 SEE GTRUGT. -------- ------____ t1 i MW V 1�, V V BRICK WPLOOWN -PNWIRT FR06T FOD4T SEE 6TwUc RECE6SEO LICWtW.a ABOVE 6TU000 SO"IT ABOVE— nFUTALEURE VESTIBULE A" FUTURE VESTIBULE "B" A-2 SC:3AB" • 1 ♦ -1 KALE RECE66ED LKI/THO ABOVE STUCCROET6CFF4TT ABOVE t F00T6RYA SEE 6TR71C2 U I■ O VESTIBULE DETAIL "C" A.3 K : 3AB" . I'-®" _KEY PLAN NORTH 9/18" FL(COR L1 \ O 2 2OF3 12 13 14 15 16 17 i8 1 I I 1 5 I } I I 1 I X- 6Lwv`= H I I I I 1 T'TP. Eq DAY TER! TI NWG WALL DD'- ULS -E' L (TYPE I I M E NAL OV . AIL L � I I i 'U41DT! TRAP 1 I R � R D1EVE-N DO�RD ( j I I ------- - -- --- ■ ATROX LCCA R EXTENT CP DOTH a,NMITARY r a' M TE li PI DOLL LBY Wu `��NDICATED PLII VE IN T l 6 OVEISSJEAD DTK YIA'fM I 1 R1MTD Q E� ( ALtPLY - V87OrY W OUNESC I NFT! , 1 APFTmV TI P� PDII5/1 ROOR I�2!VATIOH •BOO' -ND' I 1%CETYFR7 I�_ j COLLECTOR I I W CIVIL END. (J E- VERIFY CON JOMTO AND I I ii (OR E)TAPIa JONTa L-ATIONS W aTlRicr. - rY'TMCAL D�---- ----- J--------�Alr-----i--------------- 116'X i' CCM -- ! MRL -. ..TE I � Ala PROVO - ) PROpi_ POOTRJOD _ I I VERf'F W D��. QY NElR ---- 3 ETIf1RF ■ PRS MPN�7{DL'X 4' CGNCRETE � q.7 / MIM I eT1ELLP b' I VETIv D�vaT 1a cT. eO e 1 'PjI.',f ) -T rYF'Ifi1L I M V 1 A E - - I \\ aP1 <EY PLAN NO !GALE NORTH DEVELOPER'S SPECIFICATION: ICOR DID ■IMMATN CIVLY) Woo, ALL "&M6 K6T EMS TO K C46SYPa I CETOPR® K LI®(IW NSRH.M�: 6DiRATll THE POLLdMY6 PLIBFDRM6 RR+V 1. (19) CLEANOUT! OH PK SAMITARY X- 11K X -EM FUTURE TOILET LOCATIONS, AS INDICATED ON RAM. 2. (17) DOMESTIC "TER SHVT-CFF vPLVCS. 3. WATER METERS FOR BOTH ED TIC AND LAIDSCAPIE IRRIGATION SUMLIM. 1. PNp'IDE N3EN-U► FOR LANOSAPE IRAIunDN. V1TN /ACKFLD. PREVENTER AS RmUIRED. 5. (1) PLWR BRAIM IM IT.. AS REQUIRES :. (I) iDOC LOC "STC TAN( AS REQ)IRO AMO ROOR RAMS T [AON INTERIOR LOCATION (TOTAL 35). T. .SEA06 RAIN PLONBING SYSTEM At INDICATED ON pmF RAN. SCC RAN u0 DRAM 2/U. S. R� WW:, FOR CKH FIF1lME 1O11Lt LSATION, D(D ON AS INICAIED FLOOR PIANS. OINA1! M MIOLI.OYIMR■ 4NAG CVT! 1. (R) CAPPO EXHAUST SLEC(Ca, DNC FOR CACN MIRE TOILET LOCATION, S IMOIATEB ON PLM(:. 2. (16)301,010 SN VENTED MIT HEATEM, WE TN GFS SUPM.Y EA. a. (19) ('MPO ROO'T>! WIVC16AL CSSM NDT TO REQUIRE N]DR LOCKING,. OTFUTR THIS POLLc NINB RLiC"-AL RVf. 1. (1) 2404 MP, 277/49OV 3 NaN ELECTRICAL SERVICE VITN MREM FOR (OM1 ""UmTENPNTO. 2. (1)100 Aw METER. a. (I) 196 IAP, 21/NN1 R MATE - ,OUSE. 4. (U 19('AA. 156-IEO/20BV TRANSFORMER.3. C1) 69 AMP IRI, l29/29RY, 3 P -SE Hili. 6. (1)) 401 "TT M[TAL MLI S[ CXTCHl01 LIGR FIKTNEi. RACKET MOINIEa TD VAL T. (1) PNOTO-CLL SVITCM FDR EXTERIOR LIGHT IDG. 6. (1) 20 AHP CIRCUIT FDS IMTEA(ALLY LIT POAPENT SIGN. 9. (2) A, w LEVEL. PNOTECTED HOUSING LIGHTING FDA RAG PQE(S). l6. ([) 6' LOO C -LMP STRIP RIDR[SCOlTS FOR MECHANICAL RM. !1.(11 "'NWTUT FOR PHOS SYSTEM, IN KDYNICAL AM. 12.(1) 1•,/• RVYDDD BAD(m FOR PHOS SYSTEM, IN MEd. AM. l3. (1) 4' COIMIIT SM THRDIICVI EXTERIOR .ALL FOR PNOHE CABLE. 14. (16) UOOGKDM COMOUIT STIRS FOR FUTUE TENANT ,"Al. SELnIM, TO LOCATIONS i-CATCS M PLANS. IS.",VUM.EX ONTUT FDR IRRIGATIW MTC. IN MQTHAIICAL AN. 16.(1) ELECTRIC HATER IN MECHANICAL ROON. 1].016) A. TNCR LATS AHO TEMPOANI PONE. TO WIT CA S. 12.(1) EA. FLOW SWITCH t TAPPER SWITCH K 'w' RO FOR rIRC PROTECTION SYSTE.. 19.INCLUDE 12, NO ALLOWANCE FOR FIRE PROTECTION MONITORING SYSTEM. 26.PRMI3E ASEOMTC TEMPORARY LIGHTING T)ROpOUf. 21.PRDVI BE TF)1PORMY POWER FOR CONSTRUCTION. a. CIO) 173 WAIT NCTAL HALIN IXTCAIOR LIGHT FIKTIACS, RACKET MOUNTED TO WALL. OTBLTE TOOK I.LL4 -POOR PItl aWRRV. 1. Kr AUTOMATIC FIRC PFETECTION MTP TMYOUOpO BUILDING AMEN ALLOYS FOR RAC( STORAGE OF CUSS III COMMODITIES ST1300 IN SING. OR DOUBLE RDW RACKS TO A TOP STORAGE )EIGHT OF 24' WITHOUT IEQ)3AEMONr OF IN -RACK SPRiIQR1M0>. 2. FUTURE OFT ICL AREA (FIRST BAY DEPTN AIJM GI COME BLDG. L EACH SIDE) TO RAVE ADDITIONAL IUGED L' OUTLETS TO AG1711 m FUTURE DROPS. lPNM"WTR M P0.LgHMO KOwtl DV4! 1. SINGLE PLY IE.RANE ADDS SYSTEM PCI WWI. RAN. SCC GENERAL NOTES L DETAIL I/K. E. I CA. - -I. WD (&)ICTAL a1ERFLON SCVPORS PER naQ PI.AH, L XrA(L 2/AF. a. FLASH INCA NA 91 RUPOING vDOS, (91 E-SLES-1 <35) U.N. EIOMLST VENYT, <12) EQUIP. CMM L (IS) ELEC. COMES. 4. (11 2'6' • 4 -6• INSCLATCD A -TCN. OTPVSIC M FOLL N#NPo MNCVL.L OU6 FlrT L* 11 (1) SNIP'S ADDER PER DETAIL 3/M. (EB) MIM FULL IEIONT BENE SEL. PLATE J0102 AT ALL BOCK )mRi. ]. (9) BOO( STAIRS, LA-Miltt MILS PCR PANS L DCTAIL VM. t. C33) RAM RAILS PER PLANS L DETAIL 2/Al. 5. (61) H(LLARDS PER PLANS L DETAIL 3/A5. OTR9AIR M PCLI.GAIMS RAR - I I. LIGHT DNTY PAYING OF 6• LASS 3 R¢YO.E BAY ON ""PARED W ADO, WITH 1 1\2' TYPC IIB BAS CCURSC A 1 1V' TYPE 412 YEAR CWRSE. C. KAVY DUTY PAYIND OF 0• CUSS ] RRYfiC BAY ON P[VAE AD 1VBORADE, WITH 2 1\2' TYPE 311 4FSt 5E LSIJE 1 1�2' TVP" 411 YEAR C13URSE- 3. MINT STRIPING AT PARKING AREAS. 4. SI DENT (S OF 4• THIOL 4,009 P. S.[. A[R [,TRAINED MON-RCINFO(® =-ROTC. 5. ,BILLY PADS OF 6' 4,000 P.S.I. AIR 04MAINED REINFORCED CBE. 1/901° FUD(OR Q M 0 3 OF a 'PREPMIOMED NTL. CAP PLABING-COLOR 'A' VERT WARMWMCT -4' FACE DRCK - COLOR WON PRECAST BACK -Il - VERIT WA -MEL IXI"PLIER 400W ML MCLIDE LSI 'NERTAGE' 6TL AIFI MOUNT . IIS' AFF. (rT"CAL) - VENT LOG W/AJONATECT DCPOSED AWC ST'IOOTW PRECAST CONCRETE NSULATED PANEL WACCFlf SANDS - VERIFY PANEL LAYOUT W-RRECA61' SUPPLIER - COLOR 5' 'EXPFOSED AC.& SMOOTH PRECA6T CONCMTE NOLLATIO PANEL EVACCENT BANDO - VERY PANEL LAYOUT WA"WCA6T 6UFPL.IER - COLOR W 4. FACE aMCK SOLDIER COURSE A RQR.CCK - COLOR W CM PRECAOT EACK LP ALI91.N1'R RRAPES ULNOL CLASS ENTRY DOOM WITH -M T4EVI11AL BREAK AL111141I FRAMER W.IN&L CLSS ASTORE FRONT SYSTEM . COL.OR D' THERt1 7AL BREAK Ai111MFRN'CS UM&L CLASS WRDCUB - COLOR D' EWOS® EDGE CF PRECAOT . STEPPED ARFA6 TO SE 6MID (TYPI Now lipKNOBX17■■■ ■■■■ ■■ m ■■■■ ■■ ■o■ Ilr■�■■11 ■B■ ■■ ■■■■ t■tl�� ■■■■ ��■ m11■■ �� IIS■jib■II M ■II■ Boom11Fi W.�I.eem� �..__ u..[..0 =...�.....-- o". F'R@N1611ED NTL. W CAP ILAw cOLOR'A' vwwr WRTE ACWCr 4' FACE DIOCK - COLOR Y.' CN F'REOA6r DKK -Ir - VERIPT ULf Aft SUTLIER - DC1408 D dao. SF1oO1M PRECAST CONCRETE MMLATED PANEL WACCENT BANDS VEINY PANEL LAYOUT WA'1QGlST W-KIER - COLOR b' EXPOSED ACC. SMOOTH PRECAST COTK-IMTE MSRLATED PANEL WACCEIr BANDS • VERSY PANEL LATO r W`PRR'ECA6T SUPPLIER - COLOR O' A. PACE EIOC,K SOLDIER CORIR6E 4 ROYLOCK - COLOR tW ON PRECAST RACK -UP 10' x !4' MRN OVvW.LCW SCUPPER / SEE 4/A-1 - (ASSIrYIG 6' RD. ME - VERPY) ALU1E411 RIAI'ES IIVNSLL CLASS ENTRY DOOM WITH -M TLIERlAL BREAK ALIYYNIN MMES WIML CLAM STORE FRONT SYOTVI - COLOR D' TNERSAL B/4AK ALLIMU S MMES W/INSUL CLASS WRCDCCLRS . COLOR D - EXPOSED EDGE OF PREC'A6T . STEPPM ALAS TO BE SOLID (TYPI 40M MIL. HALIDE LSI 'NEROTAGE' STL. ARS MOUNT • 36' AFF. (TYPICAL) �EGSt ELEVATION A-1 . N6 . I -m � y^• \pal L-----------------L---I----------------15 /1 WEST ELEVGTION X SOLDIER COURSE 4 ROWLOCK - COLOR X' ON "CAST RACK -UP MrL. CAP PLA6HRG-C4LOR'A' VWWr WARCWrrECT K - COLOR Y.' ON PRECA67 BACK-UP - VERIFY WMANEL WPPILIER LLIDE LS1 '1-MTAGE' 6TL. AR'1 MOUNT . 76' AFP. (TYPICAL) - tRA-Y LOC. W/AP%=WnCT G. SMOOTH PRECAST CONCRETE MSCLATED PANEL RVACCENT BANDS SEL LAYOUT ULPRECA6T SUPPLIER - COLOR 'B' G. WFq W PRECAST CONCRETE MgLATED PANEL IWACCTRTR BANDS EL LAYCLM WA"MCAOT SUPPLIER - COLOR'D' EAK ALIM114M MMES WANMIL GLASS WINDOWS - COLOR D' OVEISLOW 6CtPPER / SEE 3/A-1 - (AS6U•IMG 6' RD. 61ZE - VEIOFY) TO. NGM PANE F1Ev.. 130'-�• � TD. LOW PANELS rt. T OF 1 Y ELEV.. 109'-1' TD. WRIDOID FIN FLOOR ELEV. 100'-O' 'DOCK F1lN a ♦IS d 6 1—I' T r 17 T KEY PLAN NORTH NOTE. VERF'I- ALL FOOTNG ELEVATIOJS WITH STMJCTUIRAL ENGNEER COLOR / MATERIAL CODE COLOR 'A' F9WK ML XXXK)OC COLOR is, PRECAST IDCPJ'_® AGr - X)OOC COLOR 'C RAKM PRECAST Y000000C — COLOR D' ALL' L FRN"E6J0000f - W(TINTED GLA66 COLOR E' COLO MM. FRA ES C DOOR PANTED TO MATCH COLOR D' COLOR F' STUCCO SOFFITS TNT TO MATCH COLOR M' COLOR G' PACE ERICK ENDICOTT - X>OOOt MEMO mzll © A I-, �EGSt ELEVATION A-1 . N6 . I -m � y^• \pal L-----------------L---I----------------15 /1 WEST ELEVGTION X SOLDIER COURSE 4 ROWLOCK - COLOR X' ON "CAST RACK -UP MrL. CAP PLA6HRG-C4LOR'A' VWWr WARCWrrECT K - COLOR Y.' ON PRECA67 BACK-UP - VERIFY WMANEL WPPILIER LLIDE LS1 '1-MTAGE' 6TL. AR'1 MOUNT . 76' AFP. (TYPICAL) - tRA-Y LOC. W/AP%=WnCT G. SMOOTH PRECAST CONCRETE MSCLATED PANEL RVACCENT BANDS SEL LAYOUT ULPRECA6T SUPPLIER - COLOR 'B' G. WFq W PRECAST CONCRETE MgLATED PANEL IWACCTRTR BANDS EL LAYCLM WA"MCAOT SUPPLIER - COLOR'D' EAK ALIM114M MMES WANMIL GLASS WINDOWS - COLOR D' OVEISLOW 6CtPPER / SEE 3/A-1 - (AS6U•IMG 6' RD. 61ZE - VEIOFY) TO. NGM PANE F1Ev.. 130'-�• � TD. LOW PANELS rt. T OF 1 Y ELEV.. 109'-1' TD. WRIDOID FIN FLOOR ELEV. 100'-O' 'DOCK F1lN a ♦IS d 6 1—I' T r 17 T KEY PLAN NORTH NOTE. VERF'I- ALL FOOTNG ELEVATIOJS WITH STMJCTUIRAL ENGNEER COLOR / MATERIAL CODE COLOR 'A' F9WK ML XXXK)OC COLOR is, PRECAST IDCPJ'_® AGr - X)OOC COLOR 'C RAKM PRECAST Y000000C — COLOR D' ALL' L FRN"E6J0000f - W(TINTED GLA66 COLOR E' COLO MM. FRA ES C DOOR PANTED TO MATCH COLOR D' COLOR F' STUCCO SOFFITS TNT TO MATCH COLOR M' COLOR G' PACE ERICK ENDICOTT - X>OOOt 9/t(alll scaL IE LQc�� V ®Ir EV -COM A04 SMOOTH PRECAST CCNCJQMTE MNLATED PAIEL WVAGCENT BADS - VERIPY PANEL LAYOUT EYPIRECAST OUTLIER - COLOR V EXPOSED AG OTE IY SMOOTH PRECAST COTE WACACC T BANDS . VERIFY PANEL LAYOUT OLPRECAOT SUPPLIER - COLOR D' DOCK dlMPER (MJ RD E� STEEL PIPE BOLLARDS - SEE e/A-i L L NORTH MLIEVAT ION ( PARTIAL) PCXMID-M-PLACE CCNG 401rodT&ON uau BELOW DOCK DOOM6 . SEE STRECT. d•e eaALe . . r- - YIWNIMlD MTL. CAP M-AAHO Y-COLOR'X' VEGO MIPY WtAITECT R/YQD PRECAST CQ1C70ETE MSULATED PANEL - VERIPT PANEL LAYOUT WPRECALT SUPPLER - PAW COLOR 7C PREPNIbED NSUL. OH VMle-N DOOR TMT. PREPONMIED NSUL OA DOCK DOOR TIT. - HOLD BACK TEXTURE IS' S WAD . JAHES TO ALLOW POR IVTU PIM DOCX SEALS "OM PRL./�R HALIDE LSI 'NARRA' STL. AM MOUNT • Si' APE. [TYPICAL) - VERIFY LOG WAMWMECT RUL PRAN•E N MANDoOR - PANTED CCLOR E' !TMTJ 13 12 TO. HIGH DOCK BU'TER (TMTJ CINORTH ELEVATION (PARTIAL) eTErLPREB7LLvme-eQe/v* O PCIERED-N-I'LdGE COJG FOU,DdTIGN WALL BELOW DOCK DOORO -SEE STRICT. A -e KALE :Inc' . r-0• MR GYP. BD. PAWED I I/J•A 6RAG BARO ITMD 1 V?' PROM WALL. SUIfACE CERAMIC TILE SASE I FLOOR NOTE . VERPY ALL POCIM3 ELEVATIONS URN STIRUCTIRAL ENGNEER /9C / M ATCGI A I /-'/9PYC COLOR'B' PRECAOT EWCOED ACG. - KbOf COLOR'C' RAQD PRECAST XX)0000( COLOR V ALUM. PRAhEE XXX)Oc-tlVTMTED GLASS COLOR'E' Hf4 RRA'ES DOOR PASTED TO MATCH COLOR D' COLOR P' STUCCO OOIPITO TNT TO MATCH COLOR COLOR 'Cc' PACE ERIOC ENDICOTT - )OoOoc 11/IY GRAB BARS MTD I VS• MOM WALL OU FA A= POKELAN WATER C'L.OWT TOILET PAPER D16MR 8M eLOC. 1' To 1' RRCM MWNT Q WGJ CERAMIC TLE BASE I FLOOR HICK CERAMfC TILE BOLLARD DETAIL A -D eCALE. V . I' -O NOTE, TOLET GROPO TO BE NDICATED PLCOR DRAIN PORCELAN WATER WLRISC= r4 ON OUDSEGENT TENANVT LEAOENOID MOOET CEIRAMSE IC TILE BA . P'EM lIT AF'PL ORALINGS PORCELAM FLOpIt LAVATORY WALLED LME INDICATES WALLS OV CERAMIC TAI' ON MR GYPSUM BoaRD nTOILEt PLAN 4FUTURE TYP. TOILET ELEVATION FUTURE PYP. TOILET ELEVATION FUTURE PYP. TOILET ELEV. A -D -S SCALE , I/.• . I' -O' SCALE . Vi' . I' -O' A-* OGALE , V.' . I' -O• A - e SCALE , vs• . r -o• L DRSKNS POLMAN* &HALL BE 1•LZNIID ON A WALL b TWT T1t Nrll N NO MORE TH.W DY APP. 1 ALL TOLR ROCS ACC RSOCROS 70 BE MOUSED AT OR BELA11 .o' APP. ). ALL 7oLOT ROOrI, TO Wv[ TACTILE MMI MPICATION OV M WALL ADJACENT TO rf DOOR LATOI MOUNTED SETIIEEN Y-*' APO W -O.' APP. ALL TOILET ROOMO TO a PROVIDED LRN LEVER IWOLE NAPOMAOM 0. ALL "TER COMMIOL VALVES TO BE LEvER CONTROLS 1. FTROJDE I IR•P STAB BARS MOW( O 1 1/7' AYYT RROM TK WALL ANG AS M 04N 1. TNI* SPACE N SUB.CCT TO TI! ADA. /ATERCANS 117 DISASLITIM ACTT OTANDARD* OF ACOOSSIBILITY TO PEOPLE .4- DISABILMIES. NCLIDNG TITLE O . m OFI.& ADA. AND 1.4 FEDERAL 11WISTER OF TINE DEPT. Q AMTICE. VOL SO. NO. W TOILET NOTES ZO 3®�� . ;:• >� m`x .` - F , ,ss r gtlr �z r et .: _ ,.. •- .:rt_._,.i .,. '.. t .,,�' S _ d'.m.ar,•ip��r {,:- •'3..3Pi 'h{•:.:: Y.' ,v��'.'z ::-+ �'--. _ 47 4 :-3 •t >1 D - n- _ • JC z�F _ '..- - .' _ ::-+. off-. � .- ' .,". M. -..ter - %:,• _ - - -YC - -'• � ,-- A - - C d r ♦ ,,.. _ !.` . r'. i •�� ( _ � r .+ y, Shrubs - -_ - ;i• R � _i p 'tom' r+'�' w •�• c::� - - __ - • \ :� - '- �1 _t' .S I Evergreen Tree -- - - - P A �• 2. ,� F. _ Cas -- - _ -_ w' 1 \• � � wwm S,j}ada free �wtwi SI ; ,Shedd' Tree - Siooina site IL I ---- -� y --- �� N \RtD 3 ,^ RM 2 — - \1�// \ \ PAUt A 3 _ zz_ (\ Y - 22 9 e.. p.e•. ♦ A A� '�� /SDI'- _ PLANTING SCHEDULE. t 5 --- - _ KEY QTY NAME SIZE ROOT rREt'1ARKc= AWS SUA 8 Summit Ash 2 y,• gg n• _ Froxinus pennsovania Summit _ _ - • ,� • r D i - ` \ . PAA 10 Patmore Ash yg•. BB ' Froxinus Pennsylvania Pat, _ /. i O penis s Gree s 2 14• gg - _ \ Six GSL 6 Tnio cordoto Grdeensp'ire NWM 'Z Norrhwoads Maple 2 35 gg Z .�� ' _ 7, /, •/ _ -1{ »�� - Acer rubrum Northwood o a SKH 6 Skyline Honeybcust 214' BB s Gleditsia Trioconthos Inermis 'S - - _ - vii . _ / A• .-..` t� /'• \ S AA _V Wine- : Z _ - - .. AMM 5 Amur Maple Tree 6' BB Gump From - •may c �°"' 1 _-- _ . _ { t `Y•, _ _ _ t _ �,�. A i .b /,/ �� _ - _ _. 8 Acer Ginnala zz ' av _ - ``! - . i ".'� `• \\ Snow Drift Crab 6' BB Gum Fram - _ •;' l.r4 t I: t'� 11�J PSC 5 Pink Spires Grab - 7A- 03, 4 B8 - Single Stem- o �+ \J - _ . . _ _. _ .. Moius 'Pink 5pires' . _ - - - _- < Z .. C05 21 Colorado Spruce 6 - 58 Full . __ . __ . i / y. Picea pungens BHS 14Block Hills Spruce 6 BB Fun Form'r - • Picea glauco densatu 66 Sea Green Juniper ". -p5 pa} ii ,p' a''j• / - _ _ Juniperus chmensi5 Sea Green >• ..,}� a k C •• . ,. y ^ -�`� It / _ - AWS 74 Anthony Waterer Spires !i5 pot j Spiraea x bunnUa An 3tfiorry Vyaterer ._ 1_ / / I RTD 33 Red Twig Dogwpod - - til. r - Corvus sericea Balle-A P o ..+e•. • /'' - - - MKL 22 Miss Kim Lilac -- 1 r Mqa patuia Miss Kon _ fit- •y - 4 - �.�. - An disturbed areas to be sodded unless rioted. An sodded ureas tip hate oxrtorrlatic Bpi / /s f^ti irrigation system. A8 Trees to be mulch w/ d-6' shredded bark. Fo,wldat5on pirutitrrq i �� tR`•a'%, beds to be rack mulch per owner selection. Perimeter p6n}ing beds to be I-rdwood "- mulch and edging. , R¢v IlZ8199 ter Ea - o 20 -to ac - ),K b 0 50 100 iso SCALE IN FEET LEGEND DENOTES EXISTING CONTOUR ----998----- DENOTES PROPOSED CONTOUR 1,0% DENOTES PERCENT OF GRADE DENOTES DRAINAGE ARROW -"---- - - ----- DENOTES EXISTING STORM SEWER DENOTES PROPOSED STORM SEWER 00000000000000 DENOTES EROSION CONTROL SILT FENCE x 9D0.5 DENOTES SPOT ELEVATION. WHEN SHOWN NEAR A CURB LINE. DENOTES GUTTER ELEVATION DENOTES ROCK CONSTRUCTION ENTRANCE PAVEMENT SECTIONS HEAVY DUTY BITUMINOUS 1 1/2' MnDOT 2331 BITUMINOUS WEARING COURSE 2 1/2' MnDOT 2331 BITUMINOUS BASE COURSE B' CL 5 GRAVEL (100% CRUSHED QUARRY STONE) BASED ON STABLE SUBGRADE. INCREASE THICKNESS IF NOT STABLE -� LIGHT DUTY BITUMINOUS 2 1/2' MnDOT 2331 BITUMINOUS WEARING COURSE 67 CL 5 GRAVEL (100% CRUSHED QUARRY STONE) BASED ON STABLE SUBGRADE. INCREASE THICKNESS IF NOT STABLE EROSION CONTROL NOTES 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3. THE CONTRACTOR SHALL GRADE SITE AND INSTALL UTILITIES. PROVIDE TEMPORARY SWALES DURING CONSTRUCTION TO CONVEY STORM WATER TO DRAINAGE BASINS AND TEMPORARY BASINS IF NECESSARY. 4. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 5. WITHIN TWO WEEKS OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED. SOD OR ROCK BASE. SEEDING SHALL BE IN ACCORDANCE WITH MNDOT SPEC. 2575. SEED MIXTURE SHALL BE MNDOT MIXTURE 500. ALL MULCH SHALL BE TYPE 1 AND SHALL BE DISC ANCHORED. FERTILIZER SHALL BE 10-10-10 COMMERCIAL GRADE MEETING IT)FOR MNDOT 3881 AND SHALL BE APPLIED AT A RATE OF 200/LBS. PER ACRE. SOD SHALL MEET THE REQUIREMENTS OF MNDOT 3878. ALL AREAS TO BE SODDED OR SEEDED SHALL BE COVERED WITH MINIMUM OF FOUR INCHES OF TOPSOIL. 6. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, AND MINNESOTA POLLUTION CONTROL (NPOES) PERMITS. 7. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF ACCUMULATED SILT IN FRONT OF SILT FENCES, DURING THE DURATION OF THE CONSTRUCTION. 8. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 9. REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 10. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS. 11. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. BENCHMARK: TOP NUT HYDRANT AT WILSHIRE BLVD. & YATES AVE. ELEVATION = 870.76 (CITY OF CRYSTAL DATUM) REMOVE EXISTING - CURB & GUTTER INSTALL CONCRETE VALLEY GUTTER WARNING THE CONTRACTOR SHALL CONTACT ALL PUBLIC UTILITIES FOR LOCATIONS OF ALL UNDERGROUND WIRES. CABLES, CONDUITS, PIPES, MANHOLES. VALVES, OR OTHER BURIED STRUCTURES BEFORE DIGGING. HE SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO OWNER. GILT E. / $ECON"ALL 8E TOE -IN TRENCH SMKL BE SPACED NO GREATER THAN 4' APART / FABRIC q! TATION FENCE 2' HIGH BERM e' rAn. 1' Te r Weenee Roc. R' nowep 1° 1. I...,,m Y' M00T CA -1 G-2 orae e99r.9vte. A 9— 141. I—iic mq a Vose i tneeatanet meq on tn• un a.rying a it mte ROCK CONSTRUCTION ENTRANCE _. aa� ` �- �o meq. >✓" ':.,�/ 1 +byA' a�' \ FRONTAGE ROCURER am `aA'\\REMOVAL LIM.AROUND. PERIMETERFIRST FLOOR ELEV.a873.20 �O �- U .. OUT Tip CURER :. @ � __ :. � rr � 's Iia I I I ► /, I ) �► d OUND BLOG ► 1 � r _ I by ti r, No/ Iwl , � EMOV 1 FRONTAGE R TIN Fi.Cl,L7.4'Rp.GtA,J,9;ytR4 8 17 D 5 / \ 1\ \ _►� i -1 N- - co .""-.-- OOOO OO OOG;p O00 4 REVISIONSI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION. OR DEVELOPER OWNER E BY REVISION REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SCHOELL & MADSON, INC. OWNER/ DEVELOPER DAS COUNTY REVISIONS SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL JOHN ALLEN -99 GAS REVISED REAR PARKING AREA ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ENGINEERS • SURVEYORS • PLANNING SOIL TESTING • ENVIRONMENTAL SERVICES INDUSTRIAL EQUITIES, L.L.P. 10580 DATE: 10-29-98 REG. NO. 19584 — MNNYBOULEVARD. SUITE , ETONKA, MN 55305 321 FIRST AVE. NORTH (612) 546-7601 FAX: 546-9065 MINNEAPOLIS, MN 55401 REVIEWED BY: pgiE MINNETONKA, MN 55305 PHONEi 16121 3321122 DATE: OCT. 1998 BOOK 528L PAGE 60 (92.20) PROJECT NAME/SHEET TITLE HIGHWAY 81 SITE CRYSTAL, MN PRELIMINARY GRADING, DRAINAGE & EROSION CONTROL PLAN S.M.I. PROJECT NO. 61846-036 SHEET 1 OF 3 SHEETS Pp OUTLET STRUCTURE 16 0 RIM(FRONT)=868.0 d 0 50 100 150 :NV NV. -863.00(15'-W) SCALE IN FEET CONSTRUCTION NOTES SAW CUT EXISTINGCURB & 1. REFER TO ARCHITECT'S SITE PLAN FOR BUILDING AND PARKING LAYOUT, DIMENSIONS AND LOCATIONS. REPLACE yPjjTHMENT G ORIGINAL SECTION Iw�1 6P 2. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL FIELD VERIFY ALL EXISTING UTILITY LOCATIONS AND INVERTS, SHOWN OR NOT SHOWN. ANY DISCREPANCY BETWEEN PLANS AND FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER IMMEDIATELY. EXISTI MH 20'-1Y HDP /j✓' 3. THE UTILITY CONTRACTOR SHALL VERITY THE LOCATIONS AND RIM, 1.80 O 1.00% NWL■883.0 INV' 862'5 1 -15" RCP \ ELEVATIONS OF THE BUILDING PIPE SYSTEM PRIOR TO CONSTRUCTING SERVICE CONNECTIONS. (FIELD VERIFY) 21" CMP FES W RASH GU D 37'-21" HDPE CL O 0.36% 4. ALL UTILITY WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF CRYSTAL SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. CONNECT TO EXISTING MH INV.=862.6. INV -863.00O 6.0 C.Y. CLASS 3 \ RIPRAP WITH FILT 0.57% oy. CBMH 8 RIM.: 8878 \ ALL WORK WITHIN HWY 61 ROW SHALL BE PERFORMED IN ACCORDANCE B RIC C8h 6,(S/DIA) / 1w•=864 •� �•=86 WITH HENNEPIN COUNTY PERMIT REQUIREMENTS.CL 62 15" RCP 5 0.508 RIM 930 118•-1 R INV. -86 21 N CL 5.0 0 R 4pfN� \ 5. 6" & 8' WATERMAIN SHALL BE CLASS 52 DIP CONFORMING TO THE \ INV,=853. W REQUIREMENTS OF ANSI/AWWA CL51 /A21.51 AND C104/A27.4. FITTINGS - INV. -863.5 GRATE CAS G) CL g12- R SHALL BE CLASS 250 CONFORMING TO THE REQUIREMENTS OF ANSI/AWWA C11O/A21.10 OR ANSI/AWWA C153/A21.53. RIM,=869.90 INV. -864.Q O 0,4 CB \ HYDRANTS SHALL BE THE PACER AS MANUFACTURED BY WATEROUS CO. OR APPROVED EQUAL g RIM.867, 1NV'. 865.40 CB 1 A&B RIM=867.40 COMPLYING WITH THE CITY OF CRYSTAL. HG _y 8' .. BEND 8"_ 00 a" INV. -864.71 \ GATE VALVES SHALL BE SINGLE DISC TYPE WITH RESILIENT SEAT MEETING L G4TE� W 2 B DS 1 /2+ DIP CL 52 THE REQUIREMENTS OF AWWA C509. erW- WATERMAIN ALL PLUGS, TEES, BENDS AND OTHER THRUST POINTS SHALL BE PROVIDED WITH CONCRETE R+•. x ..: HYDRANT K,/ ATE 7 ( 5 MIN. BURY) REACTION BACKING AS PER DETAIL. BULKHEAD I Z 070.5X'8' HDPE �kG ALL WATERMAIN SHALL BE INSTALLED WITH A MINIMUM OF 7.5 COVER AND IN ACCORDANCE WITH AWWA C600 AND CONDUCTIVITY PROVISIONS - " ""••„ TEE - BENO5+ /L c Yq TES CONFORMING TO ANSI/AWWA Clll/A21.11. BEFORE BEING PLACED IN P CBMH 2 SERVICE, THE COMPLETED WATERMAIN SHALL BE DISINFECTED AND ,Q 3� REMOVE �8' CB 14 / �5, DIA2 FLUSHED IN ACCORDANCE WITH AWWA C651 AND THE REQUIREMENTS OF EXISTI,NO ry 1'IB4SIN RIM, I� `869 p INV. 96340 THE MINNESOTA DEPARTMENT OF HEALTH, PIPING & SER�iCE CL 52 INV. 864.20 T,� i'w-963,60�H� W) 6. SANITARY SEWER SHALL BE 6' PVC-SCH-40 UNLESS NOTED DIFFERENTLY."' U. CATION MANHOLES SHALL BE 48" DIAMETER PRECAST REINFORCED CONCRETE IN CBMH • RIM- 0.30 INV, q 0• \ WIVTHIOF WN ER & MECHgN1 CAL) •S- dpO r / ACCORDANCE WITH ASTM C478. ,t 64 29 a < �y R- Sr FLOOR 4sxtie `� 7. STORM SEWER SHALL BE REINFORCED CONCRETE PIPE OR CORRUGATED POLYETHLENE 171'-18',1'HOPE �INV L2 NV, K9i➢ON Ei EV. -g73, 20 G'Py 8'-a5' .... ._-.: BEND 3247 WITH INTEGRAL WATER TIGHT BELLS. INSTALLATION SHALL BE PIPE, ACCORDANCE IN ACCORDANCE WITH ASTM D2321. ` / O 0.408 i• MEC OWNER & INV''86320 ........... RH iMRASH S GUARD Y' CATCH BASINS SHALL BE 2'x 3' OR 24" DIA PRECAST REINFORCED CONCRETE. IryVy R1FY LOCATI " B+-- +6 RIPRq CICS 3 _.FABRIC WITH FILTER CASTING SHALL BE NEENAH R -3067V WITH CURB BOX OR APPROVED EQUAL. OR AS INDICATED. t _,�- �, ' d k I T A H INV MECNq yiCAL K'NER & 7 R• NI- _ �•� ''36J' ,.. T d HOPE / GATE # MANHOLES SHALL BE FOUR FT. DIAMETER PRECAST REINFORCED CONCRETE CONCRETE IN ACCORDANCE WITH ASTM C478 OF 2 i ..,,y. «.�:;, '•... ��X861.8 �- SE CAST 1 5 _1 w IND C•-� 051. 7 S H ®2 V {> (MIN. AND MAX. OF 4 RINGS). --••..,,;, ..._......._..,,_,,, ,. �`"-•-•Y.� '�'� 0 0.80% _ ,,. 40 .3% STMN I�. 8. UTILITY TRENCHES SHALL BE COMPACTED TO 95% STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM OR AASHTO T-99) FROM THE .""^ `+ u •:_ .,a.. G -"' y `, -` -_ R MOVE I 75' fY d HOPE TORM SERV/C SEWER B �.8 /Ny-.10.8, '-863 70 PIPE F THE ZONE TO WITHIN THREE FEET OF THE GROUND SURFACE AND 100R �•- `^ ......, - 4": EXI •=:=: -� B ANO p.. STIN LPW ---O�Q01 I INV.B 7 .2 _ 8 STANDARD PROCTOR IN THE UPPER THREE FEET. CUT '- " INTO TEE -><. �'�"" x _ 1 _ B 043 0a HDPE % \ t 10-18' 9. CONNECTION TO THE EXISTING SANITARY SEWER AND WATER REQUIRES MSPECTION BY THE CIP, IHXIST '. STALL 8 "" ;'"-- '. : "'^-- .pQ�.6MH --R11'870a 1 0 d e -fN 66.30E • HDP 8E NWL� a 7.0 0 CITY Of CRYSTAL. g• a `. CgTE VA ..t .,,.,,- i? '97'.E..40 "^--_. 66.1.0 104•-il d M1 {I } 10. ALL CURB AND GUTTER SHALL BE MINIM TYPE 3 IN CONSTRUCTED C ACCORDANCE WITH MNDOT 2531. A MINIMUM OF 3 INCHES OF COMPACTED CLASS 5 AGGREGATE SHALL BE PLACED UNDER THE CURB _ INV -856.28N `"""^-•_ .. _......, --•-_ ""..._.-.. ., ,,a,.,. .. """`•--,-EXIST.". ,. NDP E - �- •� _ � I INV -8692 g 20'-tY H E 0% i I -._..... .,.,....,,,,. .... ^.+L ".-... MOVE H INV.=860. ."." R/MMa 1j 7'DR.LV7 TO CONINEC760 `_"`.,--•..,._„,•. �. �, ,,,_ *-.�,. �,.__•�. _.� OUTLET Si Pjyl(L411. 86 �E I� Lu , •..,.'.' ."' ,,,,-...••-. ... INV .869.70 TD NV STING MH INV '7S MATCH CURB 861.0(E) ..�., z �... '� , .. ,... ._`... ,..,,."..-.,... :' _,,,.- .,__� 147 - INV 2" 7 12 E HDPE 2 .M...,_.. O UNT GRAD E 0 MgNH NEW MOVE I'IYD -.,, ...... .. .. ' _� LEGEND TC..871.0 NS7A�CK .1 URO LL . .,... .. , ^... �XTENTIONS RB GRgDE 859. -.__... ADD 45 ._. ,...,...0 ,,. DENOTES EXISTING STORM SEWER a - +_'^^^+.- - RE 2. TO SECTION NH LOWER _..,,.,_ W 12' STM SEWER DENOTES PROPOSED STORM SEWER .. '--- CBMAND P PINEXISTG G NEW R/MOLE a869.8 TO A AT E FLICT WITH DENOTES EXISTING WATERMAIN, HYDRANT &GATE VALVE WARNING _ CUT 8' TEE MAINTAIN 7.5' SEPARATION (INSULATE fi DIP WATERMAIN DENOTES PROPOSED WATERMAIN, HYDRANT k GATE VALVE-• CROSSING) REMO 8' SRL+1 ' EXISTING ATE -• - T -°'• '-- DENOTES EXISTING SANITARY SEWER THE CONTRACTOR SHALL CONTACT ALL PUBLIC UTILITIES FOR LOCATIONS ` ,.__,. RIM.87p C VALVE , ``-•- 50 B INSTALL STM MH 8" SAN SEWER M DENOTES PROPOSED SANITARY SEWER OF ALL UNDERGROUND WIRES, CABLES, CONDUITS. PIPES, MANHOLES, VALVES, (FIELD"""--.,. - INV' WEST) I� EXISYINO'" 13 OR OTHER BURIED STRUCTURES BEFORE DIGGING. HE SHALL REPAIR OR REPLACE `- THE ABOVE WHEN DAMAGED DURING - CONSTRUCTION AT NO COST TO OWNER. BENCHMARK: TOP NUT HYDRANT AT WILSHIRE BLVD. & YATES AVE. ELEVATION 870.76 CITY OF CRYSTAL DATUM REVISIONS HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR OWNER/DEVELOPER PROJECT NAME SHEET TITLE E BY REVISION REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SCHOELL & MADSON, INC. -REGISTE 99 OAS COUNTY REVISIONS ENCNSUPE�REVEIRIOUNDER THEANDTLAWS OFDULY THE STATE OFEMINESOTASIONAI ENGINEERS SURVEYORS + PLANNING JOHN ALLEN -99 DAS ADDED CB 14 SOIL TESTING ENVIRONMENTAL SERVICES INDUSTRIAL EQUITIES, L.L.P. HIGHWAY 81 SITE 10580 WAYZATA BOULEVARD. SUITE 1 DATE: 10-19-99 REG. NO. 19594 MINNETONKA. MN 55305 321 FIRST AVE. NORTH CRYSTAL, MN (612) 546-7601 FAX: 546-9065 MINNEAPOLIS, MN 55401 BOOKRELIMINARY UTILITY PLAN 528E PACE 60 (92.20) REVIEWED BY: DATE MINNETONKA, MN 55305 PHONEL 16121 332-1122 DATE: OCT. 1998 S,AI1.1. PROJECT NO. 61846-036 SHEET 2 OF 3 SHEETS CURB INLET FRAME M0 CURB RoK xEE- No R 306] a t NEENM 3067 v OR APPROVE, E_W S TNKK CONCRETE COLLAR 24" EE NOTE NOTE 5.. RENFORCND To AT vsT OF 4 BMs PRECAST OPENING -'3 SOC i R SECTION A -A STANDARD CATCH BASIN FOR STORM DRAIN TABLE OFI QUANTITIES OEA RIP RAP FILTERP RM FILTER PIPE tS DEPTH BLANKET 6- OEP, 1S DEP, BLANKET S DERTN 112] k"312]sle I 0 CCJJ i1"" WIRE MESH SCREEN UNDER ROCK -�J3" CLEAROCK 3ERM ARCI:NO GRATE. DO NOT COVER CRATE. 1Y 1.7 D9 2.6 t.J 1S IS I] 2 15 ..5 .5 1.6 2.J 21• 2r.] ie 1.9 z.44 3 5.] zt 10.1 2.9 ].a s.t 4r 9. 59 t].6 6e TIS 54• �4.J n.64 :x 2ts 26.1 toe 60' 20. 10e.] .4 ]1.I IOd 5.6 as r 7C Ba• ns Jo.] ]4.5 tz.D 4 1]. ] Jss O. se.1 51.9 111 2a.4 33.1 D PRE_ PE MCN S 2.2 3Y 35 2.9 3.7 1.5 iB ,.] .4 5.6 2.2 3e 29• 06 6 6.5 23 , J 6.9 9 ..H Y Sr BB 5 5] ` ].1 68 SS BY 1]02 ].1 0.6 21.2 25A 12.9 ]7 7A BS• 6 1l.J 262 to.3 1..2 110.5 t5.5 19.J 21.3 Vii. 4a�anut�e .n IN... RIP SEC. A -A APRONS RIP RAP GRANUAR poDoo C TO 95[ STO PROCTOR ICU. YDS.L/F BLANKET - SEC. B -S FOR: RIP I Tn. tlim. A 0 112] k"312]sle ^• 0 CCJJ i1"" SEC. A -A APRONS IT -41 CAST- NANNGLE FRANE AND NAL 11 111 vnCE� _"OL i A APPROVED E=' COW -v Iry 3 [9NCCAEED NICK I' AIIIS;,Il NOTE tNNOE T 1ARii IL El 11- cs4 i 6�1. `coNIN PsiE`crioNt i� 'NE T. L - -11 s E,. SIn vc RING DEiE ns E.Cl f : RGII L. SEE ST -1 Sl T - OvnS�R(ArDi SIDC c S ?ONNEc IBN CN Px[[aiTasEne. a. LRETE E aSEN . ER.. [sR t• STORM SEWER MANHOLE 3-96. REV: 'E. - D }TL 1 SE, PIPE SARNEL ` ��TETE AD L -O RIxC4 b (z. - ♦ TINE) b EO PICAS! cvNCMTE SER ONS OF 4 Ea'D ) �CDWAEfOR PR _ b E EIANnOLE BASE (STORM SEWER) 4'-C" THROUGH 9'-0" INSIDE DIAMETER (NOT TO SCALE) SLAB -TOP CATCH BASIN MANHOLE REV: SEI -479 a _Tr O d 1 R=12" ITD5. Y a d 3/4" � d Q - 28• SLOPE 1/4" PER FOUT SURMOUNTABLE CONCRETE ��cU. VDS.L/F PER U L F Cu. YD. 1 O.C540 1 B.5 NOTE: WHERE CALLED FOR ON THE PLANS. A CROP SECTION S'R 1/7'R SHALL CONSIST OF A REDUCTION 'N THE HEIGHT OF E BACK OF CURB TO 0.10 FOOT AND A TRANSITION i 1STANCE OF THREE (3) FEET. I 3 a r R\ 6" ' Ta SII' C 4 3.5.. % a SLOPE 7/a• PER FT. 8612 8618 8624 CONCRETE o O� poDoo C TO 95[ STO PROCTOR ICU. YDS.L/F DENSRY OFEZos tY r CLASS 8 T O O p CO c Q Q Q�o,(QCoQOo�OoOCQOoC� OOo0pcC0 OOH° Q�LjpCQpoQ9QpoQOoQOo Q1)Q1JC�C 1O.D 17.2 26' 0.0690 14.5 0 CCJJ i1"" WIRE MESH SCREEN UNDER ROCK -�J3" CLEAROCK 3ERM ARCI:NO GRATE. DO NOT COVER CRATE. TO 95.5 STO. PROCTO SHAPED SUBGRADE WITH DENSITY CATCH BASIN SILTATION BARRIER I.S, IT -41 CAST- NANNGLE FRANE AND NAL 11 111 vnCE� _"OL i A APPROVED E=' COW -v Iry 3 [9NCCAEED NICK I' AIIIS;,Il NOTE tNNOE T 1ARii IL El 11- cs4 i 6�1. `coNIN PsiE`crioNt i� 'NE T. L - -11 s E,. SIn vc RING DEiE ns E.Cl f : RGII L. SEE ST -1 Sl T - OvnS�R(ArDi SIDC c S ?ONNEc IBN CN Px[[aiTasEne. a. LRETE E aSEN . ER.. [sR t• STORM SEWER MANHOLE 3-96. REV: 'E. - D }TL 1 SE, PIPE SARNEL ` ��TETE AD L -O RIxC4 b (z. - ♦ TINE) b EO PICAS! cvNCMTE SER ONS OF 4 Ea'D ) �CDWAEfOR PR _ b E EIANnOLE BASE (STORM SEWER) 4'-C" THROUGH 9'-0" INSIDE DIAMETER (NOT TO SCALE) SLAB -TOP CATCH BASIN MANHOLE REV: SEI -479 a _Tr O d 1 R=12" ITD5. Y a d 3/4" � d Q - 28• SLOPE 1/4" PER FOUT SURMOUNTABLE CONCRETE ��cU. VDS.L/F PER U L F Cu. YD. 1 O.C540 1 B.5 NOTE: WHERE CALLED FOR ON THE PLANS. A CROP SECTION S'R 1/7'R SHALL CONSIST OF A REDUCTION 'N THE HEIGHT OF E BACK OF CURB TO 0.10 FOOT AND A TRANSITION i 1STANCE OF THREE (3) FEET. I 3 a r R\ 6" ' Ta SII' C 4 3.5.. % a SLOPE 7/a• PER FT. 8612 8618 8624 CONCRETE BACKFILL COMPACTED ]T TO 95[ STO PROCTOR ICU. YDS.L/F DENSRY PER L/F CU. Y0.1 tY r CLASS 8 T GRANULARBEDDING 106 Bcl MATERIAL Y MIN. 0.0582 1O.D 17.2 26' 0.0690 14.5 GRANULAR BEDDING MATERIAL COMPACTED TO 95.5 STO. PROCTO SHAPED SUBGRADE WITH DENSITY GRANULAR FOUNDATION GRANULAR FOUNDATION G IN -- BACKFILL COMPACTED 1_/8 H 6" MINN TO 908 STD. PROCTOR :. DENSITY CLASS C jr : i/6 B 0.5 BID GRANULAR BEDDING SHAPED SUBGRADE MATERIAL COMPACTED 0 tl MIN. TO 95% STD. PROCTOR DENSITY 2 AT SMALLER 3 GRANULAR FOUNDATION 30' TO 166 OR mFR BC -9 OUTSIDE DIAMETER D - M0Ef DIAMETER ABOVE TOP OF PIPE TYPICAL BEDDING DETAIL a - DEPTH CF BEDDING MATERIAL BELOW PIPE FOR RCP & CMP PIP IT -41 CAST- NANNGLE FRANE AND NAL 11 111 vnCE� _"OL i A APPROVED E=' COW -v Iry 3 [9NCCAEED NICK I' AIIIS;,Il NOTE tNNOE T 1ARii IL El 11- cs4 i 6�1. `coNIN PsiE`crioNt i� 'NE T. L - -11 s E,. SIn vc RING DEiE ns E.Cl f : RGII L. SEE ST -1 Sl T - OvnS�R(ArDi SIDC c S ?ONNEc IBN CN Px[[aiTasEne. a. LRETE E aSEN . ER.. [sR t• STORM SEWER MANHOLE 3-96. REV: 'E. - D }TL 1 SE, PIPE SARNEL ` ��TETE AD L -O RIxC4 b (z. - ♦ TINE) b EO PICAS! cvNCMTE SER ONS OF 4 Ea'D ) �CDWAEfOR PR _ b E EIANnOLE BASE (STORM SEWER) 4'-C" THROUGH 9'-0" INSIDE DIAMETER (NOT TO SCALE) SLAB -TOP CATCH BASIN MANHOLE REV: SEI -479 a _Tr O d 1 R=12" ITD5. Y a d 3/4" � d Q - 28• SLOPE 1/4" PER FOUT SURMOUNTABLE CONCRETE ��cU. VDS.L/F PER U L F Cu. YD. 1 O.C540 1 B.5 NOTE: WHERE CALLED FOR ON THE PLANS. A CROP SECTION S'R 1/7'R SHALL CONSIST OF A REDUCTION 'N THE HEIGHT OF E BACK OF CURB TO 0.10 FOOT AND A TRANSITION i 1STANCE OF THREE (3) FEET. I 3 a r R\ 6" ' Ta SII' C 4 3.5.. % a SLOPE 7/a• PER FT. 8612 8618 8624 CONCRETE CONCRETE CONCRETE W ICU. VDS,L/F PER �W ICU. YDS.L/F PER W CU. NDS. L/F PER PER L/F CU. Y0.1 PER L/F CU. YD. L FI CIL. YD.I 12"10.0474 21.1 18' 0.0582 1O.D 17.2 26' 0.0690 14.5 11-2]-9]. _CONCRETE CURB AND GUTTER DETAILS REVISIONS rREPORT REBY CERTIFY THAT THIS PLAN, SPECIFICATION, oR OWNER/DEVELOPER PROJECT NAME/SHEET TITLE DATE BY REVISION WAS PREPARED BY ME OR UNDER MY DIRECT S C H 0 E LL & MADS 0 N , iN c. JOHN ALLEN RVISION AND THAI AMA DULY REGISTERED PROFESSIONAL ENGINEERS - SURVEYORS - PLANNING HIGHWAY 81 SITE NEE5\CER THE LAWS OF ?HE STATE OF MINNESOTA.SOIL TESTING ENVIRONMENTAL SERVICES INDUSTRIAL EQUITIES, L.L.P. : REG. NO. 19584 10580M NNETONKA, MN WAYZATA BOULEVARD. I 321 FIRST AVE. NORTH CRYSTAL, MN (612) 546-7601 FAX: 546-9065 MINNEAPOLIS, MN 55401 PRELIMINARY DETAIL PLAN REVIEWED 9Y: pA7E www.schoellmodson.com PHONE6 16121 332-1122 DATE: OCT. 1998 BOOK 528L PAGE 60 (92.20) S.M.I. PROJECT NO. 61846-036 SHEET 3 OF 3 SHEETS M E M O R A N D U M DATE: February 2, 1999 TO: Planning Commission (February 8" meeting - Item C-1) FROM,;§: John Sutter, Planner and Redevelopment Coordinator SUBJ.: Concept plan for consideration of a proposal from Ground Development Corporation for a proposed subdivision on a 10 acre site located at the northwest corner of Zane Avenue North and 47 Avenue North Ground Development Corporation has submitted a concept plan for a new residential development to be located at the northwest corner of the intersection of Zane Avenue North and 47 Avenue North. The development site is the southerly 10 acres of the Glen Haven Cemetery property. The concept plan shows 60 single family residential lots ranging in size from 40'x 105' (4,200 sq. ft.) to 60'x 115' (6,900 sq. ft.). The City's minimum requirements are 60' width, 100' depth and 7,500 sq. ft. area. Proposed minimum setbacks are 20' front, 5' side and 30' rear. The City's minimum requirements are 30' front, 5' side and 30' rear. The right-of-way width of the proposed streets is 50'; the City's standard is 60'. The developer intends to apply for rezoning to Planned Unit Development (P.U.D.), which would allow reduced lot width, lot area, front yard setback and street right-of-way width. The Comprehensive Plan guides the site for low density residential uses of up to 5 units per gross acre; a P.U.D. would allow for a density bonus yielding no more than 6 units per gross acre, which is what the developer is proposing. The site and surrounding properties are zoned R-1 Single Family Residential. Abutting properties and uses are as follows: ❑ North: Glen Haven Cemetery ❑ East: Zane Avenue, across which are 10 single family homes on lots typically 60'x 105'; overall density of this block is 4.5 units per gross acre. ❑ South: 47 Avenue, across which are 8 single family homes on lots ranging from 65'x 103' to 75' x 115'; overall density of those blocks is 3.9 units per gross acre. ❑ West: One house on a 75'x 134' lot and two houses on 68'x 175' lots, and approximately 400' abutting the Crystal Community Center site. While the purpose of this meeting is only to review the concept and not to make a recommendation of the appropriateness of the concept as a Planned Unit Development, any Planning Commission feedback would be helpful regarding the concept plan, including issues of density, lot size, layout, and compatibility with the surrounding neighborhood. Typically a P.U.D. is used to create a combination of uses not normally permitted in a single zoning district, and/or to modify the setbacks, lot size requirements and subdivision design standards in order to preserve open space or unique features of the site. Because the developer is asking the City to consider reducing the standards to accommodate the proposed development, it would be reasonable for the Planning Commission to ask the questions, "why do a P.U.D?" and "what benefit does the community get in return for reducing its standards?". To help guide the discussion, I have included the following excerpt from Crystal City Code (515.52): The purpose of the Planned Unit Development (P. U. D.) District is to provide a district which will encourage the following: a) flexibility in land development and redevelopment in order to utilize new techniques of building design, construction and land development; b) provision of housing affordable to all income groups; c) energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses; d) preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, poor soils and trees; e) more efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels; t) high quality of design and design compatible with surrounding land uses, including both existing and planned; g) sensitive development in transitional areas located between different land uses along significant corridors within the City; and h) development which is consistent with the Comprehensive Plan. Staff requests authorization to proceed with a public hearing for a Subdivision and Rezoning for a Planned Unit Development upon receipt of a completed application from the developer. CONCEPT PLAN - PROPOSED SUBDIVISION AT NW CORNER OF 47TH & ZANE 2 THE BANCOR GROUP, INC. 7575 GOLDEN VALLEY ROAD SUITE 250 GOLDEN VALLEY, MN 55427 (612) 546-2625 Facsimile (612) 546-7321 February 1, 1999 Mr. John Sutter City of Crystal 4141 Douglas Drive N. Crystal, MN 55422-1696 Re: Concept Plan for Glen Haven Site Dear Mr. Sutter: Under separate cover you will receive from our engineer our proposed concept plan for the above site. Since we entered into a contract for this site, we have spent considerable time in evaluating the market and in talking to potential home builders and as a result have beliefs about what will work best on this site. However, because we are only at concept stage, we have not yet prepared plans showing many of the design details. In order to provide you and the Commission with this additional information, I have prepared this narrative and I would ask that it accompany our plan. As you are aware, this is a ten acre site. We are proposing to develop it into 60 detached villas. As a result of our research and our experience there are a number of objectives that we are striving for: - We believe our market is the first and second home buyer as well as the current Crystal resident who is looking for a different lifestyle. As a result we are targeting home and lot packages will start in the low $130's. - We believe it is important to create a sense of community. A neighborhood that encourages residents to interact with each other. One way is to draw homes closer together. Another is to have the homes facing each other whenever possible. - We believe that we can accomplish greater design control over the homes if all of the homes are built by the same builder. We are pleased to inform you that we believe we have identified that builder and that we will have at the Commission meeting some illustrative drawings showing the types of homes it intends to market for this neighborhood. At the same time we all agree that variety is necessary. Tentatively the builder is proposing four different floor plans with each plan containing two different elevations. The result is eight different looking house fronts. - We want to insure that these residences will continue to look attractive in the future. We intend to accomplish this in several ways: - All homes will be built with maintenance free materials. - Covenants will be filed against the property which will control how exterior spaces are to be maintained and will require the need for all additions or exterior changes to first be approved. - All of the yards will be sprinkled. - A homeowners association will maintain all landscaping and perhaps garbage collection. - We recognize that we are entering an existing neighborhood that has historically had the benefit of looking out onto an open field. Our goal is to create a design that provides some buffering and transition. - Finally while we want to create a neighborhood within a neighborhood. We also want this neighborhood to be part of the greater neighborhood. As a result we have intentionally not created the appearance of walls between the neighborhoods and we want to draw the existing neighborhood into this new neighborhood by creating an easterly gateway to the Community Center. Some of the specifics of our design are: In order for these homes to be affordable we have to be cost conscious. As a result, we have tried to reduce lot sizes. I anticipate that the homes will be two stories in height with a foot print of about 1250 square feet. At the same time we do not want the homes to appear to be jammed together. As a result most of the homes will have a generous combined side yard setback of 15 feet. A few homes may have a combined setback at the front corner of the home of less, but this will occur on pie shaped lots where the side yard setback widens as you move to the rear of the home. We want this community to transition with the existing neighbors. As a result we have elected to face the homes into the new development. The benefit is that we then can pull these homes further away from the current homes. This also means that the current residents will not need to look at driveways and garage doors. Instead each home abutting 47th or Zane will be no closer than 60 feet to the street. Additionally we will do some landscaping along 47th and Zane, although we do not want it to be so extensive that it creates an appearance of being a barrier. Because of the location of existing streets in conjunction with the boundaries of this site, we found it impossible to create a traditional grid street pattern. In addition, we determined that with a traditional street pattern we could not achieve our goals of providing the desired amount of green space between the existing neighborhood and this community. As a result we departed from the traditional grid street pattern. (This does however provide for some additional length of street.) We want to draw the existing neighborhood into this community. Our plan is to do this by creating an easterly pedestrian gateway to the Community Center, Little League Fields and Community Pool. While these plans are still being formulated, our plan is to create a parkway effect along the east/west road that enters the site from Zane. The plan would include site monumentation at the entry with significant landscaping. We would also construct sidewalks along both sides of this street along with additional ornamental trees. This would then lead into a 25 foot wide corridor leading into the park. Again we would expect that this walkway would be heavily landscaped. We are also exploring different types of decorative hard surfaces for this walkway along with some other type of amenities such as benches. - While I know you are aware of this, the Commission may not be, several of the fences from the park encroach on this site. While we believe we could have required all of these fences to be moved, we have agreed to allow to remain in place the ball field fence that crosses the northwest corner of the site. Again this is in keeping with our goal of integrating this community into the existing neighborhood. Finally, I would like to address why we believe this proposal qualifies for treatment as a P.U.D. Section 515.49 of your zoning code states that one purpose of a P.U.D. is to address different types of residential uses. In this instance there will only be one use. However this one use is being utilized to meet different goals. Detached villa housing we believe, utilizes the best of both townhome living and single family living. Because of its townhome character it requires greater density than standard single family. In this application though, we are also proposing larger lots which are closer in width to the existing abutting homes in order to create a transition. Thus we have lots varying in width from 40 feet to 60 feet. I would respectfully suggest that this constitutes a combination of varying types of residential uses. 2. Section 515.32, subd. 1, (a) of your code states a P.U.D. is to be used to provide "flexibility in land development and redevelopment in order to utilize new techniques of building design, construction and land development." While it is becoming more common place, detached villas are still a relatively new housing product. It combines the maintenance free lifestyle and affordability of townhome living with the privacy and identity of a single family residence. While we cannot prevent anyone from buying one of these homes to rent out, it is our experience that this is less likely to happen than in a townhome development and the likelihood of a purchaser buying one of the villa homes to rent out is about the same as it is for any other single family home. Another unique feature of this application is the inclusion of a community wide sprinkler system and an association for landscaping maintenance These are normally features of townhome living. However again to be able to provide this feature at an affordable cost, lot configurations are required that do not comply with standard zoning classifications. It has been my experience that in most cities the only zoning classification that provides this flexibility is a P.U.D. In consideration for this flexibility, we acknowledge that any approvals would include some general design standards for the housing to be constructed. This of course provides some real protection to the city and the neighbors in that they can be confident that they know what type of housing will be built and that the standards cannot be changed without City approval. 3. Section 515.52, subd. 1, (b) provides that another purpose of a P.U.D. is to encourage "housing affordable to all income groups". We are not for a moment suggesting that the villa homes will meet the affordability requirements for low income families However, as strange as it may sound, homes starting in the low $130's are increasingly becoming homes that the first time home buyer will consider. In addition, we believe that a portion of our buyers will be current Crystal families who either are interested in a newer home or are attracted to the maintenance free lifestyle. In order to attract this buyer, the builder needs to make sure that his product is priced at a price point consistent with existing homes in the neighborhood. As you are well aware, the challenge in meeting this objective is the high price that the seller was asking for their property. I realize that a legitimate concern of some members of the Commission and Council may be the feeling that it is not their role to help a buyer who paid a high price for a site. My response to that is that the Seller is a corporation that needed to be paid a high enough price so that they could justify selling the property instead of holding it indefinitely for future growth of the cemetery. I believe that it benefits Crystal to have new housing stock available. The challenge in a fully developed city like Crystal is to find sites to build housing on. In most instances it will require a change in a use and most often will necessitate the buyer paying a higher price for the land. The way the City can then help so that the finished product is affordable is through flexible zoning like the P.U.D. Of course in return, the City needs to make sure the design and construction of the homes is of a high standard and to be confident that the homes will stand the test of time. 4. Finally, Section 515.52, subd. 1, (b) of your zoning code encourages the "preservation of desirable site characteristics and open space..." Obviously the site itself does not have any unique features. It does though, abut your Community Center as well as established neighborhoods. For the reasons stated above we have tried to address these site characteristics through buffering and the creation of a new gateway to your park. We look forward to receiving feed back from both the Planning Commission and the staff when we review with you this concept plan. We are excited about this community and of course we are hopeful that the Commission will share this excitement and will make a favorable recommendation on this concept. In the meantime please feel free to call me with any questions. Sincerely \ L David P. Newman President 6!) I. i7 ' 62.79 CRYSTAL DMMUNITY CENTER ADDITION .P' 4 r` za / ; .99 7413 74 4 5 8T T 0 1�— J a 2/6.5 74 ADD. 9 67- 7.a 4/ 47.' y3 ZWc'.K^ W ti. ►7 :a G7 -Z4 G7.2( 5 V 134.3 13x.5 H 4 S_; Q 7 8 is O n n's9zsEissebs � C «o I Q C ld 4 T 0 1�— J a 2/6.5 74 ADD. 9 67- 7.a 4/ 47.' y3 ZWc'.K^ W ti. ►7 :a G7 -Z4 G7.2( 5 V 134.3 13x.5 6 8-"s 0 Q n NEsr 13286: is O n n's9zsEissebs (4�l°� (41toi �•�Q � 114-48 a 134.E e a4 134.49 Q 0 0 li.o1 W ti. ►7 4 N. 0 47.O N 9� FAIRVIEW 34 AVE. 0 0 Q �4»a� lIi go 30 30 91.58 17.58 Go 0 too 0 0 too 0 40 �•�Q � _ � a V18 i � �2o u ( u -a 'A.16 O Ul N T Q i5 M14 4KI 18 3 T: r V 4.4 7 a �Z 7 -�- 13 Ioou naso: Q SECOND ADDITION GI "k,li^— , EN MEti, AL GARDENS �li75 0 0 li.o1 W ti. ►7 4 N. 0 47.O N 9� .Ism 34 SECOND ADDITION GI "k,li^— , EN MEti, AL GARDENS �li75 0 0 li.o1 W v ►7 4 N. 0 47.O N uj 11 .Ism 34 I}5.o oI 153 0 15 = �4»a� lIi (4- dve 14 (4962111 (4x4i r (496L) G7. a i3 5 IIZA .17, 57._>>_G(I�s+ Z W Q a Q _ i05 .i CC 1 .� W v ►7 4 N. uj 11 .Ism 34 = a 4 15 = � V = 5 = 14 - 6 W 0 i3 5 IIZA ° 7 ° 14 � poi -a 'A.16 O Ul N T Q i5 M14 i T: r V 4.4 7 a �Z 7 -�- 13 /oa • 8 10 of a `9 eeN+� 114L to i • ►I E � a •r, 12 >� W 9 N 0 3 10 9 'n �04s 3019 n1 '21 4 103o lo.48 th --- Q -°AVE. a Q "t (45") a o 4888) M a a (45")° `� a s o S5 70 a 215.5 — -- - ---- --mod ------- AVENUE /33.55 Z. 135.01. 13S.-lb135 /35 67.5 67.5 135 V %.75 11.15 C133.55 20� ' TA— o°) N o of cR n /35_____ 11 1n 1 _ i05 .i CC 1 .� v � uj 11 = 3 = �.. 4 4 15 = = 5 = 14 - 6 W i3 ° 7 ° � poi 'A.16 O Ul N T 0 0 Q i5 "t (45") a o 4888) M a a (45")° `� a s o S5 70 a 215.5 — -- - ---- --mod ------- AVENUE /33.55 Z. 135.01. 13S.-lb135 /35 67.5 67.5 135 V %.75 11.15 C133.55 20� ' TA— o°) N o of cR n /35_____ 11 1n 1 N- � o 10 Som Hc 114 rA1C�•/1/- � 1. - I + LaX--X -L-X- 1 • ( X—X K I It, l /X —X �, X —X—X—x-�X —X coo f` IJ t I ; it r ` j•r w r 1 LJ L'J _ r I rf ant , -�>,, 7o L I, S 0p9, E 49401 ` ` AOfIJ ...�—..' ` 110�s ZANE AVE . F— Y N - — - — -- _- 17 r7l A P\ y x E sr. a =0W A"nw M *.,w ft. E 1/2 a f of G" MWN Mr QQW&M Nw SK t sol dl. N /: i I ^�: m I SRR ,� 1 24 r GOON rm&t IA DOR Tt OOTM 9IRJIM90N A1D fl MPC DNA I AY ULY , PROF— OIOME ut WRIt 7K tMO Of M SEVE O/ WSMM CHEMED MPC I mom P. Carr CRYSTAL PROPERTY THE RANCOR GROUP ..,.....r.. ,.. CRYSTAL. MN SI - Z 30 0 30 100 130 Scale in Feet I OF 1 sw-r Ri - J(Y 98579 1/21/99 c' ,' I I K S. a1 Cw E 1/2 of . aw SK 1/4 d a.. KK 1/4 ci Sir. D I�II°D II'A Iloll :1.4� =`' IiNllw II�'II"'I al I r — I L t F' L -ji_�r--iL-� -t•�ur •rn- •r crrvi_ nv C.-- � 1 .V XX magmaI MRC DNA Mpc PC aerJ® ZANE �-J—T E Yw o! SELriO ADp1KW TO aav lutiw �u¢au� r.+�enocr I rC� �rG_II LM" THE LAM aTKSMaw4 M Yatln A. C4nVion i I .SI I N I I w it 4�6 11 rn I I I If II !i I AVE. N. �--E aw d sr E 1/7 a/ K NS1/I d0. I "1 114 of S-- 0 1 > LA -L I I I i LRRAJE ni ft" oft"IM r CRYSTAL PROPERTY " -To ft:""" " "'" THE RANCOR GROUP slocww ow. on -am 1...--- — I CRYSTAL. MN CHF c si 4.0,w(a) 10 0 30 100 130 AML - Scale in Feet _ _dWW.V*V.Ooot APP& R— - To 1 OF 1 98573 1/21/99 CJ FF --r I L :j C� r Lo J rm I t L — L� CJ i I .SI I N I I w it 4�6 11 rn I I I If II !i I AVE. N. �--E aw d sr E 1/7 a/ K NS1/I d0. I "1 114 of S-- 0 1 > LA -L I I I i LRRAJE ni ft" oft"IM r CRYSTAL PROPERTY " -To ft:""" " "'" THE RANCOR GROUP slocww ow. on -am 1...--- — I CRYSTAL. MN CHF c si 4.0,w(a) 10 0 30 100 130 AML - Scale in Feet _ _dWW.V*V.Ooot APP& R— - To 1 OF 1 98573 1/21/99 M E M O R A N D U M DATE: February 2, 1999 TO: Planning Commission (February 8" meeting - Item C-2) FROM John Sutter, Planner and Redevelopment Coordinator SUBJ.: Concept plan and set a public hearing for consideration of a proposal from Rise, Inc. and John Day Company for construction of a 15,328 sq. ft. light industrial building on property located at 5353 Lakeland Avenue North. Rise, Inc. has submitted a site concept for preliminary review by staff and the Planning Commission. The proposal is for a 15,328 sq. ft. light industrial building to be located at 5353 Lakeland Avenue North, on property presently owned by the John Day Company. Rise, Inc. is a non-profit corporation that provides employment and services for people with developmental disabilities. The proposed building would have a combination of work areas, storage and loading areas, offices and physical therapy rooms. The proposed use is somewhat unique in that it blends office, service and light industrial space in a single building. However, the operation would appear to be a good fit for this site, given the appearance of the proposed building and the mixture of commercial and industrial land uses adjacent to it along the west side of County Road 81. Staff review of the floor plan indicates that 46 parking stalls would be required on the site. However, the applicant's architect has stated that clients and employees would not be using the physical therapy rooms and work areas simultaneously. The parking required by the proposed building would be only 32 stalls based on the uses described by the architect. Because the building could be converted to another use, space on the site to allow an increase to 46 stalls would be required. The site concept shows 34 stalls plus space for 12 future parking stalls along the southerly side of the building. The facility would have two truck loading berths; one facing easterly towards County Road 81 and the other facing the southerly side lot line. Under Crystal City Code 515.11 Subd. 2, each loading berth shall be located with appropriate means of vehicular access to a street or public alley in a manner which will cause the least interference with traffic. Given the lack of dedicated truck turn -around space on the site, trucks would presumably be maneuvering on the adjacent frontage road. The Planning Commission and City Council will have to determine if this is acceptable; in making this determination, the frequency and timing of trucks on the site will need to be evaluated. Staff requests authorization to proceed with a public hearing for Site Plan Review upon receipt of a completed application from the developer. 02-03-1999 12:22PM RE Architects 651 454 4307 P.02 I . I I , i LAKELAND AVENUE `.. :GUT --_..._.. _....-- ...«-,CUT - i PROPERTY LINE 224.0 ;-_.�_ -------...... ■ i � ` da y y j ftJ''�� ^ '��/-Q1'L��. a r-• ..: ..... \ Z—f i 1 M7rXP AVf' { i ia ^Xur4w Lf90• •O•" •. ra•O• ,�a'nG"�Py•fY r:A•.fi9'O' c•i { t �- TlF9iNG1'.: t� I T'a ^_A- O • �� 5' O .' .g o" 6LIeNT CLOP -OFF v 34 PARKING 1 it ............. {,.ON[: GUR9 ■ FUTLM. w i w.�{ ffc t ? 'APi-:t•Yi f .. _..�................ .. _._. ..._.._... .................. ......._ __. ..,.. :rTC�aU. {F� i PIOq• Tcr i !I Q i ;i � TYF. � • ............ UN� GONG. LOADING .{,i�-.T GM+OPY ..... I; E . _ __- ..® ..............�,. .... --�----•®._....._-__. .��___.........._.___�.,..-I ........ STAFF ��11 i i1$,329 75'r ......:............... ..._... _ .............................. x LU •7; .: TIO P V�NIGLP c7 ] t.l't N STORAGE ............... ............. _� �. y1A1N IA GONG I DOCK i `~��'-y-.�'y��'._�,.• I ..T-� _ (! r5 i' �1—'�� __._ it `................ INC .75 - . ............ i I t TOTAL P.02 RISE 3